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Plan Review Detail

Plan Number: SD-0525-00075
Parcel: 11619131A

Review Status: Requires Resubmit

Review Details: SPECIAL DISTRICTS REVIEW v.1

Plan Number - SD-0525-00075
Review Name: SPECIAL DISTRICTS REVIEW v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
Special Districts Application Completeness Express PENDING ASSIGNMENT
Design Review - Standard REQUIRES RESUBMIT Please address with a response letter the following items in the Design Package:
1. Include a letter from the property owner authorizing Lizard Rock Designs to file this IID Design Package;
2. Include the scope of work of the project, and a list of the breaks from UDC requirements you are requesting through the IID;
3. On PDF Page 12, Exhibit 1: Site Plan, please include the minimum information needed to make the site plan legible, such as north arrow, street names, proposed land use, total gross floor area square footage, heights, dimensioned setbacks, parking calculations, refuse collection calculations, etc. Include a legend with the items depicted as necessary. Please note the site plan included in the Design Package will need to match the site plan included in future Development Package submittals;
4. On PDF Pages 14 and 15, Exhibit 3, Height Restrictions North to South, and Exhibit 4, Height Restrictions East to West, perhaps the title of these exhibits could be Elevations, and the elevations from all sides (north, south, east, west) need to be included. Also, please dimension all elevations in feet from grade and number of stories. Additionally, the font needs to be legible;
5. On PDF Page 16, Exhibit 5, Street View Looking East, please also provide additional renderings of the project from other viewpoints;
6. On PDF Page 18, Exhibit 7, Landscape, please indicate on the landscape plan a legend with all the vegetation and hardcape materials proposed. Please note the landscape plan included in the Design Package will need to match the landscape plan included in future Development Package submittals;
7. On PDF Page 21, Exhibit 10, Building Elevations, please include the north elevation. Also, all elevations must include dimensioned heights in feet, from grade elevation;
8. On PDF Page 22, Exhibit 10 (it seems this should this be Exhibit 11), Building Materials and Forms, please include cut sheets and/or photographs of the type, color and texture of the proposed materials;
9. On PDF Page 25, Exhibit 11, Neighborhood and Historic Context, please label the names and addresses of each picture included. Also, please delete the repeat title “Neighborhood Context”;
10. On PDF Page 26, Exhibit 12, Existing Condition Photos, please clearly indicate the photos are of the existing site;
11. Please include all necessary materials for historic preservation review, as indicated in the Special Districts Application Instructions (https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/submission-documents/special_districts_application_instructions_7.18.23.pdf) and the Historic Resource Checklist (https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/checklist_for_historic_design_review_-_general.pdf), which include a narrative, Development Zone Map with labeled photographs of properties in surrounding area that provide a precedent for the proposed design, and any other materials that may be required by the Historic Preservation Officer;
12. In the Neighborhood Meeting documentation file, please include: a) The letter that was mailed out; 2) The mailing labels; 3) Signed Affidavit indicating when the invite was mailed out; and 4) Sign-In Sheet; 5) Slides that were shown at the meeting;
13. Please note that Mark Castro (mark.castro@tucsonaz.gov) from PDSD Zoning Administration will be reviewing the proposed IPP in coordination with DTM’s Park Tucson, and will assess the fees for IPP review; and
14. Also please note, once the Design Package is resubmitted and accepted for review and IID and IPP review fees are paid, I will be forwarding the materials to the Design Professional, the Historic Preservation Office, Environmental Services and DTM’s landscape reviewer for their review,, and will be coordinating with Mark Castro for the IPP review.
If you have any questions, please let me know: maria.gayosso@tucsonaz.gov. Thank you.
Historic - Standard REQUIRES RESUBMIT • Section 5.12.6.F. IID Historic Preservation Review.
• The Tucson-Pima County Historical Commission Plans Review Subcommittee reviews projects proposing new developing using IID zoning that are listed or adjacent to properties listed on the National Register of Historic Places. The TPCHC Plans Review Subcommittee reviews for compliance with the design requirements of the applicable Sub-District and for design compatibility of a proposed development. New development must be designed to complement and be compatible with the architecture of adjacent historic properties. Compatibility with adjacent historic structures is to be achieved through architectural elements such as building setbacks, building step-backs, textures, materials, forms, and landscaping. UDC Section 5.12.6.F.2.e.: “It is not the intent of the design review process to impose additional limitations or building preservation requirements on the allowable building heights in the IID. Unless a building height limitation in a Sub-District is specifically required herein, the proposed development may use the entire building height allowed by the IID.”
• Please include all necessary materials for historic preservation review, as indicated in the Special Districts Application Instructions: https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/submission-documents/special_districts_application_instructions_7.18.23.pdf, and the Historic Resource Checklist: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/checklist_for_historic_design_review_-_general.pdf, which include a narrative, Development Zone Map with labeled photographs of properties in surrounding area that provide a precedent for the proposed design. Examples of architectural styles should be borrowed from Menlo Park Historic District. Show how the design features and materials borrow from those found in the historic zone.
• Site plan shows 4-story building. Where does it go down to 3-stories? Show on site plan.
• For the Design Narrative, explain how the project meets applicable design guidelines.
• Photographs of existing conditions.
• Proposed building materials – material legend or spec sheet.
• I sent a request to SHPO to evaluate whether the proposed project would adversely impact the Menlo Park National Register Historic District. Review period is 30 days.
• The project is benefited from being located on the edge of the historic zone and being separated from the rest of the single family homes on Bonita by an alley. Can you screen the parking lot from the adjacent neighbors and street? Screening could help mitigate visual impacts to the historic district as well as privacy concerns.
• Reference National Register Historic Places Nomination Form to see historic materials and styles found in district: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/historic-preservation/documents/menloparkhd2010_exp.pdf
Zoning Modifications - IPP - Standard REQUIRES RESUBMIT The Individual Parking Plan (IPP) is subject to the 400’ Notice Procedure (UDC Section 3.3.5). The IPP, sealed by a design professional licensed by the State of Arizona, shall include the information as outlined in UDC Section 7.4.5.A.4.a – m. The following comment(s) are provided based on the current submittal:
1. UDC Section 7.4.5.A.4(a) – The parking ratio of 0.25 per unit seems low for the use. Provide a ratio that is closer to .75 or provide additional justification for .25 ratio. This would include but not limited to, demonstrating what percentage of residents would not have a car and providing a management plan to identify any mechanisms that will ensure the neighbors to the north will not be impacted by overflow of parking.
A resubmittal of the IPP addressing this comment is required. If you have questions, please email Mark.Castro@tucsonaz.gov