Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you can not find what you are looking for please submit a records request.
Plan Review Detail
Review Status: Completed
Review Details: PREAPPLICATION
Plan Number - T19PRE0084
Review Name: PREAPPLICATION
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/03/2020 | LOREN MAKUS | ENGINEERING | REVIEW | Completed | 1. Site is not in flood hazard area. (500-year floodplain requirements will apply to critical facilities.) 2. Retention is required. Retention is not allowed on individual lots. Retention must be in common area. 3. Developer must demonstrate legal access to the project as shown. |
| 02/07/2020 | ZELIN CANCHOLA | COMMENTS | COMMENTS | Completed | No adverse comments |
| 02/10/2020 | MKAT1 | URBAN PLANNING | REVIEW | Completed | PDSD PLANNING REVIEW ACTIVITY NUMBER: T19PRE0084 PROJECT REVIEWER: MICHAEL KAT, MICHAEL.KAT@TUCSONAZ.GOV PLAN COMPLIANCE: Staff review finds a preliminary determination that the proposal does comply with the goals and policies of Plan Tucson and the Northside Area Plan, and does not require a plan amendment. The applicant is proposing to remove an annexation restriction that limits MH zoned lots to be limited to 36,000 square foot lots with a minimum lot area per unit of 18,000 square feet. This requires a major amendment following Section 3.5.4 of the U.D.C. Before submitting a rezoning application, staff requires that access and zoning compliance be demonstrated in order to ensure project feasibility. ANALYSIS: The proposed project is located north along Limberlost Drive, just east of the Mountain Ave. and Limberlost Dr. intersection, and is zoned MH-1 (Mobile Home). The existing use is a vacant lot. The existing uses and zoning surrounding the proposed site are high-density residential (R-3) to the east and north, single-family residential (R-1) to the south, and a horse ranch (MH-1) to the west. By removing the annexation restriction the applicant would use the underlying zoning, MH-1, to develop a FLD option project consisting of seven one or two-story detached residences. Plan Tucson supports low-density residential that is appropriately located along local streets and in the interior of established single-family residential areas. The proposed project is within the interior of a residential neighborhood and has a density of 5.6 RAC which complements the surrounding area. The plan also supports environmentally sensitive design that protects 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. The proposed project is directly east of a two-story high-density residential community and the two-story design of the proposed project matches the architectural style. The Northside Area Plan supports medium-residential, 8 units per acre, in Area 3 of the Campus Farms Subarea where the project is located. The Area Plan also supports that new development that complies with the General Design and Buffering policies and Campus Farm Design Guidelines. The Design Guidelines require new residential developments with more than one story to use a variety of rooflines, a clustered design, or a mix of one and two stories within the development. The proposed project has two-story structures called out but staff would need more details when submitting to see design variety. APPLICABLE PLAN POLICIES: Plan Tucson contains a variety of elements that are categories 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. The 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. LT28.2.1 Note that this guideline only applies to the Existing Neighborhoods & Neighborhoods of Greater Infill Potential Building Blocks: Low-density (up to 6 units per acre) residential development is generally appropriate along local streets and in the interior of established single-family residential areas. LT28.2.12 Support environmentally sensitive design that protects 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. LT28.2.13 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. LT28.2.14 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. LT28.2.15 Consider residential development with densities that complement the size and intensity of the center or node, while providing transitions to lower density residential uses. For example, high-and medium-density development can support and reinvigorate regional activity centers, while appropriate medium- and low-density infill can complement the scale and character of neighborhood activity nodes. The goal of the Northside Area Plan is to provide land use policy direction and design guidelines for development within the Plan boundary. The proposed project is located within Area 3 of the Campus Farms Subarea 5. Allow medium-density residential uses within Area 3 (see Campus Farm map), subject to consolidation of parcels to provide direct access to Limberlost Drive. For this policy, medium density residential is defined as a maximum of eight units per acre. Compatibility with existing uses such as equestrian activities on adjacent properties, retention of natural open space areas, provision of pedestrian access to Rio Vista Elementary School, and sensitivity to the Rillito Creek linear park should be considered. 7. Ensure that new development complies with the General Design and Buffering policies and Campus Farm Design Guidelines. Campus Farm Design Guidelines 1. Limit building heights to retain the existing low-density residential character of the neighborhood and to protect the privacy and views of adjacent, existing residences. At the time of rezoning application or development review, elevations to demonstrate transition of building heights where adjacent to existing residential uses should be submitted. a. Limit new nonresidential development to one story, not to exceed 26 feet, to include all roof features such as parapets, gables, and chimneys, and to be measured from design grade. b. Require new residential developments with more than one story to use a variety of rooflines, a clustered design, or a mix of one and two stories within the development. One-story structures should be located along the perimeter of parcels adjacent to existing low rise or one-story residential uses. 2. Encourage new developments to incorporate a southwestern motif in architectural style, colors, and landscaping. 3. Require outdoor lighting to be low-pressure sodium lights, no higher than 10 feet from the ground. 4. Buffer existing, lower density residential uses from the impacts of new higher density residential and nonresidential development on adjacent properties. a. Provide a minimum five-foot-wide landscaped screen and/or a six-foot-high decorative masonry wall along property lines. Should landscaping be used, vegetation should provide a minimum 50 percent screen and should obtain 50 percent of growth within two growing seasons. b. Require side and rear yard building setbacks that are a minimum of 25 feet from property lines or equal to the existing required setback for adjacent properties, whichever is greater. 7. Encourage on-site parking to be located to the side or rear of new developments. 8. Retain mature trees with a caliper of 4 inches or greater in new development, or replace with new mature vegetation of comparable size and density. Ordinance No. 7286 The zoning classifications which bear the nomenclature (R) are subject to the following conditions: 2. The MH (R) portions shall be limited to 36,000 square foot lots with a minimum lot area per unit of 18,000 square feet. ADDITIONAL NOTES FROM PRESUBMITTAL MEETING: N/A |
| 02/11/2020 | ELISA HAMBLIN | ZONING | REVIEW | Completed | Commments below are from previous CDRC Pre-submittal held on 10/17/19. Plans look similar, so comments still apply. CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Mallory Ress, Planner PROJECT: Thursday Pre-submittal meeting - T19PRE0188 Address: 1635 E. Limberlost Rd. Parcel(s): 108-21-028C&D Zoning: MH-1 Existing Use: Vacant Land Proposed Use: Single Family Residential (FLD Option) TRANSMITTAL DATE: 10/15/2019 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package and Unified Development Code (UDC) Article 8.7.3 Flexible Lot Development. 2. The proposal is for an FLD subdivision of 7 single-family lots using Development Alternative B. In the MH-1 zone, Development Alternative B allows 70% site coverage, 6.25 units/acre and 25' building height. The proposal appears to meet these standards. 3. It appears as though this project is proposing to comply with 8.7.3.C.3.b.4 Additional Functional Open Space. Under the maximum density requirement 916 square feet of functional open space is required and the applicant is proposing 1050 square feet. 4. Setbacks on an FLD perimeter are required in accordance with the underlying zone. In the MH-1 zone, the perimeter boundary setback would be 6' or 2/3 the wall height. Interior setbacks can be reduced to what is required by the building code. 5. Access appears to be proposed through existing Jasmine Terrace subdivision by a 40' ingress egress easement. Applicant will need to show proof of access. Verify utilities can be serviced through this easement with individual utility providers. 6. 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 mallory.ress@tucsonaz.gov or (520) 837-6933. |
| 03/20/2020 | GDAURIA1 | FIRE | REVIEW | Completed | * For Jasmine Court project - dead-end fire access roads in excess of 150' shall be provided with width and turnaround provisions in accordance with TFC D103.4. * If patios are enclosed and BR windows dump into patios; gates must be provided for access to the public way. |