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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1123-00371
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: 12/06/23 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-1123-00371 PROJECT ADDRESS: 8830 E. SPEEDWAY, Speedway Boulevard & Bedford Road PARCEL NUMBERS: 1333-50-260 EXISTING ZONING & LAND USE: O-3(OFFICE), OFFICE PROPOSED ZONING: C-2 PROPOSED LAND USE: ANIMAL SERVICE USE PROJECT LOCATION & DESCRIPTION: This request is to rezone a parcel from O-3 to C-2 for a Veterinary Hospital. The existing parcel is occupied by a 7,206-sf building and largely developed with parking, existing bike racks, screen walls and landscaping. The primary access to the subject parcel is via Speedway and from an access lane from the adjacent parcel to the east. Secondary access is via Bedford Road. Along the rear of the principle building and southern property line is a proposed 6’ tall enclosed area. An existing sign is located on the north property line along Speedway. Speedway Blvd is classified as arterial and has a 200’ right of way per the MS&R. APPLICANT NAME: Brian Underwood, Planning Center PHONE: Not Provided E-MAIL: bunderwood@azplanningcenter.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, Pantano East Area Plan PLAN AMENDMENT NO, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson The proposed PAD is covered by Plan Tucson, and the Pantano East Area 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: • LT6 Promote the development of dog friendly facilities within the urban environment. • LT28.1.1 Utilize solutions and strategies included in the Design Guidelines Manual to provide an improved level of community design. • LT28.2.6 Support residentially-scaled neighborhood commercial and office uses along collector streets if building is residentially scaled; the site design is pedestrian-oriented: and the use will not generate significant auto traffic. • LT28.2.14 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Pantano East Area Plan This subject area is within the Pantano East Area Plan (PEAP) and has several sections that provide policy guidance for office/commercial development: Policy 1. Promote commercial developments in appropriate locations in the area. Implementation Techniques A. 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. Neighborhood and community level commercial uses may also be appropriate at the intersection of arterial and collector streets, if carefully integrated with surrounding uses. B. Rezoning to commercial uses should be based on all of the following: i. the demonstrated need for commercial zoned land in the area; ii. the site is located on an arterial street; iii. the proposed use is integrated with other adjacent commercial uses; iv. the adjacent uses are adequately buffered. Policy 2. Discourage the extension of strip commercial as a pattern of development. Implementation Techniques B. Ensure future commercial developments be: i. restricted to limited number of access points; ii. integrated with adjacent commercial development; and iii. designed in harmony with adjacent residential uses. SURROUNDING ZONING AND USES: The site is zoned O-3 with an integrated parcel to the east also zoned O-3. To the southeast is a large parcel that abuts Speedway and extends along the southern boundary of the subject parcel. This parcel is zoned C-2. To the west are two parcels, one undeveloped parcel along Speedway Boulevard and one interiorly located and developed utilized as office space. ANALYSIS: The existing parcel is largely built-out in some manner, with landscaping, parking, access and signage. An existing shared PAAL ties the subject parcel with the adjacent O-3 parcel to the east. The Preliminary Development Plan indicates a new 6’ wall or fence along the rear of the building and along the southern property boundary. Additionally, a proposed outdoor waiting area is located at the northeast corner of the subject building. While the PEAP does not have a Conceptual Land Use Map, it does identify potential land use using policy direction with outlines criteria that supports commercial uses which includes supporting development along major streets, with limited access points and integrated with commercial development. Additionally, this use is appropriate along the Speedway corridor and has adequate separation from the existing neighborhoods due to the self-storage serving as a buffer from any outside activities. General Animal Service is permitted within C-2 and is subject to use specific standards of UDC 4.9.4.D.10-15. Further support of this criteria should be described in the Design Compatibility Report. A plan amendment will not be required but more design consideration indicating design capability with the unification of the built and natural environment to align with intent of PEAP. ADDITIONAL PLAN POLICIES TO CONSIDER: None |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-1123-00371 • Pre-Application Conference Review v1 • 8830 E SPEEDWAY BL TUCSON, AZ 85710: 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 or concerns on the proposed rezoning. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: VET OFFICE- E SPEEDWAY ACTIVITY NO. TP-PRE-1123-00371 ADDRESS/PARCEL: 8830 E SPEEDWAY BL/133-35-0260 EXISTING ZONING: O-3 PROPOSED ZONING: C-2 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 assure compliance with the applicable UDC development criteria and Technical Standards. COMMENTS: 1. There must be a NPPO or NPPO waiver. An NPPO is required per UDC 7.7.3-B. 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. 2. Bring the existing landscape borders to code to the fullest degree possible. 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. See Engineering notes for Retention/Detention. 5. 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. 6. 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. 7. Utilize existing areas as part of the commercial rainwater harvesting and produce a Commercial rainwater Harvesting Plan. For example, there are existing flush curbs and parking blocks in the vehicular use area, utilize that area as a WHIA. 8. Commercial Rainwater Harvesting plan is required per UDC Technical Standards Manual – Section 4-01.3.0. and Section 5-01.0.0 Landscaping and Screening. 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 9. The Commercial Rainwater Harvesting Plan must utilize the Site Water Budget (located here: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation). See TSM 4-01.0.0 Exhibit A. The Site Water Budget is how the Water Dept tracks the irrigation water use on-site, not first flush retention volume charts. 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 | Rezoning Pre-Submittal Transmittal FROM: Nicholas Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-1123-00371 Address: 8830 E SPEEDWAY BL Parcel(s): 133350260 Existing Zoning: O-3 Proposed Zoning: C-2 Existing Use: Administrative and Professional Office Proposed Use: Commercial-Animal Service TRANSMITTAL DATE: December 6, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: 4.9.4.D.7 & 4.9.4.D.10-.15 3. Development standards: 40 ft building height 4. Perimeter yard setbacks: Adjacent to Nonresidential zones = 0’ 5. Applicable Street setbacks: Speedway 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 (6.4.5.C.2) a. Bedford Dr is a local street. For nonresidential and multifamily development abutting a Local Street: the minimum required street perimeter yard is 20 feet, as measured from the street property line. (6.4.5.C.2) 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. 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 | ITE Trip Generation Manual estimates about 27 peak hour trips are generated by an animal hospital/veterinary clinic. This amount of trips can be supported by the existing roadway network. No comments or concerns from DTM Traffic Engineering Division. |