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Plan Review Detail
Plan Number: TP-ENT-0424-00011
Parcel: 126040160
Review Status: Approved
Review Details: ENTITLEMENT REVIEW v.1
Plan Number - TP-ENT-0424-00011
Review Name: ENTITLEMENT REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Transportation Landscape Review | APPROVED | ||||
| Real Estate | NOT REQUIRED | This request doesn't appear to require anything from the Real Estate Division. Please notify me should any property rights need to be addressed. -Bob | |||
| Streetcar Track Access Review | NOT REQUIRED | ||||
| Entitlement Review Coordinator Express | REVIEW COMPLETED | ||||
| Entitlements | REVIEW COMPLETED | DATE: June 11, 2024 For June 27, 2024 Hearing TO: John Iurino FROM: Kristina Swallow Zoning Examiner Planning & Development Services Director SUBJECT: REZONING – PLANNING & DEVELOPMENT SERVICES REPORT TP-ENT-0424-00011 Catalina & 2nd LLC – N Catalina Avenue R-1 to R-2 (Ward 6) Issue – This is a request by The WLB Group, Inc. to rezone two residential parcels totaling approximately .52 acres from R-1 to R-2. The addresses of the homes at the subject location are 1008, 1014, 1026, and 1032 N Catalina Avenue, 190 feet south of Speedway Boulevard (See case location map). Catalina Ave is a local street per the Major Streets and Routes Plan. The proposed Preliminary Development Plan was generated for reference, as no development is proposed as part of this rezoning. It depicts the two parcels being split, and the existing single-family homes now each occupying their own parcel. Rezoning of the lots as depicted allows each resulting parcel to be sold individually. Because minimum lot size requirements for R-1 zoning specified in City of Tucson Code is 7,000 square feet, R-2 zoning will be necessary as all four proposed lots measure between 5,500 and 6,500 square feet. Public Outreach – On Wednesday, April 17, 2024 at 5:30pm the applicant held a neighborhood meeting in the Himmel Park Library Meeting Room at 1035 N Treat Ave. One member of the public attended, who after a presentation by the applicant team and property owner, expressed no objections to the rezoning. Planning & Development Services Recommendation – The Planning & Development Services Department recommends approval of R-2 zoning, subject to the attached preliminary conditions. Background Information Existing Land Use: There are currently two homes on each of the two parcels subject to this rezoning request. Zoning Descriptions: Existing: Residential R-1: This zone provides for urban, low density, single-family, residential development, together with schools, parks, and other public services necessary for a satisfactory urban residential environment. Certain other uses, such as day care and urban agriculture, are permitted that provide reasonable compatibility with adjoining residential uses. Proposed: Residential R-2: This zone provides for medium density, single-family and multifamily, residential development, together with schools, parks, and other public services necessary for an urban residential environment. Select other uses, such as day care and urban agriculture, are permitted that provide reasonable compatibility with adjoining residential uses. Surrounding Zones and Land Uses: The east side of Catalina Ave is zoned R-1 for about 500 feet behind the commercial zoning associated with Speedway Boulevard. This strip of R-1 zoning consists of a row of single family housing on the east side of the street, and it’s flanked on the west and east by R-2 zoning. At the south of the 500-foot strip of R-1, it connects to the larger area of R-1 zoning in the middle of the block. Single-family homes are located to the west, across Catalina Ave, and an assisted living facility is behind the subject parcels to the east. To the north, in the C-1 zone, there are multiple commercial uses along Catalina before reaching Speedway Blvd – an auto body shop, coffee shop, and a videoconferencing service firm. There is one parcel with a single-family home located between the two parcels associated with the rezoning request. Previous Cases on the Property: None. Related Cases: None. Applicant’s Request – R-2 (Residential) zone is requested for subdividing the parcels into four, with one house on each resulting parcel which may be sold separately. Planning Considerations – Plan Tucson and the Alvernon-Broadway Area Plan provide policy direction for the rezoning site. Plan Tucson: The project site is located in Plan Tucson’s Existing Neighborhoods building block of the Future Growth Scenario Map. The goal of this building block is to maintain the character of these neighborhoods while accommodating some new development and redevelopment, encouraging reinvestment and new services contributing to neighborhood stability. Plan Tucson policy supports protecting the integrity of existing neighborhoods. Plan Tucson and the City of Tucson’s Housing Affordability Strategy support this request. No physical alterations to the subject parcel are proposed and creating opportunities for the lot to be sold individually affords up to four homebuyers an opportunity to own a home. Home ownership and owner-occupancy rates are a key precursor for long-term neighborhood stability and social cohesion. In the future, Tucson’s ADU ordinance would allow up to four ADUs to be built on the parcels, creating more opportunities for renter-occupied units or allowing multi-generational housing. The rezoning request is appropriate based on Plan Tucson policies. Alvernon-Broadway Area Plan: The Plan Conceptual Land Use Map indicates the subject parcels are appropriate to be considered for medium density residential use. The parcels are located towards the edges of the neighborhood, and the northern parcel is directly adjacent to the Commercial Zoning along Speedway Boulevard. The properties to the west and east are already zoned R-2. The request is aligned with Alvernon-Broadway Area Plan policies. Design Considerations The applicant has submitted a preliminary development plan showing the two subject parcels, each with two homes on them. The plan indicates where a new lot boundary would be drawn midway through the parcels, leaving one home on all four resulting parcels. Vehicle access is from Catalina Avenue. No other changes are proposed. Land Use Compatibility – The rezoning request to R-2 is to allow the two parcels to be subdivided and sold individually. The site plan shows all four parcels will have access to Catalina Ave, and each of the 700-800 square foot homes are located 20 feet from the right-of-way. The two residential parcels not part of the rezoning in this area are approximately 6,500 square feet in area. The parcels proposed for a rezoning are approximately 12,000 square feet each. The lot splits indicated in the preliminary development plan result in four lots of approximately 6,000 square feet, consistent with the surrounding lots on Catalina Ave. No physical changes are proposed as part of this rezoning, and the residences-per-acre will not change. Signage and Outdoor Lighting – There are no signs proposed as this is a residential property. All onsite lighting will be compliant with City of Tucson Code. Drainage/Grading – There are no onsite floodplains or washes, and no changes to grading are proposed. Road Improvements/Vehicular Access/Circulation – This project will have access Catalina Avenue, utilizing the four existing driveways. Conclusion – The proposed rezoning is consistent with, and supported by, the policy direction provided in Plan Tucson. It is also compliant with the Alvernon-Broadway Area Plan. Subject to compliance with the attached preliminary conditions, approval of the requested rezoning is appropriate. |
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| External Reviewers - Arizona Department of Transportation (ADOT) | REVIEW COMPLETED | Thank you for the opportunity to review this New Rezoning. ADOT has no comments. Rick Freije, PE, MSCE Assistant Southern Regional Traffic Engineer 1221 S 2nd Ave. Tucson, AZ 85713 Office: 520.388.4203 Cell: 520.576.8614 azdot.gov |
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| External Reviewers - AZ State Land | REVIEW COMPLETED | ||||
| External Reviewers - COT Environmental Services | REVIEW COMPLETED | ES has no objections to this rezoning request. Proposed DP must comply with TSM 8-01.0 for solid waste storage and collection requirements. Andy Vera (520) 837-3798 Andy.Vera@tucsonaz.gov |
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| External Reviewers - COT Parks & Recreation | REVIEW COMPLETED | ||||
| External Reviewers - Davis Monthan AFB | REVIEW COMPLETED | Sir/Ma’am Davis-Monthan AFB Planning Staff has reviewed this request for rezoning from R-1 to R-2 and find the request shouldn’t have a negative impact on our mission. Thank you Kacey B. Kacey Carter, Civ USAF ≡✪≡ Installation Community Planner 355th Civil Engineer Squadron/CENPL Davis-Monthan AFB AZ DSN: 312-3291 Comm: 520-228-3291 bonnie.carter@us.af.mil CONFIDENTIALITY NOTICE: Professional Deliberative Process/Work Product. Not for Distribution. Information protected from public disclosure under the Freedom of Information Act, 5 USC 552. Do not release outside of Department of Defense channels without the consent of the originator's office. If you received this message in error, please notify the sender by reply e-mail and delete all copies of this message. |
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| External Reviewers - PC RFCD | REVIEW COMPLETED | ||||
| External Reviewers - Pima Association of Governments | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Addressing | REVIEW COMPLETED | Nicholas Jordan <Nicholas.Jordan@pima.gov> Wed 5/8/2024 8:53 AM TucsonRezoning <TucsonRezoning@tucsonaz.gov> Good morning, Pima County Addressing does not have comments on TP-ENT-0424-00011 Catalina Avenue, R-1 to R-2. Thank you Nicholas Jordan Site Review Project Manager – Addressing Official Pima County Development Services Department 201 N Stone AV – 1st Floor Tucson, AZ 85701 (520) 724-9623 |
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| External Reviewers - Pima County Assessor | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Development Services | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Natural Resources | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Transportation | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Wastewater (RWRD) | REVIEW COMPLETED | May 24, 2024 TO: Gabriel Sleighter Entitlements Section City of Tucson Planning and Development Services FROM: Mirela Hromatka, Planner III Planning Unit Technical Services & Engineering Division SUBJECT: TP-ENT-0424-00011 – Catalina Avenue Rezoning from R-1 to R-2 Design Compatibility Report, April 22, 2024 Tax Parcels #126-04-0160 & -015A; 0.27 acres The Planning Unit of the Pima County Regional Wastewater Reclamation Department (PCRWRD) has reviewed the request and offers the following comments for your use. The request is to rezone two single-family residential parcels to an R-2 zone, allowing a lot split and creating four residential lots with existing homes on each lot. The property is located south of Speedway Blvd on the east side of Catalina Ave. Per the submittal, there are no changes to the existing structures, utilities, or easements. All four homes have sewer service through an 8” sewer main on Catalina Ave. PCRWRD has no objection to the proposed rezoning. If you wish to discuss the above comments, please contact me at (520) 724-6488. Copy: Project |
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| External Reviewers - Tohono Oodham | REVIEW COMPLETED | ||||
| External Reviewers - Tucson Airport Authority | REVIEW COMPLETED | May 10, 2024 Gabriel Sleighter Public Works Building 1 st Floor 201 N. Stone Avenue Tucson, AZ. 85701 RE: TP-ENT-0424-00011 – Catalina Avenue, R-1 to R-2, Ward 6, Received May 7, 2024 Dear Mr. Sleighter, Thank you for the opportunity to comment on TP-ENT-0424-00011, a request by The WLB Group to rezone parcel numbers 126-04-0160 and 126-04-015A from R-1 (Residence 1 Zone) to R-2 (Residential 2 Zone) for four existing residential homes to be sold in the future. These parcels are at 1014, 1018, 1026, and 1032 N Catalina Avenue and occupies a combined 0.54 ± acres. These parcels are located 75 feet northeast of the intersection of East 2 nd Street and North Catalina Avenue. This parcel is located within the NW ¼ of the NE ¼ of Section 10, Township 14S, Range 14E, of the Gila and Salt River Meridian. This parcel lies within FAA Part 77 airspace. The Tucson Airport Authority approves the subject rezoning request and has no additional comments to provide. Please do not hesitate to contact me if you have any questions or concerns regarding this comment letter. I may be reached by email at srobidoux@flytucson.com or by telephone at 520- 573-4811. Respectfully, Scott Robidoux, C.M. Manager of Planning |
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| External Reviewers - Tucson Electric Power (TEP) | REVIEW COMPLETED | May 20, 2024 City of Tucson Gabriel Sleighter Entitlements Section RE: TP-ENT-0424-00011 – Catalina Avenue R-1 to R-2 Dear Mr. Sleighter; On behalf of Tucson Electric Power (TEP), thank you for the opportunity to comment on this rezoning memorandum. TEP has no objections to this memo. This property is located within TEP’s service territory and will require a new service application from the owner/developer to extend service to the new location. Please email me with any questions or concerns. I can be reached at Keri.Tallorin@tep.com, or by phone at (425) 633-7431. Respectfully, Keri Tallorin Environmental & Land Use Planner II Tucson Electric Power Company a UNS Energy Corporation |
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| External Reviewers - Tucson Unified School District (TUSD) | REVIEW COMPLETED | ||||
| Fire New Construction | REVIEW COMPLETED | ||||
| Historic | REVIEW COMPLETED | Property is not historically designated nor it is located within an Archaeological Sensitivity Zone. No further review require for Historic. Questions? Jodie.Brown@tucsonaz.gov | |||
| IPC - Entitlements | REVIEW COMPLETED | Accepted effective 5-3-24 -GS | |||
| IPC - Fire New Construction | REVIEW COMPLETED | ||||
| IPC - Site Engineering | REVIEW COMPLETED | Site engineering has no comments or concerns about the proposed rezoning. Lianne Evans lianne.evans@tucsonaz.gov |
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| IPC - Site Zoning | REVIEW COMPLETED | Zoning has no comment on the PDP | |||
| IPC - Traffic Engineering | REVIEW COMPLETED | No comments, concerns, or objections from DTM Traffic Engineering Division. | |||
| ROW Engineering Review | REVIEW COMPLETED | No Comments David Stiffey David.Stiffey@tucsonaz.gov |
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| Signs | REVIEW COMPLETED | RE: signage information / review For: proposed rezoning from R-1 to R-2 AT: 2 parcels: 1008 & 1014 N Catalina and 1026 & 1032 N Catalina Case: TP-ENT-0424-00011 Date: 5/8/24 Reviewer: Heather.Thrall@tucsonaz.gov Codes applicable to signs: Unified Development Code 7A, Sign Standards, National Electrical Code (NEC) 600, Tucson-Pima County Outdoor Lighting Code (OLC), International Building Code (IBC) 2018 1. UDC: Acknowledged the rezoning case material was thorough and provided a reference to signage, indicating none proposed. Thank you. A) No billboards are present within either residential parcel. B) No traditional permanent designed signs (attached to a building or detached) are present within either residential parcel, nor are any shown as proposed within the case material. C) Please know that the single-family residential uses are subject to the criteria of UDC 7A.10.2.A & B sign allowance types and size charts. Permanent attached or detached signs are not permitted for single-family residential use, regardless of the property zoning. (Home occupation criteria is separate.) D) Staff has no recommendations for any conditions related to signage at either parcel to complete this rezoning process. Should anyone desire to discuss portable signage allowances (for example – i.e. during political elections, etc.) for either parcel, they may reach me at Heather.Thrall@tucsonaz.gov |
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| Site Engineering | REVIEW COMPLETED | Site Engineering has no comments or concerns about the proposed rezoning. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | No comments - GS | |||
| Site Zoning | REVIEW COMPLETED | ||||
| Sun Tran Review | REVIEW COMPLETED | ||||
| Transportation - Bike/Ped | REVIEW COMPLETED | No comments - GS | |||
| Tucson Water New Area Development | REVIEW COMPLETED | TP-ENT-0424-00011 - Entitlement Review v1 – 1032 N CATALINA AV The City of Tucson’s Water Department (Tucson Water) has no objections to APNs 126-04-0160 and 126-04-015A being rezoned from Residence Zone R-1 to Residence Zone R-2 to allow these lots to be split subject to the following condition: The proposed lot configurations and water meter locations associated with any future lot split shall comply with Tucson Water’s Remote Meter Policy No. IV-B.08, Eff. 07/14/2009. Any questions, comments or concerns about these comments may be directed to: Tim Rowe, P.E., Civil Engineer Tucson Water, New Development Section 201 N. Stone Avenue, #2-220 P.O. Box 27210 Tucson, AZ 85726-7210 (520) 837-2106 tim.rowe@tucsonaz.gov |