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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1224-00275
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: 01/08/24 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-1224-00275 PROJECT ADDRESS: 7660 E 22ND ST PARCEL NUMBERS: 135-07-330M EXISTING ZONING & LAND USE: C-1 (COMMERCIAL) PROPOSED ZONING: C-2 (COMMERCIAL) PROPOSED LAND USE: DRIVE THRU CARWASH PROJECT LOCATION & DESCRIPTION: The applicant is requesting to rezone from C-1 to C-2 Commercial for the construction of a self-service automatic car wash. The proposal is located on vacant parcel which abuts an existing Circle K gas and convenience store. The project is located 250 feet east of Prudence Road and South 22nd street and currently unaddressed. 22nd classified as arterial road and Prudence is classified as a collector. The proposed area is currently vacant and is surrounded by developed properties. The southern property boundary line abuts a residential subdivision. The subject area was part of a previous rezoning (C9-10-04) which was authorized in 2010. The applicant is proposing an automatic wash tunnel with 26 vacuum/parking stalls. Main vehicular access is provided via two entrances along South 22nd street. The circulation of the carwash is counterclockwise within the site. APPLICANT NAME: Erin Harris PHONE: (520)425-3795 E-MAIL: Erin.Harris@Kimley-Horn.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 PLAN AMENDMENT NO, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson 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 Mixed Use Corridors Building Blocks within the Future Growth Scenario Map. Mixed-use corridors 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. • LT28.5.7 Support design that protects the integrity of existing neighborhoods, compliments adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community. • LT28.5.8 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. • LT28.5.9 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Surrounding Zones and Land Uses: North: C-2; Commercial Existing Uses: Vehicle Sales South: R-2; Residential Existing Uses: Single Family Residential East: C-2; Commercial Existing Uses: Vehicle Sales West: C-1; Commercial Existing Uses: Gas and Convenience Store ANALYSIS: The subject site is zoned C-1 and much of the area around the intersection is commercial with C-2, O-3 and C-1 zoning. The parcel appears to have split zoning with C-1 to the west and C-2 to the east. The neighborhood south (C-1 and R-2) of subject parcel are mostly comprised of single- family residential homes. The subject site is also bordered to the west by and existing Circle K and to the east by an existing vehicle sales use. The subject parcel area was part of an initial rezoning that was authorized in 2010 (C9-10-04) and extended in 2010 but was not effectuated. Over the years, the intersection and subject parcels have slowly developed into more auto-centric, vehicle commercial and C-2 related uses (C9-72-12). More importantly the subject site is also in direct contact with the residential subdivision to the south. In reference to the proposed preliminary development plan, the site as presented minimally provides shielding of the potential negative impacts related to a drive-thru carwash use from the neighborhood. The double-loaded drive-thru has the drive-thru lane positioned generally north south with a garbage refuse area located closer to the 22nd street frontage. Additional landscape treatment and buffers may also be explored along the southern boundary to provide more shielding from the drive-thru light and sound. The previous conditions from C9-10-04, specifically the hours of operations, mechanical screening, graffiti removal and southern boundary screening should be reviewed and summarized at the formal rezoning submittal. 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 is required to create community dialogue with the adjacent neighbors and ward office. It is recommended that any community issues brought forward at the neighborhood meeting be addressed with the updated preliminary development plan if applicable. It is recommended to convey hours of operation, noise levels and treatments, landscaping and buffer techniques at the neighborhood meeting. A formal submittal of the rezoning 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 | ||||
| Site Engineering | REVIEW COMPLETED | 1. No comments or concerns with the rezoning of this property. Typical standards will apply to this site at the development package review. Stephen Blood (520) 837-4958 Stephen.blood@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: PRE-APPLICATION TO DISCUSS THE REZONING ACTIVITY NO: TP-PRE-1224-00275 ADDRESS: 7660 E 22ND ST ZONING: C-2 COMMERCIAL ZONE 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. REZONING AND INITIAL DEVELOPMENT PACKAGE SITE LANDSCAPE/NPPO COMMENTS: 1. No comments or concerns with the rezoning of this property. The following comments will need to be addressed during the formal DP submittal. 2. 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. 3. 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. 4. The PDP shows parking/vacuum stalls. If the parking shown on the PDP are vacuum stalls, then provide the required number of trees from that area somewhere else on site. Provide 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. 5. An interior landscape border is required along the south 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. 6. An updated street landscape border is required along E 22nd St per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Currently the street landscape border is showing landscape planting. Verify the quantities and update to meet UDC standards for street landscape borders. 7. 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. 8. 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. 9. 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. 10. 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. 11. 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. 12. 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 | Rezoning Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Project Manager PROJECT: Address: 7660 E 22ND ST Parcel(s): 135-07-330M Existing Zoning: C-1 Proposed Zoning: Unspecified Existing Use: Vacant Proposed Use: Automotive – Minor Service and Repair TRANSMITTAL DATE: January 6, 2025 COMMENTS: 1. Development must comply with 2-03: Rezoning Change of Zoning) Applications. 2. The site is currently zoned C-1 and a carwash is Automotive – Minor Service and Repair which is permitted through a Zoning Examiner Special Exception subject to use specific standard 4.9.4.F.2, .3, .4 and .5 and 4.9.13.O. See UDC 4.8 to determine the zone that would permit the proposed use. 3. The minimum setback requirements for a nonresidential use adjacent to a nonresidential zone is 0’ (UDC 6.3.4). 4. The minimum setback requirement from 22nd Street is 10’ from the existing or future property line (UDC 6.4.5.C). 5. Other applicable dimensional standards can be found in UDC 6.3. 6. The minimum parking ratio is 1 space per 500 square feet of gross floor area, including service bays, wash tunnels, office, and retail areas (UDC Table 7.4.4-1). 7. The minimum vehicle stacking requirement is 4 vehicle spaces, each space must be a minimum of nine feet in width and 18 feet in length. 8. 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). 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 Loran.Shamis@tucsonaz.gov. |
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| Traffic Engineering Review | REVIEW COMPLETED | Appears to be a car wash to be located on 22nd St a little east of Pantano Rd. No concerns with preliminary site plan. |