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Plan Review Detail
Plan Number: TP-PRE-1222-00065
Parcel: 105130570
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1222-00065
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: 1/10/2023 REVIEWED BY: Lena Porell, Lead Planner CASE NUMBER: TP-PRE-1222-00065 Personal Storage – 1st Ave and Calle Arizona PROJECT ADDRESSES: 4133 N 1st Avenue PARCEL NUMBERS: 105130540, 105130570, 105130560 EXISTING ZONING: R-2 (AUTHORIZED BY MAYOR AND COUNCIL ON MAY 21, 2019, C9-19-03 C-1 ) EXISTING USE: Vacant PROPOSED ZONING: C-2 PROPOSED USE: Personal storage use with a total building area of approximately 81,374 SF. PROJECT DESCRIPTION & LOCATION: The applicant is requesting a rezoning for a portion of an Authorized C-1 Zoning (C9-19-03) to Commercial (C-2). The 2.22-acre site is located on the northwest corner of 1st Avenue and Calle Arizona. The site is currently vacant. The applicant seeks to develop a personal storage facility with up to a total building area of approximately 81,374 square feet. The project includes one 2-story building with a proposed building height of 29-feet, 9-inches. Current zoning, R-2 does not permit Personal Storage use, nor does the Authorized C-1 zoning allow for the requested project height of 29 feet as the C-1 Zone restricts height for personal self-storage to 16-feet. APPLICANT NAME: Jackson Cassidy E-MAIL: JCassidy@LSLawAZ.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND NORTH STONE NEIGHBORHOOD PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 0 NO X TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO X WILL DEPEND ON DESIGN Applicable Plan Policies: 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 Existing Neighborhoods building block of the Future Growth Scenario Map. 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, complement adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community. LT28.2.13 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. The North Stone Neighborhood Plan (NSNP) is intended to guide future development and ensure the compatibility of new development with existing land uses. Relevant policies in NSNP include: Nonresidential Policy 1: New, nonresidential uses should be compatible with adjacent development by: a. providing a transition of heights and/or intensity from adjacent residential uses; b. enhancing and softening architectural features with drought tolerant landscaping, which includes trees in scale to the proposed structures, and understory vegetation, such as shrubs and groundcover; c. providing landscaped earth berms or three-foot-high masonry walls to screen parking areas, as well as drought tolerant canopy trees and shrubs to mitigate the visual impact of parking areas with over four spaces; d. promoting consolidation of abutting parcels for new, nonresidential uses to allow for adequate buffering of adjacent residential development; e. providing view corridors to mountain peaks from adjacent development; f. providing security lighting, which is directed away from adjacent residential uses, and other lighting necessary for safety reasons, in accordance with zoning regulations; and g. providing primary vehicular access only from a major street. Nonresidential Policy 2: Locate new retail, and other commercial services only at the intersection of major streets. Nonresidential Policy 4: Locate professional offices along designated major streets and provide primary vehicular access only from a major street. Nonresidential Policy 5: Encourage efficiently designed commercial developments by: a. minimizing the number of vehicular access points; and b. integrating the design with adjacent commercial or nonresidential development by providing common access points, shared or common parking, integrated circulation systems, particularly pedestrian circulation, and other common amenities. Surrounding Zoning and Land Uses: Surrounding zoning is R-2 to the east and south with residential uses, Authorized C-1 to north (per rezoning C9-19-03) with a vacant lot but a soon-to-be drive through restaurant; C-1 and O-3 to the east with commercial uses. Analysis: The applicant is proposing to rezone a 2.22-acre lot from C-1 (Commercial) to C-2 (Commercial). The existing C-1 is conditional on an authorized rezoning, C9-19-03. The existing use is vacant. The applicant is proposing a change in zoning and land use to accommodate a personal storage use with up to 81,374 SF square-feet of GFA. The project is to include one 2-story building with a maximum height of 29.9-feet. The C-1 zone does not allow personal storage uses with heights higher than 16-feet. Plan Tucson supports infill projects that reflect sensitivity to the site and neighborhood conditions. The proposed project and use are compatible with the uses along 1st Avenue, a major arterial street according to the City of Tucson’s Major Streets & Routes. There is existing lower-density residential directly to the southeast of the site and to the east. The NSNP states new, nonresidential should be compatible with adjacent development by providing a transition of heights and/or intensity from adjacent residential uses; providing primary vehicular access only from a major street. This proposed project provides one access point to the property directly off 1st Avenue away from the existing residential. The current Authorized rezoning for this site, C9-19-03, included a condition about allowable maximum height of 18-feet as well as the building being one story in the C-1 zone. The request for an increase in height of 29.9-feet and two-stories is not out of the question, but more discussion with the community is needed to see if this would be acceptable given previous community input and conditions. It is suggested, if plausible, to have a transition in heights with the building heights being lower closer to the existing residential. Is this project connected to the C9-19-03 rezoning? If so, a PDP should show the parcels to the north with the future commercial and how this rezoning project would be incorporated in terms of circulation, etc. The proposed rezoning is consistent with both Plan Tucson and North Stone Neighborhood Plan dependent on the final design of the proposed project and community input. A plan amendment cannot be determined at this time. |
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| Fire New Construction | REVIEW COMPLETED | Section D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Section D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Section D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Section D105.3 Proximity to building. One or more of required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approve by the fire code official. Section D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. 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 |
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| Site Engineering | REVIEW COMPLETED | TP-ENT-1222-00065 – Rezone property from C-1 (conditional) to C-2 to allow for the development of a personal storage use. 4133 N 1ST AV Comments: 1. Although the project is within a balanced basin, as a condition of rezoning, the stormwater discharges for the 2-, 10-, and 100-year events shall be reduced by 15% from pre-devotement levels for all future development. 2. First flush retention volumes shall be increased by 50 percent over the amount required by the detention/retention manual for all future development. (Pima County Regional Flood Control District Stormwater Detention-Retention https://webcms.pima.gov/cms/one.aspx?portalId=169&pageId=65527) 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 https://www.tucsonaz.gov/files/water/docs/LID-GI-manual.pdf) 4. The direction of travel on the one-way vehicle access road does not seem to allow access for the Environmental Services trucks to the trash encloser. Please show vehicle maneuverability on the site plan. 5. Please show the future right-of-way on the site plan. Faffs Riederer faffs.riederer@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: 2 STORY SELF STORAGE ACTIVITY NO. TP-PRE-1222-00065 ADDRESS/PARCEL: 4133 N 1ST AVE/105-13-0560, 105-13-0570, 206-13-0550, 105-13-0540 CURRENT ZONING: C-1 (CONDITIONAL) PROPOSED ZONING: C-2 EXISTING USE: VACANT PARCELS PROPOSED USE: SELF-STORAGE TRANSMITTAL DATE: DECEMBER 29, 2022 DUE DATE: JANUARY 11, 2023 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 was a previous re-zoning on this parcel, see C9-19-03 from R-1 to C-1 with conditions attached. 2. In your development package, a project narrative must be submitted outlining how previous and current re-zoning conditions are being met. 3. 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. 4. 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 4 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. 5. A masonry screen wall at least six (6) feet high shall be constructed along all property lines adjacent to residential zoning or uses – the entire west side of the property in question. 6. Six (6) inch wide masonry block or greater shall be used for all perimeter walls. 7. All walls visible from a public right of wat are to be graffiti-resistant and incorporate one (1) or more visually appealing design treatments, such as the use of two (2) or more decorative materials such as stucco, tile, stone, or brick; a visually interesting design on the wall surface; varied wall alignments (jog, curve, notch, setback, etc.) and/or trees and shrubs in voids created by the wall variations per the re-zoning conditions outlined in C9-19-03. 8. There will need to be a fifteen (15) foot landscape border along the property where it abuts the residential zoning or uses – provided by the applicant. 9. There needs to be a 10’ street landscape border along N First Ave 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 10. There will need to be retention and detention located on site. See Engineering comments for the guidance on this. 11. Maximize rainwater harvesting across the entire site into the landscaped areas, this includes all parking lot trees & landscape borders. It is highly suggested that the development use flush curbs and parking blocks to help achieve this goal. 12. A Commercial Rainwater Harvesting Plan is required per The TSM 4-01.3.0. As part of the re-zoning conditions, the applicant should be able to illustrate how water harvesting will meet 60% of the annual landscape water demand, through the use of treatments like flush curbs and basins in the landscape borders. 13. 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-1222-00065 Address: 4133 N 1st Av Parcel(s): 105130540 Existing Zoning: C-1 (Conditional) Proposed Zoning: C-2 Existing Use: Vacant Proposed Use: Storage-Personal Storage TRANSMITTAL DATE: January 10, 2023 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 R-2: 1½(H). Adjacent to C Zones: 0’ 5. Applicable street setbacks: 1st Avenue is a Major Street subject to MS&R setbacks (6.4.5.C UDC). 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. There is a rezoning condition in “Authorized” status that limits the height of the building to 18’ b. Please see all rezoning conditions: https://pro.tucsonaz.gov/plandetails/C9-19-03/ c. Any one-way traffic that turns into two way traffic should be accompanied by signage or physical barriers that prevent wrong way traffic. 9. 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. |