Plan Review Detail
Plan Number: TP-PRE-1124-00264
Parcel: 116133000
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1124-00264
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: 12/12/24 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-1124-00264 PROJECT ADDRESS: 1010 N SILVERBELL RD PARCEL NUMBERS: 116-132-980 EXISTING ZONING & LAND USE: C-1 (COMMERCIAL) PROPOSED ZONING: C-1 (COMMERCIAL) PROPOSED LAND USE: DRIVE THRU PROJECT LOCATION & DESCRIPTION: This request is to modify previous zoning conditions for C-1 (commercial) to allow a drive-thru use. The subject parcel is located on the 1000 block of Silverbell located, approximately 250 feet south of Speedway Boulevard and 100 feet east of Silverbell Road. Silverbell is classified as an arterial street per the MS&R map. The subject parcel was previously part of a legacy rezoning case (C9-98-03). The initial rezoning included a preliminary development plan for the both the subject parcel and the parcels to the south. The previous rezoning conditions (2) restricted drive-through uses. APPLICANT NAME: Lazarus and Silvyn PHONE: (520)270-7099 E-MAIL: ksilvyn@lslawaz.com Plan Amendment: NO PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): DEPEND ON DESIGN DESIGN COMPATIBILITY + COMMUNITY INPUT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson, Santa Cruz Area Plan The site of the proposed special exception is covered by Plan Tucson. 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. • LT28.2.14 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Santa Cruz Area Plan The subject parcel is within the Santa Cruz Area Area Plan. The subject parcel within the southwest area of key parcel 10. Per the area plan, the subject area is commercial. mostly residential within the neighborhoods and generally commercial along major roadways and collectors. Additionally, the conceptual land use map also identifies the subject area as “Low Density Residential”. Existing Uses: Parcel l0 includes a large area of vacant land adjacent to the El Rio Golf Course and Northwest District Park. A few commercial uses are located in the southwest corner. The land is zoned for commercial uses and suffers from drainage and flooding problems. Proposed engineering studies along the Silvercroft Wash may provide solutions to some drainage problems. Proposed Use: As drainage and flooding problems are resolved, high-density residential uses should be encouraged for the majority of this area. This can be accomplished by employing the residential use option contained in the B-l zone. Locally oriented commercial uses should also be provided and focused on the intersection of Speedway and Silverbell. Surrounding Zones and Land Uses: North: C-1; Commercial Existing Uses: Convenience Store/Fuel South: C-1; Commercial Existing Uses: Medical Office East: R-2; Residential Existing Uses: Single Family Residential West: C-1; Commercial Existing Uses: Federal Commercial Property ANALYSIS: The subject site is zoned C-1 as is much of the area around the intersection. The neighborhood east (R-2) and south (R-1) of subject parcel are mostly comprised of single- family residential homes. The subject is also bordered to the east by the Silvercroft Wash. The greater development as part of the initial rezoning included the subject parcel and the parcels to the south. Since the initial rezoning, the parcel has been split and a medical office was developed on the southern resultant parcel. Over the years, the intersection and subject parcels have slowly developed into more auto-centric commercial and related uses and now have numerous drive-thru surrounding the area. The subject site is also further separated from the neighborhood by the existing medical office, wash and the existing block wall along the south and east perimeter. In reference to the proposed preliminary development plan, the site as presented utilizes the existing structures to shield any negative impacts related to a drive-thru use from the neighborhood. The double-loaded drive-thru has the drive-thru order and signage along Silverbell. Additional landscape treatment and buffers may also be explored east of the drive-thru to provide more shielding from the drive-thru light and sound. Additionally, the proposed PDP should indicate how the three collective parcels meet or exceed the previous zoning conditions. For the modification of conditions 2 of the previous rezoning conditions, a plan amendment is not required. 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. ADDITIONAL PLAN POLICIES TO CONSIDER: None |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-1124-00264 • Pre-Application Conference Review v1 • 1008 N SILVERBELL RD TUCSON, AZ 85745: 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. First flush retention and balanced basin detention compliant with sections 2 and 3 of the DSSDR will be required. A drainage statement will be required to establish that these requirements are being met. 2. Pedestrian circulation is required to connect all buildings, dumpster areas, and the sidewalk on the street frontage per TSM 7-01.3.3. Show a continuous pedestrian path that maintains a 4-ft unobstructed width. 3. Show locations of roof downspouts. Stormwater from roof drains may not pass over ADA sidewalks per TSM 7-01.4.3E. 4. Provide a cross-access agreement. 5. Provide waste stream calculations and waste enclosure specifications compliant with TSM 8. 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 SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: CHANGE OF REZONING CONDITION AND UPDATE OF APPROVED PDP TO NEW PROJECT PDP. FOR DRIVE-THROUGH FOOD SERVICE USE. ACTIVITY NO: TP-PRE-1124-00264 ADDRESS: 1008 N SILVERBELL RD ZONING: C-1 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. A NPPO or a NPPO Waiver is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, must be submitted and approved or a request for an exception from the Native Plant Preservation requirements shall be approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Administrative Manual Section 2-11.0.0 prior to Grading Plan approval. PDSD will provide the applicant with the NPPO Waiver form upon request. 2. A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code requires all new development, or an expansion of greater than 25% of an existing development to submit a landscape plan, UDC 7.6.2. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 3. Provide the required number of trees in all vehicular parking areas (1 tree to 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. An interior landscape border is required along the east property boundary of the site per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. A street landscape border is required along Silverbell Rd per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 6. DTM review is required for all planting and irrigation in the ROW prior to the approval of the development package. Reach out to David Marhefka (david.marhefka@tucsonaz.gov) if necessary for this project. 7. 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. 8. A Commercial Rainwater Harvesting plan is required: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. The Rainwater Harvesting Plan shall consist of two elements: A Site Water Budget Calculation Spreadsheet and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements require coordination between project managers, site engineers and landscape architects from the inception of the project. The two elements of the Rainwater Harvesting Plan shall illustrate how water harvesting will meet 50% of annual landscape water demand, as required by the ordinance. If a copy of the Site Water Budget Spreadsheet is needed, please reach out to the contact information at the bottom of these comments. 9. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades, spot elevations and curb cut locations. 10. Maximize rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area. 11. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | CDRC Rezoning Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Project Manager PROJECT: TP-PRE-1124-00264 Address: 1008 N SILVERBELL RD Parcel(s): 116132980 Zoning: C-1 Existing Use: Vacant Proposed Use: Commercial – Food Service TRANSMITTAL DATE: December 11, 2024 COMMENTS: 1. The proposed development must comply with Administrative Manual 2-06 – Development Package. Building permits can be submitted and reviewed concurrently with the development package but the building plans cannot be approved until the development package is approved and the building plans are reviewed for consistency. 2. Provide a Preliminary Development Plan that meets the submittal requirements of Administrative Manual 2-03. The PDP and the development package are separate submittals but should be consistent. 3. Include APN 11613195G, 11613195E in the formal development package submittal as these parcels are a part of the entire site. 4. The site is zoned C-1 and the proposed use is Commercial – Food Service subject to use specific standards 4.9.4.M.1 & 5 and 4.9.13.O (UDC TABLE 4.8-4). a. 4.9.13.O – Drive through services are prohibited except commercial services may provide one drive-through lane. 5. The maximum height permitted is 30’ (UDC TABLE 6.3-4.A) 6. The setbacks to the north and south for nonresidential uses adjacent to nonresidential zones is 0’ (UDC TABLE 6.3-4.A) 7. The setback to the east for nonresidential use adjacent to residential zones is 1.5 the height of the proposed building wall (UDC TABLE 6.3-4.A) 8. The setback along Silverbell Rd is 10’ from the property line (UDC 6.4.5.C) 9. The minimum parking requirement is 1 space per 100 sq. ft. GFA and outdoor seating areas (UDC TABLE 7.4.4-1) 10. The short-term bicycle parking requirement is 1 space per 2,000 sq. ft. GFA with a minimum requirement of 2 spaces. The long-term bicycle parking requirement is 1 space per 12,000 sq. ft. GFA with a minimum requirement of 2 spaces (UDC Table 7.4.8-1) 11. Per UDC 7.4.11.B.2.a – Food services with less than 50 total requited motor vehicle parking spaces prior to any reduction are exempt from minimum required EVSE. 12. The minimum motor vehicle stacking requirement is 3 vehicular spaces, each space must be a minimum of nine feet in width and 18 feet in length (UDC 7.4.7). Access lanes must be setback one foot from a structure when the access lane serves as drive-through lane (UDC 7.4.6.F.2.a) 13. 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). Ensure there is pedestrian circulation connected to the trash enclosure. 14. 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. |
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| Traffic Engineering Review | REVIEW COMPLETED | Per the ITE Trip Generation Manual, a 3700 SF fast food restaurant with drive-thru can be anticipated to generate around 165 AM peak hour trips and 122 PM peak hour trips. DTM will require that a Traffic Impact Analysis (TIA) be conducted to determine whether the existing roadway network can handle the increase in traffic, or if improvements in the public right-of-way will be necessary to maintain acceptable traffic operations. |