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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0625-00115
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 | The applicant is requesting a Zoning Examiner’s Special Exception Procedure to allow for a new 138kV electric substation on a 1.6 acre lot zoned Residential (R-2). The proposed project is adjacent to R-2 zones on the west and south, NR-1 to the north, and PAD-28 (Banner – University Medical Center PAD) to the east. The existing land uses are UA facilities and parking, and adjacent land uses consist of the North University neighborhood to the west, the Jefferson Park neighborhood to the north, the Banner University Medical Center campus to the east, and an existing 46kV electric substation to the south. As previously stated, this request SR-20-16 went to the Zoning Examiner in 2021 in which the recommendation was denial due to lack of a final approved transmission line route. The applicant is now intending to refile for Special Exception since there is an approved transmission corridor known as Route B4. Route B4 is the combination of Route 4 from Kino to Vine and Route B from Vine to DeMoss Petrie. The substation will replace the existing 46 kV pole with two (2) 138 kV structures. The applicant is asking for relief from 20-foot residential zoning setbacks from the north, south, and east boundaries of the substation and exceed 10-foot wall heights per the UDC to 13.5 feet that would surround the proposed Vine Substation. It should be noted that applicant will need to seek relief for 20-foot residential setbacks and additional wall height through the Board of Adjustment variance process. The variance can occur after the Zoning Examiner has rendered a determination on the Special Exception, and as a condition of the Special Exception. Plan Tucson supports the improvement of the appearance of above-ground utilities and structures throughout the city. The proposed area has an existing 46 kV substation and this project would be replacing that equipment with a new 138 kV substation in order to improve the level of service to businesses and residents in the area. Upon completing the proposed project, the existing 46 kV substation would be decommissioned and removed. The plan also supports 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. The proposed area is on the Banner – University Medical Center campus adjacent to an existing 46 kV substation and is complementary to the level of intensity that already existing on site. The adjacent neighborhood is buffered by Vine Avenue as well as the perimeter wall indicated on the site plan that will enclose the equipment. Furthermore, use specific standards called out in the U.D.C. focus on site design and screening and buffering for adjacent properties. The Design Review Board (DRB) will have to review this project and make recommendations to the Zoning Examiner. Their review will address the architectural style, building elevations, materials on the exterior facades, color scheme, new mechanical equipment locations, lighting of outdoor areas, window locations and types. Screening, landscaping, vehicular use areas, and other contributing design features. Prior to the ZE hearing in 2021 (SE-20-16), the case was heard at the Design Review Board (DRB-21-03). A motion was made to recommend to the Zoning Examiner approval, finding the project in compliance with the design standard set forth in UDC Section 4.9.11.A.8, with the following recommendations: 1) Every attempt should be made to locate existing mature trees for potential preservation on site during the planning, development package review, and construction phases; 2) Plant palette to be revised to include more hardy and more lasting understory plant material varieties; and 3) New trees to be located so they provide as much shade as possible along the sidewalk. The motion was passed by a voice vote of 5-0. Motion passed unanimously. University Area Plan supports government agencies and utility providers to coordinate the planning and development of projects in order to maximize efficiency while minimizing neighborhood disruption. The area plan also encourages government agencies and utility providers to consult with representatives from registered neighborhood associations and Historic District Review Boards in the early stages of project planning to ensure that projects are designed to enhance the character and quality of each neighborhood. The proposed project will have to conduct a neighborhood meeting as well as a public hearing as part of the Zoning Examiner Special Exception process. To fully comply with Plan Tucson, the design of the proposed development must reflect sensitivity to the surrounding neighborhood conditions by complimenting adjacent land uses. The use should also enhance the overall function and visual quality of the street, adjacent properties, and the community. Key comments are as follows: • Identify on the PDP the required 20-foot setbacks from adjacent residential zones around the Distribution System (substation) at time of submittal of the Special Exception. • Provide proposed wall and maximum equipment heights on the PDP at time of submittal of the Special Exception. Key steps with the Special Exception include: 1. Prepare a Design Compatibility Report (DCR); 2. Discuss in the DCR: Land Use Compatibility, Design Compatibility, Drainage/ Grading/ Vegetation/Screening, Vehicular Access/Circulation, and Geotechnical Analysis; and, 3. Prepare a Preliminary Development Plan (PDP) – including, but not limited to, calling out parking analysis, building wall setbacks, and structure heights per the Unified Development Code (UDC). Special Exception process: 1. Hold a Neighborhood Meeting as outlined in Section 3.2.2. of the Unified Development Code. For Special Exception Applications a single neighborhood meeting shall be held. The mailed notice must be mailed at least ten (10) days prior to the date of the meeting and sent by first class mail to property owners within 400 feet of the property, registered neighborhood associations within one (1) mile of proposal, and the Council Ward offices where the project is located. In addition, the following applies: a. The meeting shall take place not more than 60 days prior to the date of the submittal of the application. b. Documentation of the offer to meet and a summary of the meeting must be submitted with the application. c. The meeting must be held at or near the subject site. d. Mailing labels for neighborhood notice will need to be acquired from PDSD. e. Please reach out to Ward 6 Office before the neighborhood meeting. 2. Project shall be scheduled for a Design Review Board (DRB) hearing as outlined in UDC section 2.2.6. 3. Project shall be scheduled for a Zoning Examiner (ZE) Public Hearing as outlined in UDC section 3.4.3. 4. Additionally, project shall be scheduled for Board of Adjustment (BA) hearing as outlined in UDC section 2.2.5, after the ZE decision and prior to submittal of the Development Plan (DP). |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0625-00115 • Pre-Application Conference Review v1 • 1602 N VINE AV TUCSON, AZ 85719: 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 Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: SPECIAL EXCEPTION LAND USE PRE-APPLICATION CONFERENCE: 138 KILOVOLT SUBSTATION PROJECT TUCSON ELECTRIC POWER ACTIVITY NO: TP-PRE-0625-00115 ADDRESS: 1602 N VINE AV ZONING: R-2 RESIDENCE ZONE 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 the Site Landscape and NPPO section to ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS: 1. It appears that a street landscape border is planned along Vine Av. With the submittal of the development package for this site, depress the street landscape border areas for rainwater harvesting. 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. A street landscape border is required along N Vine Av and along N Ring St per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Utility Services along MS&R and non-MS&R requires a 10’ street landscape border. If it is determined that this standard cannot be met due to the nature of the development, then a variance to the UDC site landscape requirements is a viable alternative. Please reach out to Mark Castro with PDSD for more information on the variance process. Mark.Castro@tucsonaz.gov 4. DTM review is required for all planting and 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. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning | REVIEW COMPLETED | Special Exception Pre-Submittal Transmittal FROM: Fernando Garcia PDSD Site Zoning Review PROJECT: Rezoning Pre-submittal Meeting; TP-PRE-0824-00182 Address: 1602 N Vine Av, Tucson, AZ Existing Use: Utilities – Distribution System TRANSMITTAL DATE: June 23, 2025 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. A “Utilities Land Use Group – Distribution System” is a permitted use in R-2 zoning subject to a Zoning Examiner Special Exception Procedure and use-specific standards 4.9.11.A.1, .2, .5, .8, .9, .11, .12. 3. Per UDC 6.4.5.C.2.a and use-specific standard 4.9.11.A.1, and A.2, a minimum setback of 20’ is required from the screen/wall to the street property line along N Vine Av, a local street. Per use-specific standards 4.9.11.A.1 and A.2, from the northern and southern property lines, the portion of the eastern property line not adjacent to PAD-28, adjacent to residential zones, the minimum required setback from the screen/wall to the property line is 20’. This is not clearly apparent on the submitted drawings. 4. Per use-specific standard 4.9.11.A.9, the site must be enclosed on all sides with a masonry wall or compact evergreen hedge, not less than six feet, nor more than ten feet, in height. The submitted plans indicate a wall height of 13.5’. Any modifications to the use specific standards will require a Board of Adjustment variance. Reach out to Mark Castro for more information at mark.castro@tucsonaz.gov. 5. 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 fernando.garcia8@tucsonaz.gov. |
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| Traffic Engineering Review | REVIEW COMPLETED | No comments |