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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0624-00141
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: 6/26/24 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-0624-00141 PROJECT ADDRESSES: 4555 S Kolb Rd PARCEL NUMBERS: 136-280-02A, 136-280-06L EXISTING ZONING: SR PROPOSED ZONING: PAD PROPOSED USE: Retail, Food, Automotive, Personal Storage PROJECT DESCRIPTION & LOCATION: This is a request to rezone a vacant 17-acre site from SR Suburban Ranch to PAD to create a commercial/retail development. The proposal includes two concept site plans. One concept features an anchor grocery store, retail, food service, and auto repair. The second has no grocery use, but includes self-storage, RV/Vehicle storage, car wash, and “neighborhood hardware” uses. The parcel is located at the northeast corner of S Kolb Rd and E Irvington Rd, in Ward 4. Kolb Rd is a designated Arterial Gateway route, with a width of 150 feet. The current zone does not allow commercial uses. A rezoning to PAD is proposed to entitle a variety of uses for future development, as no end-users have been currently identified. Land use policy direction for this site is provided by Plan Tucson and the South Pantano Area Plan, Subarea 1. The site is partially located within the Noise Control Districts NCD-A and NCD-B due to its proximity to Davis Monthan Air Force Base. The proposed uses are unaffected by the restrictions of these overlay areas. APPLICANT NAME: Keri Silvyn, of Lazarus & Silvyn, P.C. PHONE: 520-270-7099 E-MAIL ksilvyn@lslawaz.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 1 DESIGN COMPATIBILITY + COMMUNITY INPUT 0 ENVIRONMENTAL RESOURCE REPORT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson, the South Pantano Area Plan, Subarea 1, and the Groves Neighborhood Plan PLAN AMENDMENT NOT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson The site lies within the Existing Neighborhoods building block in the Future Growth Scenario Map in Plan Tucson. Existing Neighborhoods are primarily developed and largely built-out residential neighborhoods and commercial districts in which minimal new development and redevelopment is expected in the next several decades. The goal is to maintain the character of these neighborhoods, while accommodating some new development and redevelopment and encouraging reinvestment and new services and amenities that contribute further to neighborhood stability. Plan Tucson also provides the following policies related to the proposed rezoning: LT9 Locate housing, employment, retail, and services in proximity to each other to allow easy access between uses and reduce dependence on the car. LT.28.2.4 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. LT28.2.12 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. South Pantano Area Plan The site is within the boundaries of the South Pantano Area Plan, Subarea 1. The goal of the Plan is to provide guidelines for proposed development, protect existing development, and to create a sense of community within established neighborhoods. The Plan’s goals are supported by the following applicable commercial goals and policies: • Commercially zoned land in the South Pantano Area is located along major streets. The majority of the intersections north of Escalante Road are zoned for commercial use. To avoid an imbalance and to ensure the availability of this type of land, requests to rezone properties for commercial use will be reviewed on a case-by-case basis with regard to best serving the needs of area residents. Vacant, commercially zoned property is further addressed in Subareas 3, 4, and 5. Commercial Sub-goal: • Provide for the commercial needs of the area. Commercial Policies – 1. Promote commercial developments at appropriate locations in the area. Implementation Techniques: A. Locate commercial uses at the intersection of major streets. Regional, community, and neighborhood level commercial uses should be located at the intersection of arterial streets. Neighborhood and community level commercial uses may also be appropriate at the intersection of arterial and collector streets, if carefully integrated with surrounding uses. B. Require appropriate design elements (fences, walls, vegetation, etc.) during the rezoning and development review process when locating commercial uses in proximity to established neighborhoods. C. Rezoning to commercial uses should be based on all of the following: i. The site is located on an arterial street; ii. The proposed use is integrated with other adjacent commercial uses; iii. Access is only to collector or arterial streets; iv. All required parking and circulation is provided on site. D. Commercial development proposed near drainageways, washes, or rivers must be in compliance with floodplain regulations. 2. Discourage the extension of strip commercial as a pattern of development. Implementation Techniques: A. Ensure future commercial developments be: i. Restricted to a limited number of access points; ii. Integrated with adjacent commercial development; and iii. Designed to be compatible with adjacent residential uses. B. Consolidate commercial developments at major street intersections to encourage “one-stop shopping.” South Pantano Area Plan, Subarea 1 Profile: This area is a 15-acre triangular parcel located at the northeast corner of Kolb and Irvington Roads and is separated from the residential area to the east by the Kinnison Wash. It is currently occupied by a privately owned aircraft salvage operation (at the time the plan was published. This is no longer the case). This use existed on the parcel in the County when it was annexed by the City and continues as a non-conforming use. Proposed Use: Park Industrial, local commercial or high-density residential use is appropriate on this parcel. However, design of any development should be sensitive to both the adjacent Groves neighborhood east of Kinnison Wash and the proposed residential uses recommended for the vacant parcel to the north (Subarea Two). Groves Neighborhood Plan Objectives: 1. To provide a balanced land use mix, including a variety of residential densities and housing types for a variety of income levels, open space, and commercial uses, meeting the needs of the existing and future residents; 2. To reduce negative environmental impacts from increased urbanization; 3. To provide for adequate public services and facilities to meet the needs of present and future residents and businesses; 4. To provide for a pleasant environment for each land use, buffered where necessary from adjacent incompatible land uses; 5. To provide a variety of safe transportation alternatives; 6. To provide for other social and cultural needs of the residents. Relevant Land Use policies: 1. Rezoning and subdivision should be allowed to proceed on all undeveloped parcels within the Groves (Section 32, Tl4S, Rl5E), with building permit issuance being conditional upon adequate sewer availability, consistent with existing sewer policy. 3. Recommend a mix of residential type of development on the 98 acres of vacant State Trust land. Development design criteria for this parcel is specified in Subarea Two of the South Pantano Area Plan. 5. Industrial use should be phased out from the triangular parcel at Kolb and Irvington. SURROUNDING ZONING AND USES: The adjacent zone to the east across Kinnison Wash is R-2 Residential. The vacant parcels to the north are also zoned SR Suburban Ranch. The parcels west and south, across Kolb Road and Irvington Road, respectively, are zoned SR Suburban Ranch. Surrounding land uses include: Olive Grove residential subdivision to the east, and undeveloped land to the north. The land to the west and south is used for aircraft storage on Davis Monthan Air Force Base. ANALYSIS: This presubmittal application follows an original presubmittal held on 17 March, 2023. The applicant was encouraged to develop a more refined development concept. The rezoning to PAD as proposed is consistent with Plan policies, and the land uses presented are compatible with the nearby residential uses. The preferred concept features the Anchor Grocery. The Neighborhood Hardware use is also preferred, as both uses provide a needed service for the surrounding neighborhood and are easily reached from the Littletown and La Estancia neighborhoods. The location is also located between the DMAFB Main Gate and the Rita Ranch neighborhood, providing these services to commuters. Kolb Road is a Gateway Route between Tucson and I-10, and there are limited existing grocery or food service options between I-10 and Golf Links Road. The applicant is encouraged to review the guidelines and policies of the South Pantano Area Plan and Grove Neighborhood Plan, especially where they indicate development goals for the subject parcels. Based on the standards listed above from Plan Tucson, the Grove Neighborhood Plan, and the South Pantano Area Plan, a plan amendment will not be required. ADDITIONAL PLAN POLICIES TO CONSIDER: None |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0624-00141 • Pre-Application Conference Review v1 • Kolb & Irvington Pad: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering | REVIEW COMPLETED | 1. Site Engineering has no comments or objections to the proposed plans. Mike Ortiz michael.ortiz@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA PDSD LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: COMMERCIAL MIXED USE DEVELOPMENT ACTIVITY NO: TP-PRE-0624-00141 PARCEL: 13628002A AND 13628006L CURRENT ZONING: SR SUBURBAN RANCH ZONE – GROVES NEIGHBORHOOD PLAN PROPOSED ZONING: NEW PLANNED AREA DEVELOPMENT (PAD) This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants, and water harvesting. 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 Landscape/NPPO to ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO SECTION COMMENTS: 1. An NPPO or an NPPO waiver is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, must be submitted and approved or a request for an exception from the Native Plant Preservation requirements shall be approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Administrative Manual Section 2-11.0.0 prior to Grading Plan approval. 2. A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code requires all new development, or an expansion of greater than 25% of an existing development to submit a landscape plan, UDC 7.6.2. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 3. Provide the required number of trees in all vehicular parking areas (1 tree to 4 parking spaces) per UDC 7.6.4.B.1. Trees are to be distributed evenly throughout the parking area, UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a. 4. Interior landscape borders are required on the property boundaries where commercial is adjacent to residential zoned areas per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. A street landscape border is required S Kolb Rd per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. See additional requirements in the next sections: Gateway Corridor Zone and Scenic Route Buffer Area. 6. UDC 5.5 GATEWAY CORRIDOR ZONE (GCZ) - 5.5.1. PURPOSE The purpose of this overlay zone is to implement policies in the City ’s General Plan, the Regional Transportation Plan, and the Air Quality Plan, with specific emphasis on the Major Streets and Routes (MS&R) Plan . The MS&R Plan projects the future arterial and collector street needs of the community and is a tool to implement the development of a safe and efficient street system and the design of all land uses serviced by that system, while assuring the economic viability of new and expanding land uses and the continued economic stability of the community. These goals are achieved by providing for the visual improvement of major streets and routes designated as Gateway Routes by implementing standards for the design and landscaping of the roadway and adjacent development, thereby providing: A. A favorable visual impression of Tucson to tourists and visitors at entry points to the city and on routes leading to major recreation attractions. B. Enhancement of the built environment along routes of important commercial development; C. Incentives for private investment and economic development by providing an attractive streetscape. D. Aesthetic buffering through the implementation of screening or siting of developmental elements that are incompatible with the urban character of adjacent uses. E. The improvement and use of the pedestrian environment along major transit routes. F. Some measure of air quality control by requiring landscaping with live vegetation to assist in purifying the air of carbon dioxide through oxygenation and dilution. 7. UDC 5.3.4. SCENIC ROUTE BUFFER AREA A. Requirement: 1. A buffer area 30 feet wide, adjacent to the MS&R future right-of-way line, is required and shall be preserved and maintained in its natural state. 2. No development or improvements shall occur in a Scenic Route buffer area except as provided in Section 5.3.4.C, Permitted Improvements; (See Figure 5.3-B.). 3. The buffer area shall be restored as closely to its natural state as possible in areas where public safety or the delivery of public services precludes preservation of existing vegetation. 4. The buffer area is in lieu of the landscape border required along street frontages under Section 7.6, Landscaping and Screening Standards. Figure 5.3-B: Preservation and Reestablishment of Vegetation Adjacent to Scenic Route. B. Measurement of the Scenic Routes Buffer Area: 1. The Scenic Routes buffer area is measured from the future MS&R right-of-way, except as follows- 2. Exception: Where the MS&R roadway design includes installation of a sidewalk, pedestrian way, or bike path, the buffer may be measured from the MS&R projected back of the sidewalk, pedestrian way, or bike path if the buffer does not encroach more than ten feet into the future MS&R right-of-way with the written permission of the City of Tucson Department of Transportation. The use of the MS&R right-of-way is permitted only if the area can be landscaped. The following improvements are permitted in the Scenic Routes buffer area: C. Permitted Improvements: 1. Driveways or access lanes, if their area does not exceed 20% of the Scenic Routes Buffer Area (Buffer Area). In this instance, the width of the Buffer Area is 30 feet in accordance with Section 5.3.4.A.1. For the purposes here, the Buffer Area is calculated as follows: Multiply the distance of the property’s frontage along the Scenic Route measured at the MS&R right-of-way line by 30 feet. If, due to topographical or engineering constraints, the driveway or access lane exceeds 20% of the Buffer Area, the width of the Buffer Area shall be increased to accommodate the square footage resulting from the following calculation: (Distance of the frontage along the Scenic Route measured at the MS&R right-of-way line - total width of driveways or access lanes) x 24 feet = Required Buffer Area in square feet. Specific sign types may also be placed in the Scenic Routes buffer area in accordance with Article 7A.11.3 Scenic Corridor Zone (SCZ) District. 2. Trenching for the placement of utility lines, if the area is revegetated in accordance with Section 5.3.4.D, Revegetation of Site. 3. An area not larger than 18 square feet and not exceeding 30 inches in height per lot or parcel for the placement of utility transformers, pedestals, and service meters and hookups for utilities. 4. Selected vegetation may be removed when the Department of Transportation determines that removal is necessary for public safety if the removed plants are replaced with native vegetation. D. Revegetation of Site: 1. Any portion of the Scenic Route buffer area and the MS&R right-of-way disturbed by development activity shall be revegetated with native vegetation. 2. Within the SCZ, excluding the Scenic Routes buffer area, all disturbed areas on the site that are visible from the Scenic Route and are not covered by permanent improvements shall be revegetated with native plants, plants from the Drought Tolerant Plant List, or a combination of both. 3. In areas not visible from the Scenic Corridor Zone , vegetation may consist of native plants indigenous to the site or drought tolerant plant material. Oasis area landscaping material may also be planted within this area at the levels permitted by the landscaping ordinance. 8. DTM approval is required for all planting or irrigation in the ROW prior to the approval of the development package. Reach out to David Marhefka (David.marhefka@tucsonaz.gov) if necessary for this project. 9. 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. 10. 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 is required. 11. 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. 12. Maximize the rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area. 13. The Commercial Rainwater Harvesting Plan must utilize the Site Water Budget. See TSM 4-01.0.0 Exhibit A. The Site Water Budget is how the Water Department tracks the irrigation water use on-site, not first flush retention volume charts. 14. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | Rezoning Pre-Submittal Transmittal FROM: Nicholas Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0624-00141 Parcel(s): 13628002A, 13628006L Existing Zoning: SR Proposed Zoning: PAD Existing Use: Vacant Proposed Use: PAD TRANSMITTAL DATE: July 31, 2024 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package, and 2-03 -PDP. Please ensure the next submittal has all the standards addressed here: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8416 2. Perimeter yard setbacks: (UDC TABLE 6.3-4.A) The site is adjacent to residential uses to the North and to the East 3. Applicable street setbacks: per 6.4.5.C.2 of the UDC. 4. Additional comments: a. The site is in the Gateway Corridor Zone: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3522 b. The site is in the AIRPORT LAND USE OVERLAY ZONE 3 c. The site is in the DM AFB Noise Control District NCD-A: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3668#JD_UDCSec.5.6.6 d. The site is within the AEZ Noise District: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3574 5. Please note that this review was done retroactively. Please contact me for further information. 6. 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 | DTM Traffic Engineering does not object to the rezoning or development of this property. As the PAD moves along in the process and potential uses are identified, a Traffic Impact Analysis (TIA) will need to be completed in order to document the effects of the development on the surrounding roadway network. This TIA should document existing conditions, anticipated trip generation, future operations, and make any recommendations for improvements on Kolb or at the Kolb/Irvington traffic signal that are necessitated by the project. |