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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0223-00126
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: 3/13/23 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-0223-00126 – Medical, Extended Health Care PROJECT ADDRESSES: 355 N Wilmot Rd PARCEL NUMBERS: 127-14-003C EXISTING ZONING: O-3 PROPOSED ZONING: C-3 PROPOSED USE: Medical, Extended Health Care PROJECT DESCRIPTION & LOCATION: This is a request to rezone a 2.5-acre parcel from O-3 Office to C-3 Commercial, for the demolition of the existing two-story structure, formerly used as a 51-bed hospital, to build a new 3-story building to be used as a medical rehabilitation facility with 44 beds. The parcel is located at the intersection of N Wilmot Road and E Carondelet Drive, in Ward 6. Wilmot Road is a designated arterial street with a proposed width of 120 feet in this area. The preliminary development plan shows the new 50-foot-high building with a total of 57,270 square feet of gross floor area. Because the current O-3 zoning on the property allows a maximum building height of 40 feet, the request to rezone to C-3 would allow the proposed building height of 50 feet. Land use policy direction for this site is provided by Plan Tucson and the Sewell/Hudlow Neighborhood Plan. APPLICANT NAME: Matt Updegraff PHONE: 623-552-3189 E-MAIL matt.updegraff@kimley-horn.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 Sewell/Hudlow Neighborhood Plan PLAN AMENDMENT NOT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson The site lies within the Existing Neighborhoods building block in the Future Growth Scenario Map in Plan Tucson. Existing Neighborhoods are primarily developed and largely built-out residential neighborhoods and commercial districts in which minimal new development and redevelopment is expected in the next several decades. The goal is to maintain the character of these neighborhoods, while accommodating some new development and redevelopment and encouraging reinvestment and new services and amenities that contribute further to neighborhood stability. Plan Tucson also provides the following policies related to the proposed rezoning: LT9 Locate housing, employment, retail, and services in proximity to each other to allow easy access between uses and reduce dependence on the car. 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. LT28.2.12 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. Sewell/Hudlow Neighborhood Plan The site is within the boundaries of the Sewell/Hudlow Neighborhood Plan, Sewell Subarea. The purpose of the Plan is to protect the integrity of existing neighborhoods while allowing for new development where appropriate as shown on the Land Use Development Maps. The applicable goals of the Plan, which are designed to be used with the Plan’s General Design Guidelines are: • Preserve and protect the integrity of established low-density neighborhoods. • Identify appropriate locations for new development. The Plan’s goals are supported by the following applicable nonresidential subgoals and policies: Nonresidential Goals: • Allow for new, nonresidential uses provided the proposed development is designed in harmony with adjacent nonresidential and residential uses and in accordance with Sewell/Hudlow policies. • Establish design and location criteria for nonresidential uses adjacent to existing neighborhoods. Nonresidential Policies – 1. Ensure efficiently designed, nonresidential developments by: a. Minimizing the number of vehicular access points; b. Integrating the design with adjacent nonresidential development by providing common access points and parking, integrated vehicular and pedestrian circulation systems, and other common amenities such as landscaping and walls; and c. Promoting consolidation of abutting parcels for new nonresidential uses to allow for adequate buffering of adjacent residential development. 2. Allow for the conversion of residential structures to residential office uses along Broadway Boulevard east of Wilmot, Speedway Boulevard east of Wilmot, and Wilmot Road south of Speedway, as shown on the land Use Development Maps, when all of the following criteria are met: a. Deed restrictions do not prohibit the use; b. Primary access can be provided from an arterial street; c. Parking and maneuvering requirements can be met on-site; d. Screening and buffering for adjacent residential uses can be provided on-site; e. The existing residential appearance of the structure can be preserved. 3. Allow for new nonresidential development along designated major streets as shown on the Land Use Development Maps. 4. Allow for low-rise office development along Carondelet Drive (also see Residential Policy 2.b and Medical Policy 3), along 5th Street from Craycroft Road to McKinley Avenue on the north side of the street, and from Craycroft Road to the parcel aligned with Van Buren Avenue on the south side of 5th Street, and at the northwest corner of 5th Street and Wilmot Road as shown on the Land Use Development Maps. 5. Allow neighborhood commercial and low-rise office development on Speedway Boulevard west of Wilmot Road and on Broadway Boulevard as shown on the Land Use Map. 6. Allow parking for associated uses in the areas shown on the Land Use Development Maps. 7. Allow for residential parcels on the north side of 1st Street to rezone to neighborhood commercial use, low-rise office development or medium- to high-density residential uses as shown on the Land Use Development Maps, when all the following criteria are met: a. Parcel is consolidated with the commercial parcel to the north which fronts on Speedway Boulevard; b. All access is to Speedway Boulevard; c. Parking and maneuvering can be met on site; d. Adequate screening and buffering can be provided for adjacent residential uses in compliance with the Buffering Policies. 8. Recognize the Activity Center status of the Broadway/Wilmot area by providing an opportunity for low-rise office development along Broadway Boulevard and mid-rise office development along Broadway Boulevard approximately 600 feet east of the Alamo Wash and along Wilmot Road extending north to Fifth Street as shown on the Land Use Development Maps, when all the following criteria are met: a. Traffic generated by new development can be accommodated on abutting arterial streets through street improvements, upgrading mass transit and/or other alternate modes, or a combination of these techniques; b. All access is onto arterial streets; c. Parking and maneuvering requirements can be met on site; d. Building heights transition to be compatible with adjacent heights; e. Design complies with Buffering Policies. 9. Provide an integrated pedestrian circulation system throughout the Broadway/Wilmot Activity Center: a. During the rezoning and development review process, require new development to provide a clearly defined, internal pedestrian circulation system with amenities which provides connections to public sidewalks and adjacent development; b. Pursue alternatives to arterial street-level pedestrian crossings to provide safe pedestrian circulation between components within the Activity Center, through funding mechanisms such as Improvement Districts, and in-lieu fees, to be shared among Activity Center uses. SURROUNDING ZONING AND USES: The adjacent properties are zoned O-3 Office to the north and west, C-3 Commercial to the south, and O-3 and C-1 Commercial to the east, across from Wilmot Road. Surrounding land uses include: 3-story multifamily residential to the north, 2-story multifamily residential to the west, a 4-story office building and a 6-story office building to the south, and single-story medical office plazas and commercial strip across Wilmot Road to the east. ANALYSIS: The proposed use is consistent with both Plan Tucson and the Sewell/Hudlow Neighborhood Plan. The proposed C-3 zone is a higher intensity use than what is required for Medical - Extended Service uses. However, the applicant’s preliminary development plan indicates a proposed building height of 50 feet, which is higher than allowable in a C-2 zone. As such the request for a rezoning to C-3 is required. Proposed building height is consistent with neighboring properties and height transition requirements. The intensity of C-3 zoning is consistent with neighboring properties to the south. No low-density residential developments are directly affected by the proposed increase in use intensity. The applicant is encouraged to review the General Design Guidelines contained in the Sewell/Hudlow Neighborhood Plan and demonstrate how an internal pedestrian circulation system to adjacent developments and public sidewalks is being proposed. Based on the standards listed above from both Plan Tucson, and the Sewell/Hudlow Neighborhood Plan, No Plan Amendment is required. ADDITIONAL PLAN POLICIES TO CONSIDER: None ADDITIONAL NOTES: The proposed trash enclosure and generator are located on the northwest corner of the site closest to adjacent residential uses. The driveway north of the project site is the only ingress/egress route from Sedona Springs Apartments, a different location for solid waste and the generator should be considered to limit impacts to residents travelling to or from those apartments. |
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| Fire New Construction | REVIEW COMPLETED | 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. Owner will need to obtain an operational permit from TFD for flammable and combustible liquids. Owner shall obtain an operational permit for compressed gasses. Owner shall obtain an operational permit for above ground storage tank. Owner shall obtain an operational permit for State Licensed Facilities Questions: Patricia Shelton Fire Plans Examiner Patricia.Shelton@Tucsonaz.gov 520-837-7033 |
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| Site Engineering | REVIEW COMPLETED | Project: TP-PRE-0223-00126 Address: 355 N Wilmot Rd Note: All comments are based off the Tucson Code (TC), Unified Development Code (UDC), and Technical Standards Manual (TSM). Drainage Information: 1. An unnamed wash runs across the southern border of the parcel, stemming from a culvert that runs under Wilmot road. An upstream TSMS node shows the wash discharging 508 cfs in the 100-yr storm 2. As of now, surrounding the wash is a COT designated "Estimated Flood Hazard," although Pima County RFCD data shows an extended floodplain on the property. Comments: 1. A drainage report, SWPPP, and DEQ dust control permit will be required 2. A continuous pedestrian circulation path will be required between the building, waste enclosure, and Wilmot Rd (TSM 7-01) 3. A floodplain use permit will be required for any work in the floodplain. Any building in the floodplain will need to be elevated to the regulatory flood elevation and certified on an elevation certificate by a licensed surveyor (TC 26) 4. Additional Retention and Detention regulations will be required. Please refer to the updated retention/detention manual at: https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-final-201406-manual.pdf With amendments listed at: https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf a. Critical Basin Detention will be required: onsite volumetric discharge must be reduced to 85% of their pre-developed quantities b. 150% of the calculated first flush retention volume will be required onsite 5. Show site visibility triangles to ensure traffic visibility (TSM 10-01.5) 6. Ensure sufficient vehicle wheel stops or sidewalk width to maintain a 4' pedestrian path with a 2.5' vehicle overhang in sidewalk adjacent to parking spots (TSM 7-01.4) 7. Maximize water harvesting into any landscaping through the use of flush curbs, curb cuts, and gutters 8. For information on waste design and maneuverability standards, please visit TSM 8-01 Scott Haseman scott.haseman@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: SELECT MEDICAL ACTIVITY NO. TP-PRE-0223-00126 ADDRESS/PARCEL: 355 N WILMOT RD/127-14-003C ZONING: 0-3 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. A NPPO Plan or NPPO waiver is required per UDC 7.7.3-B-2. The NPPO is intended to encourage preservation in place of healthy native plants through sensitive site design that minimizes the disruption of areas within the site containing plants while allowing for salvage and transplantation of plants on the site that are likely to survive. 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: 4parking 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. See fire notes for aerial apparatus notes, and plan trees accordingly. 5. A street landscape border is required on Wilmot Rd. Per UDC 7.6.4.C-2 and Table 7.6.4-1 6. There will need to be a interior landscape border on the west side 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 7. There will need to be a separate dedicated meter for irrigation. 8. 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. 9. 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. 10. 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. 11. A Commercial Rainwater Harvesting plan is required UDC Technical Standards Manual – Section 4-01.0.0. 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. The Rainwater Harvesting Plan shall consist of two elements: a Site Water Budget and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements requires coordination between project managers, site engineers and landscape architects from the inception of the project. The two elements of the Rainwater Harvesting Plan shall illustrate how water harvesting will meet 60% of annual landscape water demand, as required by the ordinance. 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 at: 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, please contact me at matthew.carlton@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | Rezoning Pre-Submittal Transmittal FROM: Nick Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0223-00126 Address: 355 N Wilmot RD Parcel(s): 10821328B Existing Zoning: O-3 Proposed Zoning: C-3 Existing Use: Medical Services Proposed Use: Medical Services-Outpatient TRANSMITTAL DATE: March 22, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: 4.9.4.O.2 3. Development standards: 75 ft building height 4. Perimeter yard setbacks: Adjacent to Commercial Zones (N, W, S): 0’ 5. Applicable street setbacks: N Wilmot is a Major Street and Route, and subject to MS&R setbacks per 6.4.5 of the UDC. Setbacks are 21’ from the back of the existing or future curb. However, Mayor and Council just approved a change to the zoning code that will reduce the required setback to 10’ from the property line. 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. Ensure compliance with the subdivision standards: https://www.tucsonaz.gov/apps/maps-and-records/subdivisions/details/MP-18033&; b. Annexation conditions found in C9-59-19, and; c. Rezoning conditions found in C9-83-07 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 David Stiffey David.Stiffey@tucsonaz.gov |