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Plan Review Detail

Plan Number: TP-PRE-0825-00169
Parcel: 13610093A

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1

Plan Number - TP-PRE-0825-00169
Review Name: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Review Status: Approved
Review Date Reviewer's Name Type of Review Description Status Comments
Entitlements * REVIEW COMPLETED ANALYSIS:
The applicant is requesting to develop an 80-foot wireless communication facility disguised as a mono-eucalyptus tree. Wireless Communication Facilities are currently allowed in the C-1 Commercial zone subject to Special Exception procedure as indicated by UDC 4.8.6 Permitted Uses: Commercial and Mixed-Use Zones.

Use Specific Standards for the existing C-1 zone include: 4.9.13.O and one of the following groups: S[3] - 4.9.4.I.2, .3, & 6.b or S[2] - 4.9.4.I.2, .3, 7.a or S[1] - 4.9.4.I.2, .3, .8.

Surrounding zoning consists of the C-1 zone to the north, SR zone to the south, C-1, C-2 zone to the west, and County residential zoning to the east. S Houghton Rd is designated within a Major Streets & Routes Overlay as an Major Arterial Street.

Surrounding land uses include water utility facilities to the north, vacant land and utility substation to the south, single-family residential to the east, and commercial retail to the west. The nearest residential lot line is approximately 350-feet to the east of the proposed lease area for the wireless tower.

The land immediately to the south of the project site was previously approved under a Mayor and Council Procedure. C9-20-10 was approved in 2021 to the C-2 zone for self-storage facility, RV parking, and retail land uses. The new C-2 zone has not been yet effectuated and remains SR Suburban Ranch. Due to the proposed wireless tower being adjacent to the SR zone, it will be subject to Mayor and Council Special Exception Procedure.

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 steps with the Rezoning 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 4 Office before the neighborhood meeting.

2. Project shall be subject to a Mayor and Council (MC) Special Exception Procedure as outlined in UDC Section 3.4.4. The Mayor and Council may forward the request to the Design Review Board (DRB) for design review and recommendation.
Fire New Construction * REVIEW COMPLETED TP-PRE-0825-00169 • Pre-Application Conference Entitlements Review v1 • 2711 S HOUGHTON RD TUCSON, AZ 85730:
Based on the information provided, TFD has no comments at this time.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Site Engineering * REVIEW COMPLETED Permit: TP-PRE-0825-00169
Location: 2711 S HOUGHTON RD

Site engineering comments are as follows:

Delineate on the Preliminary Development Plan and field-verify setback of 10-ft from the nearby wash to the southeast.

Ryan Insalaco
Engineering Associate
ryan.insalaco@tucsonaz.gov
Site Landscape * REVIEW COMPLETED CDRC TRANSMITTAL
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: 80’ MONOEUCALYPTUS TOWER STRUCTURE, A DESIGNATED 50' X 40' TOWER LEASE SPACE TOTALING 2,000 SQUARE FEET. THE ESTABLISHMENT OF A 20' WIDE NON-EXCLUSIVE ACCESS EASEMENT AND A 10' WIDE NON-EXCLUSIVE UTILITY EASEMENT
ACTIVITY NO: TP-PRE-0825-00169
ADDRESS: 2711 S HOUGHTON RD
ZONING: C-1 COMMERCIAL 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 the Site Landscape and NPPO section to ensure compliance with the applicable UDC development criteria and Technical Standards.

SITE LANDSCAPE/NPPO COMMENTS:

1. Aerial imagery indicates that protected native plants may be disturbed or destroyed with the installation of the tower structure. With the submittal of the Development Package a NPPO or a NPPO Waiver is required 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.

2. Look at decorative masonry wall options for the 50’ x 40’ enclosed area.

Thank you.
Chad Keller, RLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Entitlements Pre-Submittal Transmittal
PDSD Zoning Review

FROM: Bobby Parsons; Zoning Review Section

PROJECT: TP-PRE-0825-00169
Address: 2711 S. Houghton Rd. Tucson, AZ 85730
Parcel(s): 13610093A
Existing Zoning: C-1
Proposed Zoning: C-1
Existing Use: Retail – General Merchandise Sales, Large Retail Establishment
Proposed Use: Retail – General Merchandise Sales, Large Retail Establishment with Commercial Communications: Wireless Communication Limited to Wireless Communication Towers and Antennas

TRANSMITTAL DATE: 10/14/2025

COMMENTS:

1. The Preliminary Development Plan (PDP) must be consistent with the Development Package (AM 2-06). The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. Building permits can be submitted and reviewed concurrently with the development package but the building plans cannot be approved until the development package is approved and the building plans are reviewed for consistency.

2. Proposed use and Use-Specific Standards: Commercial Communications: Wireless Communication Limited to Wireless Communication Towers and Antennas is an allowed use through the special exception procedure with adherence to the following Use-Specific Standards: 4.9.13.O and one of the following groups:
S[3] PDSD Special Exception UDC 3.4.2:
UDC 4.9.4.I.2, .3, & 6.b **Won’t work because of the minimum 500’ setback from nonindustrial zoned property (UDC 4.9.4.I.6.b)**
S[2] Zoning Examiner Special Exception UDC 3.4.3:
UDC 4.9.4.I.2, .3, 7.a **Won’t work because the proposed height exceeds 50’ (UDC 4.9.4.I.7.a)**
S[1] Mayor & Council Special Exception UDC 3.4.4:
UDC 4.9.4.I.2, .3, .8

3. Development Standards: Perimeter setbacks UDC 4.9.4.I.6.a.(3) states “A new tower is set back at least two times the height of the tower structure from the boundary of any other property zoned residential or office." These requirements can be modified through the Mayor & Council Special Exception process.

4. Additional comments:
a. This site is adjacent to a Scenic Corridor (S. Houghton Road). Ensure compliance with UDC 5.3.
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3362.

5. 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 Robert.Parsons@tucsonaz.gov.
Traffic Engineering Review * REVIEW COMPLETED No comments. No impact to traffic operations on surrounding roadway network.