Plan Review Detail
Plan Number: TP-PRE-0226-00041
Parcel: 124161600
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-0226-00041
Review Name: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements * | REVIEW COMPLETED | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 3/11/2026 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-0226-00041 Sister Jose’s PROJECT ADDRESSES: 1050 S PARK AVE, TUCSON AZ 85719 PARCEL NUMBERS: 124-16-158A EXISTING ZONING: I-1 EXISTING USE: Rehabilitation Service or Shelter Care (Unlimited $# residents) PROPOSED ZONING: SPECIAL EXCEPTION LAND USE - WCF PROPOSED USE: EXPANDED CAMPUS, HOUSEHOLD GOOD DONATION CENTER PROJECT DESCRIPTION & LOCATION: The applicant requests feedback on a proposal to expand the facility area on joined parcels, increasing available parking and adding office, administration, and household good donation center uses. APPLICANT NAME: Grenier Engineering E-MAIL: JMORSE@GRENIERENG.COM PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 1 YES 0 NO 0 WILL DEPEND ON DESIGN Applicable Plan Policies: Analysis: The proposed uses are allowed by-right in the I-1 Zone. As there is no expansion of the shelter use, no special exception is required. Mayor & Council recently passed Resolution #24067 declaring a housing and homelessness emergency for the City of Tucson. This resolution delegates additional authority to the PDSD Director and Zoning Examiner to expedite development processes. The PDSD Director is granted the authority to modify the following zoning standards related to shelter use: A. Minimum Lot Size B. Maximum Number of Residents Permitted C. Parking Requirements D. Minimum Interior Setbacks from Lot Lines E. Maximum Lot Coverage F. Street Access G. Minimum Distance from R-3 or more restrictive zoning for Sites with up to 30 Residents. H. Minimum Distance from other shelter care or rehabilitation services uses for Sites with up to 30 Residents. The Zoning Examiner is granted the authority to modify the following zoning standards for projects with greater than 30 residents to address barriers to shelter care: A. Minimum Distance from R-3 or more restrictive zoning. B. Minimum Distance from other shelter care or rehabilitation service uses. These allowances may inform site planning to allow parking reductions, setback relief, lot coverage, or other factors which may impede developing a shelter care facility to its full potential. Based on the standards listed above and applicable plan policies, a plan amendment is not required. Modifications to the proposal to take advantage of the provisions of the Emergency Declaration would be supported based on Resolution #24067, Mayor & Council goals, HCD goals, and the Housing Affordability Strategy for Tucson. ADDITIONAL PLAN POLICIES TO CONSIDER: None ADDITIONAL NOTES: None. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0226-00041 • Pre-Application Conference Entitlements Review v1 • 1050 S PARK 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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| ROW Engineering Review * | REVIEW COMPLETED | Purchase of Alley/ROW will need to be processed through COT Real Estate division. Alley should avoid becoming a dead end alley. Future Park Ave ROW is now 100' per updated MS&R. Trash enclosure is in future ROW. Sidewalk required to connect to public sidewalk. |
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| Site Engineering * | REVIEW COMPLETED | 1. A complete pedestrian circulation path will be required for this site per Technical Standards Manual (TSM) 7-01.2 thru 7-01.4 and sidewalks must meet the following location requirements: A. At least one sidewalk is required to a project from each street on which the project has frontage, unless there is no vehicular access from a street because of a physical barrier, such as a drainageway or an unbroken security barrier (e.g., a wall or fence). The sidewalk should be located to minimize any conflict with vehicular access to the project; B. A sidewalk is required adjacent and parallel to any access lane or PAAL on the side where buildings are located (See Figure 1); C. A sidewalk is required adjacent to any parking space accessed by a PAAL where the space is located on the same side of the PAAL as any building and no other parking spaces or PAALs intervene (See Figure 2); D. Sidewalks must connect all areas of the development and must also connect to the pedestrian circulation path located along any adjacent street; E. Sidewalks shall be flood free for all storm discharges of up to and including a ten-year frequency flood event. Drainage flowing across all pedestrian circulation paths shall be conveyed under the path for up and including the ten-year frequency flood events, except at street intersections, pedestrian crossings, and PAAL pedestrian crossings; F. Sidewalks or pedestrian refuge areas cannot be located between any motor vehicle parking space and the PAAL providing access to that space; 2. First flush retention will be required for any and all new impervious surfaces including any new paving and buildings. 3. The site is within the 18th St Wash below 36th St floodplain and will require a floodplain use permit for the site work and a separate floodplain use permit with elevation certificate for each new building touching or in close proximity to the limits of the floodplain. Stephen Blood (520) 837-4958 Stephen.blood@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: PROPOSED IMPROVEMENTS AND SITE EXPANSION ACTIVITY NO: TP-PRE-0226-00041 ADDRESS: 1050 S PARK AV ZONING: LIGHT INDUSTRIAL ZONE (I-1) LAND USE: DEFINED AS (ALL OTHER USES) PER UDC TABLE 7.6.4-1 03.10.2026 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. PARCELS: 124161560 and 124161550 - UDC 7.6.2. APPLICABILITY The provisions of this section apply to the following: A. All new development; and, B. Expansion of existing development, as provided below: 2. Buildings 10,000 Square Feet or Less On sites where the gross floor area of the existing building (s) is 10,000 square feet or less, expansions in square footage of land area, floor area, lot coverage, or vehicular use area as follows: b. If the expansion is 50% or greater or if expansion as of February 15, 1991, cumulatively result in a 50% or greater expansion in land area, floor area, lot coverage, or vehicle use area, the standards of this section apply to the entire site. 2. PARCELS: 124161600 and 12416158A - UDC 7.6.2. APPLICABILITY The provisions of this section apply to the following: A. All new development; and, B. Expansion of existing development, as provided below: 1. Buildings Greater Than 10,000 Square Feet On sites where the gross floor area of the existing building (s) is more than 10,000 square feet, expansion in square footage of land area, floor area, lot coverage, or vehicular use area as follows: b. If the expansion is 25% or greater or if expansion as of February 15, 1991, cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the entire site. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 3. Preparation of the landscape plans shall adhere to UDC 7.6 and Administrative Manual 2-10. 4. Parking lot canopy trees are required at 1 tree for every 4 parking spaces provided, see UDC 7.6.4.B. Structurally covered parking spaces do not count toward the ratio, see UDC 7.6.4.B.1.c (8). Trees are to be distributed evenly throughout the parking area, see UDC 7.6.4.1.a.(1). See Technical Standards Manual 5-01.3.0 for additional landscaping in vehicular use area requirements. 5. Interior landscape borders per UDC 7.6.4.C.3 and Table 7.6.4-1 and proposed All other Uses Category Land Use: A. Interior landscape borders are not required on sites that fall under the All Other Uses Category use sites adjacent to industrial zones. 6. Street landscape borders per UDC 7.6.4.C.2 and Table 7.6.4-1 and proposed All Other Uses Category along MS&R and non-MS&R: A. E 21st. Street requires a 10’ street landscape border and a 5’ screen located on the project side of the ROW/Future ROW. B. S Tyndall Ave requires a 10’ street landscape border and a 5’ screen located on the project side of the ROW/Future ROW. C. S Park Ave is an MS&R and requires a 10’ street landscape border and a 30” screen located on the project side of the ROW/Future ROW. 7. A drip irrigation plan and details are required for all proposed landscape planting areas. 8. DTM review is required for all planting and irrigation in the ROW prior to the approval of the development package. Reach out to David Marhefka (david.marhefka@tucsonaz.gov) for review and approval if applicable for this project. 9. 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. 10. A Commercial Rainwater Harvesting plan is required: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. 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 water harvesting how will meet 50% of annual landscape water demand, as required by the ordinance. 11. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades/percent slopes, spot elevations and curb cut inlet and outlet locations. 12. Maximize rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area. 13. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0. Or see City of Tucson Ordinance 10597 -- Sec. 6-182. Rainwater Harvesting Plan: Number 3 (a) A separate water meter connected to the main water supply; or (b) An irrigation sub-meter. 14. **If it is determined that any of the above provided site landscape standards cannot be met due to the nature of the development, then a Design Development Option (DDO) may be an option to gain partial relief from some landscape requirements, see UDC 3.11.1.B.3 for landscape and screening modifications allowed. A Board of Adjustment Variance to the UDC site landscape requirements is also a viable alternative. Please reach out to Mark Castro or Georgia Pennington with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov – Georgia.Pennington@tucsonaz.gov Thank you. Chad Keller, PLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | FROM: Fernando L. García PDSD Site Zoning Review Section PROJECT: Pre-Application Meeting (Special Exception Land Use Procedure) TP-PRE-0226-00041 1050 S Park Av, Tucson, AZ 85719 Parcel(s): 124-16-1550; 124-16-1560; 124-16-158A Current Zoning: I-1 TRANSMITTAL DATE: March 11, 2026 1. Any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). Building permits can be submitted and reviewed concurrently with the development package but the building plans cannot be approved until the development package is approved and the building plans are reviewed for consistency. At the time of DP review, Site Zoning reviewers will ensure that the submitted DP is in substantial compliance with the approved pre-development plan. If not, an amendment to any approved entitlement may be required before the DP can be approved. 2. Prior to approval of the development package, a land combination of all the constituent parcels will be requested. 3. The proposed use is an expansion of the approved “Residential Use Group – Rehabilitation Service or Shelter Care (Unlimited # Residents) on parcel 124-16-158A to the parcels of 124-16-1550 and 124-16-1560. “Industrial Use Group – Salvaging and Recycling, Limited to Household Goods Donation Center” is also a proposed use. This is a permitted use in the I-1 zone subject to use-specific standards 4.9.7.J.1, 3.D, .4, .5, .6, and 4.9.13.Q. Use specific standard 4.9.7.J.6. requires a 500 ft setback from R-3 or more restrictive zoning, which this proposal does not meet (the closest residential zone – R-2 -- is roughly ~65’away from the southwest corner of parcel 124-16-1560. Although expansions on parcel 124-16-158A are permitted per Board of Adjustment variance C10-16-07, the proposed acquisition of the alley and expansion of the shelter care use to that area would not, as that area was not part of the variance. The City of Tucson Resolution No. 24067, passed by the Mayor and Council on February 3, 2026, and declaring a housing and homelessness emergency, provides relief from this use-specific standard. Section 6 of the resolution states: “SECTION 6. For the duration of the housing and homelessness emergency, the Mayor and Council authorize additional flexibility in the Zoning Examiner Special Exception Procedure under UDC § 3.4.3 by providing the Zoning Examiner with authority to modify the following zoning standards consistent with Section 1 above for sites that do not meet the current UDC standards for projects with greater than 30 residents to address barriers to shelter care: A. Minimum Distance from R-3 or more restrictive zoning.” As such, the proposed use requires a Zoning Examiner Special Exception (ZESE) to proceed. 4. Dimensional standards for I-1 (Tables 6.3-5.A & 6.3-5.B) follow: a. Maximum lot coverage: N/A b. Maximum height: 140’ c. Perimeter yard setback: i. North (to I-1 zone): 0’ ii. East: (assuming a purchase of S Sisters Way ROW): 0’ iii. East: (assuming the continuation of S Sisters Way ROW, a named alley and the equivalent of a local street): 20’ iv. East (to S Park Av, a Major Street & Route): 10’ from the future ROW v. South (to E 21st St, a local street): 20’ vi. West (to S Tyndall Av, a local street): 20’ 5. Provide a height for the proposed pedestrian cooling tower, which is currently located within the future ROW, as is a waste enclosure and a portion of the new office/flex/staff building. S Park Av is a Major Street & Route and is identified for a future right-of-way width of 100’. No permanent improvements may be placed within the future right-of-way width, including required landscaping, motor vehicle use area, waste disposal, or drainage infrastructure. 6. Considered as one site, the proposed expansion in gross floor area (GFA) would exceed 25% of the existing GFA, and as such, require the entire site to come into compliance with current development standards as articulated in UDC Article 7. 7. The provided calculations for motor vehicle parking and long-term bicycle parking are correct for the submitted site plan. The short-term bicycle parking calculation is incorrect; rather that 0.5 short-term spaces per bedroom, the shelter use actually only requires 0.05 spaces per bedroom. As such, for 52 beds, the total requirement would be 3 rather than 26. 8. Pedestrian circulation per UDC TSM 7-01.0.0 is required to connect all public areas of the development, as well as to each street. These connections are not clearly apparent on the provided site plan, but will be required. 9. Per UDC Table 7.4.6.D, the minimum two-way traffic aisle width is 24’. Only 20’ is shown for the drives entering into the southwest parking area. A Technical Standards Modification Request (TSMR) will be required to request modification of this standard. Reach out to Stephen Blood, Site Engineering Supervisor, at stephen.blood@tucsonaz.gov for a TSMR application. 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, the Site Zoning Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 13. If you have any questions, please contact me at fernando.garcia2@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | No comments | |||
| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. Tucson Water does not have existing or planned use of the public alley. The main property (1050 S Park Av) currently has 3 Tucson Water Services. There is a 1.5-inch water meter and a 4-inch fire service connected to a 6-inch B-zone cast iron water main located on the south side of the parcel (E 21st St). There is also a 5/8-inch irrigation meter connected to a 10-inch B-Zone cast iron water main located on the east side of the parcel (S Park Av). B-zone water pressure in this area is 68-75 PSI measured at an elevation of 2428 ft. Water pressure can vary by an additional 5 psi +/-. The parking lot property (1037 S Tyndall Av) has an existing 5/8-inch dead-at-curb connected to a 6-inch B-zone cement asbestos water main located on the west side of the parcel (S Tyndall Av). 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. |