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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1123-00379
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
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| Entitlements | REVIEW COMPLETED | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 12/6/2023 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-1123-00379 Mister Car Wash – Broadway and Houghton PROJECT ADDRESSES: 5 S HOUGHTON RD PARCEL NUMBERS: 133-38-005F EXISTING ZONING: C-1 EXISTING USE: Vacant PROPOSED ZONING: C-2 PROPOSED USE: Automatic Self Service Car Wash PROJECT DESCRIPTION & LOCATION: The applicant is requesting to rezone from C-1 to C-2 Commercial for the construction of a self-service, automatic car wash. The 1.01-acre site is on the southeast corner of Houghton Road and Broadway Road. There are currently two vacant office buildings on site. The applicant seeks to develop the car wash with an automatic wash tunnel and 11 vacuum bays which also act as parking spaces. The use would be accessed directly from Broadway Boulevard, and through a shared access from Houghton Road along with the Safeway to the south. The current C-1 zoning prohibits Automotive, Minor Service and Repair land use, per section 4.9.4.F.3 of the Unified Development Code (UDC). APPLICANT NAME: Lexy Wellott E-MAIL: lwellott@azplanningcenter.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND HOUGHTON EAST NEIGHBORHOOD PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 1 YES 0 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 1 NO 0 WILL DEPEND ON DESIGN Applicable Plan Policies: 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 Neighborhoods with Greater Infill Potential building block of the Future Growth Scenario Map. This building block includes residential neighborhoods and commercial districts for which there is potential for new development and redevelopment in the next several decades. In some areas, entire new neighborhoods may be built. These neighborhoods are characterized by an urban scale that allows for more personal interaction, while providing safe and convenient access for all ages and abilities to goods and services needed in daily life. These neighborhoods include a mix of such uses as a variety of housing types, grocery stores and other retail and services, public schools, parks and recreational facilities, and multi-modal transportation choices. LT28.2.4 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. LT28.2.12. Support environmentally sensitive design that protects the integrity of existing neighborhoods, complements adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community. LT28.2.14 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Houghton East Neighborhood Plan: The purpose of the Houghton East Neighborhood Plan is to guide future development to protect the natural amenities of the area and to enhance existing neighborhoods. Plan Definitions: Community Commercial: Retail and service uses and centers, which typically serve the population within a 3-mile or greater radius. Neighborhood Commercial: Low-intensity commercial uses serving neighborhood retail and service needs. Nonresidential Development includes commercial development such as retail, service, and office uses which meet the needs of surrounding residents and public or semi-public uses such as schools and churches. Although there are no nonresidential uses currently in the Houghton East Neighborhood (as of plan adoption in 1985 – GS), there is a neighborhood commercial zoning consistent with the Rincon Area Plan at the southeast corner of Houghton Road and Broadway Boulevard. Commercial and community service uses may be appropriate at major intersections of Houghton Road. Goal – Encourage a well-designed, nonresidential development to serve neighborhood needs. Relevant policies: 1A. Locate nonresidential uses only at the intersections of Houghton Road with Broadway and 22nd Street. 2D. Restrict nonresidential uses to 20 feet in height except at the intersection of Houghton Road and Broadway Boulevard on the northeast corner (located in plan designated “Area A” on the northeast corner of Broadway Boulevard and Houghton Road) or at the northeast corner of Houghton Road and 22nd Street where maximum height allowed is 26 feet (Amended March 8, 2016 -GS). Surrounding Zoning and Land Uses: Owners of this parcel have initiated to process to rezone the property to C-2 to allow for the construction of an automated drive-thru and self-service car wash. Surrounding zoning is C-1 to the east and south, with commercial land uses including a grocery store as well as several food service, office, and personal service uses. To the west, north, and northwest across Houghton and Broadway the area is also zoned C-1, with similar land uses. Analysis: The applicant is proposing a rezoning of the parcel to support the development of an automated and self-service car wash at the intersection of Broadway Blvd and Houghton Road, an arterial and arterial scenic roadway, respectively per the Major Streets and Routes Plan. In order to authorize the rezoning as presented, a plan amendment is required to modify the maximum height of nonresidential development in the Houghton East Neighborhood Plan to allow for structures over 20 feet. The applicant must show how the project proposal is compatible with surrounding land uses. Plan Tucson encourages development compatible with existing neighborhoods. The project proposal is currently unaligned with surrounding commercial development, which is comprised of walk-in neighborhood services. The only drive-thru lane at the intersection is the single lane at a fast-food restaurant on the southwest corner of the intersection, consistent with C-1 zoning. The Houghton East Neighborhood Plan encourages nonresidential uses at the intersections of Broadway Blvd and Houghton Road, and at 22nd Street and Houghton Road. Generally, a neighborhood commercial development should not involve land uses that generate vehicle traffic from outside the immediate service area, and community commercial not from further than three miles away. The Houghton East Neighborhood Plan also restricts nonresidential development at the project location to a maximum height of 20 feet – the site plan included with the presubmittal application shows a maximum building height of 30 feet. Further, design considerations required by the Major Streets and Routes overlay would need to be adhered to. As Houghton Road is a scenic arterial, “building or structure surfaces, that are visible from the Scenic Route, shall have colors that are predominant within the surrounding landscape, such as desert and earth tones.” A new project submittal should include more information on the building design, including color materials. Please elaborate on the landscaping and screening along Houghton Road, the area indicated on the site plan is currently a drainage swale lined with riprap and below the grade of the parking area. The project is not supported by the Houghton East Neighborhood Plan due to building height limitations. It is possible to apply for a plan amendment concurrent with rezoning submittal. A plan amendment is required to proceed as proposed. ADDITIONAL NOTES: None. |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-1123-00379 • Pre-Application Conference Review v1 • 5 S HOUGHTON RD TUCSON, AZ 85748: 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: MISTER CAR WASH ACTIVITY NO. TP-PRE-1123-00379 ADDRESS/PARCEL: 5 S HOUGHTON RD/133-38-005F EXISTING ZONING: C-1 PROPOSED ZONING: C-2/SCZ 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. A 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. The CRWH Plan must meet 60% of the landscape requirements for existing and future landscape as a condition of this rezoning. 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 8. 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-1123-00379 Address: 5 S HOUGHTON RD Parcel(s): 13338005F Existing Zoning: C-1 Proposed Zoning: C-2 Existing Use: Vacant Proposed Use: Commercial-Automotive Service and Repair: Automotive Washing-Full 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: Provide a UDC defined use from article 4.8.6. The use appears to be Automotive-Service and Repair: Automotive Washing -Full Service per UDC article 11.3.4.E a. Provide all applicable use-specific standards (4.9.13.E) on the Preliminary Development Plan (PDP) 3. Development standards: 40 ft building height 4. Perimeter yard setbacks: Adjacent to Nonresidential zones = 0’ 5. Applicable Street setbacks: Broadway and Houghton are both Major Streets. 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) 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. The site is in the Environmental Resource Zone (ERZ) UDC 5.7.2 b. Ensure compliance with the annexation/OCZ conditions found in https://pro.tucsonaz.gov/activity_search/C9-84-65 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. |
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| Traffic Engineering Review | REVIEW COMPLETED | ITE Trip Generation Manual estimates that the automated car wash will generate about 78 peak hour trips in the PM period. The adjacent signalized intersection at Broadway/Houghton should be able to accommodate for the development's traffic without a negative effect on operations. No further comments from DTM Traffic Engineering Division. |