City of Tucson

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Plan Number: TP-PRE-0524-00133

Parcel: 136092450

Addresses:

10330 E 22ND ST

10370 E 22ND ST

1201 S HOUGHTON RD

1295 S HOUGHTON RD

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0524-00133

Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1

Review Status: Approved

Type of Review	Status	Comments
Entitlements	REVIEW COMPLETED	REZONING PRESUBMITTAL PREAPPLICATION REVIEW DATE: 06/26/24 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-0524-00133 PROJECT ADDRESS: 10330 E. 22nd St PARCEL NUMBERS: 136-09-2420, 136-09-2430, 136-09-2440 EXISTING ZONING & LAND USE: C-1, VACANT PROPOSED ZONING & LAND USE: C-1, ASSISTED LIVING/MEMORY CARE PROJECT LOCATION & DESCRIPTION: This request is for a change of condition from a previous rezoning (C9-07-18/ Ord. No. 11500) to allow an assisted living/memory care facility. The project combines 3 parcels creating a 4.2-acre parcel at the intersection of East 22nd Street and S. Houghton Road. 22nd Street is classified as an arterial road and Houghton is a scenic arterial street. The combined site is currently vacant and part of a previously approved and effectuated in a 2008 rezoning case (SR to C-1) and was further extended in 2017 via a five-year time extension with a final plat requirement. The preliminary development plan now indicates a large, unified structure with 8 interior courtyards. The previous PDP indicated 3 structures totaling 26,500 sf. The previous land uses were a “bank with a drive-through”, “fast food with drive-through” and a “larger corner retail space”. APPLICANT NAME: Keri Silvyn PHONE: (520) 270-7099 E-MAIL: ksilvyn@lslawaz.com Plan Amendment : NO PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): WILL DEPEND ON DESIGN DESIGN COMPATIBILITY + COMMUNITY INPUT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson , Rincon Southeast Subregional Plan PLAN AMENDMENT NO, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW) Plan Tucson The site of the proposed modification to zoning is covered by Plan Tucson. 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 Neighborhood of Greater Infill Potential building block of the Future Growth Scenario Map. Neighborhoods with greater infill potential are residential neighborhoods and commercial districts for which there is potential for new development and redevelopment in the next several decades. In some areas, entire new neighborhoods may be built. The following policies support infill: LT28.2.8 Consider the expansion of commercial areas into adjoining residential areas when logical boundaries, such as existing streets or drainageways, can be established and adjacent residential property can be appropriately screened and buffered. Commercial expansions or consolidations, especially in conjunction with street widening, may be an appropriate means to preserve the vitality of the street frontage and the adjacent neighborhood. LT28.2.13 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. Rincon/Southeast Subregional Plan The Rincon/Southeast Subregional Plan establishes future land use and development direction for areas that are adjacent to the city and have potential for future City annexation. The site is within the boundaries of the Rincon/Southeast Subregional Plan Map Detail 2 and designated as Neighborhood Activity Center. Neighborhood Activity Centers further support C-1 Commercial. SURROUNDING ZONING AND USES: To the north, the subject site is abutted by PAD-32 and vacant. PAD-32 was adopted in 2017 for a shopping center development area. To the east and south, the subject site is abutted by RX-1 Residential with single family residential. To the west is a vacant C-1 parcel. ANALYSIS: Per 3.5.4, This proposal is determined as a major change due to changes in the use and density. These changes are categorized as a major change and subject to the Zoning Examiner Public Hearing process. The applicant is requesting a major change to conditions, specifically due to the change of uses from “bank with drive thru, fast food with drive thru and a larger corner retail space” to “Residential Care Services”. The building heights as proposed are 24’, which match the previously approved building heights. Additionally, the proposed lot coverage has greatly increased from the 26,500 sf initially approved. Although the building heights, setback and lot coverage as proposed generally align with the dimensional standards of C-1, special attention of the feedback gathered at the neighborhood meeting is required. Additionally, dedication of any common areas (previous conditions 13) should be reviewed for feasibility with the new proposal. Due to the limited intensity associated with “residential care services” and if the feedback gathered at the neighborhood meeting is generally positive, this major change may be processed through a Mayor and Council public hearing. Please reach out to Ward 4 office before the neighborhood meeting. A plan amendment will not be required but more design consideration indicating design capability as well as community dialogue with the adjacent neighbors and ward office will be required. A formal submittal of the application must be within 60 days of the neighborhood meeting. ADDITIONAL PLAN POLICIES TO CONSIDER: None
Fire New Construction	REVIEW COMPLETED	TP-PRE-0524-00133 • Pre-Application Conference Review v1 • 10330 E 22ND ST TUCSON, AZ 85748: Based on the information provided, TFD has the following comments: 1. Verify hydrant(s) meets the requirements of 2018 IFC, 507.5 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Site Engineering	REVIEW COMPLETED	1. Site Engineering has no comments or objections to the proposed change of use. Mike Ortiz michael.ortiz@tucsonaz.gov
Site Landscape	REVIEW COMPLETED	CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA PDSD LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: PROPOSED CHANGE OF USE TO CONDITIONAL C-1-ZONED PROPERTY (C9-17-18/ORD. NO. 11500) TO PERMIT ASSISTED LIVING/MEMORY CARE FACILITY ACTIVITY NO: TP-PRE-0424-00114 ADDRESS/PARCEL: 10330 E 22ND ST/ 136092450 ZONING: C-1 COMMERCIAL 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 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 ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS: After review of this PDP, it appears that all required setbacks for landscape have been met for scenic routes and perimeter yards. At full development package review stage, the following will be required for review and approval by Site Landscape/NPPO: 1. An NPPO or an NPPO waiver is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, must be submitted and approved or a request for an exception from the Native Plant Preservation requirements shall be approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Administrative Manual Section 2-11.0.0 prior to Grading Plan approval. 2. A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code 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. Provide the required number of trees in all vehicular parking areas (1 tree to 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. Interior landscape border may be required on the east property boundaries of the site if this commercial development extends to the far east property line (east adjacent properties are zoned residential) per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. A street landscape border is required along Houghton Rd and 22nd St per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 6. DTM approval is required for all planting or irrigation in the ROW prior to the approval of the development package. Reach out to David Marhefka (David.marhefka@tucsonaz.gov) if necessary for this project. 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. A 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 is required. 9. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. The 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 all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area. 11. 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. 12. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 13. The site is also within the Environmental Resource Zone (ERZ) and the Este Wash and may require additional documentation. UPDATED COMMENT 6/26/24: Per our pre-application discussion, the land directly to the south will be held as a protected native plant set-aside and will satisfy the requirements for the ERZ. If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov
Site Zoning	REVIEW COMPLETED	Rezoning Pre-Submittal Transmittal FROM: Nicholas Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0524-00133 Address: 10330 E 22ND ST Parcel(s): 136092450, 136092430, 136092440, 136092420 Existing Zoning: C-1 Proposed Zoning: C-1 Existing Use: Vacant Proposed Use: Possibly Residential Care Service TRANSMITTAL DATE: July 31, 2024 COMMENTS: 1. 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 2. Proposed use and use-specific standards: Please see 4.8.6 of the UDC 3. Development standards: Please see TABLE 6.3-4.A 4. Perimeter yard setbacks: (UDC TABLE 6.3-4.A) 5. Applicable street setbacks: per 6.4.5.C .2 of the UDC. 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. The site is in the Environmental Resource Zone. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3917#JD_UDCSec.5.7 b. The site is in the Scenic Route Buffer Area: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3376#JD_UDCSec.5.3.4 9. Please note that this review was done retroactively. Please contact me for further information. 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 me at nicholas.martell@tucsonaz.gov.
Traffic Engineering Review	REVIEW COMPLETED	For an 80 bed assisted living facility, the ITE Trip Generation Manual estimates that 14 trips will be generated in the AM peak hour and 19 trips will be generated in the PM peak hour. This amount of traffic will have a negligible impact on the operations of the signalized intersection at Houghton/22nd. The pre-activity site plan appears to show proposed driveway spacing in compliance with the City's Access Management Guidelines. No objections to the assisted living facility development from DTM Traffic Engineering division.

Plan Review Detail