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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0325-00057
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Fire New Construction | REVIEW COMPLETED | TP-PRE-0325-00057 • Pre-Application Conference Review v1 • 1365 W GRANT RD TUCSON, AZ 85745: Based on the information provided, TFD has the following comments: 1. Verify hydrant coverage. IFC 24, 507.5.1 2. Maintain/Provide fire sprinklers. IFC 24, 903.2.8 3. Maintain/Provide fire alarms. IFC 24, 907.2.9 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review | REVIEW COMPLETED | DTM ROW Engineering has no comments. | |||
| Site Engineering | REVIEW COMPLETED | TP-PRE-0325-00057 1365 W GRANT RD Site engineering comments are as follows: 1. Show waste stream calculations in accordance with section 8 of the Technical Standards Manual. Also, per City Code Section 15-10.1 E, each dwelling unit must have a minimum of forty-five (45) gallons of refuse container capacity available for use during the period between scheduled collection services. 2. Pedestrian circulation is required to connect all buildings, dumpster areas, common use areas, and the sidewalk on the street frontage per Technical Standards Manual 7-01.3.3. Show a continuous pedestrian path that maintains a 4-ft unobstructed width. 3. Please provide details for all parking space dimensions, accessible as well as standard, in accordance with UDC Art 7.4.6. 4. Maximize water harvesting in any new landscaped areas. Ryan Insalaco – ryan.insalaco@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: CONVERT THE PROPERTY FROM 148 ROOM MOTEL TO 148 STUDIO APARTMENTS THROUGH INTERNAL CONVERSION ACTIVITY NO: TP-PRE-0325-00057 ADDRESS: 1365 W GRANT RD ZONING: I-1 LIGHT INDUSTRIAL ZONE CURRENT LAND USE: MOTEL (COMMECIAL) PROPOSED LAND USE: STUDIO APARTMENTS (COMMERCIAL) SITE LANDSCAPE/NPPO COMMENTS: WITH THIS CHANGE OF USE, FULL LANDSCAPE CODE COMPLIANCE WILL BE REQUIRED. BEING THAT THIS IS AN EXISTING SITE, THERE ARE LIMITATIONS TO WHAT CAN BE ACCOMPLISHED. SOME PORTIONS OF THE LANDSCAPE CODE WILL BE ABLE TO MEET THE INTENT OF THE CODE, IE: (COMMERCIAL RAINWATER HARVESTING, STREET LANDSCAPE BORDERS, PARKING LOT TREES). THE EXISTING SITE WILL NEED THE FOLLOWING LANDSCAPE COMPONENTS TO MEET THE STANDARDS OF THE LANDSCAPE CODE: 1. A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code requires all new development, an expansion of greater than 25% of an existing development, or a change of use 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. 2. All plant material implemented on site shall be chosen from the Arizona Department of Water Resources (ADWR) Drought Tolerant Plant List. 3. Provide the required number of trees in all vehicular parking areas (1 tree to 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. Updated street landscape borders are required along E Grant and the Freeway Frontage Rd per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. - DUE TO PAAL WIDTH CONSTRAINTS, THE REQUIREMENT FOR UPDATING THE TWO STREET LANDSCAPE BORDERS MAY BE ACCOMPLISHED BY PROVIDING ADDITIONAL SHADE TREES AND UNDERSTORY PLANTINGS TO THE ALREADY PROVIDED NARROW STREET LANDSCAPE BORDERS. 5. Supplemental irrigation will need to be provided for the additional plants required for this change of use per UDC Administration Manual 2-10.4.2.C and Technical Standards Manual Section 4-01.4.2, Irrigation Standards. 6. 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) if necessary for this project. 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. All new/replaced paving areas will require a Commercial Rainwater Harvesting plan: 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 Calculation Spreadsheet and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements require 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 how water harvesting will meet 50% of annual landscape water demand, as required by the ordinance. If a copy of the Site Water Budget Spreadsheet is needed, please reach out to the contact information at the bottom of these comments. - WITH ELEVATION CONSTRAINTS ON THIS SITE, MEETING THE INTENT WILL CONSIST OF DEPRESSING ALL NEW REQUIRED LANDSCAPE AREAS AND MAKING A CONCERTED EFFORT TO DIRECT RAINWATER TO THESE PLANTING AREAS WHERE NEW IMPERVIOUS PAVING IS PROPOSED. 9. Coordinate the Landscape Planting Plan, Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades, spot elevations and curb cut locations. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal FROM: Ramiro Olivarez, Planner PDSD Zoning Review PROJECT: Pre-submittal meeting TP-PRE-0325-00057 Address: 1365 W GRANT RD Zoning: I-1 Existing Use: Multiple use – Commercial Services Proposed Use: Mixed Use | Adaptive reuse TRANSMITTAL DATE: April 17, 2025 Adaptive Reuse Comments: Applicability: For the purpose of this article, a “qualified obsolete commercial building” is a building which is: 1. Currently zoned for and/or permitted to be used for commercial, office, or mixed uses. 2. Economically or functionally obsolete. This site appears to be of a commercial, office, or mixed use building that is in a state of disrepair or has a fifty percent (50%) vacancy in the total leasable square footage. 3. Located on a parcel or parcels of least one acre but not more than twenty acres. This parcel is approximately 3.75 acres or 163,436 square feet. 4. May not located in any of the following areas: A property located within a National Register Historic District, Historic Preservation Zone, or Historic Landmark. This parcel is not located within a National Register Historic District, Historic Preservation Zone, or Historic Landmark Obsolete Commercial Building Redevelopment: 5. An applicant seeking multifamily residential development or adaptive reuse of a qualified obsolete commercial building shall submit an application for the following: Evidence satisfactory to the City of Tucson Attorney that the existing building that is the subject of the application is economically or functionally obsolete. Documentation satisfactory to the City of Tucson Planning and Development Services Department and the City Attorney that the redevelopment will include a set aside of at least ten percent (10%) of the total dwelling units for either moderate-income or low-income housing or any combination of the two for at least twenty (20) years after the initial occupation of the proposed development. Mixed-Use and Multi-Family Development or Adaptive Reuse: 6. Setback requirements for the redevelopment shall be the lesser of the existing setbacks for multifamily residential buildings, or the setback requirements that applied to the existing commercial, office, or mixed-use building, in accordance with UDC Article 6.3. Setback may also be referred to as a perimeter yard. 7. Height and Density. Multifamily residential height and density shall not exceed: The highest allowable multi-family height and density for a multi-family zoning district in the City of Tucson, located within one mile of the building to be developed; or If there is no multifamily zoning district in the City of Tucson within one mile of the building to be redeveloped, the height and density of the multifamily zoning district located in the City of Tucson located closest to the building to be redeveloped. Building height is limited to no more than five stories (55ft). 8. Height Exemption for existing non-conforming buildings. If the maximum allowable height applicable to the existing commercial, office, or mixed-use building exceeds the maximum allowable height in the existing zone for the proposed use, the existing height may remain and shall be considered nonconforming for height purposes and the existing building may be expanded to the maximum allowable density for the proposed use. Any rooftop appurtenances shall be included within the height exemption. General Comments: 1. The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. Building permits can be submitted and reviewed concurrently with the development package but the building plans cannot be approved until the development package is approved and the building plans are reviewed for consistency. 2. A Multifamily Residential mixed use is allowed in the I-1 zone when it complies with the Adaptive Reuse ordinance. 3. In the I-1 zone there is not a minimum lot size. UDC TABLE 6.3-4.A. 4. There is no maximum lot coverage for nonresidential use. UDC TABLE 6.3-4.A. 5. The height maximum is 75 feet for nonresidential use. UDC TABLE 6.3-5.A. 6. Setbacks for a nonresidential multifamily use adjacent to a nonresidential zone is 0 feet. UDC TABLE 6.3-5.A. Parking 7.4.3.D.3. - When the proposed use is different than the use it is replacing and the criteria of Section 7.4.3.D.2 cannot be met, the required number of motor vehicle and bicycle parking spaces shall be in accordance with Sections 7.4.4 and 7.4.8, respectively, except as provided below. 7. Ensure compliance with Table 7.4.4-1: Minimum Number of Motor Vehicle Spaces Required for Multifamily Dwellings – over 70 units/acre is 1.25 spaces per dwelling unit. 1.25 spaces per dwelling unit * 148 = 185 required parking spaces The proposed vehicle parking for multifamily dwellings appears to be within requirements. 7.4.4.A - Calculation of Required Motor Vehicle Parking Spaces for Multiple or Mixed Use Development The total number of required spaces for a multiple or mixed use development is 90% of the sum of the amount required for each separate principal use in Section 7.4.4.B, Minimum Number of Motor Vehicle Spaces Required. The square footage of Entertainment, Food Service (i.e., restaurants), and/or Alcoholic Beverage Service (i.e., bars) uses may not be included in the calculation for multiple or mixed use parking requirements. The parking requirements for these uses are calculated individually in accordance with Section 7.4.4.B, Minimum Number of Motor Vehicle Spaces Required. Food service - 1 space per 100 sq. ft. GFA and outdoor seating areas. 1 space per designated vendor stall for Food Courts which operate solely outdoors. Required parking 8978 sq. ft/100sq. ft. = 90 vehicle parking spaces for food service Upon formal submittal of a development package for this change of use, clarify the use of the banquet hall, is it for common use or exclusive use of the multifamily use. Civic use - 1 space per 100 sq. ft. GFA in all combined public assembly areas or areas where religious services are held, whichever is applicable. 4965 sq. ft./100 sq. ft. = 50 vehicle parking spaces for civic use 8. Ensure compliance with Table 7.4.8-1: Minimum Required Bicycle Parking Spaces – a. For Multifamily Dwellings Short-term Bicycle Parking is 0.10 spaces per bedroom and the minimum requirement is 2 spaces. b. For Multifamily Dwellings Long-term Bicycle Parking is 0.5 spaces per bedroom and the minimum requirement is 2 spaces. 9. Ensure bike parking design is compliant with 7.4.9 of the UDC. 10. Ensure compliance with Table 7.4.11-1: Minimum Required EVSE – a. Multifamily dwellings EV Installed is not required. b. Multifamily dwellings EV Ready Required is 10%. c. Multifamily dwellings EV Capable Required is 20%. 11. Ensure EV Parking Design is compliant with 7.4.12 of the UDC. 12. Ensure the site complies with section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual. a. The pedestrian circulation paths must comply with 7-01.3: Within all development, a continuous pedestrian circulation path is required as follows: A. This path must connect all public access areas of the development and the pedestrian circulation path located in any adjacent streets. B. The areas within the development which must be connected include, but are not limited to, all buildings, all bicycle and vehicle parking areas, all recreation areas, all dumpster areas, and all other common use areas. Depict pedestrian circulation the solid waste enclosures, buildings, common areas, and the right-of-way. The proposed pedestrian circulation appears to comply with section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual. 13. 2-06.4.9.A – As this site is made up of two (2) parcels, 115-16-019U & 115-16-019S. a lot combination is required. Provide a copy of the approved Pima Assessor’s Consolidation Request Form, found at: https://www.asr.pima.gov/forms/misc, with the next submittal. 14. 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 ensure compliance with the applicable UDC development criteria and Technical Standards. If you have any questions, please contact me at Ramiro.Olivarez@tucsonaz.gov |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0325-00057 - Pre-Application Conference Review v1 – 1365 W GRANT RD Tucson Water has no objections to the proposed development and offers the following comments for your convenience: 1. There is an existing 8” public water main on the property that was constructed under Tucson Water Plan No. 204-1995. See Tucson Water’s NW021413 valve map and the “as-built” drawing of Plan No. 204-1995. 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. 2. This water main may or may not be in an existing water easement. Please check the title report for this parcel for the presence of an existing water easement. If no existing water easement is found, one will need to be created during the development package review process. 3. No walls, fences or other permanent structures may be constructed over or across this water main. 4. Should any alterations to the existing water main on this property be proposed, please contact me to discuss them. My contact information is in my signature block. 5. Should 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: 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 |