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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0124-00029
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Design Review | REVIEW COMPLETED | Design Professional's preliminary review, PDF file, has been uploaded into TDC Online and Pro. Any questions please let me know via email: maria.gayosso@tucsonaz.gov. Thank you. | |||
| DTM - Park Tucson | REVIEW COMPLETED | Park Tucson-DTM On street parking eligible to be petitioned into a Residential Parking Permit program. No other concerns or comments at this time. J.R. Kelley Park Tucson, Department of Transportation and Mobility Office (520) 791-5071 garl.kelley@tucsonaz.gov |
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| External Reviewers - COT Environmental Services | REVIEW COMPLETED | ES Comments: 1. Call out the width of the alley from Warren to Cherry (requires 12ft unobstructed clear path), the path of overhead wires and their height, and service vehicle turning radii. Must comply with access and maneuvering standards per TSM 8-01.5.3 & 8-01.6.2. Refer to TSM 8-09.0 Figure 4. If there will be overhead wires at the point of collection, will this require the service vehicle to have to back out into Warren Ave? Alley inspection will be necessary to determine feasibility. 2. Include enclosure detail, refer to TSM 8-01.5.2 Please feel free to contact me regarding this review. Thanks, Andy Vera (520) 837-3798 Andy.Vera@tucsonaz.gov |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0124-00029 • Pre-Application Conference Review v1 •1601 E BROADWAY BL TUCSON, AZ 85719: Based on the information provided, TFD has no comments at this time. Please reach out if you have any questions. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Historic | REVIEW COMPLETED | Properties are historically designated and if participating in the Sunshine Mile UOD will require review with the Plans Review Subcommittee (PRS). PRS will need more details on proposed exterior changes to the buildings and the site. Historic staff recommends a courtesy review with PRS. | |||
| ROW Engineering Review | REVIEW COMPLETED | TP-PRE-0124-00029 1601 E. Broadway Blvd. Comments: 1. Tie-in to new sidewalk on Warren Ave per P.A.G. standard 203. 2. New sidewalk along Warren Ave per P.A.G. Standard 200. (Match existing width) 3. New Curb Access Ramp on SW corner of Warren Ave and the alley, per P.A.G. standard 207. 4. Access to solid waste enclosure from alley is OK with DTM but needs ES approval. And shall be per Figure 4 of the Technical Standards Manual. David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |
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| Site Engineering | REVIEW COMPLETED | 1. First flush retention and balanced basin detention required. Maximize water harvesting into landscape areas. 2. Alley access to refuse enclosures requires Environmental Services approval. Note that the existing overhead power lines will prevent this approval as currently proposed. Contact Andy Vera for further discussion at andy.vera@tucsonaz.gov 3. Ensure that pedestrian circulation is ADA compliant. 4. Sunshine Mile Pedestrian Circulation (7) states that at least 1 Mid-Block pedestrian passthrough shall be provided for projects that propose to develop an entire block, and that they be designed so that they cannot be enclosed or locked. Joshua Garcia joshua.garcia@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PROJECT: GASTRONOMY COLLECTIVE ACTIVITY NO. TP-PRE-0124-00029 ADDRESS/PARCEL: 1601 E BROADWAY BL/MANY ZONING: R-2, C-1; SUNSHINE MILE DISTRICT, UOD-3 BUNGALOW SUBDISTRICT 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. This plan has also been reviewed for compliance with the Sunshine Mile Overlay District and Bungalow Subdistrict UOD. 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. 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. 2. Per the Sunshine Mile Overlay District and the Bungalow Subdistrict Overlay, the minimum landscape requirements only apply to Public Open Spaces, see page IV-39. 3. Per Section J (page III-23) Open Space #7, “Parking areas may not be counted as Open Space.” 4. 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. 5. Under Section M Environmentally Conscious Design, which outlines that each project shall include ten (10) or more of the following design practices., #3 states that “Shade is required for 70% of parking areas”. While this is not a hard requirement, please keep that in mind as part of this development. 6. Per the Sunshine Mile Overlay District and the Bungalow Subdistrict Overlay, for non-residential use, the amount of Open Space that is required is 10% of the overall lot area. Of that Open Space, 60% of it must be landscaped. (See page IV-19 of the Sunshine Mile Final Document). 7. There will need to be a street landscape border on E Broadway Bl per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Please call this out on the Landscape plans. 8. In Section E of the Sunshine Mile Overlay District Shade (page III-10), “...shade shall be provided for at least fifty (50) percent of all sidewalks and pedestrian paths as measured at 2:00 pm on June 21 when the sun is 82 degrees above the horizon. Shade may be provided by trees, arcades, canopies, or shade structures provided their location and design characteristics are compatible with the historic and design context of the street and the architectural integrity of the building. The use of plantings and shade structures in the City Right-Of-Way is permitted to meet this standard with the approval of DTM.” 9. DTM approval is required for any and all planting or irrigation in the ROW prior to the approval of the development package. Reach out to David Marhefka (David.marhefka@tucsonaz.gov) for that approval and specific verbiage that is required on the plan documents. 10. There will need to be a separate irrigation only water meter. TSM 4-01.6.1.A.1. 11. See Engineering notes for Retention/Detention. 12. 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. 13. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. While not required, please include spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan. 14. 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. One way to accomplish this would be the use of flush curbs and parking blocks. 15. A Commercial Rainwater Harvesting plan is required per the 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. 16. The Commercial Rainwater Harvesting Plan must utilize the Site Water Budget. See TSM 4-01.0.0 Exhibit A. The Site Water Budget is how the Water Dept tracks the irrigation water use on-site, not first flush retention volume charts. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Wyatt Berger, Lead Planner PROJECT: Thursday Pre-application Conference – TP-PRE-0124-00029 Address: 1523-1647 East Broadway Boulevard Parcel(s): 124-08-221B and 124-09-124A Zoning: R-2 “Residential” and C-1 “Commercial” Existing Use: Single-family residential and undeveloped Proposed Use: Mixed use TRANSMITTAL DATE: February 13, 2024 COMMENTS: 1. Development must comply with Administrative Manual Section 2-06.0.0 Development Package. Building permits may be submitted concurrently with the development package; however, the development package shall be approved by all reviewers prior to zoning approval of the associated building permits. 2. Be aware that a separate development package is required for the parking lot. Design review under the Sunshine Mile District (SMD) will not be required for the parking lot. 3. The project is located within the Bungalow Subdistrict of the SMD. If the SMD overlay is to be pursued, the following standards apply to the proposal. 4. The proposed Administrative and Professional Office, Alcoholic Beverage Service, Food Service, and General Merchandise Sales, uses are permitted in the Bungalow Subdistrict (Table III.B.1). 5. Please be aware that a commercial kitchen use is considered a Food and Beverage Wholesaling use and is not permitted in the Bungalow Subdistrict or in the underlying C-1 zoning (Table III.B.1 and UDC Table 4.8-4). The use may only be permitted if considered centralized cooking facilities for the entire site. 6. Off-site parking is permitted for the proposal as the parking lot is within 650 feet of the development. A shared parking agreement with the City or a third-party will be required (III.H.1.a.(2)(a)). 7. The number of proposed motor vehicle parking spaces meets the requirements of Table III.H.1. Keep in mind that only eight spaces are required for the Alcoholic Beverage Service use. A 20% reduction of parking may also be obtained based on existing proximity to a transit stop (Table III.H.2) 8. One EV Capable parking space will be required for the Administrative and Professional Office use (UDC Table 7.4.11-1). 9. Based on the total gross floor area of the site, three short-term bicycle parking spaces are required. Long-term bicycle parking is not required (III.H.5.b). 10. The maximum lot coverage for the site is 50%. A minimum open space of 10% of lot area is also required (Figure IV.B.3.b(3)). 11. Ensure compliance with Technical Standards Manual Section 7-01.4.3. All sidewalks must be a minimum of four feet wide and installed to avoid any obstruction which decreases the minimum width to less than four feet. 12. Ensure access standards found in Section 7.8 of the UDC and Sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual are met. 13. 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 Wyatt.Berger@tucsonaz.gov or at 520-837-4951. |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0124-00029 - Pre-Application Conference Review v1 – 1601 E BROADWAY BL Tucson Water has no objections to, or comments on, the proposed development. 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 |