Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0723-00277
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 | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 8/16/23 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-0723-00277 PROJECT ADDRESS: 1201 S. Avenida Polar Tucson PARCEL NUMBERS: 135-020-220 EXISTING ZONING & LAND USE: C-1 (COMMERCIAL ZONE) PROPOSED LAND USE: Minor Service and Repair- Zoning Examiner Special Exception PROJECT DESCRIPTION & LOCATION: Applicant is proposing a “Minor Service and Repair” - 2 bay oil change drive-thru which requires a Zoning Examiner Special Exception. The development proposal includes 2 bay oil change drive-thru, parking and refuse enclosure. The site currently has an existing building and surface lot. The existing southern building wall also extends to shield the vehicle parking area along the southern property line. The proposal identifies this building to be demolished. The site is located at the southeast corner of East 22nd and South Avenida Polar, the site is 0.38 acres. The site about 700 feet east from S. Wilmot Road, in Ward 2. 22nd Street is a designated arterial street in the Major Streets and Routes (MS&R) Plan. A bus stop and route also utilize the 22nd Street frontage. This proposal will be reviewed in compliance with Plan Tucson. APPLICANT NAME: Phillip Spence, Durban Development PHONE: 336-214-9566 E-MAIL: philip.spence@durbandevelopment.com Plan Amendment 0 YES X NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO X WILL DEPEND ON DESIGN X DESIGN COMPATIBILITY + COMMUNITY INPUT 0 ENVIRONMENTAL RESOURCE REPORT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson PLAN AMENDMENT TO BE CONFIRMED LATER, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson Plan Tucson contains a variety of elements that are categorized in four focus areas, including the Social Environment, the Economic Environment, the Natural Environment, and the Built Environment. Each focus area contains specific goals, and each element contains specific policies. Applicable policies guidelines include: LT3. Support development opportunities where: (a) residential, commercial, employment, and recreational uses are located or could be located and integrated. LT28.1.11. Support the retention and expansion of existing business. Development Review for Existing Neighborhoods: LT28.2.5. Support neighborhood commercial and office uses located at the intersection of arterial streets. Arterial and collector streets or collector streets intersections. 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. SURROUNDING ZONING AND USES: The site is zoned C-1, the adjacent parcel to the west is C-2, parcels to the east and north are C-1. The southern parcel is R-1. This area includes Palo Verde Magnet High School. Surrounding land uses include automobile sales, restaurant, single-family residential, and educational institution. ANALYSIS: The Special Exception is a request for a Minor Service and Repair use on the subject parcel, with C-1 commercial zoning. This use is subject to the review procedure per UDC Section 3.4.3 and land use specific standards. The proposed use is an automobile minor service and repair facility with a proposed 1,412 SF building. The preliminary development plan (PDP) indicates the building orientation shields the adjacent residential zoning from the 2 service bays. The service bays measure 9’ by 18’ which is within code requirement. The PDP indicates a 21’ perimeter yard from the adjacent alley which separates the subject parcel from the southern R-1 zoning. This 21’ perimeter yard combined with the 24’ foot vehicle access way provides a 45’ buffer. It is unclear if drainage and landscaping requirements will also be provided in this area. Increased landscaping along the southern portion of the site is recommended to provide additional buffering between this C-1 Special Exception and R-1 Zoning. Retainment or preservation of the southern building wall may provide an additional buffer. For the Zoning Examiner Special Exception, the PDP is required to meet or exceed the intent of land use specific standards: 4.9.4.F.2. - Maximum space permitted for vehicle bays is ten by 25 feet vehicle space size limited to two vehicles. 4.9.4.F.3. - Building orientation must shield the residence from the service bays. 4.9.4.F.4. - Building must shield the residence from building openings within 30 feet from residential zoning boundary. 4.9.4.F.5. - The proposal does not provide auto, washing, or limited self-service. 4.9.13.O. - The proposal must entirely conduct activities within the building. Additionally, the preliminary development plan (PDP) indicates a reconfiguration of the main vehicle access from 22nd to Avenida Polar leading to 5 parking spaces. This reconfiguration abandons 2 curb cuts along 22nd. This primary access reconfiguration will require DTM coordination and approval. Additionally, any impact to the bus stop or bus service will require DTM/Transit coordination and approval. Based on the policies listed above from Plan Tucson, and standards from the Unified Development Code. The proposed use of a minor Service and repair in C-1 meets the Zoning Examiner Special Exception as listed in UDC Sections 4.9.4.F.2-5 and 4.9.13.O. Plan Tucson supports community compatible commercial, infill and and development projects. A plan amendment is not required but more design consideration indicating design capability with the residential use to the south as well as community dialogue with the neighborhood will be required. ADDITIONAL PLAN POLICIES TO CONSIDER: PLAN TUCSON ADDITIONAL NOTES: NA |
|||
| Fire New Construction | REVIEW COMPLETED | TP-PRE-0723-00277 • Pre-Application Conference Review v1 • 1201 S AVENIDA POLAR TUCSON, AZ 85710: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
|||
| Site Engineering | REVIEW COMPLETED | 1. Site Engineering has no comments or objections to the proposed zoning exception Scott Haseman scott.haseman@tucsonaz.gov |
|||
| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PROJECT: TAKE 5 OIL CHANGE ACTIVITY NO. TP-PRE-0723-0277 ADDRESS/PARCEL: 1201 S AVENIDA POLAR/135-02-0220 ZONING: C-1 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 assure compliance with the applicable UDC development criteria and Technical Standards. COMMENTS: 1. There must be a an NPPO waiver. An NPPO is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, is required to be submitted or approved or a request for an exception from the Native Plant Preservation requirements 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. A landscape plan is required per 7.6.2.B.1-b. The Unified Development Code (UDC) 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. Ensure the required number of trees is in all vehicular parking areas (1 tree: 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. There will need to be a street landscape border on S Avenida Polar & E 22nd St per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. See Engineering notes for Retention/Detention. 6. 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. 7. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. Landscape plan should have spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan. 8. 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. 9. 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 and shall work in conjunction with the Commercial Rainwater Harvesting design. Using Low Impact Development design and water harvesting provides critical basin detention and first flush retention for all new development and impervious area. The newly adopted Detention/Retention Manual can be found: 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 |
|||
| Site Zoning | REVIEW COMPLETED | Special Exception Pre-submittal PDSD Zoning Review FROM: Steve Shields; Contract Planner PROJECT: Take-5 Oil Change Facility Address: 1201 S. Avenida Polar Parcel(s): 135-02-0220 Proposed Zoning: C-1 Existing Use: Unknown Proposed Use: Automotive: Minor Service and Repair TRANSMITTAL DATE: July 31, 2023 COMMENTS: 1. The proposed development must comply with Administrative Manual 2-06 – Development Package. 2. 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. 3. The proposed use Automotive: Minor Service and Repair requires a Zoning Examiner Special Exception Procedure, Section 3.4.3 and is subject to Use Specific Standards 4.9.4.F.2, .3, .4, & .5 and 4.9.13.O. 4. The front street perimeter yard setback shown is not correct. Per UDC Article 6.4.5.C.2.a for nonresidential and multifamily development abutting an Arterial or Collector Street the minimum required street perimeter yard is ten feet, as measured from the existing or future property line as determined by the adopted Major Streets and Routes Plan, whichever is greater. 5. The side street perimeter yard setback shown is not correct. Per UDC Article 6.4.5.C.2.b for nonresidential and multifamily development abutting a Local Street: the minimum required street perimeter yard is 20 feet, as measured from the street property line. 6. The rear or south perimeter yard setback shown is not correct. Per UDC TABLE 6.3-4.A: DIMENSIONAL STANDARDS FOR THE C-1, C-2, C-3, OCR-1, & OCR-2 ZONES, C-1 Zone, Nonres Use to Res Zone the required perimeter yard setback is 1 ½ (H) times the = Height of the proposed exterior building wall. 7. Bicycle parking will be required per UDC Table 7.4.8-1: Minimum Required Bicycle Parking Spaces and shall be designed to meet the requirements of UDC Article 7.4.9. 8. Pedestrian access shall be provided meeting all requirements of Technical Standards Manual (TSM) Section 7. If you have any questions, please contact me at nicholas.martell@tucsonaz.gov |
|||
| Traffic Engineering Review | REVIEW COMPLETED | No concerns from DTM Traffic Engineering Division. Low # of trips to be generated, so no negative impacts to surrounding roadway network are anticipated. |