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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0323-00142
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: 4/4/2023 REVIEWED BY: Lena Porell, Lead Planner CASE NUMBER: TP-PRE-0323-00142 Limberlost Estates PROJECT ADDRESSES: 831 E Limberlost Dr PARCEL NUMBERS: 105-10-2560, 2570, 2580, 2590, 2600, 2610, 2620, 2630, 2640, 2650, 2660, 2670 EXISTING ZONING: MH-1 (Mobile Home Zone) EXISTING USE: Vacant PROPOSED ZONING: R-2 (Residential) PROPOSED USE: medium-density, residential multi-family housing PROJECT DESCRIPTION & LOCATION: The applicant is requesting a rezoning for a 1.614-acre parcel from MH-1 (Mobile Home)) to R-2 (Residential). The parcel is located at 831 E Limberlost Drive. The site is currently vacant and is currently platted for a 10-unit residential development for townhomes. The applicant is proposing a change in zoning to accommodate a medium density, residential multi-family housing development and to request a plat combination. The proposed development includes a mix of 1-, 2-, and 3-bedroom casita units, totally twelve units, as well as one apartment building with eight 2-bedroom units. APPLICANT NAME: Lucas Kautz E-MAIL: lucas@valleypropertygroup.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND NORTHSIDE AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES X NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO X WILL DEPEND ON DESIGN Applicable Plan Policies: Policy direction is provided by Plan Tucson and the Northside Area Plan. Plan Tucson contains a variety of elements that are categorized in four focus areas, including the Social Environment, the Economic Environment, the Natural Environment, and the Built Environment. Each focus area contains specific goals, and each element contains specific policies. The site lies within the Existing Neighborhoods Building Block in the Future Growth Scenario Map where 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. LT28.2.2 Medium-density (between 6 and 14 units per acre) residential, with greater densities possible in conformance with the FLD provision. Medium-density residential development is generally appropriate where primary vehicular access is provided to an arterial or collector street and is directed away from the interior of low-density residential areas. In areas already predominately zoned R-2 additional medium-density residential may be appropriate. LT28.2.14 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. The Northside Area Plan’s purpose is to provide land use policy direction and design guidelines for development within the Plan boundaries. The proposed site lies within the subarea, Campus Farm Neighborhood, which has its own policies and guidelines. This can be seen on the map Northside Area Plan: Campus Farm. Applicable policies guidelines include: General Policies: Residential Uses Policy 2. Promote appropriate residential infill in existing neighborhoods. a. Low-density residential developments are generally appropriate within the interior of established low-density neighborhoods and along local streets. b. Low-or medium-density residential uses are generally appropriate along designated collector streets. c. Medium- and high-density residential developments are generally suitable along designated arterial streets. Policy 3. Ensure that new residential development is sensitive to existing land uses. a. Require appropriate design elements and buffering techniques during the rezoning and associated development review processes to ensure the sensitive design of new development on established neighborhoods. These elements must be shown on rezoning concept plans and development plans. Subarea Polices Campus Farm: Land Use Policy 6. Allow for one-to two-story office development in Area 4, with primary access to Limberlost Road, subject to a traffic impact analysis. Design of the new office development shall allow for cross-access with parcels to the west, if the parcels to the west are consolidated and developed with office uses. Policy 7. Ensure that new development complies with the General Design and Buffering policies and Campus Farm Design Guidelines. Campus Farm: Design Guidelines Policy 1. Limit building heights to retain the existing low-density residential character of the neighborhood and to protect the privacy and views of adjacent, existing residences. At the time of rezoning application or development review, elevations to demonstrate transition of building heights where adjacent to existing residential uses should be submitted. a. Limit new nonresidential development to one story, not to exceed 26 feet, to include all roof features such as parapets, gables, and chimneys, and to be measured from design grade. b. Require new residential developments with more than one story to use a variety of rooflines, a clustered design, or a mix of one and two stories within the development. One-story structures should be located along the perimeter of parcels adjacent to existing low rise or one-story residential uses. Surrounding Zoning and Land Uses: Surrounding zoning is R-3 to the east and north, R-2 to the south, and C-1 to the west. Surrounding uses to the north, south, and east are multifamily residential uses. Just to the west are retail/commercial uses. Just further to the east is a large residential mobile home park zone MH-2 which is equivalent to the R-2 zone. Limberlost Drive is the primary access road to the site as is classified as a minor local road. 1st Avenue, an arterial road, is to the west and Mountain Avenue, a collector road, is to the east. Analysis: The site’s location, primary access on a minor local road (Limberlost Drive), direction from Plan Tucson and Northside Area Plan indicates that the site is most suitable for low-density to medium-density residential or office. Besides the R-3 zoning to the immediate north and east of the site, the zoning in the area is R-2, R-1, MH-1, or MH-2 which suggests low-to-medium density. The Northside Area Plan specifically calls out the importance of maintaining the neighborhood’s low-density nature and environment. This proposal calls for a zone change from MH-1 to R-2. The proposed height of the three buildings is up to 25 feet which is consistent with maximum height for buildings in a MH-1 zone (25 feet). The Northside Area Plan states under its Design Guidelines for Campus Farm that new nonresidential development is limited to and not to exceed 26 feet and limited to one-story. The site is specifically called out as ‘Area 4’ in the Northside Area Plan in Campus Farm as a site that would allow for one-to two-story office development. This proposal calls for a two-story residential development which does reflect the current policies and guidelines of the Northside Area Plan. The proposed rezoning to R-2 is consistent with the Northside Area Plan and Plan Tucson. A plan amendment is not needed. Applicant will need to provide a site design that supports integration with the surrounding residential uses, addresses any impacts to surrounding residential uses, i.e. minimized through site design and management of business operations that can be addressed in the Design Compatibility Report (DCR). Additionally, a traffic impact study for proposed rezoning is recommended. ADDITIONAL PLAN POLICIES TO CONSIDER: Northside Area Plan General Design and Buffering Guidelines: Policy 1. Provide a minimum 5-foot-high masonry wall along the perimeter of new development adjoining less intense development. Utilize design features such as: a. Decorative materials (such as tile, stone, brick, adobe, or wood), textured covering materials (such as stucco or plaster), or a combination of two or more materials. b. Colors that are predominant in the natural desert landscape. c. Variations in wall alignment, such as jogs, curves, or notches. Policy 2. Integrate landscaping with perimeter walls to provide buffering along the edges of new development adjoining less intense development. Landscaping should include a balanced mix of canopy trees and understory plants, such as shrubs and groundcover. Canopy trees should reach 50 percent growth within two growing seasons and should be placed at intervals that ensure that canopies will touch at maturity. Policy 3. Landscape major street frontages of new development, with design elements such as: a. Landscaped earth berms. b. A minimum 3-foot-high masonry wall. c. A balanced mix of canopy trees and understory vegetation. d. Signage that is integrated into the landscaping. e. Canopy trees planted within any parking areas that are visible from the major streets. Trees can be clustered or dispersed throughout the parking area. Policy 4. Design architectural elements to be compatible with existing land uses, with techniques such as: a. A transition of heights and/or densities for development adjacent to less intense uses. b. Balconies and upper story windows that are either clerestory or directed away from adjacent residential uses to protect the privacy of those uses. c. A variety of rooflines in developments where building heights in excess of 20 feet are permitted. d. Setbacks for higher intensity uses that are equal to or greater than the code-required setbacks for any adjacent residential uses. e. Outdoor lighting that is shielded or directed away from adjacent residential uses. f. Outdoor storage areas or dumpsters that are screened with masonry walls and/or landscaping and that are located away from any adjacent residential uses. Campus Farm: Design Guidelines Policy 2. Encourage new developments to incorporate a southwestern motif in architectural style, colors, and landscaping. Policy 3. Require outdoor lighting to be low-pressure sodium lights, no higher than 10 feet from the ground. Policy 4. Buffer existing, lower density residential uses from the impacts of new higher density residential and nonresidential development on adjacent properties. a. Provide a minimum five-foot-wide landscaped screen and/or a six-foot-high decorative masonry wall along property lines. Should landscaping be used, vegetation should provide a minimum 50 percent screen and should obtain 50 percent growth within two growing seasons. b. Require side and rear yard building setbacks that are a minimum of 25 feet from property lines or equal to the existing required setback for adjacent properties, whichever is greater. Policy 7. Encourage on-site parking to be located to the side or rear of new developments. Policy 8. Retain mature trees with a caliper of 4 inches or greater in new development, or replace with new mature vegetation of comparable size and density. |
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| Fire New Construction | REVIEW COMPLETED | Questions: Patricia.shelton@tucsonaz.gov / 520.837.7082 | |||
| Site Engineering | REVIEW COMPLETED | 1. Although the project is within a balanced basin, the stormwater discharges for the 2-, 10-, and 100-year events must be reduced by 15% from pre-devotement levels. 2. First flush retention volumes shall be increased by 50 percent over the amount required by the detention/retention manual. 3. There is a studied floodplain in the northern section of the property. This floodplain must be addressed through floodplain infrastructure or Floodplain Use Permits. 4. Address all easements that must be abandoned prior to platting (for example, the drainage easement on the east side of the property). Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: LIMBERLOST ESTATES ACTIVITY NO. TP-PRE-0323-0000132 ADDRESS/PARCEL: 831 E LIMBERLOST DR/MANY CURRENT ZONING: MH-1, R-3 PROPOSED ZONING: C2 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. There will need to be a street landscape border on E Limberlost Drper UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. There will also need to be perimeter landscape borders throughout 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. 6. There will need to be a separate dedicated water meter for irrigation to the common areas. 7. See Engineering notes for Retention/Detention. 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 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 TP-PRE-0323-00142 Address: 831 E Limberlost DR Parcel(s): 105102670 Existing Zoning: MH-1 Proposed Zoning: R-2 Existing Use: Vacant Proposed Use: Residential-Multifamily TRANSMITTAL DATE: April 4, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: 4.9.7.B.6, .9, & .10 3. Development standards: a. 15 Units Per Acre b. 25’ Building Height 4. Perimeter yard setbacks: 10’ or ¾ the height 5. Applicable street setbacks: Based on the newly adopted code changes by Mayor and Council, there is a fixed 10’ street setback requirement from Limberlost Dr. 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. A lot combination is required to operate as one multifamily site. b. Ensure compliance with the annexation conditions found in https://pro.tucsonaz.gov/plandetails/C15-88-04/. There are several that may be applicable. 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 | TP-PRE-0323-00142 831 E. Limberlost Dr. Comments: 1. Tie-in to existing curb. New Concrete Curb per P.A.G. standard 209 along entire property frontage. 2. Concrete curb returns on Limberlost to have 18’ radius. 3. New curb access ramps to be constructed at each curb return, per P.A.G. standard 207. 4. New 5’ wide concrete sidewalk per P.A.G. standard 200, along entire property frontage. 5. Provide a sidewalk that ties in to the onsite circulation path, to the new sidewalk in the ROW. Where adjoining sidewalk from the property ties to sidewalk along the ROW frontage, a 60” X 60” ADA landing is required. Landings shall be 60” X 60” and not to exceed a 2% cross slope in all directions. 6. 3’ minimum buffer between curb and sidewalk, unless ROW is limited. 7. Unused curb cut to be closed with P.A.G. standard 209 concrete curb and P.A.G. standard 200 concrete sidewalk. 8. Show Sight Visibility Triangle on Development Package. David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |