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Plan Review Detail
Review Status: Active
Review Details: PREAPPLICATION
Plan Number - T20PRE0080
Review Name: PREAPPLICATION
Review Status: Active
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/13/2020 | ELISA HAMBLIN | ZONING | REVIEW | Completed | Rezoning Pre-Submittal Transmittal FROM: Elisa Hamblin, AICP; Principal Planner PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting T20PRE0080 Address: 9020 E Eagle Feather Rd, 9100 E Morrill Wy Parcel(s): 114511800, 11451177E Existing Zoning: SR (Pima County) Proposed Zoning: R-2 (City of Tucson) Existing Use: Single-Family Residential Proposed Use: Multi-Family Development TRANSMITTAL DATE: July 13, 2020 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Development standards: max lot coverage is 75%, max building height is 25 ft. 3. Proposed use and use-specific standards: multi-family development is a permitted use, subject to use-specific standards 4.9.7.B.6, .9, & .10 4. Perimeter yard setbacks: 10 ft or ¾ wall height on interior 5. Major Streets and Routes Plan: Catalina Highway - Arterial (Scenic) - 150 ft future ROW 6. Applicable street setbacks: 3 times the structure height, measured from future property line 7. Parking requirements: depends on bedroom count of proposed units 8. Bike parking requirements: depends on bedroom count of proposed units 9. Landscape requirements can be discussed further with Andy Connor at andrew.connor@tucsonaz.gov or 520-837-4950. 10. Additional comments: The concept appears to meet development standards for a multi-family development in the R-2 zone. Please note, a lot combination will be required to be processed with Pima County. 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. |
| 07/21/2020 | GDAURIA1 | FIRE | REVIEW | Reqs Change | * Create required 2nd egress point on Catalina Hwy. Separate the entries as far as possible; perhaps by moving the existing, further south. * Future phases will need to meet Fie Access requirements(18' radiuses. * Hydrants required per Fire Code guidelines on DP. |
| 07/21/2020 | BILLIE LEE | COMMENTS | COMMENTS | Active | |
| 07/21/2020 | ANY | ELECTRICAL ENGINEERING | REVIEW | Active | |
| 08/05/2020 | SMONTES1 | URBAN PLANNING | REVIEW | Completed | PDSD PLANNING REVIEW ACTIVITY NUMBER: T20PRE0080 ADDRESS: 9100 E. MORRILL WAY & 9020 E. EAGLE FEATHER ROAD PARCEL IDS: 114-51-177E & 114-51-1790 PROJECT REVIEWER: PETER MCLAUGHLIN, PETER.MCLAUGHLIN@TUCSONAZ.GOV PLAN COMPLIANCE: Staff review finds that the proposed rezoning is consistent with Plan Tucson, and does not require a plan amendment prior to rezoning from SR (Suburban Ranch) and RX-1 (Residential) to R-2 (Residential). ANALYSIS: The applicant is proposing to rezone two parcels totaling 7.19 acres from Suburban Ranch (SR) and Residential (RX-1) (pending Original City Zoning Translation on the annexation district) to Residential (R-2). The existing land uses includes single-family residences on each of the two parcels proposed for rezoning. The applicant is proposing a change in land use in order to develop a proposed Phase two of a 212-unit multi-family residential community consisting of one, two, and three-bedroom units, parking, and landscape borders. The total area of both phases is approximately 19.63 acres, with Phase 1 proposed on 12.44 acres with 126 units (residential density = 10.13 RAC), and this Phase 2 project proposed on 7.19 acres with 86 units (residential density = 11.96 RAC). The average overall density with both phases is 10.8 RAC. The Phase 2 portion of the project is adjacent to county residential zones (SR) on the west, and north sides, and is adjacent to City of Tucson residential (RX-1, and R-3) on the south side, and adjacent to proposed Phase 1 to the east, which is also part of a current rezoning to R-2 zoning following a recent annexation and translation to Original City Zoning. Catalina Highway, from which the project is accessed, is to the east of Phase 1 and has a 150 foot right-of-way and is designated a scenic arterial in the Major Streets & Routes Plan (MS&R). Emergency fire access is provided from Cottontail Court, a local street, near the northernmost point of the rezoning site. Plan Tucson supports residential development with medium-density (between 6 and 14 units per acre). Medium-density residential, apartments, is an existing land use in the area with two-story apartments located due south of the proposed project and to theeast across Catalina Highway. The proposed project will be single-story with building heights of up to 25 feet. The Plan also finds medium-density residential development to be more 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. The proposed project is located near Catalina Highway, a Scenic arterial street per Major Streets and Routes (MS&R). The project is also due north of the Tanque Verde Road and Catalina Highway intersection, which serves as a commercial center for the immediate area. Locating medium-density residential around busy commercial centers creates walkable distances for residents while also directing traffic away low-density residential areas. 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 located where the City transitions to County and is a fairly low-density suburban/rural setting. The site plan shows that setbacks are provided to buffer the adjoining residences, most of which are setback away from the adjoining lot lines. Additionally, staff recommends that during the neighborhood meeting the Pre-Annexation and Development Agreement (PADA) conditions should be called out and discussed within the context of zoning. 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. 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. ADDITIONAL NOTES FROM PRESUBMITTAL MEETING: Questions regarding Phase 2 process for Annexation / Original City Zoning, Rezoning, and Development Package. The applicant is proposing a Phase 2 which will annex two additional parcels that will be added to the Phase 1 Catalina Highway Casitas project. There were questions which came out in the meeting and needed to be followed back up with: 1) Regarding secondary access for fire and emergency access using Morrill Way with the access crossing a 'finger parcel' created by cutting it off from one the parcels being annexed into the City. This finger parcel would remain in the County (SR). Staff met with Fire and Traffic about a secondary access. Per Fire and Building Code (903.2.8) require automatic sprinklers for the whole development Group R Fire Area Specs. Fire will require hammerhead / turn-arounds at end of fire lanes over a specified length. Emergency access can be from Catalina Highway. So the finger parcel not needed for emergency access. 2) There will be two separate annexations for the Phase 2 parcels as they are not contiguous. 3) Phase 2 will require the following processes: " Original City Zoning (2) " Rezoning (1) - Direct Ordinance " PDP reflecting both Phase 1 and Phase 2 " Revised Development Package reflecting addition of Phase 2 " Major Change to PDP C9-20-02 as Phase 1 and Phase 2 will operate as one project (C9-20-02 will have already been Ordinanced and Effectuated). Note that there is a possibility to combine the required neighborhood meeting for Phase 2 rezoning and Phase 1 major change to PDP. Can schedule both items at same Mayor and Council meeting. |