Plan Review Detail
Review Status: Approved
Review Details: MODIFICATIONS REVIEW v.2
Plan Number - TP-MOD-0226-000016
Review Name: MODIFICATIONS REVIEW v.2
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements - Standard | REVIEW COMPLETED | Issue – This is a request by The Planning Center, on behalf of the property owner, Family Housing Resources (FHR), to modify the last approved preliminary development plan (PDP) and rezoning conditions of C9-09-04 which were previously modified in case TP-MOD-1123-000027. FHR is requesting to amend the rezoning conditions established as part of the property’s original rezoning (and subsequent changes) to allow Family Housing Resources to move forward with plans to develop the site as a new multi-story affordable housing project. A request for a major change to a PDP and conditions of approval is subject to either the Zoning Examiner Legislative Procedure, per UDC Section 3.5.3, or Mayor and Council approval at a public hearing (UDC Section 3.5.4.B.2). In this case the request is subject only to Mayor and Council approval at a public hearing as the PDSD Director has determined that no review by the Zoning Examiner is needed to inform the Mayor and Council’s consideration of the application. The neighborhood meeting was held virtually on August 18, 2025. City Manager's Office Recommendation – Staff recommend approval of the major change and ordinance adoption, subject to the revised conditions (see Ordinance). Background – On January 13, 2026, the Applicant held a neighborhood meeting on January 13, 2026 at the Ward 5 Council Office to discuss the proposed Major Change of Rezoning Conditions. The meeting was advertised using mailing labels provided by Planning & Development Services. The meeting was attended by the project team, a representative from the Ward 5 office, and one member of the public. After a presentation by the project team, the attendee asked about the number of proposed units and an expected timeline for the project opening. The project team informed the attendee that the development would include 156 units to accommodate approximately 400 residents, and the completion date depends on the project meeting funding goals. On May 21, 2024, Mayor & Council voted 7-0 to approve a modification to the rezoning (TP-MOD-1123-000027) changing the proposed land use, preliminary development plan, and conditions. Rather than a self-storage facility, the proposed development was a 98-unit multifamily apartment complex. The modified conditions consisted of a change in building height limits and screening requirements, as well as eliminating a condition that applied to the previously proposed self-storage use. On July 16, 2015, the conditions of the rezoning case (C9-09-04) as established by Ordinance No. 11215, were met and the zoning changed to C-2 with the issuance of a building permit (T14CM04237). It should be noted that the personal self-storage project was never built. On February 18, 2015, Mayor and Council voted 7-0 to reactivate and grant a time extension as well as adopt an ordinance (11215) for the rezoning case (C9-09-04). On September 23, 2014 the development package was approved by the City. Approval of the development package indicates that the conditions of rezoning established by the Mayor and Council, including substantial compliance with the preliminary development plan, have been formally applied to the rezoning site. On September 17, 2014, Jim Portner of Projects International, submitted a letter on behalf of the property owner, Garold C. Brown Family Partnership, requesting a time extension to allow for the completion of the rezoning conditions. On June 10, 2014, JAS Engineering submitted a development package application to the Planning and Development Services Department on behalf of the property owner, Garold C. Brown Family Partnership. On September 22, 2009, the Mayor and Council voted 7-0 to authorize the applicant to proceed with the rezoning of the subject project property from R-1 to C-2 zoning, subject to conditions listed in the attached letter from the City Clerk dated September 25, 2009. These rezoning conditions were specific for self-storage land use. Present Consideration(s) – Since acquiring the property, FHR has been working to develop the property as envisioned in 2024. However, due to evolving market conditions, rising construction costs, labor shortages, tariffs, and other related financing constraints, the project is no longer feasible, prompting FHR to reevaluate the site and pursue a new path forward. The new concept consists of a three-story apartment community comprising of four residential buildings at 156 units, a small community building, parking areas, resident amenities, and landscaping, including the dedication and required enhancements for the Rodeo Wash Greenway. Accordingly, the applicant is requesting targeted modifications to the last approved rezoning conditions that directly impede development of the new concept. The revised PDP locates the four apartment buildings closer to Drexel and Campbell Roads, offering privacy mitigation to nearby residents as well as conforming to modern best practices for urban streetscapes. Buildings located closer to the right-of-way benefit from enhanced pedestrian and transit connectivity, offer privacy mitigation for nearby neighborhoods, and help to establish a more welcoming and interactive streetscape by locating large parking areas behind primary structures. Relocating the buildings closer to Drexel and Campbell, in addition to offering privacy mitigation, lowers the apparent height of the structures from neighboring properties by increasing distance to existing homes. The proposed PDP revisions include an increase in allowed building height (40 feet) to the underlying UDC standard for the C-2 Zone, allowing for the three-story construction. The revised PDP includes 15 EV-ready parking spaces and 30 EV-capable parking spaces for future charging stations. It identifies a new 10-foot asphalt path at the wash south of the property, and direct pedestrian access from the development to that path. Landscaping is provided throughout the site, including a more densely planted screen of trees along the eastern property boundary to provide screening from parking areas to the single-family residential neighborhood to the east. Several conditions no longer relevant to the proposed project are being removed, with conditions regarding lighting and commercial rainwater harvesting have been updated to reflect code compliance requirements according to the Unified Development Code (UDC), rather than the prior Tucson Land Use Code (LUC) previously referenced. Plan Tucson Consideration(s) – Plan Tucson Chapter 4 – Growth and Development provides Building Block or Special Planning Area designations with a corresponding set of Guidelines to consider. These guidelines will provide primary guidance for those seeking to rezone or entitle the land and staff who review the proposed development. Rezonings must be evaluated based on all Plan policies and recommendations. Plan policy review determines whether new developments and zone changes are compatible, appropriate, and designed in harmony with existing land uses and neighborhoods. The Plan Tucson 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 Neighborhoods building block of the Plan Tucson Future Growth Scenario Map. This building block features primarily residential land use, with neighborhood-scale commercial, schools, parks, and places of worship. Typical housing types range from single-family homes, townhomes, low- to mid-rise multifamily, and manufactured homes. Operating Cost and Maintenance Input – None. Legal Considerations – Procedurally, the Mayor and Council have several alternative actions that may be taken. All actions may be accomplished by motion. 1. The Mayor and Council may approve the request as presented. 2. The Mayor and Council may approve portions of the request and modify or add conditions as deemed necessary. 3. The Mayor and Council may remand the matter back to the Zoning Examiner for a new public hearing to seek additional information. 4. The Mayor and Council may deny the request as presented. |
|||
| Site Engineering - Standard | REVIEW COMPLETED | No comments | |||
| Site Landscape - Standard | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: MAJOR CHANGE OF ZONING CONDITIONS APPLICATION TO MODIFY PREVIOUSLY APPROVED CONDITIONS ASSOCIATED WITH REZONING CASE NO. C9-09-04 FOR THE DEVELOPMENT OF A 3-STORY AFFORDABLE MULTIFAMILY COMMUNITY ACTIVITY NO: TP-MOD-0226-000016 ADDRESS: 2000 E DREXEL RD ZONING: COMMERCIAL ZONE (C-2) LAND USE: MULTIFAMILY 2026.04.03 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 THE SITE LANDSCAPE/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING. SITE LANDSCAPE/NPPO COMMENTS: 1. This proposal appears to be stating conformance with the major landscape and screening conditions set forth during the rezoning case C9-09-04. The condition for enhanced landscape at the greenway area and appropriate landscape and screening will all remain in place per the new proposed rezoning document. 2. Are the conditions set forth in the original rezoning C9-09-04 for Drainage/Grading/Vegetation on page 4 of 6 number 26 and 27 going to remain in place including Commercial Rainwater Harvesting? This is a multifamily commercial proposal and will require compliance with the Commercial Rainwater Harvesting Ordinance. Thank you. Chad Keller, PLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
|||
| Site Zoning - Standard | REVIEW COMPLETED | ||||
| Traffic Engineering Review - Standard | REVIEW COMPLETED | 156 unit multi-family residential should generate roughly 68 AM peak hour trips and 82 PM peak hour trips per ITE Trip Generation Manual 12th Edition. Can be accommodated by surrounding roadway network. Planning Center figure in neighborhood meeting summary document appears to maybe be showing both the Drexel and Campbell access points as gated entrances. To ensure that the gated entries can be put in without risking vehicles backing up into the public right-of-way, causing a safety issue, we request that the developer's traffic engineer perform a queuing analysis to understand the impact to the site driveways and whether there could be effects to the City's roadways and their safety. Additionally, at this point in time, it does not appear that any of the applicant's desired changes to the 2024 zoning conditions are related to the Road Improvements/Vehicular Access/Circulation section. Thanks! |