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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0424-00084
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: 4/16/2024 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-0424-00084 Behavioral Health IOP – E Navajo Rd PROJECT ADDRESSES: 450 E NAVAJO ROAD PARCEL NUMBERS: 106-04-279A EXISTING ZONING: R-3 EXISTING USE: Single-Family Residential PROPOSED ZONING: R-3, Special Exception Land Use PROPOSED USE: Behavioral Health, Intensive Outpatient Program PROJECT DESCRIPTION & LOCATION: The applicant is requesting a Zoning Examiner’s Special Exception to operate a Behavioral Health facility offering Intensive Outpatient Programming. The 0.41-acre parcel is located at 450 E Navajo Road, approximately 600 feet north of Fort Lowell Road and 900 feet west of 1st Avenue. The proposed land use is Medical Services – Outpatient, which requires a Zoning Examiner Special Exception Procedure, as well as conformance to use-specific standards. APPLICANT NAME: Lori Feingold E-MAIL: shuff58@comcast.net PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND HOUGHTON EAST NEIGHBORHOOD PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 0 NO 1 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Cragin-Keeling Area Plan Land use direction at the proposed site is governed by the Cragin-Keeling Area Plan, which is intended to guide future development while protecting and improving existing neighborhoods. The Plan allows for conversion of residential uses to residentially scaled office uses along Tucson Boulevard between Fort Lowell and Grant Road. The Plan conceptual land use map identifies the subject parcel as High Density Residential. Analysis: The applicant is proposing to locate a Medical Services – Outpatient facility offering Intensive Outpatient Programming for mental health at a property zoned R-3 Residential and must meet all use-specific standards in UDC 4.9.4.O.2 and 4.9.4.P.1, 2.a, .3, & .4. O.2 – Blood donor centers are not permitted Not proposed. P.1 – The facility must front a street on the Major Streets and Routes Plan or on a residential street, provided: a. The residential street intersects a street on the MS&R Plan; and b. The property is within 150 feet of a street on the MS&R Plan, measured along the residential street. This location does not meet the performance criteria for Medical Services on a residential street. P.2.a – A minimum perimeter yard of 20 feet from any interior lot line adjacent to a residential zone is required. Criteria not met. P.3 – Requests to vary the provisions of this section, including setbacks for existing or new buildings, are processed in accordance with Section 3.10.1 and 3.10.3, Board of Adjustment Variance Procedure. P.4 – If licensing is required by the State of Arizona for the use, proof of such licensure shall be provided. Findings: For the subject location, it is unlikely that a Medical Services – Outpatient would be supported as a Zoning Examiner Special Exception Land Use as the site is more than 150 feet from a route identified on the MS&R Plan. A rezoning is also unlikely to be supported due to the parcel facing only a local street, and for being identified as a residential use in the Cragin-Keeling Area Plan. Exploring other options, a home occupation can only see ten clients per day, and only one client at a time, which would preclude typical Intensive Outpatient Programming. Applying as a Home Occupation use requires PDSD Director Approval, but that would be limited to one-on-one counseling services only. Finally, a Residential Care Services facility is an allowed use within an R-3 zone as long as the use-specific standards for that land use are met, if you wanted to explore offering that level of care. A plan amendment is not required at this time. ADDITIONAL NOTES: None. |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0424-00084 • Pre-Application Conference Review v1 • 450 E NAVAJO RD TUCSON, AZ 85705: Based on the information provided/requested, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering | REVIEW COMPLETED | Site Engineering has no comments or concerns about the proposed special exception. Any site work, including tenant improvements on the site, will require a floodplain use permit and compliance with floodplain code. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA PDSD LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: ZONING EXAMINER’S SPECIAL EXCEPTION – AN OUTPATIENT MEDICAL USE ACTIVITY NO: TP-PRE-0424-00084 ADDRESS/PARCEL: 450 E NAVAJO RD/ 10604279A ZONING: R-3 RESIDENCE ZONE 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 current zoning is R-3 Residence. If this special exception is considered a change of use and becomes commercial, then full landscape code compliance will be required. The requirements include the following comments. 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 are 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. Please provide the required number of trees associated with the 34 vacuum stations throughout the landscape areas on site. 4. A street landscape border is required on E Navajo Rd per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. Interior landscape borders are required on the east, south and the west property boundaries of 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. A separate irrigation meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 7. 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. 8. Commercial Rainwater Harvesting plan is required per UDC Technical Standards Manual – Section 4-01.3.0. 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. 9. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. The landscape plan should also 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. Stormwater Detention and Retention is required and shall work in conjunction with the Commercial Rainwater Harvesting design. Using Low Impact Development design and water harvesting provides critical basin detention and first flush retention for all new development and impervious area. 12. The Commercial Rainwater Harvesting Plan must utilize the Site Water Budget. See TSM 4-01.0.0 Exhibit A. The Site Water Budget is how the Water Department tracks the irrigation water use on-site, not first flush retention volume charts. If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | Special Exception Pre-Submittal Transmittal FROM: Nathan Herrera PDSD Zoning Review PROJECT: TP-PRE-0424-00084 Address: 450 E Navajo Rd. Tucson, AZ. 85705 Parcel(s): 106-04-279A Existing Zoning: R-3 Proposed Zoning: R-3 Existing Use: SFR Proposed Use: Commercial Services- Medical Services, excluding blood donor center TRANSMITTAL DATE: April 16, 2024 COMMENTS: 1. The following comments are based on the proposed use for the property of Commercial-Medical Services (Outpatient Counseling). 2. Development must comply with the Administrative Manual Section 2-06 - Development Package, and 2-03 -PDP. Please ensure the next submittal has all the standards addressed here: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8416. 3. Proposed use and use-specific standards: Commercial Services- Medical Services, excluding blood donor center is an allowed use in the R-3 zone through the Zoning Examiner Special Exception Procedure (UDC 3.4.4), and compliance with use specific standards 4.9.4.O.2 and 4.9.4.P.1, 2.a, .3, & .4. a. 4.9.4.P.1- 1, The facility must front on a street on the Major Streets and Routes (MS&R) Plan or on a residential street, provided: a. The residential street intersects a street on the MS&R Plan; and, b. The property is within 150 feet of a street on the MS&R Plan, measured along the residential street. b. 4.9.4.P.2.A, Minimum Setbacks: A minimum perimeter yard of 20 feet from any interior lot line adjacent to a residential zone is required. c. 4.9.4.P.3, Requests to vary the provisions of this section, including setbacks for existing or new buildings , are processed in accordance with Section 3.10.1 and 3.10.3, Board of Adjustment Variance Procedure. The property will not be able to comply with the required Use Specific Standards and will require the approval of a Board of Adjustment Variance procedure to vary from the above requirements. https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration#section-2 The Variance process can be processed concurrently with the Special Exception process. Contact Mark Castro at Mark.Castro@tucsonaz.gov for more information on the variance process. 4. Development standards: 40 ft building height (UDC TABLE 6.3-2.A) 5. Lot Coverage Maximum is 70% of the property (UDC 6.3-2.A). Lot Coverage includes the area of a lot covered by buildings, storage areas, and vehicular use areas (UDC 6.4.3.) 6. Perimeter yard setbacks: The greater of 10 feet or ¾ the height of the proposed building wall (UDC TABLE 6.3-2.A) 7. Applicable street setbacks: per 6.4.5.C .2 of the UDC. a. To Navajo Road: the minimum required street perimeter yard is 20 feet, as measured from the street property line. 8. Parking requirements: 1 space per 200 square feet gross floor area. See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445#JD_UDCSec.7.4.4 The existing structures on site (Garage, “Structure”, Existing House) total 5,635 square feet, requiring 29 parking spaces. The required amount of parking can be reduced through the Variance as well (See Comment 3). Bike parking requirements: a. Short term: 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces. b. Long term: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces. See UDC Article 7.4.8-1 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 9. Additional comments: a. Ensure a Preliminary Development Plan showing all the standards found in Administrative Manual 2-03.4 is submitted for review: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8425 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, 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 Nathan Herrera at Nathan.herrera@tucsonaz.gov |
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| Traffic Engineering Review | REVIEW COMPLETED | Very minimal change in trip generation anticipated with outpatient medical use incorporated into existing parcel. No comments or concerns from DTM Traffic Engineering division. |