Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0724-00170
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 | SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 08/08/24 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-0724-00170 PROJECT ADDRESS: 4342 N. Wegner Ln PARCEL NUMBERS: 104-11-4340, 104-11-4330 EXISTING ZONING & LAND USE: MU (RESIDENCE AND VACANT) PROPOSED ZONING: MU PROPOSED LAND USE: COMMERCIAL STORAGE – AUTOMOTIVE PARKING PROJECT LOCATION & DESCRIPTION: This request is for a special exception of two parcels in a MU zoning district totaling 0.32-acre. The subject parcels uses are vacant and residential. The residential parcel is currently occupied by a manufactured home. This seeks to develop an industrial 6,278 sf building for vehicle storage. The proposal also includes a 948-sf office mezzanine. The proposed building height does not exceed 28’. Commercial storage within the MU Zones is only allowed through a Zoning Examiner Special Exception. The site is located southeast of the West Wetmore Road and North Wegner Lane intersection. An existing CMU wall borders the northern property line and Wetmore Road frontage. APPLICANT NAME: Kevin Perko PHONE: (520)230-0086 E-MAIL: civildesigngrouptucson@gmail.com Plan Amendment :NO PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): WILL DEPEND ON DESIGN DESIGN COMPATIBILITY + COMMUNITY INPUT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson, Catalina Foothills Subregional Plan (CFSP) PLAN AMENDMENT NO, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson The site of the proposed rezoning is covered by Plan Tucson. 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. The proposed development lies within the Mixed-Use Centers building block of the Future Growth Scenario Map. Mixed-Use Centers combine a variety of housing options, retail, services, office, and public gatherings places, located close to each other, providing occupants of the center and the residents and workers in the surrounding neighborhoods with local access to goods and services. Public Transit, bicycles, and walking will get priority in these areas although cars will still play an important role. Existing examples in Tucson include Williams Centre, Gateway Centre, and the bridges. • 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 • LT28.5.1 Support development in or adjacent to existing regional and community-level activity centers that will: (b) Reestablish pedestrian connections in the street network, where they have been lost, adjacent to existing regional and community-level activity centers and neighborhood-scaled activity nodes; (d.) Encourage infilling vacant or underutilized parcels adjacent to existing regional and community – level activity centers. • LT28.5.2 Consider redevelopment, including the demolition of substandard structures, which encourages the assemblage of larger parcels for activity center or node development. • LT28.5.9 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Catalina Foothills Subregional Plan’s purpose is to establish future land use and development direction for areas that are adjacent to the City and have the potential for future City annexation. It is intended to guide future development in the subregion so that environmental quality, scenic resources, and community character are protected and enhanced. The proposed rezoning site is within CFSP but does not fall within any of the CFSP’s land use detail areas. SURROUNDING ZONING AND USES: The site is zoned Mixed Use and is surrounded by Mixed Use zoning. To the south, the subject parcel is abutted by manufactured residential home. To the east and west, the site is abutted by commercial uses (automobile minor service and bank/credit union). The site is bound by W Wetmore Road and N Wegner Lane. W Wetmore Road is classified as a Medium Volume Arterial by Pima County and an Arterial Road by the City of Tucson. N Wegner Lan is classified as a Minor Local Road. ANALYSIS: The proposed building height towards Wetmore is 27’ 8” and 24’ towards the residential property to the south. Vehicle access to the site and building is via two driveways along Wegner Lane, while pedestrian access is available from both Wegner Lane and the public alley. The preliminary development plan indicates 0 parking spaces. More detail regarding parking calculations is required. Additionally, the hours of operation of the commercial storage should reasonably accommodate and not disturb the nearby residential properties. The general plan supports the special exception request for commercial and industrial infill at the proposed location. The site is in an area of transition with higher density commercial uses to the north, west and east and low-density residential uses directly to the south. Per UDC 4.8.9, Commercial and vehicle storage are subject to use specific standards 4.9.5.C.6. Hazardous Material Storage is also permitted as an accessory use to a permitted principal use and must comply with use specific standards 4.9.10 B.1 and 2a. Previous to the neighborhood meeting, the Preliminary Development Plan must indicate the potential use and showcase how any applicable use specific standards are being met. Please clearly indicate access parking, loading areas, landscape areas, setbacks and building heights and hours of operation on the neighborhood outreach materials. Please refer to 2-03.3.0 for format requirements for a formal submittal. Plan support based on concept plan will depend on design and feedback gathered at the neighborhood meeting. More design consideration to ensure sensitive design of nonresidential developments adjacent to established neighborhoods. ADDITIONAL PLAN POLICIES TO CONSIDER: None |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0724-00170 • Pre-Application Conference Review v1 • 4342 N WEGNER LN TUCSON, AZ 85705: 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 | Tucson codes and ordinances can be found online at: https://codelibrary.amlegal.com/codes/tucson/latest/overview The Design Standards for Stormwater Detention and Retention (DSSDR) manual can be found online at: https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf 1. First flush retention and balanced basin detention compliant with sections 2 and 3 of the DSSDR will be required. A drainage report will be required to establish that these requirements are being met. 2. Waste stream calculations and refuse enclosure details are required per TSM Section 8. 3. Provide dimensions and traffic flow arrows for PAALs/access lanes and ensure compliance with UDC 7.4.6. Ensure that setbacks are also satisfied. |
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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: ZONING EXAMINER SPECIAL EXCEPTION REQUEST - NEW COMMERCIAL AND VEHICLE STORAGE BUILDING ACTIVITY NO: TP-PRE-0724-00170 ADDRESS/PARCEL: 4342 N WEGNER LN / 104114340 ZONING: MU MIXED USE 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 Landscape/NPPO to ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO 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. PDSD will provide the applicant with the NPPO Waiver form upon request. 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 south property boundary of the site 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 on N Wegner Ln. and along W Wetmore Rd. per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 6. DTM approval 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. 7. 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. 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 is required. 9. 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. 10. 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. 11. The Commercial Rainwater Harvesting Plan must utilize the Site Water Budget. See TSM 4-01.3.1 Exhibit A. If a copy of the water budget spreadsheet is needed, please reach out to Site Landscape/NPPO and I will provide the spreadsheet. The Site Water Budget is how the Water Department tracks the irrigation water use on-site, not first flush retention volume charts. 12. 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 | Special Exception Pre-Submittal Transmittal FROM: Nick Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0724-00170 Address: 4342 N WEGNER LN Parcel(s): 104114340 Existing Zoning: MU Existing Use: Vacant Proposed Use: Commercial Storage TRANSMITTAL DATE: August 7, 2024 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Commercial Storage is an allowable use in the MU zone subject to a Zoning Examiner Special Exception Procedure per UDC 3.4.3: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1048#JD_UDCSec.3.4.3 3. Development must comply with UDC 4.9.10.A 4. Development standards: a. 30 ft building height UDC TABLE 6.3-7.A b. A two-way access lane or PAAL within a storage use development must be a minimum of 30’. A one-way access lane or PAAL must be a minimum of 20’ (UDC 7.4.6-2) 5. Perimeter yard setbacks: Adjacent to the MU zone – 0’ (UDC 6.3-7.A) 6. Applicable street setbacks: Wegner Lane is a local street, subject to a 20’ setback per UDC 6.4.5-C. 7. The minimum setback requirement for the northern property line, abutting Wetmore Rd is 10 feet from existing or future property line. 8. Parking requirements: See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 9. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 10. Additional comments: a. Ensure access standards found in section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual are met 11. 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 | No comments |