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Plan Review Detail
Plan Number: TP-PRE-0225-00031
Parcel: 124050470
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0225-00031
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/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 3/26/2025 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-0225-00031 Parking – N Euclid Ave PROJECT ADDRESSES: 714 N EUCLID AVE PARCEL NUMBERS: 124-05-0430, 124-05-0470, 124-05-0460, 124-05-0450 EXISTING ZONING: HR-2, HOCR-2 EXISTING USE: Vacant PROPOSED ZONING: HOCR-2 PROPOSED USE: Paid Parking Lot PROJECT DESCRIPTION & LOCATION: The applicant is requesting to rezone several parcels from HR-2 to a zoning that would allow for Parking Use. For consistency with the existing HOCR-2 parcels, this would be HOCR-2 to avoid split zoning across the entire site in its proposed developed state. The project is located at 714 N Euclid Ave. It’s within the West University Historic District, and also within the Main Gate Urban Overlay District. The applicant seeks to combine and develop five parcels of land into a single paid parking lot. The concept site plan shows the parking area with vehicle access to Euclid Ave, with a 4-foot landscape border on the street-side of a 10-foot sidewalk. There is a 5-foot sidewalk between two 7-foot strips of landscaped area along the south edge of the development area. APPLICANT NAME: Michael Golec E-MAIL: mike@radiuscontractors.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND HOUGHTON EAST NEIGHBORHOOD PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 1 YES 0 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Applicable Plan Policies: 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 Campus Areas building block of the Plan Tucson Future Scenario Growth Map. Campus Areas include large master-planned educational, medical, or business facilities. It should include a range of housing, retail opportunities, and convenient transit options to serve the local workforce and student populations. Campus areas often accommodate businesses that are the spin-off of economic development opportunities generated by the primary employers. University Area Plan, Pedestrian Commercial District: The University Area Plan supports development which protects and enhances the character, identity, and residential quality of life in these neighborhoods. It promotes cooperation between neighborhoods, developers, developers, and the City of Tucson to ensure new development is sensitive to local neighborhood concerns and supportive of adopted city-wide policies. It also recognizes the nature and potential of the University and its immediate surroundings as a relatively compact, pedestrian-oriented regional activity center, and work to strengthen the identity and quality of this area consistent with city-wide and neighborhood goals. The project is located in the Pedestrian Commercial District sub-area, supports concentrated centers of pedestrian-oriented commercial and office activity. It recommends against rezonings or development plans including new drive-through facilities, and the establishment or extension of strip commercial development. It encourages site design which is sensitive to adjacent residential uses in terms of screening, landscaping, access and traffic circulation. Projects should demonstrate sensitivity to surrounding uses in design, location, landscaping, screening, and transportation planning. Design should locate parking areas to mitigate traffic and visual impacts on surrounding residential areas. West University Neighborhood Plan: The project is located within the West University Neighborhood Plan’s West University Transition Area. The Neighborhood Plan encourages transit-oriented infill development within the transition area, and the preservation and enhancement of the residential neighborhood west of Euclid Ave. It promotes transit-oriented infill development within the transition area. Parking is an allowed use within Area Two of this plan, but requires that sidewalks be designed to protect pedestrians from Euclid traffic, and most parking should be within a structure. A proposal should include streetscape design features such as bollards, trees, and wider sidewalks. Off-street parking areas should also be sufficiently screened to not diminish the pedestrian-oriented nature of the area. Surrounding Zoning and Land Uses: West – HR-3 Historic Residential, single-family homes. North – HC-1 Historic Commercial, retail and food service. East – HOCR-2 Historic mixed use, parking garage. South – R-3 Residential, student dorms. Analysis: • Resolution 22334 – Authorized demolition contingent upon approved replacement plan • Replacement must comply with all HPZ and MGD Ordinances. • Mid-Rise Multiple Use Hotel with Retail spaces authorized. • Major Change requires review and re-approval by Mayor and Council • The Main Gate UOD allows parking, but only in a garage unless the parking is an accessory to another permitted use. Any proposal will also require historic review and public engagement. A rezoning at this location can modify the redevelopment plan and conditions listed in City of Tucson Resolution 22334 (Dec 16, 2014), including mandatory compliance with the Main Gate District Overlay, but that modification is subject to Mayor and Council approval. While private surface parking may work in the context of the Area and Neighborhood plans, significant design, screening, and pedestrian-safety considerations will be required. Most parking should be within a structure. Support for the rezoning depends on the final design demonstrating sensitivity to surrounding areas and conformance with all relevant plans. A plan amendment is not required to proceed as proposed. ADDITIONAL NOTES: None. |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0225-00031 • Pre-Application Conference Review v1 • 714 N EUCLID AV TUCSON, AZ 85719: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering | REVIEW COMPLETED | 1st Flush Retention and Critical Basin Detention required on this site. For 1st flush and detention calculations, site will be reviewed as pre-development 100% pervious. Underground Retention/Detention not allowed. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: REQUEST FOR A REZONING ACTIVITY NO: TP-PRE-0225-00031 ADDRESS: 714 N EUCLID AV ZONING: HOCR-2; MAIN GATE DISTRICT 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 ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS: 1. If the project is planning to use the Main Gate Overlay, then this rezoning may trigger the Main Gate District Overlay landscape requirements. Please see these relevant sections of the Main Gate District Overlay document for requirements: Section C-7 Screening, C-9 Landscaping, C-10 Open Space, C-11 Right of Way Maintenance, C-12 Site Furnishing, C-13 On-Site Water Management, C-15 Hardscape Materials, C-16 Environmentally Conscious Design Practices. 2. A parking lot adjacent to a MS&R (Euclid Av) and a non-MS&R (4th St) require street landscape borders. See UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 3. The 4’ landscape planting area along Euclid Av. as well as a portion of the 7’ planting area along 4th St. appear to be within Future CoT ROW. These landscape areas will need to be approved by DTM. Contact David Marhefka, PLA for review of this proposal. david.marhefka@tucsonaz.gov 4. As part of this rezoning and the proposed surface parking redevelopment plan, please provide (1 tree per 4 parking spaces) to reduce heat island effect. 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. 5. Maximize rainwater harvesting into all landscape planting areas on site including landscape borders, and planter islands for the required parking lot trees. Depress the landscape areas 6-9 inches and provide curb cut inlets and outlets. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning | REVIEW COMPLETED | Entitlements Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-0225-00031 Address: 714 N EUCLID AV Parcel(s): 124050430, 40, 50, 60, 70 Existing Zoning: HOCR-2, HR-3 Proposed Zoning: HOCR-2 Overlay Zone: Historic Preservation Zone (HPZ) Existing Use: Vacant Proposed Use: Commercial - Parking TRANSMITTAL DATE: March 12, 2025 COMMENTS: 1. A Preliminary Development Plan that complies with Administrative Manual 2-03 is required and the formal Development Package submittal complying with Administrative Manual 2-06 must be consistent. 2. The requested zone is HOCR-2 and the proposed use is Commercial – Parking, which is a permitted use. 3. The proposed development requires a lot combination processed by Pima County Assessors – https://www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf 4. The parking area is required to comply with UDC 7.4.6 Motor Vehicle Use Area Design Criteria. 5. Per UDC 7.4.6.D.2.a, Parking spaces for individuals with physical disabilities must be provided and designed as required by the City of Tucson’s adopted Building Code. Sites proposing 76 to 100 parking spaces are required to provide 4 ADA compliant parking spaces, one of which is required to be van accessible. A pedestrian circulation path is required that is ADA accessible is required to connect the ADA compliant parking spaces to the sidewalk (TSM 7-01). 6. Per UDC 7.4.11-1, Parking uses required 5% of the parking to be EV Ready and 15% of the parking to be EV Capable. See UDC 7.4.12 for design criteria. 7. As the site is in a Historic Preservation Zone (HPZ), review and approval by Historic Review will be required prior to Zoning approval (UDC 5.8). 8. It appears the demolition of the historic structures previously located on this site were contingent upon a replacement plan approved by Mayor and Council and Resolution 22334 states “any major changes will require Mayor and Council review and re-approval.” 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 Loran.Shamis@tucsonaz.gov. |
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| Traffic Engineering Review | REVIEW COMPLETED | No comments or concerns from DTM Traffic Engineering Division. |