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Plan Review Detail

Plan Number: TP-PRE-0323-00156
Parcel: 12416023A

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0323-00156
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 DATE: April 8, 2023
FROM: Rick Gonzalez, Architect (#26992)
COT On-Call Design Professional
RE: DP Review, Capstone, 812 E Speedway Bl.
MGD Proposed Amendment TP-PRE-0323-00156

I have reviewed the Capstone Pre-Submittal Development Package submittal
dated April 2023 for the purpose of determining conformance with the Design
Package of the MGD. I have checked the submittal against the Main Gate District
(MGD) Ordinance Requirements relative to Section C-19, and D. Area 1, Design
Standards under the procedure described in Section B-2.d.
.
Submittal Requirements Status
1. Lighting: Minimize light glare and trespass, conserve energy, promote safety and security, full cut-off fixtures, concealed from public right-of-way view. -- Not presented on the Pre-Application.

2. Building Materials and Colors: Chosen for tactile effects, contrast... like rough to smooth, vertical patterns vs. horizontal. Etc., integral colors, visual and physical permanence in the Sonoran Desert. Localizing effect, ambiance, coherence with the
neighborhood. Facades on public streets or open space: Use high quality materials such as: brick, stone, pre-cast Refer to Note 1 below: concrete, cast stone, CMU's. Brick panels... Architectural metals... panels, sheets... with expressed seams, cuts,
stamps, casts, or ornamental panels. Glass/glass block... Modular panels: EIFS, stucco, but less than 25% of total facade at the base along public streets. At lower floors adjacent to street frontage, respond to pedestrian ways... using quality scale, texture color, detail. Material combinations reinforce architectural scaling requirements. Reflects tradition of U of A, COT, adjacent historic neighborhoods. Use accent colors consistently throughout: signs, architectural features, lighting, window/door frames, and accent walls. Avoid glare reflective producing
materials. -- Mono-chromatic presentation, can't review for color, but material applications appear to conform with the MGD.

3. Architectural Elements and Features: Balconies, outdoor stairs, ornaments and surface details such as screening, cladding and fenestration shall be provided to enhance the architectural style of the building. No balconies allowed in group dwellings. Consider appropriate use, scale, proportion, texture Carefully integrate in the concept design. Clear visual distinction between the ground and upper floors.
Arcades, when used, place along south and west facades, unless along Park Avenue. Construct out of wood, brick, canvas, metal, stone or concrete. Street facing facades: 20' maximum single plane without architectural detailing. Outdoor vending and gathering areas encouraged. Delineate with hardscape, grade change, or vegetation. -- Conforms to Pre-Application Requirements.

4. Building Articulation: 3 consecutive street facing facade areas: same paint
or method of articulation. Articulate facades at entries between retail spaces for patio and outside engagement. Building longer than 85' – articulate each 85' to appear as separate buildings along a front property line. Building corners – add articulation to emphasize and promote gathering (e.g. roof/facade higher at corner).
Local public art encouraged (e.g. sculpture art). -- Conforms to Pre-Application Requirements.

5. Doors: Shade and weather protection at entries, clear identification, safe, secure, universally accessible. Storefronts – provide awnings, canopies for shade, color, and material variation; integrate with sidewalk design and treatment. Clearly identifiable “front door” at each facade on a major street. Residential Units - provide separate street access, residential scale, demarcated by awning, stoop or recess. -- Conforms to Pre-Application Requirements.

6. Windows and Glazing: Low e, visual connection through either side. Size, proportion, pattern relates to unit type/layout. Reinforces facade patterns of scale and variety. property and the proposed use(s). Mixed uses use a variety of ratios of clear to opaque surfaces (i.e. glass to wall) and on commercial greater glass
to wall. -- Appears to conforms to Pre-Application Requirements.

7. Building Facades: Base to have at least two of the following... trellis or vertical garden with 50% vegetation. Local artist Artwork (e,g, public mural, custom panel, small retail space (50 sf plus GFA, coffee cart, kiosk, etc.). Outdoor dining, gathering patio, delineated by low wall, fence, planter, change of elevation, or other buffers. Distinctive Lighting. Shade structure, changes of plane such as indentations,
textures, or accent materials. Windows – 75% minimum visible light on each side of window. Window displays or visible activity on ground floor. -- Conforms to at least two requirements.

8. Streetscape: Speedway and Euclid Avenue, design to promote continuity of streetscape along each of those streets. --Shows conformance on the Pre-Application Package.

D. Area 1
Area 1 is a special area of the Main Gate District. Area D2 sub-area does not apply to this application. -- Applicable to this Submittal
D-3 Euclid Sub-area applies to 4506A,4508A, 4508B, 45120, and 45150. -- Applicable to this Submittal
D-3.a The MGD zoning option is not available to a property that would result in the following: (i) the demolition of a contributing property. -- Appeals of the HPO’s decision can be made to the State Historic Preservation Officer.
D-3.b The MGD zoning option may be used for the re-use of existing buildings and for a new building up to 40 feet in height with conditions -- Appeals of the HPO’s decision can be made to the State Historic Preservation Officer.
D-5 Design Review Committee Role. The Design Review Committee shall review Area 1 projects for compliance with Section D and the MGD zoning options in compliance with Section B-2.d. The DRC may add special conditions to an approval to assure compliance with the intent of the MGD. -- DRC Review required
D-6 Conflicting Requirements. In the case of a conflict with other parts of the MGD development document and Area 1 requirements, the requirements of Section D shall apply. -- Does not conform to MGD or to Area 1 height requirements A MGD Amendment Process is required
Main Gate District (MGD) Ordinance Requirements relative to Section D. Area 1, Figure 8 Allowable Height Map – Area 1, apply to this submittal. -- Applicable to this submittal – does not comply. A MGD Amendment is required.

General Comments:
Note 1: Elevations provided are Mono-chromatic. Please provide a color palette and
material call-outs in future submittals.
Based on an initial and cursory review of the proposed project, I see some items
requiring further study, review, and comment. (More detailed comments will be
provided at the formal MGD review).

Thank you,
Rick Gonzalez, Architect
RGA, City of Tucson Design Professional
Entitlements REVIEW COMPLETED DATE: 4/25/2023
REVIEWED BY: María Gayosso, Principal Planner
CASE NUMBER & NAME: TP-PRE-0323-00156 - Speedway/Euclid Mixed Use
PROJECT ADDRESSES: 804, 812, 814, & 818 E Speedway Bl, and 1024, 1030, 1036, 1040-1048, & 1052 N Euclid Av
PARCEL NUMBERS: 115-04-503A, 115-04-504A, 115-04-505A, 115-04-507A, 115-04-506A, 115-04-508A, 115-04-508B, 115-04-5120, and 115-04-5150
EXISTING ZONING: HR-1, HR-2, HR-3 / MAIN GATE URBAN OVERLAY DISTRICT
EXISTING USE: Single Family Residential, Multifamily Residential, Vacant
PROPOSED ZONING: NOT CLEAR IN PREAPPLICATION MATERIALS IF THE HISTORIC OVERLAY (H) IS PROPOSED TO BE MAINTAINED.
PROPOSED USE: Group Dwelling, Retail/Commercial

PROJECT DESCRIPTION & LOCATION:

The proposed project is located on 1.45 acres at the southeast corner of Speedway Bl. and Euclid Av. Currently on site there are 11 residential structures, of which 9 are designated as contributors to the West University National Historic District. The site is also located within the Historic Preservation Zone (HPZ), which provides mandatory requirements for historic preservation. Additionally, the site is located within the boundaries of the Main Gate District (MGD), an Urban Overlay District (UOD), which is an optional zoning tool that allows flexible development standards and establish design guidelines for the area west of the University of Arizona.

The applicant is proposing to demolish one existing structure, relocate five existing houses, and preserve the two most-southern homes on site, for the development of student housing with approximately 147 units (453 beds), 14 workforce housing units, and 4,530 square feet of commercial/retail fronting Speedway Bl. The proposed new buildings are stepped 2, 4, and 6 stories, reaching a maximum height of 78 feet.

Currently the site is zoned HR-1, HR-2, & HR-3 Historic Urban Residence, and the applicant is seeking to make use of the MGD as a tool for redevelopment.


APPLICANT NAME: Noel Griemsmann, Senior Urban Planner for Snell & Wilmer, LLP
PHONE: 602.382.6000 E-MAIL: ngriemsmann@swlaw.com


PLAN AMENDMENT NOT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW).

APPLICABLE PLAN POLICIES:
Policy direction is provided by Plan Tucson, the University Area Plan and the West University Neighborhood Plan.

Plan Tucson contains a variety of elements that are categorized in four focus areas, including the Social Environment, the Economic Environment, the Natural Environment, and the Built Environment. Each focus area contains specific goals, and each element contains specific policies. The site lies within the Existing Neighborhoods in the Future Growth Scenario Map. Existing Neighborhoods are primarily developed and largely built-out residential neighborhoods and commercial districts. The goal is to maintain the character of these neighborhoods, while accommodating some new development and redevelopment and encouraging reinvestment and new services and amenities that contribute further to neighborhood stability.

Applicable policy guidelines include:
LT3 Support development opportunities where: (a) residential, commercial, employment, and recreational uses are located or could be located and integrated.
LT28.1.9. Support strategically located mixed-use activity centers and activity nodes in order to increase transit use, reduce air population, improve delivery of public and private services, and create inviting places to live, work, and play.
LT28.5.1. Support development in or adjacent to existing regional and community-level activity centers that will: (a) Integrate residential and nonresidential land uses and the mix of private and public land uses, including entertainment, recreation, retail, restaurants, offices, libraires, hotels, public meeting facilities, childcare, transit facilities, and other services into mixed-used activity centers.
LT28.5.9. Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate non-residential uses.
BC8 Support a safe, distinctive, well-maintained, and attractive community with neighborhoods made up of residences and businesses that contribute to Tucson’s quality of life and economic success.
LT28.5.7. Support environmentally sensitive design that protects the integrity of existing neighborhoods, complement adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community.


The University Area Plan provides policy direction, recognizing the nature and potential of the University of Arizona and its immediate surroundings as a relatively compact, pedestrian-oriented regional activity center, and works to strengthen the identity and quality of this area consistent with city-wide and neighborhood goals. The General Land Use Map (Map 3) of the Area Plan identifies the project’s site within the Moderate/High Density Residential classification. The Area Plan also identifies the site is within the West University Transition Area, and in a Pedestrian District (Map 4). Applicable policy guidelines from the University Area Plan include:

Neighborhood Conservation/Historic Preservation Policies:
2.1 Utilize the City's Historic District and Landmark Zone Ordinance to designate and protect local historic resources, including those properties which are listed on the National Register of Historic Places and those which may be eligible for historic designation.
2.2 Utilize the City's adopted ordinances, plans, and guidelines (e.g., Tucson Land Use Code, University Area Plan, Roadway Development Policies) to protect neighborhood perimeters from the intrusion of noncompatible uses.
2.3 Support the continued vitality of established pedestrian districts (Map 4), including those areas such as Fourth Avenue which provide historic and cultural value to the University Area and the City.
2.5 Work to ensure the timely implementation of approved development projects so as to minimize disruption to neighborhood residents and businesses.
2.6 Recommend against the granting of parking variances which may produce unacceptable levels of on-street parking, noise, or through-traffic in residential areas (see Transportation Policies, Section 4).

Land Use and Mixed-Use Development Policies:
3.A.2.Encourage the retention of contributing historic buildings and viable residential structures by including them as integral components of new development.
3.A.3 Support new development on the perimeter of residential areas which serves to protect and enhance the quality of life for neighborhood residents.
3.A.4 Demonstrate sensitivity to surrounding uses in the design, location, orientation, landscaping, screening, and transportation planning of new development, as outlined in the General Design Guidelines (Section 8).
3.A.5 Utilize Defensible Space Guidelines (Section 9) in the design of new development.
3.D Support the careful integration of residential and nonresidential development in areas which are predominantly high density residential or nonresidential, under the guidance of the General Design Guidelines (Section 8) and in conformance with the following criteria:
1. Except in the West University Transition Area, vehicular access is provided to an arterial or collector street, and vehicular traffic is directed away from the interior of residential areas;
2. Commercial activity is located at the street level, and is connected to the public sidewalk system;
3. Tenant mix offers goods and services oriented to local residents and compatible with the neighborhood; and
4. Development includes a well-defined pedestrian system linked to the public sidewalk system, convenient access to transit facilities, and secure bicycle parking areas.

The West University Neighborhood Plan provides more specific guidance for proposed land uses in the West University Neighborhood. Goals of the Neighborhood Plan include the preservation and enhancement of the historic, residential character of the established neighborhood west of Euclid Avenue, while recognizing the potential for land use changes associated with the streetcar and promoting transit-oriented infill in the Transition Area, Area 1, Subarea A, in which the project’s site is located. The Neighborhood Plan also includes Transit-Oriented Design Guidelines for the Transition Area. Applicable policy guidelines from the West University Neighborhood Plan include:

Transition Area Policies:
A. Land Use
1. The following uses are considered supportive of TOD and are encouraged in Areas 1, 2, and 3. In addition, a use not listed below may be allowed if the Planning and Development Services Director makes a finding that the subject use is of the same intensity as the uses listed below.
Administrative and Professional Offices
Alcoholic Beverage Services, including micro-breweries
Civic Assembly
Cultural Uses
Day Care - Child Care
Educational Uses
Educational Use-Post-Secondary
Ente1tainment Uses, including theaters
Financial Services
Food and Beverage Sales
General Merchandise Sales
Instructional School
Lodging
Medical Services - Outpatient
Mixed Use (a combination ofresidential and other uses in this list) Parking
Personal Services
Residential, Attached
Residential, Multi-Family
Travelers' Accommodation

B. Building Height
1. Area 1 - Transit-oriented Development (TOD) Area. Area 1 has three Sub-Areas, A, B and C (see Map 3). Allowable building heights are as follows:
a. Sub-Area A: A variety of building heights, not to exceed 4 and 6 stories, is allowed, as per Maps 4A and 4B, for the project’s site. Sidewalks will be designed to protect pedestrians from Speedway Boulevard and Euclid A venue traffic.
C. Demolition Proposals, National Register Historic District
1. A demolition proposal for a contributing historic structure located in the National Register District within the Transition Area must undergo the Historic Preservation Zone (HPZ) demolition process prior to using the Urban Overlay District (UOD) zoning option.


SURROUNDING ZONING AND USES:
The site is bound by Speedway Boulevard to the north and Euclid Avenue to the west. Both Speedway Bl. and Euclid Av. are designated Arterial Streets by the City of Tucson Major Streets and Routes (MS&R) Plan with a planned width of 120 feet.

Currently the site is zoned HR-1, HR-2, & HR-3 Historic Urban Residence. Surrounding properties are zoned HR-3 with institutional uses to the south, UC-1 with group dwellings to the east, HR-1 with multifamily residential to the west, across from Euclid Av, and O-3 with financial service and office uses across from Speedway Bl.

ANALYSIS:

Land Uses
The proposed mixed use with group dwelling, workforce housing, and commercial/retail are land uses supported by Plan Tucson, the University Area Plan, and the West University Neighborhood Plan, as well as by the Main Gate District (MGD) document. Future uses in the commercial/retail portion of the project’s site will need to be those allowed in all the documents just listed. Section C-2.b.2 of the MGD indicates that buildings fronting Speedway Bl used for residential use must include non-residential uses, which is reflected in the applicant’s preliminary development plan. MGD Section C-2.f indicates the PDSD Director may add special mitigation conditions to a proposed land use that has features that may have a nuisance impact (such as noise, odors, trespass lighting, and late evening hours of operation) on the residential area west of Euclid Avenue.

Height and Mass Transition
The proposed project massing and heights are supported by the West University Neighborhood Plan’s Policy 2 – Transition Area, Subarea A, and Maps 4A and 4B, which indicate building height should not exceed 4 and 6 stories in the project site. However, the MGD document places the project site within Area 1 of Figure 3 – Allowable Height Map, which indicates the allowable height is that of the underlying zoning for the properties fronting Euclid Avenue (C-3 allows a maximum height of 75 feet), the portion of the site facing the alleyway not to exceed 40 feet, and the parcels fronting Speedway Bl to be 3 and 4 stores, not to exceed 40 and 56 feet, respectively. The applicant’s proposal to rezone to UHC-3, with a maximum height of 78 feet, in a stepped 2, 4 and 6-story design, will require an amendment to the MGD document, and will need to meet the height and massing criteria specified in the Neighborhood Plan. The rezoning application will also need to demonstrate compliance with the criteria specified in Section C-17 of the MGD document.

Vehicular Access, Parking and Traffic
Project is proposing a total of 84 parking spaces, with access to the parking area from the alley to the east. Vehicular maneuvering in the alley is permitted by MGD Section C-4.a.2, but close coordination should be secured with the Department of Transportation and Mobility (DTM). Parking calculations will need to be provided in the Preliminary Development Plan, per Section C-5.1.1 of the MGD. A Parking Impact Analysis demonstrating no overflow parking into the West University Neighborhood to the west of Euclid Av. will need to be provided as part of the rezoning application and will be reviewed by DTM. The applicant must note that ADA parking spaces will still need to meet current UDC and building code requirements.

Solid Waste, Loading
Project is proposing trash collection off the alley. The applicant is to coordinate with the Department of Environmental Services, Tucson Fire and DTM for any modifications to standard refuse collection requirements. Section C-6.1 of the MGD document requires an on-street loading zone (if approved by DTM) or an off-street loading zone. Loading docks and trash and recycling containers may not be visible from the street and may not be located along a street frontage. The preliminary development plan will need to indicate the location and dimension of the loading zone(s) meeting MGD standards.

Development, Utilities, Landscaping, Screening, Water Management, Lighting, and Other Design Standards
The preliminary development plan and design compatibility report will need to demonstrate compliance with the development standards specified in Section C-3, C-7, C-8, C-9, C-10-C-17, C-19 and Table 1 of the MGD document. Open Space and Landscape calculations will need to be included in the preliminary development plan demonstrating compliance with MGD requirements.

Historic Preservation
Project must comply with the criteria specified in Section C-18 of the MGD document, including the criteria specified for the historic structures that will remain on site, which should retain their contributing status. Demolition/relocation of the historic structures, including an Economic Hardship Analysis, will require review by the West University Advisory Board (WUHZAB) and the Tucson Pima Historical Commission’s Plans Review Subcommittee (PRS), and approval by the Mayor and Council.

ADDITIONAL NOTES:
Application materials for change(s) to rezoning conditions (MGD amendment) will need to include:
• Design Compatibility Report, to include discussions on parking, traffic impacts, ride-share, meal delivery, package delivery, use of alleyway, loading, drainage, historic. preservation/demolition/relocation (including legal action reports from WUHZAB, PRS), and other issues that need to be addressed.
• Conceptual site plan, elevations, renderings.
• Documentation of neighborhood meetings.
• Specific proposed modifications to the Main Gate District (MGD) document.
Fire New Construction REVIEW COMPLETED TP-PRE-0323-00156 - Pre-Application Conference Review v1 - 812 E SPEEDWAY BL - Based on the information provided, this project will need to meet the fire flow requirements of the 2018 IFC, Table B105.1(2), as well as provide a hydrant to meet the requirements of the 2018 IFC 505.7.1.1. Building to be tested for ERRC per 2018 IFC 510.1 all testing to be completed by PCWIN and the report provided to TFD. Provide Knox Key boxes/switches in accordance with IFC 506.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Historic REVIEW COMPLETED Parcels are located within the West University HPZ and require review/approval by the WUHZAB and PRS. You will need to provide a historic submittal per the Historic and Special Districts informational handout (https://www.tucsonaz.gov/files/pdsd/forms/Special_Districts_Application_Instructions.pdf). Some advisory board comments were provided during the prior review for the demolition that should be heeded as it relates to the proposed design.
ROW Engineering Review REVIEW COMPLETED 1) An MS&R Right-Of-Way Use Modification Request (UDC section 5.4.7) will need to be completed as part of this rezoning in order to reduce the amount of ROW dedicated for this project. Dedication will be needed in order to extend the right hand turn bay for north bound Euclid as needed. 2) Refer to PDSD comments for detention/retention. The existing alley has drainage discharge issues. Building design and site design must include low impact development standards to eliminate the potential for nuisance drainage issues including any proposed drainage into the existing alley. Plans need to show how "low flow" discharges will be intercepted prior to entering the right of way.
Site Engineering REVIEW COMPLETED Tucson codes and ordinances can be found online at https://codelibrary.amlegal.com/codes/tucson/latest/overview
The Stormwater Detention-Retention Manual can be found online at https://www.tucsonaz.gov/files/pdsd/updated-retention-detention-manual/updated-retention-detention-manual.pdf
The Main Gate District Urban Overlay District Development Document can be found online at
https://www.tucsonaz.gov/files/pdsd/pdfs/PlannedAreaDevelopmentAndOverlay/MGD_UOD_Document-08.09.16.pdf

Capstone Project
1. Minimum sidewalk width along Speedway is 12 feet and 10 feet along Euclid (MGD UOD C-4.b.4) with a 4-foot sidewalk setback from the curb, which can be used for planters (MGD UOD C-4.b.5)
2. According to C-5.c.2 of the MGD UOD, buildings containing parking structures shall comply with at least one of the two following requirements: i. The front side of the ground floor of parking structures, excluding driveways and pedestrian entrances, shall be built for uses other than parking and circulation, consistent with the required architectural articulation standards. ii. No more than 75% of the GFA of the ground floor shall be used for motor vehicle parking or circulation. Define what the front side of the building is or provide ground floor area use percentages for the ground floor.
3. The site will require an on-street loading zone compliant with MGD UOD C-6.a.2.
4. The site must comply with environmentally conscious design practices outlined in MGD UOD C-16.
5. As a condition of rezoning, critical basin detention and 50% increased first flush retention will be required unless a green roof/green wall is proposed and utilizes stormwater for irrigation.
6. DTM approval will be required for alley access. Contact John Van Winkle at john.vanwinkle@tucsonaz.gov for approval.

Lianne Evans
lianne.evans@tucsonaz.gov
Site Landscape REVIEW COMPLETED CDRC/ENTITLEMENTS TRANSMITTAL
PROJECT: MULTI STORY STUDENT HOUSING
ACTIVITY NO. TP-PRE-0323-00156
ADDRESS/PARCEL: MANY
ZONING: HR-1, UOD-1 (MAIN GATE), WEST UNIVERSITY HISTORIC DISTRICT

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.

ENTITLEMENTS COMMENTS:
1. While the Main Gate Overlay does not require commercial rainwater harvesting on site, as part of the PAD Amendment, passive rainwater harvesting will be required to the fullest extent in the Right-Of-Way. Including but not limited to depressed landscaping and street curb cuts to allow for full capture of the roof, hardscape, and street run off from the developed areas. Work with the Landscape Architects from Planning and Development Services as well as Department of Transportation and Mobility to achieve this.
2. There is to be no turf onsite, ornamental or for active recreation.
3. Site Engineering is requiring as a condition of rezoning, critical basin detention and 50% increased first flush retention will be required unless a green roof/green wall is proposed and utilizes stormwater for irrigation. Work with Site Landscape for green roof/wall approvals.
4. If cisterns are in use as a condition of rezoning, they must be shielded with plants and vegetation.


CDRC COMMENTS:
1. 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. This is also required by the Main Gate Overlay as well as the Historic overlay on site. See below.
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. Main Gate Urban Overlay District:
a. Native plants must be preserved in place, trans-planted, or provide a 1:1 mitigation. C-9-a.1 (Section C-9 Landscaping, pg 24)
b. All trees provided in fulfillment of mitigation requirements must be 36” box or larger. C-9.a.2 (Section C-p Landscaping, pg 24)
c. Plants with thorns or terminal spines shall be placed clear of pedestrian circulation. C-9.a.4. (Section C-9 Landscaping pg 24)
d. New species introduced must come from the Arizona Department of Water Resources Drought Tolerant/Low Water Use Plant List; provided, however, that (i) plants excluded from that list may be used on private property in rain gardens or bio-swales as part of active and/or passive landscape water harvesting systems, and (ii) properties in the West University Historic Preservation Zone and/or Contributing Properties to the West University National Register District may use historically significant plant material, including plants that are excluded from the Drought Tolerant/Low Water Use Plant List, if approved by the Director. C-9.b. (Section C-9 Landscaping pg 24)
e. Street trees should be provided at areas of pedestrian circulation or activity and spaced to ensure continuous canopy cover at maturity. C-9.c. (Section C-9 Landscaping pg 24)
f. At least 60% of trees shall be 36” box or larger. C-9.e. (Section C-9 Landscaping pg 24)
g. Accent plants and succulents are recommended for planters and/or containers. C-9.f. (Section C-9 Landscaping pg 24)
h. Massed shrubs and ground covers are encouraged for surface planters. C-9.g. (Section C-9 Landscaping pg 24)
i. Street Trees in the Right-of-Way should be selected from Arizona Department of Water Resources Drought Tolerant/Low Water Use Plant List or approved City of Tucson Street Tree List. C-9.h. (Section C-9 Landscaping pg 24)
j. Street trees planted in the sight visibility triangle shall be 36” box minimum. C-9.i. (Section C-9 Landscaping pg 24)
k. In connection with the development or redevelopment of property in the West University Historic Preservation Zone and/or Contributing Properties to the West University National Register District, property owners shall make reasonable efforts to preserve historically significant trees and shrubs that are at least 50 years old that are located in areas designated for landscaping in development or redevelopment plans. C-9.j. (Section C-9 Landscaping pg 24)
l. Usable open space may be a combination of private and public space as long as the adjacent Right-of-Way (to the curb) and areas outside the building setback areas include usable open space. C-10.b. (Section C-10 Open Space pg 24)
m. Parking areas may not be counted as open space. C-10.c. (Section C-10 Open Space pg 24)
n. Portions of ground-level open space that are not landscaped shall be surfaced in textured concrete, pavers, or other similar small-scaled materials with permeable characteristics. C-10.d. (Section C-10 Open Space pg 24)
o. Areas counted toward open space requirements shall be a minimum 300 square feet with a minimum dimension of 15 feet if open on one side only or 10 feet if open on two or more sides. C-10.e. (Section C-10 Open Space pg 24)
p. The property owner is responsible at all times for maintenance of landscape, hardscape, building architectural elements and site furnishings, including features installed in the public Right-of-Way (i.e., to the curb). C-11.a. (Section C-11 Right of Way pg 25)
q. The property owner shall replace or repair vandalized elements in the Right-of-Way within 48 hours. C-11.b. (Section C-11 Right of Way pg 25)
r. The property owner shall replace dead or missing vegetation in the Right-of-Way within 14 days to ensure full compliance with approved landscape plans. C-11.c. (Section C-11 Right of Way pg 25)
s. Water features are permitted in connection with active water harvesting. C-12.c. (Section C-11 Site Features pg 26)
t. For the purpose of applying active rain water harvesting requirements, Residential Mixed Use shall not be considered Commercial development. (Section C-13 On Site Water Management pg 25) C-13.c.
u. Landscaping shall incorporate passive water harvesting. (Section C-13 On Site Water Management pg 25) C-13.d.
v. Passive water harvesting storage volume may be used to offset threshold retention volume requirements and is permitted to occur in the Right-Of-Way. C-13.e. (subject to approval by the Department of Transportation). (Section C-13 On Site Water Management pg 25)
w. Landscape Irrigation systems shall be designed with smart or central control systems integrated with building systems and combined with soil moisture sensors and monitors. C-13.f. (Section C-13 On Site Water Management pg 25)
x. All piping shall be Schedule 40 PVC up to and including 2.5” and Class 200 PVC for larger lines. C-13.g. (Section C-13 On Site Water Management pg 25)
y. Landscape depressions and curb openings shall be provided to allow water to flow into and out of curb side planters. C-13.h. (Section C-13 On Site Water Management pg 25)
z. Building downspouts shall be directed away from pedestrian circulation areas and sidewalks. C-13.i. (Section C-13 On Site Water Management pg 25)
aa. Standing water may not be more than 6” deep. – Thi sis in regards to passive water harvesting across the site. C-13.j. (Section C-13 On Site Water Management pg 25)
bb. Monolithically installed paving such as concrete may not exceed 50% of total exterior site hardscape area. C-15.b. (Section C-15 Hardscape Materials pg 25)
cc. Hand-placed materials such as modular pavers or natural stone must comprise a minimum of 50% min of the total exterior site hardscape. C-15.c. (Section C-15 Hardscape Materials pg 25)
dd. At least 25% of the total exterior site hardscape must be composed of pervious concrete or permeable pavers as part of a passive landscape water harvesting system. C-15.d. (Section C-15 Hardscape Materials pg 25)
ee. Asphalt may be used in streets, alleys, fire department access areas, driveways and surface parking areas. C-15.e. (Section C-15 Hardscape Materials pg 25)
ff. See Section C-16 #’s 1, 2, 7, 10, 11, & 16as part of the Environmentally Conscious Design Practices.
4. See Engineering notes for Retention/Detention.
5. 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.
6. 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.
7. There will need to be a separate dedicated water meter for irrigation.
8. Commercial Rainwater Harvesting Plan is not required due to the UOD requirements – see Entitlements case notes above.

If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988
Site Zoning REVIEW COMPLETED Rezoning Pre-Submittal Transmittal

FROM: Nicholas Martell
PDSD Zoning Review

PROJECT: Rezoning Pre-submittal meeting TP-PRE-0323-00156
Address: 812 E SPEEDWAY BL
Parcel(s): 11504507A, 11504505A, 11504504A, 11504503A, 11504506A, 11504508A, 11504508B, 115045120, 115045150
Existing Zoning: HR-1, HR-2, HR-3
Proposed Zoning: Edit of Development Standards of the Main Gate Urban Overlay District
Existing Use: Residential-Single Family
Proposed Use: Residential-Multifamily

TRANSMITTAL DATE: March 18, 2023

COMMENTS:
1. Development must comply with the Administrative Manual Section 2-06 - Development Package.
a. The Development is in Area 1 of the Main Gate Urban Overlay District.
b. The Development is in the West University Historic District.
2. Residential and Mixed uses are permitted in the Main Gate District (MGD).
3. Development standards: The development area borders Euclid Avenue and Speedway Boulevard. The MGD document contains the following:
a. According to the allowable height map (figure 3, pg. 13), The development area is subject to the allowable height per the underlying zoning. The underlying zoning allows the following: C-1: 30’; C-2: 40’; C-3: 75’.
b. Along Euclid Avenue and Speedway Boulevard, the height and mass transition must occur through the stair-stepping method along at least 75% of the length of the street façade above 2 stories or 26’ (whichever is lower), by which the building mass above 2 Stories or 26’ shall be set back a minimum of 12’ from the building façade at finished grade. (C-17.c Height and Mass Transition p.21)
c. In addition, along Euclid Avenue and Speedway Boulevard, if a building exceeds 56’ in height there shall be a second additional bulk-reduction setback, along at least 50% percent of the 22 length of the street façade above 56’, of at least 20’ feet from the building façade at finished grade; provided, however, that the 50% and/or 20’ minimum requirements may be reduced upon a finding by the City Design Professional that the proposed alternative is consistent with urban design best practice (C-17.d, p. 21)
d. There is no required Minimum Lot Area.
e. There is no required Minimum Separation Between Buildings.
f. There is no required Maximum Lot Coverage.
g. See Table 1 (pg. 11) for more Development Standards.
4. Required setbacks: None, except: (i) at least 21.5’ feet from the property line along Speedway Boulevard: and (ii) at least 12’ feet from the property line along Euclid Avenue
5. Parking requirements: See MGD Section C-5 (pg. 15)
a. Ensure compliance with surface parking requirements (C-5.e, pg. 18)
6. Bike parking requirements: See MGD Section C-5.b (pg. 16)
7. Additional comments:
a. Ensure compliance with Open Space requirements found in section C-10 of the MGD document (pg.19).
b. Street lighting and building lighting shall comply with the City of Tucson Outdoor Lighting Code and shall be incorporated into the landscape design. (C-14; pg. 20)
c. The development is contingent upon the approval of historic applications and demolitions for which the applicant has already applied.
d. A lot combination is required once the demolition portion is completed.
8. 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 please contact me at nicholas.martell@tucsonaz.gov.
Traffic Engineering Review REVIEW COMPLETED TP-PRE-0423-00156
812 E. Speedway Blvd.

Comments:
1. A Traffic Impact Analysis is required for this project.
2. Any existing curb, sidewalk or curb access ramps that are non-compliant will be reconstructed to meet current standards.
3. Existing non-compliant driveways will be modified to meet current standards, or reconstructed to meet current standards.
4. Curb Access Ramp on the SE corner of Euclid Ave and Speedway, to be modified or reconstructed per P.A.G. standard 207.
5. At least one sidewalk is to connect the onsite circulation path to sidewalk in the ROW, both on Euclid Ave and on Speedway Blvd.

David Stiffey
DTM Project Coordinator
David.Stiffey@tucsonaz.gov
TW New Area Development REVIEW COMPLETED TP-PRE-0323-00156 - Pre-Application Conference Review v1 - 812 E SPEEDWAY BL

1. Tucson Water offers the following comments for your convenience.
2. There is an existing 12” PVC water main on the north side of Speedway Blvd (constructed in 1988 per PN 202-1988), and a 4” cast iron water main in Euclid Avenue(constructed in 1940 per FN 361). This project will need to obtain all it’s water from the 12” PVC water main on the north side of Speedway Blvd.
3. 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