Plan Review Detail
Review Status: Active
Review Details: PREAPPLICATION
Plan Number - T20PRE0025
Review Name: PREAPPLICATION
Review Status: Active
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/10/2020 | LOREN MAKUS | ENGINEERING | REVIEW | Completed | 1. Site is not within a flood hazard area. 2. Engineering has no special concerns. |
| 02/12/2020 | MKAT1 | URBAN PLANNING | REVIEW | Completed | PDSD PLANNING REVIEW ACTIVITY NUMBER: T20PRE0025 PROJECT REVIEWER: MICHAEL KAT, MICHAEL.KAT@TUCSONAZ.GOV PLAN COMPLIANCE: Staff review finds a preliminary determination that the proposal complies with the goals and policies of Plan Tucson and the Northside Area Plan, and does not require a plan amendment prior to rezoning from C-2 (Commercial) to P-I (Park Industrial). ANALYSIS: The applicant is proposing to rezone a 1.39 acre lot from Commercial (C-2) to Park Industrial (P-I). The proposed site is located along 1st Avenue, which is designated an arterial street per the Major Streets and Routes Plan (MS&R). The existing land uses are medical offices and retail within a commercial shopping center. The applicant is proposing the addition of a general manufacturing land use in order to develop woodworking and cabinet store that includes a showroom and office space. The proposed project is adjacent to Commercial (C-2) on the North, West, and South sides. Residential (R-2) is to the East of the proposed site. Plan Tucson identifies the proposed site as being in a Mixed-Use Corridor, which provides a higher-intensity mix of jobs, services, and housing along major streets. It supports community commercial and office uses located at the intersections of arterial streets taking into consideration traffic safety and congestions issues. Northside Area Plan allows light industrial uses only as specified in specific subareas (see Binghampton subarea). Nonresidential uses are to be designed in harmony with adjacent development, including appropriate design elements and buffering techniques. The proposed rezoning to P-I at this site is supported by the Northside AP as it could be considered a 'down-zoning' to a less intense zone than C-2 given that P-I General Manufacturing must be held all indoors. The P-I zone is more consistent with Plan policy direction of providing compatibility adjacent to residential neighborhoods. Both First Avenue and Prince Road are arterials and the proposed use is consistent with MS&R designation. While the applicant is just proposing a zoning change for a Tenant Improvement - the whole site will need to meet Code compliance as part of the rezoning requirements. Also at the time of rezoning submittal, applicant must address, in the required Design Compatibility Report, how the site design and use of property will mitigate impacts as directed by Plan Tucson policy direction for P-I adjacent to an established residential neighborhood to the east. 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 Mixed-Use Corridor building block of the Future Growth Scenario Map. LT28.5.1 Support development in or adjacent to existing regional and community-level activity centers that will: d. Encourage infilling vacant or underutilized parcels adjacent to existing regional and community-level activity centers; LT28.5.4 Support a mix of commercial, residential, office, governmental, and other service activities at all major employment centers. LT28.5.7 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. LT28.5.8 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. The goal of the Northside Area Plan is to provide land use policy direction and design guidelines for development within the Plan boundary. Nonresidential Uses Policy 4: Allow light industrial uses only as specified in specific subareas (see Binghampton subarea). Policy 5: Ensure well-designed nonresidential development by: a. Minimizing the number of vehicular access points. b. Providing common access points and parking, integrated vehicular and pedestrian circulation systems, and other amenities in common with adjacent nonresidential developments. c. Promoting consolidation of abutting parcels for new, nonresidential uses to allow for adequate buffering of adjacent residential development. d. Requiring appropriate design elements and buffering techniques during the rezoning and associated development review processes to ensure the sensitive design of nonresidential developments on established neighborhoods. These elements must be shown on rezoning concept plans and developments plans (see General Design and Buffering policies). Plan Administration Policies Policy 2: Demonstrate compliance with Northside Area Plan policies in all applications for land use change by submitting a plan at the time of rezoning which may include (but is not limited to) the following: a. Location of structures. b. Screening and landscape buffers. c. Building heights. d. Setbacks. e. Pedestrian and vehicle circulation. f. Inventory of existing vegetation. g. Building elevations. h. Lighting. i. Parking layout. ADDITIONAL NOTES FROM PRESUBMITTAL MEETING: N/A |
| 02/18/2020 | BILLIE LEE | COMMENTS | COMMENTS | Active | |
| 02/18/2020 | ELISA HAMBLIN | ZONING | REVIEW | Completed | Rezoning Pre-Submittal Transmittal FROM: Elisa Hamblin, AICP; Principal Planner PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting T20PRE0025 Address: 3550 N 1st Ave Parcel(s): 113-04-157A Existing Zoning: C-2 Proposed Zoning: P-I Existing Use: General Manufacturing, Retail - General Merchandise Sales, Medical Service - Outpatient Proposed Use: (same) TRANSMITTAL DATE: February 18, 2020 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Development standards: P-I allows 50 ft max height, no min lot size or lot coverage 3. Proposed use and use-specific standards: General Manufacturing subject to 4.9.5.C.2, .4, .5, .6, & .8 and 4.9.13.Q; Retail - General Merchandise Sales subject to 4.9.9.B.1; Medical Service - Outpatient subject to 4.9.13.Q 4. Perimeter yard setbacks: north and south = 0 ft, east 1.5 times wall height 5. Major Streets and Routes Plan: 1st Av, Arterial, 120 ft 6. Applicable street setbacks: 1.5 times wall height as measured from back of future curb 7. Parking requirements: Varies, 57 total spaces required per submitted plan 8. Bike parking requirements: Varies 9. Landscape requirements can be discussed further with Andy Connor at andrew.connor@tucsonaz.gov or 520-837-4950. 10. Additional comments: Rezoning requires full site compliance, including landscaping, pedestrian access and parking standards. Standards appear to be met. If full site compliance restricts the ability to provide parking on site, an Individual Parking Plan (IPP) may be an option. 11. 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 elisa.hamblin@tucsonaz.gov or (520) 837-4966. |
| 03/20/2020 | GDAURIA1 | FIRE | REVIEW | Completed |