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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0725-00141
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 | The applicant is requesting a Rezoning from Suburban Residence (SR) to Urban Residence (R-2) on 10.0 acres to accommodate a 63-lot single family residential subdivision with building heights not exceeding 25-feet and localized public streets. The proposed density is approximately 6.29 dwelling units per acre, with approximate lot sizes ranging from 4,100 square feet to 4,200 square feet. Flexible Lot Development (FLD) standards are proposed to be used as outlined under Section 8.73 of the Uniform Development Code (UDC). The Property is identified as a “School” on the Groves Neighborhood Plan-Land Use Map, but would not require a Plan Amendment to accommodate the proposed subdivision in the proposed R-2 zone since the project would be similar and compatible to the adjacent zoning patterns and densities within the immediate area as described below. The proposed Urban Residence Zone (R-2) zoning under UDC Section 4.7.9 would be compatible with the immediate surrounding R-2 and R-3 zoned subdivisions to the north, east, and south which contain the same or similar type zoning. R-2 zoning provides for urban, medium density, residential development together with schools, parks, and other public services. The project site is also adjacent to and would be buffered by the SR zone to the west which contains an existing 11.9 acre Community Park. The proposed density of 6.29 dwelling units per acre is consistent with the proposed R-2 zone subject to Flexible Lot Development standards (Alternative A) allowing up to 8.71 dwelling units per acre. The proposed lot sizes of approximately 4,100 square feet to 4,200 square feet would be consistent with FLD standards in proposed R-2 zone since no minimum lot sizes are required. Functional open space of 269 square feet per unit is required by FLD standards since project is approximately 10.02 acres and exceeds 5-acres. The proposed 63-lots would require approximately 17,000 square feet of functional open space and the current proposal provides approximately 34,000 square feet of functional open space including central green space with a trail. The interior street loop road and central recreation area will provide visual relief. Rezoning to R-2 using the FLD option preserves the integrity of the established neighborhoods with single-family dwellings; and it continues to promote low to medium density development within the interior of an established low-density neighborhood. It should be noted that the immediate adjacent residential subdivision to the north in the R-3 zone and subdivision to the south and east in the R-2 zone were previously annexed into the City under Ordinance No. 4066. The associated rezoning cases consist of C9-73-45 and C9-77-57. These existing subdivisions have an approximate overall density of 5.0 to 6.0 dwelling units per acre. The current proposal will need to demonstrate how the proposed buildings heights up to 25-feet are compatible with the adjacent single-story residential units. Typically, residential infill projects provide one-story or combination of one and two-story structures when adjacent to single-story units, or provide design mitigation elements such as clerestory windows, enhanced landscaping, setbacks, and varied rooflines etc. To fully comply with Plan Tucson and GNP, the design of the proposed development must reflect sensitivity to the surrounding neighborhood conditions and adjacent land uses. The use should also enhance the overall function and visual quality of the street, adjacent properties, and the community. Key comments are as follows: • R-2 zoning is supported with Flexible Lot Development (FLD) by UDC Section 8.7.3. • Provide design elements to mitigate any negative impact from one-story and/or two-story units • Consider additional wall/fence and landscape buffers along westerly boundary to address existing golf disc course with potential for flying objects Key process steps with the rezoning include: 1. Hold required neighborhood meeting 2. Rezoning application to include: • Prepare a Design Compatibility Report (DCR), which discusses Land Use Compatibility, Design Compatibility, Drainage/Grading/Vegetation/Screening/Heat Island Mitigation, Road Improvements/Vehicular Access/Circulation, and Geotechnical Analysis; • And prepare a Preliminary Development Plan (PDP) – including, but not limited to, calling out project density, required parking, building setbacks, and building heights per the UDC. Rezoning process steps are: 1. Hold a Neighborhood Meeting as outlined in Section 3.2.2. of the Unified Development Code. For Rezoning Applications a single neighborhood meeting shall be held. The mailed notice must be mailed at least ten (10) days prior to the date of the meeting and sent by first class mail to property owners within 400 feet of the property, registered neighborhood associations within one (1) mile of proposal, and the Council Ward offices where the project is located. In addition, the following applies: a. The meeting shall occur not more than 60 days prior to the date of the submittal of the application. b. Documentation of the offer to meet and a summary of the meeting must be submitted with the application. c. The meeting must be held at or near the subject site. d. Mailing labels for neighborhood notice will need to be acquired from PDSD. e. Please reach out to Ward 4 Office before the neighborhood meeting. 2. Project will need to be scheduled for a Zoning Examiner (ZE) Public Hearing as outlined in Section 3.5.3 of the Unified Development Code. 3. Mayor and Council Actions will need to occur as outlined in Section 3.5.3 of the Unified Development Code. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0725-00141 • Pre-Application Conference Review v1 • 7555 E DOGWOOD ST TUCSON, AZ 85730: 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. Any basins within common area A (Recreation & Drainage) will need to adhere to standards found in section 4 of the Design Standards for Stormwater Detention and Retention Manual (DSSDR), along with section 6.2 Multiple Use Concepts. 2. Balanced Basin Detention and First Flush Retention will be required for the subdivision. 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: REZONING (AND POTENTIAL NEIGHBORHOOD PLAN AMENDMENT) OF FORMER LYONS SCHOOL PROPERTY ACTIVITY NO: TP-PRE-0725-00141 ADDRESS: 7555 E DOGWOOD ST ZONING: SR – SUBURBAN RANCH 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. Please resubmit revised drawings along with a detailed response letter, which states how all of the Site Landscape and NPPO Section review comments have been addressed. **THE SITE PLAN IS SHOWING A SUBDIVISION/FLEXIBLE LOT DEVELOPMENT (FLD). THE SITE APPEARS TO BE MEETING THE STANDARDS SET FORTH IN UDC 8.7.3 FLEXIBLE LOT DEVELOPMENTS. BELOW ARE THE SITE LANDSCAPE STANDARDS FOR FLD’S FOR YOUR REFERENCE ONCE THE DEVELOPMENT PACKAGE FOR THIS SITE IS UNDERWAY. FLEXIBLE LOT DEVELOPMENT COMMENTS: 1. UDC 8.7.3.H -- LANDSCAPING, SCREENING AND WALL REQUIREMENTS: 1. FLD projects shall comply with Section 7.6, Landscaping and Screening Standards, except as otherwise provided by this section. 2. One canopy tree shall be provided for every 40 feet of pedestrian circulation systems, excluding crossings with streets, alleys, and driveways. If providing canopy trees every 40 feet is not achievable, the applicant shall: a. Provide the equivalent number of trees that would be obtained using the 40-foot increment measure; and, b. Distribute the trees within the FLD project site along pedestrian circulation systems and within functional open space areas. 3. Landscape plans shall incorporate water-conserving design as defined in Section 7.6.6, Use of Water, and as described in the Technical Standards Manual. 4. Water harvesting techniques shall be incorporated as part of the landscape design based on the Water Harvesting Guidance Manual prepared for the City of Tucson Transportation Department Stormwater Section. 5. Mechanical equipment, utility boxes, irrigation equipment and similar elements shall be screened from adjacent streets exterior to the project and from adjacent existing residential development. Screening shall be architecturally integrated with the overall design of the FLD. 6. If a perimeter wall is proposed along an existing public right-of-way, it shall be constructed of, or painted with, graffiti-resistant materials. The wall shall incorporate one or more of the following decorative materials: a. Tile; b. Stone; c. Brick; d. Adobe; e. A textured material such as stucco or plaster; or, f. Metal. 2. UDC 8.7.3.F: OPEN SPACE REQUIREMENTS. See Table 8.7.3-2 for Functional Open Space Standards. 3. UDC 8.7.3.F.2 CONFIGURATION AND LOCATION OF FUNCTIONAL OPEN SPACE WITHIN AN FLD PROJECT ARE AS FOLLOWS: a. FLD projects five acres and less. Functional open space amenities should be configured as contiguous areas but may also be incorporated into the design of other elements on the site, such as detention/retention basins and buffers, to make those areas functional. b. FLD projects more than five acres. Functional open space may be divided into smaller areas if they are distributed throughout the project site and conveniently located for residents of the FLD project. c. Functional open space shall be conveniently located to and usable by the maximum number of residential units on the site. d. To the greatest extent possible, functional open space should not be comprised of remnant areas that are not usable by residents of the FLD project. e. Where the project is located near a public preserve, or can provide connections to open space areas or areas of environmentally or culturally significant features, the open space shall be configured in a manner to preserve this connectivity 4. Depress Functional Open Space landscape planting areas 6 inches to maximize rainwater harvesting on site. STANDARD SITE LANDSCAPE COMMENTS: 5. A NPPO or a 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 Landscape Architect will provide the applicant with the NPPO Waiver form upon request. 6. UDC 7.6.2 All new development requires a set of landscape plans. 7. A street landscape border is required along E Dogwood St per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 8. DTM approval is required for all planting and irrigation in the ROW. Contact David Marhefka with DTM if necessary for this project. (david.marhefka@tucsonaz.gov) Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC TRANSMITTAL TO: Planning & Development Services Department FROM: Fernando L. García PDSD Zoning Review Section PROJECT: 7555 E Dogwood St, Tucson, AZ 85730 Parcel(s): 1236-28-0030 Current Zoning: SR Proposed Zoning: R-2 Rezoning Pre-Submittal Conference (1st Review) TP-PRE-0725-00141 TRANSMITTAL DATE: August 4, 2025 1. Upon effectuation of a rezoning, any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). A tentative plat and final subdivision plat will be required. 2. The project proposes to utilize the Flexible Lot Development standards as articulated in UDC 8.7.3 under the “Standard FLD” option indicated in 8.7.3.D. Single-family attached or detached, and multifamily residential development in the R-2, R-3, O-1, O-2, O-3, C-1, C-2, and C-3 zones. 3. Standard FLDs (Development Alternative A) permits site coverage of 62%, up to 8.71 dwelling units per acre, and a building height of 25’. Without a typical lot detail(s), anticipated site coverage cannot be determined. Without a “developable area” calculation per UDC 11.4.5, residential density cannot be confirmed. 4. Per UDC Table 8.7.3-2, 269 sf of functional open space (FOS) must be provided per unit. Given 63 proposed single-family units, a minimum of 16,947 sf of FOS is required. 34,000 sf is proposed. 5. Project site setbacks to the north, east, and west are 6’ or 2/3 the height of the adjacent building wall height (whichever is greater). To the south, along E Dogwood St, a local street, the minimum perimeter yard setback is 10’. 6. Building design and elevations must meet the design criteria indicated in UDC 8.7.3.M., including an architectural variation plan. 7. Privacy mitigation, as indicated in UDC 8.7.3.M.2.b through a Privacy Mitigation Plan, is required to the north, east, and south where the project abuts existing single-family residential developments. 8. Refer to the guidelines established in the 2021 Street Design Guide for a "neighborhood street" regarding street section design. 9. Parking requirements for FLDs (UDC 8.7.3.I) refer to the parking calculations table at 7.4.4-1. For single-family homes, 2 spaces per dwelling unit plus visitor parking required at a ratio of 0.25 space per unit are required. For a total of 63 lots, this equals 142 parking spaces (of which 16 are visitor parking). The submitted documents do not clearly articulate a parking plan. 10. We strongly recommend a connection between the walking path within "Common Area A" to the existing Groves Park to the immediate east of this development. 11. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package/Tentative Plat review process, the Site Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 12. This comment is provided by DTM/ROW as a courtesy. Please follow up directly with Jesus Villezcas at jesus.villezcas@tucsonaz.gov for more information. DTM/ROW recommends knuckles at the culmination of each side of the southern street for purposes of waste pick-up and mail delivery. 13. This comment is provided by DTM/ROW as a courtesy. Please follow up directly with Jesus Villezcas at jesus.villezcas@tucsonaz.gov for more information. A 50' ROW minimum is required for neighborhood street. Half-foot dimensions are not longer accepted. As such, the slope area should measure 1' instead of .5'. 14. If you have any questions, please contact me at fernando.garcia2@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | Orsini communicated with M Esparza Engineering on 6/9/25. M Esparza is going to produce a traffic statement in support of the project. TE may have comments related to the development after reading the traffic statement. None yet at this time. |