Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0226-00039
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0226-00039 • Pre-Application Conference Review v1 • 1650 E FORT LOWELL RD 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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| Residential Zoning * | REVIEW COMPLETED | PDSD TRANSMITTAL CITY OF TUCSON, PLANNING AND DEVELOPMENT SERVICES DEPARTMENT Jeffrey William Cassidy, Planner jeffrey.cassidy@tucsonaz.gov (520) 837-4916 Current Zoning - Residential Review Section TRANSMITTAL DATE: March 05, 2026 PRE-APPLICATION CONFERENCE: TP-PRE-0226-00039 BRIEF SUMMARY DESCRIPTION / NARRATIVE: We are currently evaluating the acquisition of the property located at 1650 E. Ft. Lowell, commonly known as Pima County Tax Parcel No. 113-07-137A. The site consists of a three-building office complex. Our understanding is that this property was originally comprised of two separate lots that were subsequently consolidated into a single parcel. As part of our due diligence and future planning, we are exploring the possibility of re-establishing a lot line to divide the property once again. We have prepared a preliminary site exhibit illustrating a proposed configuration for the new lot line and have attached it for your reference. While this exhibit reflects our current thinking, we remain flexible regarding the precise location of the lot line and are open to adjustments as necessary. The purpose of re-establishing the lot line would be to allow for the potential sale of the easternmost building, identified on the site plan as Building #3 (I suspect the customer meant Building #2 per the graphic provided), while retaining the remainder of the complex. In connection with this potential acquisition and contemplated future division, we would appreciate identifying any applicable zoning requirements, development standards, subdivision regulations, deed restrictions, or other conditions that may impact (1) the reconfiguration of the lot line and/or (2) the separate sale of Building #3. We look forward to your guidance regarding any procedural requirements, approvals, or restrictions associated with this process. APPLICANT: Meg Wamsley Rio West 2440 S 34th Pl Tucson, AZ 85713 mwamsley@riowestinc.com (310) 740-6563 PROJECT: Address: 1650 E. Fort Lowell, Tucson, AZ 85719 Parcel(s): 113-07-137A Legal Description: HEDRICK ACREAGE TRACT NO 3 LOTS 14 & 15 BLK D EXC N10' Township 13S, Range 14E, Section 31 Subdivision / Recorded Document: HEDRICK ACREAGE TRACT NO. 3 Book 5, Page 7 Acreage / Square Feet: Approximately 1.72 acres or 74,833 square feet Zoning: 4.7.20. COMMERCIAL ZONE (C-1) This zone provides for low-intensity, commercial and other uses that are compatible with adjacent residential uses. Residential and select other agriculture, civic, recreational, and utility uses may also be permitted that provide reasonable compatibility with adjoining residential uses. Existing Use / Certificate of Occupancy: Suite #100: T09OT02743 Office Use CODAC Behavioral Health Services Suite #202: T09OT02744 Office Use CODAC Behavioral Health Services Suite #300: T09OT02745 Office Use CODAC Behavioral Health Services 11.3.9. RESIDENTIAL TRADE USE GROUP D. Residential Care Services Residential facilities that provide lodging, meals, and treatment to persons who are unable to be cared for as part of a single household. This use includes group homes and institutional living arrangements with 24-hour care. Residential Care Services are divided into the following land use types: Adult Care Service; Physical and Behavioral Health Service; Rehabilitation Service; and Shelter Care. The land use types are exclusive of each other. 2. Physical and Behavioral Health Service A Residential Care Service providing lodging, meals, treatment, counseling, and supervision to persons with behavioral disorders or developmental disabilities or to physically disabled individuals not related to the owner/manager of the facility. Typical uses include group homes for the developmentally disabled, group homes for the seriously mentally ill, specialized treatment homes, group foster homes, and recovery homes for substance abusers. This category does not include facilities used for penal or correctional purposes or for adjudicated delinquents other than status offenders. Proposed Use(s) (Per UDC Definition): Per graphic provided, Buildings One and Three to remain. Building Two to be sold; future use to be determined Permitted Use / Use Specific Standards: Confirmation that Parcel 113-07-137A lies within the C-1 zone and the proposed Physical and Behavioral Health Service use, as defined under 11.3.9.D.2 is deemed as a permitted use under Table 4.8-4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1785 with the use specific standards 4.9.7.J.3.d, .4, & .8 and 4.9.13.O found under https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2638 and https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2971 Related Case Numbers: C9-59-19: Annexation Ordinance 1895 ZONING REVIEW COMMENTS SUMMARY: 1. Comment: The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, the Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 2. Comment: The existing parcel has three existing Certificate of Occupancy’s under CODAC Behavioral Health Services for the use of Behavioral Health Service. It is understood by zoning that the existing use is for buildings one and three will remain while building two is subject to a potential sale, and thus, the use has yet to be determined. Assuming there is no physical change to the buildings, internally or externally, and the use remains, no new Certificate of Occupancy would be required. The sale may warrant the need for a new Certificate of Occupancy should the use change and there were desired improvements. 3. Comment: At one point this parcel existed as two parcels but was combined, potentially via the County. The parcel is eligible for a lot line adjustment (from the previously recorded property line) via a City lot split permit. 4. Comment: Each ‘newly’ (re-created) parcel will need to meet vehicular, pedestrian, garbage and utility access while meeting parking, dimensional and development requirements for each use on their respective sites. At minimum, a covenant regarding development and use of real property would need to be established and submitted as part of the lot split permit. Covenant to be provided in the Pre-Application Conference chat for customer to retrieve for their use. 5. Comment: Per UDC Technical Standards Manual Section 7-01, a pedestrian circulation path is required to connect all areas of development, including accessible parking spaces, entrances, and dumpsters. A pedestrian circulation path to each adjacent street is also required. 6. Comment: Per Use specific standard 4.9.7.J.8: The maximum permitted lot coverage is 60%. The minimum required setback from all interior lot lines adjoining residential zoning is 20 feet. The minimum required lot size is one and one-half acres, with the following exception. Exception: There is no minimum lot size requirement for Residential Care Services uses in the R-3, C-1, C-2, C-3, OCR-1, and OCR-2. UNIFIED DEVELOPMENT CODE (UDC): UDC ARTICLE 4: ZONES https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1785 UDC ARTICLE 5: OVERLAY ZONES https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3088 Per 5.4. Major Street and Routes Setback Zone (MS&R) https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3448 7. Comment: West E Fort Lowell Rd is classified as an Arterial, has a proposed right-of-way width of 100’-0” but current north and south parcel locations approximately indicate an existing 94’-0” right-of-way. Confirm the likelihood of expansion with Benjamin.Elias@tucsonaz.gov (520) 508-4321 to avoid account for this upon deciding where to locate the new parcel line. UDC ARTICLE 6: DIMENSIONAL STANDARDS AND MEASUREMENTS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4833 8. Comment: As this project lies within the C-1 zone, refer to Table 6.3-4A for the Dimensional Standards https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4971 and Table 6.3-4B for any Exceptions https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4984 9. Comment: Perimeter Yard (Setback) – Street (E Fort Lowell Rd): 10’-0” 10. Comment: Perimeter Yard (Setback) – Interior – Non-Residential to Residential (South Property Line): 1.5x the building height 11. Comment: Perimeter Yard (Setback) – Interior – Non-Residential to Non-Residential (East & West Property Lines): 0’ 12. Comment: Maximum Building Height: 30’-0” feet UDC ARTICLE 7: DEVELOPMENT STANDARDS - Tucson, AZ Unified Development Code (UDC) https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5321 Per 7.4.4. and Table 7.4.4-1: Required Number of Motor Vehicle Standards https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 13. Comment: Behavioral Health Services: Unlimited # of Residents; 1 parking stall per 2 beds Per 7.4.6.: Motor Vehicle Use Area Design Criteria https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5587 Per 7.4.8. and Table 7.4.8-1: Required Number of Bicycle Parking Spaces https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 Residential Care Services 14. Comment: Short-Term Bicycle Parking: 0.05 spaces per bedroom. Minimum requirement is 2 spaces. 15. Comment: Long-Term Bicycle Parking: 0.10 spaces per bedroom. Minimum requirement is 2 spaces. Per 7.4.9.: Bicycle Parking Design Criteria https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5709 UDC ARTICLE 8: LAND DIVISION, LAND SPLIT AND SUBDIVISION STANDARDS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6428 8.3. LAND DIVISION 8.3.1. LAND SPLIT https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6472 |
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| ROW Engineering Review * | REVIEW COMPLETED | Street access will need to be provided for each new lot. Driveways will need to be modified or reconstructed to bring up to ADA standards | |||
| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0226-00039 Project: Land Division – re-split Location: 1650 E FORT LOWELL RD Review Date: 3/4/2026 Reviewer: Dylan Molina - Engineering Associate - Site Engineering *This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-6 and Technical Standards Manual (TSM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code.* City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes Site Engineering Review Comments: 1. Navajo Wash Study ID: FP-112-2020 (project site sits within the 100yr 3hr flow depth 0.2-0.5ft) “ZONE AE”, FIRM 04019C1689L check regulations on re-split and possible FEMA requirements (all weather access, substantial improvement) future development will require the application of and approval of a floodplain use (FPU) permit. 2. Based on previous discussions with potential buyers of this property, it has been determined by the PDSD Zoning Administrator and Development Services Neighborhood Resources Section Manager, that rather than proceeding with a lot split, the proposal must move forward with a land division to reestablish the original lot lines of the final plat, then complete a lot line adjustment for the proposed property lines for separate owners. It should be noted that to accomplish the parking requirements for each structure on its individual parcel may require a recorded covenant or access easement to continue to allow access, parking and waste pick-up. The recorded document must be completed prior and shown on the submission of site plans. This review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during submission process. If you have any questions or concerns, please contact Dylan Molina at Dylan.Molina@tucsonaz.gov. |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: LOT-SPLIT ACTIVITY NO: TP-PRE-0226-00039 ADDRESS: 1650 E FORT LOWELL RD ZONING: COMMERCIAL ZONE (C-1) 03.03.2026 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 THE SITE LANDSCAPE/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING. SITE LANDSCAPE/NPPO COMMENTS: 1. No comments or concerns with regard to this lot split. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| TW New Area Development * | REVIEW COMPLETED | The parcel only has one active water meters. Water services between the buildings will need to be severed if the lots are split. The existing service is connected to a 12-inch cement asbestos water main (A Zone), closer to Parcel A, at the E Fort Lowell Rd ROW/property line. Water pressure in this area is 49-56 PSI at an elevation of 2378 ft. Water pressure can vary by an additional 5 psi +/-. If any new domestic water, irrigation water, or fire water services are needed to serve this proposed development, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov. The above comments are based on the limited preliminary information provided by the applicant and should not be construed as a complete review of the proposal. Any questions, comments or concerns about these comments may be directed to Kathryn Gerber (Engineering Manager) at Kathryn.Gerber@tucsonaz.gov. |