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Plan Review Detail

Plan Number: TP-PRE-0123-00096
Parcel: 13312006P

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0123-00096
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
Review Date Reviewer's Name Type of Review Description Status Comments
Fire New Construction REVIEW COMPLETED Section 503.2.5 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus.
Section D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses.

Section D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater.

Section D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof.

Section D105.3 Proximity to building. One or more of required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approve by the fire code official.

Section D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official.

Fire sprinkler underground plans shall be submitted to and a permit obtained from TFD
Fire sprinkler plans shall be submitted to and a permit obtained from TFD
Fire alarm plans shall be submitted to and a permit obtained from TFD
Electric gates require a KNOX Gate key switch. Add note to drawings that gate requires KNOX Keys switch
Section 912.2.1 Installation. Fire department connections shall be installed in accordance with the NFPA standard applicable to the system design and shall comply with Sections 912.2 through 912.7
All portions of the buildings shall be within 400' of a fire hydrant. Please show fire hydrant locations on the DP. 600' allowed with fire sprinklers installed
Fire sprinkler underground drawings shall also be displayed on the fire sheet.
Questions:

Jennifer Peel-Davis
Tucson Fire Department
Fire Plans Examiner
Fire Inspector I, II and Fire Alarm Plans Examiner
Jennifer.Peel-Davis@Tucsonaz.gov
Desk: 520-837-7033
Site Engineering REVIEW COMPLETED TP-PRE-0123-00096
7822 E WRIGHTSTOWN RD

1. Because current development will be demolished, retention and detention volumes should be calculated based on a vacant land pre-development condition.

2. Please include waste stream calculations in your development package.

3. Please include waste enclosure and clear zone dimensions on the site plan.

4. Keynote 3 calls out a 2' overhang, a 2.5' over hang is required.

5. Ensure the 4 ft min width of sidewalks when the vehicle overhand is updated to 2.5'.

6. Show turning radiuses are appropriate for Environmental Services vehicles (see Technical Standards Manual 8-01.5.2 and 8-01.9.0)

7. There appears to be a gate in the southeast corner of the development. If there is a shared access agreement with the owner of this property, please include it in your submittal.

8. Please clarify the type of vehicular access intended for E Wrightstown Rd (directionally restricted or unrestricted).

9. The entire frontage along E Wrightstown Rd will need a 6' sidewalk with a minimum 2' buffer area between back of curb and sidewalk. (TSM 10-01.2.7).

10. Wrightstown is a Major Streets & Routes arterial with a future right of way of 150'. Please show the current and future right of way on the development package site plan. Surplus parking can be located in the future right of way but required parking cannot. (see the Tucson MS&R plan for more details)

Faffs Riederer
Faffs.riederer@tucsonaz.gov
Site Landscape REVIEW COMPLETED PROJECT: WRIGHTSTOWN MULTIFAMILY
ACTIVITY NO. TP-PRE-0123-00096
ADDRESS/PARCEL: 7822 E WRIGHTSTOWN RD/133-12-006M
ZONING: C-1

This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants and water harvesting.

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 Landscape/NPPO to assure compliance with the applicable UDC development criteria and Technical Standards.

COMMENTS:
1. Due to the existing nature of the site, an NPPO waiver will satisfy the NPPO ordinance.
2. A landscape plan is required per 7.6.2.B.1-b. The Unified Development Code (UDC) requires all new development or an expansion of greater than 25% of an existing development to submit a landscape plan, UDC 7.6.2. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10.
3. Ensure the required number of trees is in all vehicular parking areas (1 tree: 4 parking spaces) per UDC 7.6.4.B.1. Trees are to be distributed evenly throughout the parking area, UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a.
4. There will need to be a street landscape border on E Wrightstown Rd per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements.
5. See Engineering notes for Retention/Detention.
6. All landscape plans shall incorporate water conserving design as defined in UDC Section 7.6.6, Use of Water, and as described in the Technical Standards Manual 5.01-5.11.
7. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. Please include spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan.
8. Maximize the rainwater harvesting across the site into the landscape areas, including but not limited to the street landscape borders as well as the tree wells for the required trees for the parking lot.
9. Commercial Rainwater Harvesting plan is required per UDC Technical Standards Manual – Section 4-01.3.0. and Section 5-01.0.0 Landscaping and Screening. Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards for Stormwater Detention and Retention is required and shall work in conjunction with the Commercial Rainwater Harvesting design. Using Low Impact Development design and water harvesting provides critical basin detention and first flush retention for all new development and impervious area. The newly adopted Detention/Retention Manual can be found: https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-final-201406-manual.pdf

With CoT edits to the manual are found at: https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf

If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988
Site Zoning REVIEW COMPLETED FROM: Iman Monshizadeh
PDSD Zoning Review Section
PROJECT: TP-PRE-0123-00096 (Broadstone Catalina)
TRANSMITTAL DATE: 02/28/2023

A development package will be required for this project. Information on the development package can be found here: https://www.tucsonaz.gov/pdsd/apply-permit

Density calculations for the C-1 zone are 36 units per acre. The current unit count is below the maximum allowed units.

Setbacks for the southwest and south of the property (residential zones) is 1.5 * Height of the structure. Setbacks for Wrightstown Rd is 21’ or the Height, measured from the structure to the back of existing/future curb. All structures will need to meet setbacks including shade structures for parking.

Clarify exiting lot lines and if they are to be adjusted for this project.

Maximum height for the C-1 zone for a nonresidential use is 30’


For questions regarding Zoning comments, please contact me at: Iman.Monshizadeh@tucsonaz.gov / (520) 837-4082

Based on a follow-up conversation on 3/6/23, it appears the proposed land division would be eligible for a minor subdivision. This is based on preliminary information. Regarding the applicability of County or City standards, please submit a concurrence letter to the Zoning Administrator at Elisa.Hamblin@tucsonaz.gov.
Traffic Engineering Review REVIEW COMPLETED TP-PRE-0123-00096
7822 E. Wrightstown Rd.

Comments:
1. A Traffic Impact Analysis is required for this project.

Pending the TIA results,

2. New curb returns on Wrightstown Rd must have a minimum radius of 25’.
3. New curb access ramps to be constructed at each curb return, per P.A.G. standard 207.
4. New concrete curb per P.A.G. standard 209, match existing.
5. New 5’ concrete sidewalk per P.A.G. standard 200 along the entire property frontage.
6. Any unused curb cuts- close with P.A.G. standard 209 concrete curb and P.A.G. standard 200 concrete sidewalk.
7. At least one sidewalk is required to connect the onsite circulation path to sidewalk in the ROW.
8. Where adjoining sidewalk from the property ties to sidewalk along the ROW frontage, a 60” X 60” ADA landing is required. Landings shall be 60” X 60” and not to exceed a 2% cross slope in all directions.
9. 3’ minimum buffer between curb and sidewalk, unless ROW is limited.
10. Protect in place existing streetlights.
11. Protect in place existing catch basins.
12. Protect in place or relocate accordingly, existing regulatory or warning signs.
13. Protect in place or relocate accordingly, the existing bus stop pad/ shelter.


David Stiffey
DTM Project Coordinator
David.Stiffey@tucsonaz.gov
TW Hydraulic Modeling Review REVIEW COMPLETED 1. APN 13312006P obtains it’s water from a 3” dead end public water main constructed prior to 1978, when this area was served by the Silver Shadows Water Company. Per Section 8-06.4.2 of Tucson Water’s Minimum Design Standards, no fire services may be connected to this existing 3” public water main. Also, this 3” public water main may need to be relocated by the owner / developer at his or her own expense to develop the property as shown on the submitted site plan.
2. To ensure proper water quality throughout its public water distribution system, Tucson Water does not allow water to flow from its public distribution system into private distribution systems and then flow back into Tucson Water’s public distribution. This property is served by a private fire loop consisting of 8” water mains and 6” private fire hydrants constructed prior to 1978, when this area was served by the Silver Shadows Water Company. This private fire loop connects to the 8” public water main in Wrightstown Road at two points, and at each point there is a 8” check valve to allow water to flow from Tucson Water’s public distribution system into the private fire loop and to prevent water in the private fire loop from re-entering the public distribution system. But check valves often fail to completely seal, and the ability of these check valves to completely seal and prevent backflow into the public distribution system is in question.
3. Tucson Water typically requires the use of 8”public fire hydrants in commercial projects such as this one, so that every fire hydrant receives the maintenance that it requires and is capable of providing the fire flow required by the Tucson Fire Department which will be based on each building’s construction type and square footage. A required fire flow of at least 1500 gpm can be expected for this project, and the ability of the existing loop to deliver the required flow must be questioned because of:
a. The presence of check valves at the two points where the private fire loop connects to the public water distribution system. These check valves may no longer be able to completely open or close.
b. The 6” private fire hydrants. Their ability to provide the fire flow required by the Tucson Fire Department must be questioned, due to both their size and their maintenance history which at this time is unknown to me.
4. Tucson Water strongly recommends that the owners & developers of this project meet first with Tucson Fire staff to establish what the required fire flow for this project is going to be, and then meet with Tucson Water staff to determine what water system improvements are necessary.
5. Given the age of the existing water infrastructure on the site, Tucson Water strongly recommends that the existing water infrastructure on the site be removed and replaced with new public water infrastructure that is better suited for meeting this development’s needs. Please note that Tucson Water will not accept the existing private fire loop into its public water distribution due to its age, and uncertainties about it’s construction.
6. The above comments are based on the limited preliminary information provided by the applicant and should not be construed as a complete review of the proposal. Any questions, comments or concerns about these comments may be directed to:

Tim Rowe, P.E., Civil Engineer
Tucson Water, New Development Section
201 N. Stone Avenue, #2-220
P.O. Box 27210
Tucson, AZ 85726-7210
(520) 837-2106
tim.rowe@tucsonaz.gov