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Plan Review Detail

Plan Number: T15SE00006
Parcel: Unknown

Review Status: Completed

Review Details: REZONING - IPC

Plan Number - T15SE00006
Review Name: REZONING - IPC
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/26/2015 JOHN BEALL COMMUNITY PLANNING REVIEW Completed DEPARTMENT OF URBAN PLANNING & DESIGN
SE-15-06 The Shops at Midvale - Valencia Road
Plan Tucson and Santa Cruz Area Plan
01/26/15

This is a request to allow a Large Retail Establishment (LRE) and fuel center with retail shops on an approximately 13.44 acre site zoned C-2. The proposal includes a Fry's store with 102,564 sq. f., with an associated fuel center that includes a 176 sq. ft. kiosk and a 6,880 sq. ft. canopy. The project site will also include a 4,500 sq. ft building and a 7,800 sq. ft. building with retail/restaurant use. The total building area of the Fry's store is greater than 100,000 sq. ft. and is considered a Large Retail Establishment, requiring a special exception for the C-2 zone.

The surrounding Zoning is C-2 to the west; to the east is C-1; across Valencia Road to the north is C-2; and to the south is County SH with existing residential and church uses. Policy direction for the proposed project site is based on the Plan Tucson and the Santa Cruz Area Plan.

Plan Policy Summary

The Plan Tucson and the Santa Cruz Area Plan provide relevant policy guidance. These Plans promote commercial uses along major transportation corridors and in or adjacent to regional activity centers and employment centers. The Santa Cruz Area Plan specifically calls out that commercial uses are appropriate near the intersection of Valencia and Valley Indian Agency Connection Road. These Plan policies encourage and support developments that respond to physical characteristics of the site, adjacent land use patterns, enhancing the visual appeal of the streetscape, and incorporating neighborhood recommendations into site planning and design.

Rezoning Application

The applicant attended a presubmittal meeting with staff on October 29, 2014. The applicant held a neighborhood meeting on December 2, 2014 with approximately 12 people in attendance. The issues centered around hours of operation, traffic and access, security and site lighting, and shopping carts.

Plan Compliance/Recommendation

Staff finds this proposal complete, and consistent with the policy direction provided by the Plan Tucson and Santa Cruz Area Plan. A plan amendment is not required. It is recommended that this application be accepted for further processing.
01/28/2015 JASON GREEN ENGINEERING REVIEW Approved DATE: January 26, 2015
DUE DATE: January 30, 2015
SUBJECT: The Shops @ Midvale - Engineering Review
LOCATION: 1801 W Valencia Rd; T15S, R13E, SECTION 15
REVIEWERS: Jason Green, CFM
CASE #: SE-15-06
REFERENCE: T15SE00006


SUBJECT: Engineering Division of Planning & Development Services Department has received and reviewed the proposed Special Exception Preliminary Development Plan, Preliminary Compatibility Report, and Preliminary Drainage Report (Sustainability Engineering Group; 15JAN15).

The Preliminary Development Plan appears to have adequate Engineering and Floodplain related information to be forwarded to the rezoning examiner. Future comments maybe forth coming upon review of the development plan package. No special conditions are offered.


Jason Green, CFM
Senior Engineer Associate
Engineering Division
Planning & Development Services Department
01/28/2015 MARTIN BROWN FIRE REVIEW Approved
01/29/2015 STEVE SHIELDS ZONING REVIEW Completed PDSD TRANSMITTAL

TO: Rezoning Division
Re: Acceptance of Information for Plan Compliance (IPC)

FROM: Steve Shields
Lead Planner

PROJECT: Fry's Food Store
SW corner Valencia Road & Valley Indian Agency Road. - C-2
Special Exception - SE-15-06

TRANSMITTAL: January 29, 2015

The proposed "Food and Beverage Sales, mixed use", located on parcels 138-24-4000, 138-24-4010, 138-24-4020, 138-24-4030, & 138-24-4040 zoned C-2. The use falls under UDC Table 4.8-4: Permitted Uses - Retail Trade Use Group With Land Use Class/Type: Permitted under Mayor and Council Special Exception Procedure, Section 3.4.4 . The following Use Specific Standards apply: C-2: 4.9.9.D

1. The submitted plan, showing the Household Goods Donation Center is acceptable to continue the review for the zoning examiner's report.

The following item needs to be noted at this time:

UDC Section 4.9.9.D.1.b Buffers
1. Required minimum building setback to the southwest & south residential zoned property is 200', proposed to the southwest residential zoned property is 60', to the south residential zoned property is 74'
2. Required minimum 8' high, or higher masonry screen adjacent to the southwest & south residential zoned property wall not provided, proposed 5' high vegetative screen.
3. Required 20' wide landscape buffer adjacent to the southwest & south residential zoned property wall not provided, proposed 10' wide landscape buffer.

UDC Section 4.9.9.D.1.c Outdoor Storage Areas
4. Per the Preliminary Compatibility Report no outdoor storage is proposed.

UDC Section 4.9.9.D.1.d Trash Collection Areas
5. Require setback to adjacent residential zoned property or adjacent streets is 200' It does not appear that the two (2) trash collection areas shown along the south adjacent residential zoned property meet the required 200'. It does not appear that the southeast and northeast trash collection areas meet the 200' setback to adjacent streets. Screening requirements for the southeast and northeast trash collection areas are not shown.

UDC Section 4.9.9.D.1.e Pedestrian Flow
6. It is not clear that the required pedestrian circulation has been provided, i.e., required 8' width, connection to all buildings on site and the required 3' wide landscape strip for all required sidewalks.

UDC Section 4.9.9.D.1.f Central Features and Community Spaces
7. It is not clear that this section has been met.

UDC Section 4.9.9.D.1.g Delivery and Loading Spaces
8. The proposed screened loading dock does not meet the setback requirements to adjacent residential property.

UDC Section 4.9.9.D.1.h Traffic Impacts
9. Per the Preliminary Compatibility Report a TIA report will be provided.

UDC Section 4.9.9.D.1.i Outdoor Lighting
10. Per the Preliminary Compatibility Report an outdoor lighting report will be provided.

UDC Section 4.9.9.D.1.j Outdoor Sales Display/Ancillary Uses
11. Per the Preliminary Compatibility Report no outdoor sales display/ancillary uses are proposed within the 250' setback area.

UDC Section 4.9.9.D.1.k Hazardous Materials
12. Per the Preliminary Compatibility Report a hazardous materials management plan and hazardous materials inventory statement might be provided if necessary.
UDC Section 4.9.9.D.1.l Noise Abatement
13. Per the Preliminary Compatibility Report it doesn't appear that a noise mitigation plan is proposed.

UDC Section 4.9.9.D.1.m Combination of Retail with Food and Beverage Sales
14. It is not clear that the proposed use will meet the requirements of this section. A calculation and plan will be required to show how this requirement is met.

Additional comments;
15. The vehicle parking calculation is not correct. Total gross floor area for the Fry's building should include the proposed Mezzanine. The vehicle parking requirement can be based on UDC Section 11.3.9.C.3 Shopping Center, A multiple use development composed of an integrated group of establishments (stores), planned, constructed, and managed as a unit, utilizing common or shared facilities, such as buildings, parking, and vehicular and pedestrian access, where no more than 50% of the floor area is dedicated to uses with a parking formula of one space per 100 square feet of gross floor area or a more intense formula. The individual establishments may be owned by a single entity or by separate entities. That said the required vehicle parking is then based on UDC TABLE 7.4.4-1: MINIMUM NUMBER OF MOTOR VEHICLE SPACES REQUIRED, RETAIL TRADE USE GROUP, Shopping Center, parked at 1 space per 300 sq. ft. GFA for the entire site.


If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov.