City of Tucson

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Plan Number: TP-PRE-0624-00142

Parcel: 13321293B

Addresses:

12 N AVENIDA NATACHEE

36 N AVENIDA NATACHEE

6621 E BROADWAY BL

6639 E BROADWAY BL

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0624-00142

Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1

Review Status: Approved

Type of Review	Status	Comments
Entitlements	REVIEW COMPLETED	REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 06/26/24 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-0624-00142 PROJECT ADDRESS: 6621 E. Broadway Boulevard PARCEL NUMBERS: 133-21-293B EXISTING ZONING & LAND USE: R-1, RESIDENTIAL PROPOSED ZONING & LAND USE: R-3, TOWNHOMES PROJECT LOCATION & DESCRIPTION: This request is to rezone a 0.85-acre parcel comprised of two previous single family residential parcels and a driveway/easement. The parcel abuts an existing 5.06-acre parcel which is within R-3 and classified as multi-family apartments. The project proposal includes demolition of existing structures and walls followed by construction of 9 townhomes and 20 space parking integration with the multi-family apartments. The proposal is 2,000 feet east of Broadway and Wilmot intersection and the development abuts Avenida Natachee (local street) and Broadway Boulevard (gateway arterial). The multi-family development received an effectuated zone change (C9-70-94). APPLICANT NAME: Bruce R. Call, Richard Burton PHONE: (520) 400-0252 E-MAIL: bruce&brcall.com, Richard.burton@gmail.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, Sewell/Hudlow Plan PLAN AMENDMENT NO, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson The site of the proposed rezoning 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 Existing Neighborhoods of the Future Growth Scenario Map. Existing neighborhoods are primarily developed and largely built-out residential neighborhoods and commercial districts in which minimal new development and redevelopment is expected in the next several decades. 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. The following policies support infill: LT28.1.7 Preserve and strengthen the distinctive physical character and identity of individual neighborhoods and commercial districts in the community. 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. LT28.2.3 High-density (greater than 14 units per acre) residential development is generally appropriate where primary vehicular access is provided to an arterial street and is directed away from the interior of low-density residential areas. 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. SEWELL/HUDLOW PLAN The SEWELL/HUDLOW Plan establishes future land use and development direction for areas within the planning area. The SEWELL/HUDLOW Plan provides land use policies for residential development to mitigate potential negative impacts of new development on existing residential uses. Residential goals include: • Allow for diversity of housing types. • Provide mitigation measures to buffer inharmonious land uses. • Encourage a mixture of high-density residential and nonresidential uses along designated arterial streets while promoting visual continuity along street frontages. The SEWELL/HUDLOW Plan provides residential policies further include: • 3) Encourage the consolidation of parcels with common property lines when developing higher density residential uses to allow for adequate space to comply with the recommended Buffering Policies/Techniques. • 4) Minimize the number of access points onto major streets. The subject property is within the boundaries of the Hudlow Area of the Sewell/Hudlow Plan and per the Land Use Development Map is designated as “Medium to High Density Residential”. The plan defines medium density as 7-14 and high density as 14 dwelling units per acre. SURROUNDING ZONING AND USES: To the north and south, the subject site is abutted by R-1 and single family residential. To the east and west, the subject site is abutted by R-3 Residential with multi-family apartments. To the northwest is the nearby church parking lot. ANALYSIS: The applicant has requested to rezone a consolidated parcel and integrate the subject parcel with an existing multi-family apartment development. The location of the proposed development towards the intersection of Avenida Natachee and Broadway is appropriate in providing a buffer towards the single-family residential neighborhood to the north and will be further buffered by an existing 2-story building. Additionally, the building heights do step down from Broadway toward the neighborhood, from 30 feet to 25 feet. Parking for the proposed development is internally located and accessible from an existing driveway along Broadway Boulevard. With the interior parking lot extension access and stepped building heights, the proposal generally aligns with the residential goals and policies of the Sewell/Hudlow Plan. Further review of the buffering techniques with the Sewell/Hudlow Neighborhood Plan should be reviewed and incorporated into the preliminary development plan for wall heights, balcony locations, perimeter wall heights and landscape and architectural elements. The rezoning for the existing apartments (C9-70-94) may need to be further incorporated as conditions if related to buffering, building heights, connectivity, perimeter wall heights or other community concerns. Although the building heights, setback and lot coverage as proposed generally align with the dimensional standards of R-3, special attention of the feedback gathered at the neighborhood meeting is required. Additionally, extra diligence may be required to determine the impact of any cross-access agreements, utility easements or acquisition of any ROW along Avenida Natachee. Additionally, please reach out to Ward 2 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-0624-00142 • Pre-Application Conference Review v1 • 6621 E BROADWAY BL TUCSON, AZ 85710: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Site Engineering	REVIEW COMPLETED	1. The area of proposed zone change is located in a regulatory floodplain. A condition of rezoning will be the requirement of a Hydrology Study for the regulatory floodplain (Alamo Wash). 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: REZONING REQUEST IS FOR ALL PARCELS TO BE ZONED FROM R-1 TO R-3 LIKE THE MAIN PARCEL AND THEN TO DEMOLISH THE EXISTING HOUSE AND CONSTRUCT A NEW APARTMENT BUILDING ACTIVITY NO: TP-PRE-0624-00142 ADDRESS/PARCEL: 6621 E BROADWAY BL/ 13321293B ZONING: R-1, R-3 RESIDENCE ZONES NEW LANDUSE: 2 STORY APARTMENT BUILDING (MULTI-FAMILY) 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 FOR THE PROPOSED MULTI-FAMILY APARTMENT COMPLEX: 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. PDSD will provide the applicant with the NPPO Waiver form upon request. 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. A street landscape border is required on Avenida Natachee and along Broadway Boulevard. per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. 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. 6. 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. 7. 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. 8. 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. 9. The Commercial Rainwater Harvesting Plan must utilize the Site Water Budget. See TSM 4-01.3.1 Exhibit A. If a copy of the water budget spreadsheet is needed, please reach out to Site Landscape/NPPO and I will provide the spreadsheet. The Site Water Budget is how the Water Department tracks the irrigation water use on-site, not first flush retention volume charts. 10. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 UDC 5.5 GATEWAY CORRIDOR ZONE (GCZ) - 5.5.1. PURPOSE The purpose of this overlay zone is to implement policies in the City ’s General Plan, the Regional Transportation Plan, and the Air Quality Plan, with specific emphasis on the Major Streets and Routes (MS&R) Plan. The MS&R Plan projects the future arterial and collector street needs of the community and is a tool to implement the development of a safe and efficient street system and the design of all land uses serviced by that system, while assuring the economic viability of new and expanding land uses and the continued economic stability of the community. These goals are achieved by providing for the visual improvement of major streets and routes designated as Gateway Routes by implementing standards for the design and landscaping of the roadway and adjacent development, thereby providing: A. A favorable visual impression of Tucson to tourists and visitors at entry points to the city and on routes leading to major recreation attractions. B. Enhancement of the built environment along routes of important commercial development; C. Incentives for private investment and economic development by providing an attractive streetscape. D. Aesthetic buffering through the implementation of screening or siting of developmental elements that are incompatible with the urban character of adjacent uses. E. The improvement and use of the pedestrian environment along major transit routes. F. Some measures of air quality control by requiring landscaping with live vegetation to assist in purifying the air of carbon dioxide through oxygenation and dilution. 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: Wyatt Berger, Lead Planner PDSD Zoning Review PROJECT: Rezoning Pre-application Conference – TP-PRE-0624-00142 Address: 6621 and 6639 East Broadway Boulevard; and 12 and 36 North Avenida Natachee Parcel(s): 133-21-293B, 133-21-1540, and 133-21-1550 Existing Zoning: R-1 and R-3 Proposed Zoning: R-3 Existing Use: Single-family residential and multifamily development Proposed Use: Multifamily development TRANSMITTAL DATE: July 3, 2024 COMMENTS: 1. Development must comply with Administrative Manual Section 2-06.0.0 Development Package. Provide an expansion calculation to determine whether full code compliance is required for the entire site. 2. Multifamily development is a permitted use in the R-3 zone, subject to use-specific standard 4.9.7.B.6. 3. Per UDC Table 6.3-2.A, the maximum permitted density in the R-3 zone is 36 units per acre. 4. The maximum permitted lot coverage for multifamily development in the R-3 zone is 70% (UDC Table 6.3-2.A). 5. The proposal complies with all building height and perimeter yards applicable to the R-3 zone. 6. Ensure the proposal complies with the Major Streets and Routes Setback Zone (MS&R) (UDC 5.4) and the Gateway Corridor Zone (UDC 5.5). 7. A lot consolidation processed with the Pima County Assessor’s Office is required to allow the proposed buildings to cross existing property lines. 8. Provide the number of required and proposed motor vehicle parking spaces for the site in accordance with UDC Table 7.4.4-1: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445. 9. Provide the number of required and proposed short- and long-term bicycle parking spaces for the site in accordance with UDC Table 7.4.8-1: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698. 10. Ensure compliance with Technical Standards Manual Section 7-01.4.3. All sidewalks must be a minimum of four feet wide and installed to avoid any obstruction which decreases the minimum width to less than four feet. 11. Ensure access standards found in Section 7.8 of the UDC and Sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual are met. 12. As the existing single-family residence is 50 years of age or older, architectural documentation must be provided with the demolition permit: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/historic_demolition_application_form.pdf. 13. 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 Wyatt.Berger@tucsonaz.gov or at 520-837-4951.
Traffic Engineering Review	REVIEW COMPLETED	DTM Traffic Engineering does not object to this rezoning. The addition of one apartment building with 9 units will generate a small number of new trips and have a negligible impact on traffic operations of the surrounding roadway network.

Plan Review Detail