Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-0326-00066
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: 4/15/2026 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-0326-00066 Kleindale Multifamily PROJECT ADDRESSES: 3356 E KLEINDALE RD PARCEL NUMBERS: 11104190A EXISTING ZONING: MH-1 MOBILE HOME ZONE EXISTING USE: SMALL MULTIFAMILY RESIDENTIAL, 5 UNITS PROPOSED ZONING: C-2 COMMERCIAL PROPOSED USE: Multifamily Residential, 14 units PROJECT DESCRIPTION & LOCATION: The applicant is requesting feedback on a proposal to rezone their property at 3356 E Kleindale Rd from MH-1 to C-2 to support the construction of a small 10-unit multifamily housing project. This would entail demolishing the single unit on the northern half of the parcel and constructing ten units in addition to the existing quadplex. The project is located in the Neighborhoods building block of Plan Tucson, and the Northside Area Plan, Subarea 5. APPLICANT NAME: Serjik Ghahramanians E-MAIL: serjikghahramanians@gmail.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND NORTHSIDE AREA 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 Mixed-Use Corridors building block of the Plan Tucson Future Growth Scenario Map. This building block features primarily residential uses, including single family, townhomes, and low- and mid-rise multi-family housing. Northside Area Plan, Subarea 5 (Binghampton): This property is located within the Core Residential Area in the Binghampton subdistrict of the Northside Area Plan. The Plan encourages development which continues to adhere to the mixed-use character of the neighborhood, with single-family, mobile home, multi-family, industrial and neighborhood commercial uses all located within proximity to each other. This subarea specifically encourages low- to medium-density uses along local streets, provided sites are designed to ensure compatibility with existing adjacent land uses. The Plan defines medium-density residential as having between 7 to 14 units per acre, including town homes, mobile homes, apartments, and condominiums. Density over 14 units per acre is considered to be high-density residential in the Plan. Analysis: The project is within a sub-area of the Area Plan which allows and encourages multi-family development along local streets. There are existing properties zoned C-2 or C-3 adjacent to the subject parcel, with R-2 and R-3 zoning a short distance away. The residential core allows higher-intensity uses as long as they are buffered by at least a 5-foot-high wall and 5-foot-wide landscaped strip along property edges. It also allows for multi-family development on local streets. The Plan does specify that medium-density development can occur on local streets, but does not encourage high-density multifamily except on properties facing a collector or arterial road. Kleindale Rd and Kelvin Blvd are both classified as local streets, and medium-density should be pursued for this location. The Area Plan defines medium-density as 7 to 14 units-per-acre. The subject parcel is approximately .4 acres, which would by itself support no more than 6 units. However, the existing neighborhood already includes multifamily developments with up to 16 units on local streets, albeit on larger parcels. The adjacent mobile home park appears to be built at approximately 10 units per acre. Additionally, the adjacent C-2 and C-3 zoning would allow for similar or greater density than what is proposed for this location by-right. A total of 16 units would exceed what could reasonably be called medium-density development on a parcel this size and would require a plan amendment. Without a plan amendment, the maximum number of units on a .4-acre parcel would be limited to 6. A neighborhood meeting is required for rezoning and plan amendment applications, advertised with a notice to property owners within 400 feet and neighborhood associations within one mile at least ten days before the date of the meeting. It is recommended that the developer also contact the Ward 3 office in advance of their neighborhood meeting. It is also recommended to work with the ward office and neighboring properties to ensure residents are noticed of the meeting – public input impacts the approval process for a rezoning or plan amendment, and it can be helpful to ensure that residents of existing multifamily or mobile home housing communities feel informed about zoning decisions in their neighborhood. If a concurrent Plan Amendment is pursued, members of City staff will be present to answer questions about the Plan Amendment process. A development proposal should demonstrate sensitivity to the adjacent mobile home and low-density land uses through adequate buffering, landscaping and screening. A rezoning to C-2 to allow a medium-density multifamily development would not be supported, but a rezoning to R-2 could be supported depending on design. There is existing R-3 zoning in the immediate area, which would allow by-right high-density development, but rezoning this parcel to R-3 would not be supported by the Plan because of the medium-density definitions. A plan amendment is required to proceed as proposed. ADDITIONAL NOTES: None. |
|||
| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0326-00066 • Pre-Application Conference Entitlements Review v1 • 3356 E KLEINDALE RD TUCSON, AZ 85716: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
|||
| ROW Engineering Review * | REVIEW COMPLETED | ROW improvements required. Driveways, sidewalks and curb will need to follow current COT or PAG standards. | |||
| Site Engineering * | REVIEW COMPLETED | 1. A development package will be required for the proposed site modification. 2. New waste stream calculations will be required along with onsite centralized trash collection that meets standards found in the Technical Standards Manual (TSM) section 8-01. 3. A complete pedestrian circulation path will be required per TSM 7-01.3 onsite. 4. Surfacing requirements compliant with UDC 7.4.6.I must be demonstrated for the vehicle use area onsite. 5. 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 Engineering to assure compliance with the applicable UDC development criteria and Technical Standards. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
|||
| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: CURRENTLY ZONED AS MH-1; REZONE AS C-2 FOR A MULTIFAMILY COMMERCIAL DEVELOPMENT ACTIVITY NO: TP-PRE-0326-00066 ADDRESS: 3356 E KLEINDALE RD ZONING: MOBILE HOME ZONE (MH-1) REZONE TO: COMMERCIAL C-2 LAND USE: MULTIFAMILY COMMERCIAL 2026.04.06 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. The rezoning to C-2 and the development of a 10-unit multifamily building and parking area will require full site landscape compliance. The development package plan set will need to include landscape borders, parking lot trees, underground drip irrigation system, commercial rainwater harvesting and all applicable details required to construct the project. Thank you. Chad Keller, PLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
|||
| Site Zoning * | REVIEW COMPLETED | CDRC Entitlements Pre-Application Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-0326-00066 Address: 3356 E Kleindale Rd Parcel(s): 11104190A Existing Zoning: MH-1 Proposed Zoning: C-2 Existing Use: Residential Proposed Use: Multifamily TRANSMITTAL DATE: April 15, 2026 COMMENTS: 1. COMMENT: A Development Package that meets the requirements of Administrative Manual 2-06 will be required for formal submittal. 2. COMMENT: A separate demolition application is required. Contact Loran Shamis at loran.shamis@tucsonaz.gov to receive impact fee credits for demolition when applying for the new development. Demolition and new development permits must be within 5 years of each other. 3. COMMENT: Based on the Pima County Assessors, the area of the parcel is approximately 0.40 acres or 17,262 square feet. Per UDC Table 6.3-4.A the maximum permitted residential density for C-2 is 44 units per acre. If the property is successfully rezoned to C-2, the maximum permitted number of units is 17 dwelling units. 4. COMMENT: The maximum permitted height is C-2 is 40’ (UDC Table 6.3-4.A). 5. COMMENT: Multifamily residential is classified as nonresidential development for the purpose of determining minimum setback requirements. The minimum required setback to the south and west (nonresidential use adjacent to residential zone) is 1.5 times the height of the proposed building wall (UDC Table 6.3-4.A). The minimum setback requirement to Kelvin Bl to the east and Kleindale Bl to the north, is 20 feet from the property line (UDC 6.4.5.C). 6. COMMENT: The minimum required parking for Multifamily Dwellings for sites with a density of 0 to 70 units per acre depends on the size and number of rooms per dwelling. Please refer to UDC Table 7.4.4-1 for the minimum parking requirement. Refer to UDC 7.4.6 for Motor Vehicle Use Area Design Criteria. 7. COMMENT: Per UDC 7.4.6.D.2, Parking spaces for individuals with physical disabilities must be provided and designed as required by the City of Tucson’s adopted Building Code. 8. COMMENT: Per UDC Table 7.4.8-1, the minimum required short-term bicycle parking requirement is 0.10 spaces per bedroom with a minimum requirement of 2 spaces. The minimum required long-term bicycle parking requirement is 0.5 spaces per bedroom with a minimum requirement of 2 spaces. Refer to UDC 7.4.9 for Bicycle Parking Design Criteria. 9. COMMENT: Per UDC Table 7.4.11-1, the minimum required Electric Vehicle Supply Equipment is 10% of provided parking spaces must be EV ready and 20% must be EV Capable. Refer to UDC 7.4.12 for Electric Vehicle Parking Design Criteria. 10. COMMENT: Per Technical Standards Manual 7-01, a pedestrian circulation path that is a minimum of 4’ and ADA accessible is required to connect all areas of development and to any street frontage. 11. 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. |
|||
| Traffic Engineering Review * | REVIEW COMPLETED | 10 additional residential units on this parcel would generate a small amount of traffic (16 or less peak hour trips), an amount that could be accommodated for by the existing surrounding roadway network. No comments or concerns. Thanks! | |||
| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. There are existing 5/8-inch water meters currently serving the lot, all connected to an 8-inch cement asbestos (CA) water main within the A pressure zone. The water pressure in this area ranges from 39 to 46 PSI at an elevation of 2,401 feet, with potential fluctuations of approximately ±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. |