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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0124-00027
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
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| Entitlements | REVIEW COMPLETED | REZONING PRESUBMITTAL PREAPPLICATION REVIEW DATE: 02/14/24 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-0124-00027 PROJECT ADDRESS: 9575 E. Speedway Boulevard PARCEL NUMBERS: 133-O3-3950 EXISTING ZONING & LAND USE: C-1 (COMMERCIAL) PROPOSED LAND USE: RESIDENTIAL MULTI-FAMILY DEVELOPMENT PROJECT LOCATION & DESCRIPTION: This request is for a change of condition from a previous rezoning (C9-75-04). The previous rezoning included a 32-lot subdivision on the northern half of the parcel. The southern half of the parcel was anticipated as a “future commercial site” with a 30,000 SF max gross floor area, 20’ building height with 50’ residential setback conditions to an undeveloped area. The change of condition proposed is to develop the area once identified as “future commercial site” to “Medium Residential Development”. A cell tower is also located within landscape and parking areas (SE-15-75). Speedway is further identified as an arterial with a 120’ ROW per the City of Tucson MS&R. APPLICANT NAME: Lucas Kautz, Valley Property Group PHONE: (480) 406-7760 E-MAIL: lucas@valleypropertygroup.com Plan Amendment : NO PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): X WILL DEPEND ON DESIGN 1 DESIGN COMPATIBILITY + COMMUNITY INPUT 1 ENVIRONMENTAL RESOURCE REPORT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson, Pantano East Area Plan PLAN AMENDMENT NO, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson The site of the proposed special exception is covered by Plan Tucson and the Pantano East Area Plan. Plan Tucson: 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 Neighborhood Centers building block of the Future Growth Scenario Map. Neighborhood Centers feature a mix of small businesses surrounded by housing and accessed internally and from nearby neighborhoods by pedestrian and bike friendly streets and by transit. The following policies support residential infill: • LT28.2.2 Medium-density (between 6 and 14 units per acre) residential, with greater densities possible in conformance with the FLD provision. Medium-density residential development is generally appropriate where primary vehicular access is provided to an arterial or collector street and is directed away from the interior of low-density residential areas. In areas already predominately zoned R-2 additional medium-density residential may be appropriate • LT28.2.3 High-density (greater than 14 units per acre) residential development is generally appropriate where primary vehicular access is provided to an arterial street and is directed away from the interior of low-density residential areas. Pantano East Area Plan The subject parcel is located within the Pantano East Area Plan”. The goals for commercial development within the PEAP include encouraging the development of a variety of housing types including single family detached units, duplexes, apartments, condominiums, townhouses, and mobile homes. The following policies support commercial infill within the area plan: Policy 2. Promote residential infill of vacant land where adequate provisions of streets and utilities are available. C. Medium- and high-density residential developments are appropriate along arterial streets (medium 15/acre). Policy 3. Ensure the compatibility of new development with existing land uses. Implementation Techniques A. Promote clustering and design flexibility in developments by encouraging the use of planned unit developments, * zero lot line, lot development options, and residential development projects. B. Require appropriate design elements (fences, walls, vegetation, etc.) during the rezoning and development review processes when locating multi-family dwellings and nonresidential uses within proximity of established neighborhoods. SURROUNDING ZONING AND USES: The site is zoned and surrounded by C-1 with single family residential to the north and commercial to the west (convenience store) and east (preschool). To the south is R-1 with single family residential. The commercial zoning area is also bordered by residential zoning (R-1) to the north. ANALYSIS: Per 3.5.4 Change in Conditions, this change is categorized as a major change and subject to the Zoning Examiner Public Hearing process. Due to this “area” not be considered in the original preliminary development plan, the process will follow the rezoning/major change process. The applicant is requesting a major change to conditions, specifically due to the change of use from “Future commercial Uses” to “Medium Residential Development”. The change of condition conflicts with the previous conditions. The building heights as proposed are 25’ exceeding the previously approved 20’ building height limit. Another major change to conditions is the 50’ setback along residential development for commercial uses. This condition is being reduced to 14’ for residential uses. Additionally, the proposed lot coverage has increased from 30,000 sf to 41,466 sf. Although the building heights, setback and lot coverage as proposed generally align with the dimensional standards of C-1, special attention of the feedback gathered at the neighborhood meeting is required to modify the existing conditions or develop new conditions based on the change of use. Additionally, the special exception conditions for the cell tower should also be communicated at the neighborhood meeting. Please reach out to Ward 5 office before the neighborhood meeting. A plan amendment will not be required but more design consideration indicating design capability as well as community dialogue with the adjacent neighbors and ward office will be required. A formal submittal of the application must be within 60 days of the neighborhood meeting. ADDITIONAL PLAN POLICIES TO CONSIDER: None Reviewer: Samuel Paz, samuel.paz@tucsonaz.gov, 520-837-4973 |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0124-00027 • Pre-Application Conference Review v1 • 9575 E SPEEDWAY BL TUCSON, AZ 85715: Based on the information requested, TFD has no comments at this time. Please reach out if you have any questions. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering | REVIEW COMPLETED | Site Engineering has no comments or concerns about the change in the PDP. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: SPEEDWAY & HARRISON CASITAS ACTIVITY NO. TP-PRE-0124-00027 ADDRESS/PARCEL: 9575 E SPEEDWAY BL/133-03-3950 CURRENT ZONING: C-1 PROPOSED CHANGE OF PDP This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants and water harvesting. 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 Landscape/NPPO to assure compliance with the applicable UDC development criteria and Technical Standards. COMMENTS: 1. As a condition of the change to the PDP, Commercial Rainwater Harvesting must meet a minimum of 60% of the irrigation needs of the proposed development. The Commercial Rainwater Harvesting Basins must be located onsite and not withing the right-of-way. 2. As a condition of the change to the PDP, Outdoor Storage areas and Trash Collection areas are to be screened with a mix of landscape and masonry screen walls. 3. As a condition of the change to the PDP, any and all walls visible from a public right of way are to be graffiti-resistant and incorporate one (1) or more visually appealing design treatments, such as the use of two (2) or more decorative materials such as stucco, tile, stone, or brick; a visually interesting design on the wall surface; varied wall alignments (jog, curve, notch, setback, etc.) and/or trees and shrubs in voids created by the wall variations. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | PROJECT: TAPROOM ACTIVITY NO. TP-PRE-0124-00027 ADDRESS/PARCEL: 9575 E SPEEDWAY BL/133-03-3950 ZONING: C-1 This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants and water harvesting. 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 Landscape/NPPO to assure compliance with the applicable UDC development criteria and Technical Standards. COMMENTS: 1. There must be a NPPO or NPPO waiver. An NPPO is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, is required to be submitted or approved or a request for an exception from the Native Plant Preservation requirements approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Admin. Manual Section 2-11.0.0 prior to Grading Plan approval. 2. A landscape plan is required per 7.6.2.B.1-b. The Unified Development Code (UDC) requires all new development or an expansion of greater than 25% of an existing development to submit a landscape plan, UDC 7.6.2. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 3. Ensure the required number of trees is in all vehicular parking areas (1 tree: 4 parking spaces) per UDC 7.6.4.B.1. Trees are to be distributed evenly throughout the parking area, UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a. 4. There will need to be a street landscape border on E Speedway & N Harrison per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. There will need to be an interior landscape border on the north & west sides of the site per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. A CMU wall does not meet these requirements. 6. See Engineering notes for Retention/Detention. 7. All landscape plans shall incorporate water conserving design as defined in UDC Section 7.6.6, Use of Water, and as described in the Technical Standards Manual 5.01-5.11. 8. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. Landscape plan should have spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan. 9. Maximize the rainwater harvesting across the site into the landscape areas, including but not limited to the street landscape borders as well as the tree wells for the required trees for the parking lot. 10. Commercial Rainwater Harvesting plan is required per UDC Technical Standards Manual – Section 4-01.3.0. and Section 5-01.0.0 Landscaping and Screening. Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards for Stormwater Detention and Retention is required and shall work in conjunction with the Commercial Rainwater Harvesting design. Using Low Impact Development design and water harvesting provides critical basin detention and first flush retention for all new development and impervious area. 11. The Commercial Rainwater Harvesting Plan must utilize the Site Water Budget See TSM 4-01.0.0 Exhibit A. The Site Water Budget is how the Water Dept tracks the irrigation water use on-site, not first flush retention volume charts. 12. The Commercial Rainwater Harvesting Plan will clearly demonstrate that a minimum of 60% of the site’s landscape irrigation needs will come from rainwater harvesting. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov |
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| Traffic Engineering Review | REVIEW COMPLETED | No objections or concerns from DTM Traffic Engineering division. 39 unit multifamily development should generate around 35 AM peak hour trips and 37 PM peak hour trips. This amount of traffic can be accommodated by the existing roadway network. |