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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1023-00361
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements | REVIEW COMPLETED | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 11/15/23 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-1023-00361 PROJECT ADDRESS: Wetmore Road and First Ave PARCEL NUMBERS: 105-10-2420 &105-10-243A EXISTING ZONING & LAND USE: C-1(COMMERCIAL), MIXED USE (RETAIL, RESTAURANT, PERSONAL SERVICES, OFFICE, RESIDENTIAL) PROPOSED ZONING: PAD (C-3) PROPOSED LAND USE: LARGE RETAIL ESTABLISHMENT PROJECT LOCATION & DESCRIPTION: This request is to increase and reconfigure an existing Walmart within the existing Tucson Place shopping center. The proposal is located at the northwest corner of Wetmore Road and First Ave. The shopping center is 28 acres. Tucson Place Investors LLC owns the center and currently leases 86,922 sq ft to Walmart as an anchor space. Both roadways of this intersection are classified as arterials per the MS&R. APPLICANT NAME: Robin Large, Rory Juneman, Lazarus & Silvyn PHONE: Not Provided E-MAIL: rlarge@lslawaz.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, North Stone Neighborhood Plan PLAN AMENDMENT NO, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW) Plan Tucson The site of the proposed expansion is covered by Plan Tucson and the North Stone Neighborhood 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 Existing Neighborhoods building block of the Future Growth Scenario Map. Existing Neighborhoods are primarily developed and largely built-out residential neighborhoods and commercial districts in which minimal new development and redevelopment is expected in the next several decades. The goal is to maintain the character of these neighborhoods, while accommodating some new development and redevelopment and encouraging reinvestments and new services and amenities that contribute further to neighborhood stability. Relevant Policies: • LT28.1.11 Support the retention and expansion of existing business. • LT28.2.4 Support community commercial and office uses located at the intersection of arterial streets, arterial and collector streets, or collector street intersections. North Stone Neighborhood Plan This subject area is within the North Stone Neighborhood Plan (NSNP). The NSNP Plan further identifies the subject area as non-residential at the Wetmore and 1st Ave intersection. The NSNP goal is to promote nonresidential mixed-use development with shared access, circulation systems, parking, and other amenities. The NSNP has several sections which of this plan policy that provide goals and policies of non-residential land use, office/commercial and mixed used development: Non-Residential Policies: d. promoting consolidation of abutting parcels for new, nonresidential uses to allow for adequate buffering of adjacent residential development; g. providing primary vehicular access only from a major street. SURROUNDING ZONING AND USES: The subject site is zoned C-3 as is much of the commercial shopping center property north of Wetmore. The Wetmore and First Avenue intersection is collectively C-1 and C-2. To the south is a residential zone of R-2. The Rillito River, north of the subject site is RX-1 and vacant. ANALYSIS: The applicant is proposing to modify the existing Walmart by reconfiguring 48,592 sf of adjacent existing tenant space and adding 28,312sf. The combined new area will total 163,826 sf. The expansion occurs on two parcels. The shopping center is collectively comprised of 9 parcels. 4 of the parcels of this shopping center are listed with individual property owners. The 9 parcels combined equal 28.25 acres. The zoning administrator may need to grant a decision or provide a zoning determination regarding an expansion before the formal submittal of a major change to zoning conditions. Additionally per 3.5.4.B.2, , a major amendment to conditions of a PDP/DP requires a neighborhood meeting and Director’s decision based on concerns/comments collected at the meeting. If notable concerns arise through the community engagement process, the Director may forward the concerns and comments to be addressed through the Zoning Examiner. Alternatively, if the outreach provides minimal input, the Director may determine a public hearing at the Mayor and Council for approval. Procedurally, due to the legacy and phased development on this site, a revised and consolidated conceptual plan, case# with conditions and for the DP # for the 3 phases should be referenced or incorporated into the revised documents. A plan amendment will not be required but the neighborhood meeting, community input and design compatibility is required with special emphasis on the expansion of at conveyed at the neighborhood meeting. ADDITIONAL PLAN POLICIES TO CONSIDER: None |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-1023-00361 • Pre-Application Conference Review v1 • 455 E WETMORE RD TUCSON, AZ 85705: 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 | Site Engineering has no comments on this submittal. Joshua Garcia joshua.garcia@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | Due to the size/scope of this proposed project, Landscape/NPPO has no comments or concerns about the proposed expansion. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | Special Exception Pre-Submittal Transmittal-Change in Condition FROM: Nick Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal Meeting:TP-PRE-1023-00361 Address: 455 E WETMORE RD Parcel(s): 105102420 Existing Zoning: C-3 Existing Use: Retail Proposed Use: Retail Establishment, Large TRANSMITTAL DATE: November 15, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: The expansion appears to push the use into “Large Retail Establishment” territory, making it a PDSD Special Exception Procedure per TABLE 4.8-4 of the UDC. The PDSD special exception procedure must comply with UDC 3.4.2 and 4.9.9.D. 3. Development standards: 70 ft building height 4. Perimeter yard setbacks: Adjacent to nonresidential zones: 0’ 5. Applicable street setbacks: E Wetmore Rd 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. 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. This site may qualify for the LRE exemption. 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. |
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| Traffic Engineering Review | REVIEW COMPLETED | With an increase in floor area from 87000 SF to 164000 SF, the amount of peak hour trips to the WalMart could increase by multiple hundreds in the PM peak. Some of this increase is of course offset by the fact that some of the new floor area is existing as other retail stores. A trip generation comparison needs to be produced. It is very possible that this development will warrant the production of a Traffic Impact Analysis (TIA) to document the effects on the surrounding roadway network. |