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Plan Review Detail

Plan Number: TP-PRE-0126-00019
Parcel: 11702143B

Review Status: In Review

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0126-00019
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: In Review
Review Date Reviewer's Name Type of Review Description Status Comments
Entitlements * NOT REQUIRED Applicant is using the IID as a tool for development.
DTM - Park Tucson * PENDING ASSIGNMENT
Design Review * REQUIRES RESUBMIT REVISED PDF file of Design Professional's preliminary review are available in TDC and PRO. Thank you.
Building Official * REVIEW COMPLETED Building Safety has no questions in regards to this phase of the project but does request a separate meeting in terms of submittal details and timelines for building permits.

If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov
External Reviewers - COT Environmental Services * REVIEW COMPLETED ES comments as follows:
1. DP must include provisions for both trash and recycle services and all details and dimensions for storage enclosures and vehicle maneuverability. Refer to TSM 8-01.0.
2. Proposed design concept appears to work. Ensure has minimum 14ft x 40 ft clear approach in front of each enclosure and gate does not conflict with west enclosure.

Andy Vera
(520) 837-3798
Andy.Vera@tucsonaz.gov
Fire New Construction * REVIEW COMPLETED TP-PRE-0126-00019 • Pre-Application Conference Review v1 • 1039 N STONE AV TUCSON, AZ 85705:
Based on the information provided, TFD has the following comments:
1. Verify hydrant coverage. IFC 24, 507.5, 507.5.1.1.
2. Maintain aerial access (buildings 1 & 2) in accordance with IFC 2024, Appendix D 105.2 (26’ width) (please note TFD will not accept trees with mature height over 20' or overhead power lines 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 Area is partially located in the John Spring Historic District, although there are no contributing structures to the district within the project area. Design plans should not detract from the historic integrity of nearby contributing structures.

The project is located in an archaeologically sensitive area, as identified in the pre-application exhibit. An appropriate archaeological treatment plan for this area must be developed. Federal funds are proposed to be used for this project. As such, formal Section 106 Consultation will need to be initiated with stakeholders and a Memorandum of Agreement will have to be drafted and executed with SHPO before treatment. In addition, grading, trenching, or other construction activities cannot commence until archaeological mitigation measures are complete.

If the infill incentive district (IID) overlay is used, the project will also have to go through the Infill Incentive District Review Process, which will be separate from the Section 106 process.
ROW Engineering Review * REVIEW COMPLETED Dedicate ROW for turn around on Ash Ave per Technical Standards Manual, or design another street connection to avoid a dead end.
Unable to determine existing ROW boundary line from concept plan for Speedway/Stone, ROW line should show existing and updated Major Streets & Route Map width for signalized intersections. MS&R RIGHT-OF WAY USE MODIFICATION REQUEST will be required if imrovements are in Future MS&R areas.
Show back-in parking for 9th Ave, see Street Design Guide.
Remove stairs in ROW on 9th Ave
Site Engineering * REVIEW COMPLETED Site Engineering Review

TP-PRE-0126-00019
1039 N STONE AV

Summary: Phase 1 of a 2-phase low-income housing project. IID project, Stone Ave Subarea.

Site Engineering comments are as follows:

1. Standard development package requirements will apply. See Administrative Manual 2-06 for content and formatting requirements.
2. Pedestrian circulation is required to connect all buildings, dumpster areas, common use areas, and sidewalks on all the street frontages per TSM 7-01.3.3. There is no proposed circulation path connecting directly to North Speedway.
3. Please provide waste stream (trash) calculations that include capacity for recycling. TSM 8
4. Dimension trash enclosures and show the 14’ W x 40’ L x 25’ H clear space for trash truck operation in front of each of the dumpster areas. TSM 8. Describe whether the southeastern vehicle gate will be open during trash collection hours, as it appears to encroach into the necessary clear operating space.
7. Provide a full drainage report for the proposed development. Show compliance with first flush retention/balanced basin detention requirements. Refer to Chapters 2, 3, & 4 of the Design Standards for Stormwater Detention and Retention Manual (DSSDR). Drainage report content and format requirements can be found in chapter 10 of the DSSDR, as well.
8. Underground retention is prohibited without prior approval from the floodplain administrator. Where underground storage is proposed, failure or blockage of the system shall not pose a hazard to public safety or property. Infiltration as a means of disposal is prohibited, without prior approval of the Floodplain Administrator. DSSDR 4.13.2
9. If downspouts from rooftops are to be discharged at grade-level, ensure that the stormwaters up to and including flow from a 10-year event are scuppered beneath accessible paths.
10. The development package for this site shall include the area of disturbance, cut/fill quantities, and a stormwater pollution prevention plan (SWPPP).
11. Describe the plan for terminating Ash Ave south of the project.

Engineering Associate: Ryan Insalaco
ryan.insalaco@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: PHASE 1 OF A 2 PHASE LOW INCOME HOUSING PROJECT. IID PROJECT, STONE AV SUBAREA
ACTIVITY NO: TP-PRE-0126-00019
ADDRESS: 1039 N STONE AV
ZONING: C-3 COMMERCIAL ZONE; INFILL INCENTIVE DISTRICT – DOWNTOWN LINKS SUBDISTRICT
LAND USE: MULTIFAMILY
02.04.2026

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.

SITE LANDSCAPE/NPPO; INFILL INCENTIVE DISTRICT (IID) COMMENTS:

1. UDC 5.12.8 GENERAL IID ZONING OPTION DESIGN STANDARDS

An IID Plan under the IID zoning option design standards must demonstrate compliance with the following:

5.12.8.B Streetscape Design
Streetscape design must comply with the street design standards in the Technical Manual and the Streetscape Design Policy.

5.12.8.B.2.a Shade
a. Except as provided below, shade shall be provided for at least 50% of all sidewalks and pedestrian access paths as measured at
12:00 p.m. on June 21 when the sun is 80 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 the Transportation Department. The shade provided by a building may serve to meet this standard.

b. Exception
The PDSD Director may approve an IID Plan providing less than 50% shade where compliance is not feasible due to a project site's
location and/or building orientation and the applicant has made a reasonable attempt to comply with this standard.

2. UDC 5.12.11. DOWNTOWN LINKS SUBDISTRICT (DLS)

B. Required Use and Development Standards and Notations
1.Required use and development standards in the DLS Sub-Areas are set forth in the Tables and Diagrams for each DLS Area. Uses
that are similar in nature and intensity as those listed may be permitted by Special Exception through the procedures for Special
Exceptions in Section 4.3.2, provided the PDSD Director finds the proposed use to be in accordance with Section5 .12.1, Purpose.
2.The numbers in the Tables following a use or a standard correspond to the specific requirements of that use or standard (see
Tables in each Sub-Area)
3.The letters in the Tables correspond to the letters in the Diagrams in each Sub-Area.
4.Illustrations and Figures used in the DLS are not regulatory unless referred to by as standards table.
**5. To encourage innovative design solutions, Section 5.12.8.C may be used for an urban design best practice option.
**6. Open space refers to public, private, and common area locations. Balconies are not considered open space. Common areas may include areas used by tenants or customers and/or the public where practicable. The percentage of open space in all Area and Sub- Area
developments may be calculated as a combination of all three types of open space. Open space is encouraged at the street level.
Pedestrian access to open space may be required as determined practicable by the PDSD Director.

3. Provide a summary of IID site landscape requirements and how they will be met.

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-0126-00019

Parcel: 11702137A, 11702136A, 11702138B, 11702136B, 117021410, 11702142C, 11702134B, 11702143B
Address: 1039 N STONE AV
Zoning: C-3, R-2
Overlay Zones: Infill Incentive District, Major Streets & Routes
Existing Use: Vacant
Proposed Use: Multifamily – El Pueblo Project

TRANSMITTAL DATE: 2/11/2026

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 will require a lot combination of Parcels 11702137A, 11702136A, 11702138B, 11702136B, 117021410, 11702142C, 11702134B, and 11702143B processed through Pima County Assessors: www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf
3. As indicated on the plans, this will be a phased development. Demonstrate that each phase will be fully functional and independent at the time of completion of that phase, meeting all parking, landscaping, pedestrian circulation, etc. requirements. Ensure compliance with Administrative Manual 2-12.2.3.
4. The site is zoned C-3 and R-2. It is located within the optional overlay Infill Incentive District (IID), Downtown Links Subdistrict (DLS), and Stone Sub-Area (STS). The proposed use is Residential – Multifamily Development, which is permitted in the IID, subject to UDC use specific standards Table 5.12-DLS-1. Based on the proposed plans, the following comments are provided for the development utilizing the IID optional overlay per UDC 5.12.
5. Ensure compliance with design standards and requirements in General IID Zoning Option Design Standards UDC 5.12.8, Downtown Links Subdistrict (DLS) 5.12.11, and Stone/Sixth Area (SSA).
a. Per UDC 5.12.8.F.4, "Parking must be in a parking structure with the ground floor of the parking structure screened from view." See UDC 5.12.8.F.4.a, for exceptions to this requirement.
b. Ensure compliance with UDC 5.12.8.H – Affordable Housing. Clearly indicate the total number of affordable housing units.
c. Per UDC Table 5-12-DLS-5, parking needs to be setback at least 30 ft from streets (9th Ave).
d. Clearly depict Open Space area on plans. Ensure compliance with UDC Table 5.12-STS.
e. Maximum building height and floor requirements shown in UDC Figure 5.12-STS-B.
f. The ‘Build to Line’ along primary street (Stone Ave) is 0 to 20 ft.
g. Setbacks for secondary streets (Speedway Blvd and 9th Ave) must be consistent with prevailing setbacks. Setbacks may be reduced along 9th Ave by utilizing UDC 5.12.8.D.

6. Speedway Blvd and Stone Ave are designated Major Streets & Routes (MS&R). Work with DTM to determine what is required to be allowed to build in MS&R future right-of-way.
7. Motor Vehicle parking ratios are calculated using UDC Table 5.12-DLS-5. One space per dwelling unit is required. Ensure compliance with UDC 7.4.6, Design Standards and ADA parking requirements/standards (www.ada.gov/topics/parking).
8. Bicycle parking ratios (UDC Table 7.4.8-1). Ensure compliance with UDC 7.4.9, Design Standards.
9. Electric vehicle supply equipment (EVSE) parking ratios (UDC Table 7.4.11-1). Ensure compliance with UDC 7.4.12, Design Standards.
10. Provide a pedestrian circulation path that connects all areas of development on-site and to any adjacent street frontage. The path must be ADA accessible and a minimum of 4’ wide (TSM 7-01).
11. 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 a 12-inch water main located on the east side of the project (N Stone Av), an 8-inch main to the north (W Speedway Bl), and an 8-inch main to the west (N 9th Av). Water pressure in the area is 49-56 PSI at an elevation of 2378 ft. Water pressure can vary by an additional 5 psi +/-.
The project currently has multiple existing potable water meters. The larger meters include a 1.5-inch domestic meter and a 1-inch irrigation meter, both on the east side of the property (Stone). There are smaller (5/8-inch) meters along Speedway and 9th Av. All service connections (abandonments, replacements or new meters) can be established through Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov.
A Water master plan *may* need to be prepared for this project and submitted to Tucson Water and local Fire Department for review and approval. The master plan would show any proposed public water main changes, or new water services if the cost exceeds the ability of New Services to build with a JOC.
Water Master Plans and detailed Water Design Plans are separate submittals that would be made through Tucson Water’s electronic plan portal at https://www.tucsonaz.gov/water/tucson-water-electronic-file-submission.
More information about Tucson Water’s Water Master Plan and detailed Water Design Plan processes can be found on-line at https://www.tucsonaz.gov/water/contractors-developers-and-engineers.
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.
Zoning Administration * REVIEW COMPLETED An Individual Parking Plan (IPP) is an option that can be used to reduce the required number of vehicle parking spaces. This project is located within 400’ of R-2 and HR-2 zoning and is subject to the 400’ Notice Procedure (UDC Section 3.3.5). A neighborhood meeting is required prior to submittal of an application. The IPP Narrative, sealed by a design professional licensed by the State of Arizona, must 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:
COMMENTS:
1. Combine Phase 1 and 2 reductions in the IPP application.
2. For each phase, show how potential impacts to the neighborhood to the west will be mitigated.
If you have any questions on this transmittal, email Mark.Castro@tucsonaz.gov