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Plan Review Detail

Plan Number: TP-PRE-0224-00036
Parcel: 111081440

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0224-00036
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-0224-00036 • Pre-Application Conference Review v1 • 3529 E GRANT RD TUCSON, AZ 85716:
Based on the information provided, TFD has the following comments:
1. Units classified as an R-2 per 2018 IBC, will require fire sprinklers in accordance with 2018 IFC, 903.3.
2. Turnarounds to be provided in accordance with 2018 IFC, Appendix D, D103.4
3. Hydrant(s) located and accessible in accordance with 2018 IFC, 507.5.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
ROW Engineering Review REVIEW COMPLETED TP-PRE-0224-00036
3529 E. Grant Rd.

Comments:
1. Layout No. 1 is acceptable with DTM. Existing parking may remain.
2. New Sidewalk along Grant Rd must be 6 Ft wide. New 6’ wide concrete sidewalk along the entire property frontage per P.A.G. standard 200.
3. New concrete driveway apron per P.A.G. standard 206- modified for speeds 35 mph and greater.
4. Please make a notation on the DP of,
a. Sidewalk width
b. That new sidewalk will be constructed in the ROW per P.A.G. standard 200
c. That the new Driveway apron will be constructed per P.A.G. standard 206 “modified.”
5. 3’ minimum buffer between curb and sidewalk, unless ROW is limited. Show this on the DP.
6. Show Existing and Future Right of Way on the DP.
7. Provide sight visibility triangles.

David Stiffey
DTM Project Coordinator
David.Stiffey@tucsonaz.gov
Site Engineering REVIEW COMPLETED 1. A lot combination will be required.
2. Layout #1 does not appear to comply with code, a backup spur is required for space 21, and vertical separation from the sidewalk is required.
3. Layout #2 appears to function if spaces 18, & 19 are back in only.
Joshua Garcia
joshua.garcia@tucsonaz.gov
Site Landscape REVIEW COMPLETED CDRC TRANSMITTAL
PROJECT: GRANT & PALO VERDE DEVELOPMENT
ACTIVITY NO. TP-PRE-0224-00036
ADDRESS/PARCEL: 3529 & 3533 E GRANT RD/111-08-1430 & 111-08-1440
ZONING: C-2

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 assure compliance with the applicable UDC development criteria and Technical Standards.

COMMENTS:
To answer the questions posed in the submitted CDRC narrative. Landscape/NPPO has no issue with part of the landscape border on E Grant Rd being omitted on the condition that the required plants for that area be located somewhere else on site and that the commercial rainwater harvesting plan captures at a minimum of 60% of the required irrigation for the on-site planting.

1. There must be a NPPO or NPPO waiver. An NPPO is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, is required to be submitted or approved or a request for an exception from the Native Plant Preservation requirements approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Admin. Manual Section 2-11.0.0 prior to Grading Plan approval.
2. 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.
3. 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.
4. There will need to be a street landscape border on E Grant per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements.
5. There will need to be an interior landscape border on the north side 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.
6. See Engineering notes for Retention/Detention.
7. 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.
8. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. Landscape plan should have spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan.
9. 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.
10. Commercial Rainwater Harvesting plan is required per 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.
11. The Commercial Rainwater Harvesting Plan must utilize the Site Water Budget (located here: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation). 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
Site Zoning REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
PDSD Zoning Review
FROM: Nicholas Martell, Principal Planner
PROJECT: Thursday Pre-submittal meeting - TP-PRE-0224-00036
Address: 3529 E GRANT R
Parcel: 111081430 and 111081440
Zoning: C-2
Existing Use: Commercial - Trade Service and Repair, and Retail – General Merchandise Sales
Proposed Use: General Commercial, Multifamily Residential
TRANSMITTAL DATE: February 29, 2024

COMMENTS:
1. Development must comply with the Administrative Manual Section 2-06 - Development Package.
2. 2. A lot combination will be required to be processed through Pima County Assessors - https://www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf
3. The site is zoned C-2 and proposed use is Retail General Merchandise Sales and Multifamily Residential, which is permitted subject to use specific standards 4.9.9.B.1 (UDC 4.8.6).
4. The maximum permitted residential density is 44 dwelling units per acre (UDC 6.3.4, Table 6.3-4.A). The site is permitted to have 27 dwelling units.
5. The maximum building height permitted is 40’ (UDC 6.3.4, Table 6.3-4.A).
6. The minimum setback requirements are 1.5 times the height of the proposed structure wall for structures adjacent to lot lines abutting a residential zone. The minimum setback requirement is 0’ where the structure is adjacent to a lot line abutting a nonresidential zone (UDC 6.3.4, Table 6.3-4.A).
7. The minimum street yard setback is 10’ from the existing or future property line (UDC 6.3.4.C.2)
8. As the proposed development is greater than 25% expansion in floor area, the requirements of Section 7.4 – Motor Vehicle and Bicycle Parking - apply to the entire site (7.4.3.E.2).
9. The minimum parking requirement for Retail General Merchandise Sales is 1 space per 300 square feet of gross floor area. The minimum parking requirement for Multifamily Residential is based on the size of the unit: The number of spaces per dwelling unit is based on the number of bedrooms in each unit as follows:
• Studio, less than 400 sq. ft. GFA - 1.00 space per dwelling unit
• Studio, more than 400 sq. ft. GFA, and 1 Bedroom - 1.50 spaces per dwelling unit
• Two Bedrooms - 2.00 spaces per dwelling unit
• Three Bedrooms - 2.25 spaces per

10. Ensure that the parking spaces along Grant do not require use of the street for maneuvering. Per UDC 7.4.6.K A street cannot be used for maneuvering directly into or from any parking space located wholly or partially outside the public right-of-way.
11. Provide back up spurs on parking spaces at the end of the parking if no ingress or egress is provided at that end (UDC 7.4.6.F).
12. Provide a pedestrian circulation path that connects all areas of development and to any adjacent street frontage. The path must be ADA accessible and a minimum of 4’ wide (TSM 7-01).
13. A demolition permit must be applied for at 3525 E Grant. If the building was built before 1974, archeological documentation and a historic demolition permit will be required. The building construction year appears to be 1965 per Pima County Records: https://www.asr.pima.gov/Parcel/Index
14. The proposed parking area south of the southern building is for 2-way traffic and will require 24’ of PAAL width per 7.4.6 of the UDC.
15. The parking proposal on site plan 2 will require compliance with UDC article 7.4.6. Please demonstrate how you will prevent traffic from backing into the right-of-way.
16. Another ADA space will be required.
17. 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 about this transmittal, contact me at Nicholas.Martell@tucsonaz.gov
TW New Area Development REVIEW COMPLETED TP-PRE-0224-00036- Pre-Application Conference Review v1 – 3529 E GRANT RD

1. As you might expect, Tucson Water has no comments or suggestions regarding the parking.

2. These parcels are served by an existing, dead end 3” cement asbestos water main in an existing easement which serves three other parcels to the west. This existing 3” public water main is just barely large enough to supply the potential peak hourly potable and irrigation water demand from this project and the three other parcels.

3. If new fire hydrants are required, the fire suppression water will need to come from the existing 8” water main on the south side of Grant Rd. The same is true for any fire suppression system that needs a fire service larger than 1” in size.

4. Per the final plat for Grantland Acres recorded at Book 08, Page 091, M & P, the existing easement is 16’ wide, and 8’ of this easement lies on the north side of these parcels. No permanent structures including walls or fences may be constructed within any portion of this easement.

5. This project may, or may not, be affected by Tuscon Water’s GRANT RD- PALO VERDE BLVD TO VENICE PL-PHASE 3 AND 4 CIP Project which is to start in March. Please contact the Tucson Water Project Manager Mr. Chris Rogers at 520-349-7165 or chris.rogers@tucsonaz.gov for more information about this CIP project.

6. 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