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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0625-00114
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
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| Entitlements | REVIEW COMPLETED | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 6/25/2025 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-0625-00114 Multifamily Housing CCT – E Drexel Rd PROJECT ADDRESSES: 2000 E DREXEL RD PARCEL NUMBERS: 14026002K EXISTING ZONING: C-2 EXISTING USE: VACANT PROPOSED ZONING: C-2, UTILIZE CCT (COMMUNITY CORRIDOR TOOLS) PROPOSED USE: Multifamily Residential PROJECT DESCRIPTION & LOCATION: The applicant is proposing using the Community Corridor Tools to develop the subject parcel with a Multifamily Residential project consisting of 142 units. The preliminary plans show the units spread across six buildings situated closer to the right-of-way, with required parking in the south and east edges of the lot, utilizing the Community Corridor Tools to enhance site configuration and right-size parking and vehicle use areas. The six buildings at approximately 38 feet high at the top of the parapet. The project is located at 2000 E Drexel Road APPLICANT NAME: Elizabeth Farkas E-MAIL: efarkas@pmm.design PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND HOUGHTON EAST NEIGHBORHOOD PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 1 YES 0 NO 0 WILL DEPEND ON DESIGN Applicable Plan Policies: The site was originally rezoned from R-1 to C-2 in 2009 (C9-09-04) for the development of a self-storage facility. This facility was never constructed, but a development plan was approved, effectuating the rezoning. As a condition of this rezoning, the maximum height of the development was to exceed to greater than 16 feet. A request to modify the rezoning was approved in 2024 to develop the still-vacant land into a multifamily residential project (TP-MOD-1123-000027). This project had a maximum height of 30 feet, which required the modification of the height condition to a maximum of 30 feet. With the recent adoption of the Community Corridor Tools, a further reconfiguration of the site is possible, but would require further modification of the maximum allowed height of development on the subject parcel. This was previously accomplished through a major modification of the rezoning – further modification will again require the Major Modification of Rezoning Conditions process, with approval by the Mayor & Council. The increase in height would be paired with the community corridor tools to site the buildings closer to the Drexel Road right-of-way. Increasing the height of the structures while moving them further away could result in a minimal visual impact to nearby single-family residential land use, and may in some cases enhance views of the surrounding mountain ranges. The proposal to enhance site layout while also increasing density and right-sizing parking facilities is conformant with Housing Affordability Strategies for Tucson, and the utilization of the Community Corridor Tools overlay allows for creatively locating structures and parking on-site to enhance the appearance of the project from the right-of-way and minimize any negative impact to nearby single-family residential land use. The Major Modification to Rezoning Conditions required for this development will require a pre-application meeting, developer-coordinated Neighborhood Meeting, and an Entitlements application for a public hearing before the Zoning Examiner, and approval by the Mayor & Council. The request can modify the rezoning conditions set by the previous modification as well as set a new preliminary development plan for the project. The proposal is supported by staff and City policy, provided any outstanding issues from other Department teams are addressed. A plan amendment is not required to proceed as proposed. ADDITIONAL NOTES: None. |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0625-00114 • Pre-Application Conference Review v1 • 2000 E DREXEL RD TUCSON, AZ 85706: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering | REVIEW COMPLETED | 1. This project will require critical basin detention and first flush retention per the City's Design Standards for Stormwater Detention and Retention Manual. Please show locations of basins that will be needed to meet these requirements. 2. The Rodeo Wash is W.A.S.H. ordinance and this development adjacent to the wash will need to comply with the standards found in chapter 29 article VIII. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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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: PRELIMINARY SITE PLAN FOR MULTIFAMILY HOUSING; REQUEST TO MODIFY PREVIOUS REZONING TO ALLOW CCT ZONING ACTIVITY NO: TP-PRE-0625-00114 ADDRESS: 2000 E DREXEL RD ZONING: C-2 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 the Site Landscape and NPPO section to ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO CCT COMMENTS: COMMUNITY CORRIDORS TOOL SITE LANDSCAPE REQUIREMENTS: SEE SECTION 5.11.6 DEVELOPMENT STANDARDS OF THE ADOPTED ORDINANCE NO 12152 This is a Type 4 project. See the following landscape requirements. TYPE 4 PROJECT SITE LANDSCAPE REQUIREMENTS: 1. SHADING 2. STREETSCAPE FEATURES 3. PUBLIC SPACES 4. PARKING REQUIREMENTS 5.11.6.E. PEDESTRIAN AMENITIES 1. SHADING a. SHADE SHALL BE PROVIDED FOR AT LEAST 50% OF ALL SIDEWALKS AND PEDESTRIAN ACCESS PATHS AND 35% OF ALL PUBLIC OR PRIVATE OPEN SPACE AS MEASURED AT 2:00 PM ON JUNE 21 WHEN THE SUN IS 82 DEGREES ABOVE THE HORIZON. b. Shade may be provided by trees, arcades, canopies, shade structures or buildings. c. Shading devices, attached or detached to a building, may encroach into the setback area by 10 feet, provided the setback area is not less than required per the adopted building code. d. The use of plantings and shade structures in the City right-of-way is permitted to meet this standard with the approval of the Department of Transportation and Mobility and will be evaluated for compliance with required utility setbacks. * INCLUDE A SHADE STUDY AND CALCULATIONS AS PART OF THE PDP. 2. STREETSCAPE FEATURES a. When Type 2-4 projects are proposed with more than 75 ft of corridor street frontage, sidewalks and street landscape areas shall be provided on all existing and new public and private streets. The minimum width of sidewalk and landscape areas is provided below based upon street type. Information on the street types may be found in the Department of Transportation and Mobility Street Design Guide. (1) URBAN OR SUBURBAN THOROUGHFARE: 8 FEET SIDEWALK, 10 FEET LANDSCAPE BORDER (S CAMPBELL AV) (2) URBAN OR SUBURBAN CONNECTOR: 8 FEET SIDEWALK, 8 FEET LANDSCAPE BORDER (E DREXEL RD) * CREATE A PEDESTIAN CORRIDOR AND A VEGETATIVE BUFFER FROM THE TRAVEL LANE BY PLACING THE TREES AND OTHER PLANT MATERIAL ADJACENT TO THE CURB. DTM APPROVAL WILL BE REQUIRED FOR USE OF THE ROW. b. Sidewalk and landscape areas are required for the length of the corridor street frontage of the site. Sidewalks must be designed to connect to existing sidewalks at the termination of the site boundaries. c. Sidewalk and landscape areas which are provided beyond a project site’s frontage along an existing street may substitute for shading requirements per Section 5.11.6.E.1. and public space requirements per Section 5.11.6.E.3. Once 100 linear feet of streetscape improvements are provided beyond the site’s frontage, shading requirements are considered fully substituted. For each 50 linear feet of streetscape improvements which are provided beyond the site’s frontage, 500 square feet of public space may be substituted. An agreement granting permission to construct and assuming future maintenance responsibility shall be recorded with any affected property owners along the frontage area. d. Along the existing City corridors, there are a variety of conditions and creative solutions will be necessary. In many cases, existing sidewalks or landscape areas may already exist. In some cases, combining (widening) existing and required areas will be feasible and desired, in other cases it will be more appropriate to duplicate required areas on private property. Preference will be given to designs which prioritize a safe and enjoyable experience for pedestrians with landscaping serving as a buffer from automobile traffic. Final placement of required sidewalks and landscape areas will be determined in consultation with PDSD and DTM staff. e. REQUIRED STREET LANDSCAPE BORDERS AND SIDEWALKS MAY BE LOCATED ENTIRELY WITHIN THE ADJACENT RIGHT-OF-WAY AREA OR WITHIN THE MAJOR STREETS AND ROUTES RIGHT-OF-WAY AREA WITH APPROVAL OF THE CITY ENGINEER OR DESIGNEE. MAINTENANCE SHALL BE THE RESPONSIBILITY OF THE ADJACENT PROPERTY OWNER. f. Sidewalks provided on private property shall be connected to any sidewalks, bike infrastructure, or on street parking located in the public right-of-way. g. Outdoor seating, dining areas, and landscaping may be located in the sidewalk area where minimum accessible width around the design feature can be provided per U.S. Access Board Public Right-of-Way Accessibility Guidelines. h. STREET LANDSCAPE BORDERS AS REQUIRED PER SECTION 7.6.4 SHALL BE MODIFIED PER THE CCT TO REQUIRE ONE CANOPY TREE FOR EVERY 25 LINEAR FEET OF LANDSCAPE BORDER OR FRACTION THEREOF, EXCLUDING VEHICULAR INGRESS OR EGRESS POINTS. TREES SHALL BE PLANTED IN AN UNPAVED DEPRESSED PLANTING AREA, WHICH MUST BE A MINIMUM OF 100 SQUARE FEET IN AREA AND 8 FEET IN WIDTH. i. STREET LANDSCAPE BORDERS PROVIDED AS PART OF A CCT DEVELOPMENT PROJECT SHALL SERVE TO MEET THE REQUIREMENTS OF SECTION 7.6.4. 3. PUBLIC SPACES a. PUBLIC SPACES SHALL BE PROVIDED FOR ALL DEVELOPMENT PROJECTS. THE MINIMUM AMOUNT OF PUBLIC SPACE IS BASED ON PROJECT TYPE AND SIZE. (6) TYPE 4 PROJECT: 10% OF TOTAL SITE AREA * CLEARLY INDICATE THE AREAS THAT ARE BEING CONSIDERED PUBLIC SPACE ON THE PDP. b. Public spaces are intended for community gathering focal points and may be provided as plazas, courtyards, enhanced walkways, pocket parks, or other areas. Public spaces may be in different areas of the project, but each space must be a minimum of 300 square feet of usable space with a minimum width of 15 feet. Public spaces shall not be leftover areas of the site and may not include parking, loading, or maintenance areas. c. Public spaces shall be designed with the following: (1) Features which provide for active observation on the majority of the public spaces’ sides. This shall include ground floor building entrances and windows. When a commercial or retail space is proposed, outdoor dining, vendors, or outdoor retail displays would also be appropriate. (2) Connections to the space from the site and to nearby areas; and (3) Lighting which is uniform and provides for safety. d. Plazas or parks shall incorporate at least three (3) of the following features to activate the area: (1) Seating that is a minimum sixteen (16) inches in height and thirty (30) inches wide. Ledge benches shall be a minimum thirty (30) inches deep. (2) 50% shade (3) Water features (4) Public art (5) Outdoor eating areas or food vendors (6) Playgrounds or play features (7) Splash pads (8) Recreational equipment (9) Bike amenities e. Public spaces may be private or semi-private. For residential development, half of the required public space may be provided within private or resident-only areas located on the ground floor or street level. For nonresidential development, patron-only spaces such as restaurant seating may also serve as required public space. f. COMMERCIAL RAINWATER HARVESTING IS REQUIRED FOR PROJECTS MEETING THE CRITERIA OF TECHNICAL STANDARDS MANUAL 4-01. AS FOLLOWS: (3) TYPE 4 PROJECT: FULL COMPLIANCE WITH TSM 4-01. IS REQUIRED. * NOTE ON THE PDP THAT A FULL COMMERCIAL RAINWATER HARVESTING PLAN AND CALCULATIONS WILL BE INCLUDED WITH THE DEVELOPMENT PACKAGE. * g. INTERIOR LANDSCAPE BORDERS REQUIRED PER SECTION 7.6.4. MAY BE SATISFIED BY PROVIDING PUBLIC SPACES IN ACCORDANCE WITH THIS SECTION, EXCEPT FOR LANDSCAPE BORDERS REQUIRED ADJACENT TO RESIDENTIAL ZONES ON THE SITE BOUNDARY. * (MULTIFAMILY ADJACENT TO RESIDENCE ZONE REQUIRES AN INTERIOR LANDSCAPE BORDER. PROVIDE THE REQUIRED INTERIOR LANDSCAPE BORDERS ALONG THE EAST AND SOUTH PROPERTY BOUNDARIES.) 5.11.6.G.3 PASSENGER VEHICLES a. PARKING LOTS (1) NEW PARKING LOTS OR GARAGES SHALL BE SITUATED TO THE REAR OF A BUILDING. IF PLACEMENT TO THE REAR IS NOT FEASIBLE, THE PARKING LOT OR GARAGE SHALL BE LOCATED WITH THE LESSER DIMENSIONAL WIDTH FACING THE STREET AND SHALL INCLUDE ENHANCED LANDSCAPING ON THE STREET-FACING SIDE THAT INCLUDES 75% COVERAGE WITH VEGETATIVE GROUND COVER. * (6) PARKING LOTS SHALL PROVIDE CANOPY TREES AS FOLLOWS: * c. PARKING LOTS WHICH PROVIDE GREEN SPACE FOR LARGE TREES MAY REDUCE TREE PLANTING REQUIREMENTS IF THE FOLLOWING CRITERIA ARE MET. THE GREEN SPACE MAY BE COUNTED TOWARDS REQUIRED RAINWATER HARVESTING AND PUBLIC SPACE PER 5.11.6.E.3. IF ALL OTHER STANDARDS ARE MET. THE REQUIRED TREE PLANTING SHALL BE 1 TREE PER 8 PARKING SPACES FOR THE PARKING SPACES WHICH MEET THE DISTANCE REQUIREMENT. THE GREEN SPACE MUST: * i. BE PUBLICLY USABLE OR DENSELY VEGETATED WITH 50% COVERAGE OF VEGETATIVE GROUND COVER; * ii. ALLOW FOR LARGE-SCALE MATURE GROWTH OF SHADE TREES; * iii. PROVIDE TREES WHICH ARE LOCATED WITHIN 10 FEET OF THE PARKING SPACES OF WHICH ONLY THOSE SPACES ARE ELIGIBLE FOR THE REDUCTION; AND iv. BE A MINIMUM OF 1,000 SQUARE FEET IN AREA. * d. PARKING SPACES WHICH ARE COVERED BY SHADE FROM PARKING CANOPIES, PLANTINGS IN THE RIGHT-OF-WAY, OR A BUILDING AS MEASURED AT 2:00 PM ON JUNE 21 WHEN THE SUN IS 82 DEGREES ABOVE THE HORIZON MAY BE EXCLUDED FROM PROVIDING THE REQUIRED TREE PLANTINGS. * NOTE ON THE PDP HOW THE PARKING LOT TREE REQUIREMENT WILL BE MET. SITE LANDSCAPE/NPPO ADDITIONAL COMMENTS: 1. 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. 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. 3. Interior landscape borders are required along the south and east property boundary of the site per CCT and and must meet the requirements set forth per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Multifamily adjacent to Residential zone requires a 10’ interior landscape border 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. 4. A drip irrigation plan and details are required for all proposed landscape planting areas. 5. 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. 6. 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. 7. 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. 8. 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. 9. 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. 10. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning | REVIEW COMPLETED | Rezoning Modification Pre-Submittal Transmittal FROM: Fernando Garcia PDSD Site Zoning Review PROJECT: Rezoning (Modification) Pre-submittal Meeting; TP-PRE-0625-00114 Address: 2000 E Drexel Rd, Tucson, AZ, 85706 Existing Use: Vacant Current Zoning: C-2, per rezoning case C9-84-47 Current Use: Vacant Proposed Use: Multifamily Development (Community Corridors Tool) TRANSMITTAL DATE: June 23, 2025 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. A “Multifamily Development” is a permitted use in C-2 zoning. 3. A modification to rezoning conditions (TP-MOD-1123-00027) was previously approved to allow multifamily development on this parcel. The submitted design for this CCT project is not in significant compliance with the pre-development plan (PDP) submitted for this earlier modification (TP-MOD-1123-00027). A new modification is necessary to allow the proposed use and design. 4. The following comments are in accordance with UDC Section 5.11, Community Corridors Tool (CCT) as a courtesy, with an understanding that the submitted drawings are preliminary and will change. 5. Ensure design of the site meets the principles outlined in 5.11.6.1.B. 6. Per UDC Table 5.11.6-1, the proposed development is a “Type 4: Site Development or Redevelopment”, subject to all CCT development standards. 7. CCT projects in C-2 zones are subject to the dimensional standards indicated in UDC Table 5.11.5-3, summarized below: • Minimum lot area: N/A • Maximum lot coverage: N/A • Maximum number of stories: 5 • Maximum building height: 60’ • Perimeter yard setbacks: o Side: 0’ o Rear (with or without alley): 0’ o Adjacent to O-1 or R-2 or more restrictive zoned parcel (to the south and east): 10’ • Street setback: Minimum: 0’; Maximum: 30’ • Percentage of building at setback: 60% 8. Compliance with development standards regarding building form in 5.11.6.B could not be determined based upon lack of sufficient detail in the submitted plans. Ensure building façades are designed in accordance with UDC 5.11.6.B.1. 9. Per UDC 5.11.6.C.2.b, “Street Corners. When two or more public or private streets intersect as part of a site, the buildings shall be located at the street corners and meet the minimum setback standards as required for the two streets.” The submitted plans do not demonstrate compliance with this requirement. 10. Per UDC 5.11.6.C.2.d, “Street Relationship. Any development project with Corridor street frontage shall maintain a relationship with the Corridor street by either orienting the primary entrances to the Corridor, providing public places along the Corridor, or designing for mixed use development along the Corridor.” The submitted plans do not indicate any primary entrances, public places, or mixed uses along either E Drexel Rd or S Campbell Av. 11. Per UDC 5.11.6.D.2.b, “At least one [pedestrian] connection [from any rear parking area] shall be provided within 200 feet of a corner.” The closest pedestrian connection to the Drexel/Campbell corner, from E Drexel Rd to the rear parking area is ~220’ from the corner. 12. Per UDC 5.11.6.D.2.b, “[Pedestrian] Connections shall be designed with a clear height of at least ten feet and a clear width of at least eight feet or 25% of the length, whichever is greater, and shall be surfaced with ADA compliant materials.” The pedestrian connection between the street and parking areas are shown to be 5’, which does not meet the minimum width requirement. 13. Per UDC 5.11.6.D.3.a.(6), a Type 4 project requires 10% of the total area to be public space. Public spaces must meet the requirements of UDC 5.11.6.D.3. Ensure public space meets 5.11.6.D.3.c.(1), “Features which provide for active observation on the majority of the public spaces' sides. This shall include ground floor building entrances and windows.” 14. If the walking path area along the southern property line is meant to function as a type of park, it must incorporate at least three features listed in 5.11.6.D.3.d. 15. Per 5.11.6.D.F, trash enclosures cannot be located within 30’ of any on-site public space. The trash enclosures in the southern parking area are adjacent to the walking path public space. 16. A parking statement meeting the requirements of 5.11.6.G will be required if the proposed motor vehicle parking will be less than that articulated in UDC Table 7.4.4-1. 17. Per UDC 5.11.6.G.3.a.(5), “Parking lots which have any frontage along a street shall be screened by a minimum 29-inch masonry wall.” 18. The parking area must be designed in accordance with UDC Table 5.11.6-2. The parking entrance widths on the submitted plans are in excess of those allowed in the table. 19. Per UDC 5.11.9.B, “The Zoning Administrator shall interpret the Community Corridors Tool standards. The Zoning Administrator may allow up to 20% deviation from all standards, except for height and stepbacks, based on the need for design flexibility, alternative design solutions, or integration of best practices.” 20. 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 fernando.garcia8@tucsonaz.gov. |
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| Traffic Engineering Review | REVIEW COMPLETED | 142 unit multi-family residential should generate roughly 67 AM peak hour trips and 82 PM peak hour trips per ITE Trip Generation Manual. Can be accommodated by surrounding roadway network. However, the PDP shows both the Drexel and Campbell access points as gated entrances. To ensure that the gated entries can be put in without risking vehicles backing up into the public right-of-way, causing a safety issue, we request that the developer's traffic engineer perform a queuing analysis to understand the impact to the site driveways and whether there could be effects to the City's roadways and their safety. Thanks! |