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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-1125-00241
Review Name: PRE-APPLICATION CONFERENCE ENTITLEMENTS 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: 12/10/2025 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-1125-00241 St. Joseph’s PAD – E Carondelet Dr PROJECT ADDRESSES: 6627 E CARONDELET DR PARCEL NUMBER: 133-17-0670, 133-17-0650 EXISTING ZONING: PAD-13 ST. JOSEPH’S PAD EXISTING USE: VACANT LAND PROPOSED ZONING: PAD-13 (MODIFICATION) PROPOSED USE: Single-Family Residential PROJECT DESCRIPTION & LOCATION: The applicant is requesting feedback on a proposal to develop currently vacant land in the eastern portion of the St. Joseph’s PAD into single-family homes, utilizing the underlying O-3 zone with requested modifications to PAD development standards. The project is located at 6627 E Carondelet Dr, and spans two parcels. The total area of the development zone is approximately 18 acres. The project is within the Sewell-Hudlow Neighborhood Plan, which supports the residential use in the eastern parcel, and supports rezonings with the intent of developing residential uses in the western parcel provided that traffic and emergency access can be accommodated on Carondelet Drive. The applicant has submitted two concepts for development. The first proposes 97 lots at approximately 5.4 residences per acre. The second concept proposes 130 lots, with 7.2 residences per acre. The lots in this proposal provide pedestrian access to each home through common areas with narrow streets providing primarily vehicular access. APPLICANT NAME: Lazarus & Silvyn, P.C. E-MAIL: rlarge@lslawaz.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND SEWELL-HUDLOW NEIGHBORHOOD PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 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 Applicable Plan Policies: 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 Neighborhoods building block of the Plan Tucson Future Scenario Growth Map. This building block features primarily residential land use, with neighborhood-scale commercial, schools, parks, and places of worship. Typical housing types range from single-family homes, townhomes, low- to mid-rise multifamily, and manufactured homes. Sewell-Hudlow Area Plan: Proposed development in the development area should be low- to medium-density residential. The plan supports rezonings to allow residential uses in the western parcel of the development area. PAD-13 – St. Joseph’s PAD: This parcel is located in the Phase IV development area, and supports development of single-family homes in the development area, subject to the requirements of the PAD. Analysis: Feedback is requested on several proposed modifications to the PAD. The removal of minimum lot size requirements associated with both development concepts falls well below the maximum residential density of the underlying O-3 zone. Applying the existing 8,500 square-foot minimum lot size to the entire development area would yield approximately 90 lots. One of the concepts presented is for 95 lots, which is similar to the PAD’s maximum density for this development. The other concept proposed 135 lots, but also sizes and positions them to maintain much more open space to buffer the development from the neighborhoods to the north and east of the project site. The 95-lot proposal falls within 10 percent of the max density of the development area and requires a minor amendment. 100 or more units in the development area require a major amendment to the PAD. The addition of an access point to Carondelet Drive is supported as long as total generated traffic can be adequately managed. Nothing in the PAD suggests that the existing median breaks must determine the location of future access points. The request for minimum street sections of 25’ in the residential area would require the inclusion of new section diagrams through a modification request unless the proposed width would be allowable under the UDC. 4-foot-wide sidewalks in the subdivision interior would require modification for that specific area. Sidewalks along Carondelet Plaza would still be required to be 5 feet wide. This may be considered a minor change to pedestrian circulation. Requests for modifications of building setbacks would require a major amendment to the PAD, whether they’re the setback along Carondelet Drive or against the northern edge of the development area. Changes to the north setback are not preferred as it is sized to limit impacts to the surrounding area. One of the concepts presents the Rose Hill Wash Trail #320 as running along the visitor parking at the edge of the subdivision. PAD policy requires the trail to be constructed in cooperation with and with the approval of the City of Tucson Parks and Recreation Department. The trail shall be 8 feet wide, stabilized, and run along the Rose Hill Wash from the alley located at the northern PAD boundary to the sidewalk along the north side of Carondelet Drive. The trail shall be constructed within or adjacent to the 50-foot study area of the Rose Hill Wash – neither plan concept demonstrates a trail meeting these requirements. Development must not encroach into the 50-foot study area beginning at the top of the Rose Hill Wash west bank, and there shall also be a 10-foot buffer outside this area supplemented with native riparian species. An Amendment to the PAD must be requested. A narrative statement supporting the Amendment request will be required with that submittal. Approval from the St. Joseph’s Architectural Review Board should be included in a modification request. A plan amendment is not required to proceed as proposed. ADDITIONAL NOTES: None. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-1125-00241 • Pre-Application Conference Entitlements Review v1 • 6627 E CARONDELET DR TUCSON, AZ 85710: Based on the information provided, TFD has the following comments: Exhibit A-2, would require all homes to be provided with fire sprinklers (IFC 24, D107) Exhibit B-3, would likely not permit street parking. (IFC 24, 503.2) Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | Traffic Impact Analysis required. Curb and sidewalk required along street frontage of Carondelet Rd (MS&R). Private Improvement Agreement will be required for public ROW improvements. Carondelet Rd has plans for pavement treatment (Mill and Overlay) under Prop 411 Carondelet Rd also has plans for a Bike Blvd project, coordinate with DTM project manager ryan.fagan@tucsonaz.gov for design. If new streets are public, ROW width should be 50' min. |
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| Site Engineering * | REVIEW COMPLETED | 1. Provide a PDP with enough information including dimensions/details/cross sections to demonstrate the requirements for development will be achieved that matches the required tentative plat for this development. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: AMENDMENT TO THE ST. JOSEPH'S PAD TO SUPPORT THE DEVELOPMENT OF A SINGLE-FAMILY RESIDENTIAL PROJECT ACTIVITY NO: TP-PRE-1125-00241 ADDRESS: 6627 E CARONDELET DR ZONING: PAD-13 ST JOSEPHS HOSPITAL PAD 12.09.2025 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 THE SITE LANDSCAPE/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE PAD DOCUMENT REQUIREMENTS, CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING. SITE LANDSCAPE/NPPO COMMENTS: 1. The project narrative outlines the intent with landscape borders and the consideration appears to conform with the PAD-13 document for landscape and screening. 2. The following item is for reference pulled from the PAD-13 Document: *The property within the PAD District will be surveyed as part of the Native Plant Preservation Ordinance requirements. See section 2.6.3 on page 19 of the PAD document (BIOLOGICAL IMPACTS) 3. No additional comments or concerns with this rezoning case. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Entitlements Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-1125-00241 Address: 6627 E CARONDELET DR Parcel(s): 133-17-0670 and a portion of 133-17-0650 Existing Zoning: PAD-13 Existing Use: Vacant and Residential – Residential Care Services Proposed Use: Residential – Single Family Residential TRANSMITTAL DATE: December 13, 2025 COMMENTS: 1. COMMENT: A Tentative Plat complying with AM2 -06 and Final Plat complying with AM 2-07 will be required for formal submittal. For the amendment to the PAD, a Preliminary Development Package complying with AM 2-03 is required. 2. COMMENT: Provide proposed development and dimensional standards for the proposed use a. COMMENT: Clarify the proposed parking requirement. The PAD currently requires compliance with the UDC parking standards. The minimum vehicle parking requirement for Residential – Single Family Residential is 2.25 parking spaces per unit (UDC Table 7.4.4-1). b. COMMENT: Clarify the proposed interior lot setbacks and setbacks along subdivision streets. c. COMMENT: Clarify the proposed lot coverage. Residential uses in the O-3 zone permit a maximum of 75% lot coverage. d. COMMENT: Clarify the proposed building height for the new Single Family Residential. The parcel to the west allows a maximum height of 40’ and the parcel to the east allows a maximum height of 25’. 3. COMMENT: 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 Loran.Shamis@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | Per the ITE Trip Generation Manual, a 130 unit single family home development is anticipated to generate about 127 new peak hour trips in the PM time period. As such, as the project moves forward, a Traffic Impact Analysis should be included to investigate the effects of the new development on the surrounding roadway network, including looking at the performance of the Wilmot Rd/Carondelet Dr intersection to ensure it can accommodate for the added traffic. | |||
| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to, or comments on, the proposed development. Potentially serving this project is a 6in (cement asbestos) C zone potable water main located on the south side of the parcel. An overall water master plan will need to be prepared for this project and submitted to Tucson Water and local Fire Department for review and approval. The overall master plan must show the proposed construction phasing for the new water mains, and the water main layout. The proposed new on-site water mains will need to connect at least two different points in Tucson Water’s existing water distribution system and form a loop as required by Section 8-06.4.2.A of Tucson Water’s Design Manual to meet water quality and fire flow requirements. If such looping is not legally or technically feasible, a written explanation of what legal and/or technical reasons prevent such looping must accompany the Master Water Plan when it is submitted for review. (A Letter of Variance) The Water Master Plan and detailed Water Design Plan are separate submittals that must be made through Tucson Water’s electronic plan portal at https://www.tucsonaz.gov/water/tucson-water-electronic-file-submission. More information about Tucson Water’s Water Master Plan and detailed Water Design Plan processes can be found on-line at https://www.tucsonaz.gov/water/contractors-developers-and-engineers If any new domestic water, irrigation water, or fire water services are needed to serve this proposed development, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov. The above comments are based on the limited preliminary information provided by the applicant and should not be construed as a complete review of the proposal. Any questions, comments or concerns about these comments may be directed to: Abdullah Salman | Project Manager Tucson Water - New Area Development Abdullah.Salman@tucsonaz.gov |