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Plan Review Detail
Review Status: Approved
Review Details: ENTITLEMENT REVIEW v.1
Plan Number - TP-ENT-0523-00023
Review Name: ENTITLEMENT REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements | NOT REQUIRED | ||||
| External Reviewers - Arizona Department of Transportation (ADOT) | NOT REQUIRED | ||||
| External Reviewers - AZ State Land | NOT REQUIRED | ||||
| External Reviewers - COT Environmental Services | NOT REQUIRED | ||||
| External Reviewers - COT Parks & Recreation | NOT REQUIRED | ||||
| External Reviewers - Davis Monthan AFB | NOT REQUIRED | ||||
| External Reviewers - PC RFCD | NOT REQUIRED | ||||
| External Reviewers - Pima Association of Governments | NOT REQUIRED | ||||
| External Reviewers - Pima County Addressing | NOT REQUIRED | ||||
| External Reviewers - Pima County Assessor | NOT REQUIRED | ||||
| External Reviewers - Pima County Development Services | NOT REQUIRED | ||||
| External Reviewers - Pima County Natural Resources | NOT REQUIRED | ||||
| External Reviewers - Pima County Transportation | NOT REQUIRED | ||||
| External Reviewers - Pima County Wastewater (RWRD) | NOT REQUIRED | ||||
| External Reviewers - Tohono Oodham | NOT REQUIRED | ||||
| External Reviewers - Tucson Airport Authority | NOT REQUIRED | ||||
| External Reviewers - Tucson Electric Power (TEP) | NOT REQUIRED | ||||
| External Reviewers - Tucson Unified School District (TUSD) | NOT REQUIRED | ||||
| Fire New Construction | NOT REQUIRED | ||||
| Historic | NOT REQUIRED | ||||
| Real Estate | NOT REQUIRED | ||||
| ROW Engineering Review | NOT REQUIRED | ||||
| Signs | NOT REQUIRED | ||||
| Site Engineering | NOT REQUIRED | ||||
| Site Landscape | NOT REQUIRED | ||||
| Site Zoning | NOT REQUIRED | ||||
| Streetcar Track Access Review | NOT REQUIRED | ||||
| Sun Tran Review | NOT REQUIRED | ||||
| Transportation - Bike/Ped | NOT REQUIRED | ||||
| Transportation Landscape Review | NOT REQUIRED | ||||
| Tucson Water New Area Development | NOT REQUIRED | ||||
| Entitlement Review Coordinator Express | REVIEW COMPLETED | ||||
| IPC - Entitlements | REVIEW COMPLETED | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 04/11/2022 REVIEWED BY: Carver Struve, Principal Planner CASE NUMBER: TP-PRE-0323-00147 Campbell/Allen Apartments – N Campbell Avenue and E Allen Road PROJECT ADDRESSES: 3801 N Campbell Avenue PARCEL NUMBERS: 11301010C, 11301018C, and 11301017C EXISTING ZONING: O-3 AND R-1 EXISTING USE: Office (O-3 Zone); Vacant (R-1 Zone) PROPOSED ZONING: R-3 RESIDENCE PROPOSED USE: 75 Apartment units with clubhouse and pool area PROJECT DESCRIPTION & LOCATION: The applicant has resubmitted a presubmittal request for a rezoning from O-3 Office and R-1 Residence to R-3 Residence. The 3.1-acre site is located on the northwest corner of N Campbell Avenue (a Gateway Arterial) and E Allen Road. The project site is located just across Campbell from the Banner University Medical North Campus. The southern portion of the site, which is zoned O-3, currently has a small office park on site. The northern portion of the site, which is zone R-1, is vacant. The applicant seeks to develop 75 apartment units in 11 buildings, along with a pool and a clubhouse. The buildings would range from one story for the clubhouse to two stories for the 11 apartment buildings, with a maximum height of 28-feet. A rezoning is requested to allow for the proposed residential density. There are two previous rezoning cases for these properties, Case C9-07034 to rezone the parcels to R-2, which has expired, and Case C9-00-02, to rezone the parcels to O-1, which has also expired. The previous pre-submittal review for a proposed multi-family development on this site took place on September 7, 2022. APPLICANT NAME: E-MAIL: Annetted@eglinbresler.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON, NORTHSIDE AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER NOTE: THE NORTHSIDE PLAN DOES NOT SUPPORT THE 3 STORIES ON THE NORTHERN PARCELS PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Applicable Plan Policies: Plan Tucson 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 Campus Areas building block of the Future Growth Scenario Map. Campus Areas include and surround large master-planned educational, medical, or business facilities. A fully realized campus area serves the local workforce and student population and includes a range of housing options. The following specific policies are applicable to the proposed development. H2 Focus public and private investment on documented housing needs and priorities considering long-term housing supply and demand. H11 Encourage residential development including both market rate and affordable housing projects in Tucson. LT28.5.1 Support development in or adjacent to existing regional and community-level activity centers that will: a. Integrate residential and nonresidential land uses and the mix of private and public land uses, b. Reestablish pedestrian connections in the street network adjacent to existing regional and community-level activity centers, c. Support alternate modes of transportation, d. Encourage infilling vacant or underutilized parcels adjacent to existing regional and community-level activity centers. LT28.5.2 Consider redevelopment, including the demolition of substandard structures, which encourages the assemblage of larger parcels for activity center or node development. LT28.5.5 Support residential development with densities that complement the size and intensity of the center or node, while providing transitions to lower density residential uses. LT28.5.7 Support environmentally sensitive design that protects the integrity of existing neighborhoods, complement 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. Northside Area Plan, Subarea 1 The purpose of the Northside Area Plan is to guide future development, while protecting and enhancing existing uses. The general goals of the Plan include encouraging a mix of residential and nonresidential land uses at appropriate locations, while protecting existing neighborhoods. The following housing policies under the Residential Subgoal apply to the proposed rezoning: Policy 1: Preserve and enhance the integrity of established neighborhoods. a. Direct traffic and traffic generated by more intense uses onto major streets. Policy 2: Promote appropriate residential infill in existing neighborhoods. b. Medium- and high-density residential developments are generally suitable along designated arterial streets. Policy 3: Ensure that new residential development is sensitive to existing land uses. a. Require appropriate design elements and buffering techniques during the rezoning and associated development review process to ensure the sensitive design of new development on established neighborhoods c. Require all parking and vehicle maneuvering areas to be located off-street d. Promote the consolidation of parcels with common property lines when developing higher density residential uses to provide sufficient space for adequate buffering of adjacent, less intense development. Subarea 1 – Campus Farm The Northside Area Plan contains six subareas that have been defined based on common land uses, neighborhood identification, and future development possibilities. The proposed development is located within the Campus Farm Subarea, or Subarea 1. The intent of the policies for this subarea is to facilitate quality development that maintains the low-density character of the neighborhood. Subarea policies are intended to work in conjunction with general Northside policies but, in the event of any conflict, take precedence over general policies. Land Use Policy 7, to ensure that new development complies with the General Design and Buffering Policies and Campus Farm Design Guidelines is appliable to this proposal. The Plan also includes the Campus Farm Design Guidelines. Specific applicable guidelines include: 1. Limit building heights to retain the existing low-density residential character of the neighborhood and to protect the privacy and views of adjacent, existing residences. At the time of rezoning application or development review, elevations to demonstrate transition of building heights where adjacent to existing residential uses should be submitted. b. Require new residential developments with more than one story to use a variety of rooflines, a clustered design, or a mix of one and two stories within the development. One-story structures should be located along the perimeter of parcels adjacent to existing low rise or one-story residential uses. The revised presubmittal utilizes a clustered design and parking along the areas adjacent to existing low rise or one-story residential uses. Surrounding Zoning and Land Uses: Surrounding zoning is PAD-11 to the east with the Banner University Medical – North Campus, R-1, and MH-1 to the west with single family residences and a mobile home community; MH-1 to the north with mobile homes and a recreation area that is part of the mobile home community; and O-3 and R-1 to the south with a single-family home, and a two-story apartment complex. Analysis: The applicant is proposing to rezone three lots totaling 3.1-acres from O-3 (Office) and R-1 (Residence) to R-3 (Residence). The existing uses are a small business Park on the O-3 parcel, and vacant land on the R-1 Parcels. The applicant is proposing a change in zoning and land use to accommodate an 11-building apartment complex with 75 units, as well as a club house and pool. The maximum proposed building height is 28-feet, which is within the maximum building height of 40-feet allowed in the R-3 zone. Plan Tucson supports projects that address document housing needs with the city that address long term supply and demand needs. Given the City’s current housing crisis, the additional 75 units provided by this development would have a significant impact on housing needs. The proposed project is also adjacent to the Banner University Medicine – North Campus, which is to the east across Campbell Avenue. The development would provide a walkable housing solution for individuals affiliated with that use. The development would also allow for infill development and the combination of existing lots on a Gateway Arterial street. Both the Northside Area Plan¸ and Plan Subarea 1 (Campus Farms) contain more granular policies relating to development of this type. The Plan documents seek to ensure that the new residential development is sensitive to existing land uses, including appropriate design, buffering, and vehicular circulation that does not impact the interior and less dense parts of the neighborhoods. The proposed development includes a single ingress and egress point on N Campbell Avenue, along with a pedestrian gate onto E Allen Road. The gated access point on E Allen shown in the previous presubmittal has been removed. Additionally, the proposed wall height has been increased to 6-feet. Plan Subarea 1 contains additional policies that seek to maintain the low-density character of the neighborhood. These policies call for limited building heights which retain the existing low density residential character to protect the privacy and adjacent views of the existing residences. The proposed development includes eleven two-story buildings and a clubhouse. They are arranged in two clusters, the first consisting of 5 apartment buildings and the clubhouse, and the second consisting of 6 apartment buildings. There is parking between the two clusters, as well as along the northern and western property lines, which abut single family and mobile home residential uses. This reconfiguration serves to buffer low density residential uses from the proposed structures. This is consistent with recommendations made by staff as part of the previous presubmittal review. A plan amendment is not required. ADDITIONAL NOTES: Please elaborate on and discuss the need for 28-feet in height for the two-story buildings in your Design Compatibility Report. Specifically making the case for why additional height is needed for each floor. Please note coordination with the Campus Farms Neighborhood Association, as well as the Ward 3 Office, so they have awareness of this project. |
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| IPC - Fire New Construction | REVIEW COMPLETED | ||||
| IPC - Site Engineering | REVIEW COMPLETED | The Stormwater Detention-Retention Manual can be found online at https://www.tucsonaz.gov/files/pdsd/updated-retention-detention-manual/updated-retention-detention-manual.pdf 1. Critical basin detention (15% reduction in peak discharge for the 2-, 10-, and 100-year floods) will be required as a condition of rezoning. 2. Standard first flush retention will be required on the site. 3. Ensure that the proposed underground detention meets requirements outlined in the Retention Detention Manual section 4.13. Lianne Evans lianne.evans@tucsonaz.gov |
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| IPC - Site Zoning | REVIEW COMPLETED | ||||
| IPC - Traffic Engineering | REVIEW COMPLETED | TP-ENT-0523-00023 3801 N. Campbell Ave. Comments: 1. A Traffic Impact Analysis (TIA) is required for this project. 2. Should the construction of new buildings commence, new Right of Way improvements will be necessary. 3. Any existing curb, sidewalk or curb access ramps that are non-compliant will be reconstructed to meet current standards. 4. New 5’ wide concrete sidewalk along the entire property frontage of Allen Rd, per P.A.G. standard 200. 5. Right-in/ Right-out entrance on Campbell Ave: a. New concrete curb returns with minimum of 25’ radii per P.A.G. standard 209. 6. New curb access ramps to be constructed at each curb return, per P.A.G. standard 207. 7. New concrete sidewalk along the property frontage of Campbell Ave shall have a width of 6’. 8. Any existing curb-cuts that will be unused, shall be closed with P.A.G. standard 209 concrete curb and P.A.G. standard 200 concrete sidewalk. 9. Where adjoining sidewalk from the property ties to sidewalk along the ROW frontage (both on Campbell Ave and on Allen Rd,) a 60” X 60” ADA landing is required. Landings shall be 60” X 60” and not to exceed a 2% cross slope in all directions. 10. 3’ minimum buffer between curb and sidewalk, unless ROW is limited. 11. Protect in place existing streetlights. 12. Protect in place existing catch basins. 13. Protect in place or relocate accordingly, existing regulatory or warning signs. David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |