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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0224-00039
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 | Design Professional's preliminary review is available in TDC. | |||
| DTM - Park Tucson | REVIEW COMPLETED | DTM-Park Tucson Do not have any concerns with on street parking being used in this location. J.R. Kelley Park Tucson garl.kelley@tucsonaz.gov |
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| External Reviewers - COT Environmental Services | REVIEW COMPLETED | ES Comments as follows: The alley’s would not be an option as they are not maintained and do not provided a clear path for collection vehicles. Refer to TSM 8-01.9.0 figure 1, as a consideration (see attachment). Let me know if you have any questions. Thanks, Andy Vera Accounts Representative Supervisor Environmental & General Services Department Andy.Vera@tucsonaz.gov Office: (520) 837-3798 Cell: (520) 631-5160 |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0224-00039 • Pre-Application Conference Review v1 • Parcels 115-07-0780 & 115-07-0790: Based on the information provided, TFD has the following comments: 1. Knox key box(es) under 2018 IFC, 506 2. Provide fire sprinkler systems following 2018 IFC, 903.3 (all R-2 occupancies) 3. Provide fire alarm systems per 2018 IFC, 903.4 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Historic | REVIEW COMPLETED | Property is located adjacent to a contributing resource in the Miracle Mile National Register Historic District. If the applicant is participating in the IID, please provide all documentation noted in Historic & Special Districts informational handout (https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/submission-documents/special_districts_application_instructions_7.18.23.pdf). | |||
| ROW Engineering Review | REVIEW COMPLETED | TP-PRE-0224-00039 No Address, Comments: 1. Close unused entrance to property with new concrete curb and new concrete sidewalk. 2. Replace the existing-out of tolerance-curb with new concrete curb per P.A.G. standard 209, for the entire property frontage. 3. New 5’ wide Concrete Sidewalk per P.A.G. standard 200. 4. New concrete driveway apron per P.A.G. standard 206. 5. At least one sidewalk is required to connect the onsite circulation path to sidewalk in the ROW. 6. Where adjoining sidewalk from the property ties to sidewalk along the ROW frontage, a 5’ X 5’ ADA landing is required. Landings shall be 5’ X 5’ and not to exceed a 2% cross slope in all directions. 7. 3’ minimum buffer between curb and sidewalk, unless ROW is limited. 8. Provide local street Sight Visibility Triangle. David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |
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| Site Engineering | REVIEW COMPLETED | Tucson codes and ordinances can be found online at https://codelibrary.amlegal.com/codes/tucson/latest/overview The Design Standards for Stormwater Detention and Retention manual can be found online at https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf TP-PRE-0224-00039 1. A lot combination will be required for this development. 2. Balanced basin detention is required compliant with the DSSDR Chapter 3. 3. First flush retention is required compliant with the DSSDR Chapter 2. 4. A dumpster enclosure is required for the site per TSM 8-01.5. 5. Provide waste stream calculations compliant with TSM 8-01.8. Please note that although recycling service is not required, the site must provide capacity for recycling service. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PROJECT: RESIDENTIAL DEVELOPMENT AT 32 W. LESTER ST. ACTIVITY NO. TP-PRE-0224-00039 ADDRESS: 32 W. LESTER STREET ZONING: C-1 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: 1. There must be an 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. Reach out to the Landscape Architect (contact info below) for the waiver form. 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. A separate irrigation water meter is required. Please label the new irrigation meter as “irrigation only”. UDC Technical Standards 4-01.-.2. A.1. 4. 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. 5. There will need to be a street landscape border on W. Lester Street per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. The landscape border to the north on W. Lester may utilize 5’ of the right of way and consist of only shade trees to satisfy the Greater Infill Incentive Subdistrict (GIIS). See comment number 6 below. 6. If utilizing the GIID, please refer to Section Section 5.12.8.B of the Design Standards for the IID which gives exemptions for UDC Section 7.6, Landscaping and Screening, which states the following: a. Section 7.7, Native Plant Preservation may not be modified. b. Except as required by Section 5.12.8.B, Development Transition Standards, a complete or partial exception to Section 7.6, Landscaping and Screening Standards, may be granted if shade is provided for pedestrians and customers, such as along sidewalks, pedestrian circulation paths, and outdoor patios, in accordance with Section 5.12.6.A.2. The landscaping requirement may also be waived by the PDSD Director based on a written finding that the waiver is necessary to preserve the prevailing setback. c. Any one or more of the following types of landscaping and improvements may be used to comply with this section: (1) Existing landscaping; (2) Shade trees in the right-of-way – Pay particular attention to this item for it will allow PDSD to waive some of the landscape requirements of (3) Green walls or green roofs; and/or (4) Shade structures , such as awnings 7. Please contact David Marhefka with CoT Transportation and Mobility for review of shade trees in the right of way. David.marhefka@tucsonaz.gov 8. There will be no landscape boarder required on the west side of the site due to the alley. 9. There will need to be an interior landscape border on the east sides 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. 10. See Engineering notes for Retention/Detention. 11. 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. 12. 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. 13. 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. 14. 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. 15. Reach out to the Landscape Architect (contact info below) to work with them on a commercial rainwater harvesting plan that satisfies the intent of the ordinance without being onerous to the applicant, i.e. do what you can where you can. 16. 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 chad.keller@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Nathan Herrera- Planner PROJECT: Thursday Pre-submittal meeting - TP-PRE-0224-00039 Address: Parcels 115-07-0790, 115-07-0780 Zoning: C-1 Existing Use: Vacant Proposed Use: Residential-Multifamily TRANSMITTAL DATE: March 07, 2024 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Residential-Multifamily is an allowed use in the C-1 zone, with 36 units per acre allowed. 3. Per UDC Article 5.12.2.C.2.a; If developing under the IID option, the regulations and standards of the applicable IID Sub-district in which the development parcel is located apply. The development standards for the Greater Infill Incentive Sub-district are found in UDC Article 5.12.9. 4. Parking is calculated as follows (Table 7.4.4-1 UDC); 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 dwelling unit • Four or More Bedrooms - 2.50 spaces per 15 parking spaces are required per the underlying zoning. Based on UDC Article 5.12.9.2.a, the amount of required parking can be reduced by 25% in the IID-Greater Infill Incentive Subdistrict. Per UDC Article 5.12.9.2.a, Parking may be decreased by more than 25 percent per a written agreement with the Park Tucson, or in accordance with Section 5.12.6.M, IID Parking Plan, if the analysis and findings show the proposed parking is adequate.” A Parking Design Modification Request (PDMR) can be applied for to reduce the amount of required parking by a maximum of 5 spaces (UDC Article 7.4.10), if needed. An Individual Parking Plan (IPP) can be applied for to reduce the amount of required parking further, if needed (UDC Article 7.4.5). For further information about the IPP see the following link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/individual_parking_plan_handout.pdf Mark Castro at Mark.Castro@tucsonaz.gov can be contacted for information on both the PDMR and IPP process. 5. Electric Vehicle Supply Equipment parking is required as follows (UDC 7.4.11-1); • 10% EV Ready parking spaces required • 20% EV Capable parking spaces required See UDC Article 7.4.11 for specifics. 6. Bicycle parking is calculated as follows (Table 7.4.8-1 UDC); • Short-term .10 spaces per bedroom. Minimum 2 space required. • Long-term .5 spaces per bedroom. Minimum 2 spaces required. See UDC Article 7.4.9 for design specifics. Per UDC Article 5.12.9.C.2.b, the required number of bicycle facilities may not be reduced or eliminated and must be based on the number of bicycle spaces required by Section 7.4.8 for the use. 7. In the C-1 zone, non-residential uses adjacent to a nonresidential zones have a setback of 0’ (UDC 6.3-4.A). 8. For nonresidential and multifamily development abutting a Local Street : the minimum required street perimeter yard is 20 feet, as measured from the street property line (UDC 6.4.5C.2.b). 9. The maximum building height for a multifamily use in the C-1 zone is 30’ (6.3-4.A UDC) 10. Ensure access standards found in section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual are met. 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 about this transmittal, contact me at Nathan.Herrera@tucsonaz.gov |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0224-00039 - Pre-Application Conference Review v1 – APNs 115070780 and 115070790 Tucson Water has no objections to the proposed development and offers the following comments for your convenience: 1. There is an existing 6” cement asbestos water main in Lester Street that this project may connect to. See Tucson Water’s NW011413 valve map. 2. The water pressure in this area at ground level (based on elevation) is estimated to be in the 55-66 psi range. 3. Each commercial building will be required to have its own water meter. 4. The required water meter size for each commercial building will be determined by a water fixture count conducted in accordance with the 2018 International Plumbing Code and Tucson Water’s Water Meter Sizing Guidelines. Tucson Water’s Water Meter Sizing Guidelines are available at https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/tucson-water/documents/signed_meter_sizing_guidelines_march_2020.pdf 5. If a 3” or larger water meter is needed for this development, the water meter will need to be located within a large meter enclosure that is a minimum of 25’ long x 10’ wide x 5’ high per Tucson Water Standard Detail SD-314. The entire large meter enclosure must be located on the property in a water easement granted to the City of Tucson. 6. Copies of any valve map(s) and/or ‘as-built’ plan(s) referenced in these comments may be obtained from Tucson Water’s Mapping & GIS Center by sending an e-mail request for them to TWMapInfo@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: 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 |