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Plan Review Detail
Review Status: Completed
Review Details: PREAPPLICATION
Plan Number - T19PRE0166
Review Name: PREAPPLICATION
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/17/2019 | ZELIN CANCHOLA | COMMENTS | COMMENTS | Completed | Standard requirements for work in the right of way at time of development package will apply. |
| 09/23/2019 | LOREN MAKUS | ELECTRICAL ENGINEERING | REVIEW | Completed | 1. Roof drainage will need to be discharged on site before being directed off the property in the same direction and quantity as before the construction of the new residence. |
| 09/24/2019 | SMONTES1 | DIRECTOR DECISION | DSD DIRECTOR DECISION | Completed | The proposed project is located within the West University Historic Zone on a parcel with a contributing resource. Any new construction will require review by the West University Historic Zone Advisory Board and the Tucson Pima County Historical Commission Plans Review Subcommittee. Plans should note the texture of the proposed exterior plaster/stucco. The texture should be different than the one used on the historic house. If stone is proposed for the lower portion of the wall, it should be used on all sides of the building. Sheet 2, note 10 on the proposed building is pointing to the lintel. Clarify if the lintel will be stucco/plaster or a different material. Page 3, note 9 also appears incorrect. Verify the keynotes and correctly labeled. Plans should indicate if the corrugated steel roof will be natural color, painted or patina'ed. Plans should clarify the operation of the windows. Clarify if the barn doors on the north facade will be operable. Thanks for entering them into PRO. Jodie |
| 09/24/2019 | SMONTES1 | URBAN PLANNING | REVIEW | Completed | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW CASE NUMBER: T19PRE0166 (9-25-19 117-04-0750 5th St & 4th Ave) APPLICANT NAME: MICHELLE STITZ PHONE: 831-247-7767 E-MAIL: MICHELLESTITZ@YAHOO.COM PROJECT DESCRIPTION & LOCATION: 321 E 5TH ST - PROPOSED REZONING HR-3 TO HC-1 ALLOW AN ADDITIONAL UNIT. 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 Downtown and Existing Neighborhoods building block of the Future Growth Scenario Map. LT28.2.7 Support the redevelopment and/or expansion of existing strip commercial development that will improve traffic flow, pedestrian mobility and safety, and streetscape quality when: a. The project stabilizes and enhances the transition edge when adjacent to existing and future residential uses; b. Primary access can be generally provided from a major street; c. Required parking, loading, and maneuvering can be accommodated on site; d. Screening and buffering of adjacent residential properties can be provided on site; e. Adjacent uses can consolidate design elements, where feasible, such as access points, parking, landscaping, and screening; f. Current or future cross access between parcels and uses can be feasibly accommodated; and g. Buildings and their associated activities, such as, but not limited to, loading zones and dumpsters, can be oriented away from adjacent residential uses, toward the interior of the site or toward boundaries adjacent to similar uses. LT28.2.8 Consider the expansion of commercial areas into adjoining residential areas when logical boundaries, such as existing streets or drainageways, can be established and adjacent residential property can be appropriately screened and buffered. Commercial expansions or consolidations, especially in conjunction with street widening, may be an appropriate means to preserve the vitality of the street frontage and the adjacent neighborhood. 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. LT28.3.2 Support new residential opportunities in the Downtown. LT28.3.6 Support historic neighborhoods, historically significant structures and sites, and the development and retention of residential uses in the greater Downtown. The goal of the West University Neighborhood Plan (WUNP) is to provide land use policy direction and design guidelines for development within the Plan boundaries. Policy 1 - Neighborhood Conservation: Protect the residential character of the established neighborhood west Euclid Avenue. B. Preserve sound housing throughout the West University Neighborhood while implementing programs to improve deteriorated housing. 4. Encourage owners of alley houses to upgrade the structure to make them an attractive part of the neighborhood. C. Develop and implement programs that will contribute to an increase in homeownership within the West University Neighborhood to promote neighborhood stability and reinvestment. 2. Maintain and infill low density (1-15 units per acre) housing in appropriate locations as shown on the Land Use Map. Policy 3 - New Residential Development: As living in the inner city becomes more attractive and more in demand, incentives are needed to encourage construction of residential units that maintain the vitality of neighborhoods and their schools. This policy applies to new residential development outside of the Transition Area. A. Encourage the construction of new compatible residential development within the West University Neighborhood. 1. Encourage the development of sensitively designed housing units on scattered lots (infill construction) throughout the West University Neighborhood. C. Ensure that new residential development provide adequate off-street parking. This is especially important in areas of the neighborhood where existing houses do not have off-street parking. Policy 4 - Commercial and Office Development: Commercial and office activities serve the needs of the neighborhood, the community and the region. Therefore, the adequacy and appropriateness of office or commercially zoned land should be evaluated and zoning adjustment made necessary. This Policy applies to new commercial and office development outside of the Transition Area. A. Ensure that conversion of residential structures to nonresidential uses is minimized to protect the integrity of residential areas. a. the adjacent uses and zoning are also office or commercial. b. access can be provided from the front or side of the property c. parking and maneuvering requirements can be met on-site. d. the parcel is not suitable for residential purposes. The Land Use Map with the WUNP is intended to provide criteria for determining where development is appropriate. The proposed project area is identified as "Maintain Existing Commercial", and the proposed land use of multi-family development is considered a nonresidential use in the UDC, 6.3.3.D, and would be considered a commercial development. The goal of the Infill Incentive District (IID) is to encourage sustainable infill development that supports the creation of urban neighborhoods that are pedestrian and transit-oriented by providing alternative land use policies and design guidelines from the underlying zoning for development within its boundary. The Fourth Avenue Historic Sub-Area (FHS) with the IID provides properties within the area to be developed using the optional parking standards, but remain subject to all the underlying zone requirements including, but not limited to, historic preservation zone design standards and design review. The proposed project area is located with the FHS. ANALYSIS: The applicant is proposing to rezone an 8,052 SF lot from HR-3 (Historic Residential) to HC-1 (Historic Commercial). The existing land use is a 1,588 SF 3-unit multi-family residence. The applicant is proposing to add an additional 1,200 SF single family residence on the north end of the lot. The proposed HC-1 would be adjacent to commercial zoning on the lots north and east which are C-3. The property and adjacent residential properties to the west were rezoned in 1983 to HR-3 when the neighborhoods was designated a Historic Preservation Zone (HPZ). Both Plan Tucson and the WUNP support the expansion of commercial into adjoining residential areas that are appropriately located and that can provide screening and buffering to protect the neighborhood from nonresidential uses. The proposed project is along an alley way which serves as a logical boundary to buffer the neighborhood from the adjacent commercial uses on 4th Avenue. C-1 is also a less intensive commercial zone than the adjacent C-3 along 4th Avenue and C-1 being located between the residential and commercial would act as a transitional area that protects the neighborhood from the more intensive C-3 zone. Both plans also support appropriately located infill development, especially when located on or near transit, which the proposed project is adjacent to the streetcar line. The Land Use Map within the WUNP designates the proposed project as "Maintain Existing Commercial" and therefore rezoning to commercial would be an approved land use. Staff concludes that the proposed rezoning is consistent with both Plan Tucson and the WUNP, and a plan amendment is not required prior to rezoning from HR-3 (Historic Residential) to HC-1 (Historic Commercial). That being said, the process for the proposed project would involve three separate approval processes, Historic Review, Rezoning, & Minor Subdivision, and would be a lengthy endeavor to complete. Staff will discuss with the applicant alternative options should they wish to amend their proposed project. ADDITIONAL NOTES: As requested the rezoning fee would be approximately $4,457.00 and the mailing labels for the neighborhood notification would be around $220.00 |
| 09/24/2019 | ELISA HAMBLIN | ZONING | REVIEW | Completed | Rezoning Pre-Submittal Transmittal FROM: Elisa Hamblin, AICP; Principal Planner PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting T19PRE0166 Address: 321 E 5th St Parcel(s): 117040750 Existing Zoning: HR-3 Proposed Zoning: C-3 Existing Use: Multi-family residential Proposed Use: Multi-family residential and Single-family residential TRANSMITTAL DATE: September 25, 2019 COMMENTS: 1. General comment: The proposal is to divide an existing parcel into two parcels and rezone the second parcel from HR-3 to some kind of commercial zoning, although this is unclear on the submittal. Rezoning the property to C-1 would allow the creation of two lots with no minimum lot size standards. However, the triplex would need to have a minimum 3,630 sq ft to meet density standards. As presented, the application would require a rezoning, a minor subdivision, reduced setbacks approved through a design development option (DDO) and historic review. 2. General comment: An alternate option for development would be to keep the development on one site, without dividing the lot. The site would be classed as multi-family development and an individual parking plan (IPP) would be needed to reduce the required parking. Historic review would also be required. 3. General comment: A second option for development would be to not rezone the property, and instead change the proposed lot configuration. Although the proposed lots would not meet minimum lot size requirements in the R-3 zone, it could be processed as a Flexible Lot Development (FLD). An FLD allows for reduced lot sizes and setbacks. FLD's require submission of a tentative plat and final plat by a licensed civil engineer. Historic review would also be required. 4. Development standards: The C-1 zone does not require a minimum lot size. Lot coverage for residential is limited to 75%. Height is limited to 25'. (these standards only apply if the property is rezoned) 5. Proposed use and use-specific standards: Single-family residential is a permitted use in the C-1 zone. 6. Perimeter yard setbacks: north and south- 1.5 times the height, east - 10 ft or ¾ the height ft, west - 20 ft 7. Applicable street setbacks: Established area, 20 ft or 1.5 times the height 8. Applicable overlays: Infill Incentive District Downtown Links Subdistrict. Opting into the IID may offer relief from some development standards. The site is also in a historic district, which requires review by the historic board. 9. Parking requirements: Single-family residential is 2.25 spaces per unit 10. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the development 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 elisa.hamblin@tucsonaz.gov or (520) 837-4966. |
| 10/02/2019 | SMEGGIS1 | FIRE | REVIEW | Completed |