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Plan Review Detail
Review Status: Requires Resubmit
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.2
Plan Number - TP-PRE-0823-00310
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Traffic Engineering Review | REQUIRES RESUBMIT | The ITE Trip Generation Manual estimates that the marijuana dispensary will generate 184 PM peak hour trips. A Traffic Impact Analysis should be conducted to document the development's impacts to the surrounding roadway network. | |||
| Entitlements | REVIEW COMPLETED | DATE: 3/29/2023 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-823-00310 - Marijuana Special Exception – Speedway & Sahuara PROJECT ADDRESSES: 5851 E Speedway Boulevard PARCEL NUMBER: 121-06-001B EXISTING ZONING: C-2 EXISTING USE: Vacant Commercial Space PROPOSED ZONING: C-2 - SPECIAL EXCEPTION PROPOSED USE: Marijuana Dispensary PROJECT DESCRIPTION & LOCATION: The pre-application includes a request for special exception to relocate an existing marijuana dispensary from currently at 8060 E 22nd Street to 5851 E Speedway Blvd. The site is located on the north side of Speedway, on the north-west corner of Speedway Blvd and Sahuara Ave. The applicant seeks a special exception to operate a marijuana dispensary on the site. The existing dispensary on 22nd Street is licensed for dual permitting adult recreational and medical sales. APPLICANT NAME: Aari Ruben E-MAIL: philbaca@yahoo.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND THE ARCADIA ALAMO AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Applicable Plan Policies: The site of the proposed special exception is covered by Plan Tucson and the Arcadia Alamo Area Plan. 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 Corridors building block of the Future Growth Scenario Map. Mixed-Use Corridors provide a higher intensity mix of jobs, services, and housing along major streets. The businesses and residences within these corridors will be served by a mix of high-frequency transit options, as well as pedestrian and bicycle facilities. The following specific strategies apply to the proposed special exception. LT.28.6.6 Support the redevelopment and/or expansion of existing strip commercial development that will improve traffic flow, pedestrian mobility and safety, and streetscape quality when: a. The project stabilizes and enhances the transition edge when adjacent to existing and future residential uses; b. Primary access can be generally provided from a major street; c. Required parking, loading, and maneuvering can be accommodated on site; d. Screening and buffering of adjacent residential properties can be provided on site; e. Adjacent uses can consolidate design elements, where feasible, such as access points, parking, landscaping, and screening; g. Buildings and their associated activities, such as, but not limited to, loading zones and dumpsters, can be oriented away from adjacent residential uses, toward the interior of the site or toward boundaries adjacent to similar uses. LT.28.6.11 Support environmentally sensitive design that protects the integrity of existing neighborhoods, complements adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community. Arcadia-Alamo Area Plan: The purpose of the Arcadia-Alamo Area Plan is to guide future development while protecting and enhancing existing uses. The general goals of the Plan are to: • Preserve and protect the integrity of established low-density neighborhoods. • Identify appropriate locations for new development. • Protect and enhance vegetation and open space along the Alamo, Arcadia, and Rosehill washes. • Provide safe and efficient circulation systems for all modes of transportation including pedestrian. The Nonresidential Subgoal of the Plan is to provide for nonresidential uses that are designed in harmony with adjacent development, and to establish design and location criteria for non-residential uses adjacent to neighborhoods. Non-residential Policy 7 is applicable to this site. This policy allows for commercial/office uses on the north side of Speedway Boulevard between Wilmot Road and Swan Road as shown on the Conceptual Lan Use Map Surrounding Zoning and Land Uses: The site is currently zoned C-2 Commercial. The surrounding zoning districts and land uses include the following: • North: R-1 Residential. Uses include single-family homes. • South: C-2 Commercial. Uses include a tire shop, truck rentals, and smoke shop. The uses are across Speedway Blvd, an arterial roadway in the Major Streets & Routes Plan. • East: C-2 Commercial. Land use is automotive rentals. • West: C-2 Commercial. Land use is a smoke shop. Analysis: The applicant currently operated a dual-use dispensary at 8060 E 22nd Street. An expansion of the existing dispensary was denied based on a zoning letter dated February 14, 2022. A registered charter school is located less than 500 feet from the existing location, making expansion impossible. The current presubmittal application is for a location in compliance with Marijuana Dispensary use-specific standards, which may provide the applicant with the desired amount of floor area. The applicant requires a Mayor & Council Special Exception for the authorization to locate the dispensary at this location. All use-specific standards in UDC 4.9.9.E must be met. The location appears to meet all setback requirements for a marijuana dispensary, but the information used to determine compliance with other elements of UDC 4.9.9.E must be made available for a neighborhood meeting, and for the Special Exception submittal. Compliance with special-use standards should be explicitly noted on your preliminary development plan and design compatibility report. The setback information provided by the applicant shows compliance with dispensary use-specific standards. A cursory GIS review was performed by staff to verify compliance. More detailed analysis explicitly detailing setbacks to all land use types requiring separation in UDC 4.9.9.E must be provided with special exception materials. Based on compliance with Plan Tucson, as detailed above, A plan amendment is not required. |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0823-00310 • Pre-Application Conference Review v1 • 5851 E SPEEDWAY BL Unit: UNIT 101 TUCSON, AZ 85712: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 | |||
| Site Engineering | REVIEW COMPLETED | Site engineering has no comments or concerns on the plans to relocate. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | Landscape/NPPO has no concerns or comments about this project. 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 | Special Exception Pre-Submittal Transmittal FROM: Nicholas Martell PDSD Zoning Review PROJECT: Special Exception Pre-submittal meeting TP-PRE-0823-00310 Address: 5851 E SPEEDWAY BL Parcel(s): 12106001B Existing Zoning: C-2 Existing Use: Various Proposed Use: Retail Marijuana Facility: Dispensary TRANSMITTAL DATE: November 7, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: Retail-Marijuana Facility subject to 4.9.9.E.1 4. A marijuana retail facility is subject to a Mayor and Council Special Exception Procedure, Section (3.4.4) UDC 5. Development standards: 40 ft building height 6. Perimeter yard setbacks: Adjacent to the R-2 zone = 1 ½ H. Adjacent to C-2 zone = 0. (6.3-4.A) 7. Applicable street setbacks (6.4.5.C.2): Sahuara Av is a local street. 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 a. E. Speedway is a major street. 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. 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. 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. |