Review Status: Completed

Review Details

Task End Date Reviewer's Name Type of Review Description Status Comment
6/14/2019 NROSS1 ADA REVIEW Completed June 14, 2019

Sarah Meggison
Entitlements Section
City of Tucson
Public Works Buildings - 201 North Stone Avenue
Tucson, AZ. 85701

RE: RZ19-003 Welcome Broadway Pre PAD Review, Received May 16, 2019

Dear Ms. Meggison,

Thank you for the opportunity to comment on RZ19-003, Welcome Broadway Pre PAD Review. This is a rezoning application for an approximately 3.6 acre site which is located southwest of the intersection of East Broadway Boulevard and South Park Avenue. This project proposes to change the zoning from Commercial Zone 3 (C-3) and Light Industrial Zone 1 (I-1) to Planned Area Development to support the future development of a mixed-use infill development (residential, commercial, and office uses).

This site is within the Tucson International Airport avigation easement requirements and public disclosure area, FAA traffic pattern airspace, and FAA Part 77 airspace.

The Tucson Airport Authority conditionally approves the subject request contingent upon the following conditions of approval, as noted below. These conditions shall be identified in the general notes section of all future plans submitted to the City of Tucson for review, which specifically pertains to all projects contained within the area of this particular rezoning request, and shall be included in the revised Planned Area Development document.

Condition of approval:

1. "According to the Federal Aviation Administration (FAA) Notice Criteria Tool, this project area is located in proximity to a navigation facility and could impact navigation signal reception. As the project site develops every project applicant shall file FAA Form 7460 with the FAA at least 45 days before construction activities begin for every proposed project unless FAA staff, with the Obstruction Evaluation / Airport Airspace Analysis (OE/AAA), provides the project applicant with written communication that filing FAA Form 7460 is not required. It is highly recommended that the applicant file earlier than 45 days to provide the applicant with sufficient time to respond to any concerns which are identified by the FAA. Any cranes which are used must also be identified with Form 7460. Please file Form 7460 at https://oeaaa.faa.gov/oeaaa/external/portal.jsp"

2. "That prior to the City's approval of this rezoning request, the property owner shall record the Avigation Easement which discloses the existence, and operational characteristics of the Tucson International Airport to future owners or tenants of the property and further conveys the right to the public to lawfully use the airspace above the property. The Avigation Easement shall be recorded in a manner with the Pima County recorder which shall document it as having title liability. The content of such documents shall be according to the form and instructions provided."

The current property owner or person authorized to sign on behalf of the current property owner shall complete, sign, and record the Avigation Easement. Please record the Avigation Easement with the Pima County Recorder's Office. Once the Avigation Easement is recorded please send a complete copy of the recorded easement document to Tucson Airport Authority by either email (send to srobidoux@flytucson.com) or to the mailing address provided below.

Scott Robidoux
Senior Airport Planner
Tucson Airport Authority
7250 South Tucson Boulevard
Suite 300
Tucson, AZ 85756

3. "For only residential uses - the developer shall provide the Airport Disclosure Statement form, at time of sale, to the new property owners with new unit purchases. In the event the development of any residential uses does not involve the sale of new units, but is instead offering rental residential units to the public, the new tenant of the rental unit shall be provided a copy of the Airport Disclosure Statement form. The intent of the Airport Disclosure Statement form is to educate and notify the new residents that they are living near an airport. The content of such documents shall be according to the form and instructions provided."

The new property owner or new tenant shall forward a signed copy of the Airport Disclosure Statement form to the Tucson Airport Authority, using the mailing address provided below.

Scott Robidoux
Senior Airport Planner
Tucson Airport Authority
7250 South Tucson Boulevard
Suite 300
Tucson, AZ 85756

Please do not hesitate to contact me if you have any questions or concerns regarding this comment letter. I can be reached by email at srobidoux@flytucson.com or by telephone at 520-573-4811.

Respectfully,


Scott Robidoux,
Senior Airport Planner

cc file
6/14/2019 ZELIN CANCHOLA DOT (ALL) REVIEW Completed June 10, 2019
SUBJECT: PAD Review for Welcome Broadway
Case: RZ19-003 TDOT Review
PROJECT REVIEWER: Zelin Canchola, TDOT
The traffic impact analysis is acceptable. TDOT recommends approval for PAD development.

If you have any questions I can be reached at 837-6659 or zelin.canchola@tucsonaz.gov
6/14/2019 ZELIN CANCHOLA DOT (ALL) REVIEW Completed CASE: RZ19-003 Welcome Broadway
TDOT Planning Comments
Tom Fisher

PART 3- PAD Proposal
" Page 53, M.5 Bicycle Parking
o Add bullet: "Bicycle parking facilities may not be reduced or eliminated."

" Page 53, M.6 Car Sharing
o Comment: Car sharing and ride sharing are two separate programs and should be written as such in the PAD proposal
o Bullet a. should read "Space for car sharing should be provided, in coordination with TDOT staff. The number of car spaces to be provided should be based on the combined number of residential units and/or employees as follows:
" 0-49 residential units and/or employees = 1 space
" 50-200 residential units and/or employees = 2 spaces
" Over 200 residential units and/or employees = 1 additional space for each 100 additional residential units and/or employees

" Page 53, M.6 add new section called "Ride Sharing" with following language:
o "Space for ride sharing should be provided as follows:
" 0-49 residential units and/or employees = 50 linear feet of pick-up/drop-off area
" 50-200 residential units and/or employees = an additional 25 linear feet of pick-up/drop-off area for each 25 additional residential units and/or employees
" Over 200 residential units and/or employees = 200 linear feet of pick-up/drop-off area

" Page 54, 7. Bike Share
o Bullet a. remove "Not more than 50% of the required bike parking for the Property can be met with Bike Share installations"


Real Estate Division response as follows...




- Any project monumentation proposed in Broadway RoW will require a TRE or easement prepare by Real Estate.




- A legal description and sketch to be provided later in the design process so an easement for public access and maintenance can be prepared for recording, as noted pg 50, item J.3.




- Assemblage of portions of the McKey alley right-of-way into the project subject to completion of the RES 2018-084 process.





Michael J. Hollar

SENIOR PROPERTY AGENT

REAL ESTATE DIVISION

DEPARTMENT OF TRANSPORTATION

CITY OF TUCSON

201 N. Stone Ave, 6th Floor

Tucson, AZ 85701

Direct: 520-837-6784

Main: 520-791-4371
6/14/2019 ANDREW CONNOR LANDSCAPE REVIEW Completed New development will need to meet requirements in UDC 7.6. LANDSCAPING AND SCREENING unless specified differently in PAD document.
6/14/2019 NROSS1 PARK AND RECREATION REVIEW Completed No existing or proposed Tucson Parks and Recreation facilities are affected by this PAD.





Howard B. Dutt, RLA

Landscape Architect
Tucson Parks & Recreation
(520) 837-8040

Howard.Dutt@tucsonaz.gov
6/14/2019 NROSS1 URBAN PLANNING REVIEW Completed RZ19-003 - Welcome Broadway PAD - Review
Nick Ross, Lead Planner
6/14/19

The Welcome Broadway PAD document has been reviewed for consistency with all existing Neighborhood and Area Plans, and a plan amendment will not be required.

Comments:
Part 1 - B. (pg. 7) - PAD Goals need to list restricted uses per Mayor & Council direction
(pg. 9) - Label/Identify colors used on Plan Tucson Future Growth Scenario Map or remove it from the document.
(Pg. 15) - B.2. Address future Broadway Overlay. PAD to serve as framework for future development in corridor. Identify in the document that adding the future right-of-way to the PAD boundary will be a Minor Amendment.
(pg. 26) - 2. Option to purchase surplus right-of-way from widening project. If purchased, will it be incorporated into the PAD boundary?
(pg. 38) - Exhibit 15 - Provided current photos of existing conditions. "The Mark" is nearly complete and photos show empty lot.
Part 3 - B. Permitted & Prohibited Uses - (pg. 41) If pursuing the airstream/short term rental scenario as once conceptualized in plans, clearly identify the proposed use and ensure it is permitted under OCR-1 or add to Table 3: Additional Permitted Uses. Note, any trailors with an engine and the ability to move will be considered an RV for the purposes of zoning.
(pg. 42) - Define Artisan Residence use.
(pg. 42) - Clearly define General Farming as accessory use to Family Dwelling.
(pg. 43) - C.2.a. - Indicate there will be no "stepbacks" on Broadway Boulevard frontage.
C.2.d. - Indicate if stepbacks apply to rooftop features.
(pg.45) - D.3.a - Set minimum width (no less than 5ft) for newly constructed sidewalks.
(pg. 47) - Photos should depict more recent examples of "Good Design." Please add more contemporary and local examples.
(pg48) - E.1 - Remove the word "seek" from the standard.
(pg. 50) - if considering relief from the Sign Code, identify and list requests.
(pg. 52) - Table 5 - Convert parking calculations to "1 space: __ sf" format to match current City standard.
(pg. 53) - 2. Is there a need for an IPP when you are creating custom parking requirements?
(pg. 53) - 4. If the location of the parking structure fronts Broadway or Park, the 1st floor of parking structure shall be activated rather than screened from view.
(pg. 54) - 7.a. - Remove last sentence "Not more than 50% of the required bike parking for the property can be met with bike share installations."
(pg. 59) - T.2.vii. - Distinguish if one neighborhood representative will represent all three neighborhood associations to the north of the project, or if one representative for each neighborhood will be selected to serve on the DRC.
(pg. 59) - U.2. - "Projects for Public Spaces" should be listed as a recognized entity to provide urban design best practices standards.
(pg. 60) - U.3.iv. - Clearly define the term "adjustments." "Modifications," might be more appropriate of a term.
Additional Comments
Landscaping requirements have been removed from initial draft of PAD document. If reduction or elimination is being requested, it should be formalized in the document.
6/14/2019 NROSS1 URBAN PLANNING REVIEW Completed RZ19-003 - Welcome Broadway PAD - Review
Nick Ross, Lead Planner
6/14/19

The Welcome Broadway PAD document has been reviewed for consistency with all existing Neighborhood and Area Plans, and a plan amendment will not be required.

Comments:
Part 1 - B. (pg. 7) - PAD Goals need to list restricted uses per Mayor & Council direction
(pg. 9) - Label/Identify colors used on Plan Tucson Future Growth Scenario Map or remove it from the document.
(Pg. 15) - B.2. Address future Broadway Overlay. PAD to serve as framework for future development in corridor. Identify in the document that adding the future right-of-way to the PAD boundary will be a Minor Amendment.
(pg. 26) - 2. Option to purchase surplus right-of-way from widening project. If purchased, will it be incorporated into the PAD boundary?
(pg. 38) - Exhibit 15 - Provided current photos of existing conditions. "The Mark" is nearly complete and photos show empty lot.
Part 3 - B. Permitted & Prohibited Uses - (pg. 41) If pursuing the airstream/short term rental scenario as once conceptualized in plans, clearly identify the proposed use and ensure it is permitted under OCR-1 or add to Table 3: Additional Permitted Uses. Note, any trailors with an engine and the ability to move will be considered an RV for the purposes of zoning.
(pg. 42) - Define Artisan Residence use.
(pg. 42) - Clearly define General Farming as accessory use to Family Dwelling.
(pg. 43) - C.2.a. - Indicate there will be no "stepbacks" on Broadway Boulevard frontage.
C.2.d. - Indicate if stepbacks apply to rooftop features.
(pg.45) - D.3.a - Set minimum width (no less than 5ft) for newly constructed sidewalks.
(pg. 47) - Photos should depict more recent examples of "Good Design." Please add more contemporary and local examples.
(pg48) - E.1 - Remove the word "seek" from the standard.
(pg. 50) - if considering relief from the Sign Code, identify and list requests.
(pg. 52) - Table 5 - Convert parking calculations to "1 space: __ sf" format to match current City standard.
(pg. 53) - 2. Is there a need for an IPP when you are creating custom parking requirements?
(pg. 53) - 4. If the location of the parking structure fronts Broadway or Park, the 1st floor of parking structure shall be activated rather than screened from view.
(pg. 54) - 7.a. - Remove last sentence "Not more than 50% of the required bike parking for the property can be met with bike share installations."
(pg. 59) - T.2.vii. - Distinguish if one neighborhood representative will represent all three neighborhood associations to the north of the project, or if one representative for each neighborhood will be selected to serve on the DRC.
(pg. 59) - U.2. - "Projects for Public Spaces" should be listed as a recognized entity to provide urban design best practices standards.
(pg. 60) - U.3.iv. - Clearly define the term "adjustments." "Modifications," might be more appropriate of a term.
Additional Comments
Landscaping requirements have been removed from initial draft of PAD document. If reduction or elimination is being requested, it should be formalized in the document.
6/14/2019 ELISA HAMBLIN ZONING REVIEW Completed >>> Heather Thrall 06/12/2019 10:50 AM >>>

Added note:




No billboards are present within this block (Broadway to 12th, between Tyndall and Park).






Heather Thrall, Lead Planner

Signs Division

Planning & Development Services

City of Tucson

520-837-4975 (sign code & permit info)

http://pdsd.tucsonaz.gov/pdsd/sign-permits

Property Research Online (permits / zoning) https://www.tucsonaz.gov/PRO/pdsd/




>>> Heather Thrall 06/12/2019 9:54 AM >>>

RE: signage review

For: proposed PAD zone "Welcome Broadway"

Case: RZ19-003 / Mixed Use

Reviewer: H. Thrall

Date: 6/12/19




The "Welcome Broadway" PAD document does not have distinct design criteria separate from the Sign Standards for signage, except that the PAD's Design Review Committee is to review signage.




The Sign Standards (UDC 7A) address signage allowances (types of signs and sign area) within a PAD being processed by a "master sign program", or based on the underlying zone(s) the PAD was written from.




Residential uses within the PAD would defer to the multifamily residential sign area allowances table within UDC 7A, or approval of a master sign program.




An overall master sign program may not apply to the entire PAD district in this case, depending upon the individual design aspects of historic, commercial and residential developments within the PAD. Rather, a master sign program may be sought in areas of the PAD District - based on those above types of zones/developments.




Criteria for a Master Sign Program may be found in UDC 7A.7.1. Sign Standards (design criteria is Section E, Findings are within Section G). A Master Sign Program may be reviewed by design professional or by the Sign Design Review Committee, with submission as a result of a review of proposed signage / construction by a sign permit evaluation submitted via sign contractor.






Heather Thrall, Lead Planner

Signs Division

Planning & Development Services

City of Tucson

520-837-4975 (sign code & permit info)

http://pdsd.tucsonaz.gov/pdsd/sign-permits

Property Research Online (permits / zoning) https://www.tucsonaz.gov/PRO/pdsd/
6/14/2019 ELISA HAMBLIN ZONING REVIEW Completed To: Rezoning Division
Re: Pre-PAD Review

Date: June 14, 2019

902, 936, 948 E Broadway, 901, 935, 985 E 12th St
124-07-212A and multiple other parcels
C-3/I-1 to PAD
RZ19-003 Welcome Broadway

Thank you for the opportunity to review the Welcome Broadway PAD. The Zoning Review Section primarily reviews proposed PADs for the proposed uses and development standards, of which comments are provided here. Additionally, comments also focused on the ease of administration of the proposed PAD should it be adopted and utilized for development review.

Regarding section 3.B. Permitted and Proposed Uses:
1. Clarify whether the use-specific standards for uses permitted in the OCR-1 zone will still apply in the case of PAD
2. Table 2: Prohibited Uses, recommend clarifying the use group and correcting to align for UDC defined uses in all instances
3. Clarify whether certain uses are prohibited on the ground. Potentially exclude parking and residential uses on the ground floor along street frontage areas.
4. Table 3: Additional Permitted Use, recommend breaking out the uses by use type (Civic, Commercial, Residential, etc.) for ease of use
5. Concerned about the Industrial and Warehousing uses being proposed as permitted based on the anticipated build-out of the site. As per the note in the table, use-specific standards do not apply. As such, there is potentially no mitigation or adjacency standards proposed to buffer from residential uses.
6. Question the rationale for include Golf Course and Parks and Recreation as additional permitted uses
7. Table 4: Permitted Accessory Uses, recommend revising language to align with UDC defined uses in all instances. Microbrewery is defined as Perishable Goods Manufacturing

Other Comments
8. Section 3.c.2.d. clarify whether these rooftop amenities can be built on all portions of the buildings, and be allowed an additional 12 ft. This may be problematic in the areas that are required to have a building massing stepback.
9. Section 3.D.3.a, recommend sidewalks are required to be widened and language revised
10. Section 3.E.4, recommend additional architectural relief other than the minimum of just a window every 75 ft.
11. Section 3.I.1, recommend shade be provided via overhangs, awnings etc. into the right-of-way and not just this property
12. Section 3.J, recommend some mechanism be included to track the percentage of public plaza space being provided. Clarify whether walkways connecting plaza space count towards requirement.
13. Section 3.M, recommend grouping categories, rounding requirement and utilizing the UDC defined uses. Reexamine the proposed ratios as in many instances, there is not much variation from standard UDC requirements.
14. Section 3.M.2, clarify whether the UDC restriction of bars and restaurants not being eligible for an IPP apply in the PAD
15. Section 3.M.6.c, clarify approval of car-sharing spaces shall be approved through development package process
16. Section 3.O, several standards are listed to avoid nuisance impacts, potentially expand to cover the proposed industrial and warehousing uses and minimize impacts in the area
17. Section 3.T.2, clarify DRC language, believe word "except" should be omitted.

Should you have questions, contact me at elisa.hamblin@tucsonaz.gov or (520)837-4966.

Elisa Hamblin, AICP
Principal Planner
City of Tucson,
Planning and Development Services Department
6/18/2019 LOREN MAKUS ENGINEERING REVIEW Completed The proposed drainage requirements are acceptable to the PDSD Engineering Section.
6/19/2019 NROSS1 CONSERVATION & SUSTAINABLE DEVELOPMENT OCSD Completed None
6/19/2019 NROSS1 ENV SVCS REVIEW Completed None
6/19/2019 NROSS1 FIRE REVIEW Completed None
6/19/2019 CHRIS POIRIER PIMA COUNTY ADDRESSING Completed None
6/19/2019 ED ABRIGO PIMA COUNTY ASSESSOR Completed None
6/19/2019 NROSS1 PIMA COUNTY PIMA ASSN OF GOVTS Completed No objections/adverse comments. Since no specific development plan is included in the PAD, trip generation figures are no possible at this moment.



-Eric
Eric W. Kramer, Ph.D., AICP

Senior Land-Use Modeler



PAG40MPOhoriz3.png



1 E. Broadway Blvd, Ste. 401

Tucson, AZ 85701

(520) 495-1455 (tel)

(520) 620-6981 (fax)

www.pagregion.com

ekramer@pagregion.com
6/19/2019 NROSS1 PIMA COUNTY WASTEWATER Completed None
6/19/2019 NROSS1 POLICE REVIEW Completed None
6/19/2019 NROSS1 TUCSON WATER NEW AREA DEVELOPMENT REVIEW Completed None
6/19/2019 NROSS1 UTILITY CLEARANCES COT STREETS DIVISION Completed None
6/19/2019 NROSS1 UTILITY CLEARANCES COT WATER NEW DEVELOPMENT Completed None
6/19/2019 NROSS1 UTILITY CLEARANCES COX COMMUNICATION Completed None
6/19/2019 NROSS1 UTILITY CLEARANCES EL PASO NATURAL GAS Completed None
6/19/2019 NROSS1 UTILITY CLEARANCES KINDER MORGAN ENERGY Completed None
6/19/2019 NROSS1 UTILITY CLEARANCES PC WASTEWATER MGMT Completed None
6/19/2019 NROSS1 UTILITY CLEARANCES QUEST COMMUNICATION Completed None
6/19/2019 NROSS1 UTILITY CLEARANCES SOUTHWEST GAS CORP Completed None
6/19/2019 NROSS1 UTILITY CLEARANCES TUCSON ELECTRIC POWER CO Completed None
6/19/2019 NICHOLAS ROSS ZONING-DECISION LETTER REVIEW Completed COMMUNITY DESIGN REVIEW COMMITTEE
PLANNING & DEVELOPMENT SERVICES

June 18, 2019

Robin Large
Lazarus Silvyn and Bangs P.C
5983 E. Grant Rd
Tucson, AZ 85712


Subject: Welcome Broadway PAD - 1st Submittal

Dear Robin Large,

Your first submittal of May 16, 2019 for the above project has been reviewed by the Rezoning Review Committee and the comments reflect the outstanding requirements and issues which need to be addressed before approval is granted. Please review the comments carefully. Once you have addressed all of the comments, please submit the following revised documents and 5 DETAILED cover letters for each agency explaining how each outstanding requirement has been addressed:


4 Hard Copies Revised PAD Document [Zoning, Planning, Historic, Transportation]

1 CD of the Revised PAD document for Electronic Reviewers

The revised PAD document must be in a redline format so reviewers do not have to reread the entire document.



Should you have any questions, please call me at 837-4029.


Sincerely,




Nick Ross
Lead Planner

All comments for this case are available on: https://www.tucsonaz.gov/pro/pdsd/review/detail/12407211B/RZ19-003/319716/