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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1122-00014
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 | DATE: 11/22/2022 REVIEWED BY: Carver Struve, Lead Planner CASE NUMBER: TP-PRE-1122-00014 Speedway Self Storage PROJECT ADDRESSES: 8800 E Speedway Blvd., 85710 PARCEL NUMBERS: 133-35-002P, 133-35-002T EXISTING ZONING: C-1 EXISTING USE: Vacant PROPOSED ZONING: C-2 PROPOSED USE: Self-storage PROJECT DESCRIPTION & LOCATION: The applicant is requesting a rezoning from Commercial (C-1) to Commercial (C-2). The nearly 2.2-acre site, which is vacant, is located approximately 375-feet southeast of the corner of E Speedway Boulevard and N Camino Seco. The applicant seeks to develop a personal storage facility with up to 98,900 SF of GFA. The proposed project would be two stories, with a height of 34-feet. The current zoning, C-1 allows the personal storage use, but height is restricted to 16-feet, which the proposed site plan does not meet. APPLICANT NAME: Robin Large – Lazarus & Silvyn, P.C. E-MAIL: rlarge@lslawaz.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND PANTANO EAST AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Applicable Plan Policies: Plan Tucson and the Pantano East Area Plan Plan Tucson contains a variety of elements that are categories 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. The 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 Mixed-Use Corridors building block of the Future Growth Scenario Map. These areas provide a higher intensity mix of jobs, services, and housing along major streets. The businesses and residences within these corridors will be served by a mix of high-frequency transit options, as well as pedestrian and bicycle facilities. The following Plan Tucson policies are applicable to the proposed rezoning: LT28.6.3 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. LT28.6.12 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. LT28.6.14 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill, and appropriate nonresidential uses. LT28.4.8 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. The Pantano East Area Plan supports the development of commercial uses to meet the needs of the area, provided certain implementation techniques are followed. Specifically, the Plan states that commercial uses should be located at the intersection of major streets or along arterial streets, where commercial zoning already exists, with a limited number of access points. The following commercial use sub-goals, policies and implementation techniques apply: A. Commercial Sub-Goal: Provide for the commercial needs of the area. a. Policy 1 – Promote commercial development in appropriate locations in the area. i. Implementation Techniques i. Locate commercial uses at the intersection of major streets, where commercial zoning already exists. Regional, community, and neighborhood level commercial uses should be located at the intersection of arterial streets. b. Policy 2 – Discourage the extension of strip commercial as a pattern of development. i. Implementation Techniques ii. Ensure future commercial developments be: • Restricted to limited number of access points; • Integrated with adjacent commercial development, and • Designed in harmony with adjacent residential uses. Surrounding Zoning and Land Uses: Surrounding zoning is C-1 to the east with a personal storage use, C-1 to the west with a retail and office use, C-1 to the north with a church and parking lot; and O-3 to the south with multi-family housing uses. Analysis: The applicant is proposing a change in zoning and land use to accommodate a personal storage use. The project is a fully enclosed self-story facility with 2 stories and approximately 34-feet in height. C-1 does not permit personal storage uses higher than 16-feet. There are two other large personal storage uses within proximity to the site. Plan Tucson supports infill projects that reflect sensitivity to the site and neighborhood conditions. The proposed project and use are compatible with the uses surrounding to the west, east, and north which are various commercial, and institutional uses. There is medium density residential to the south of the site. The site is also near the intersection of two arterial streets (Speedway and Camino Seco). The Pantano East Area Plan supports development of commercial uses to meet the needs of the area, provided certain implementation techniques are followed. Policy 2, number iii under the Plan’s Commercial Sub-Goal states that future development must be designed in harmony with adjacent residential uses. It is recommended that the building height be kept to a maximum of 34-feet per condition of the rezoning, which would be more compatible with, and sensitive to the existing residential area to the south. Additionally, the refuse container to the south of the site should be relocated as far as possible from the residential use. The applicant should coordinate with zoning regarding the site layout, access, and traffic circulation. Additionally elevation and design concept details need to be provided. A Design Compatibility Report must be included with the rezoning application. The proposed rezoning is consistent with both Plan Tucson and the Pantano East Area Plan. A plan amendment is not required. ADDITIONAL NOTES: • Dumpster will be relocated to southwest corner of the site, further away from adjacent residential use. • Applicant verified that the proposed building height is 26-feet. • Based on staff feedback, the applicant is proposing to reconfigure the access and fire lane to a 20-food wide one way drive. PDSD staff will reach out to Fire to determine if they have any comments/concerns. • The proposed curb cut has not been approved by DTM. PDSD staff will reach out to DTM to determine if there are any issues with the proposed location, as well as the process for applying for a curb cut. DATE: 11/22/2022 REVIEWED BY: Carver Struve, Lead Planner CASE NUMBER: TP-PRE-1122-00014 Speedway Self Storage PROJECT ADDRESSES: 8800 E Speedway Blvd., 85710 PARCEL NUMBERS: 133-35-002P, 133-35-002T EXISTING ZONING: C-1 EXISTING USE: Vacant PROPOSED ZONING: C-2 PROPOSED USE: Self-storage PROJECT DESCRIPTION & LOCATION: The applicant is requesting a rezoning from Commercial (C-1) to Commercial (C-2). The nearly 2.2-acre site, which is vacant, is located approximately 375-feet southeast of the corner of E Speedway Boulevard and N Camino Seco. The applicant seeks to develop a personal storage facility with up to 98,900 SF of GFA. The proposed project would be two stories, with a height of 34-feet. The current zoning, C-1 allows the personal storage use, but height is restricted to 16-feet, which the proposed site plan does not meet. APPLICANT NAME: Robin Large – Lazarus & Silvyn, P.C. E-MAIL: rlarge@lslawaz.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND PANTANO EAST AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Applicable Plan Policies: Plan Tucson and the Pantano East Area Plan Plan Tucson contains a variety of elements that are categories 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. The 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 Mixed-Use Corridors building block of the Future Growth Scenario Map. These areas provide a higher intensity mix of jobs, services, and housing along major streets. The businesses and residences within these corridors will be served by a mix of high-frequency transit options, as well as pedestrian and bicycle facilities. The following Plan Tucson policies are applicable to the proposed rezoning: LT28.6.3 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. LT28.6.12 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. LT28.6.14 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill, and appropriate nonresidential uses. LT28.4.8 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. The Pantano East Area Plan supports the development of commercial uses to meet the needs of the area, provided certain implementation techniques are followed. Specifically, the Plan states that commercial uses should be located at the intersection of major streets or along arterial streets, where commercial zoning already exists, with a limited number of access points. The following commercial use sub-goals, policies and implementation techniques apply: A. Commercial Sub-Goal: Provide for the commercial needs of the area. a. Policy 1 – Promote commercial development in appropriate locations in the area. i. Implementation Techniques i. Locate commercial uses at the intersection of major streets, where commercial zoning already exists. Regional, community, and neighborhood level commercial uses should be located at the intersection of arterial streets. b. Policy 2 – Discourage the extension of strip commercial as a pattern of development. i. Implementation Techniques ii. Ensure future commercial developments be: • Restricted to limited number of access points; • Integrated with adjacent commercial development, and • Designed in harmony with adjacent residential uses. Surrounding Zoning and Land Uses: Surrounding zoning is C-1 to the east with a personal storage use, C-1 to the west with a retail and office use, C-1 to the north with a church and parking lot; and O-3 to the south with multi-family housing uses. Analysis: The applicant is proposing a change in zoning and land use to accommodate a personal storage use. The project is a fully enclosed self-story facility with 2 stories and approximately 34-feet in height. C-1 does not permit personal storage uses higher than 16-feet. There are two other large personal storage uses within proximity to the site. Plan Tucson supports infill projects that reflect sensitivity to the site and neighborhood conditions. The proposed project and use are compatible with the uses surrounding to the west, east, and north which are various commercial, and institutional uses. There is medium density residential to the south of the site. The site is also near the intersection of two arterial streets (Speedway and Camino Seco). The Pantano East Area Plan supports development of commercial uses to meet the needs of the area, provided certain implementation techniques are followed. Policy 2, number iii under the Plan’s Commercial Sub-Goal states that future development must be designed in harmony with adjacent residential uses. It is recommended that the building height be kept to a maximum of 34-feet per condition of the rezoning, which would be more compatible with, and sensitive to the existing residential area to the south. Additionally, the refuse container to the south of the site should be relocated as far as possible from the residential use. The applicant should coordinate with zoning regarding the site layout, access, and traffic circulation. Additionally elevation and design concept details need to be provided. A Design Compatibility Report must be included with the rezoning application. The proposed rezoning is consistent with both Plan Tucson and the Pantano East Area Plan. A plan amendment is not required. ADDITIONAL NOTES: • Dumpster will be relocated to southwest corner of the site, further away from adjacent residential use. • Applicant verified that the proposed building height is 26-feet. • Based on staff feedback, the applicant is proposing to reconfigure the access and fire lane to a 20-food wide one way drive. PDSD staff will reach out to Fire to determine if they have any comments/concerns. • The proposed curb cut has not been approved by DTM. PDSD staff will reach out to DTM to determine if there are any issues with the proposed location, as well as the process for applying for a curb cut. |
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| Fire New Construction | REVIEW COMPLETED | TFD requires that gates across an apparatus access road if powered shall have a KNOX Gate key switch and KNOX Box located at the gate. This note shall be added to your drawings. Buildings exceeding 30’ shall be provided with aerial access meeting IFC 2018, Appendix D, Section D105. D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15’ and not greater than 30’ from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which aerial apparatus access road positioned shall be approved by the fire code official. F.D.C. shall face the street side of the building, IFC 2018, Chapter 9, Section 912, 912.2.1 and shall not be obstructed by a gate Fire hydrants shall be located within 400 ft of new structures. IFC 2018, Chapter 5, Section 507.5.1 and also in accordance with IFC Appendix D. Please show new and existing fire hydrant locations on the plans and or fire sprinklers shall be installed. Questions: Jennifer Peel-Davis Tucson Fire Department Fire Plans Examiner Fire Inspector I, II and Fire Alarm Plans Examiner Jennifer.Peel-Davis@Tucsonaz.gov Desk: 520-837-7033 Update: Per Carver the building will now be around 26' high: Aerial access is not required if the building is under 30', therefore a 20' wide fire department access lanes meets the code requirements. - JMPD 11/28/2022 |
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| Site Engineering | REVIEW COMPLETED | TP-PRE-1122-00014 (8800 E SPEEDWAY BL TUCSON, AZ 85710) 11/18/22 Engineering Comments and Requests 1. Although the project is within a balanced basin, the stormwater discharges for the 2-, 10-, and 100-year events must be reduced by 15% from pre-devotement levels. 2. First flush retention volumes shall be increased by 50 percent over the amount required by the detention/retention manual. (Pima County Regional Flood Control District Stormwater Detention-Retention) 3. Water harvesting must be maximized. Lower impact development guidelines from the retention/detention manual shall be followed to the maximum extent possible. (Tucson Low Impact Development Manual) 4. The design should include pedestrian access to the trash enclosure. Faffs Riederer Faffs.riederer@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: SPEEDWAY SELF- STORAGE ACTIVITY NO. TP-PRE-1122-00014 ADDRESS/PARCEL: 8800 E SPEEDWAY BLVD/133-35-002T & 133-35-002P CURRENT ZONING: C-1 PROPOSED ZONING: C-2 EXISTING USE: VACANT PARCELSL PROPOSED USE: SELF-STORAGE TRANSMITTAL DATE: November 21, 2022 DUE DATE: November 22, 2022 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 preserve in place specimens to the fullest extent possible. 2. Ensure the required number of trees is in all vehicular parking areas (1 tree: 4 parking spaces) per UDC 7.6.4.B.1. Placing trees along the edge of a parking area or at the ends of parking row does not meet the intent of the UDC. All spaces within 40’ of a tree is only one of the requirements. The intent is to provide as much shade on the asphalt as possible (TSM 5-01.3.2), and the requirement is 1 tree per 6-8 parking spaces; trees are expected to be placed within the parking area itself to provide shade on asphalt. 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. Parking diamonds are allowed as long as their square footage equals 34 square feet. 3. Currently shown on the site plan is a 7’ landscape border. There needs to be a 10’ street landscape border along E Speedway per Table 4.6.4.1 in the UDC. See UDC 7.6.4.C for the landscape border standards. Ther landscape border should be located entirely on site, but if necessary 5’ of it can be located in the right-of-way with approval from the City Engineer per UDC 7.6.4.C.2.c 4. There will need to be retention and detention located on site. See Engineering comments for the guidance on this. 5. Maximize rainwater harvesting across the entire site into the landscaped areas, this includes all parking lot trees & landscape borders. 6. 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 |
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| Site Zoning | REVIEW COMPLETED | Rezoning Pre-Submittal Transmittal FROM: Nick Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-1122-00014 Address: 8800 E Speedway Parcel(s): 13335002P Existing Zoning: C-1 Proposed Zoning: C-2 Existing Use: Vacant Proposed Use: Personal Storage TRANSMITTAL DATE: November 23, 2022 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: 4.9.10.C.3 & .6 3. Development standards: 40 ft building height 4. Perimeter yard setbacks: Adjacent to Nonresidential Zone: 0’ 5. Applicable street setbacks: Speedway is a Major Street and Route. The setbacks are 21’ or H from the back of the existing or future curb. 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. Landscape requirements can be discussed further with Matt Carlton at Matthew.Carlton@tucsonaz.gov 9. Additional comments: a. Ensure access standards found in section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual are met. b. A two-way access lane or PAAL within a Storage Use development must be a minimum of 30’ in width. 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 nicholas.martell@tucsonaz.gov. |
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| Traffic Engineering Review | REVIEW COMPLETED |