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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0223-00110
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 | DATE: 2/28/2023 REVIEWED BY: Lena Porell, Lead Planner CASE NUMBER: TP-PRE-0223-00110 Intelligent Design AC – Fort Lowell PROJECT ADDRESSES: 1145 E Fort Lowell Rd PARCEL NUMBERS: 113043470, 113043460 EXISTING ZONING: R-2 AND O-3 EXISTING USE: Greek Orthodox Church PROPOSED ZONING: C-2 PROPOSED USE: Intelligent Design AC Corporate Headquarters and Charitable Works Center PROJECT DESCRIPTION & LOCATION: The applicant is requesting a rezoning for a 1.94-acre parcel from R-2 (Residential) and O-3 (Office) to C-2 (Commercial). The parcel is located at 1145 E Fort Lowell Road. The existing use is a Greek Orthodox Church. The applicant is proposing a change in zoning and land use to accommodate the rehabilitation and adaptive reuse of the Greek Orthodox Church for use as a corporate headquarters and charitable works center for Intelligent Design AC with approximately 44,420 SF of GFA. New additions to the property include two office buildings, one 1-story and one 2-story, as well as a 1-story warehouse building. The applicant is requesting a change to C-2 (Commercial) zoning and not C-1 (Commercial) to accommodate the warehouse-use on site, which is not an allowable use in C-1. PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND NORTHSIDE AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES X NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO X WILL DEPEND ON DESIGN Applicable Plan Policies: 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 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. LT28.2.4 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. LT28.2.12 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. LT28.2.13 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. The Northside Area Plan (NAP) is intended to guide future development, while protecting and enhancing existing uses. Relevant policies in the NAP include: Nonresidential Subgoal: Provide for nonresidential uses in the Northside area that are designed in harmony with adjacent development. Nonresidential Policy 5: Ensure well-designed nonresidential development by: a. Minimizing the number of vehicular access points. b. Providing common access points and parking, integrated vehicular and pedestrian circulation systems, and other amenities in common with adjacent nonresidential developments. d. Requiring appropriate design elements and buffering techniques during the rezoning and associated development review process to ensure the sensitive design of nonresidential development on established neighborhoods. These elements must be shown on rezoning concep plans and development plans (See General Design and Buffering policies). Surrounding Zoning and Land Uses: Surrounding zoning is C-1 Commercial to the east with residential and commercial uses, R-2 Residential to the south with Fort Lowell Rd and residential uses, R-2 Residential to north with vacant and residential uses; O-3 Office to the west with vacant, office, and commercial uses. Analysis: The applicant is proposing to rezone a 1.94-acre parcel from R-2 (Residential) and O-3 (Office) to C-2 (Commercial). The existing use is a Greek Orthodox Church. The applicant is proposing a change in zoning and land use to accommodate the rehabilitation and adaptive reuse of the Greek Orthodox Church for use as a corporate headquarters and charitable works center for Intelligent Design AC with approximately 44,420 SF of GFA. New additions to the property include two office buildings, one 1-story and one 2-story, as well as a 1-story warehouse building. The applicant is requesting a change to C-2 (Commercial) zoning and not C-1 (Commercial) to accommodate the warehouse-use on site, which is not an allowable use in C-1. Plan Tucson supports infill projects that reflect sensitivity to the site and neighborhood conditions. The proposed project and use are compatible with the uses along Fort Lowell, an arterial street according to the City of Tucson’s Major Streets & Routes. The NAP states ensure well-designed nonresidential development by (a) minimizing the number of vehicular access points. The current site plan shows multiple access points on the site from Fort Lowell Road (arterial) and along Navajo Road (a minor local road). The NAP also discusses that appropriate design elements and buffering techniques during the rezoning process to ensure the sensitive design of nonresidential development on established neighborhoods. The preliminary development plan and the design compatibility report will need to show how this proposed adaptive reuse of the site and all the various uses are compatible with the surrounding residential uses. Surrounding the site the zoning shows the closest C-2 use is approximately 800 feet west from the site with. Most of the uses surrounding the property being low intensity commercial, office, and residential uses. The Design Compatibility Report should also call out all the proposed land uses and how they will operate and function, including hours of operation. How often will the warehouse be receiving deliveries (days/times, if known). From the submitted site layout, access to the warehouse (as a commercial use) seems to be from a local road. Applicant should check with Engineering and Transportation because in the past commercial access has not been allowed from a local residential street. Proposed heights look okay as is but a condition of the rezoning would most likely include restricted heights based on the preliminary development plan. The proposed rezoning is consistent with both Plan Tucson and Northside Area Plan. A plan amendment is not required but the preliminary development plan and design compatibility report submitted for the rezoning must show the appropriate design elements and buffering techniques from the NAP’s General Design and Buffering policies. |
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| Fire New Construction | REVIEW COMPLETED | Section 503.2.5 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus. Section D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Section D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Section D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Section D105.3 Proximity to building. One or more of required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approve by the fire code official. Section D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. Questions: Jennifer Peel-Davis Tucson Fire Department Fire Plans Examiner Fire Inspector I, II and Fire Alarm Plans Examiner Jennifer.Peel-Davis@Tucsonaz.gov Desk: 520-837-7033 |
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| Site Engineering | REVIEW COMPLETED | Project: TP-PRE-0223-00110 Address: 1145 E Fort Lowell Rd Comments: 1. An encroachment analysis on new structures will be required to ensure < .1 ft flood elevation rise on adjacent properties. 2. Western building sustained substantial damage in 2013. Per FEMA substantial damage code, any reparations/modifications to that structure will require the building to be brought to AZ floodplain regulation. 3. A floodplain use permit will be required for any work in the floodplain. Any new structures will need to be brought to floodplain regulation 4. Maximize water harvesting into any landscaping 5. 90 Degree Parking off the street must be a minimum 40' from edge of curb (TC 25-42). Street cannot be used for off-street parking maneuverability (UDC 7.4.6K). A waiver from DTM will be required to maintain current parking configuration 6. Ensure waste maneuverability and design per TSM 8-01 Scott Haseman scott.haseman@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: INTELLIGENT DESIGN CORPORATE HQ ACTIVITY NO: TP-PRE-0223-00110 ADDRESS/PARCEL NO: 1145 E FORT LOWELL RD/113-04-3470 ZONING: O-3, R-2 REZONING: C-2 EXISTING USE: GREEK ORTHODOX CHRUCH CAMPUS PROPOSED USE: CORPORATE HQ CAMPUS TRANSMITTAL DATE: FEBRUARY 28, 2023 DUE DATE: MARCH 1, 2023 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. Due to the nature of the existing site, all NPPO conditions will be waived. 2. Landscape/NPPO can work with the applicant on the required number of trees is in all vehicular parking areas (1 tree: 4 parking spaces per UDC 7.6.4.B.1.) to figure out a solution that aligns with the goals of the UDC as well as the proposed development plan due to existing nature and limitations of the site. 3. Landscape/NPPO can work with the applicant on the required perimeter landscape borders on the site (See UDC 7.6.4.C for landscape border requirements) to figure out a solution that aligns with the goals of the UDC as well as the proposed development plan due to existing nature and limitations of the site. 4. Before any landscape is planted in the ROW, please reach out to David Marhefka (david.marhefka@tucsonaz.gov) to get a ROW permit. 5. This project will be required to have a separate water meter for irrigation. 6. 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. 7. Landscape/NPPO highly recommends flush curbs and parking blocks as opposed to raised curbs to allow for the maximization of commercial rainwater harvesting across the site. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988 |
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| Site Zoning | REVIEW COMPLETED | Rezoning Pre-Submittal Transmittal FROM: Nick Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting Address: TP-PRE-0223-00110 Parcel(s): 11003088A Existing Zoning: O-3, R-2 Proposed Zoning: C-2 Existing Use: Civic-Religious Use Proposed Use: Commercial-Administrative and Professional Office, Storage-Commercial Storage TRANSMITTAL DATE: February 28, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: 4.9.13.P, 4.9.10.A 3. Development standards: 40’ Building Height 4. A lot combination will be required to proceed with the Development Package. 5. Perimeter yard setbacks: Non-residential uses adjacent to non-residential zones: 0’. Non-residential uses adjacent to residential zones: 1 ½ (H). 6. Applicable street setbacks: Fort Lowell is a Major Street, and subject to 21’ setbacks from the back of the future or existing curb. E Navajo RD is perpendicular to a major street, and subject to MS&R setbacks per 6.4.5 of the UDC 7. Parking requirements: See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 8. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 9. Additional comments: a. The parcel is in the AE zone. b. An Individual Parking Plan (IPP) will be required to utilized the shared parking arrangements for uses with alternate hours of operation or peak use times per 7.4.5 of the UDC 10. 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 Zoning to assure compliance with the applicable UDC development criteria and Technical Standards. If you have any questions please contact me at nicholas.martell@tucsonaz.gov. |
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| Traffic Engineering Review | REVIEW COMPLETED | No Comments |