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Plan Review Detail
Review Status: Active
Review Details: PREAPPLICATION
Plan Number - T19PRE0194
Review Name: PREAPPLICATION
Review Status: Active
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/21/2019 | ELISA HAMBLIN | ZONING | REVIEW | Completed | Rezoning Pre-Submittal Transmittal FROM: Elisa Hamblin, AICP; Principal Planner PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting T19PRE0194 Address: 5205 E Broadway Bl & 99 N Beverly Av Parcel(s): 127-08-208B Existing Zoning: R-1 Proposed Zoning: C-1 Existing Use: Vacant Proposed Use: Parking TRANSMITTAL DATE: October 21, 2019 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Development standards: 30 ft max building height 3. Proposed use and use-specific standards: Parking, no use-specific standards 4. Perimeter yard setbacks: 1.5 times the wall height 5. Applicable street setbacks: 20 ft, measured from property line 6. Landscape requirements can be discussed further with Andy Connor at andrew.connor@tucsonaz.gov or 520-837-4950. 7. Please note a portion of this site is within a City of Tucson floodplain. Please contact John Van Winkle at john.vanwinkle@tucsonaz.gov or 520-837-5007 for additional information. 8. It appears new development may be proposed on the main portion of the site. I recommend scheduling a CDRC pre-submittal meeting to review the proposed development. Additional information can be found online at: https://www.tucsonaz.gov/pdsd/development-permits 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 elisa.hamblin@tucsonaz.gov or (520) 837-4966. |
| 10/25/2019 | LOREN MAKUS | ENGINEERING | REVIEW | Completed | 1. Much of the site is within FEMA Special Flood Hazard Area Zone AE. Any development must demonstrate no adverse impact. 2. Water harvesting will need to be maximized. |
| 10/29/2019 | ZELIN CANCHOLA | COMMENTS | COMMENTS | Completed | Standard requirements will apply. |
| 10/29/2019 | SMONTES1 | URBAN PLANNING | REVIEW | Completed | PDSD PLANNING REVIEW ACTIVITY NUMBER: T19PRE0194 PROJECT REVIEWER: MICHAEL KAT, MICHAEL.KAT@TUCSONAZ.GOV PLAN COMPLIANCE: Staff review finds that the proposed rezoning from R-1 (Residential) to C-1 (Commercial) does not require a plan amendment prior to rezoning and could be supported by both Plan Tucson and the Broadway-Craycroft Area Plan (BCAP). However, staff finds P (Parking) to be a more appropriate zone for the proposed project and would support a rezoning from R-1 (Residential) to P (Parking). ANALYSIS: The applicant is proposing to rezone a 0.29 acre lot from Residential (R-1) to Commercial (C-1). The existing land use is a vacant lot. The applicant is proposing a change in land use to parking in order to develop additional parking for the adjacent commercial center. The proposed project is adjacent to Commercial (C-1) on the east, west, and south sides. Directly to the north lies the Highland Vista Cinco Via neighborhood (R-1). Plan Tucson supports expansion of commercial areas into adjoining residential areas when logical boundaries, such as drainageways, can be established and adjacent residential property can be appropriately screened and buffered. Arcadia Wash is located north of the proposed project and serves as a buffer to the adjacent Highland Vista Cinco Via neighborhood. Additionally, Beverly Avenue has bollards restricting traffic from traveling north. Commercial is a more appropriate land use as both Plan Tucson and the BCAP support it. The Broadway-Craycroft Area Plan supports new commercial or redevelopment along arterial streets, as designated on the Broadway-Craycroft Land Use Concept Map. The Land Use Concept Map identifies the proposed project area as "Residential, Office, or Commercial", and the proposed land use of parking is an allowed land use. The area plan also supports new commercial on the parcel at the southwest corner of Arcadia Wash and Beverly Boulevard, and that traffic is to be directed south to Broadway Boulevard away from the neighborhood to the north. The site plan indicates that parking would be accessible from Broadway along Beverly. The area plan also calls out that parking should be properly screened and buffered from non-residential uses. Arcadia Wash does screen the proposed project area, but further demonstration of any landscaping or screening in the site plan should be provided to ensure compliance with BCAP design guidelines. That being said, the site plan submitted does not demonstrate why rezoning to C-1 is required when the proposed land use is parking. Typically staff does not support any more zoning than is needed for a proposed land use change and staff finds P (Parking) to be a more appropriate zone. Additionally, circulation between the project site and the adjacent buildings should be further demonstrated in the site plan as well as the intended future land use for the adjacent building as this will influence the parking requirements needed. 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 and Mixed-Use Corridors building blocks of the Future Growth Scenario Map. 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. LT28.5.1 Support development in or adjacent to existing regional and community-level activity centers that will: d. Encourage infilling vacant or underutilized parcels adjacent to existing regional and community-level activity centers; LT28.5.9 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. The goal of the Broadway-Craycroft Area Plan (BCAP) is to encourage non-residential development that provides for office and commercial services, while preserving and enhancing the residential character of the Broadway-Craycroft plan area. Policy 1: Ensure the appropriate location of new non-residential development and redevelopment. A. Allow new commercial and low rise office development or redevelopment along arterial streets, as designated on the Broadway-Craycroft Land Use Concept Map D. Locate new commercial or low rise office development on the parcel at the southwest corner of Arcadia Wash and Beverly Boulevard, subject to an access design that is acceptable to the City Traffic Engineer. Access should be designed in such a manner that directs traffic south to Broadway Boulevard away from the neighborhood to the north General Design and Buffering Policies Policy 2: Soften the visual impact of outdoor storage areas, refuse containers, and parking areas that are visible from public streets or adjacent residential uses. A. Screen parking areas with landscaped earth berms or a combination of masonry walls and landscaping. Landscaping should include a mix of canopy trees and understory shrubs and groundcover. B. Plant canopy trees, either clustered or dispersed, within parking areas. C. Screen refuse containers and outdoor storage areas with masonry walls and landscaping. Refuse containers and outdoor storage areas should be located away from adjacent residential uses. ADDITIONAL NOTES FROM PRESUBMITTAL MEETING: N/A |
| 10/29/2019 | ANY | FIRE | REVIEW | Active |