City of Tucson

Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you can not find what you are looking for please submit a records request.

Plan Number: TP-PRE-0126-00022

Parcel: 123060270

Addresses:

2200 E ELM ST

2201 E ELM ST

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0126-00022

Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1

Review Status: Approved

Type of Review	Status	Comments
Fire New Construction *	REVIEW COMPLETED	TP-PRE-0126-00022 • Pre-Application Conference Review v1 • 2200 E ELM ST TUCSON, AZ 85719: Based on the information provided, TFD has the following comments: 1. Provide Knox access at gates, IFC 2024, 506.1.1 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
ROW Engineering Review *	REVIEW COMPLETED	DTM Comments - 1) Proposed Scope of work for this request will require submission of PIA. 2) Show/Callout Current and Future ROW along Elm St - 7' Additional width over current. 3) Note - Elm St is under Pavement Moratorium Conditions tell 2029, and Is an MS&R ROW 4) All Driveway to meet PAG 206 Standards and be full concrete construction up to back of Sidewalk 5) Sidewalks along Local ROW to maintain the existing conditions - Minimum 5' Sidewalk with 5' Buffer behind back of curb. 6) Primary Driveway access not to be located off Alleyways. Driveway for area on Southeast Corner of Elm St & N Wilson Av should be relocated to N Wilson Av. 7) Add - ADA Compliant PAG 207 Ramps at street corners and Driveways along new development areas.
Site Engineering *	REVIEW COMPLETED	Permit Activity Number: TP-PRE-0126-00022 Project: Pre application for Arizona Inn development - CCT Location: 2200 E ELM ST Review Date: 2/19/2026 Reviewer: Dylan Molina - Engineering Associate - Site Engineering Related Cases: TC-COM-1225-02346 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 Standards Manual (TSM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code. City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes 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 Review Comments: 1. Prepare development package (DP) submission(s) with site plan(s) showing all existing site conditions and associated dimensions. AM 2-06.2 1.a. It is noted that there are parcels that are separated by ROW that will come in under one DP and fall under CCT. 1.b. It is noted that there exists one parcel (123060270) that will not fall under CCT, and will need a separate DP. 1.c. It is noted that a building permit (TC-COM-1225-02346) related to the development of these sites has been submitted and requires resubmit, approval of associated DP and possible related FPU permits will be required prior to approval of building permit. Building Safety does not usually attend pre-application conferences and may need a separate meeting. Please contact Sarah Meggison, Sarah.Meggison@tucsonaz.gov, to coordinate with Building Safety. 1.d. Each DP submitted will require the same submission requirements as outlined below. Only parcels to the East (12305372A, 12306026A and 123060270) are affected by locally recognized floodplain. 2. A drainage report with full compliance of first flush retention/balanced basin detention requirements. Refer to the DSSDR chapters 2, 3, & 4. Content and format requirements for the drainage report can be found in chapter 10 of the DSSDR. A portion of the project is located withing the City of Tucson recognized Wilson Wash Floodplain. 2.a. The report shall include encroachment analysis to ensure no adverse impacts are created regarding the Wilson Av floodplain. The analysis should look to see if there are any possible increases to water surface elevations, flow velocities, and any unwarranted changes to flow paths which may lead to the floodplain shifting. (East parcels only 12305372A, 12306026A and 123060270) 2.b. Site Plan and Grading Plan must show the 100-yr floodplain limits as determined by the drainage report. (East parcels only 12305372A, 12306026A and 123060270) 2.c. The report shall also include finish floor elevation (FFE) determination for all structures proposed within the floodplain. Any necessary flood venting requirements for perimeter fencing/walls within floodplain limits must be provided in report and on the Site Plan for DP and building permit(s). (East parcels only 12305372A, 12306026A and 123060270) 2.d. NOTE: in-line detention within a floodplain is not allowed so keep this in mind when drainage design is done for the project. (East parcels only 12305372A, 12306026A and 123060270) 3. A grading plan with cut/fill quantities and area of disturbance as well as a geotechnical report will be required. TSM 2-01.0.0. 4. A Storm Water Pollution Prevention Plan (SWPPP) and dust control permit will be required for development greater than 1 acre. 5. A floodplain use (FPU) permit will be required to be applied for and linked with the DP. Approval and issuance of FPU permit will be required prior to approval of DP and building permit(s). Comments for Access: 6. Pedestrian circulation is required to connect all buildings, dumpster areas, common areas, and the sidewalk on all the street frontages per TSM 7-01.3.3. 7. Be aware of Street Design Criteria UDC 10-01.6.0; in particular, requirements for (6.5) Private Streets and (6.6) Alleys: 7.a. Private streets must meet all the requirements of public streets which carry similar types and volumes of traffic, except where specific exceptions are noted in this standard. 7.b. Alleys are to be used for utility placement, provision of sanitary services, and as a secondary point of access to property. There are allowances for alley access for CCT. Please refer to DTM comments for access via alley. Standard comments for DP and Building Permit submission: 8. Show downspouts and scuppers on site plan. Must match DP and building permit. TSM 7-01.4.1.E 9. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0 10. Wheel stops will be required at all parking spaces adjacent to the sidewalks/pathways so as not to reduce the sidewalk path to less than 4 feet. Sidewalks that are 6 and a half feet or wider will not require adjacent parking spaces to have wheel stops. UDC 7.4.6 11. Please contact Andy Vera, Andy.Vera@tucsonaz.gov, for confirmation of ES being able to collect in alleys. Provide approval in submission to DP. 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: ARIZONA INN DEVELOPMENT ACTIVITY NO: TP-PRE-0126-00022 ADDRESS: 2200 E ELM ST ZONING: RESIDENCE ZONE (R-1); COMMUNITY CORRIDORS TOOL (CCT) LAND USE: HOTEL; MULTIFAMILY 02.19.2026 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 COMMENTS FOR THE CCT INELIGIBLE PARCEL 123060270: 1. A Native Plant Preservation Plan (NPPP) or a NPPO waiver is required per UDC 7.7. See UDC 7.7.3. Applicability; UDC 7.7.4 NPPO General Provisions and Standards; UDC 7.7.4.c. Plan Approval Prior to Permitting; UDC 7.7.4.d. Professional Expertise 7.7.5.c.5; also see AM 2-11.3.0 Permitted Exceptions. If applicable, the Planning and Development Services Department will provide the applicant with the NPPO waiver form upon request. COPY THE FOLLOWING LINK INTO YOUR INTERNET BROWSER FOR ACCESS TO THE NPPO WAIVER: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf 2. UDC 7.6.2. APPLICABILITY The provisions of this section apply to the following: A. All new developments require a landscape plan set. Preparation of the landscape plans shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 3. Parking lot canopy trees are required at 1 tree for every 4 parking spaces provided, see UDC 7.6.4.B. Structurally covered parking spaces do not count toward the ratio, see UDC 7.6.4.B.1.c.(8). Trees are to be distributed evenly throughout the parking area, see UDC 7.6.4.1.a.(1). See Technical Standards Manual 5-01.3.0 for additional landscaping in vehicular use area requirements. 4. An interior landscape border is required on the east and 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. Multifamily land use adjacent to Residence zone requires a 10’ interior landscape border. 5. A street landscape border is required along N Wilson Av, per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C. Multifamily land use along MS&R and non-MS&R requires a 10’ street landscape border. 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) for review and approval if applicable 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. A Commercial Rainwater Harvesting plan is required: 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 and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements requires coordination between project managers, site engineers and landscape architects from the inception of the project. The two elements of the Rainwater Harvesting Plan shall illustrate water harvesting how will meet 50% of annual landscape water demand, as required by the ordinance. 10. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades/percent slopes, spot elevations and curb cut inlet and outlet 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. Or see City of Tucson Ordinance 10597 -- Sec. 6-182. Rainwater Harvesting Plan: Number 3 (a) A separate water meter connected to the main water supply; or (b) An irrigation sub-meter. 13. 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) may be an option to gain partial relief from some landscape requirements, 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 or Georgia Pennington with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov – Georgia.Pennington@tucsonaz.gov COMMUNITY CORRIDORS TOOL (CCT) SITE LANDSCAPE COMMENTS: SEE SECTION 5.11.6 DEVELOPMENT STANDARDS OF THE ADOPTED ORDINANCE NO 12152 PARCELS: 12306022C, 12306022F, 12306022G, 12306026A, 12305372A, 12305197A TYPE 4 PROJECT SITE LANDSCAPE REQUIREMENTS: 1. Shading: PROVIDE A SHADE STUDY AND CALCULATIONS WITH THE DEVELOPMENT PACKAGE SUBMITTAL 2. Streetscape features: ALL REQUIRED STREET LANDSCAPE BORDERS ARE MATCHING THE REQUIREMENT PER STREET TYPOLOGY 3. Public spaces: CALCULATIONS SHOWN ON THE PDP. POSSIBLY DIFFERENTIATE OR COLOR CODE THE AREAS DESIGNATED AS PUBLIC AND PRIVATE SPACES FOR REVIEW 4. Parking requirements: TO RECEIVE THE REDUCTION OF SHADE TREES TO 1 PER 8 PARKING SPACES, SHOW AND CALL OUT THE LARGE AREA (1,000 SF) FOR LARGE GROWTH CANOPY TREES. OTHERWISE, THE STANDARD UDC REQUIREMENT OF 1 TREE PER 4 PARKING SPACES WILL BE REQUIRED. MOST OF THE FOLLOWING INFORMATION IS OUTLINED ON THE CURRENT PDP FOR THIS PRE-APPLICATION MEETING. THE CODE REFERENCES TO THE CCT TYPE 4 PROJECT FOUND BELOW ARE FOR REFERENCE AND AS A CHECKLIST. 5.11.6.E. PEDESTRIAN AMENITIES 1. SHADING a. SHADE SHALL BE PROVIDED FOR AT LEAST 50% OF ALL SIDEWALKS AND PEDESTRIAN ACCESS PATHS AND 35% OF ALL PUBLIC OR PRIVATE OPEN SPACE AS MEASURED AT 2:00 PM ON JUNE 21 WHEN THE SUN IS 82 DEGREES ABOVE THE HORIZON. b. Shade may be provided by trees, arcades, canopies, shade structures or buildings. c. Shading devices, attached or detached to a building, may encroach into the setback area by 10 feet, provided the setback area is not less than required per the adopted building code. d. The use of plantings and shade structures in the City right-of-way is permitted to meet this standard with the approval of the Department of Transportation and Mobility and will be evaluated for compliance with required utility setbacks. 2. STREETSCAPE FEATURES a. When Type 2-4 projects are proposed with more than 75 ft of corridor street frontage, sidewalks and street landscape areas shall be provided on all existing and new public and private streets. The minimum width of sidewalk and landscape areas is provided below based upon street type. Information on the street types may be found in the Department of Transportation and Mobility Street Design Guide. (1) Urban or Suburban Thoroughfare: 8 feet sidewalk, 10 feet landscape border E ELM ST (2) Urban or Suburban Connector: 8 feet sidewalk, 8 feet landscape border (3) Industrial Street: 6 ft sidewalk, 8 feet landscape border (4) Downtown/University District: 10 feet sidewalk, 10 feet landscape border (5) Neighborhood Commercial District: 10 feet sidewalk, 10 feet landscape border N WILSON AV; N POTTER PL; N OLSEN AV (6) Neighborhood Street: 6 feet sidewalk, 10 feet landscape border (7) Shared Street: maintain existing sidewalk, 10 feet landscape border b. SIDEWALK AND LANDSCAPE AREAS ARE REQUIRED FOR THE LENGTH OF THE CORRIDOR STREET FRONTAGE OF THE SITE. SIDEWALKS MUST BE DESIGNED TO CONNECT TO EXISTING SIDEWALKS AT THE TERMINATION OF THE SITE BOUNDARIES. c. Sidewalk and landscape areas which are provided beyond a project site’s frontage along an existing street may substitute for shading requirements per Section 5.11.6.E.1. and public space requirements per Section 5.11.6.E.3. ONCE 100 LINEAR FEET OF STREETSCAPE IMPROVEMENTS ARE PROVIDED BEYOND THE SITE’S FRONTAGE, SHADING REQUIREMENTS ARE CONSIDERED FULLY SUBSTITUTED. FOR EACH 50 LINEAR FEET OF STREETSCAPE IMPROVEMENTS WHICH ARE PROVIDED BEYOND THE SITE’S FRONTAGE, 500 SQUARE FEET OF PUBLIC SPACE MAY BE SUBSTITUTED. AN AGREEMENT GRANTING PERMISSION TO CONSTRUCT AND ASSUMING FUTURE MAINTENANCE RESPONSIBILITY SHALL BE RECORDED WITH ANY AFFECTED PROPERTY OWNERS ALONG THE FRONTAGE AREA. d. Along the existing City corridors, there are a variety of conditions and creative solutions will be necessary. In many cases, existing sidewalks or landscape areas may already exist. In some cases, combining (widening) existing and required areas will be feasible and desired, in other cases it will be more appropriate to duplicate required areas on private property. Preference will be given to designs which prioritize a safe and enjoyable experience for pedestrians with landscaping serving as a buffer from automobile traffic. Final placement of required sidewalks and landscape areas will be determined in consultation with PDSD and DTM staff. e. REQUIRED STREET LANDSCAPE BORDERS AND SIDEWALKS MAY BE LOCATED ENTIRELY WITHIN THE ADJACENT RIGHT-OF-WAY AREA OR WITHIN THE MAJOR STREETS AND ROUTES RIGHT-OF-WAY AREA WITH APPROVAL OF THE CITY ENGINEER OR DESIGNEE. MAINTENANCE SHALL BE THE RESPONSIBILITY OF THE ADJACENT PROPERTY OWNER. f. Sidewalks provided on private property shall be connected to any sidewalks, bike infrastructure, or on street parking located in the public right-of-way. g. Outdoor seating, dining areas, and landscaping may be located in the sidewalk area where minimum accessible width around the design feature can be provided per U.S. Access Board Public Right-of-Way Accessibility Guidelines. H. STREET LANDSCAPE BORDERS AS REQUIRED PER SECTION 7.6.4 SHALL BE MODIFIED PER THE CCT TO REQUIRE ONE CANOPY TREE FOR EVERY 25 LINEAR FEET OF LANDSCAPE BORDER OR FRACTION THEREOF, EXCLUDING VEHICULAR INGRESS OR EGRESS POINTS. TREES SHALL BE PLANTED IN AN UNPAVED DEPRESSED PLANTING AREA, WHICH MUST BE A MINIMUM OF 100 SQUARE FEET IN AREA AND 8 FEET IN WIDTH. i. STREET LANDSCAPE BORDERS PROVIDED AS PART OF A CCT DEVELOPMENT PROJECT SHALL SERVE TO MEET THE REQUIREMENTS OF SECTION 7.6.4. 3. PUBLIC SPACES a. Public spaces shall be provided for all development projects. The minimum amount of public space is based on project type and size. (6) TYPE 4 PROJECT: 10% OF TOTAL SITE AREA b. PUBLIC SPACES ARE INTENDED FOR COMMUNITY GATHERING FOCAL POINTS AND MAY BE PROVIDED AS PLAZAS, COURTYARDS, ENHANCED WALKWAYS, POCKET PARKS, OR OTHER AREAS. PUBLIC SPACES MAY BE IN DIFFERENT AREAS OF THE PROJECT, BUT EACH SPACE MUST BE A MINIMUM OF 300 SQUARE FEET OF USABLE SPACE WITH A MINIMUM WIDTH OF 15 FEET. PUBLIC SPACES SHALL NOT BE LEFTOVER AREAS OF THE SITE AND MAY NOT INCLUDE PARKING, LOADING, OR MAINTENANCE AREAS. c. Public spaces shall be designed with the following: (1) Features which provide for active observation on the majority of the public spaces’ sides. This shall include ground floor building entrances and windows. When a commercial or retail space is proposed, outdoor dining, vendors, or outdoor retail displays would also be appropriate. (2) Connections to the space from the site and to nearby areas; and (3) Lighting which is uniform and provides for safety. d. PLAZAS OR PARKS SHALL INCORPORATE AT LEAST THREE (3) OF THE FOLLOWING FEATURES TO ACTIVATE THE AREA: (1) Seating that is a minimum sixteen (16) inches in height and thirty (30) inches wide. Ledge benches shall be a minimum thirty (30) inches deep. (2) 50% shade (3) Water features (4) Public art (5) Outdoor eating areas or food vendors (6) Playgrounds or play features (7) Splash pads (8) Recreational equipment (9) Bike amenities e. PUBLIC SPACES MAY BE PRIVATE OR SEMI-PRIVATE. FOR RESIDENTIAL DEVELOPMENT, HALF OF THE REQUIRED PUBLIC SPACE MAY BE PROVIDED WITHIN PRIVATE, OR RESIDENT-ONLY AREAS LOCATED ON THE GROUND FLOOR OR STREET LEVEL. FOR NONRESIDENTIAL DEVELOPMENT, PATRON-ONLY SPACES SUCH AS RESTAURANT SEATING MAY ALSO SERVE AS REQUIRED PUBLIC SPACE. f. COMMERCIAL RAINWATER HARVESTING IS REQUIRED FOR PROJECTS MEETING THE CRITERIA OF TECHNICAL STANDARDS MANUAL 4-01. AS FOLLOWS: (3) TYPE 4 PROJECT: FULL COMPLIANCE WITH TSM 4-01. IS REQUIRED. g. INTERIOR LANDSCAPE BORDERS REQUIRED PER SECTION 7.6.4. MAY BE SATISFIED BY PROVIDING PUBLIC SPACES IN ACCORDANCE WITH THIS SECTION, EXCEPT FOR LANDSCAPE BORDERS REQUIRED ADJACENT TO RESIDENTIAL ZONES ON THE SITE BOUNDARY. 5.11.6.G.3 PASSENGER VEHICLES a. PARKING LOTS c. PARKING LOTS WHICH PROVIDE GREEN SPACE FOR LARGE TREES MAY REDUCE TREE PLANTING REQUIREMENTS IF THE FOLLOWING CRITERIA ARE MET. THE GREEN SPACE MAY BE COUNTED TOWARDS REQUIRED RAINWATER HARVESTING AND PUBLIC SPACE PER 5.11.6.E.3. IF ALL OTHER STANDARDS ARE MET. THE REQUIRED TREE PLANTING SHALL BE 1 TREE PER 8 PARKING SPACES FOR THE PARKING SPACES WHICH MEET THE DISTANCE REQUIREMENT. THE GREEN SPACE MUST: i. Be publicly usable or densely vegetated with 50% coverage of vegetative ground cover; ii. Allow for large-scale mature growth of shade trees; iii. Provide trees which are located within 10 feet of the parking spaces of which only those spaces are eligible for the reduction; and iv. Be a minimum of 1,000 square feet in area. **d. Parking spaces which are covered by shade from parking canopies, plantings in the right-of-way, or a building as measured at 2:00 pm on June 21 when the sun is 82 degrees above the horizon may be excluded from providing the required tree plantings. COMMENTS APPLICABLE TO ALL PARCELS ASSOCIATED WITH THIS PROJECT: 1. A Native Plant Preservation Plan (NPPP) or a NPPO waiver is required per UDC 7.7. See UDC 7.7.3. Applicability; UDC 7.7.4 NPPO General Provisions and Standards; UDC 7.7.4.c. Plan Approval Prior to Permitting; UDC 7.7.4.d. Professional Expertise 7.7.5.c.5; also see AM 2-11.3.0 Permitted Exceptions. If applicable, the Planning and Development Services Department will provide the applicant with the NPPO waiver form upon request. 2. A drip irrigation plan and details are required for all proposed landscape planting areas. 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) if necessary for this project. 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. PER CCT COMMENTS ABOVE: A Commercial Rainwater Harvesting plan is required: 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. 6. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades/percent slopes, spot elevations and curb cut inlet and outlet locations. 7. 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. 8. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0. Or see City of Tucson Ordinance 10597 -- Sec. 6-182. Rainwater Harvesting Plan: Number 3 (a) A separate water meter connected to the main water supply; or (b) An irrigation sub-meter. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923
Site Zoning *	REVIEW COMPLETED	CDRC TRANSMITTAL TO: Planning & Development Services Department FROM: Fernando L. García PDSD Site Zoning Review Section PROJECT: Pre-Application Meeting (Community Corridors Tool) TP-PRE-0126-00022 2200 E Elm St, Tucson, AZ 85719 Parcel(s): East: 123-05-372A; 123-06-026A; 123-06-0270; Southwest: 123-06-022G; 123-06-022F Current Zoning: R-1; R-2 TRANSMITTAL DATE: February 19, 2026 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. Parcels 123-05-372A, 123-06-022F, 123-06-022G, 123-06-022C, 123-06-026A, 123-05-197A were established as part of the Arizona Inn site previously and may be proposed for development using one Development Package. Parcel 123-06-0270 was not established as part of the Arizona Inn site and is not CCT eligible. It may still be developed as a multifamily development using the underlying zoning of R-2. This would be a separate Development Package. 2. The following comments are related to the proposed development utilizing the Community Corridors Tool (CCT) optional overlay per UDC 5.11. Parcel 123-06-0270 is proposed to be developed per underlying zoning (R-2), rather than the CCT. 3. All land uses permitted in the underlying zoning are permitted in the CCT. Per UDC Table 4.8-4, the proposed use is: Residential Land Use Group – Family Dwelling (Multifamily Development), which is a permitted use in the R-2 zone only. Per UDC 5.11.2.D.3, Multifamily Development is NOT a permitted use within R-1 zoned portions of CCT sites, although the R-1 portions can be used for required site elements, including parking, landscaping, stormwater retention, and public spaces. Parcel 123-06-026A is zoned R-1, and according to the submitted site plan, shows five units on the parcel, which would be classified as “Multifamily Development”, which would not be permitted on this parcel, even under CCT. As an alternative, reducing the number of units on this parcel to four would reclassify it as a “Middle Housing”, which is a permitted use in R-1, rather than “Multifamily Development”. 4. Under the CCT, there is no maximum residential density (UDC 5.11.5) for Multifamily Development. 5. Dimensional standards for R-1 and R-2 (Table 5.11.5.-1) within the CCT follow: a. Minimum lot area: i. R-1: 2,000 sf ii. R-2: 1,500 sf b. Maximum lot coverage: i. R-1 and R-2: 90% c. Maximum number of stories: i. R-1: 2, with a max height of 25’ ii. R-2: 3, with a max height of 36’ d. Perimeter yard setback: i. Side: 0’ ii. Rear (with alley or shared driveway): 0’ iii. Rear (without alley or shared driveway): 10’ iv. Adjacent to R-1 or R-2: 6’; when facing existing single-family residences, the minimum setback is 15’ c. The street yard setback is a minimum of 6’ and a maximum of 30’. 6. The proposed development is classified as a “Type 4: Site development or redevelopment” (subject to the development standards indicated in UDC Table 5.11.6-1) and compliance with the following is required: a. Building Form (UDC 5.11.6.B) i. 5.11.6.B.1.c. Primary entrances shall be visible or identifiable from the street . Secondary entrances may be provided from off-street parking areas. Building entrances along E Elm St and N Olsen Av are not visible from the street due to a continuous masonry wall. At minimum, breaks should be incorporated into the wall so that entrances remain visible from the street. ii. 5.11.6.B.1.f. Privacy mitigation shall be provided when two-story buildings are proposed within 50’ of adjacent single-story residences. This situation potentially exist along the E Elm and N Olsen project sites. Please indicate on submitted plans, compliance with this requirement. If available, “for reference” elevation drawings can be provided on the DP for review, although formal approval of the building design will only come on the building permit. ii. All façade standards shall be reviewed and considered for final approval as part of the building permit review. Preliminary review and feedback may be obtained during the pre-application and site plan (development package) review. Standards shall be met, regardless of prior site approvals for a subdivision plat, site plan, development package or other permits related to the development project. b. Building Placement and Scale (UDC 5.11.6.C) i. 5.11.6.C.2.c. Any development project with Corridor street frontage shall maintain a relationship with the Corridor street by either orienting the primary entrances to the corridor, providing public places along the Corridor, or designing for mixed-use development along the Corridor. Screen walls in front of primary building entrances will need breaks in order to maintain the orientation and visibility with the street corridor. c. Connectivity (UDC 5.11.6.D) i. Pedestrian connections shall be designed with a clear height of at least ten feet and a clear width of at least eight feet or 25% of the length, whichever is greater, and shall be surfaced with ADA compliant materials. The middle pedestrian connection along the northern E Elm St parcel is measured at 4.5’ per the provided scale. This path would need to increase to 8’ in width, or alternatively the pedestrian circulation paths to the east and west would need to be re-sited to be within 200’ of each other. d. Pedestrian Amenities (UDC 5.11.6.E) i. For Type 4 projects, a minimum of 10% of total site area of public space is required. Although a plaza is shown and open space calculation provided, no specific calculation of area dedicated to “public space” specifically is provided. Please provide a calculation and outline/identify public spaces on the submitted site plans. Existing public spaces on the Arizona Inn site cannot be utilized to account for additional public space required by the CCT. Total site area in this case will be the total site area of the all of the newly-developed areas of the CCT-eligible parcels. Ensure any additional public space meets the requirements of 5.11.6.D.3.b and c., which emphasize their ability to provide observation onto sites and opportunities for gathering and each meet the minimum space requirement of 300 sf with a minimum width of 15’. Please outline and provide square footage of all public spaces on the submitted plans. e. Services and Utilities (UDC 5.11.6.F) f. Passenger Vehicles (UDC 5.11.6.G) i. Motor vehicle use areas must be designed in accordance with UDC 7.4.6, to include required parking area access lane (PAAL) widths for one and/or two-way lanes. ii. 5.11.6.G.3. indicates that new parking lots are to be situated to the rear of a building. If placement to the rear is not feasible, the parking lot or garage shall be located with the lesser dimensional width facing the street and shall include enhanced landscaping on the street-facing side that includes 75% coverage with vegetative ground cover. Indicate that the parking lot on the N Olsen Av parcel meets this requirement. iii. 5.11.6.G.3.a.(5) states that “Parking lots that have any frontage along a street shall be screened by a minimum 29-inch masonry wall.” This standard would require the parking lot on N Olsen Av to have a wall placed between the parking space and street since no other structure (only a tree) separates the parking space and the street. iv. Per UDC Table 5.11.6.-2, alley access to parking areas can only be provided when the alley is a minimum of 20’ in width and free of obstructions. The width of the alleys south of the N Olsen Av parcel and the E Elm St parcel are 15’. The E Elm St parcel may require reorientation of the driveway into the parking lot off of N Wilson Av rather than the alley. v. Parking entrances (curb cuts) are only permitted to be 10’-12’ in width for one-way and 16’-20’ for two-way. PAAL widths must meet UDC 7.4.6. In practice, the curb cut will expand into the full width of the PAAL beyond the apron. For the CCT parcels, the proposed parking entrances appear to be wider than the allowed width for each proposed parking lot entrance. 12. Per UDC Table 7.4.8-1, bicycle parking requirements are as follows: a. Multifamily Dwellings: v. Short-Term Bicycle Parking: 0.10 spaces per bedroom vi. Long-Term Bicycle Parking: 0.5 spaces per bedroom; these spaces can be located in common areas or within individual units. Please clarify their location. e. Ensure bicycle parking design is consistent with UDC Section 7.4.9. 13. Per UDC Table 7.4.11-1, multifamily dwellings require no parking spaces to be EV Installed, 10% of provided spaces to be EV Ready, and 20% of provided spaces to be EV Capable. 14. Prior to formal submittal of a CCT development project , the applicant shall send notice of the application to neighborhood associations within one mile, property owners within 400 feet, and the applicable Ward office. This notice must be sent following the required pre-application meeting and not less than ten days nor more than 60 days prior to the submission of the application. Format of the required notice shall be provided by PDSD to the applicant upon request. 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 Site Zoning 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.
TW New Area Development *	REVIEW COMPLETED	Based on the information provided, Tucson Water has no objections to the proposed development. Please see the following water availability and utility information for the referenced parcels: 123-05-372A, north of E Elm St: Potentially serving this new development is a 6-inch cement asbestos (B Zone) water main located on the south side of the parcel within the right-of-way (ROW) of E. Elm St. Water pressure in this area ranges from approximately 56–67 PSI at an elevation of 2,446 ft. Pressure may vary by an additional ±5 PSI. There is also a 6” PVC pipe in the access easement that aligns with N Wilson Ave. There is an existing fire hydrant on Elm St right in front of the parcel. There are designated easements located on the east and north sides of the parcel. These easements are reserved for utility and/or access purposes as recorded in the property documentation. No physical construction or permanent structures are permitted within the boundaries of easements. This restriction ensures continued access and functionality for utility and right-of-way needs. 123-06-026A, Corner of E Elm St & N Wilson Ave: Potentially serving this new development is a 6-inch cement asbestos (B Zone) water main located on the north side of the parcel within the ROW of E. Elm St. Pressure is similar to North Parcel. There is a fire hydrant on this corner. 123-06-0270, along N Wilson Ave: The south side of this parcel contains an existing water main and associated easement. Water main will be under parking lot and should not be an issue. No construction of structures is allowed on the water main or in the easement. All paving on top of water main requires blue stake. The closest hydrant is on Wilson Av. 123-06-022F&G, from N Plumer Ave alignment to N Olsen Ave: From Plumer to Olsen, there is a utility easement with a water main along the northern parcel boundary. Similar to above, the parking lot is on top of the water main. No construction of structures is allowed on the water main or in the easement. All paving on top of water main requires blue stake. There is an existing hydrant in the NE corner. If any new domestic, irrigation, or fire water services are required for the proposed development, please contact Tucson Water’s New Services Section at 520-791-5164 or via email at 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.