Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0125-00005
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 | TP-PRE-0125-00005 • Pre-Application Conference Review v1 • 3026 N 1ST AV TUCSON, AZ 85719: Based on the information provided, TFD has the following comments: 1. Provide fire alarm as required in 2024 IFC, 903.4 / 907 2. Provide fire sprinkler systems following 2024 IFC, 903 3. Maintain access in accordance with 2024 IFC, 503.1.1 4. Provide Knox access at gates. IFC 24, 503.6, 506.1 If you have any fire specific questions, please reach out. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review | REVIEW COMPLETED | DTM has no comments. | |||
| Site Engineering | REVIEW COMPLETED | TP-PRE-0125-00005 3026 N 1ST AV Site engineering comments are as follows: 1. First flush retention and balanced basin detention compliant with sections 2 and 3 of the DSSDR will be required. A drainage report will be required to establish that these requirements are being met. The Design Standards for Stormwater Detention and Retention (DSSDR) manual can be found online at: https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf 2. Show locations of all downspouts and outlets. ADA sidewalks must be constructed in such a way that the 10-yr frequency flood discharge not be directed over the walk. TSM 7-01.4.3E 3. Pedestrian circulation is required to connect all buildings, dumpster areas, common use areas, and the sidewalk on the street frontage per TSM 7-01.3.3. 4. Please provide waste stream calculations and show that the clear space for waste disposal vehicles is adequate per UDC 8. Proposed waste enclosure may require ES review. 5. Please include parking calculations for the proposed structure and use which complies with UDC 7.4.4. Ryan Insalaco – ryan.insalaco@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: PROPOSED 2 STORY APARTMENT BUILDING AND PARKING AREA ACTIVITY NO: TP-PRE-0125-00005 ADDRESS: 3026 N 1ST AV ZONING: R-2 RESIDENCE ZONE LAND USE: MULTIFAMILY COMMERCIAL 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 ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS: 1. THE PRELIMINARY PLANS INDICATE THAT A NPPO WILL BE PREPARED. ADDITIONAL NOTES: A NPPO or a NPPO Waiver is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, must be submitted and approved or a request for an exception from the Native Plant Preservation requirements shall be approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Administrative Manual Section 2-11.0.0 prior to Grading Plan approval. PDSD will provide the applicant with the NPPO Waiver form upon request. 2. THE PRELIMINARY PLANS INDICATE A GOOD START TO THE PLANTING PLAN FOR THE SITE. ADDITIONAL NOTES: A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code 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. Provide the required number of trees in all vehicular parking areas (1 tree to 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. An interior landscape border is required along the north and the south property boundaries of the site per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Multifamily adjacent to residential requires a 10’ interior landscape border. The parking lot adjacent to residential also requires a 5’ masonry wall for the length of the parking area. For more information on the location of the screen wall and landscape border requirements see UDC 7.6.5.C. 5. A street landscape border is required along N Euclid Av per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Multifamily along MS&R and non-MS&R requires a 10’ street landscape border. Parking area adjacent to the street requires a 30” screen. For more information on the location of the screen and landscape border requirements see UDC 7.6.5.C. 6. A drip irrigation plan and details are required for all proposed landscape planting areas. 7. DTM review is required for all planting and irrigation in the ROW prior to the approval of the development package. Reach out to David Marhefka (david.marhefka@tucsonaz.gov) if necessary for this project. 8. 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. 9. THE RAINWATER HARVESTING PLAN IS ON THE RIGHT TRACK PER YOUR ATTACHED PRELIMINARY LANDSCAPE PLANS. ADDITIONAL NOTES: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. The Rainwater Harvesting Plan shall consist of two elements: A Site Water Budget Calculation Spreadsheet and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements require coordination between project managers, site engineers and landscape architects from the inception of the project. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. The two elements of the Rainwater Harvesting Plan shall illustrate how water harvesting will meet 50% of annual landscape water demand, as required by the ordinance. If a copy of the Site Water Budget Spreadsheet is needed, please reach out to the contact information at the bottom of these comments. 10. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades, spot elevations and curb cut locations. 11. Maximize rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area. 12. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | CDRC TRANSMITTAL TO: Planning & Development Services Department FROM: Fernando L. García PDSD Zoning Review Section PROJECT: 3026 N 1st Av, Tucson, AZ 85719 Parcel(s): 113-08-016B and 113-08-018A Zoning: C-2; R-2 Pre-Submittal Conference (1st Review) TP-PRE-0125-00005 TRANSMITTAL DATE: January 30, 2025 1. The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. Building permits can be submitted and reviewed concurrently with the development package but the building plans cannot be approved until the development package is approved and the building plans are reviewed for consistency. 2. The proposed project appears to consider two lots – 113-08-016B and 113-08-018A – as a single site, under single ownership, and as part of a unified development. As such, a lot combination processed through Pima Count could be required prior to final approval of this project. As the proposed apartment complex sits wholly on the R-2 parcel, it would need to adhere to R-2 dimensional standards. 3. In R-2, the maximum residential density is one dwelling for every 2,904 sf of area. The R-2 parcel measures roughly 25,489 sf per Pima County estimates. Based upon this estimate, up to eight total dwelling units could be permitted on this lot. Two appear already existing. The proposed 11-dwelling apartment complex, as such, would not be permitted on the R-2 lot, even were the lot to be combined with the C-2 parcel. 4. In addition, R-2 requires a setback of 6’ or 2/3 the height of the structure wall (whichever is greater) when abutting another residentially-zoned property, as it does to the north and south. No height is given for the proposed two-story apartment complex, but the 4’ setback to the south and 13’ 4” to the north are probably less than the requirement. As such, a Design Development Option would be required to request a reduction in the required setback distance. When abutting a nonresidentially-zoned property, as to the west in this case, the minimum required setback would be 10’ or ¾ the height of the structure wall (whichever is greater). The proposal shows between 0’ and 2’ to the west. A request to reduce a required setback to 1’ or less would require a Board of Adjustment (B/A) variance rather than a DDO. For more information about the DDO or B/A variance processes, reach out to Georgia Pennington at georgia.pennington@tucsonaz.gov or 520-0837-6311. Along interior interior property lines, the setback is measured from the property line to the face of the wall. 5. The maximum height permitted in R-2 is 25’. 6. An access easement would be insufficient to permit access between the two parcels. At minimum, a cross-access agreement would need to be established and submitted as part of the permit. 7. In the C-2 parcel, the maximum permitted residential density is one dwelling for every 990 sf. Based on the estimated size of the parcel from Pima County of roughly 42,809 sf, up to 43 dwelling units may be permitted. 8. Were the apartment complex to be relocated to the C-2 parcel, its setbacks to the north and south would be 0. To the east – were the two parcels to remain separate – the setback would be 1.5 times the height of the structure. This could be reduced to at least 1’ with an approved DDO or below 1’ with a B/A variance. Were the apartment complex to be relocated to the C-2 parcel, the access, parking and site improvements (landscaping, retention/detention) for it would also have to be placed on the C-2 parcel. 9. The maximum permitted height in C-2 is 40’. 10. Per UDC Table 7.4.4-1, the motor vehicle parking ratio for multifamily development depends on the size of each unit which are as follows: a. Studio, less than 400 sq. ft. GFA - 1.00 space per dwelling unit b. Studio, more than 400 sq. ft. GFA, and 1 Bedroom - 1.50 spaces per dwelling unit c. Two Bedrooms - 2.00 spaces per dwelling unit d. Three Bedrooms - 2.25 spaces per dwelling unit e. Four or More Bedrooms - 2.50 spaces per dwelling unit A total estimate could not be provided without knowing the size of the proposed studios or the number of bedrooms in the existing residences on the R-2 parcel. 11. Per UDC Table 7.4.8-1, the short-term bicycle parking ratio for multifamily development is .10 spaces per bedroom. The long-term bicycle parking ratio for multifamily development is .5 spaces per bedroom. 12. Per UDC Table 7.4.11-1, the electric vehicle supply equipment (EVSE) ratio for multifamily development is 10% EV Ready and 20% EV Capable. 13. Per UDC Technical Standards Manual Section 7-01, a pedestrian circulation path is required to connect all areas of a development, including accessible parking spaces, entrances, and dumpsters. A pedestrian circulation path to each adjacent street is also required. 14. Given the complexity of this project, and the long-term future phases proposed on the submitted plans, it is recommended to reach out to the Entitlements Section to gather information about rezoning or planned area development (PAD) options. Reach out to Gabriel Sleighter at gabriel.sleighter@tucsonaz.gov or 520-837-6952. 15. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, the Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 16. If you have any questions, please contact me at fernando.garcia2@tucsonaz.gov. |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0125-00005 - Pre-Application Conference Review v1 - 3026 N 1ST AVE Tucson Water has no objections to the proposed development and offers the following comments for your convenience: 1. Regarding question #5 on the proposal: None of the provided documents show the proposed access easement. Also, none of the provided documents show parcels A and B as referenced in the Easement Access agreement. Without this information Tucson Water can only generally respond to whether the easement access will allow utility location and connections from Euclid Ave rather than First Ave. 2. Tucson Water’s Remote Meter Policy No. IV-B.08, Eff. 07/14/2009 requires that each residential or commercial lot have a minimum of 15’ of real property frontage onto the public or private street, alley, or water easement that contains the public water main that will serve that lot. An easement is not considered real property. Therefore, an easement to Euclid Avenue will not allow the proposed apartment project to be served the existing water main in Euclid Avenue. 3. For other public utility companies to utilize the proposed easement, the easement would need to be an Ingress/Egress and Public & Private Utility easement. A simple Ingress/Egress easement will not be acceptable. 4. A copy of Tucson Water’s Remote Meter Policy No. IV-B.08, Eff. 07/14/2009 may be obtained by sending an e-mail request for this policy to me at the e-mail address in my signature block. 5. The 1st Ave. parcel is currently being served by 2 active ⅝” potable water meters which are being fed by two ¾” water service lines connected to the existing 8 inch cast iron potable water main on the west side of First Ave. Should a larger water service line, water meter or fire water services be needed for this proposed development, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov. 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: Michael Asbury, Engineering Associate Tucson Water, New Development Section 201 N. Stone Avenue, #2 Flr. P.O. Box 27210 Tucson, AZ 85726-7210 (520) 837-2202 michael.asbury@tucsonaz.gov |