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Plan Review Detail
Plan Number: TP-PRE-0324-00059
Parcel: 11710069B
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0324-00059
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 | PDF files of Design Proffesional's Provisional Recommendation and PDSD Director's Provisional Approval have been uploaded, and are available in TDC Online and PRO. | |||
| DTM - Park Tucson | REVIEW COMPLETED | DTM: Park Tucson: We do not have any comments or concerns per the documents provided. J.R. Kelley Office (520) 791-5071 garl.kelley@tucsonaz.gov |
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| External Reviewers - COT Environmental Services | REVIEW COMPLETED | The concept is acceptable. Will need to position the enclosure per TSM 8-01.5.3.G Ash Ave is more like a paved alley and therefore refer to figure 4 under 8-01.9.0. Must include enclosure detail with all dimensions. Let me know if you have any questions regarding this review. Andy Vera (520) 837-3798 Andy.Vera@tucsonaz.gov |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0324-00059 • Pre-Application Conference Review v1 • 21 W COUNCIL ST TUCSON, AZ 85701: 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. Provide fire alarm systems per 2018 IFC, 907 4. Verify Aerial Apparatus access, 2018 IFC, D105.1 5. Building to be tested for ERRC by PCWIN, 2018 IFC, 510 6. Hydrant(s) located and accessible in accordance with 2018 IFC, 507.5 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Historic | REVIEW COMPLETED | If the project will be using the IID, Historic review will be required due to the adjacent designated historic structures. The Plans Review Subcommittee will review for consistency with the US Secretary of the Interior's Standards. Please submit the documents noted in the Historic & Special District informational handout (https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/submission-documents/special_districts_application_instructions_7.18.23.pdf) Staff would recommend a courtesy review with PRS for initial feedback on the project. Questions? Jodie.Brown@tucsonaz.gov |
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| ROW Engineering Review | REVIEW COMPLETED | TP-PRE-0324-00059 21 W. Council St. Comments: 1. The existing sidewalk may remain if it is within tolerance of current standards. 2. The existing curb access ramp on the NW corner of Council and Stone Ave may remain if it is within tolerance of current standards. 3. Any unused curb cuts both on Stone Ave and on Council will need to be closed with new concrete curb per P.A.G. standard 209 and with new concrete sidewalk per P.A.G. standard 200. 4. New concrete curb per P.A.G. standard 209 and new concrete sidewalk per P.A.G. standard 200 will be required along Ash Ave. There is not enough Right of Way so a Pedestrian Access Easement will need to be filled out and signed. 5. At the pedestrian circulation path/ sidewalk connection to sidewalk in the ROW both on Ash Ave and on Stone Ave, there needs to be an ADA Landing. Landings shall be 5’ X 5’ and not to exceed a 2% cross slope in all directions. 6. Show on your plan, the Right of way dimension of Ash Ave. 7. Protect in place existing streetlights. 8. Protect in place existing catch basins. 9. Protect in place or relocate accordingly, existing regulatory or warning signs. 10. Protect in place all existing parking meters, or contact Park Tucson. 520-791-5071 11. Regarding any existing items in the ROW, power poles, electrical boxes, etc. These need to remain. If any of these items need relocating for your project, contact the owner of these items to dialogue with them. David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |
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| Site Engineering | REVIEW COMPLETED | 1. Balanced basin detention required on site. See TSM 4-03 for additional information. https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Engineering-Codes 2. 2-way paal width of 24' required. 3. Pedestrian circulation required to refuse enclosure, and all adjacent sidewalks. 4. See DTM Comments regarding Ash Ave improvements. 5. Lot combination required. 6. A waste stream calculation will be required in addition to recycling capacity. Joshua Garcia joshua.garcia@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PROJECT: COUNCIL AND STONE HOUSING ACTIVITY NO. TP-PRE-0324-00059 ADDRESS: 21 W COUNCIL ST ZONING: OCR-2, RIO NUEVO AREA, IID-DOWNTOWN CORE 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, water harvesting, as well as the Rio Nuevo Area Overlay, and the Infill Incentive District – Downtown Core Subdistrict Design guidelines. 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 ensure compliance with the applicable UDC development criteria and Technical Standards. GENERAL COMMENTS: 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. 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. Street Landscape Borders are not required as the site is located in the Downtown Parking District UDC 7.6.4.C.4.a. 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. 12. The Commercial Rainwater Harvesting Plan must utilize the Site Water. 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. RIO NUEVO AREA (RNA) COMMENTS: 1. Per UDC section 5.12.7.D.3 Rio Nuevo Area Design Guidelines – Site Design Standards -- 5% of gross flora area of new construction shall be provided for open space, plaza, courtyards, etc. This requirement can be waiver by the PDSD Director. 2. Per UDC section 5.12.7.D.4 Rio Nuevo Area Design Guidelines – Site Design Standards- 50% shade coverage of all sidewalks and pedestrian pathways is required. INFILL INCENTIVE DISTRICT COMMENTS: 1. Per UDC 5.12.8.B.2a. General IID Zoning Design Guidelines – Streetscape Design - Shade is required for 50% of all sidewalks and pedestrian paths. This can be waived or reduced where compliance is not feasible due to a project’s site location and/or building orientation and the applicant has made a reasonable attempt to comply with this standard. DOWNTOWN CORE SUBDISTRICT (DCS) COMMENTS: 1. Per UDC 5.12.10.C IID-Downtown Core Subdistrict development in this subdistrict are exempt Sections 7.6 and 7.7 of the UDC unless the PDSD Director makes a finding that public safety and health would be jeopardized. Upon submittal of this development package, please include documentation stating how the applicant is meeting the requirements of the various overlay districts in terms of Landscaping and Commercial Rainwater Harvesting. 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: Loran Shamis; Project Manager PROJECT: TP-PRE-0324-00059 Address: 21 E Council St Parcel(s): 117100670, 117100710, 11710069A, 117100680, 11710066A, 11710065A Zoning: OCR-2 and C-3 Overlay Zones: IID – Downtown Links Subdistrict, Rio Nuevo Overlay, Redevelopment Parking District Existing Use: Parking Proposed Use: Multifamily development TRANSMITTAL DATE: March 14, 2024 COMMENTS: 1. The proposed development must comply with Administrative Manual 2-06 – Development Package. 2. A shared parking agreement with APN 11710072B is required. 3. A lot combination processed through Pima County Assessor’s is required - https://www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf 4. It appears off-site parking is being proposed and per UDC 7.4.6.B.1.e the off-site parking area must meet the design criteria provided in section 7.4.6 Motor Vehicle Use Area Design Criteria which would trigger an additional development package as the parcels are noncontiguous . Consider applying for an Individual Parking Plan to reduce the parking requirement to eliminate off-site parking. 5. The site is zoned OCR-2 and the proposed use is Residential – Multifamily Residential which is permitted. 6. The site is within the optional Infill Incentives District - Downtown Links Subdistrict overlay. By opting into the IID overlay some of the following standards may be modified. The site is within the Rio Nuevo Overlay which requires review by the Rio Nuevo Design Review Board. Contact Maria Gayosso at maria.gayosso@tucsonaz.gov. 7. The site is within the Downtown Parking District and per UDC 7.4.5.B.3 new residential development requires one space for each dwelling unit one space for each apartment where rent/lease of spaces is not by the bedroom, or one space for each bedroom in projects where rent/lease of spaces is by the bedroom. The total required number of parking spaces is 45. Refer to UDC 7.4.6 for Motor Vehicle Design Criteria. 8. There is no maximum permitted residential density in OCR-2 (UDC Table 6.3-4.A). 9. The maximum permitted height is 300’ (UDC Table 6.3-4.A). 10. There is no setback requirement for nonresidential uses adjacent to nonresidential zones (UDC Table 6.3-4.A). 11. The minimum setback requirement along Stone Av is 10’ from the property line. The minimum setback requirement along Ash Av and Council St is 20’ from the property line (UDC 6.4.5.C.2). 12. The minimum bicycle parking requirement is 0.10 short-term spaces per bedroom and 0.5 long-term spaces per bedroom (UDC Table 7.4.8-1). Refer to UDC 7.4.9 Bicycle Parking Design Criteria. 6 short-term bicycle parking spaces and 29 long-term spaces are required. 13. The minimum Electric Vehicle Supply Equipment requirement is 10% of the required parking must be EV Ready and 20% must be EV Capable. Refer to USC 7.4.12 Electric Vehicle Parking Design Criteria. 5 spaces are required to be EV Ready, and 9 spaces are required to be EV Capable. 14. 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). 15. 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 Loran.Shamis@tucsonaz.gov. |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0324-00059 - Pre-Application Conference Review v1 – 21 W COUNCIL ST Tucson Water has no objections to the proposed development and offers the following comments for your convenience: 1. There is an existing 4” PVC water main in Council Street constructed per Plan No. 003-1998, an existing 4” PVC water main in Ash Avenue constructed per Plan No. 119-1997, and an existing 12” PVC water main in Stone Avenue constructed under Plan No. 124-2011 that this project may connect to. See Tucson Water’s SW121413 valve map. 2. All fire services needed for this project, must be connected to the existing 12” PVC water main in Stone Avenue constructed under Plan No. 124-2011t 3. The water pressure in this area at ground level (based on elevation) is estimated to be in the 50-57 psi range. A private on-site water pressure booster station may be necessary to serve the upper floors of this development. 4. Each commercial building will be required to have its own water meter. 5. 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 6. 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. 7. 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 |
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| Zoning Administration | REVIEW COMPLETED | Site is located in the UA Annex Sub-Area of the Downtown Links Subdistrict. Required parking is 1 space per unit. I concur with the applicant that parking requirements are satisfied. Include documentation for off-site leased spaces with the DP. If you have questions, email Mark.Castro@tucsonaz.gov |