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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0523-00226
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
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| Entitlements | REVIEW COMPLETED | DATE: 6/28/23 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-0523-00226 PROJECT ADDRESS: 3237 E Fort Lowell Rd PARCEL NUMBERS: 111-03-209A & 111-03-212B EXISTING ZONING & LAND USE: 0-3 (NON-CONFORMING USE, COMMERCIAL SERVICES USE GROUP - CONSTRUCTION SERVICES LAND USE CLASS) PROPOSED ZONING & LAND USE: 0-3 (NON-CONFORMING USE, WHOLESALING USE GROUP - BUSINESS SUPPLY & EQUIPMENT WHOLESALING LAND USE CLASS, AND RETAIL TRADE USE GROUP – LAND USE CLASS NOT SPECIFIED) PROJECT DESCRIPTION & LOCATION: Applicant is proposing a substitution of an existing nonconforming use with a use from a different land use class in 0-3 zoning, per UDC Section 9.2.4. This request will require a Zoning Examiner Special Exception Procedure, in accordance with UDC Section 3.4.3. The proposal to replace the existing non-conforming Construction Services Land Use with Business Supply and Equipment Wholesaling Land Use on the existing 2.47-acre site includes: a) Utilization of the existing structures, existing access points from Fort Lowell Rd. and Edith Bl., parking spaces, loading area and trash container; b)14,070 sf for “Wholesale Operations” and 5,650 sf for “Retail Operations”; c) Existing perimeter wall on all sides to remain. Preliminary site plan does not identify existing or proposed landscaping materials. The existing Construction Service Land Use is allowed by right in C-2 zones, which is the most restrictive zoning. Business Supply and Equipment Wholesaling use are also permitted in C-2 with specific standards. The site is located at the northwest corner of East Fort Lowell Road and North Edith Boulevard, about 968 feet from Country Club Road, in Ward 3. Fort Lowell Road is a designated arterial street in the Major Streets and Routes (MS&R) Plan, with a planned width of 100 feet. The proposal will be reviewed in compliance with both Plan Tucson and the North Side Area Plan, Subarea 5. APPLICANT NAME: Glenn Moyer, WLB Group PHONE: 520-881-7480 E-MAIL: gmoyer@wlbgroup.com Plan Amendment 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson and the North Side Area Plan, Subarea 5 PLAN AMENDMENT TO BE CONFIRMED LATER, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson Plan policy is provided by Plan Tucson, which identifies the site in the contains the following policies related to the proposed non-conforming use substitution use from a different land use class: LT28.1.7 Preserve and strengthen the distinctive physical character and identity of individual neighborhoods and commercial districts in the community. LT28.1.18 Support the development and management of healthy and attractive urban vegetation. LT28.2.12 Support environmentally sensitive design that protects the integrity of existing neighborhoods, complements adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community. Development Review for Existing Neighborhoods: LT28.2.4 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. LT28.2.13 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. LT28.2.14 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Development Review for Mixed-use Centers: LT28.5.8 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. LT28.5.9 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Northside Area Plan, Subarea 5 The subject site is within the Northside Area Plan, within Subarea 5. The purpose of the Plan is to guide future development while protecting and enhancing existing uses while mitigating any negative effects. The applicable goals of the Plan, which are designed to be used with the Plan’s General Design and Buffering Guidelines are: • Encourage a mix of residential and nonresidential land uses at appropriate locations, while protecting the integrity of existing neighborhoods. • Protect existing and future residential neighborhoods from non-local traffic and roadway improvements, while providing for development of key city-wide transportation corridors. The Plan’s goals are supported by the following applicable subgoals and policies. Nonresidential Subgoal Provide for nonresidential uses in the Northside area that are designed in harmony with adjacent development. Policy 5 –Ensure well-designed nonresidential development by: a. Minimizing the number of vehicular access points. b. Providing common access points and parking, integrated vehicular and pedestrian circulation systems, and other amenities in common with adjacent nonresidential developments. c. Promoting consolidation of abutting parcels for new, nonresidential uses to allow for adequate buffering of adjacent residential development. d. Requiring appropriate design elements and buffering techniques during the rezoning and associated development review processes to ensure the sensitive design of nonresidential developments on established neighborhoods. These elements must be shown on rezoning concept plans and development plans (see General Design and Buffering Policies) General Design Guidelines Intent Statement: The intent of the nonresidential policies is to guide future commercial, office, and industrial development in the Northside area. The policies specify criteria for evaluating appropriate locations for nonresidential uses. This performance standard approach thus provides for a mix of uses along arterial streets, while mitigating any negative effects of conventional strip commercial development. Due to the non-conforming use within a 0-3 zone, the General Design and Buffering Guidelines Section (on pages 25 to 28) may apply to any site improvements. The nonresidential policies apply to the entire Northside area. More specific guidance is detailed by subarea in the Subarea Goals and Policies Section which, in the event of any conflict, the subarea takes precedence over these general policies. SUB AREA 5 – BIGHAMPTON LAND USE POLICY DIRECTION (OUTSIDE OF CORE RESIDENTIAL): The purpose of the Binghampton subarea policies is to maintain the longstanding mixed-use character of the neighborhood while minimizing the impacts of incompatible uses on existing uses. Plan polices are used primarily during the rezoning process and for applicable CDRC reviews. Plan polices also help to formulate staff positions on requests for variances to the Land Use Code. Policies are advisory in the County. In the event that subarea policies conflict with general polices, the subarea policies take precedence. The site is located outside the residential core in the Subarea 5 map. 2. Allow neighborhood and community commercial uses and industrial uses along local streets, provided the following conditions are met: a. Nonresidential use will be located outside the residential core (see Binghampton map). b. New development is designed to conform with the General Design and Buffering policies. c. All parking, loading, and maneuvering can be accommodated on-site. d. Traffic generated can be accommodated on affected streets. e. Adjacent residential uses are buffered by: 1) site design which minimizes the impact of odor, noise, and traffic; and 2) placement of a 5-foot-high wall and 5-foot-wide landscaped strip along edges between lower and higher intensity uses. This strip should include canopy trees placed at intervals which ensure that the canopies will touch at maturity and obtain 50 percent of growth within two growing seasons. Landscaped strip to be placed on the inside of the wall. 3. Retain, relocate, or replace the maximum amount of mature riparian vegetation along Rillito Creek. SURROUNDING ZONING AND USES: The site is zoned 0-3, the properties to the north, west and east of the site are zoned R-3. The property to the south, across from Fort Lowell Rd, is zoned C-1. Surrounding land uses include multi-family residential, duplex, multi-story apartments and repurposed single-family houses as duplexes to the southwest. ANALYSIS: The proposed site plan provides the existing site features, buildings and access points. However, in terms of specific use, the site plan does not clearly specify the type of retail uses proposed on the southern portion of the site and requires additional information to be comprehensively reviewed for compatibility and consistency with land use classes per UDC 9.2.4 and the land use policy direction per the Northside Area Plan. A business narrative is required to review of the proposed new uses. The applicant is encouraged to provide a design compatibility report with an updated site plan, operations narrative (clearly identifying the two proposed land uses), review the General Design Guidelines contained in the Northside Area Plan and integrate them into any site improvements. In addition to loading and unloading areas, the proposed site plan should include any potential outdoor storage, wall heights, vehicle queuing areas, and circulation for refuse collection and emergency vehicles. Details need to be provided on how traffic exiting into Edith will be managed. The design compatibility report should be comprehensively presented at the neighborhood meeting and should demonstrate less or equal neighborhood impact due to the change of use. Based on the standards listed above from both Plan Tucson, Unified Development Code and the Northside Area Plan, and the information presented, a plan amendment is not required. ADDITIONAL PLAN POLICIES TO CONSIDER: None |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0523-00226 • Pre-Application Conference Review v1 • 3237 E FORT LOWELL RD TUCSON, AZ 85716: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 | |||
| Site Engineering | REVIEW COMPLETED | Engineering has no comments for the change of use if there are no site changes proposed. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | Landscape/NPPO has no real concerns or questions on this project based on the information provided. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988 |
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| Site Zoning | REVIEW COMPLETED | Special Exception Pre-Submittal Transmittal FROM: Nicholas Martell PDSD Zoning Review PROJECT: Special Exception Procedure: TP-PRE-0523-00226 Address: 3237 E FORT LOWELL RD Parcel(s): 11103209A, 11103212B Existing Zoning: O-3 Existing Use: Construction Service Proposed Use: Business Equipment Supply and Wholesaling uses TRANSMITTAL DATE: June 27, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Please adhere to the standards in UDC 9.2.4 Substitution with a Use from a Different Land Use Class 3. Proposed use and use-specific standards: Business Equipment Supply and Wholesaling (4.9.13.P) 4. Development standards: 40’ Building Height Max. 5. Perimeter yard setbacks: 10' or ¾(H), whichever is greater. 6. Applicable street setbacks: The front street setback for Fort Lowell RD is 10’ from the property line. Setbacks for local streets (Edith BLVD) are 20’ from the property line. 7. Parking requirements: See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 8. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 9. Additional comments: a. A lot combination or cross access agreement must be executed for this development. b. The process for the special exception is found in section 3.4.3, Zoning Examiner Special Exception Procedure 10. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, a full review will be made by Zoning to assure compliance with the applicable UDC development criteria and Technical Standards. If you have any questions, please contact me at nicholas.martell@tucsonaz.gov. |
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| Traffic Engineering Review | REVIEW COMPLETED | No Comments David Stiffey David.Stiffey@tucsonaz.gov |