Plan Review Detail
Review Status: Requires Resubmit
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1024-00242
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Traffic Engineering Review | APPROVED | Traffic Engineering has no comments on this site plan | |||
| Entitlements | REQUIRES RESUBMIT | ADOPTED PLAN(S): Plan Tucson, 12th Avenue-Valencia Road Area Plan PLAN AMENDMENT YES, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson The site of the proposed special exception is covered by Plan Tucson. PLANNING & DEVELOPMENT SERVICES DEPARTMENT Rezoning – Planning & Development Services Pre-submittal Review Page 2 of 4 TP--PRE—1024-00242– 402, 430 W. Medina (Ward 1) 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 Neighborhood Building Blocks within the Future Growth Scenario Map. • LT28.1.11 Support the retention and expansion of existing business. • LT28.2.4 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. 12th Avenue Valencia Road Area Plan The subject parcel is within the 12th Avenue -Valencia Road Area plan. Per the area plan, the subject area is mostly residential within the neighborhoods and generally commercial along major roadways and collectors. Additionally, the conceptual land use map identifies the subject area as “Low Density Residential”. A. GENERAL LAND USE POLICIES: Policy 3. Support development on the perimeter of residential areas which serves to protect and enhance the quality of life for neighborhood residents. Policy 7. Encourage nonresidential and high-density residential uses (greater than 15 units per acre) to provide primary access to arterial streets or to collector streets within 300 feet of an arterial, and in compliance with other adopted Plan policies. (See Subarea Land Use Policies for exceptions to this policy.) Policy 8. Encourage developers to meet with neighborhood associations regarding development design. B. OFFICE AND COMMERCIAL LAND USE POLICIES Policy 4. Encourage owners of non-conforming office and commercial uses that are located on sites designated for other types of uses, to explore alternative sites that are designated for the nonconforming use. Support the rezoning of sites to bring nonconforming office and commercial uses into zoning compliance when the site is designated for the use on the Conceptual Land Use Map or within the Subarea Land Use Policies, and the proposal is in compliance with other applicable Plan policies and the Design Guidelines. Policy 9. Ensure compatibility of office and commercial uses with any residential uses by requiring appropriate design elements. Along any residential edge, appropriate design elements include, but are not limited to: screened, covered, or indoor storage; noise buffers; additional landscaping and screening; building height. Surrounding Zones and Land Uses: North: R-1; Residential Existing Uses: Religious Land Use South: R-1; Residential Existing Uses: Residential and Utility East: R-1; Residential Existing Uses: Residential and Construction Office West: C-1; Commercial Existing Uses: Federal Commercial Property Rezoning – Planning & Development Services Pre-submittal Review Page 3 of 4 TP--PRE—1024-00242– 402, 430 W. Medina (Ward 1) ANALYSIS: The subject sites are zoned R-1 as is much of the neighborhood south and north of Medina. The proposed project sites are bordered to the north by a church parking area. To the west is a commercial C-1 parcel which is mostly vacant but does have a smaller building towards the northern frontage. To the southeast there is a utility substation. Per the conceptual land use map, the 12th Avenue – Valencia Road Area Plan identifies these parcels as low-density residential and seeks maintain this area as residential. A rezoning from R-1 (Residential) to C-1 (Commercial) is not supported by either Plan Tucson or the 12th Avenue – Valencia Road Area. A plan amendment is required to allow more intensive zoning at these parcels. PDSD Staff has reviewed the proposed office use, onsite storage and construction vehicle parking and this use is not consistent with the UDC classification of administrative office permitted in C-1. The proposed office use for the electric company allowing limited onsite storage and construction vehicle parking is classified as Construction Services and only permitted under the C-2 zoning district. The Plans and do not support C-2 zoning or greater for this parcel due to the surrounding land uses and infrastructure conditions. However, the proposed adult day care use on the adjacent lot may be permitted in the R-1 zone. However, staff is seeking further clarification to ensure that an adult day care use is being considered, and not a residential care use. For a rezoning of any of the two subject parcels, a plan amendment is required. A plan amendment would not be supported for commercial use. Additionally, more design consideration with each preliminary development plan (PDP) indicating design capability with both land use specific standards and plan policies as outlined above will be required. Additionally with a rezoning, a neighborhood meeting to create community dialogue with the adjacent neighbors and ward office will be required. A formal submittal of the application must be within 60 days of the neighborhood meeting. Please reach out to the applicable Ward office before the neighborhood meeting. January 29, 2025: A meeting between staff and the pre-applicant was held to better understand the proposed uses as well as to allow zoning to weigh in on the proposal. The proposed use for the western parcel is an adult day care. The minimum zone needs to be O-2 (Office) for the unlimited day care use. The day care use in other less intense zones sets a limit on the number of clients permitted. Staff informed the pre-applicant that the submitted site plan would not meet the parking requirements for the unlimited day care use. The applicant may need to come back in to review the reconfigured parking in order to meet the minimum requirements. For the eastern parcel it was determined by staff that minor storage and parking of vehicles on site would constitute construction services and therefor require C-2 zoning. The applicant indicated they would use the site for a straight office use. Staff would support O-2 zoning for a straight office use. The 12th Avenue-Valencia Road Area Plan indicates the site is low density residential The applicant will be required to amend the plan to allow office use. This could be done concurrently to a rezoning request. The concurrent plan amendment and rezoning process includes the following general steps: 1. Revise proposed site plan. 2. Hold an additional presubmittal meeting with staff to go over materials to be submitted, and re-review the site plan with zoning Rezoning – Planning & Development Services Pre-submittal Review Page 4 of 4 TP--PRE—1024-00242– 402, 430 W. Medina (Ward 1) 3. Follow the concurrent rezoning and plan amendment steps outlined in Section 3.2.2.C.1.b through e of the Unified Development Code. These include the following: b. For Concurrent Plan Amendment and Rezoning Applications a single neighborhood meeting shall be held for both applications. The mailed notice for the neighborhood meeting shall be mailed at least 30 days , and no more than 45 days prior to the neighborhood meeting. c. The meeting shall occur not more than 60 days prior to the date of the submittal of the application. d. Documentation of the offer to meet and a summary of the meeting must be submitted with the application. e. The meeting must be held at or near the subject site. The remainder of Section 3.2.2 covers the neighborhood meeting in more detail. Please note that 30-45 days of notice must be provided, and that the meeting shall not occur more than 60 days prior to the date of the submittal of the application. Mailing labels for neighborhood notice will need to be acquired from PDSD. Also please note that both the applicant and PDSD staff will need to be in attendance at the neighborhood meeting because it is a concurrent plan amendment and rezoning process. |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-1024-00242 • Pre-Application Conference Review v1 • 430 W MEDINA RD TUCSON, AZ 85756: 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 | 1. Site Engineering has no comments or objections to the proposed rezoning case. Mike Ortiz michael.ortiz@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA PDSD LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: PRE-APPLICATION FOR REZONING REQUEST: 402 & 430 W MEDINA ROAD ACTIVITY NO: TP-PRE-1024-00242 ADDRESS: 430 W MEDINA RD ZONING: R-1 RESIDENCE 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 Landscape/NPPO to ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS: 1. Per the previously approved development package DP21-0313 for parcel 138-19-2530, commercial landscape standards are being met. 2. With the rezoning from R-1 to C-1 on parcel 138-19-2540, standard commercial landscape and screening requirements will need to be met upon Development Plan submittal. This will include street and interior landscape borders, parking area tree requirements of 1 tree per 4 parking spaces provided in the proposed parking area per the attached site plan, depressed landscape areas (landscape borders and parking lot tree islands, grade all new impervious areas so that rainwater flows toward the depressed areas. Thank you, Chad Keller, RLA If you have any questions, I can be reached at chad.keller@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | Entitlements Rezoning Preapplication Meeting PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-1024-00242 Address: 402, 430 W MEDINA RD Parcel(s): 138192530, 138192540 Existing Zone: R-1 Proposed Zone: C-1 Existing Use: Vacant, Single Family Residential Proposed Use: Administrative and Professional Services (for Constructive Services use); and Adult Day Care TRANSMITTAL DATE: January 29, 2024 COMMENTS: 1. The proposed development must comply with Administrative Manual 2-03 – Rezoning (Change of Zoning) Applications 2. The site is zoned R-1 and Commercial – Adult Day Care is a permitted use subject to use specific standards 4.9.4.B.1, which states the max number is 10 persons. a. R-2 zoning would allow Adult Day Care, limited to 10 persons (4.9.4.B.1) b. R-3 zoning would allow Adult Day Care, limited to 15 persons (4.9.4.B.2) c. O-2 zoning would allow Adult Day Care, unlimited persons (4.9.13.J) 3. The proposed zone is C-1 and Administrative and Professional Services is a permitted use subject to use specific standard 4.9.13.O, however, Electrical Contractor is typically classified as a Construction Services use which is not permitted in C-1. Per UDC 11.3.4.J, Construction Services provides construction activity to be performed at a construction site and may include related work being performed on shop premises. Typical uses include construction companies, carpentry services and plumbing services. To qualify as Commercial – Administrative and Professional Office, no construction-related activities, such as storing commercial vehicles or equipment, can occur on-site. Construction Services is permitted in C-2 which would require a Plan Amendment to the 12th Avenue – Valencia Road Area Plan 4. The minimum setback requirement for APN 138192530/Lot 1 (UDC TABLE 6.3-4.A and 6.4.5.C) a. South (along Medina Rd) is 20’ from the property line b. West and East, min. setback requirement is 0’ (nonres use adjacent to nonres zone) c. North is 1.5 times the height of the proposed structure wall (nonres use adjacent to res zone) 5. The minimum setback requirement for APN 138192540/Lot 2 (UDC TABLE 6.3-4.A and 6.4.5.C) a. South and East (along Medina Rd and Lundy Av) the min setback is 20’ from property line b. West, the min. setback requirement is 0’ (nonres use adjacent to nonres zone) c. North is 1.5 times the height of the proposed structure wall (nonres use adjacent to res zone) 6. The maximum permitted height for nonresidential uses is 25’ (UDC 6.4.5.C) 7. Parking requirements for Administrative and Professional Services. Construction Services, Adult Day Care is 1 space to 300 square feet of gross floor area for each use. The parking table incorrectly references Residential Care Services are services for Adult Day Care however, Adult Day Care is a Commercial Services Use. 8. Bicycle parking requirement a. Adult Day Care i. Short term – 1 space per 40,000 square feet GFA with a minimum requirement of 2 ii. Long term – 1 space per 12,000 square feet GFA with a minimum requirement of 2 b. Construction Services i. Short term – 2 spaces ii. Long term – 1 space per 12,000 square feet of GFA minimum is 2 spaces c. Administrative and Professional Services i. Short term – 1 space per 20,000 square feet of GFA and a minimum requirement of 2 spaces ii. Long term – 1 space per 6,000 square feet of GFA with a minimum requirement of 2 spaces 9. Provide a pedestrian circulation path that connects all areas of development and to any adjacent street frontage. The path must be ADA accessible and a minimum of 4’ wide (TSM 7-01). 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 Loran.Shamis@tucsonaz.gov. |