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Plan Review Detail
Plan Number: TP-PRE-0925-00192
Parcel: 11301146D
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-0925-00192
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 rezone the subject site from O-3 to C-1 to allow for a Personal Service type land use within an existing 2,977 square foot building located on a 0.51-acre site. According to the applicant, an existing salon and massage therapist already operate with the existing building, and the request is for an additional massage therapist to be located there. Personal Service land uses are not currently permitted in the Office O-3 zone. A rezoning is necessary to the Commercial C-1 zone to allow a Personal Service land use which are identified under UDC Section 4.8.6 Permitted Uses: Commercial and Mixed-Use Zones. The surrounding zoning to the east is within the C-1 zone which compliments the potential rezoning to C-1 on the project site. To the north and west is O-3 zoning, and R-1 zoning is to the south with E Prince Rd acting as a buffer. E Prince Rd is designated within a Major Streets & Routes Overlay as an Arterial Road. A potential alternative to a proposed rezoning is use of the Community Corridors Tool (CCT) subject to required criteria. More information can be found at https://corridors.tucsonaz.gov/. The policy direction of both Plan Tucson and the Northside Area Plan, is that 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 comments are as follows: • Identify on the Preliminary Development Plan (PDP) a concept floor plan for the existing building, including any individual suites. • Recommend defensible space, security measures at the back of the building which is isolated. • See all Review Comments posted within TDC Online including from Site Zoning. • Rezoning will require full code compliance for the site. 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). Rezoning process: 1. Hold a Neighborhood Meeting as outlined in Section 3.2.2. of the Unified Development Code. For Rezoning 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 3 Office before the neighborhood meeting. 2. Project shall be scheduled for a Zoning Examiner (ZE) Public Hearing as outlined in UDC section 3.4.3 |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0925-00192 • Pre-Application Conference Entitlements Review v1 • 1639 E PRINCE RD TUCSON, AZ 85719: 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 | TP-PRE-0925-00192 1639 E PRINCE RD Site Engineering Comments are as follows: 1. A development package will be required for this re-zoning / change of use. Administrative Manual 2-03.2.3. 2. Provide first-flush retention for the site in compliance with Chapter 2 of the Design Standards for Stormwater Detention and Retention Manual (DSSDR). https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf 3. Please provide waste-stream calculations in compliance with Technical Standards Manual (TSM) Section 8-01.8.0 and describe the proposed method of waste (trash) disposal for the site. For TSMR’s regarding trash, contact Andy Vera at: andy.vera@tucsonaz.gov https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11750 4. Site pedestrian circulation is required to connect all buildings, dumpster areas, common use areas, and the sidewalk on the street frontage adjacent to the development per TSM 7-01.4. Please connect a hatched pedestrian crossing to the ADA Accessible parking stalls. Ensure the walkways are not reduced to less than 4-ft in width by vehicles or signage. 5. Per Access Management Guidelines 5.11, a driveway throat length of 60 ft from the edge of the travel lane on Prince is required. No parking spaces are permitted within this area. https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/access_management_guidelines_update_december_2011_final.pdf 6. Ensure sight visibility triangles are maintained at the site vehicular accesses to Prince Rd. TSM 10-01.5 7. Provide the area of disturbance and cut / fill quantities for any grading necessitated by the requirements of this proposed change of use development. 8. Clearly show downspouts on building to ensure that stormwater from roof drains, up to and including waters from the ten-year storm event, does not pass over sidewalks per Technical Standards Manual 7-01.4.3E. Downspouts shall be scuppered under the walkways. Ryan Insalaco Engineering Associate ryan.insalaco@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: A PROPOSED REQUEST TO REZONE FROM O-3 TO C-1 TO ALLOW PERSONAL SERVICES USES ACTIVITY NO: TP-PRE-0925-00192 ADDRESS: 1639 E PRINCE RD 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: **REVIEWED THIS REZONING CASE AS A COMMERCIAL LAND USE ADJACENT TO MS & R AND OFFICE ZONE. THIS REZONING REQUIRES FULL LANDSCAPE CODE COMPLIANCE. 1. As part of this rezoning, please take a look at the street landscape border requirement along E Prince. A quick calculation reveals that approximately 81 linear feet of landscape border area exists, requiring 3 canopy shade trees. Add one additional tree to the central planting area to meet this requirement. The existing palm trees are in the ROW and won’t count toward the onsite landscape border requirement. Update the PDP to reflect this additional tree. 2. Commercial land use adjacent to Office zone requires a 10-foot interior landscape border. Both the west and the north property lines are subject to this requirement. The requirement calls for trees and a 5-foot-tall screen. The west border is too narrow to accommodate this requirement, so a Design Development Option (DDO) would be an applicable option to offset the required trees to another location. The canopy tree offset would help shade the parking area. The north property boundary has adequate space to provide a 5-foot landscape area for the required trees and screening. The additional required 5 feet for the border could be added to the DDO. 3. Depress the north landscape border 4 to 6 inches to provide rainfall only harvesting for the new trees and other plant material. COMMUNITY CORRIDORS TOOL SITE LANDSCAPE REQUIREMENTS: SEE SECTION 5.11.6 DEVELOPMENT STANDARDS OF THE ADOPTED ORDINANCE NO 12152 ESTABLISH DEVELOPMENT PROJECT TYPE: SEE TABLE 5.11.6-1 APPLICABILITY OF CCT DEVELOPMENT STANDARDS. (TYPE 1: CHANGE OF USE; TYPE 2: BUILDING OR SITE EXPANSION LESS THAN 2500 SF GFA; TYPE 3: BUILDING OR SITE EXPANSION GREATER THAN 2500 SF GFA; TYPE 4: SITE DEVELOPMENT OR REDEVELOPMENT. Per the parameters set forth above for development project type, this is a Type 1 project. See the following landscape requirements. ***TYPE 1 PROJECT SITE LANDSCAPE REQUIREMENTS: 3. Public spaces 4. Parking requirements 5.11.6.E. PEDESTRIAN AMENITIES 3. Public Spaces ***a. Public spaces shall be provided for all development projects. The minimum amount of public space is based on project type and size. (1) Type 1 project: 500 sq ft or 5% of total site area, whichever is greater b. Public spaces are intended for community gathering focal points and may be provided as plazas, courtyards, enhanced walkways, pocket parks, or other areas. Public spaces may be in different areas of the project, but each space must be a minimum of 300 square feet of usable space with a minimum width of 15 feet. Public spaces shall not be leftover areas of the site and may not include parking, loading, or maintenance areas. c. Public spaces shall be designed with the following: (1) Features which provide for active observation on the majority of the public spaces’ sides. This shall include ground floor building entrances and windows. When a commercial or retail space is proposed, outdoor dining, vendors, or outdoor retail displays would also be appropriate. (2) Connections to the space from the site and to nearby areas; and (3) Lighting which is uniform and provides for safety. d. Plazas or parks shall incorporate at least three (3) of the following features to activate the area: (1) Seating that is a minimum sixteen (16) inches in height and thirty (30) inches wide. Ledge benches shall be a minimum thirty (30) inches deep. (2) 50% shade (3) Water features (4) Public art (5) Outdoor eating areas or food vendors (6) Playgrounds or play features (7) Splash pads (8) Recreational equipment (9) Bike amenities e. Public spaces may be private or semi-private. For residential development, half of the required public space may be provided within private, or resident-only areas located on the ground floor or street level. For nonresidential development, patron-only spaces such as restaurant seating may also serve as required public space. f. Commercial rainwater harvesting is required for projects meeting the criteria of Technical Standards Manual 4-01. as follows: (1) Type 1 project: not required 5.11.6.G.3 PASSENGER VEHICLES a. Parking lots (2) Existing parking lots that are in the front of an existing building may remain without improvements when: a. The parking lot includes 10 or less vehicular parking spaces; b. A Type 1 project is proposed; and c. No other vehicular parking is available on the site. (3) Existing parking lots that are in the front of an existing building may remain with improvements when: a. The parking lot includes 11 or more vehicular parking spaces; ***(6) Parking lots shall provide canopy trees as follows: a. Parking lots in Type 1 and 2 projects with 10 or less vehicular parking spaces shall provide at least one canopy shade tree. b. Trees shall be planted in an unpaved depressed planting area, which must be a minimum of 150 square feet in area and 8 feet in width. c. Parking lots which provide green space for large trees may reduce tree planting requirements if the following criteria are met. The green space may be counted towards required rainwater harvesting and public space per 5.11.6.E.3. if all other standards are met. The required tree planting shall be 1 tree per 8 parking spaces for the parking spaces which meet the distance requirement. The green space must: i. Be publicly usable or densely vegetated with 50% coverage of vegetative ground cover; ii. Allow for large-scale mature growth of shade trees; iii. Provide trees which are located within 10 feet of the parking spaces of which only those spaces are eligible for the reduction; and iv. Be a minimum of 1,000 square feet in area. d. Parking spaces which are covered by shade from parking canopies, plantings in the right-of-way, or a building as measured at 2:00 pm on June 21 when the sun is 82 degrees above the horizon may be excluded from providing the required tree plantings. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC TRANSMITTAL FROM: Krista Hansen, Lead Planner PDSD Zoning Review Section PROJECT: Pre-submittal meeting - TP-PRE-0925-00192 Address: 1639 E PRINCE RD Parcel: 11301146D Current Zoning: O-3 Proposed Zoning: C-1 Rezoning Pre-Submittal Conference (1st Review) TRANSMITTAL DATE: 10/8/2025 1. Upon effectuation of a rezoning, any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). 2. This project proposes a rezoning of this parcel from O-3 to C-1. Personal Services is a permitted use in the C-1 zone subject to UDC use-specific standards 4.9.4.T.1 and 4.9.13.O. 3. This parcel may be eligible to utilize the Community Corridors Tool (CCT) optional overlay per UDC 5.11. which allows Personal Services in O-3 zoning. Demonstrate compliance with CCT Development Standards for a Type 1 Project – Change of Use (Table 5.11.6-1), which includes standards for Pedestrian Amenities - Public Spaces (UDC 5.11.6.E.3), Services and Utilities (UDC 5.11.6.F), and Passenger Vehicles (UDC 5.11.6.G). Contact CommunityCorridors@tucsonaz.gov for more information. 4. This site is subject to the Major Streets & Routes (MS&R) Overlay, subject to UDC 5.4 due to its frontage on E Prince Rd. E Prince Rd is a major local road planned for a future right-of-way of 120’; it is currently 100’. Future proposed right-of-way for this section of E Prince Rd is 100’. The proposed MS&R map update is scheduled to be voted on by the Mayor & Council today (October 8, 2025). 5. Perimeter yard setback to E Prince Rd is 10’ from the future right-of-way property line and 0’ to the north, east, and west property lines. In the C-1 zone, the maximum permitted building height is 30 ft and there is no maximum lot coverage for non-residential uses. 6. The minimum required number of motor vehicle parking spaces for personal services is one space per 300 sf of gross floor area (gfa). 7. Motor vehicle use area design is per UDC 7.4.6. The minimum width for a two-way access lane is 20’ (Table 7.4.6-2). 8. The minimum required number of bicycle parking spaces for personal services is two short-term parking spaces and two long-term parking spaces. Ensure compliance with UDC 7.4.9. 9. Electric vehicle supply equipment (EVSE) ratios per UDC Table 7.4.11-1 require 5% of required parking spaces to be EV Installed and 10% to be EV Capable. Ensure compliance with UDC 7.4.12. 10. ADA accessible pedestrian circulation is to be designed per UDC TSM Article 7 and is required to connect all areas of the development on-site (trash enclosures, bicycle and motor vehicle parking areas, common areas, etc.) and to sidewalks along E Prince Rd. 11. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, the Site Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. If you have any questions, please contact me at krista.hansen@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | No comments. No impact to public right-of-way. |