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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1223-00403
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: 2/7/2024 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-1223-00403 PROJECT ADDRESSES: 2934 N ESTRELLA AVE PARCEL NUMBERS: 107-12-0870 EXISTING ZONING: R2 EXISTING USE: Vacant PROPOSED USE: Transitional Housing “Tiny Home Village” PROJECT DESCRIPTION & LOCATION: The applicant has submitted a presubmittal request for special exception procedure for a Zoning Examiner Special Exception to locate a Transitional Housing “village” in the vacant residential lot located at 2934 N Estrella Ave. Development in this area is guided by Plan Tucson and the Cragin-Keeling Area Plan. APPLICANT NAME: STEVEN VASQUEZ, RICK ENGINEERING E-MAIL: SVASQUEZ@RICKENGINEERING.COM PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON, ARROYO CHICO AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER NOTE: THE NORTHSIDE PLAN DOES NOT SUPPORT THE 3 STORIES ON THE NORTHERN PARCELS PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 1 NO 0 WILL DEPEND ON DESIGN Applicable Plan Policies: Plan Tucson Policy direction in Plan Tucson encourage development in existing neighborhoods which is compatible with existing land use, scale, and density. Cragin-Keeling Area Plan The Cragin-Keeling Area Plan sets policies for new residential development which preserves and enhances the existing residential character of an area. This is encouraged by identifying and using physical features such as materials, colors, landscaping, or building design, and by ensuring that new development is sensitively designed to enhance existing land uses through compatible scale, density, and character. Surrounding Zoning and Land Uses: The proposed location is an empty R-2 zoned lot, surrounded by other R-2 zoned lots with existing residential land use. Single family homes abut the site to the north and south, and a small single-story apartment complex is across Estrella Ave to the west. Estrella Ave is a local street, and connects to Stone through Blacklidge Drive or Laguna Street, also local streets. Analysis: A Residential Care Services, Adult Rehabilitation Service or Shelter Care (Max 15 residents) land use in an R-2 zone requires a Zoning Examiner Special Exception Procedure (UDC 3.4.3) prior to issuance of a development package and building permits, and development must comply with use-specific-standards UDC 4.9.7.J.1, .2.a, .3.b, .4., and .9. 4.9.7.J.1 – A Rehabilitation Service or Shelter Care use shall not be less than 1,200 feet, in any direction, from another Rehabilitation Service or Shelter Care use. The applicant shall provide documentation demonstrating compliance with this standard prior to the establishment of the use. This location is within 1,200 feet of New Beginnings Treatment Center (2937 N Stone Ave), Joshua House (3028 N Geronimo Ave). This is based on a cursory search of the area; the applicant must still perform more detailed research and provide documentation demonstrating compliance. 2.a – Accessory treatment, including counseling or other types of meetings, is not permitted for nonresidents of the facility. The design narrative states that treatment will be referred to off-site providers. 3.b – Care is permitted for a maximum of 15 residents. The site plan shows a resident capacity of greater than 15 residents. .4 – If licensing is required by the State of Arizona for the use, proof of such licensure is required. .9 – The minimum required lot size is 20,000 square feet. Staff understands the critical needs for shelter and stability for the unhoused population, and the importance in fulfilling the safety and stability needs of unhoused individuals. The importance of securing these basic needs cannot be understated when the goal is to generate the best outcomes for individuals transitioning to more stable housing and employment. However, several factors would contribute to a recommendation of denial for a Zoning Examiner Special Exception request: • The proposed development is not compatible with the character of the existing neighborhood. The proposal is not designed with similar physical characteristics, massing, or landscaping. • The double-fenced perimeter with gate and guard house are incompatible with surrounding single-family or small multi-family uses. There are no design features proposed for privacy mitigation for surrounding homes. The design is not integrated into the existing community. • The offsite services will generate far more trips than a residential land use in the same area. The additional traffic may be more appropriate for a collector or arterial-sized road and not a local street. • This location is within the required setback radius from existing Rehabilitation Service or Shelter Care uses. • The solid-waste location is adjacent to a single-family home and is inappropriately scaled for an existing neighborhood of single family homes. Based on the distance to existing rehab or group home facilities and the incompatibility of the design with the character of the existing neighborhood, this project would not be recommended for approval at this location as presented. A plan amendment is not required. ADDITIONAL NOTES: |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-1223-00403 • Pre-Application Conference Review v1 • 2934 N ESTRELLA AV TUCSON, AZ 85705: Based on the information provided, TFD has the following comments: 1. Provide Knox key box(es) under 2018 IFC, 506 2. Verify dead ends over 150’ are provided with turnarounds. IFC, 2018 D103.4 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 | |||
| Site Engineering | REVIEW COMPLETED | Site engineering has no comments or concerns about the proposed rezoning. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | Landscape/NPPO has no concerns/questions about the proposed rezoning. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | Special Exception Pre-Submittal Transmittal FROM: Nicholas Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-1223-00403 Address: 2934 N ESTRELLA AV Parcel(s): 107120870 Existing Zoning: R-2 Proposed Use: Residential-Shelter Care TRANSMITTAL DATE: February 6, 2024 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. Please ensure the proposed use and all use specific standards are provided on the PDP as a general note. 2. Proposed use and use-specific standards: Residential Care Service-Shelter Care is permitted in the R-2 only through the Zoning Examiner Special Exception Procedure, Section 3.4.3. a. Applicable use-specific standards for up to 15 residents: 4.9.7.J.1, .2.a, .3.b, .4, 9 b. Applicable use-specific standards for unlimited residents: 4.9.7.J.1, 2.a, 3.d, .4, 8 c. The lot size appears to only support 15 residents. 3. Development standards: 25 ft building height 4. Perimeter yard setbacks: Adjacent to residential zones = 6’ or 2/3 (H) Adjacent to non-residential zones = 10’ or ¾ (H) 5. Applicable street setbacks: Estrella AV is a Local Street, subject to a 20’ street setback per 6.4.5.C 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 a. The parking appears to be sufficient for the use. 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: Please ensure all standards above are shown on the site plan upon the next submittal. Make a notation of the resident limitations. 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 nicholas.martell@tucsonaz.gov. |
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| Traffic Engineering Review | REVIEW COMPLETED | No comments or concerns from DTM Traffic Engineering division. |