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Plan Review Detail

Plan Number: TP-PRE-0126-00001
Parcel: 117066950

Address:
45 N 5TH AV

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0126-00001
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 Applicant has indicated "We do not yet know if we will be utilizing the IID. We should have a better understanding and a final determination within the next 60 days.". If the IID is going to be pursued, please send me an email: maria.gayosso@tucsonaz.gov, so I can arrange for a presub meeting with the Design Professional and staff. If the IID will not be used, project still will need to demonstrate compliance with RNA requirements specified in UDC Section 5.12.7 (https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-23005), including parking, height, building design, plazas and pedestrian nodes, shade requirements, etc), and will require review by the Design Board. A Design Package will need to be submitted as a subrecord of the Development Package following these instructions: https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/submission-documents/special_districts_application_instructions_7.18.23.pdf. Here's an overview of the RNA process: https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/planning-amp-zoning/rna-application-and-review-process.pdf. And here's an overview of the IID process: https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/planning-amp-zoning/iid-application-and-review-process.pdf. If you have any questions, please let me know: maria.gayosso@tucsonaz.gov. Thank you.
Fire New Construction * REVIEW COMPLETED TP-PRE-0126-00001 • Pre-Application Conference Review v1 • 45 N 5TH AV TUCSON, AZ 85701:
Based on the information provided, TFD has the following comments:
1. Verify hydrant coverage. IFC 24, 507.5.1.1.
2. Maintain aerial access for existing MLK apartments, and provide aerial access. IFC 24, Appendix D 105.2 (26’ width) (please note TFD will not accept trees with mature height over 20' on the aerial access side of the building.)
Please feel free to reach out with any additional questions.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Historic * REVIEW COMPLETED The project is located within a City of Tucson Archaeological Sensitivity Zone. Any ground disturbing activities within the City Right-of-Way (e.g. utility line trenching) will be reviewed by the Historic Preservation Office and may require archaeological monitoring.


Additionally, per A.R.S. §41-865, if human remains or funerary objects are encountered during ground disturbing activities on private land, ground disturbance must be stopped and the Arizona State Museum Repatriation Coordinator must be notified (asm-repatriation@email.arizona.edu). See the following website for more information about A.R.S. §41-865: https://statemuseum.arizona.edu/crm/human-burials-sacred-objects-and-you.
Historic * REVIEW COMPLETED When submitting in the future, applicant is to provide fully dimensioned elevation drawings along with a door & window schedule, a roof plan, and any mechanical equipment that will be located on grade or roof.
ROW Engineering Review * REVIEW COMPLETED Traffic Impact Analysis will be required.
Private Improvement agreement will be required.
Off-street parking relocation/modification will need to be coordinated with Park Tucson.
Toole Ave is a collector on MS&R map with a shared bike lane in this area, curb line should remain the same.
Some of the building structure is located outside private property boundary and encroaching the ROW.
Site Engineering * REVIEW COMPLETED Permit: TP-PRE-0126-00001
Location: 45 N 5TH AV
Review Date: 1/22/2026
Moxy Tucson Hotel

This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-6 and Technical Manual (TM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code.
Drainage Manual Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/cot-drainage-manual-searchable.pdf
Design standards for Stormwater Detention and Retention Link:
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf

Site Engineering Comments:
1. To determine shared trash/recycling with MLK Apartments, please provide waste stream calculation for both new hotel and MLK Apartments in submittal to development package. Approval will depend on a shared agreement with MLK Apartments and approval from Environmental Services. Please contact Andy Vera at Environment Services as point of contact: Andy.Vera@tucsonaz.gov
2. For the submittal of site plan for the development package (DP) please provide the following:
a. Show downspouts and scuppers on site plan. Must match DP and building permit. TSM 7-01.4.1.E
b. Show sight visibility triangles (SVT) for the garage ingress/egress (structure cannot impede with visibility). Additional SVT to be shown at Alley/Toole and 5TH/Toole intersections. TSM 10-01.5.0
c. Grading Plan to include cut and fill quantities and total area of disturbance. TSM 2-01.0.0
d. A drainage statement will be required to show compliance with City of Tucson first flush retention requirements

This review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during submission process.
If you have any questions or concerns, please contact Dylan Molina.
Dylan.Molina@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: MOXY TUCSON HOTEL DEVELOPMENT
ACTIVITY NO: TP-PRE-0126-00001
ADDRESS: 45 N 5TH AV
ZONING: RIO NUEVO AREA (RNA)
LAND USE: HOTEL COMMERCIAL
01.21.2026

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 THE SITE LANDSCAPE/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING.

GENERAL RIO NUEVO AREA (RNA) SITE LANDSCAPE COMMENTS:

1. UDC 5.12.7 RIO NUEVO AREA (RNA) ZONING DESIGN STANDARDS:

Plazas and Open Space
a. Plazas and Pedestrian Nodes
**Five percent of the gross floor area of new construction shall be provided in public plazas or courtyards. Open space plazas, courtyards, and patios are landscaped outdoor areas designed to accommodate multiple uses, from large gatherings of the people for performing arts to smaller gatherings. The plazas and courtyards will be one of the ways that spaces and uses can be linked. The requirement of this section may be waived or reduced by the PDSD Director upon a written finding during the review process that the development enhances the downtown pedestrian environment even with a smaller percent or elimination of the requirement.

b. Viewshed Corridors
Views of all historic properties and all natural elements surrounding the Downtown should be
considered during design. Plazas, courtyards, and open spaces shall be sited to include views to other public spaces, where feasible.

c. Linkages (Physical and Visual)
Neighborhood linkages shall be maintained throughout Downtown.

4. **Streetscape
a. Streetscapes must be consistent with the Streetscape Design Policy. In streetscape design, priority is given to pedestrians.

b. **Shade
Shade shall be provided for at least 50 percent of all sidewalks and pedestrian pathways as measured at 12:00 p.m. on June 21 when the sun is 80° above the horizon (based on 32°N Latitude). Shade may be provided by arcades, canopies, or shade structures, provided they and their location and design characteristics are compatible with the prevailing and design context of the street and the architectural integrity of the building. Deciduous trees, as proposed in the Downtown Comprehensive Street Tree Plan, are encouraged to supplement existing evergreen trees. The use of plantings and shade structures in the City right-of-way are permitted to meet this standard with the approval of the Department of Transportation. The shade provided by a building may serve to meet this standard.

2. **RNA Review
The Design Review Board (DRB) reviews all applications for compliance with the RNA standards in
conjunction with the underlying zoning and makes findings and recommendations to the PDSD Director.

ADDITIONAL STANDARD SITE LANDSCAPE COMMENTS:

1. **A landscape plan set is required. Provide a planting plan, an irrigation plan, a rainwater harvesting plan and all applicable details and specifications required to construct the project.

2. **On the landscape plans include a narrative that explains how all of the Rio Nuevo Area site landscape requirements are being met.

3. **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) for review and approval of the required shade trees and irrigation that will need to be implemented as part of the Rio Nuevo Area landscape requirements for shade.

4. 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.

5. **If it is determined that any of the above provided site landscape standards cannot be met due to the nature of the development, then a Design Development Option (DDO) can be a viable option, see UDC 3.11.1.B.3 for landscape and screening modifications allowed. A Board of Adjustment Variance to the UDC site landscape requirements is also a viable alternative. Please reach out to Mark Castro with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov

Thank you.
Chad Keller, RLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
PDSD Zoning Review
FROM: Krista Hansen, Lead Planner
PROJECT: Pre-submittal meeting TP-PRE-0126-00001

Parcel: 117066950
Address: 45 N 5TH AV
Zoning: OCR-2, Rio Nuevo Area (RNA)
Existing Use: Vacant
Proposed Use: Commercial Services: Travelers Accommodation, Lodging – Moxy Hotel

TRANSMITTAL DATE: 1/22/2026

COMMENTS:
1. Any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). 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 site is zoned OCR-2 and is located within the Rio Nuevo Area (RNA) and the optional overlay Infill Incentive District (IID) Downtown Core Subdistrict (DCS). Travelers Accommodation: Lodging is permitted in OCR-2, subject to UDC use specific standards 4.9.13.O.
The following comments are provided for the proposed development utilizing OCR-2 zoning. Plans will be reviewed by the RNA Design Review Board (DRB) to ensure compliance with RNA Design Standards (UDC 5.12.7).
3. Dimensional Standards per UDC Table 6.3-4.A:
a. Maximum building height = 300 ft
b. Interior lot line setbacks (south and west) = 0 ft
c. Street setback to N 5th Ave (local street) = 20 ft
d. Street setback to N Tool Ave (Major Street & Route) = 10 ft

**Please note: Per RNA Design Standards, “all new construction must be consistent with the prevailing setback existing within its development zone” (UDC Section 5.12.7.C.2). However, Zoning acknowledges the Purchase/Sale and Settlement Agreement, which references reduced setbacks. When plans are submitted, please make sure the Settlement Agreement provisions are clearly annotated on the plan set.

4. Motor Vehicle parking ratios (UDC Table 7.4.4-1). Ensure compliance with UDC 7.4.6, Design Standards and ADA parking requirements/standards (www.ada.gov/topics/parking).
a. 1 space per rental unit plus 1 space per 300 sq. ft. GFA of conference, restaurant, retail, bar, and banquet space

5. Bicycle parking ratios (UDC Table 7.4.8-1). Ensure compliance with UDC 7.4.9, Design Standards.
a. Short-time bike parking: 2 spaces plus 1 space per 6,000 sq. ft. GFA of conference, restaurant, bar, and/or banquet space. Maximum requirement is 50 spaces.
b. Long-term bike parking: 1 space per 20 guest rooms. Minimum requirement is 2 spaces.

6. Electric vehicle supply equipment (EVSE) parking ratios (UDC Table 7.4.11-1). Ensure compliance with UDC 7.4.12, Design Standards.
a. 5% of spaces EV Ready; 15% EV Capable
7. Provide a pedestrian circulation path that connects all areas of development on-site and to any adjacent street frontage (N 5th Ave and N Toole Ave). The path must be ADA accessible and a minimum of 4’ wide (TSM 7-01).
8. 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 krista.hansen@tucsonaz.gov.
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
Potentially serving this project is to tie into the two existing water mains including a 6-inch PVC water main (A Zone) located on the north side of the parcel and an 8-inch PVC water main (A Zone) located on the east side of the parcel. Water pressure near the parcel is 44 - 51 PSI at an elevation of 2390 ft. Water pressure can vary by an additional 5 psi +/-. There are also two water stubs to the north if large meters, hydrants or fire services are needed. It is also acceptable to build stubs and provide appropriate easements connecting to the 8” pipe east is preferred.
If any new domestic water, irrigation water, or fire water services are needed to serve 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 Kathryn Gerber (Engineering Manager) at Kathryn.Gerber@tucsonaz.gov.