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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0623-00234
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements | REVIEW COMPLETED | DATE: 6/28/23 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-0623-00234 PROJECT ADDRESSES: 6971 E Old Vail Road PARCEL NUMBERS: 141-03-036B EXISTING ZONING: SR PROPOSED ZONING: I-1 PROPOSED USE: Outdoor storage of recreational vehicles PROJECT DESCRIPTION & LOCATION: This is a request to rezone a 4.32-acre site from SR Suburban Ranch to I-1 Industrial, to allow for Commercial Storage land use. The parcel is located on the south side of Valencia Road (a designated County Scenic Route, approximately 1,500 feet west of Kolb Road; Old Vail Road, a local street, bounds the south side of the property. The preliminary development plan proposes a graveled area for the storage of approximately 130 RV vehicles, with a 6-foot high screen and a 10-foot landscape along the north and south property lines, and with vehicular access through the parcel adjacent to the east, zoned I-1, also being developed for the storage of about 145 RVs, providing vehicular access to/from Old Vail Road, a local street, and not included in this rezoning request. The current SR zoning does not allow the proposed land use as shown on the development plan. The request to rezone this area to I-1 would permit this use. Land use policy direction for this site is provided by Plan Tucson and the Rincon/Southeast Subregional Plan. This location is also within the Airport Environs Zone associated with Davis Monthan Air Force Base, and is subject to development restrictions of the AEZ Overlay Area. APPLICABLE PLAN POLICIES: Plan Tucson The site lies in the Port of Tucson Industrial Area building block in the Future Growth Scenario Map in Plan Tucson. Industrial Areas are strategically located for efficient handling of intermodal freight movements. These areas support national and international freight movement through Tucson by connecting existing major regional commercial transportation routes, including railway, major highways, and the airports. Plan Tucson also provides the following policies related to the proposed rezoning: LT7 Use the Future Growth Scenario Map: a. As a general guide for determining the general location of development opportunities, development patterns, and land use and transportation concepts, while also considering area and site-specific issues b. In conjunction with the Guidelines for Development Review for discretionary rezonings, variances, special exceptions, and other land use decisions. LT22 Participate in efforts to develop a coordinated regional, multi-modal transportation system that improves the efficiency, safety, and reliability of transporting people and goods within the region and to destinations outside of the region. LT23 Ensure that proposed land uses comply with all applicable Arizona Revised Statutes with respect to military and airport operations, coordinating with all stakeholders in planning for such uses by amending the Airport Environs Overlay Zone regulations in the event of future changes in mission and/or flight operations. LT25 Promote compatibility of military operations and existing and potential adjacent development by coordinating with all stakeholders in planning for operational changes so that they will not impair existing residential uses in affected areas. Rincon/Southeast Subregional Plan The proposed development is located within the Rincon/Southeast Subregional Plan, which provide the following policy direction: I.A.2.a Applicants for rezonings within this subregion shall submit an Environmental Resource Report prepared in accordance with City of Tucson Development Standard 1-07.0. I.A.2.b The development plan shall be based on the site analysis and implement plan policies through sensitive design and mitigation techniques that respond to site features and to the character of the surrounding neighborhood. I.B As appropriate to the development proposal and site characteristics, policies for natural and cultural resources specified in this section may be applicable. SURROUNDING ZONING AND USES: The adjacent zoning and land use types to the site include: East – Zoned I-1 (Industrial), vacant land also proposed to be developed into RV Storage. South – Zoned Pima County CI-2 (Industrial) across Old Vail Road, a local street. Existing RV Storage yard. West – Zoned Pima County CB-2 (Business/Commercial) and CI-2 (Industrial), vacant land. North – Zoned Pima County CI-2 (Industrial) across Valencia Road, a designated Scenic Route. Vacant land. ANALYSIS: The proposed zoning is consistent with both Plan Tucson and the Rincon/Southeast Regional Plan. The site is in the Davis Monthan Air Force Base Hazard District per the Airport Environs Zone Overlay. Within that area, it is also within DMAFB Noise Control District B, Approach-Departure Corridor 2, Airport Land Use Overlay Zone 3, And Airport Height Overlay Zone 3. None of the restrictions of these overlay or hazard districts impede the development as proposed, but Zoning staff will need to confirm. The requested I-1 zoning and Commercial Storage land use consistent with the restrictions of the DMAFB area restrictions, and compatible with the use types and intensity of surrounding parcels. The rezoning application will need to demonstrate compliance with Plan Tucson policies and the design guidelines and policies of the Rincon/Southeast Subregional Plan. Based on the policy direction provided by Plan Tucson and the Rincon/Southeast Subregional Plan, a plan amendment will not be required at this time. ADDITIONAL PLAN POLICIES TO CONSIDER: None |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0623-00234 • Pre-Application Conference Review v1: Hydrants will need be placed in accordance with IFC 2018, 507.5.1. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 | |||
| Site Engineering | REVIEW COMPLETED | Tucson codes and ordinances can be found online at https://codelibrary.amlegal.com/codes/tucson/latest/overview The Stormwater Retention-Detention Manual can be found online at https://www.tucsonaz.gov/files/pdsd/updated-retention-detention-manual/updated-retention-detention-manual.pdf 1. The vehicular access from the site next door will require a cross-access agreement or a lot combination. 2. Balanced basin detention is required on the site. 3. First flush retention is required on the site. 4. Gravel surfacing can be considered as 50% pervious for purposes of hydrology. A section of porous gravel per 5.9.1 of the retention/detention manual could facilitate retention and help achieve the above detention requirements 5. The City of Tucson encourages Low Impact Design (LID) practices for storm water management as defined by the Stormwater Retention Detention Manual. These standards discourage the use of large retention/detention basins and encourage the use of smaller basins and planted bioretention basins throughout the site. The goal is to achieve the same volume of detention while attempting to mimic natural hydrologic processes and increase land available for development. As a condition of the rezoning, show how the site meets LID practice standards. Pima County's LID software (https://www.pima.gov/1727/Software) is useful as a tool to show compliance with these standards. 6. See DTM comments for any required improvements along Old Vail Rd and McCulloch Dr. Scott Haseman scott.haseman@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: VALENCIA & KOLB RD STORAGE ACTIVITY NO. TP-PRE-0623-00234 ADDRESS/PARCEL: 141-03-036B CURRENT ZONING: SR PROPOSED ZONING: I-1 EXISTING USE: VACANT LAND PARCEL PROPOSED USE: RV STORAGE TRANSMITTAL DATE: June 20th, 2023 DUE DATE: June 27th, 2023 COMMENTS: 1. There must be a NPPO plan. An NPPO plan is required per UDC 7.7.3-B. The NPPO is intended to encourage preservation in place of healthy native plants through sensitive site design that minimizes the disruption of areas within site containing plants while allowing for salvage and transplantation of plants on the site that are likely to survive. A Native Plant Preservation Plan, Section 7.7.4, is required to be submitted and approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Admin. Manual Section 2-11.0.0 prior to Grading Plan approval. 2. The previous approved DP (DP21-0034) used the set-aside method for the NPPP. Please advise on how this will change with the new PDP. 3. A street landscape border will be required along E Valencia & Old Vail Rdper Table 7.6.4-1. Please refer to Section UDC 7.6.4.C for the guidelines on these. 4. All landscape plans shall incorporate water conserving design as defined in UDC Section 7.6.6, Use of Water, and as described in the Technical Standards Manual 5.01-5.11. 5. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. The landscape plan should have spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan. 6. Maximize the rainwater harvesting across the site into the landscape areas, including but not limited to the street landscape borders as well as the tree wells for the required trees for the parking lot. 7. See Engineering Comments for retention and detention guidelines. See TSM Section 4.3.0. 8. A Commercial Rainwater Harvesting plan is required per UDC Technical Standards Manual – Section 4-01.3.0. and Section 5-01.0.0 Landscaping and Screening. Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards for Stormwater Detention and Retention is required. It shall work in conjunction with the Commercial Rainwater Harvesting design. The Commercial Rainwater Harvesting Plan should show that at a minimum, the landscape areas are retaining at least 65% of the required irrigation needs for the plant material. The prior DP (DP21-0034) showed that 64% of the landscape irrigation needs were being met by the grading of the site. 9. LID design standards must be implemented in the retention and detention basin design. See the following for the design guidelines. https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-final-201406-manual.pdf With CoT edits to the manual are found at: https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf 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 | ||||
| Traffic Engineering Review | REVIEW COMPLETED | No Comments David Stiffey David.Stiffey@tucsonaz.gov |