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 - T20PRE0045
Review Name: PREAPPLICATION
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/13/2020 | MKAT1 | URBAN PLANNING | REVIEW | Completed | PDSD PLANNING REVIEW ACTIVITY NUMBER: T20PRE0045 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 Tumamoc 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. This requires a major amendment following Section 3.5.4 of the U.D.C. ANALYSIS: The proposed project is located west of La Cholla Blvd. between 36th Street and 44th Street, and is zoned MH-1 (Mobile Home). The existing use is a vacant lot. The existing uses and zoning surrounding the proposed site are single-family residential (C-1 and R-1) to the east, school services (RX-1) to the south, single-family residential (MH-1) to the west, and a school (MH-1) to the north. By removing the annexation restriction the applicant would use the underlying zoning, MH-1, to develop a single-family residential community consisting of 204 one and two-story residences using the FLD option B. Plan Tucson supports Medium-density (between 6 and 14 units per acre) residential where primary vehicular access is provided to an arterial or collector street and is directed away from the interior of low-density residential areas. The proposed project provides access from 36th Street and La Cholla both of which are arterials. 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 shows that the development is comparable to the surrounding residential area in terms of density. That being said the project area appears to be within the Environmental Resource Zone, and further clarification about how environmental impacts will be mitigated will need to be demonstrated at the time on submission. The Tumamoc Area Plan supports development that identifies and mitigates impacts to archaeological and historic sites. Demonstrating how cultural resources will not be impacted by the future development is necessary. The area plan also supports development that preserves the environmental resources, such as washes, called out in the plan by buffering them with wash buffer zones. The Enchanted Hills Wash cuts through the proposed project and the site plan needs to illustrate the wash buffer zone as the area plan requires (See definition). The area plan supports conservation linkages and wash buffer zones should be protected from the impact of pet and human activity by construction of fencing or walls. The proposed site plan does not illustrate fencing between the development and the wash. This will need to be illustrated at the time of submission and note that access from individual lots to conservation areas is discouraged, and that any pedestrian access should be only from a common area access point(s). At the time of submitting for a Change of Conditions the applicant needs to provide the following: An environmental resource report A cultural resource report A preliminary development plan showing wash buffer zone 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. LT28.2.12 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. The goal of the Tumamoc Area Plan is to provide land use policy direction and design guidelines for development within the Plan boundary. A. Development Policies Policy 5. Either an Environmental Resource Report or a Design Compatibility Report is required for all rezonings, as appropriate. B. Archaeological and Historic Preservation Policies Policy 1. Archaeological resources on rezoning sites should be identified and mitigated through a cultural resource assessment conducted by qualified professionals. Should resources be found which are eligible for the National Register of Historic Places, every attempt to preserve those resources should be considered in project planning. If negative impacts to such resources are identified, then mitigation of the impacts following generally accepted procedures will be needed. Policy 2. Historic resources on rezoning sites should be identified and mitigated through a cultural resource assessment conducted by qualified professionals. Resources that are determined to be eligible for the National Register of Historic Places should be preserved if possible. If preservation cannot be accomplished, then appropriate documentation/mitigation of negative impacts will be needed. C. Natural Feature Policies Policy 1. The unique desert environment of the Tumamoc Area should be protected. The environmental quality of the Tumamoc Area is its distinctive feature. The preservation of Tumamoc Hill, the natural washes, wildlife habitat, large areas of NUOS, and hillside areas are critical to the future of this area. This policy should be implemented in the following ways: c. Major washes and drainageways, including the Globeberry, Silvercroft, San Juan, Anklam, and Silvercroft Tributaries, should be left in their natural state unless there is a threat to private property or personal safety. Wash buffer zones should be provided, and wash and drainage treatment should be consistent with the intent to maintain natural areas and conservation linkages. d. Washes identified in the Plan should be protected by wash buffer zones, with the exception of the channelized portion of the Enchanted Hills Wash, located at Mission Road. f. New development should be designed and evaluated based on preservation of native vegetation, wildlife habitat, and conservation linkages, and provision of wash buffer zones, where appropriate. E. Design Guidelines Guideline 1. New subdivisions, including single-family detached developments, should provide major street frontage buffers landscaped with native plants. Native plants and existing natural buffers should be preserved in accordance with Native Plant Preservation Ordinance requirements. Guideline 2. Encourage new development design which links together adjoining developments to reduce local vehicular trips and promote alternate modes of transportation. Linkages from new neighborhoods to existing neighborhoods, schools, community facilities, transit facilities, and commercial developments should be provided. Such linkages should be designed to minimize additional through traffic in existing residential areas. Guideline 3. When possible, locate new development where there are disturbed areas to minimize disturbance of NUOS areas. Guideline 4. Infrastructure in and through washes should be minimized. Road crossings and bridges should be minimized. Span bridges are encouraged where crossings must occur. Utilities should cross washes only at the same point as roadway crossings. Wash crossings should be revegetated with plant species and seed mix native to the site. Construction debris and construction equipment must be kept out of washes and wash buffer zones. Guideline 5. Encourage design in new development, which complements the surrounding development by utilizing compatible setbacks and variations in building height or mass which compliment the scale of surrounding development. Guideline 6. During future rezonings and development plan review in the Tumamoc Area, new development should: a. maintain native vegetation on-site in compliance with the Native Plant Preservation Ordinance requirements. b. be oriented so as not to obstruct neighbors' views or privacy. c. be oriented to take advantage of passive solar energy. d. be constructed of material or painted a color which blends with the natural environment. e. be allowed a density bonus where major washes and wildlife corridors are preserved and/or dedicated to public use over and above code requirements. f. be located sensitive to the terrain in accordance with adopted City floodplain and slope policies. Guideline 7. Water harvesting is encouraged as a part of development design. Guideline 8. Conservation linkages and wash buffer zones should be protected from the impact of pet and human activity by construction of fencing or walls. Access from individual lots to conservation areas is discouraged. Any pedestrian access should be only from a common area access point(s). Definitions Wash Buffer Zone*: A setback area bordering a wash which is predominantly NUOS, but may include previously disturbed areas which are revegetated, provided in order to preserve the hydrological and biological integrity of the wash. The buffer adds additional protection to an area equivalent to one-half the width of the wash on either side of the wash, not less than 25 feet wide, as measured from the edge of the 100 year floodplain. The wash buffer zone is a no-development/no-encroachment area. Ordinance No. 5653 Restriction means two single family residences (mobile homes or conventional units) or one duplex per lot, minimum lot size of 36,000 Sq. ft. ADDITIONAL NOTES FROM PRESUBMITTAL MEETING: N/A |
| 03/17/2020 | LOREN MAKUS | ENGINEERING | REVIEW | Completed | 1. The entire site is within a critical basin. A twenty percent reduction in peak discharge at the 2-, 10-, 25-, and 100-year events. 2. Retention volume will be required at 1.5 times the 5-year threshold retention volume. 3. Some lots depicted on the PDP may be within the erosion hazard setback of the Enchanted Hills Wash. No structures will be allowed in the EHS. |
| 03/20/2020 | GDAURIA1 | FIRE | REVIEW | Completed | * Fire hydrants must be installed per TFC Appendix C. * Verify that cul-de-sacs longer than 150' conform to TFC D103.4 (turnarounds). * Monuments/maps to be installed at entrances for premises identification. |
| 03/22/2020 | ELISA HAMBLIN | ZONING | REVIEW | Completed | Rezoning Pre-Submittal Transmittal FROM: Elisa Hamblin, AICP; Principal Planner PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting T20PRE0045 Address: 2980 S La Cholla Bl Parcel(s): Various Existing Zoning: MH-1 (R) Proposed Zoning: MH-1 Existing Use: Vacant Proposed Use: Single-family, detached TRANSMITTAL DATE: March 18, 2020 COMMENTS: 1. Relevant rezoning or annexation conditions: lot size restricted to 36,000 sq ft, to be removed per this rezoning request 2. Development must comply with the Administrative Manual Section 2-06 - Development Package. 3. Development standards: FLD allows up to 70% site coverage, max height 25 ft, max density 6.25 units per acre 4. Proposed use and use-specific standards: Single-family, detached 5. Perimeter yard setbacks: Perimeter of FLD requires 6 ft or 2/3 wall height, interior setbacks based on building code 6. Applicable overlays: Environmental Resource Zone (ERZ), Hillsides Development Zone (HDZ), Major Streets and Routes (MS&R) 7. Major Streets and Routes Plan: La Cholla Bl - collector - 150 ft 8. Applicable street setbacks: 21 ft or the wall height, as measured from back of future curb (on La Cholla), interior setbacks 21 ft or the wall height, measured from location determined by street ADT 9. Parking requirements: 2.25 units per dwelling unit 10. Landscape requirements can be discussed further with Andy Connor at andrew.connor@tucsonaz.gov or 520-837-4950. 11. 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. |
| 03/23/2020 | BILLIE LEE | COMMENTS | COMMENTS | Completed |