Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0625-00111
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 | An expansion of a non-conforming use may be allowed in accordance with the Zoning Examiner Special Exception Procedure, provided the following standards are met (UDC 9.2.2): * The expansion is being undertaken within five years of the time the use became nonconforming. - This may be an issue as it appears the site was being used as a residential treatment facility as far back as 2013. The development package reflecting existing conditions dates from 2018. * The expansion complies with UDC Standards. - Will need to demonstrate at permitting. * The expansion is for the principal use, or an accessory use incidental to the existing nonconforming use. - This proposal is an expansion of the existing nonconforming principal use. * The amount of expansion does not exceed 50% of the floor area of the existing building. Incremental expansions shall not exceed this 50% provision. - Based on available imagery back to 1998, the proposal appears to meet this requirement. * The expansion area must adjoin within the same lot housing the nonconforming use. - This expansion is contained within the same parcel. * The expansion must comply with development standards for this land use class for the most restrictive zone where the nonconforming use is permitted by-right. - This land use is allowed by-right in the R-2 zone, but does not meet the development standards for this zone. It would meet the development standards for this use in the R-3 zone. This site is an unlikely candidate for a rezoning to R-3, the Grant Alvernon Area Plan designates this location as "Low-to-Medium-Density Residential" in the conceptual land use map and Land Use Policies. Additionally, the site only faces local streets, and does not face a route on the Major Streets & Routes Plan. |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0625-00111 • Pre-Application Conference Review v1 • 2950 N DODGE BL TUCSON, AZ 85716: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review | REVIEW COMPLETED | DTM ROW Engineering has no comments at this time. | |||
| Site Engineering | REVIEW COMPLETED | TP-PRE-0625-00111 2950 N DODGE BL Site Engineering comments are as follows: 1. Pedestrian circulation is required to connect all buildings, any dumpster areas, common use areas, and the sidewalk on the street frontage per TSM 7-01.4. 2. Provide waste stream calculations and waste enclosure specifications compliant with Technical Standards Manual Section 8. Please ensure that the clear operating space when measured from the front of the enclosure is met. Per TSM 8-5.3 3. Clearly show downspouts on buildings to ensure that stormwater from roof drains, up to and including waters from the ten-year storm event, does not pass over sidewalks per Technical Standards Manual 7-01.4.3E. 4. First flush retention and balanced basin detention compliant with sections 2 and 3 of the Design Standards for Stormwater Detention and Retention (DSSDR) manual are required for the proposed project. Provide a drainage report which states how these requirements will be met. 5. Show area of disturbance, cut/fill quantities, and site expansion calculations. Tucson codes and ordinances can be found online at: https://codelibrary.amlegal.com/codes/tucson/latest/overview https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf Ryan Insalaco Engineering Associate City of Tucson Planning & Development Services Department Email: ryan.insalaco@tucsonaz.gov Phone: (520) 837-5351 |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: ADDITION TO AN EXISTING NON-CONFORMING SITE ACTIVITY NO: TP-PRE-0625-00111 ADDRESS: 2950 N DODGE BL ZONING: R-2 RESIDENCE ZONE PROPOSED BUILDING EXPANSION: APPROXIMATELY 33% 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 the Site Landscape and NPPO section to ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS FOR PROPOSED EXPANSION OF GREATER THAN 25%: 1. The proposed parking area at the east side of the parcel appears to have a Saguaro that may be disturbed. A NPPO or a NPPO Waiver is required per UDC 7.7. SEE UDC 7.7.3. APPLICABILITY; UDC 7.7.4 NPPO GENERAL PROVISIONS AND STANDARDS; UDC 7.7.4.C. PLAN APPROVAL PRIOR TO PERMITTING; UDC 7.7.4.D. PROFESSIONAL EXPERTISE 7.7.5.C.5; ALSO SEE AM 2-11.3.0 PERMITTED EXCEPTIONS. PDSD will provide the applicant with the NPPO Waiver form upon request. 2. UDC 7.6.2. APPLICABILITY The provisions of this section apply to the following: A. All new development; and, B. Expansion of existing development, as provided below: 1. Buildings Greater Than 10,000 Square Feet On sites where the gross floor area of the existing building (s) is more than 10,000 square feet, expansion in square footage of land area, floor area, lot coverage, or vehicular use area as follows: a. If the expansion is less than 25%, the standards of this section apply only to the proposed expansion. Existing development on the site is subject to the zoning standards in effect at the time the existing development received zoning approval. b. If the expansion is 25% or greater or if expansions as of February 15, 1991, cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the entire site. 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. If it is determined that this standard cannot be met due to the nature of the development, then a variance to the UDC site landscape requirements is a viable alternative. Please reach out to Mark Castro with PDSD for more information on the variance process. Mark.Castro@tucsonaz.gov 4. An interior landscape borders is required in two locations along the east property boundary of the site and a portion of the southeast property boundary per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. ALL OTHER USES not found on the previously mentioned table adjacent to a Residential zone requires a 10’ interior landscape border with a 5’ screen located on the property line. If it is determined that this standard cannot be met due to the nature of the development, then a variance to the UDC site landscape requirements is a viable alternative. 5. An updated street landscape border is required along N Dodge Bl and a new street landscape border is required along E Blacklidge Dr per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. ALL OTHER USES not found on the previously mentioned table along MS&R and non-MS&R requires a 10’ street landscape border. If it is determined that this standard cannot be met due to the nature of the development, then a variance to the UDC site landscape requirements is a viable alternative. 6. A drip irrigation plan and details are required for all proposed landscape planting areas. 7. DTM review is required for all planting and 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. 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. A Commercial Rainwater Harvesting plan is required: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. The Rainwater Harvesting Plan shall consist of two elements: A Site Water Budget Calculation Spreadsheet and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements require coordination between project managers, site engineers and landscape architects from the inception of the project. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. The two elements of the Rainwater Harvesting Plan shall illustrate how water harvesting will meet 50% of annual landscape water demand, as required by the ordinance. If a copy of the Site Water Budget Spreadsheet is needed, please reach out to the contact information at the bottom of these comments. 10. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades, spot elevations and curb cut locations. 11. Maximize 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. 12. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 ADDITIONAL COMMENTS: IF THE BUILDING EXPANSION IS LESS THAT 25% -- The site landscape requirements only apply to the areas of expansion, see below: Provide a set of landscape plans and applicable details that include the following: 13. Street landscape border improvement along E Blacklidge Dr in front of the two expansions on the west and new building on the east side of the parcel. 14. Parking lot shade trees for new impervious parking area with 4 or more parking spaces. 1 tree per 4 parking spaces are required per UDC. 15. Possible additional screening requirement for the parking lot adjacent to the street. The current parking configuration may not work with the requirement of a street landscape border in that area. 16. Provide a Commercial Rainwater Harvesting Plan, or at the very least, depress all required landscape areas 6-9 inches for rainwater harvesting. New building roof drainage should be routed to the new landscape areas. Coordinate the planting plan, grading plan and rainwater harvesting plan. 17. Provide an irrigation plan and details for the required landscape areas. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Georgia Pennington; Planner Address: 2950 N DODGE BL Parcel(s): 111-06-028A Zoning: R-2 Existing Use: Residential Care Service Proposed Use: Expansion of Residential Care Service TRANSMITTAL DATE: 6/12 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 – Development Package. The Development Package is a separate submittal from the building permits, and the building permits cannot be approved until the Development Package is approved. 2. The existing zone is located is R-2. Residential Care Service is a permitted use in the R-2 zone, subject to Use-Specific Standards 4.9.7.J.2.a, .3.d, .4, .7. 3. The maximum permitted lot coverage is 50%. The minimum required setback from all interior lot lines adjoining residential zoning is 25 feet. The minimum required lot size is three acres (UDC 4.9.7.J.7) 4. To permit this expansion, a rezoning would be required. Please see Zoning Administration review for further information. 5. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the 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 Georgia.Pennington@tucsonaz.gov. |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0625-00111 - Pre-Application Conference Review v1 - 2950 N DODGE BL Tucson Water has no objections to the proposed development and offers the following comment for your convenience: 1. 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 comment is 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 this comment may be directed to: Michael Asbury, Senior Engineering Associate Tucson Water, Planning and Engineering 310 W Alameda St Tucson, AZ 85701 (520) 837-2202 michael.asbury@tucsonaz.gov |
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| Zoning Administration | REVIEW COMPLETED | TP-PRE-0625-00111 2950 N Dodge Bl June 12, 2025 • This property is zoned R-2. • Residential Care Facilities, Physical and Behavioral Health Service, unlimited # of residents is a permitted use, subject to use-specific standards 4.9.7.J.2.a, .3.d, .4, .7. • Standard J.7 requires a max lot coverage of 50%, a minimum setback of 25 feet, and minimum lot size of 3 acres. • The existing facility does not meet the required lot size, at approximately 1.93 acres. Setbacks and lot coverage appear to be met. As all the use-specific standards cannot be met, the use is likely considered non-conforming (pending formal review of relevant permitting records). • The proposal includes the demolition of an approximately 1,200 sq ft building and construction of an approximately 3,500 sq ft building, for a gain of approximately 2,300 sq ft. • An expansion of land use is considered “An increase in land use, lot area, floor area, or vehicular use area, except as follows. For purposes of determining compliance with the motor vehicle and bicycle parking requirements, an increase in floor area only is considered an expansion of land use.” The addition of 2,300 sq ft in floor area would be considered an expansion. • Expansions of a non-conforming use are only permitted through a Zoning Examiner Special Exception procedure and must be undertaken within 5 years of the time the use became nonconforming, as outlined in UDC 9.2.2. This facility does not appear to meet the standards of this section, therefore the expansion would not be permitted. • To permit this expansion, a rezoning would be required. In the R-3 zone this use is permitted with use-specific standards 4.9.7.J.2.b, 3.d, .4, .8. Standard J.8 states “The maximum permitted lot coverage is 60%. The minimum required setback from all interior lot lines adjoining residential zoning is 20 feet. The minimum required lot size is one and one-half acres, with the following exception. Exception: There is no minimum lot size requirement for Residential Care Services uses in the R-3, C-1, C-2, C-3, OCR-1, and OCR-2 zones.” It appears that the R-3 zone might be the most appropriate for this use and the proposed expansion. • These comments do not constitute a formal review for nonconforming status or a determination by the Zoning Administrator. Contact Elisa Hamblin at Elisa.Hamblin@tucsonaz.gov with questions. |