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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0223-00112
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements | REVIEW COMPLETED | DATE: 2/28/23 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-0223-00112 – Adaptive Reuse Medical Office PROJECT ADDRESSES: 3941 E Fort Lowell Rd PARCEL NUMBERS: 110-03-088A EXISTING ZONING: MH-1 PROPOSED USE: C-2, Medical Office PROJECT DESCRIPTION & LOCATION: Proposed rezoning from MH-1 to C-2 to facilitate the adaptive reuse of an existing single family detached residential building. The .11-acre parcel is located near the intersection of N Alvernon Way and E Fort Lowell Road in Ward 3. Fort Lowell Road is an arterial street with a proposed width of 100 feet in this area. Preliminary development plan shows no changes to building footprint. No dumpster shown, solid waste collection will require coordination and agreement with waste management. The proposal is covered by both Plan Tucson and the North Side Area Plan, Subarea 6. APPLICANT NAME: Chris Laria PHONE: 520-623-6146 E-MAIL claria@azplanningcenter.com Plan Amendment 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN 1 DESIGN COMPATIBILITY + COMMUNITY INPUT 0 ENVIRONMENTAL RESOURCE REPORT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson and the North Side Area Plan, Subarea 6 PLAN AMENDMENT NOT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson Plan policy is provided by Plan Tucson, which contains the following policies related to the proposed rezoning: BC8 Support a safe, distinctive, well-maintained, and attractive community with neighborhoods made up of residences and businesses that contribute to Tucson’s quality of life and economic success. LT.28.2.4 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. LT28.2.6 Support residentially-scaled neighborhood commercial and office uses along collector streets if the building is residentially scaled; the site design is pedestrian-oriented; and the use will not generate significant auto traffic. LT.28.2.11 Consider the conversion of residential structures to nonresidential uses or higher density residential uses where: a. The project stabilizes and enhances the transition edge when adjacent to existing and future residential uses; b. Safe and appropriate access generally can be provided from a major street; c. Required parking, loading, and maneuvering can be accommodated on site; d. Screening and buffering of adjacent residential properties can be provided on site; e. Consideration is given to the consolidation of design elements, such as access points, parking, landscaping, and screening; and f. Consideration is given to accommodating current or future cross access between adjacent parcels and uses. LT28.2.12 Support environmentally sensitive design that protects the integrity of existing neighborhoods, complements adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community. Northside Area Plan, Subarea 6 Site is covered by the Northside Area Plan, within Subarea 6. The purpose of the Plan is to guide future development while protecting and enhancing existing uses. The applicable goals of the Plan, which are designed to be used with the Plan’s General Design Guidelines are: • Encourage a mix of residential and nonresidential land uses at appropriate locations, while protecting the integrity of existing neighborhoods. • Protect existing and future residential neighborhoods from non-local traffic and roadway improvements, while providing for development of key city-wide transportation corridors. The Plan’s goals are supported by the following applicable Residential subgoals and policies. Nonresidential Subgoal Encourage new residential development that preserves and enhances the existing residential character of the area. Policy 1 – Allow conversion of residential structures to nonresidential uses when all of the following criteria are met: a. Primary access can be provided from an arterial street. b. Parking and maneuvering requirements can be met on-site. c. Screening and buffering for adjacent residential uses can be provided on site. Policy 5 – Censure 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. c. Promoting consolidation of abutting parcels for new, nonresidential uses to allow for adequate buffering of adjacent residential development. d. Requiring appropriate design elements and buffering techniques during the rezoning and associated development review processes to ensure the sensitive design of nonresidential developments on established neighborhoods. These elements must be shown on rezoning concept plans and development plans (see General Design and Buffering Policies) General Design Guidelines Intent Statement: The intent of the nonresidential policies is to guide future commercial, office, and industrial development in the Northside area. The policies specify criteria for evaluating appropriate locations for nonresidential uses. This performance standard approach thus provides for a mix of uses along arterial streets, while mitigating any negative effects of conventional strip commercial development. The General Design and Buffering Guidelines Section (on pages 25 to 28) is referenced for site design recommendations. Plan policies are used primarily during the rezoning process and for applicable CDRC reviews. Plan policies also help to formulate staff positions on requests for variances to the Land Use Code. All policies are advisory in the county. The nonresidential policies apply to the entire Northside area. More specific guidance is detailed by subarea in the Subarea Goals and Policies Section which, in the event of any conflict, takes precedence over these general policies. SURROUNDING ZONING AND USES: The site is zoned MH-1, the property to the North of the site is zoned MH-1, and the property to the east is zoned C-2. The properties to the south and west are zoned C-1. Surrounding land uses include single family residential and a mobile home park to the north, an office in a repurposed detached house to the east, repurposed houses used as offices and a small office park to the south, and an office park to the west. ANALYSIS: The proposed use is consistent with both Plan Tucson and the Northside Area Plan. The proposed C-2 zone is a higher intensity use than what is required for Medical Service: Outpatient or Administrative and Professional Office uses, and the requested zoning should be the least intensive required for the planned use. As such the applicant is encouraged to apply for a rezoning to an Office Zone type. The applicant is encouraged to review the General Design Guidelines contained in the Northside Area Plan and integrate them into both the architectural design and landscaping of the proposed development. What is the effective width of the proposed vehicular access through the existing carport? Structural elements of the carport and their impact to the size of the access lane should be considered. How does the plan enhance pedestrian connectivity from surrounding parcels and streets? More landscaping, water harvesting, and parking shade information is required. Setback dimensions from the future right of way for Fort Lowell Road should be provided. Based on the standards listed above from both Plan Tucson, and the Northside Area Plan, No Plan Amendment is required. ADDITIONAL PLAN POLICIES TO CONSIDER: None ADDITIONAL NOTES: |
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| Fire New Construction | REVIEW COMPLETED | 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 | TP-PRE-0223-00112 Adaptive reuse from a residential property to a medical office building 3941 E FORT LOWELL RD Comments: 1. This property is located on the northern frontage of E Fort Lowell Rd, an arterial in Tucson’s Major Streets and Routes network. The future Right of Way width is 100 ft. The present ½ right of way from the center of E Fort Lowell to the south property line appears to be 45 ft, meaning the southern five feet of the property may be in the future right of way. 2. The parcel is in a balanced basin and not in any floodplain. 3. Applicant must maximize water harvesting into landscaped areas. 4. Technical Standards Manual 10-01.4.0 - A 5’ sidewalk will be required along the length of the property along Longfellow Ave. 5. TSM 7-01.4.1 - A 4’ wide sidewalk is required between any PAAL or parking space and the building. 6. Tucson Unified Development Code 7.4.6.E - a minimum height clearance of 15’ for a PAAL. 7. UDC 7.4.6.F requires a 2’ setback from any structure for a PAAL or access lane. 8. UDC 7.4.6.I requires a minimum of chip seal surfacing for parking and PAAL areas. Faffs Riederer faffs.riederer@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: MEDICAL OFFICE ACTIVITY NO: TP-PRE-0223-00112 ADDRESS/PARCEL NO: 3941 E FORT LOWELL RD/110-03-088A ZONING: MH-1 REZONING: C-2 EXISTING USE: RESIDENCE PROPOSED USE: MEDICAL OFFICE TRANSMITTAL DATE: MARCH 1, 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.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. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. Please include spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan. 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. One way to maximize rainwater harvesting across the site would be flush curbs & parking blocks in the vehicular use areas instead of using curb cuts. 7. A Commercial Rainwater Harvesting Plan is required per The TSM 4-01.3.0. As part of the re-zoning conditions, the applicant should be able to illustrate how water harvesting will meet 60% of the annual landscape water demand, through the use of treatments like flush curbs and basins in the landscape borders. 8. 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. The newly adopted Detention/Retention Manual can be found: https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-final-201406-manual.pdf With CoT edits to the manual are found at: https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf 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: MH-1 Proposed Zoning: C-2 Existing Use: Residential-Single Family Proposed Use: Commercial-Administrative and Professional Office (More information regarding the proposed use may be necessary) 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 3. Development standards: 40’ Building Height 4. Perimeter yard setbacks: Non-residential uses adjacent to non-residential zones: 0’. Non-residential uses adjacent to residential zones: 1 ½ (H). 5. Applicable street setbacks: Fort Lowell is a Major Street, and subject to 21’ setbacks from the back of the future or existing curb. N Longfellow is perpendicular to a major street, and subject to MS&R setbacks per 6.4.5 of the UDC 6. Parking requirements: See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 7. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 8. Additional comments: a. The parcel is in the AE zone. b. A compliant vehicle use area is required per 7.4.6 of the UDC. Some parking spaces may not meet backup spur standards. c. Provide compliant ADA spaces. d. The minimum 1-way PAAL width is 20’. 9. 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 |