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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0323-00131
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 | If the SMD will be chosen as a tool for redevelopment, more refined drawings will be needed and a second presubmittal meeting will be required that includes the Design Professional and core reviewers. Below are preliminary comments: 1. Perishable Goods Manufacturing & Alcoholic Beverage Service are permitted land uses in the SMD – Kino South Subarea. 2. A Design Package will need to be prepared showing compliance with applicable SMD requirements (https://www.tucsonaz.gov/files/integrated-planning/SMD_Document_FINAL_9-14-21.pdf). 3. Here's the SMD application process: https://www.tucsonaz.gov/files/pdsd/forms/Special_Districts_Application_Instructions.pdf. 4. Here's an overview of the SMD review process: https://www.tucsonaz.gov/files/pdsd/Process_Handouts/SMD_Handout_forWeb.pdf. A Minor Review Process will be needed (neighborhood meeting, 100-foot notice, and the Design Professional, since there is no historic review needed). 4. Site does not include a historic resource, not in a National Register, no adjacent to historic resources, so no historic review will be needed. 4. SMD Parking (page 35): Industrial: 1/1,500 SF GFA Alcoholic beverage service: 1/200 SF seating area, up to 3,000 SF Other reductions: Shared parking agreement, IPP Short-term Bike parking (page 39) Min 2 spaces/5,000 SF Please note the SMD does not provide breaks for ADA parking. 5. Examples of other SMD standards that will need to be met include: -- Streetscape Design standards (page 29) -- 50% Shade (page 29) -- Development Transition Standards to mitigate excessive visual, noise, odor, vibration intrusion and other similar public health, privacy and safety concerns that may be created by the proposed Project (page 30) -- Landscaping (page 42). Except as required by Subsection III.F, Development Transition Standards, a complete or partial exception to Section 7.6 of the UDC, -- Landscaping and Screening Standards, may be granted in order to encourage infill and redevelopment on constrained sites. If shade is provided for pedestrians and customers, such as along sidewalks, pedestrian circulation paths and outdoor patios (in accordance with Subsection III.J.1), and there are no adverse impacts on adjoining properties, an exception may be granted by the PDSD Director from the landscaping and screening requirements. -- Environmentally Conscious Design Practices (page 47). Note project site is 113 feet from nearest transit stop (on Kino Bl). -- Refuse collection would need to be approved by the Department of Environmental Services (ES). -- Parking reductions and alley access would need to be approved by the Department of Transportation and Mobility (DTM). -- Keep in mind liquor license requirements when designing project. |
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| Fire New Construction | REVIEW COMPLETED | Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 | |||
| Site Engineering | REVIEW COMPLETED | Project: TP-PRE-0323-00131 Address: 2018 E 14th St Comments: 1. Sunshine Mile District Overlay: Kino South Subarea standard 1b: Loading and unloading areas accessory to an industrial use shall be entirely enclosed on all sides 2. Show onsite maneuverability for angled parking configuration. For maneuverability directly to/from R.O.W, permission from DTM will be required 3. Ensure complete pedestrian circulation from the building out to 14th street and to any proposed waste enclosures. 4. Ensure waste maneuverability and design per TSM 8-01 5. Maximize water harvesting into any landscaping through the use of flush curbs, curb cuts, and scuppers 6. A sidewalk will be required along 14th st per TSM 10-01.3.3, this can be waived with permission from DTM Scott Haseman scott.haseman@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PROJECT: BREWERY & TAPROOM ACTIVITY NO. TP-PRE-0323-00131 ADDRESS/PARCEL: 2018 E 14TH ST/129-04-3150 ZONING: I-1, SMD Overlay – Kino South Subdistrict 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. Due to the existing nature of the site, there must be a 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. Sunshine Mile District Overlay Requirements – General: a. All landscaping shall consist of 100 percent desert-adapted plant species. (see page III-23 under section I Landscape) b. Hardscape areas must include variation in materials and design treatment. (see page III-23 under section I Landscape) c. Seating and other site furnishings shall be located along pedestrian circulation, near building entries and in plazas so as to not interfere with safe pedestrian passage. (see page III-23 under section I Landscape) d. Water features are only permitted in connection with active water harvesting or using a reclaimed water source. (see page III-23 under section I Landscape) e. Open Spaces do not need to be limited to the ground level or outdoors. They may be incorporated into public or semi-private spaces that are open to the public but accessible only to patrons (e.g., patio seating at a restaurant). (see page III-24 under section J Open Space) f. Open Space may be located in different areas of a Project, as long as each area is a minimum 300 square feet, with a minimum dimension of fifteen (15) feet if open on one side only or ten (10) feet if open on two or more sides. (see page III-24 under section J Open Space) g. Portions of ground-level outdoor Open Space that are not landscaped should be surfaced in textured concrete, pavers, or other similar small-scaled materials with permeable characteristics. (see page III-24 under section J Open Space) h. See Section M (pg III-28-29) for the section on Environmentally Conscious Design, which dictates that “each project shall include ten(10) or more of the following practices…” i. Pay particular attention to 1, 3, 4, 5, and 7 in terms of landscape options. 5. Sunshine Mile District Overlay Requirements – Kino South SubArea: a. A minimum of 10% of the Lot Area must be dedicated to Open Space (See pg IV-31) b. The minimum landscaped area is 20% of the open space, applies only to public open space. (See pg IV-31) c. Minimum landscape requirement only applies to Public Open Space. (See pg IV-31) d. Parking may not be counted as Open Space (See #4 pg IV-31) e. Main entrance location shall be directly accessed from a sidewalk along a street rather than from a parking lot. (See pg IV-31) 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. 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. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988 |
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| Site Zoning | REVIEW COMPLETED | FROM: Iman Monshizadeh PDSD Zoning Review Section PROJECT: PRE-0323-00131 TRANSMITTAL DATE: 04/11/2023 Preliminary comments are based on underlying zoning. Projects that opt into Urban Overlay Districts may have different standards. A development package will be required for this project. Information on the development package can be found here: https://www.tucsonaz.gov/pdsd/apply-permit Perishable goods manufacturing is permitted in the I-1 Zone. Use specific standards 4.9.5.C.2, .4, .5, .6, .8, 4.9.5.E.1 & .2 and 4.9.13.Q apply. Taproom will be considered Alcoholic beverage use which is also permitted in the I-1 zone. Use specific standards 4.9.4.C.3 and 4.9.13.Q apply Parking Perishable goods manufacturing: 1/1000sf - 3 spaces required Alcoholic beverage sales: 1/50SF - 9 spaces required Full maneuverability for parking spaces will be required on site. Parking spaces may be reduced with opting into UOD. Refer to design review comments for more information. Parking layout 2 seems more feasible, although some spaces located towards the alley will not meet maneuverability standards. Per UDC 7.4.6.D.2.b “ A motor vehicle off-street parking space must have a minimum width of ten feet when the side(s) of the parking space abuts a vertical barrier over six inches in height” This standard will apply to the space closest to the rear of the building on site plan layout 2. The alley to the rear cannot be used for access since it is only 15’ wide. Use specific standard 4.9.5.C.2 states “Access shall be from a street . Access from an alley shall also be permitted, provided the alley is at least 20 feet wide” For questions regarding Zoning comments, please contact me at: Iman.Monshizadeh@tucsonaz.gov / (520) 837-4082 |
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| Traffic Engineering Review | REVIEW COMPLETED | No Comments David Stiffey David.Stiffey@tucsonaz.gov |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0323-00131 - Pre-Application Conference Review v1 - 2018 E 14TH ST 1. Tucson Water has no objections to the proposed development and offers the following comments for your convenience. 2. The building complex that includes this project is served by a single ¾“ water service line and a single ⅝“ water meter connected to 2” HPDE water main in the alley to the south. They may be two small to meet the water demand of the proposed brewery and the remainder of the building. If so, please contact Tucson Water’s New Services Section by sending an email to TWCommon@tucsonaz.gov to discuss options. 3. If a new larger water service line and water meter are needed, they should be connected to the 6” public water main in 14th St, not the 2”public water main in the alley. 4. 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 |