Plan Review Detail
Review Status: Completed
Review Details: PREAPPLICATION
Plan Number - T20PRE0040
Review Name: PREAPPLICATION
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/03/2020 | ZELIN CANCHOLA | COMMENTS | COMMENTS | Completed | No adverse comments. |
| 03/09/2020 | MKAT1 | URBAN PLANNING | REVIEW | Completed | PDSD PLANNING REVIEW ACTIVITY NUMBER: T20PRE0040 PROJECT REVIEWER: MICHAEL KAT, MICHAEL.KAT@TUCSONAZ.GOV PLAN COMPLIANCE: Staff review finds a preliminary determination that the proposal does not comply with the goals and policies of Plan Tucson and Arcadia-Alamo Area Plan, and does require a plan amendment prior to rezoning from R-2 (Residential Zone) to R-3 (Residential Zone). ANALYSIS: The applicant is proposing to rezone a 0.306 acre lot from Residential Zone (R-2) to Residential Zone (R-3). The existing land use is an assisted living home. The applicant is proposing to combine the proposed area with the adjacent assisted living facility to expand the level of service. The proposed project is adjacent to Residential (R-3) to the east and west, and Residential (R-2) to the north and south. Plan Tucson supports high-density (greater than 14 units per acre) residential development as well as the conversion of residential structures to high density residential where primary vehicular access is provided to an arterial street and is directed away from the interior of low-density residential areas. The proposed project is located within the interior of a residential area and does not provided vehicle access to an arterial. The Plan also calls for protecting established neighborhoods and environmentally sensitive design which includes ensuring that the intensity of land uses being proposed is compatible with the surrounding area. The Arcadia-Alamo Area Plan supports the transition to medium density residential uses within the interior and high density/office/commercial uses along the arterial streets within Subarea 1. The proposed project however exceeds what is supported in Subarea 1 by having R-3 zoning located in the interior and not located along an arterial. A plan amendment is required prior to rezoning to R-3. That being said, staff is unsure if a rezoning is necessary given that the total number of residents would not exceed 15. The underlying zoning permits 10 residences or 15 residents through a Zoning Examiner Special Exception. Further clarification about the scope of the project can be provided at the presubmittal in which then staff will be able to provide additional comments. 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. LT28.2.2 Medium-density (between 6 and 14 units per acre) residential, with greater densities possible in conformance with the FLD provision. Medium-density residential development is generally appropriate where primary vehicular access is provided to an arterial or collector street and is directed away from the interior of low-density residential areas. In areas already predominately zoned R-2 additional medium-density residential may be appropriate. LT28.2.3 High-density (greater than 14 units per acre) residential development is generally appropriate where primary vehicular access is provided to an arterial street and is directed away from the interior of low-density residential areas. LT28.2.11 Consider the conversion of residential structures to nonresidential uses or higher density residential uses where: a. The project stabilizes and enhances the transition edge when adjacent to existing and future residential uses; b. Safe and appropriate access generally can be 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. Consideration is given to the consolidation of design elements, such as access points, parking, landscaping, and screening; and f. Consideration is given to accommodating current or future cross access between adjacent parcels and uses. 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 Arcadia-Alamo Area Plan (AAAP) is to provide land use policy direction and design guidelines for development within the Plan boundary. The proposed project is located within Subarea 1 of the AAAP. Residential Policies Policy 2: Preserve and improve the quality of life in residential areas. a. Ensure that new residential development is designed to enhance existing land uses through compatibility of scale, density, and character of existing development as outlined in the General Design Guidelines. d. Require appropriate design elements and buffering techniques during the rezoning and associated development plan review processes to ensure the sensitive design of new development in established neighborhoods. These elements must be shown on rezoning concept plans and development plans (see General Design Guidelines). e. Require all loading and vehicle maneuvering areas to be located off-street. f. Promote the consolidation of parcels with common property lines when developing higher density residential uses to provide sufficient space for adequate buffering of adjacent, less intense development. g. Require an internal pedestrian circulation system within new development that connects to the public sidewalk system. h. Redirect through-traffic onto major streets. i. Minimize the number of access points onto major streets. j. Encourage the orientation of new residential uses to take advantage of solar energy and to integrate solar technology into the design. Policy 3: Subarea 1, bounded by Pima, Wilmot, Speedway, and the Alamo Wash, should be allowed to transition to medium density residential uses within the interior and high density/office/commercial uses along the arterial streets (See Subarea 1 Map). ADDITIONAL NOTES FROM PRESUBMITTAL MEETING: APPLICANT TO RETURN FOR ANOTHER REZONING PRESUBMITTAL AS APPLICANT PROPOSING TO COMBINE LOTS 1401 N. ROOK AND 1419 N. ROOK INTO ONE PARCEL FOR ASSISTED LIVING HOME – 15 RESIDENTS. THIS ACTION WILL REQUIRE A ZONING EXAMINER SPECIAL EXCEPTION PROCESS. APPLICANT WILL NEED TO PROVIDE AT THE SECOND REZONING PRESUBMITTAL MEETING A DETAILED CONCEPT PLAN SHOWING SETBACKS, LOT COVERAGE, AND PARKING. THE PARKING WILL NEED TO BE AT COMMERCIAL PARKING STANDARDS. |
| 03/09/2020 | ELISA HAMBLIN | ZONING | REVIEW | Completed | Rezoning Pre-Submittal Transmittal FROM: Elisa Hamblin, AICP; Principal Planner PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting T20PRE0040 Address: 1401, 1411 N Rook Av Parcel(s): 12108065H Existing Zoning: R-2 Proposed Zoning: R-3 Existing Use: Residential - Residential Care Services, Adult Care Service Proposed Use: (Same) TRANSMITTAL DATE: March 9, 2020 COMMENTS: 1. Application is unclear regarding properties in question. Application states addresses 1401 and 1419. Plans include 1401 and 1411. Please clarify on next submittal. 2. Development must comply with the Administrative Manual Section 2-06 - Development Package. 3. Development standards: 60% lot coverage (for this use), 25 ft building height 4. Proposed use and use-specific standards: Residential Care Services, Adult Care Service, Unlimited # Residents subject to 4.9.7.J.2.b, 3.d, .4, .8. 5. Note on use-specific standards: The maximum permitted lot coverage is 60%. The minimum required setback from all interior lot lines adjoining residential zoning is 20 feet. 6. Perimeter yard setbacks: 20 ft (for this use, per use-specific standards) 7. Applicable street setbacks: 20 ft or 1.5 times the wall height, 10 ft on secondary street 8. Parking requirements: 11-15 residents requires 5 spaces, 15-20 residents requires 6 spaces. Providing more than 5 spaces on site will trigger commercial parking standards. 9. Bike parking requirements: short-term bike parking 0.05 spaces per bedroom with a minimum of 2 required, long-term bike parking 0.10 spaces per bedroom with a minimum of 2 required. 10. Landscape requirements can be discussed further with Andy Connor at andrew.connor@tucsonaz.gov or 520-837-4950. 11. Additional comments: The change in zoning and occupancy would trigger more strict lot coverage, setback and parking standards which my not be achievable on this site. Please clarify how these development standards can be met with any future submittal. 12. 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. |
| 03/10/2020 | LOREN MAKUS | ENGINEERING | REVIEW | Completed | The site is not within a mapped flood hazard area and presents to special requirements for engineering. |
| 03/20/2020 | GDAURIA1 | FIRE | REVIEW | Completed | * Fire sprinklers required. |