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Plan Review Detail

Plan Number: TP-PRE-0923-00340
Parcel: 136100960

Review Status: Requires Resubmit

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0923-00340
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
Site Zoning REQUIRES RESUBMIT Rezoning Pre-Submittal Transmittal
FROM: Nicholas Martell
PDSD Zoning Review
PROJECT: Rezoning Pre-submittal meeting TP-PRE-0923-00340
Address: 2885 S Houghton
Existing Zoning: SR
Proposed Zoning: Not Specified
Existing Use: Vacant
Proposed Use: Automotive - Minor Service and Repair / Automotive Washing - Self Service

TRANSMITTAL DATE: October 10, 2023

COMMENTS:
1. Development must comply with the Administrative Manual Section 2-06 - Development Package.
a. Please resubmit once the following standards have been addressed:
2. Proposed use and use-specific standards:
a. C-1: requires zoning examiner special exception. Use specific standards 4.9.4.F.2, .3, .4, & .5 and 4.9.13.O UDC
b. C-2: Use permitted. Use specific standards 4.9.13.E UDC
c. C-3: Use permitted.
3. Development standards: TABLE 6.3-4.A: DIMENSIONAL STANDARDS FOR THE C-1, C-2, C-3, OCR-1, & OCR-2
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4971
4. Perimeter yard setbacks: Adjacent to Residential zones = 1.5 * Height. Adjacent to non-residential is 0’.
5. Applicable street setbacks: Houghton Rd MS&R Scenic route. 10’ measured from structure to property line. 30’ required buffer for scenic route. UDC section 5.3.4
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3376
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. The comments provided are regarding car wash use only. The use of the proposed building in the rear is unclear.
b. A cross access agreement will be required for entrance from the northern property.
c. Any re-subdividing of the lots must comply with 2-07 of the administrative manual: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8971
d. Ensure compliance with C9-89-13: https://pro.tucsonaz.gov/plandetails/C9-89-13/
e. There is an open Development Package (https://pro.tucsonaz.gov/permitdetails/DP21-0042/) that is awaiting submittal the next set of plans. Please address this DP before any official submittals of a new Development Package.
f. There is a rezoning plan (C9-20-10) in “Authorized” status: https://pro.tucsonaz.gov/plandetails/C9-20-10/
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 nicholas.martell@tucsonaz.gov
Traffic Engineering Review REQUIRES RESUBMIT It is unclear what the usage of the 45,000 SF building is intended to be. With the combination of that building and the car wash on the same site, the trips generated by the combined development could be substantial. We recommend that a Traffic Impact Analysis be conducted to identify potential impacts to the surrounding roadway network and any potential mitigation efforts necessary. Thank you!
Entitlements REVIEW COMPLETED REZONING/SPECIAL EXCEPTION
PRESUBMITTAL PREAPPLICATION REVIEW

DATE: 10/11/23
REVIEWED BY: Samuel Paz, Lead Planner
CASE NUMBER: TP-PRE-0923-00340
PROJECT ADDRESS: 2885 S. Houghton
PARCEL NUMBERS: 136-10-0960
EXISTING ZONING & LAND USE: S-R (SUBURBAN RANCH)
PROPOSED ZONING: C-2
PROPOSED LAND USE: AUTOMATIC SELF SERVICE CAR WASH WITH VACUUM BAYS
PROJECT LOCATION & DESCRIPTION:
The proposal is to rezone 10.39 acres from SR to C-2 Zoning. This parcel previously received a rezoning approval with conditions from Mayor and Council to rezone from SR - C-2 for in 2021(C9-20-10). The site has not been improved or effectuated and the code requirements and rezoning conditions terminate in 2026. The previous rezoning preliminary development plan included a proposed mixed-use development with commercial and retail uses, a restaurant with a drive-thru lane, self-storage, 192 RV spaces and twelve buildings totaling 87,523 square feet. The rezoning site is comprised of vacant land located on the east side of Houghton Road approximately 700 feet south of the Golf Links Road alignment. The project site has an irregular L-shape, measuring roughly 670 feet north-to-south by 960 feet east-to-west.
The applicant is proposing a 5,733-sf automatic self-service car wash with 22 vacuum stalls and a 45,126-sf building with a proposed building height of 20 feet. Main vehicular access is provided via two entrances, one along South Houghton Road and one to the north via a cross access agreement. The PDP indicates counterclockwise circulation within the site. The PDP also recognizes a scenic route along South Houghton.
APPLICANT NAME: Joseph Bermudez, Seven Solutions
PHONE: Not Provided E-MAIL: joseph.bermudez@sevensolutions.com

Plan Amendment: NO
PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW):
WILL DEPEND ON DESIGN, DESIGN COMPATIBILITY + COMMUNITY INPUT

PLAN DIRECTION
ADOPTED PLAN(S): Plan Tucson, South Pantano Area Plan (SPAP)
PLAN AMENDMENT NO, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW)

APPLICABLE PLAN POLICIES:
Plan Tucson
Land use policy direction for this area is provided by Plan Tucson. The proposed site is within an area identified as “Existing Neighborhood” (east portion of site) and “Neighborhoods with Greater Infill Potential” (northwest portion of site).
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.
SOUTH PANTANO AREA PLAN
This subject area is within sub area 7 of the South Pantano Area Plan (SPAP). The South Pantano Area Plan further identifies the subject area with a proposed use of Commercial Node Development:
SPAP policies promote commercial developments at appropriate locations in the area. Implementation techniques: Locate commercial uses at the intersection of major streets. Regional, community, and neighborhood level commercial uses should be located at the intersection of arterial streets. Neighborhood and community level commercial uses may also be appropriate at the intersection of arterial and collector streets, if carefully integrated with surrounding uses. Require appropriate design elements (fences, walls, vegetation, etc.) during the rezoning and development review process when locating commercial uses in proximity to established neighborhoods.
Rezoning to commercial uses should be based on the following: the site is located on the arterial street; the proposed use is integrated with other adjacent commercial uses; access is only to collector or arterial streets; all required parking and circulation is provided on site.
SPAP policies discourage the extension of strip commercial as a pattern of development. Implementation techniques include ensuring that future commercial developments be restricted to a limited number of access points, be integrated with adjacent commercial development; and be designed to be compatible with adjacent residential uses. Consolidation of commercial developments at major street intersections is encouraged to provide for "one-stop shopping".

SURROUNDING ZONING AND USES:
The site is zoned SR and surrounded by C-1 zoning with a large retail store (Walmart) located directly adjacent to the north, R-1 to the west and low density single-family residential uses located to the east of the site in Pima County CR-1 zoning, as well as to the south in Pima County SR and CR-1 zoning.
ANALYSIS:
In 2020, the previous applicant held three neighborhood meetings as part of the rezoning process. The most prevalent concern expressed was regarding proposed building heights in relation to the topography, and the resulting effect on mountain views. As a condition, the design limited the building heights relatively low to preserve view corridors. The building heights ranged from 12 ½ to 24 feet in height. Additionally, as a condition the perimeter walls were agreed to be designed and built consistent to the existing screen wall for the adjacent Walmart Center. Gate hours for storage were also limited between 7:00am and 10:00pm.
The Unified Development Code Section 3.5.4 provides a review mechanism for a major change in condition of approval and completion of conditions.
a) If the non-residential floor area increases by 10% or greater;
b) This change involves a quantified physical dimension established in a condition to adapt to specific site characteristics or mitigate development impacts on the site and surrounding land uses . Examples of such dimensions include setbacks , heights, landscape buffers, natural areas, or areas to be disturbed, when these are illustrated on the preliminary site plan or stated in a condition
c) This change involves an illustration on the preliminary site plan or a change stated in a condition that only a specific set of uses are permitted on the site ; or,
d) A change in a preliminary site plan when the building area is substantially reconfigured such that traffic generated by the new layout will increase 10% or greater over the previous layout’s proposed traffic generation.
Based on design and use conditions, which collectively are the setbacks, height, buffer walls and hour restrictions. Any deviation from these conditions may result in the Major Change (3.5.4.A.1).
If the proposal meets the Major Change Criteria, this will result in the Zoning Examiner Legislative Procedure. If the proposal meets the minor change, this may be reviewed administratively.
A plan amendment will not be required but more design consideration indicating design capability with the existing conditions as well as a fully developed preliminary development plan including the southern portion of the site with all land uses identified including parking areas, PAAL, site circulation and access and the. A Traffic study may validate the increase or decrease of traffic, specifically related to the 10% or greater traffic impact. A major or minor amendment will require a revised PDP that includes the entire parcel and any active development packages for the site if still applicable.
ADDITIONAL PLAN POLICIES TO CONSIDER:
None

Samuel Paz,
main 520-837-4973
email samuel.paz@tucsonaz.gov
Fire New Construction REVIEW COMPLETED TP-PRE-0923-00340 • Pre-Application Conference Review v1 • 2885 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 1. First flush retention and balanced basin detention required on site.
2. There is a mapped unnamed natural watercourse on this site. A hydrology study will be required.
Joshua Garcia
joshua.garcia@tucsonaz.gov
Site Landscape REVIEW COMPLETED PROJECT: SURF THROUGH CAR WASH
ACTIVITY NO. TP-PRE-0923-00340
ADDRESS/PARCEL: 2885 S HOUGHTON RD/136-10-0960
ZONING: C-2

CURRENT USE: VACANT PARCEL
PROPOSED USE: 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. This plan has also been reviewed for the conditions laid out in C9-07-18
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 ensure compliance with the applicable UDC development criteria and Technical Standards.

COMMENTS:
1. 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. Maximize the number of transplant on site vegetation to the extent possible.
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 S Houghton Rd, as well as an interior landscape border along the east side of the property line 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 also be two (2) or three(3) additional trees shall be placed within the northern portion of the buffer yard along the eastern property line to further screen the adjacent residential property. Landscape/NPPO would like to see trees planted on the east side interior buffer at a minimum of twenty-five (25) feet on center.
6. The owner/developer shall coordinate with property owner(s) to the east on the development of a new screen wall. The exterior face of the new wall shall be finished with a stucco surface, painted to match the existing residential architecture as agreed to by the owner/developer and the adjacent property owner to the east. Drain holes at the base of walls shall be provided to allow water flow.
7. All walls visible from a public right-of-way and or/adjacent to existing residential development 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 like stucco, tile, stone, or brick; a visually interesting design on the wall surface; varied wall alignment, (jog, curve, notch, setback, etc), and/or trees and shrubs in voids created by the wall variations.
8. Six (6) inch wide fence block or greater shall be used for perimeter walls.
9. All dumpsters and loading zones shall be located at least fifty (50) feet from any residential property line. All dumpsters shall be screened with walls and vegetation.
10. Per C9-07-18, when security barriers are required, vegetation shall be used as screening and/or security barrier for a minimum of ten (10) percent of the basin perimeter. That is, please ensure all retention/detention basins are landscaped.
12. See Engineering notes for Retention/Detention.
14. 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.
15. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. Indicate spot elevations on all landscape plans notating the rainwater harvesting basins.
16. 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. One way to maximize rainwater harvesting across the site would be flush curbs & parking blocks in the vehicular use areas instead of using curb cuts.
17. 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.
18. Water harvesting areas shall also be protected from car wash runoff watershed areas. The drainage report shall clearly address this issue and provide proper recommendations as to the appropriate locations for water harvesting.
19. 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