[0:17] Speaker 1: No, aren't going on. No, it's— [0:41] Chairperson: —under God, indivisible, and justice for all. Thank you so much. Is everyone's microphone working? Uh, Miss Erikson, will you take the role please? [0:59] Miss Erikson: Pinsley. [0:59] Commissioner Pinsley: Here. [1:00] Miss Erikson: Duckworth. [1:00] Commissioner Duckworth: Here. [1:01] Miss Erikson: Kuza. [1:01] Commissioner Kuza: Here. [1:02] Miss Erikson: Zimmer. [1:02] Commissioner Zimmer: Here. [1:03] Miss Erikson: Ike. [1:03] Commissioner Ike: Here. [1:04] Miss Erikson: Sweeney. [1:04] Commissioner Sweeney: Here. [1:05] Miss Erikson: Swenson. [1:05] Commissioner Swenson: Here. [1:08] Miss Erikson: Thank you. [1:19] Chairperson: Next on the agenda is the approval of changes to the minutes. And if there are no changes to the October 2nd planning commission meeting minutes, we'll let them stand. Announcements. Director Goodroad, do we have any announcements? [1:36] Director Goodroad: None much. Uh we have two public hearings next on the agenda. The first public uh if you would like to speak at either of these, please put your name at the uh on the list at the back. And uh first up uh James Cecil, a consideration of application for James Cecil for a conditional use permit to allow a detached accessory building with a gross accessory building area exceeding 1500 square ft on a single family lot in the RS2 single family residential district located at 18275 Exonia Avenue. First we'll have Mr. Cecil up and then we'll have staff. [2:05] James Cecil: Thank you so much. Yeah, I'm here to ask for a cup to have an addition added to my existing garage. Um, this is uh purely for my own use. It's not uh there's be no business use or anything like that. Um, I'm a hobbyist who likes to work on old cars and things like that. And uh I have a few projects around my property and I think that the addition will do two things for me. will be allow me to uh get some of this some of these extra projects that are out in the public view back inside. And uh uh I'm at a stage in my life where I have to consider using a hoist and my current situation doesn't allow a hoist. So this addition would uh allow me to put a hoist in there so I can continue to work on this stuff in my old age. [2:51] Chairperson: Okay. Thank you so much. We'll um take a word from staff and then we'll have you come back up for questions. [3:10] Miss Botten: Good evening, chair and commission members. This request is for property located on the west side of Exonia Avenue. The property is zoned RS2, which is our one of our single family residential districts. Uh the property is 1.75 acres in size and it's wooded uh with a pond kind of in that southeast corner of the lot here. The aerial here on the left is zoomed in a little bit more so you can see the ponding on the property. So the conditional use permit in front of you tonight is to allow the gross square footage to be greater than 1500 square ft. Uh so up to the the uh RS2 district allows accessory buildings up to 1500 square feet combined uh by right. So anything over that they can the property owner could ask for a conditional use permit. So as the property owner mentioned that he is wanting to add a 28x 20 foot addition on the northeast side of the building the existing detached accessory building circled in red over here. um the addition with the existing square footage of the building plus there's a small shed on the property. All those combined, it would be about 2,126 gross square feet on the property. Uh there's not an attached garage on this on the site. So, the minimum setback requirements are 10 ft from the side property lines. The applicant has staked the property and it stated that it is at least it's about 12 feet from that north property line. So it is um complying with setback requirements. The addition would have similar materials and be a similar height as the existing structure that it will be added on to. Um and as he mentioned, it is used for his own personal use, not for a home occupation. Um and the existing batuminous driveway would provide access to that addition. Oops. So staff is recommending approval of the conditional use permit with the six stipulations that are listed in your staff report along with the findings of fact that were included with the packet. Thank you. [5:16] Chairperson: Excellent. Thank you so much. Uh and uh this is a public hearing. So do we have anybody that would like to speak on this? And looks like we're ready for a motion. [5:35] Commissioner Kuza: Motion to close the public hearing. [5:35] Commissioner Swenson: Second. [5:35] Chairperson: We have a motion and a second. All those in favor of closing the public hearing, please say I. [5:45] Commissioners: I. [5:47] Chairperson: Opposed. The public hearing is now closed. Uh members of the commission, do you have questions for Mr. Cecil or for staff? [5:57] Commissioner Zimmer: Madam Chair, seeing no one really have any questions or anything, I'll just jump in and um state, you know, this is a fairly standard request for I'll say an oversized garage um that we encounter from time to time as the planning commission. Um everything that's being proposed here seems to be on the up and up and and what we're looking for. appreciate uh your commentary in terms of personal use and I'm trying to bring some things in so indoors and keep your projects moving that way and I think uh I would say I'm jealous that you're going to have the space to do that. So with that I'll be voting in support of this seems fairly straightforward. [6:38] Commissioner Swenson: The only comment I would have, Madam Chair, is that as we look at the property that it is close to the back side of the yard, but since you're building the addition on the front side on on your side, I was a little less concerned what neighbors may think. [6:55] Chairperson: Can you come forward, Mr. uh Cecil? Thank you. [6:55] James Cecil: Yeah. And my yard is is heavily wooded all the way around. And then even the close neighbors behind me, they have they can't really even see my garage as it is right now. So, um I— [7:15] Commissioner Swenson: So I I I'll be voting in as well. [7:15] Chairperson: Thank you, Madam Chair. You ready for a motion? [7:15] Commissioner Kuza: Kuza, I believe we are ready. Uh well, I motion to recommend a city council approval of the conditional use permit to allow a detached accessory building with the gross accessory building area exceeding 1500 square feet on a single family lot in the RS2 single family residential district and approval of the findings of fact dated October 16th, 2025, subject to the six stipulations listed in the planning memo dated October 8th, 2025. [7:44] Commissioner Swenson: I'll second that. [7:44] Chairperson: We have a motion and a second. Um, I would ask Miss Erikson to please take the role. [7:44] Miss Erikson: Duckworth. [7:45] Commissioner Duckworth: I. [7:45] Miss Erikson: Kuza. [7:46] Commissioner Kuza: I. [7:46] Miss Erikson: Zimmer. [7:46] Commissioner Zimmer: I. [7:47] Miss Erikson: Ike. [7:47] Commissioner Ike: I. [7:48] Miss Erikson: Sweeney. [7:48] Commissioner Sweeney: I. [7:49] Miss Erikson: Swenson. [7:49] Commissioner Swenson: I. [7:50] Miss Erikson: Tinsley. [7:50] Commissioner Tinsley: I. [8:05] Chairperson: Excellent. Mr. uh Cecil looks like you'll be moving ahead and we appreciate you coming before us. Thank you. The second item on the uh public hearing notice is uh Mr. Car Wash and it's consideration of the application of Mr. Car Wash for a conditional use permit for a commercial car wash in the M2 mixed-use Cedar Corridor District. The proposed location is at the southeast corner of 179th and Cedar Avenue. And with that, I'd like to ask uh Nick Johnson and Mitchell Cucas or one or both of you to come forward for presentation. [8:47] Nick Johnson: Good evening. Um my name is Nick Johnson with Mr. Carwash, 222 East Fifth Street, Tucson, Arizona 85705. Um we are hoping to construct a new express car wash and um applying for the conditional use permit in the Cedar PL uh sorry the marketplace at the Cedar development um that is going in through Oppedin. Um I think you guys will see that we have spent some considerable time on this presentation and um what we have shown and we are excited about uh being in Lakeville. [9:21] Chairperson: Great. Thank you so much. We will have staff present and then if we have questions from commissioners, we'll call you back up. Miss Botten. [9:21] Miss Botten: Yes. Thank you, chair, commission members. So, this request is for property located on the east side of Cedar Avenue, tucked between Glacier Way, Cedar Avenue, and then south of 179th Street. It is part of the new marketplace at Cedar Plat. Um that plat has been approved by council, just still going through the process for the recording part of it. Uh but this is looking to be on lot 7 block one. You recently saw the Taco Bell kind of highlighted up in there. So this is uh kind of on the east side of Taco Bell. So the zoning is M2 which is our mixed-use cedar corridor district and the comprehensive plan has it guided as CMU which is our corridor mixed use. Uh the request in front of you is for a conditional use permit to allow a commercial car wash in the M2 district. So, as the site is designed, um you would enter into the car wash on the south side of the property, and there would be three entrance points that you would choose to go through depending on if you have a membership or if you're paying to go through the car wash, and then it goes down to a single lane and kind of wraps around the side and through the to the north side. then to enter the car wash. Um as you exit the car wash, you can either decide then to leave the site or drive around and into the middle of the property where the vacuums would be um available to people or just there's the required four parking stalls as well. So the location and the operation of the vacuums do not interfere with the required stacking area um or the site circulation or the required on-site parking. the storm water improvement that you see here on the east side of the property that was actually approved with the plat and is not that is being done by the uh developer of the plat not by Mr. Carwash. So that is why you do not have an engineering report that was included uh with the CUP request. the applicant as um mentioned, I think he mentioned it, but if not, they did submit a revised landscaping plan since the packet went out to you guys where they do show the additional screening here on the west side of that basin in between the drive-thru area. Um so that will help reduce any kind of headlights that would be shown onto Glacier or to the town homes across the street. So this landscape plan now is in compliance with our code. Um the elevations that are shown they it's a single-story building but they do by design have the two towers. Those are be at about 35 feet in height which is under what our code allows. Um they could have up to in the M2 district up to a four-story building. So this is obviously way less than what could be allowed in that district. Uh the signs shown are just for example only just demonstration. They are not approved with this plat. um we did not look at size or anything like that that would have to comply with our zoning code and that is they would need a separate sign permit. So they're just for illustrative purposes only. So staff does recommend approval of the conditional use permit with the eight stipulations listed in your staff report along with the findings of fact included with your packet. Thank you so much. [12:24] Chairperson: All right. Thank you. This is a public hearing. If there is anyone that wants to speak on this issue with Mr. car wash. Please uh let us know. [12:47] Commissioner Kuza: Madam Chair, see no one come forward. I move to close the public hearing. [12:53] Commissioner Swenson: Second. [12:55] Chairperson: We have a motion and a second. All those in favor of closing the public hearing, please say I. [13:01] Commissioners: I. [13:02] Chairperson: Opposed. The public hearing is now closed. Commissioners, do you have questions for either U. Mr. Johnson, Mr. Cucas, or uh staff? My one question is modern is about stacking and how we have stacking for um fast food and convenience stuff. Is it the same type of purpose so that it doesn’t go out into the main road and can you just walk us through that? How much space is there? [13:32] Miss Botten: Yep. So same type of purpose but different requirements. I can't go back to the PowerPoint, but um so there's six stacking spaces that are required for the car wash uh with the three kind of entrance stalls plus the stacking to get to the car wash. They do exceed that. Uh but that would be kind of the same purpose where we're not wanting people to dump out or you be on the streets kind of waiting to pull in. Uh so they do have plenty of space along that south property line as you can see. So they would be way exceeding that amount. [14:04] Chairperson: Excellent. That was my only question. All right. Thank you. Any other questions, Commissioner Swenson? [14:15] Commissioner Swenson: So, um, for the applicant, um, one question it's in my mind is, um, how many employees would you typically have working on the site and where are they parking on the site? [14:23] Nick Johnson: Yep. Great question. Um, we typically have between three and four employees at any given time. Um, and that's why we do provide those uh, we have those four employee spaces. um in the vacuum stall area. [14:39] Commissioner Swenson: Thank you. Yep. [14:42] Chairperson: You look like we're ready for a motion. [14:43] Commissioner Swenson: I will make the motion to recommend to city council approval of the conditional use permit for commercial car wash in the M2 mixed-use Cedar Corridor District and approval of the findings of fact dated October 2nd, 2025, subject to the eight stipulations listed in the planning memo dated October, 2025. [15:08] Commissioner Kuza: Second. [15:08] Chairperson: We have a motion and a second. Miss Erikson, would you please call the role? [15:08] Miss Erikson: Kuza (I), Zimmer (I), Ike (I), Sweeney (I), Swenson (I), Tinsley (I), Duckworth (I). [15:24] Chairperson: Thank you so much, Mr. Johnson and Mr. Cucas, for being here. We forward to uh Mr. Carwash. Have a great night. These items will come before city council. What date? [15:37] Director Goodroad: November 3rd. [15:40] Chairperson: November 3rd. Okay. Thank you so much. The next item on the agenda is a presentation by staff um on the southwest area AUR um by Artemis Development Company. And take it away, Director Goodroad. [15:52] Director Goodroad: Thank you, chair, members of the commission. Um this is an informational item um for the planning commission this evening. Um, Artemis Land Holdings received approval of a comprehensive plan amendment and rezoning at the September 2nd um, city council meeting. Um, the proposer um, Artemis Land Holdings has begun the alternative urban areawide review process or AUAR um, and the preparation of the scoping document. The AUAR will encompass um the area outlined in black on your screen. In total about three a little over 390 acres. An AUAR process has three steps. Starting with the scoping document, then the draft AUAR and then the final AUAR. The scoping document simply describes the issues that will be studied within the AUAR and the potential data sources that will be used in the analysis. as required in the AUAR, we have to study the underlying land use which is scenario one and then um under that scenario using the underlying land use um today in our 2040 comprehensive plan um those land uses and those associated densities to come up with a potential um minimum and maximum number of units um and or square footage for commercial. So um again an AUAR is intended to study scenarios and so when we look at the scenarios we choose one that is existing today it's kind of the least scenario and then in this case um scenario two with an A and B version or kind of the most intense development doesn't mean it's going to flush out exactly this way the AUAR is a planning and study document again this is the second step been a very long step of development of this property and it studies the environmental impact and so we have to study those different scenarios. So scenario two should look very familiar to you in terms of the general layout for the land uses because it matches the comprehensive plan amendment that was approved on September 2nd with an exception that in scenario two A is um identifying um all of it as residential whereas scenario two B identifies 29 acres for potential school. Um and so that is the UCA property and its shift um to property to the south potentially. And that's what this box represents in the figure. And so then in scenario two, it also has comparable land uses and densities that flush out um as the total describes potential number of units. Again, doesn't mean it's going to flush out this way. The land has been studied from a concept plan. Um, and I've got that here. This is what the council approved um for the land use. And so this is what scenario 2 is studying with the exception of um 2B to include a school scenario. And so that is important to understand. Um this does not require a public hearing. This is simply to be informational for the commission. We are just looking for acknowledgement of the two scenarios and that we're in the right direction. Um the scoping document has been prepared based on this information. Um and it has been um published or will be published with the um EQB starting on the 21st to kick off the 30-day comment period. And so there will be a link on the city's website. If you want to review the full scoping document, you can. Again, the scoping document to anybody in the public. It's going to look a little light because that is the whole point of the scoping document is to identify what is going to be studied in the full AUAR and that process will start after the city council approves the scoping document and orders the AUAR. So that in a nutshell is what we're here for tonight. All I'm looking for is concurrence. Um that we are acknowledging the scenarios in the right pattern um based on the land use that was approved. and I would stand for any questions. There are folks from Artemis Land Holdings here tonight if you have specific questions of the developer. Um, but I stand for any questions you might have. [20:14] Commissioner Kuza: Um, I don’t have a question. I I just think this all looks great and I just really want to thank the city staff um for kind of going above and beyond for, you know, being transparent, showing this. This isn't normally something that would come before the planning commission, but I think it's great that the um city is, you know, really wants to kind of show everyone the work that we're working on and and make sure the public's aware. So, thank you very much for that. [20:50] Commissioner Swenson: Thank you. Just one one quick question on I think it’s the alternative scenario, too. Are we looking at one one section for the school or both sections for the school? They swap, they swap. [21:06] Director Goodroad: It's a little unclear to be honest. Um, right now the UCA school was originally approved in this location and the cup is expired. And so what we understand is that um this property is being um marketed. And so if the school were to continue in this area, it would exist within their remaining property within this fashion. And so our understanding is it would be pretty much within this box. So roughly 29 acres. So it's important to study the two scenarios because a school is going to have different traffic volume. That's really the gist of why we wanted these two scenarios to call that out because it's important for the traffic analysis. And the reality is within an AUAR, the the most benefit that you get out of an AUAR in my staff opinion is the traffic analysis because everything else, wetlands, trees, um, storm water needs, wildlife needs, all of those are studied through the typical development review process. But the traffic analysis from the AUAR will be very important. And so that's why we wanted these two, the subpart of scenario two studied. [22:20] Commissioner Swenson: Sense. So, a follow on to that, you you mentioned the school site that had a CUP that's now expired. Can you refresh the planning commission's memory as to what that's zoned currently? [22:36] Director Goodroad: It's currently zoned medium density residential. And so, if that property again, it’s this northern piece that's outside of the AUAR. It's already currently in the MUSA. It was rezoned from commercial to medium density residential to support the school. They are marketing it. They are wanting it to revert back to commercial, but we have said that it we need to do that based on a proposed use. [23:01] Commissioner Swenson: Thank you. [23:01] Director Goodroad: So that has not been applied for that rezoning action. [23:03] Commissioner Kuza: Just one more question. Can you maybe walk us through the um timeline on kind of what are the next steps for this project for the AUAR? And um I know we kind of went over that when we brought up the rezoning, but you just refresh our memory on what the timeline is. [23:24] Director Goodroad: Certainly. So again, the AUAR process is the three steps. So this is the scoping AUAR. Um I believe the date for the 30-day comment will expire in November 20th. So we have it scheduled for the first meeting in December for the council to review the scoping AUAR and then to formally order the AUAR. The AUAR then will be prepared. It's probably being prepared as we speak. Um the background information, getting the traffic analysis studied and so forth. Um once that is done, it also then has a very thorough review by city staff. We also use a consultant planning group. Um WSB assists us in the review particularly of the traffic analysis to help us in that review. Comments from the public, comments from staff and our consultants are sent to the applicant. Um, that’s probably a couple month process to get that draft, get revisions done. Um, then it’s out for its 30-day review. We get all of those comments. Those have to be analyzed and then responded to. And so, in all, I would suspect it's probably three more months before we see that draft AUAR and then another probably month, month and a half for that final AUAR. in total 6 to 9 months depending on really the consultant preparing it, our review time and so forth. But there are very set dates at which um the public has opportunity to speak and that will be um each of those times the document will be posted on the city's website for the required period of time and it also goes out to 20-some different agencies public agencies for review. [24:58] Commissioner Kuza: Thank you for that. Um my question um Miss Goodroad is regarding the posting of it. It just keep an eye on the city website. [25:16] Director Goodroad: Yep. Exactly. It'll be under public notices where our public hearings are posted. That's where I asked for it to be posted. [25:31] Chairperson: Excellent. All right. Well, you asked for acknowledgement from planning commission that uh you’re going in the right direction. Yep. Seeing nods all around the table. Not an official motion needed. [25:39] Director Goodroad: No. [25:40] Chairperson: Thank you. The next item on the agenda is staff notices. And we already went through the first one. So the council will um consider the two public hearings on November 3rd. The next planning commission is set for November 6th. And do we have any uh planning manager memo for today? [26:07] Director Goodroad: No additional comments. [26:08] Chairperson: Okay. Um no other business before us. The commission is adjourned.