Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0226-00032
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Building Official * | REVIEW COMPLETED | PROJECT: TUCSON TERRACE DEVELOPMENT ACTIVITY NO. TP-PRE-0226-00032 ADDRESS: 755 E Benson Hwy/132-12-0500 ZONING: O-3,C-2 If you have any specific questions regarding this, please don’t hesitate to reach out to Matthew Carlton, Assistant Building Official, via email at matthew.carlton@tucsonaz.gov If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov COMMENTS: 1. Are you using the IBC or the IEBC as part of your submittal? 2. Use of the CCT does not alleviate any of the IBC or Building Safety requirements or permitting processes. 3. In Group R-4 occupancies where recreational facilities (i.e. – a gym), every recreational facility serving accessible units shall be accessible. (1111.2.1-11111.2.2) 4. As an R-2 Occupancy (as defined by IBC) at least 2% but not less than one of the units shall be a Type A unit. All units on a site shall be considered to determine the total number of units and the required number of Type A units. Where two or more Type A units are provided, at least 5% but not less than one Type A Unit shall include a bathroom with a shower complying with A1171 for Type A units. 5. 1108.6.4.2 In structures with four or more sleeping units intended to be occupied as a residence, every sleeping unit intended to be occupied as a residence shall be a Type B Unit. 6. Accessible Routes: See sections 11104-11106 for accessible route requirements |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0226-00032 • Pre-Application Conference Review v1 • 755 E BENSON HY TUCSON, AZ 85713: Based on the information requested, TFD has the following comments: -Change of use will require the installation of a fire sprinkler system -It appears there is an existing fire alarm, this will need to be upgraded to monitor tamper and flow of the fire sprinkler system. -It appears “private hydrants” were installed in 2022. We would need input from Tucson Water on how to proceed, as these hydrants appear to be required to meet the fire flow requirements. Please reach out with any additional fire-related questions. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | Sidewalk required along Street frontage. Pedestrian Circluation path should connect to public sidewalk. Driveways will need to be reconstructed or modified to meet PAG SD 206. |
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| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0226-00032 Project: CCT – existing hotel to multifamily Location: 755 E BENSON HY Review Date: 3/11/2026 *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. This site will require full code requirements because it is a change of use. 2. A development package will need to be provided for this submittal. Please see COT AM Section 2-06.0.0 for requirements. 3. Provide the following additions or changes to the site plan when applying for development package and building permits: a. 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. b. E Benson Hwy is currently designated as a frontage road with future designation as an Arterial per MS&R 10-8-25 amended map. Sight visibility triangles (SVT) will need to be shown for current and future ROW. TSM 10-01.5.0 c. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0 d. Provide a detail displaying trash truck maneuverability for the trash enclosure in compliance with Technical Standards Manual, show it falls in compliance with back-up requirements. Maneuverability dimensions for operation are 14’x40’. TSM 8-01.5.3 and TSM 8-01.5.3.F e. Show downspouts and scuppers on site plan. Must match DP and building permit. TSM 7-01.4.1.E 4. This site will need full compliance with first flush retention 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 and chapter 2 of the COT Standards Manual for Drainage Design and Floodplain Management in Tucson, Arizona. 5. If area of disturbance is greater than one acre, A Storm Water Pollution Prevention Plan (SWPPP) and dust control permit will be required for this development. TSM 2-01.0.0 6. Existing permit TC-COM-0623-01560 – applicant or owner needs to apply for C of O 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 Joe Macaulay at Joe.Macaulay@tucsonaz.gov. |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: REDEVELOPMENT OF EXISTING HOTEL TO A MULTIFAMILY RESIDENTIAL COMMUNITY; ELIGIBLE FOR REVIEW THROUGH THE COMMUNITY CORRIDOR TOOL (CCT) ACTIVITY NO: TP-PRE-0226-00032 ADDRESS: 755 E BENSON HY ZONING: COMMERCIAL ZONE (C-2) LAND USE: MULTIFAMILY COMMERCIAL/CHANGE OF USE 03.09.2026 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. **ADDITIONAL CLARIFICATION COMMENTS PER THE LIVE MEETING ON 03.12.2026: 1. Structurally covered parking spaces can be removed from the overall ratio of 1 tree per 4 parking spaces provided, See UDC 7.6.4.B.1.c (8) 2. 50 percent of the street landscape border trees can be counted toward the parking lot tree ratio as long as the trees are within 10 feet of the parking spaces. 3. Per the CCT and green space: *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. *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. ORIGINAL SITE LANDSCAPE/NPPO SECTION COMMENTS: 4. PER UDC ARTICLE 3.3.3.G.2.C - A SITE PLAN (DEVELOPMENT PACKAGE) is required for the following types of development: existing development undergoing a CHANGE OF USE, building structure additions, and/or reconfiguration of an area outside a building. A Development Package (DP) meeting the requirements of Administrative Manual (AM) 2-06 must be submitted and approved prior to approval of this building plan. 5. UDC 7.6.2. APPLICABILITY The provisions of this section apply to the following: All new developments and developments undergoing in a change of use require the submittal of a landscape plan set. Preparation of the landscape plans shall adhere to UDC 7.6 and Administrative Manual 2-10. 6. 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. 7. Interior landscape borders per UDC 7.6.4.C.3 and Table 7.6.4-1 and proposed Commercial Land Use: A. Interior landscape borders are not required on multifamily land use sites adjacent to commercial and office zones. 8. Street landscape borders per UDC 7.6.4.C.2 and Table 7.6.4-1 and proposed multifamily land use along MS&R and non-MS&R: A. S Park Av and Benson Hy require 10’ street landscape borders located on the project side of the ROW/Future ROW. 9. A drip irrigation plan and details are required for all proposed landscape planting areas. 10. 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. 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. 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. 13. 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. 14. 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. 15. 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. 16. **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 SITE LANDSCAPE REQUIREMENTS: SEE SECTION 5.11.6 DEVELOPMENT STANDARDS OF THE ADOPTED ORDINANCE NO 12152 PER TABLE 5.11.6-1 APPLICABILITY OF CCT DEVELOPMENT STANDARDS: *TYPE 1 CHANGE OF USE PROJECT - SITE LANDSCAPE REQUIREMENTS: *1. Public spaces *2. Parking requirements *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. *(1) Type 1 project: 500 sq ft or 5% of total site area, whichever is greater 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: *(1) Type 1 project: not required 5.11.6.G.3 PASSENGER VEHICLES *PARKING LOTS (1) New parking lots or garages shall 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. *(2) Existing parking lots that are in the front of an existing building may remain without improvements when: a. The parking lot includes 10 or less vehicular parking spaces; *b. A Type 1 project is proposed; and c. No other vehicular parking is available on the site. *(3) Existing parking lots that are in the front of an existing building may remain with improvements when: *a. The parking lot includes 11 or more vehicular parking spaces; b. A Type 2, 3, or 4 project is proposed; *c. A designated pedestrian amenity or public open space area of a minimum of 1,000 sq ft is provided to break up the parking lot; d. The parking lot improvements include all reasonable attempts to comply with the connectivity, landscaping, and rainwater harvesting development standards; and e. The parking lot setback standards in Table 5.11.6.-1. shall not apply. (4) Existing or proposed parking lots intended for transit ridership (park and ride) are permitted along a street frontage but not at a street corner upon confirmation with SunTran regarding the usage of the parking lot. *(5) Parking lots which have any frontage along a street shall be screened by a minimum 29-inch masonry wall. *(6) Parking lots shall provide canopy trees as follows: a. Parking lots in Type 1 and 2 projects with 10 or less vehicular parking spaces shall provide at least one canopy shade tree. b. Trees shall be planted in an unpaved depressed planting area, which must be a minimum of 150 square feet in area and 8 feet in width. *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. Thank you. Chad Keller, PLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Georgia Pennington, Planner Parcel(s): 132-13-0500 Zoning: C-2, O-3 Existing Use: Hotel Proposed Use: Multifamily TRANSMITTAL DATE: 3/12/26 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 – Development Package. The Development Package is a separate submittal from the building permits, and the building permits cannot be approved until the Development Package is approved. 2. The subject property is zoned O-3/C-2, where multifamily residential is permitted. In order to proceed under the CCT provisions, a zoning compliance letter confirming eligibility must be obtained, and an additional pre-application meeting will be required prior to formal submittal. A separate CCT pre-application conference will require a draft site plan showing that the initial design complies with the CCT design requirements for a Category 1 development, per UDC 5.11. 3. If utilizing CCT, this would be a TYPE 1: Change of Use project per TABLE 5.11.6.-1 APPLICABILITY OF CCT DEVELOPMENT STANDARDS which states they must comply with Pedestrian Amenities - Public Places, Services and Utilities, Passenger Vehicles - Parking Requirements and Placement. Review the following sections for further information on requirements: a. Pedestrian Amenities - Public Places: minimum requirement for Type 1 is 500 sf or 5% of total site area, whichever is greater (5.11.6.E) b. Services and Utilities (5.11.6.F) c. Passenger Vehicles (5.11.6.G) 4. The following information are the underlying standards for the current zone, however, utilizing CCT may alleviate some of these standards: 5. Maximum Height: a. O-3: 30’ b. C-3: 75’ 6. Max density: a. O-3: 22/acre (1,980 sf per unit) b. C-2: 44 units/acre (990 sf per unit) A total of 67 units are proposed. 7. Motor Vehicle Space requirements (7.4.4): • Studio, less than 400 sq. ft. GFA - 1.00 space per dwelling unit 67 Units = 67 spaces 8. Bike Parking Requirements (7.4.9): a. Short term: 0.1 space per bedroom. Minimum requirement is 2 spaces. b. Long term: 0.05 space per bedroom. Minimum requirement is 2 spaces. 9. EV Parking Requirements (7.4.11) (one must be ADA): a. EV-Installed: None b. EV-Ready: 10% c. EV-Capable: 20% Definitions: Electric Vehicle (EV) Ready A parking space within 6 feet of a suitable circuit termination point, such as a NEMA 14-50R receptacle or EVSE with installed 40-ampere minimum 208-volt or 240-volt dedicated single phase branch circuit for servicing EVSE. The ampere and volt minimums described above can be modified with administrative approval to allow for advances in industry standards. Electric Vehicle (EV) Capable A parking space within 6 feet of the termination (in a listed cabinet, box, or other enclosure) of a listed electrical conduit to accommodate a future individual branch circuit originating at the main service or subpanel. The service panel or subpanel circuit directory shall provide capacity to accommodate a 40-ampere minimum 208-volt or 240-volt dedicated branch circuit. The ampere and volt minimums described above can be modified with administrative approval to allow for advances in industry standards. The conduit shall be installed so that minimal removal of materials is necessary to complete a future installation. 10. Parking Area Access Lanes (PAAL) shall be 24 feet wide for 2-way traffic and fire access. 11. Comply with Section 7-01 Pedestrian Access in the Technical Standards Manual for new construction. 12. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the 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 Georgia.Pennington@tucsonaz.gov. |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. The property currently receives water service through a 2-inch meter on the east side of the property. The service is connected to an 8-inch Cement Asbestos water main (B Zone) located at the E Benson Hwy ROW. Water pressure in this area is 47-54 PSI at an elevation of 2476 ft. Water pressure can vary by an additional 5 psi +/-. There is also an existing 8-inch fire service of the same 8-inch water main on the east side of the parcel. Your approved site plan from 1977 shows fire hydrants connected to this 8” fire service. Tucson Water no longer allows private fire hydrants. If fire hydrants are needed, a master plan and design plan will be required for the private fire line. Please note that the “water line” shown on the plan is a private fire line and cannot be tapped for water consumption. All water must come through the 2” meter. 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. |