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Plan Review Detail

Plan Number: TP-PRE-1023-00365
Parcel: 125073980

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-1023-00365
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 REZONING/SPECIAL EXCEPTION
PRESUBMITTAL PREAPPLICATION REVIEW

DATE: 11/15/23
REVIEWED BY: Samuel Paz, Lead Planner
CASE NUMBER: TP-PRE-1023-00365
PROJECT ADDRESS: 6th Street and Tucson Boulevard
PARCEL NUMBERS: 125-07-166A, 125-07-170A, 125-07-166B, 125-07-180A, 125-07-172A, 125-07398O, 125-07-397A, 125-07-391B.
EXISTING ZONING & LAND USE: C-1(COMMERCIAL), MIXED USE (RETAIL, RESTAURANT, PERSONAL SERVICES, OFFICE, RESIDENTIAL)
PROPOSED ZONING: PAD (MODIFIED C-1)
PROPOSED LAND USE: MICROBREWERY/TASTING ROOM

PROJECT LOCATION & DESCRIPTION:
This request is to establish a new Planned Area Development to expand the number of uses allowed within the existing commercial center, specifically for the addition of a microbrewery and tasting room. The PAD consists of 8 parcels straddling the intersection of East 6th street and North Tucson Boulevard. The proposed new uses are a microbrewery (8,250 sf) and a proposed tasting room/microbrewery (6,140 sf), both within existing buildings; existing commercial uses at 21,493 SF (includes Bob Dobb’s and Flora Market), and 11,011 sf (includes Tumerico). The concept plan also identifies existing multi-family/ residential at 5,862 sf. Both E 6th and Tucson Blvd are classified as collectors per the MS&R.

APPLICANT NAME: Lexy Wellot, Planning Center
PHONE: Not Provided E-MAIL: lwellot@azplanningcenter.com , estoneburner@azplanningcenter.com
Plan Amendment : NO

PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW):
WILL DEPEND ON DESIGN
DESIGN COMPATIBILITY + COMMUNITY INPUT

PLAN DIRECTION

ADOPTED PLAN(S): Plan Tucson, University Area Plan, Sam Hughes Neighborhood Plan
PLAN AMENDMENT NO, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW)

APPLICABLE PLAN POLICIES:
Plan Tucson
The proposed PAD is covered by Plan Tucson, the University Area Plan and the Sam Hughes Neighborhood Plan.

Plan Tucson: The Plan Tucson Future Growth Scenario Map illustrates different building blocks within the city that have specific policies to promote future growth opportunities. The proposed development lies within the Existing Neighborhoods building block of the Future Growth Scenario Map. 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 reinvestments and new services and amenities that contribute further to neighborhood stability.

Relevant Policies:

• LT28.1.1 Utilize solutions and strategies included in the Design Guidelines Manual to provide an improved level of community design.

• LT28.1.10 Consider special zoning districts, such as Planned Area Developments (PAD) or overlay districts, as a way to promote the reuse of historic structures, foster mixed-use activity nodes, pedestrian and transit-oriented development areas, and pedestrian-oriented districts in areas suitable for redevelopment or enhancement.

• LT28.2.14 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses.

University Area Plan
This subject area is within the University Area Plan (UAP) and has several sections that provide policy guidance for office/commercial and mixed used development:

SECTION 3: LAND USE AND DEVELOPMENT
• 4. Demonstrate sensitivity to surrounding uses in the design, location, orientation, landscaping, screening, and transportation planning of new development, as outlined in the General Design Guidelines (Section 8).
• 6. Builders and developers of proposed projects which require City of Tucson rezoning approval are encouraged to consult in the early stages of project planning with representatives of neighborhood associations registered with the City of Tucson Citizen Participation Office:

SECTION 3.C: OFFICE/COMMERCIAL DEVELOPMENT
• 2. Support the development of concentrated centers of pedestrian-oriented commercial/office activity through the following means:
• 2.3 Encourage the consolidation of adjacent development parcels in order to provide integrated circulation and access while reducing the number of vehicular curb cuts along the street.

SECTION 3.D: MIXED USE DEVELOPMENT
• 2. Commercial activity is located at the street level, and is connected to the public sidewalk system;
• 3. Tenant mix offers goods and services oriented to local residents and compatible with the neighborhood;
• 4. Development includes a well-defined pedestrian system linked to the public sidewalk system, convenient access to transit facilities, and secure bicycle parking areas.

Sam Hughes Neighborhood Plan
This subject area is also within the Sam Hughes Neighborhood Plan (SHNP). The SHNP vision and goal is to protect and enhance the character and integrity of the Sam Hughes Neighborhood. The intersection of 6th and Tucson boulevard is identified for Office/Commercial land use at the 6th and Tucson Boulevard intersection. The SHNP also calls out this commercial area as an asset (#8-figure 4 within SHNP). The SHNP has several sections which of this plan policy describes land use, compatibility, and neighborhood access:

Land Use: Goal & Policies
• Policy 1: Ensure appropriate land use within the Sam Hughes Neighborhood.
b. Only allow rezonings that conform to the Future Land Use Concept Map (Figure 6):
1. Uses in areas where rezoning proposals would be considered should conform to those identified on the Future Land Use Concept Map (Figure 6). Nonresidential uses identified were determined to be compatible with residential uses and may provide more services and opportunities in walkable distance for residents.

• Policy 2: Ensure appropriate development along arterial streets that border the neighborhood (Campbell Avenue, Speedway Boulevard, Country Club Road, and Broadway Boulevard) and the collector streets (Tucson Boulevard and 6th Street).
c. Strongly encourage development along arterials and residential streets that abut residential streets with neighborhood access to provide traffic calming measures, such as curb extensions, speed humps, speed tables, or other remediation.

Neighborhood Preservation, Conservation & Appearance: Goal & Strategies
• GOAL: Promote preservation of the neighborhood’s historic architecture as well as conservation of the environment, especially measures that conserve water and encourage clean air, and address and resolve issues of neglect and disrepair in a timely fashion.
i. Engage local businesses in sponsoring beautification projects such as monument walls, street painting, tree planting, etc.

SURROUNDING ZONING AND USES:
Much of the site is zoned C-1 and the proposed brewery and tasting room are within C-1 zoning. The existing multi-family residential within the proposed PAD is currently R-2. The remainder of parcels are zoned P-Parking. The subject area is also part of the Sam Hughes Residential Historic District. Several of the structures within the proposed PAD are listed as contributors and non-contributors to the historic district.

ANALYSIS:
All parcels are developed and largely built-out in some manner, with commercial, multi-family, residential, office buildings with parking and landscaping. The SHNP Future land use concept map supports commercial at the intersection (Figure 6). The common areas or points of this proposal are N. Tucson Boulevard, E. 6th street and a public service alley (south of Tumerico). Tucson Boulevard and 6th Street are also listed as priority corridors for sidewalk improvements in the SHNP. The subject area also has two transit stops along Tucson Boulevard located both the north and south side of the intersection. Additionally, four structures within the proposed parcels are contributing historic structures including the proposed tasting room. The subject areas although incontiguous, provide a variety of interconnected characteristics which straddle the intersection. These characteristics may serve as a foundation for PAD Design guidelines to unify these qualities.

The applicant is proposing to create a PAD with numerous interrelated uses including restaurant, retail, personal services, office and residential. The SHNP Future land use concept map supports office/commercial at the intersection and the subject area previously received additional parking to support the commercial needs in 2001 via Resolution #18868. Unifying the area with principle and supporting accessory uses via the formal PAD process would leverage the future land use concepts in SHNP, previous resolutions and support the community asset as identified in the SHNP. Additionally, the PAD process would allow for other compatible uses to occur within the PAD. The creation of the PAD will also allow the establishment of a freestanding microbrewery as an accessory use for the proposed tasting room which is consistent with the effort to unify the subject area with interrelated principle and accessory uses.

For PAD initiation, the Unified Development Code of the City of Tucson requires the following:

1) The site is under single ownership or control except when initiated by the Mayor and Council;
2) The PAD District shall be configured to accommodate a well-integrated project. A PAD District may include existing rights-of-way provided the district is planned and developed on a unified basis.
As a result, the unified basis needs to be evident in the PAD proposal and not included solely as an “existing condition”. Unified basis may also be explored as the elements of the SHNP. Pedestrian areas and sidewalk connectivity should also be enhanced. “Unified basis” may also be categorized as Community Character and Design, Access and Circulation Economic Development and Historic Preservation. Unique design standards for sidewalk improvements, operation strategies, facades, vehicle and bicycle parking, load and unloading areas, signage, landscaping, and branding may be a result of the unified basis.

A plan amendment will not be required but more design consideration indicating design capability with the unification of the built and natural environment to align with intent SHNP.

ADDITIONAL PLAN POLICIES TO CONSIDER:
None
Fire New Construction REVIEW COMPLETED TP-PRE-1023-00365 • Pre-Application Conference Review v1 • 2501 E 6TH ST TUCSON, AZ 85716: Based on the information provided, TFD has no comments at this time.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Site Engineering REVIEW COMPLETED Site Engineering has no comments on the submitted proposal.
Joshua Garcia
joshua.garcia@tucsonaz.gov
Site Landscape REVIEW COMPLETED Landscape/NPPO has no questions or concerns about this PAD.

If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov
Site Zoning REVIEW COMPLETED Rezoning Pre-Submittal Transmittal

FROM: Nick Martell
PDSD Zoning Review

PROJECT: Rezoning Pre-submittal meeting TP-PRE-1023-00365
Address: Several (Cross-streets of Tucson and 6th St)
Existing Zoning: C-1, R-2, P
Proposed Zoning: Planned Area Development (PAD)
Existing Use: Commercial, Multifamily Residential
Proposed Use: N/A

TRANSMITTAL DATE: November 15, 2023

COMMENTS:
1. Development must comply with the Administrative Manual Section 2-06 - Development Package.
2. Proposed use and use-specific standards: There are several uses within the project area, but the proposed at this point appear to be Commercial-Perishable Goods Manufacturing, which is permitted as an accessory use to any permitted commercial service use per TABLE 4.8-4 of the UDC. The use is subject to UDC use specific standards 4.9.5.E.4, .5, & .8.
3. Development standards: Building Height Maximum in the C-1 is 30’ for commercial use.
4. Perimeter yard setbacks: There are several parcels on this site. Generally when a commercial use is adjacent to a residentially zoned parcel (mostly R-2 in for this project), there will be a 1 ½ (H) setback requirement. Nonresidential Uses adjacent to Nonresidential Zones in the C-1 do not have a required setback.
5. Applicable street setbacks: E 6th street and N Tucson BL are both Major streets. For nonresidential and multifamily development abutting an Arterial or Collector Street the minimum required street perimeter yard is ten feet, as measured from the existing or future property line as determined by the adopted Major Streets and Routes Plan , whichever is greater. Per 6.4.5.C.2 of the 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. 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.
Traffic Engineering Review REVIEW COMPLETED Traffic Engineering Division does not object to the parcels surrounding 6th St/Tucson Blvd going through the PAD process. At minimum, a trip generation comparison should be performed to compare trips to be generated with proposed uses compared to existing uses. Depending on trip generation, a more in depth Traffic Impact Analysis may be deemed necessary.