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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0823-00308
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: 10/11/23 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-0823-00308 PROJECT ADDRESS: 1523 N. Rosemont PARCEL NUMBERS: 121-11-102A EXISTING ZONING & LAND USE: R-1 PROPOSED ZONING: R-2 PROPOSED LAND USE: MULTI-FAMILY/DUPLEXES PROJECT LOCATION & DESCRIPTION: The proposal is to rezone .43 acres from R-1 to R-2 zoning from a larger 1.10 acres parent parcel. The applicant is proposing to split an 18,850-sf portion of the existing parcel to retain the existing SFR structure an additional 3 duplexes buildings. This project is located 800 feet south of Pima Street and northwest of the Rosemont Boulevard and Adams Street intersection. The preliminary development plan also indicates a shared driveway and 12 off-street parking spaces accessible via Adams Street. Per the MS&R, Rosemount Boulevard is designated as a collector street. APPLICANT NAME: Elan Spraiser, Richard Spreiser PHONE: Not Provided E-MAIL: manager@judahsranch.com Plan Amendment : NO PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): DESIGN COMPATIBILITY + COMMUNITY INPUT, WILL DEPEND ON DESIGN PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson, Arcadia-Alamo Plan (AAP) APPLICABLE PLAN POLICIES: Plan Tucson Land use policy direction for this area is provided by Plan Tucson. The proposed site is within an area identified as “Existing Neighborhood”. Plan Tucson contains a variety of elements that are categorized in four focus areas, including the Social Environment, the Economic Environment, the Natural Environment, and the Built Environment. Each focus area contains specific goals, and each element contains specific policies. Applicable policies guidelines include: LT28.2.13 Support infill and redevelopment projects the integrity of existing neighborhoods, complements adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community. ARCADIA-ALAMO AREA PLAN The purpose of the Arcadia-Alamo Area Plan (AAAP) is to guide future development while protecting and enhancing existing uses. The residential policies are intended to guide future development and ensure the harmony of existing neighborhoods with new residential development. These policies are designed to be used in conjunction with the General Design Guidelines. Residential Subgoal: Encourage new residential development that preserves and enhances the existing residential character of the area. Policy 1: Promote appropriate residential infill in existing neighborhoods. b. Low and medium density residential uses are generally appropriate along designated collector streets. (Also, see Transportation Policy 5.b.) Policy 2: Preserve and improve the quality of life in residential areas. b. Support new residential development on the perimeter of residential areas which stabilizes the edge of the neighborhood. d. Require appropriate design elements and buffering techniques during the rezoning and associated development plan review processes to ensure the sensitive design of new development in established neighborhoods. These elements must be shown on rezoning concept plans and development plans (see General Design Guidelines). f. Promote the consolidation of parcels with common property lines when developing higher density residential uses to provide sufficient space for adequate buffering of adjacent, less intense development. The AAAP further identifies the subject area as low/medium density. Medium Density is further defined as density from 7 to 14 units per acre, including a variety of housing types, such as single-family homes on small lots, duplexes, townhomes, mobile homes, apartments, and condominiums. APPLICABLE PLAN POLICIES: Plan Tucson Land use policy direction for this area is provided by Plan Tucson. The proposed site is within an area identified as “Existing Neighborhood”. Plan Tucson contains a variety of elements that are categorized in four focus areas, including the Social Environment, the Economic Environment, the Natural Environment, and the Built Environment. Each focus area contains specific goals, and each element contains specific policies. Applicable policies guidelines include: LT28.2.13 Support infill and redevelopment projects the integrity of existing neighborhoods, complements adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community. ARCADIA-ALAMO AREA PLAN The purpose of the Arcadia-Alamo Area Plan (AAAP) is to guide future development while protecting and enhancing existing uses. The residential policies are intended to guide future development and ensure the harmony of existing neighborhoods with new residential development. These policies are designed to be used in conjunction with the General Design Guidelines. Residential Subgoal: Encourage new residential development that preserves and enhances the existing residential character of the area. Policy 1: Promote appropriate residential infill in existing neighborhoods. b. Low and medium density residential uses are generally appropriate along designated collector streets. (Also, see Transportation Policy 5.b.) Policy 2: Preserve and improve the quality of life in residential areas. b. Support new residential development on the perimeter of residential areas which stabilizes the edge of the neighborhood. d. Require appropriate design elements and buffering techniques during the rezoning and associated development plan review processes to ensure the sensitive design of new development in established neighborhoods. These elements must be shown on rezoning concept plans and development plans (see General Design Guidelines). f. Promote the consolidation of parcels with common property lines when developing higher density residential uses to provide sufficient space for adequate buffering of adjacent, less intense development. The AAAP further identifies the subject area as low/medium density. Medium Density is further defined as density from 7 to 14 units per acre, including a variety of housing types, such as single-family homes on small lots, duplexes, townhomes, mobile homes, apartments, and condominiums. Additionally, the AAAP promotes the consolidation of multiple parcels to allow for new nonresidential uses to allow for buffering the residential uses. SURROUNDING ZONING AND USES: The site is zoned R1 and surrounded by R-1 zoning with Linda Vista manufactured/recreational vehicle/mobile home park and two SFR buildings occupying the site. Land use to the north, east and south is mostly single family residential and some intermediate duplexes. ANALYSIS: The subject parent parcel/area has historically consisted of 5 parcels that were consolidated into a single “L” shaped parcel. The parcel area to be split was historically two parcels consolidated to one. Additionally, the complexity of land use, density and updates to building codes, the parent parcel and proposed split may be legal non-conforming and may result in a legal non-conforming status or trigger full code compliance of the parent parcel. The combining and splitting of parcels may also trigger subdivision improvements. Another key consideration in this neighborhood area is the trend of older R-2 rezoning trends that occurred before the adoption of Arcadia Alamo Area Plan in December of 1992. The proposed density may be appropriate if the density is within the 7-14 units per acre range. Additionally, due to the subject area being less than one acre, the density of R-2 which is 15 dwelling unit per acre will have to be maintained based on the size of the subject area. For plan compliance, the Preliminary Development Plan must further provide design elements and buffering techniques during the rezoning process to ensure protection of existing residences. A plan amendment will not be required but more design considerations indicating design capability, density, lot coverage, site circulation and access, buffering and mitigation between the adjacent R-1 zoning. Additionally, setbacks, parking, site circulation trash services and emergency access need to be considered. Please refer to the Technical Standards Manual with the Unified Development Code for Preliminary Development Plan (PDP) submittal requirements (2-03.4.0). It is also recommended to confirm any legal use non-conforming status with Zoning before submitting for a rezoning. Additionally, it may be beneficial to submit a PDP for the collective parcels to utilize the layout and circulation of the greater site. ADDITIONAL PLAN POLICIES TO CONSIDER: None Contact: samuel.paz@tucsonaz.gov Phone: 520-837-4973 |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0823-00308 • Pre-Application Conference Review v1 • 1523 N ROSEMONT BL TUCSON, AZ 85712: 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. A new lot split is not an option for this parcel, as it's previously been divided. A Block Plat will be required for creation of a new parcel. 2. The proposed development is in a recently studied Pima County mapped floodplain. Floodplain Use permits will be required for all buildings in addition to a drainage study. 3. Waste Stream Calculation and on-site refuse collection will be required per TSM 8-01. 4. Shared driveway will require a cross access agreement - and approval will be dependent on proposed site development package. Joshua Garcia joshua.garcia@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | Landscape/NPPO has no questions or concerns about this proposed lot split. 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 TP-PRE-0823-00308 Address: 1515 N Rosemont Bl Existing Zoning: R-1 Proposed Zoning: R-2 Existing Use: MF Proposed Use: Lot split MF TRANSMITTAL DATE: October 10, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: R-2 Multifamily Development: 4.9.7.B.6, .9, & .10 3. Development standards: Maximum MF residential density for the R-2 zone is 15 units per acre. Based on the given dimensions of the lot. A maximum of 5 units will be allowed on the property. (15,600 SF = .358 Acre, 15*.358 = 5.3) 4. Perimeter yard setbacks: Adjacent to Residential zones = 10’ or ¾ * Height of structure (whichever is greater). 5. Applicable street setbacks: Rosemont Bl (Collector). 10’ measured from structure to property line. Adams St (local) 20’ measured from structure to property line. 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. Per Zoning Administrator, the site is currently in non-conforming status due to multifamily use in an R-1 zone. Splitting the lot would increase the density for the rest of the parcel, increasing its non-conforming status. An increase in non-conforming status is not permitted and would require full code compliance for both parcels or you would have to demonstrate that the site is still compliant with density standards of the zone after the split. Please contact Elisa.Hamblin@tucsonaz.gov for more information. b. Full code compliance for the site will be required per expansion of use. c. A cross access agreement will be required for entrance From Adams st. A minimum of 24’ of unobstructed PAAL space will be required adjacent to the parking spots. UDC 7.4.6 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 | No comments or concerns from DTM Traffic Engineering division. |