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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0725-00144
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 138 kV electric Switchyard/Substation on an approximate 20-acre portion of a 640-acre site zoned RX-1 Residence. The proposed project is adjacent to RX-1 Suburban Residence and RH Rural Homestead zones to the west, PAD-45 (Planned Area Development H2K) zone to the north, RH zone to the south, and RH, PAD-45 zones to the east. The existing land uses are vacant. TEP’s Substation Engineering department identified a location southeast of the Interstate 10/Houghton interchange near the 138 kV electrical corridor with enough land for a 9-bay, 18 position breaker-and-a-half substation. The substation will be enclosed with a 10-foot-tall masonry wall typical to other TEP substations and will include natural landscape borders between the facility and adjacent properties. The proposed substation will improve the reliability of TEP’s southeast facilities by providing a highly networked substation in the region. The proposed substation will provide additional connections for both existing and future developments. The project will provide additional connections to accommodate new 138/13.8 kV distribution transformers, which will allow additional distribution capacity to unload Vail and Los Reales substations. Additionally: • APN 305030090 of approximately 640 acres is one-parcel divided by Interstate 10. • The proposed Switchyard is located on southerly portion of I-10 on an approximate 20-acre portion of land that includes a 7.38-acre laydown yard/parking area. • The proposed Switchyard portion is located within the Rincon/Southeast Regional Plan, Map Detail 4. • The north half of APN 305030090 north of I-10, is vacant land located within the Esmond Station Area Plan (ESAP), and the land area is currently zoned PAD-45. • South Houghton Rd is designated within a Major Streets & Routes Overlay as an Arterial Scenic Road. The Rincon/Southeast Regional Plan, Map Detail #4 is mostly undeveloped State Trust lands. The planned land use category is “E” Medium High Intensity Urban within Special Area Policy 1-05 RITA 10-State Trust Land for the project site. The area is affected by high-voltage transmission lines. Special Area 1-05 RITA 10 – State Trust Land provides special policies that supersede Part I Subregional Policies to guide the future development of State Trust Land while promoting orderly and phased growth within the Southlands and attracting major industry and employment generators to the region. The existing RX-1 zone allows for Distribution System, General land uses, subject to Use Specific Standards specified in Unified Development Code (UDC) § 4.9.11.A. 1, .2, .5, .8, .9, .11, .12 and Zoning Examiner Special Exception Procedure, in accordance with Section 3.4.3. The proposed switchyard proposes to comply with all applicable provisions of the Unified Development Code (UDC), specifically Section 4.9.11 – Utilities Use Group, A. Distribution System, including Use-Specific Standards 4.9.11.A.1, .2, .5, .8, .9, .11 and .12. Plan Tucson supports the improvement of the appearance of above-ground utilities and structures throughout the city. The adjacent land area is vacant buffered by I-10 and S Houghton Rd as well as the proposed perimeter wall indicated on the site plan that will enclose the utility equipment. Furthermore, use specific standards called out in the UDC focus on site design and screening and buffering for adjacent properties. Plan Tucson supports government agencies and utility providers to coordinate the planning and development of projects 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 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 area by complementing 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 Preliminary Development Plan (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. • Clearly identify any proposed lot split, lot line reconfiguration, or parcel merger proposed since it appears the switchyard encroaches over parcel lines. 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/spaces, 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 5 Office before the neighborhood meeting. 2. Project shall be scheduled for a Zoning Examiner (ZE) Public Hearing as outlined in UDC section 3.4.3. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0725-00144 • Pre-Application Conference Review v1 • 10603 E I10 TUCSON, AZ 85747: Based on the information provided, TFD has no comments at this time. Please reach out if you have any fire specific questions. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering * | REVIEW COMPLETED | TP-PRE-0725-00144 10603 E I10 Site Engineering Comments are as follows: 1. Please provide a Hydrology Report which includes flowrates for the surrounding washes and show whether the project is encroaching in the Environmental Resource Zone to establish any mitigation required. 2. The 10-ft high site wall will require a structural wall permit. Ryan Insalaco Engineering Associate ryan.insalaco@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 FOR A TEP SWITCHYARD LOCATED AT THE SOUTHEAST CORNER OF INTERSTATE 10 AND HOUGHTON ROAD ACTIVITY NO: TP-PRE-0725-00144 ADDRESS: 10603 E I10 ZONING: RX-1 RESIDENCE ZONE LAND USE: UTILITY SERVICE 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. With the formal submittal include a NPPO or a NPPO Waiver per UDC 7.7. SEE UDC 7.7.3. APPLICABILITY; UDC 7.7.4 NPPO GENERAL PROVISIONS AND STANDARDS; UDC 7.7.4.C. PLAN APPROVAL PRIOR TO PERMITTING; UDC 7.7.4.D. PROFESSIONAL EXPERTISE 7.7.5.C.5; ALSO SEE AM 2-11.3.0 PERMITTED EXCEPTIONS. PDSD will provide the applicant with the NPPO Waiver form upon request if applicable to this site. Any other permitting required by the State of Arizona must be provided to the state and that documentation uploaded with your City of Tucson required NPPO for the site prior to any grading activity. 2. Any shared property lines with a Residence zone requires a 6-foot-tall masonry wall. With the formal submittal, please include the wall where applicable and include the UDC reference: Per Landscape Border and Screening Standards found on Table 7.6.4-1 Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | PDSD TRANSMITTAL TO: Planning & Development Services Department FROM: Fernando Garcia PDSD Site Zoning Review Section PROJECT: Special Exception Land Use Parcel(s): 305-03-0090, 305-01-0110 Zoning: RX-1 TP-PRE-0725-00144 TRANSMITTAL DATE: August 12, 2025 1. These parcels are zoned RX-1. RX-1 allows “Distribution System, General” subject to use-specific standards 4.9.11.A. 1, .2, .5, .8, .9, .11, .12 and a Zoning Examiner Special Exception (ZESE) Procedure. 2. A lot combination will be required of the two subject parcels. 3. Use-specific standard 4.9.11.A.5. states “The use shall not have any service or storage yards”. The submitted plans show a 7.38-acre “laydown yard/parking” area. This is a type of service and storage yard. This is not permitted. A Board of Adjustment variance will be required to request relief from this standard. 4. Use-specific standard 4.9.11.A.8. will require review of any building that is part of the project by a Design Review Board. 5. These parcels are part of an Environmental Resource Zone (ERZ), subject to UDC Article 5.7. If encroachment into the 100-year floodplain occurs, an Environmental Resource Report (ERR) in accordance with UDC 5.7.3.B may be required. Where 100% preservation of critical riparian habitat cannot be accomplished, a Mitigation Plan may be required per UDC 5.7.3.D. 6. In an RX-1 zone, lot coverage is limited to 15% for nonresidential development. Lot coverage includes vehicular use areas and storage areas (including outdoor storage areas). A lot coverage calculation was not provided in the submittal. 7. RX-1 zoning has a maximum permitted height of 30’. The provided plans indicate a structure height of 55’. A Board of Adjustment variance will be required to request relief from this standard. 8. S Houhgton Road is part of the Major Streets & Routes (MS&R) Overlay, with a future right-of-way width of 300’. Show future right-of-way on future plans. 9. S Houhgton Rd is also designated as an Arterial Scenic road, making the subject parcel part of the Scenic Corridor Zone, subject to UDC Article 5.3. 10. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During future review processes, the Site Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. If you have any questions, please contact me at fernando.garcia2@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | No comments |