Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-0626-00124
Review Name: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
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| Entitlements * | REVIEW COMPLETED | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 6/24/2026 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-0626-00124 – Chirco RV Storage PROJECT ADDRESSES: 9101 E 22ND ST PARCEL NUMBERS: 13403044A EXISTING ZONING: C-1 COMMERCIAL, SR SUBURBAN RANCH EXISTING USE: MAJOR AUTOMOTIVE SERVICE/REPAIR, VACANT PROPOSED ZONING: C-2 COMMERCIAL PROPOSED USE: Personal Storage PROJECT DESCRIPTION & LOCATION: The applicant is requesting feedback on a proposal to rezone their property at 9101 E 22nd St from C-1 and SR to C-2 for the development of a RV/Boat Personal Storage facility. The existing auto shop is a nonconforming use, the rezoning to C-2 also brings this facility into conformance with allowed uses in the commercial zone. The project is located in the Neighborhood Centers and Corridors building block of Plan Tucson, and the Pantano East Area Plan. The proposal would retain the existing service center, convert an existing house into an office and caretaker’s quarters, and develop the personal storage lot across the remainder of the approximately 5.6-acre area across three parcels. APPLICANT NAME: Robin Large, Lazarus & Silvyn E-MAIL: rlarge@lslawaz.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND EDMOND STATION AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 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 Applicable Plan Policies: Plan Tucson: The Plan Tucson Future Growth Scenario Map illustrates different building blocks within the city that have specific policies to promote future growth opportunities. Part of the proposed development lies within the Neighborhood Centers and Corridors building block of the Plan Tucson Future Growth Scenario Map. This building block features low intensity commercial uses in otherwise predominantly residential areas located along collectors and some arterial roads to benefit the surrounding and adjacent neighborhoods. The majority of the site is within the Neighborhoods Building Block. Typical commercial types in this block are neighborhood-serving, small professional offices or childcare centers. This building block encourages complete communities catering to dynamic and diverse populations, with development that maintains a neighborhood feel that contributes to neighborhood stability. Pantano East Area Plan: This Plan requires rezonings for commercial use to be based on: i. The demonstrated need for commercial zoned land in the area; ii. The site is located on an arterial street; iii. The proposed use is integrated with other adjacent commercial uses; iv. The adjacent uses are adequately buffered. Analysis: Some elements of the proposal are aligned with Plan Tucson goals for the Neighborhood Centers and Corridors building block. The Plan encourages commercial development which benefits the surrounding and adjacent neighborhoods, and provides examples along the South 12th Ave corridor and the intersection of 6th Ave and 7th St. These areas feature a mix of commercial uses including food service, bar, personal service, and retail stores developed at the neighborhood scale. They generate foot traffic and encourage multiple stops by locating different business types in close proximity. The width of the proposed storage facility is 500 feet, does nothing to generate foot traffic or foster an active urban environment. In contrast, a 500-foot stretch of 6th Ave features over a dozen businesses of different types, including personal service, office, retail, food service, artisan manufacturing and alcoholic beverage sales in one neighborhood. Self-Storage facilities do not typically create opportunities for neighborhood-scale commercial activity or maintain a neighborhood feel. While the proposed Self-Storage Facility may not be supported by Plan guidance, the existing Service Center does seem to generate a lively neighborhood environment by regularly hosting automotive meetup events such as car shows. The use seems to be compatible with surrounding neighborhoods – there are no code violations which would indicate any friction between the business and surrounding community. Typical friction points for service centers and nearby residential tend to be around noise and outdoor storage, but neither is apparent at this location. The Pantano East Area Plan and Plan Tucson both generally support the continuation and even minor expansion of this use, and a rezoning to C-2 for this business may be supported by plan policy provided adequate measures to maintain compatibility with surrounding neighborhoods are in place. This is further supported by the approved and expired rezoning C9-06-04, which authorized a rezoning to C-2 for a project of that scope in June 2006. The project should demonstrate sensitivity to the adjacent SR zone and the existing low-density residential uses located there, although a pattern of increasing use intensity in the area would suggest that this land will also be rezoned in the future for a use intensity more aligned with new development along 22nd and Old Spanish Trail. A rezoning to C-2 to allow an expansion of the Automotive Minor Service and Repair may be supported depending on design. The Self-Storage Facility would not be supported by Plan Tucson development goals for this location – a revised proposal featuring a mix of commercial uses that encourage neighborhood-scale commercial activity would be supported by Plan policy. Personal Storage as a use additional to neighborhood-scale commercial activity along the area could be supported if it provides reasonable compatibility with existing uses. A plan amendment is not required to proceed as proposed. ADDITIONAL NOTES: None. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0626-00124 • Pre-Application Conference Entitlements Review v1 • 9101 E 22ND ST TUCSON, AZ 85710: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | 21st steet will be required to be paved along street frontage, a private improvement agreement (PIA) will be required with DTM. Onsite manuervubility for residential home on 22nd st will be required. 22nd st widening project improvements will be required to be shown on plans. Contact DTM PM Arturo Ledesma at arturo.ledesma@tucsonaz.gov for coordination. |
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| Site Engineering * | REVIEW COMPLETED | 1. Robb Wash crosses the proposed site and runs along the northern boundary. Robb wash is a W.A.S.H. ordinance wash and this site will need to show compliance with COT code sec 29 article VIII. 2. The site is in a balanced basin and will be required at the time of development to demonstrate balanced basin detention and first flush retention. 3. A grading plan and SWPPP will also be required at time of development. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: REZONE TO C-2 TO PERMIT AUTOMOTIVE REPAIR USE AND RV/BOAT STORAGE FACILITY ACTIVITY NO: TP-PRE-0626-00124 ADDRESS: 9101 E 22ND ST ZONING: COMMERCIAL ZONE (C-1) LAND USE: RV/BOAT STORAGE FACILITY 6.17.2026 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/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING. SITE LANDSCAPE/NPPO COMMENTS 1. No concerns with this rezoning application. 2. It appears that the existing and proposed will be functioning as one site. At Development Package submittal, the entire site will need to adhere to all commercial site landscape standards including Native Plant Preservation; Landscape Borders; Parking Lot Canopy Trees and Commercial Rainwater Harvesting. Thank you. Chad Keller, PLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Entitlements Pre-Application Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-0626-00124 (9101 E 22ND ST TUCSON, AZ 85710) Address: Parcel(s): 134030460, 134030450, 13403044A Existing Zoning: C-1, SR Proposed Zoning: C-2 Existing Use: Commercial – Automotive – Major Service and Repair, and Vacant Proposed Use: Storage – Personal Storage, and Commercial – Automotive – Major Service and Repair TRANSMITTAL DATE: June 24, 2026 COMMENTS: 1. COMMENT: Formal submittal with require compliance with Administrative Manual 2-06 – DEVELOPMENT PACKAGE (TENTATIVE PLAT AND SITE PLANS). Zoning will review the DP for substantial conformance with the approved PDP. 2. COMMENT: The proposed zoning is C-2 and the proposed uses are Commercial – Automotive Service and Repair, and Storage – Personal Storage, which are permitted in the C-2 zone, subject to UDC 4.9.13.E and 4.9.10.C.3 & .6 (UDC Table 4.8-4). 3. COMMENT: Per UDC 4.9.10.C.3 – all walls or doors visible from adjacent streets and residential properties shall be surfaced with a non-reflective material. 4. COMMENT: Per UDC 4.9.10.C.6 – The facility’s exterior façade visible from adjoining residential properties or street frontage shall be earth tone in color and of masonry, stucco, or similar materials. 5. COMMENT: A lot combination processed by Pima County Assessors will be required, access the form here - https://www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf 6. COMMENT: Clarify the height of the proposed perimeter wall. Per UDC 6.6.2.I – the maximum height of a all or fence within a perimeter yard shall be six feet; however, the wall or fence may be higher than six feet, but no higher than ten feet, if at least 75% of the area above six feet in height is left unobstructed and open through use of architectural elements such as arches, columns or wrought iron. 7. COMMENT: 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 Loran.Shamis@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | No traffic concerns. New auto storage use will generate very few new trips to/from the site. Other auto repair use stays the same in size and scope. | |||
| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no comments on the proposed development. If any new domestic water, irrigation water, or fire water services are needed to serve this proposed development, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov. The above comments are based on the limited preliminary information provided by the applicant and should not be construed as a complete review of the proposal. Any questions, comments or concerns about these comments may be directed to Abdullah Salman (Project Manager) at Abdullah.Salman@tucsonaz.gov. |