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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1024-00232
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: 10/23/2024 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-1024-00232 PROJECT ADDRESSES: 2502 N Alvernon Way PARCEL NUMBERS: 110-074-13A, 110-074-12B EXISTING ZONING: O-3 PROPOSED ZONING: PAD PROPOSED USE: Office, Storage PROJECT DESCRIPTION & LOCATION: This is a request to rezone a vacant 1.33-acre site from O-3 Office to PAD (Planned Area Development) to create an office/storage development. The proposal includes several concept plans, featuring dual-use office/storage units in different configurations on site. The parcels are located on the east side of Alvernon Way, north of the intersection of Grant Road and Alvernon Way. The current zone does not allow commercial storage uses. While a PAD zone might provide the flexibility to combine both uses, there are other factors which will be considered in this review. Land use policy direction for this site is provided by Plan Tucson and the Grant-Alvernon Area Plan. APPLICANT NAME: Maria Campoy PHONE: 602-348-6266 E-MAIL: maria@kanterra.net Plan Amendment 1 YES 0 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN 1 DESIGN COMPATIBILITY + COMMUNITY INPUT 0 ENVIRONMENTAL RESOURCE REPORT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson, the Grant-Alvernon Area Plan PLAN AMENDMENT MAY BE REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson The site lies within the Neighborhood Centers building block, which feature a mix of small businesses surrounding by housing and accessed internally and from nearby neighborhoods by pedestrian and bike friendly streets and by transit. Grant-Alvernon Area Plan The site is within the boundaries of the Grant-Alvernon Area Plan. The Plan directs to consider office/commercial development only when the site is designated on the Conceptual Land Use Map for the specific use being requested, or if the proposal follows the consolidation policy. It also encourages incorporating design elements to buffer nonresidential development from existing neighborhood, and to consider consolidation of existing parcels where compliant with other Plan policies. The Grant-Alvernon Area Plan designates the subject location as "Office, High-Density Residential." The Future Land Use Map provides guidance for rezoning decisions within a specific area or neighborhood plan. Currently, a rezoning to C-2 would not be supported by the Plan. SURROUNDING ZONING AND USES: East: R-2, Duplex Residential South: C-1, Shopping Center West: O-3, Multifamily Residential North: O-3, Professional Office Alvernon Way runs north-south along the west edge of the subject parcels and is classified as an arterial roadway with a width of 120 feet. ANALYSIS: The requested zoning in the presubmittal application was Planned Area Development. While this was probably unintentional, entitlements review is appropriate as the storage use would not be allowed under the current zoning, even as an accessory to an allowed office use. A rezoning to C-2 would allow the office and professional storage uses proposed to be permitted on site. Rezoning the subject parcels to C-2 would currently not be allowed based on the Future Land Use Map in the Grant-Alvernon Area Plan. Typically, a rezoning could still be pursued by also applying for a concurrent amendment to the Area Plan. This would require a separate application, with a hearing before the Planning Commission. Based on the standards listed above from Plan Tucson and the Grant-Alvernon Area Plan, a plan amendment will be required. ADDITIONAL PLAN POLICIES TO CONSIDER: None ADDITIONAL NOTES: |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-1024-00232 • Pre-Application Conference Review v1 • 2502 N ALVERNON WY TUCSON, AZ 85712: Based on the information provided, TFD has the following comments: 1. Provide aerial access. IFC 24, D105.1 2. Dead ends in excess of 150’ require turn-around. IFC 24, D103.4 3. Fire apparatus access roads in accordance with IFC 24, 503.2 Additional information would be required for a full review. Questions: patricia.shelton@tucsonaz.gov |
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| ROW Engineering Review | REVIEW COMPLETED | TP-PRE-1024-00232 • 2502 N ALVERNON WY 1. Per Tucson City Code (TCC) Sec. 25-43, all existing unused driveway opening will have to be closed. 2. Per Sec. 10-01.3.3 Of the Street Technical Standards, 6’ wide sidewalk will have to be placed along the property frontage of Alvernon Wy. Per Sec 26-11 of the TCC, a Flooplain Use Permit will be required for the improvements within the public ROW. 4.The proposed driveway locations will have to comply with Sec. 5.4 of the City's Transportation Access Management Guidelines. 5. Any relocation of existing streetlights necessitated by the proposed development will be at no expense to the City and coordinated with the City’s Electric Shop. If you have any questions, please contact Richard Leigh at 520-403-0970 or email richard.leigh@tucsonaz.gov. |
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| Site Engineering | REVIEW COMPLETED | No comments -GS | |||
| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA PDSD LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: OFFICE/STORAGE UNITS ACTIVITY NO: TP-PRE-1024-00232 ADDRESS: 2502 N ALVERNON WY CURRENT ZONING: O-3 OFFICE ZONE PROPOSED LAND USE: COMMERCIAL STORAGE UNITS 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 ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS: 1. 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 will provide the applicant with the NPPO Waiver form upon request. 2. A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code 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. Provide the required number of trees in all vehicular parking areas (1 tree to 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. Interior landscape borders are required on the north and east property boundaries of the site per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. A street landscape border is required on Alvernon Way per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 6. DTM approval is required for all planting and irrigation in the ROW prior to the approval of the development package. Reach out to David Marhefka (david.marhefka@tucsonaz.gov) if necessary for this project. 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. A Commercial Rainwater Harvesting plan is required: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. The Rainwater Harvesting Plan shall consist of two elements: A Site Water Budget Calculation Spreadsheet and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements require coordination between project managers, site engineers and landscape architects from the inception of the project. The two elements of the Rainwater Harvesting Plan shall illustrate how water harvesting will meet 50% of annual landscape water demand, as required by the ordinance. If a copy of the Site Water Budget Spreadsheet is needed, please reach out to the contact information at the bottom of these comments. 9. Ensure that the Landscape Plan, the Commercial Rainwater Harvesting Plan and the Civil Grading Plans are coordinated to show identical basin size, grades, spot elevations and curb cut locations. 10. Maximize rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area. 11. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | Special Exception Pre-Submittal Transmittal FROM: Nick Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-1024-00232 Address: 2502 N ALVERNON WY Parcel(s): 11007413A Existing Zoning: O-3 Existing Use: Administrative and Professional Office Proposed Use: Commercial Storage TRANSMITTAL DATE: October 23, 2024 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Commercial Storage is not an allowed use in the O-3. The next feasible zone for the use is the C-2 Zone. 3. If the C-2 Zone is proposed, or a PAD will be executed, the use-specific standards found in 4.9.10.A will apply (unless otherwise specified in the PAD) 4. Development standards: a. 40 ft building height UDC TABLE 6.3-4.A b. A two-way access lane or PAAL within a storage use development must be a minimum of 30’. A one-way access lane or PAAL must be a minimum of 20’ (UDC 7.4.6-2) 5. Perimeter yard setbacks: Adjacent to the O-3 zone – 0’ (UDC 6.3-4.A). Setbacks adjacent to the R Zones to the East: 1½(H) 6. Applicable street setbacks: Alvernon is a Major Street, subject to a 10’ setback per UDC 6.4.5-C. 7. Parking requirements: See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 8. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 9. Additional comments: a. Ensure access standards found in section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual are met 10. 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. |