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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0823-00281
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements | APPROVED | DATE: 8/23/23 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-0823-00281 PROJECT ADDRESS: 4710 E. 29th St/2021 S. Swan Road PARCEL NUMBERS: 131-01-002B EXISTING ZONING & LAND USE: R-1 (COMMERCIAL ZONE), VACANT PROPOSED LAND USE: PAD, COMMERCIAL, OFFICE, RETAIL, RESTAURANT, AND OR LIGHT INDUSTRIAL PROJECT LOCATION & DESCRIPTION: The 27.38 -acre site is currently vacant and was previously part of a rezoning from 2017 that was not effectuated(C9-17-08). The project is located at corner of 29th and Swan Road and currently has the addresses of 4710 East 29th Street and 2021 South Swan Road. Both roadways are classified arterial streets per MS&R. The southern property boundary is adjacent to the Tucson Diversion Channel, Davis Monthan Air Force Base (“DMAFB”) and Aviation Multi-use lane south of the drainageway. Additionally, both transit and bus stop utilize 29th as a route and bus stop location. The applicant is proposing three alternative concepts. All three proposals include a large-scale commercial building over 100k square feet, and the remainder of both concepts provide multiple building pads. The applicant is requesting a rezoning of the parcel from R-1 to PAD. APPLICANT NAME: Mr. Stevens, Bourn Companies, Robin Large, Lazarus & Silvyn PHONE: Not Provided E-MAIL: mstevens@bourncompanies.com, rlarge@lslawaz.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 Land use policy direction for this area is provided by Plan Tucson. The rezoning site is located within an existing neighborhood as identified on the Future Growth Scenario Map of Plan Tucson. Existing neighborhoods are primarily developed and largely built-out residential neighborhoods and commercial districts in which minimal new development and redevelopment is expected in the next several decades. Within existing neighborhoods, Plan Tucson calls for maintaining the character of these neighborhoods, while accommodating some new development and redevelopment and encouraging reinvestment with new services and amenities that contribute further to neighborhood stability. 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: Applicable policies guidelines include: LT1 Integrate land use, transportation, and urban design to achieve an urban form that supports more effective use of resources, mobility options, more aesthetically-pleasing and active public spaces, and sensitivity to historic and natural resources and neighborhood character. LT3 Support development opportunities where: a. Residential, commercial, employment, and recreational uses are located or could be located and integrated. LT28.1 10 Consider special zoning districts , such as Planned Area Development (PAD) or overlay districts, as a way to promote the reuse of historic structures, foster mixed-use activity nodes, pedestrian and transit-oriented development area, and pedestrian-oriented districts in areas suitable for redevelopment or enhancement. LT28.2.4 Support community commercial and office uses located at the intersection of arterial streets, taking into consideration traffic safety and congestion issues. LT28.2.13 Support infill and redevelopment projects that reflect sensitivity to site and neighborhoods, complements adjacent land uses, and enhances the overall function and visual quality of the streets, adjacent properties and the community. SURROUNDING ZONING AND USES: The site is zoned R-1, the adjacent parcels to the north and northwest are C-2, parcels to the south and southwest are R-1, parcels to the east are R-3. Surrounding land uses include multi-family, single family restaurant, commercial storage single-family residential, and automotive services. This area also includes Freedom Park to the east. ANALYSIS: The applicant is proposing to rezone a 27.38 -acre site from R-1 to PAD (Planned Area Development). The proposed uses within the PAD are commercial, office, retail, restaurant, gas station and/or light industrial. The proposed building area is 350,000 sf comprised of one larger 100,000 sf building and 9 or 10 smaller buildings. The Preliminary Development Plans (PDP) J35, J35a & J35b all indicate access to the site from both 29th and Swan road along numerous driveways. No proposed roads within the developed area are shown on the PDP. There is a proposed 36’ PAAL bisecting the parcel from Swan. The building height and use is limited by DMAFB-Noise Control District A and Airport Hazard District. The proposal complies with all AEZ regulations, including the use restrictions (i.e.: no civic assembly or residential uses). Building height and setbacks shall also consider the adjacent residential context. The PDP also shows limited design consideration for the buffering or edge treatment along the eastern property line, adjacent to the residences. Additionally, the turn around lane or cul-de sac used by the multifamily to the east is encroaching on the southeast corner of the subject parcel. To meet Plan Tucson policies, the PAD should emphasize design compatibility aligning with the policy guidelines previous stated. Additionally, the pre-PAD review is required for this rezoning previous to the neighborhood meeting and before the rezoning process can begin. The PAD document submitted to PDSD for pre-PAD review will require a section, Secondary Planning, which discusses the responsibility of the purchasers of the property within the PAD regarding the next level of planning that is required for the property. Secondary Planning should include requirements for vehicular and pedestrian circulation, surface drainage/environmental resources, water, wastewater, trails, and architectural/landscape architectural/green infrastructure, buffering and design guidelines/standards. ADDITIONAL PLAN POLICIES TO CONSIDER: None ADDITIONAL NOTES: Referencing the previous neighborhood meeting minutes and feedback from the previous rezoning effort may identify community concerns, specifically the buffering and edge treatment along the eastern property line. C9-17-08-OCR Previous Land Use Conditions 6. Building height shall not exceed 100 feet. 7. All walls visible from the public right-of-way and/or adjacent to existing residential development, are to be graffiti-resistant and incorporate on (1) or more visually appealing design treatments, such as the use of two (2) or more decorative materials like stucco, tile, stone or brick; a visually interesting design on the wall surface; varied wall alignments (jog, curve, notch, setback ,etc.); and/or trees and shrubs in voids created by wall variations. 8. Six (6) inch wide masonry block or greater shall be used for perimeter walls. 9. All dumpsters, loading zones, and any other outdoor activities shall be located a minimum of 50 feet from the boundary of the residentially zoned property immediately to the east of the rezoning site. Previous Land Use: Land Use Office and Shops |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0823-00281 • Pre-Application Conference Review v1 • 2021 S SWAN RD TUCSON, AZ 85711: 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. Balanced basin detention is required. 2. First flush retention is required. 3. The City of Tucson encourages Low Impact Design (LID) practices for storm water management as defined by the Stormwater Retention Detention Manual. These standards discourage the use of large retention/detention basins and encourage the use of smaller basins and planted bioretention basins throughout the site. The goal is to achieve the same volume of detention while attempting to mimic natural hydrologic processes and increase land available for development. 4. Maximize rainwater harvesting to landscaped areas through the use of curb cuts and flush curbs. Rainwater harvesting can work in tandem with LID practices. 5. The proximity to Pima County Regional Flood Control District managed Tucson Diversion Channel will require all development in the proposed PAD to be reviewed and approved by Pima County Regional Flood Control District. Joshua Garcia joshua.garcia@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: COMMERCIAL CENTER ACTIVITY NO. TP-PRE-0823-00281 ADDRESS/PARCEL: 2021 S SWAN RD/131-01-002B CURRENT ZONING: R-1 PROPOSED ZONING: PAD EXISTING USE: VACANT PARCEL PROPOSED USE: COMMERCIAL CENTER TRANSMITTAL DATE: AUGUST 9, 2023 DUE DATE: AUGUST 23, 2023 COMMENTS: 1. In the development package submittal, a project narrative must be submitted outlining how PAD requirements are to be met 2. There must be a NPPO. An NPPO is required per UDC 7.7.3-B. The NPPO is intended to encourage preservation in place of healthy native plants through sensitive site design that minimizes the disruption of areas within the site containing plants while allowing for salvage and transplantation of plants on the site that are likely to survive. 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. 3. If at all feasible, please reuse some of the mature specimen date palms on site 4. Ensure the required number of trees is in all vehicular parking areas (1 tree: 4 parking spaces) per UDC 7.6.4.B.1. The requirement is 1 tree per 4 parking spaces; trees are expected to be placed within the parking area itself to provide shade on asphalt. 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. Parking diamonds are allowed as long as their square footage equals 34 square feet. Tree canopy can be minimized if the use of photovoltaic shade canopy over the vehicular parking areas is used. 5. If at all feasible, please include a planting palette in the PAD document, this will help with continuity across the PAD as well as speed design and review times. 6. A masonry screen wall at least six (6) feet high shall be constructed along all property lines adjacent to residential zoning or uses – the entire east side of the property in question. 7. Six (6) inch wide masonry block or greater shall be used for all perimeter walls. 8. All walls visible from a public right of way are to be graffiti-resistant and incorporate one (1) or more visually appealing design treatments, such as the use of two (2) or more decorative materials such as stucco, tile, stone, or brick; a visually interesting design on the wall surface; varied wall alignments (jog, curve, notch, setback, etc.) and/or trees and shrubs in voids created by the wall variations. 9. There will need to be a fifteen (15) foot landscape border along the property where it abuts the residential zoning or uses – provided by the applicant. 10. The UDC requires a 10’ street landscape border along S Swan & E 29th St per Table 4.6.4.1. See UDC 7.6.4.C for the landscape border standards. The landscape border should be located entirely on-site, but if necessary, 5’ of it can be located in the right-of-way with approval from the City Engineer per UDC 7.6.4.C.2.c 11. There will need to be retention and detention located on site. See Engineering comments for guidance on this. 12. Maximize rainwater harvesting across the entire site into the landscaped areas. This includes all parking lot trees & landscape borders. 13. A Commercial Rainwater Harvesting Plan is required per The TSM 4-01.3.0. As part of the re-zoning conditions, the applicant should be able to illustrate how water harvesting will meet 60% of the annual landscape water demand, through the use of treatments like flush curbs and basins in the landscape borders. 14. Use of permeable paving system can & should be used adjacent to all Water Harvesting Infiltration Areas (WHIAs) to help achieve the 60% requirement of CRWH Plan, as well as prolong the life of the canopy trees and plants located within the, 15. 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 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://content.civicplus.com/api/assets/03422f27-ffcd-4462-b50f-a9b8ea322d09 With CoT edits to the manual are found at: https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988 |
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| Site Zoning | REVIEW COMPLETED | Rezoning Pre-Submittal Transmittal FROM: Iman Monshizadeh PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0823-00281 Address: 2021 S Swan Rd Existing Zoning: R-1 Proposed Zoning: PAD Existing Use: Vacant Proposed Use: Commercial, office, retail TRANSMITTAL DATE: August 22nd, 2022 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Use specific standards, development standards, and interior setbacks will be based on proposed development standards per PAD document or based on referenced zone based on UDC Standards. 3. Applicable street setbacks: 29th St and Swan Rd will require MS&R setbacks based on current or future property lines. UDC 6.4.5.C.2 4. Setbacks for property boundaries including east property line adjacent to residential zone will be based on the underlying UDC standards 6.3.4 5. Motor vehicle and bicycle parking requirements will be based on proposed development standards per PAD document or based on referenced zone based on UDC Standards. UDC 7.4.4 / 7.4.8 6. Additional comments: a. Parcel is located in a i. Davis-Monthan air force base AEZ noise zone (NCD-A) https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3839 ii. Airport height overlay zone (AEZ) https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3886 7. 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 iman.monshizadeh@tucsonaz.gov |
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| Traffic Engineering Review | REVIEW COMPLETED | DTM Traffic Engineering does not have issue with rezoning and PDP. PDP shows considerable amount of parking. As users of site are identified, DTM will require a Traffic Impact Analysis to be conducted so that necessary right-of-way improvements can be identified (could include right turn lanes, signal improvements, etc. etc.). |