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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0823-00295
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 | DATE: 8/30/23 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-0823-00295 PROJECT ADDRESS: Unaddressed PARCEL NUMBERS: 114-51-200C & 114-51-200B EXISTING ZONING & LAND USE: C-1 (COMMERCIAL ZONE), VACANT PROPOSED ZONING: C-2 PROPOSED LAND USE: AUTOMATIC SELF SERVICE CAR WASH WITH VACUUM BAYS PROJECT LOCATION & DESCRIPTION: The proposal is located on two vacant parcels which total 1.4 acres. The project is located at 400 feet west of Tanque Verde Road and North Bear Canyon Road and currently unaddressed. Both roadways are classified as major local roads and arterial scenic corridors per MS&R. The proposed area is surrounded by developed properties. The southern property boundary line abuts Tanque Verde, while the remainder of the subject area rears into a self-storage facility. Additionally, an express transit route utilizes Tanque Verde. The applicant is proposing an automatic self-service car wash with 17 vacuum stalls. Main vehicular access is provided via two entrances along Tanque Verde. Both entrances indicate “right in, right out” turns and the circulation of the carwash is counterclockwise within the site. APPLICANT NAME: Lexy Wellot, The Planning Center PHONE: Not Provided E-MAIL: lwellot@azplanning.com Plan Amendment YES PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): WILL DEPEND ON DESIGN DESIGN COMPATIBILITY + COMMUNITY INPUT ENVIRONMENTAL RESOURCE REPORT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson, Bear Canyon Neighborhood Plan 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 Mixed Use Center neighborhood as identified on the Future Growth Scenario Map of Plan Tucson. Mixed-use centers combine a variety of housing options, retail, services, office and public gathering 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. 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: LT28.5.7 Support design that protects the integrity of existing neighborhoods, compliments adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community. LT28.5.9 Protect established residential neighborhoods by supporting compatible development. Bear Canyon Neighborhood Plan This subject area is within the Bear Canyon Neighborhood Plan and identified as non-residential use, is located at a commercial intersection or "Neighborhood center" as identified in the plan. The goal of this plan is to provide for commercial development, which is quality designed, services the local area, and is conveniently located. Additionally, the nonresidential sub-goal is to provide for the nonresidential needs (commercial, office, and governmental service uses) of the area. The following implementation techniques are applicable to the subject proposal: Implementation Techniques 1. Locate commercial uses at the intersection of major streets where commercial uses already exist. Neighborhood scale commercial uses should be located at the intersection of arterial streets, if carefully integrated with surrounding uses 3c. The proposed use is integrated with other adjacent commercial uses. 4. Require new nonresidential uses to have ingress-egress exclusively at arterial streets. 7. Utilize low-profile parking lot light fixtures in all new nonresidential development. 8. Encourage the existing, new, and incomplete commercial areas to implement a landscape plan with a mixture of tree sizes to include mature trees and to represent the best practices of landscape. architecture. 10. Maximum building height allowed is two stories, not to exceed 30 feet, or the height limit imposed by the zoning classification affecting the property, whichever is more restrictive. 11. Consider select community commercial uses which are: 11a. Compatible in meeting the retail and service needs of the Bear Canyon area. 11.b.1 Building is located a minimum of 100 feet from the right-of-way line of a scenic route. 11.f Not noise intrusive. 11.g Completely contained within an enclosed and roofed structure. SURROUNDING ZONING AND USES: The site is zoned C-1, the adjacent parcels to the north, south, west, and east are all C-1. Surrounding land uses include multi-family, restaurants, commercial and retail uses, and automotive services. ANALYSIS: The applicant is proposing to rezone a combined 1.4 -acre site from C-1 to C-2. The proposed use is a self-service carwash. The proposed building area is approximately 6,500 sf comprised of one automated drive-thru car wash. The Preliminary Development Plans indicate primary access to the site from Tanque Verde along two driveway entrances. There is also a 90’ structure height setback identified along Tanque Verde. The PDP also includes preliminary sidewalks, landscape, and refuse container areas. Additionally, the subject parcels and surrounding areas functions as fragmented shopping center. The proposal is located at the intersection of major streets where commercial uses already exist. The building height and building location/setbacks are limited by the Bear Canyon Neighborhood Plan. The proposal complies with the scenic corridor setback which is 100’ from right of way line. The building height is limited to 30’ per area plan. The PDP also shows limited design consideration for connectivity to the adjacent commercial along the eastern property line. Due to the nature of outside activities included in a self-serve carwash not completely contained within an enclosed and roof structure and noise intrusiveness of the vacuums, this is proposal is not compliant with the implementation techniques identified in the Bear Canyon Neighborhood Plan. The Bear Canyon Neighborhood Plan seeks to maintain this commercial area as neighborhood commercial. There is also other C-2 zoning nearby for reference (C9-19-02, C9-88-11 & C9-92-25). To fully meet the Bear Canyon Neighborhood Plan implementation techniques, the proposal should provide enclosure and shielding of the outdoor use areas and emphasize design connectivity to the adjacent commercial uses. Additionally, the proposal will be required to meet the height, setbacks and lighting requirements as previously identified. Furthermore, the proposal will need to demonstrate this use meets the retail and service needs of the Bear Canyon Neighborhood. The proposal as presented will require further development of the enclosure of the outdoor areas and/or a plan amendment to the exceptions as identified in the neighborhood plan. ADDITIONAL PLAN POLICIES TO CONSIDER: None |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0823-00295 • Pre-Application Conference Review v1: 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. Critical Basin detention will be required as a condition of rezoning, first flush retention will be required. Please refer to the updated retention/detention manual at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Building-Engineering-Codes#section-3 Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: SELF-SERVE CAR WASH ACTIVITY NO. TP-PRE-0823-00295 ADDRESS/PARCEL: 114-51-200C&114-51-200B ZONING: C-1 PROPOSED ZONING: C-2 CURRENT USE: VACANT PARCELS PROPOSED USE: SELF-SERVE CAR WASH 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 NPPO or 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 E Broadway & S Harrison per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. There will need to be a interior landscape border on the south & west sides 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. 6. See Engineering notes for Retention/Detention. 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. 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. 9. 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. 10. Water harvesting areas shall also be protected from CAR WASH watershed areas. The drainage report shall clearly address this issue and provide proper recommendations as to the appropriate locations for water harvesting. 11. 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 |
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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-0823-00295 Parcel(s): 11451200C, 11451200B Existing Zoning: C-1 Proposed Zoning: C-2 Existing Use: Vacant Proposed Use: Automotive – Minor Service and repair TRANSMITTAL DATE: August 29th, 2022 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: Automotive: Minor Service and Repair Use specific standard 4.9.13.E 3. Development standards: 40 ft building height (Scenic Corridor Zone) 4. Perimeter yard setbacks: Adjacent to C-1 zone 0’ setbacks. UDC TABLE 6.3-4.A 5. Applicable street setbacks: Tanque Verde Rd MS&R Setback 10’ UDC 6.4.5.C.2.a 6. Parking requirements: See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 7. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 8. Additional comments: a. Automotive – Minor Service and repair is permitted in the C-1 zone under a zoning examiner special exception procedure. Use specific standards for this use in the C-1 zone under a special exception are as follows: 4.9.4.F.2, .3, .4, & .5 and 4.9.13.O UDC. b. A lot combination or a copy of a covenant regarding development and use of real property would be required prior to the approval of the development package to allow the use to be developed across the two parcels. 9. 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 comments marked up in Bluebeam session. Driveways appear to be too close to existing driveways on Tanque Verde Rd. This is Presubmittal - any redesign will be at time of Rezoning application/PDP John Beall |