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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0823-00305
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: 9/13/23 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-0723-00264 PROJECT ADDRESS: 1025 E Benson Highway (Ward 5) PARCEL NUMBERS: 132-13-0490 EXISTING ZONING & LAND USE: C-2, I-1, TRAVELER’S ACCOMMODATION – LODGING PROPOSED ZONING & LAND USE: C-2, MULTIFAMILY DEVELOPMENT PROJECT DESCRIPTION & LOCATION: The applicant proposed to rezone a portion of the 5.06-acre site to C-2 to support the conversion of the existing hotel buildings into multi-family housing. The zone boundary roughly bisects the northernmost building on the site, prohibiting the residential use in the area zoned I-1. By rezoning the portion of the parcel zoned I-1 to C-2, the proposed multifamily housing project can be permitted. The site is located east of the intersection of Park Avenue and Benson Highway, facing Benson Highway to the southwest. Park Avenue and Benson Highway are both designated arterial roadways per the Major Streets & Routes map. The project will be reviewed for compliance with Plan Tucson and the Kino Area Plan guidelines and policies. APPLICANT NAME: SANDY JERONIMO, LONG BEACH DESIGNERS PHONE: 310-910-4664 E-MAIL: SANDY@LBDESIGNERS.COM Plan Amendment 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 0 DESIGN COMPATIBILITY + COMMUNITY INPUT 0 ENVIRONMENTAL RESOURCE REPORT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson and the Kino Area 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: 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 or collector street and is directed away from the interior of low-density residential areas. Kino Area Plan – The Kino Area Plan establishes guidelines for the future growth of the Kino area and to provide a balance of uses and a wide range of activities, including employment, shopping, housing, and recreation. The residential sub-goal of the plan aims to achieve a variety of housing types, costs, and densities in those areas most suited for residential development in order to meet the needs of future Kino residents. SURROUNDING ZONING AND USES: The parcel is oriented along Benson Highway, which runs diagonally northwest to southeast: Northeast: I-1, Interstate 10 easement area Southeast: C-2, Hotel Southwest: C-2, Benson Highway, an arterial roadway. Convenience store and fuel station across the ROW Northwest: C-2, two vacant parcels followed by Park Avenue, designated arterial roadway ANALYSIS: The proposal asks to rezone a portion of the parcel to C-2, creating consistent zoning across the parcel to allow a hotel building to be converted for multi-family residential use. This is supported by Plan Tucson policy encouraging high-density residential uses along arterial streets. No residential uses will be affected by this development. C-2 zoning also allows residential densities of up to 44 units per acre, which is not exceeded by the proposed development. The proposal is aligned with City of Tucson’s Housing Affordability Strategy for Tucson policy 4.3, “create a new rehabilitation program for multi-family rental buildings.” It creates 150 rental units in an economically distressed area, creating opportunities for new businesses to grow, hire, and serve the local community. The development is in nearby proximity to industrial employment opportunities centered on Park Avenue and Ajo Way. The maintenance of a permanent tenant population in an This area typically serves a transient population through a preponderance of hotels and motels, and the maintenance of a permanent tenant population not only contributes to public safety by providing more eyes on the street, but also creates the need to improve transit services to this area (the nearest bus stops are at least 400 meters away, connectivity to other neighborhoods will be affected by the presence of Interstate-10). The applicant is encouraged to hold a neighborhood meeting with surrounding property owners and generate a completed Preliminary Development Plan in anticipation of submitting a rezoning application. Based on the standards listed above from both Plan Tucson, Kino Area Plan, the Unified Development Code, Housing and Affordability Strategies for Tucson, and the information presented, a plan amendment is not required and staff is in support of this proposal. ADDITIONAL PLAN POLICIES TO CONSIDER: None |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0823-00305 • Pre-Application Conference Review v1 • 1025 E BENSON HY TUCSON, AZ 85713: Based on the information provided, TFD has the following comments: 1. Knox key switch/box(es) in accordance with 2018 IFC, 506. 2. Provide hydrants to meet the requirements of 2018 IFC, 505.7.1. 3. Provide fire sprinkler systems in accordance with 2018 IFC, 903.3. 4. Provide fire alarm systems in accordance with 2018 IFC, 907. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering | REVIEW COMPLETED | 1. Maximize water harvesting to any existing or proposed landscaping. Depress the landscaping areas 6-9 inches and provide curb cuts or scuppers to allow parking lot drainage to be harvested. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: OCOTILLO APARTMENTS ACTIVITY NO. TP-PRE-0823-00305 ADDRESS/PARCEL: 1025 E BENSON HY /132-13-0490 CURRENT ZONING: I-1, C-2 PROPOSED ZONING: All C-2 EXISTING USE: MOTEL PROPOSED USE: HOUSING TRANSMITTAL DATE: AUGUST 30TH 2023 DUE DATE: SEPTEMBER 12TH 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 or NPPO waiver. An NPPO is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, is required to be submitted or approved or a request for an exception from the Native Plant Preservation requirements 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. 2. A landscape plan is required per 7.6.2.B.1-b. The Unified Development Code (UDC) 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. Ensure the required number of trees is in all vehicular parking areas (1 tree: 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. Bring the street landscape border on Benson HWY up to code per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. Bring the interior landscape border on the east & west sides of the site up to code per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 6. See Engineering notes for Retention/Detention. 7. 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. 8. The Landscape Plan should match the Commercial Rainwater Harvesting Plan and the Grading Plan, if site grading is to happen. The landscape plan should have spot elevations in the detention/retention areas and in all water harvesting areas in the Landscape Plan. 9. Maximize the rainwater harvesting across the site into the landscape areas, including but not limited to the street landscape borders and the tree wells for the required trees for the parking lot. 10. Assuming the site is not being repaved, PDSD cannot ask for a commercial rainwater harvesting plan. However, it would behoove the applicant to ensure that the required landscaping gets a large percentage of the necessary water from rainwater harvesting. 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: Iman Monshizadeh PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting 1025 E BENSON HY Address: 1025 E BENSON HY Parcel(s): 132130490 Existing Zoning: C-2 / I-1 Proposed Zoning: C-2 Existing Use: Travelers accommodation, lodging Proposed Use: Multifamily Development TRANSMITTAL DATE: Sep 12th, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: No use specific standards for proposed use. 3. Development standards: 44 units per acre. 40’ max height. (Table 6.3-4.A UDC) 4. Perimeter yard setbacks: Rear and side yard setbacks = 0’ 5. Applicable street setbacks: Benson HY is a major street and route. Setback is 10’ from street to property line. (6.4.5.C.2.a UDC) 6. Parking requirements: See UDC Article 7.4.4. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 7. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 8. Additional comments: a. Parking calculation may be based on the unit type depending on the number of units per acre. See table 7.4.4-1 b. 1.4.2.E states: “On any lot that was under single ownership and of record on September 20, 1948, and divided by a zoning boundary into two or more separate zoning categories, the permitted uses and accessory uses allowed in one zone may encroach 25 feet into the other zone if such zone is more restrictive and the encroaching use is not permitted in the more restrictive zone.” If documentation is provided showing that the lot meets the standard shown above then the Commercial zone can encroach into the industrial zone by 25’ without a need for a rezoning. 9. 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 Iman.Monshizadeh@tucsonaz.gov |
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| Traffic Engineering Review | REVIEW COMPLETED | 151 rooms motel use: ITE trip generation manual estimates 53 AM peak hour trips and 54 PM peak hour trips. 151 apartment rooms use: ITE trip generation manual estimates 70 AM peak hour trips and 85 PM peak hour trips. Increase of 17 AM peak trips and 31 PM peak trips. Can be accommodated by existing roadway network. No comments or concerns. |