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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0823-00287
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 | DATE: 8/23/23 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-0823-00287 PROJECT ADDRESS: ~7700 E Escalante Road (Ward 4) PARCEL NUMBERS: 136-28-005L EXISTING ZONING & LAND USE: SR (SUBURBAN RANCH) PROPOSED ZONING & LAND USE: R-2 (RESIDENTIAL), FLEXIBLE LOT DEVELOPMENT PROJECT DESCRIPTION & LOCATION: Applicant, on behalf of Pepper Viner Homes, is proposing to utilize flexible lot development strategies to create a subdivision of single-family detached homes. Flexible Lot Development is permitted in R-2 zoning subject to design criteria per UDC Section 8.7.3. The applicant’s proposal includes 53 units on an approximately 5.9-acre parcel approximately 750 feet west of South Pantano Road, on the south side of Escalante Road. The project site faces Escalante Road, a designated arterial road with a 150-foot Right of Way per the Major Streets and Routes map. The parcel is currently undeveloped. The proposed development has two exits, split between Escalante Road, and Evergreen Avenue. It includes 30-foot drives throughout the development for accessing homes, and 20 guest parking spaces in addition to the required parking for 53 units. The 53 units will be one- and two-story, with heights allowable by the dimensional standards of R-2 zoning. The project location is subject to the guidelines and restrictions of Plan Tucson, the South Pantano Area Plan, the Groves Neighborhood Plan, and the Major Streets and Routes Overlay. APPLICANT NAME: Paul Richard, Pepper-Viner Homes PHONE: 520-548-9126 E-MAIL: pritchard@pepperviner.com Plan Amendment 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson, South Pantano Area Plan, and the Groves Neighborhood Plan. PLAN AMENDMENT NOT REQUIRED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson – Plan policy is provided by Plan Tucson. The proposed development is within the Existing Neighborhoods building block. 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. Relevant policies in Plan Tucson include: LT4 Ensure urban design that: a. Is sensitive to the surrounding scale and intensities of existing development b. Integrates alternative transportation choices creates safe gathering places, and fosters social interaction c. Provides multi-modal connections between and within building blocks d. Includes ample, usable public space and green infrastructure e. Takes into account prominent viewsheds LT9 Locate housing, employment, retail, and services in proximity to each other to allow easy access between uses and reduce dependence on the car. South Pantano Area Plan – The is intended to provide guidelines for future development, to protect existing development, and to create a sense of community within established neighborhoods. Relevant policies in the South Pantano Area Plan include: Residential Policies: 1. Preserve the integrity of established neighborhoods. Implementation Techniques A. Direct through-traffic onto major streets. B. Rezoning requests for the conversion of residential uses should be discouraged. C. Promote clustering and design flexibility in residential development by encouraging the use of planned unit developments, zero lot line and lot development options. 2. Promote residential infill of vacant land where adequate streets and utilities are available. Implementation Techniques A. Continue to promote suburban density residential developments within the interior of established suburban density neighborhoods. B. Suburban and mid-urban density residential developments are generally appropriate along collector streets. C. Mid-urban and urban density residential developments are generally appropriate along arterial streets. E. Encourage Planned Unit Developments (Flexible Lot Developments -GS) where appropriate. PUD Density Bonuses should be allowed for development plans proposing and appropriate perimeter buffer adjacent to non-compatible existing development. F. Require pedestrian-ways in and around all neighborhood facilities, e.g., schools, parks, and commercial centers. 3. Ensure the compatibility of new residential development with existing land uses. Implementation Techniques A. Require appropriate design elements (fences, walls, vegetation, etc.) during the rezoning and development review processes when locating higher density residential in proximity to established neighborhoods. B. Employ defensible space concepts in development proposals. C. Residential development proposal near drainageways, washer or rivers must be in compliance with Floodplain regulations. D. Encourage proposed higher density residential development to transition to densities equivalent to or compatible with contiguous development. Groves Neighborhood Plan Objectives: 1. To provide a balanced land use mix, including a variety of residential densities and housing types for a variety of income levels, open space, and commercial uses, meeting the needs of the existing and future residents; 2. To reduce negative environmental impacts from increased urbanization; 3. To provide for adequate public services and facilities to meet the needs of present and future residents and businesses; 4. To provide for a pleasant environment for each land use, buffered where necessary from adjacent incompatible land uses; 5. To provide a variety of safe transportation alternatives; 6. To provide for other social and cultural needs of the residents. Relevant Land Use policies: 1. Rezoning and subdivision should be allowed to proceed on all undeveloped parcels within the Groves, with building permit issuance being conditional upon adequate sewer availability, consistent with existing sewer policy. 6. The remaining acreage of the parcel at Escalante and Pantano, currently zoned SR, should be allowed to develop with a mix of uses which could include office and/or residential self-storage units and/or medium-density residential with the following included in the concept plan: a. The average residential density for residential portion will be 11 units per acre, compatible with existing single-family units to the south. b. The structure heights will be no greater than 25 feet and limited to one story units in the southern half of the site. c. No access from the site will be allowed onto Evergreen, except in a mixed-use development. d. A 5-foot masonry wall will be placed along the southern and eastern edges of the site. e. Landscaping will be provided to include: 1) Drought-resistant vegetation to be placed along the outside of the southern wall. 2) Drought-resistance vegetation to be placed along the western and northern edges. General Design Guidelines Intent Statement: No specific design guidelines are provided in the South Pantano Area Plan or the Groves Neighborhood Plan. Care should be taken to ensure the proposed development is sensitive to the surrounding existing neighborhoods, using vegetation and shade to soften the streetscape for a more pleasant pedestrian environment. Surrounding Zoning and Land Uses: North: Escalante Road (Arterial Roadway, 150-foot ROW), R-2 opposite, single family residential land use. East: C-1, neighborhood commercial South: R-2, single family residential land use West: R-3, mix of single-family residential and townhomes Analysis: The applicant is proposing to rezone the approximately 6-acre site to R-2 and use Flexible Lot Development standards to authorize modification of minimum lot size and lot coverage requirements. The proposed density is 11 units per acre. This proposal is aligned with Plan Tucson, South Pantano Area Plan, and Groves Neighborhood Plan policies. It should be noted that the Groves Neighborhood Plan requires the southern half of this site be limited to single-story residences, and the final submittal should reflect plan compliance. Final submittal should ensure landscaping and screening requirements of the Groves Neighborhood Plan are met. The Groves Neighborhood Plan prohibits entry and exit from Evergreen Avenue unless mixed-use development is proposed. It is unclear if this is mixed-use with residential in addition to commercial uses or if a strictly residential development may enter and exit on Evergreen Avenue. Staff will confer and clarify. Based on the standards listed above from both Plan Tucson, the South Pantano Area Plan, and the Groves Neighborhood Plan, a plan amendment is not required. ADDITIONAL PLAN POLICIES TO CONSIDER: None |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0823-00287 • Pre-Application Conference Review v1: Based on the information provided, TFD has the following comments: 1. Dead end fire apparatus access roads in excess of 150’ shall be provided with turnaround provisions in accordance with IFC 2018, D103.4. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering | REVIEW COMPLETED | 1. Balanced basin detention and first flush retention are required for the site. 2. The City of Tucson encourages Low Impact Design (LID) practices for storm water management as defined by the Stormwater Retention Detention Manual. These standards discourage the use of large retention/detention basins and encourage the use of smaller basins and planted bioretention basins throughout the site. The goal is to achieve the same volume of detention while attempting to mimic natural hydrologic processes and increase land available for development. 3. There is existing parking in the proposed drainage common area on the east side serving the neighboring building. The parking will not be counted as retention or detention area because it is impervious. If the parking is demolished, a geotechnical report will be required to allow a drainage basin that close to the existing building. Joshua Garcia joshua.garcia@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: FLD ACTIVITY NO. TP-PRE-0823-00287 ADDRESS/PARCEL: 136-28-005L CURRENT ZONING: R-1 PROPOSED ZONING: R-2 EXISTING USE: VACANT PARCEL PROPOSED USE: FLD SFRs TRANSMITTAL DATE: AUGUST 9, 2023 DUE DATE: AUGUST 23, 2023 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 assure compliance with the applicable UDC development criteria and Technical Standards. Comments: 1.There must be a NPPO plan. An NPPO plan is required per UDC 7.7.3-B. The NPPO is intended to encourage preservation in place of healthy native plants through sensitive site design that minimizes the disruption of areas within site containing plants while allowing for salvage and transplantation of plants on the site that are likely to survive. A Native Plant Preservation Plan, Section 7.7.4, is required to be submitted and approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Admin. Manual Section 2-11.0.0 prior to Grading Plan approval. Maximize the number of preserve in place specimens to the fullest extent possible. 2. FLD Requirements: a. Functional Open Space Area Requirements (FOS) i. The Functional Open Space requirement for this proposed development is 269 sq ft per unit, which, if you have 53 units, you will need 14,257 sq ft or .33 acres of functional open space. The current PDP shows none. ii. Landscape, Screening, and Wall Requirements 8.7.3.H 1. FLD shall comply with Section 7.6, and Screening Standards, except as otherwise provided by this section. 2. One shade tree shall be provided every 40 feet of pedestrian circulation systems, excluding crossings with alleys. If providing 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 along pedestrian circulation systems and within 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 Commercial rainwater Harvesting guidelines or the Pima County Stormwater Retention/Detention manual (see below for link) 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: Tile; Stone ;Brick ;Adobe;A textured material such as stucco or plaster; or Metal. 3. A street landscape border will be required along e Escalante & S Evergreen Av per Table 7.6.4-1. Please refer to Section UDC 7.6.4.C for the guidelines on these. 4. A masonry screen wall at least six (6) feet high shall be constructed along all property lines adjacent to commercial zoning or uses – the entire east side of the property in question. 5. Six (6) inch wide masonry block or greater shall be used for all perimeter walls. 6. All walls visible from a public right of way are to be graffiti-resistant and incorporate one (1) or more visually appealing design treatments, such as the use of two (2) or more decorative materials such as stucco, tile, stone, or brick; a visually interesting design on the wall surface; varied wall alignments (jog, curve, notch, setback, etc.) and/or trees and shrubs in voids created by the wall variations. 7. There will need to be a fifteen (15) foot landscape border along the property where it abuts the commercial zoning or uses – provided by the applicant. 8. See Engineering Comments for retention and detention guidelines. See TSM Section 4.3.0. 9. Maximize rainwater harvesting across the entire site into the landscaped areas. This includes all of the landscape borders as well as the FUOS areas. 10. LID design standards must be implemented in the retention and detention basin design. See the following for the design guidelines. https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-final-201406-manual.pdf With CoT edits to the manual are found at: https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988 |
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| Site Zoning | REVIEW COMPLETED | Rezoning Pre-Submittal Transmittal FROM: Nick Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0823-00287 Parcel(s): 13628005L Existing Zoning: SR Proposed Zoning: R-2 Existing Use: Vacant Proposed Use: Residential-Multifamily FLD TRANSMITTAL DATE: August 22, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package, and 8.7.3 of the Unified Development Code. 2. Proposed use and use-specific standards: 4.9.7.B.6, .9, & .10 3. Single Family attached or detached, and multifamily developments in the R-2 may utilize the FLD. 4. An FLD may be developed using one of two alternatives found in UDC 8.7.3.C.3: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6690 5. Development standards UDC 8.7.3-1: a. 25 ft building height b. The allowable maximum density for Development Alternative B is 22 units per acre. c. The maximum site coverage for Development Alternative B is 75%. 6. Perimeter yard setbacks: Interior Perimeter yard setbacks may be reduced in accordance with the City’s adopted building codes (3’) per UDC 8.7.3.L 7. Applicable street setbacks: East Escalante RD is a Major Street – the development must comply with the 20’ Street setback requirement per UDC 6.4.5.C. Additionally, Evergreen Av is a local street – Development must comply with the 20’ street setback found in 6.4.5.C. 8. Parking requirements: See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 9. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 10. Additional comments: a. Per UDC 8.7.3.I: “1. Streets within the FLD site for which on-street parking is proposed shall be designed with parking lanes that comply with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual. b. TSM 10-01.2.4 “ Local streets must be designed with parking on both sides of the street, unless parking is provided in common areas distributed throughout the subdivision, at a ratio of one parking space per dwelling within the subdivision. 11. 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. |
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| Traffic Engineering Review | REVIEW COMPLETED | Trip generation for a 53 unit single family housing development should be low (ITE estimates 42 AM peak hour trips and 55 PM peak hour trips). Should not negatively impact the surrounding roadway network. No concerns from DTM Traffic Engineering division. |