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Plan Review Detail
Plan Number: TP-PRE-0325-00058
Parcel: 11714090A
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0325-00058
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements | NOT REQUIRED | Not a rezoning request. | |||
| Design Review | REVIEW COMPLETED | A portion of the project in located within the Downtown Infill Incentive District (IID). If the intention is to use the IID as a tool for redevelopment, please send me an email to maria.gayosso@tucsonaz.gov so a presubmittal meeting with the Design Professional and the Historic Preservation Officer can be arranged. Just note that no demolitions of contributing structres in the National Register of Historic Places is permitted under the IID. If you have preliminary elevations, please submit then under Activity # TP-PRE-0325-00058. In the meanwhile, here's an overview of the IID review process: https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/planning-amp-zoning/iid-application-and-review-process.pdf. Thank you. | |||
| Fire New Construction | REVIEW COMPLETED | TP-PRE-0325-00058 • Pre-Application Conference Review v1 • 415 S 6TH AV TUCSON, AZ 85701: Based on the information provided, TFD has the following comments: 1. Verify hydrant coverage. IFC 24, 507.5.1 -Please not buildings equipped with standpipe require hydrant within 100' of FDC 2. Provide Aerial access. IFC 2024, D105.1 3. Provide Knox access. IFC 24, 503.6, 506.1 4. Provide fire sprinklers. IFC 24, 903.2.8 5. Provide fire alarms. IFC 24, 907.2.9 6. Buildings over 35’ to be tested for ERRC by PCWIN, 2024 IFC, 510 Please reach out with any additional questions. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Historic | REVIEW COMPLETED | Cultural Resources Present: -Archaeological Sensitivity Zone: Yes -Historic Preservation Zone (HPZ): Armory Park HPZ -National Register District/Listing: Armory Park National Register Historic District Federal Nexus?: Yes, federal funding involved. Applicable Cultural Resource Laws, Ordinances and Standards: --National Historic Preservation Act (NHPA), Section 106 -Secretary of the Interiors Standards for the Treatment of Historic Properties, Rehabilitation Standards -Arizona Antiquities Act (AAA) -City of Tucson Administrative Directive 1-07-07 Protection of Archaeological and Historical Resources in City Projects -Unified Development Code (UDC), Section 5.8 “H” Historic Preservation Zone (HPZ) -Armory Park Design Guidelines Required Cultural/Historic Approvals: -Section 106 consultation and review. The applicable City Department will coordinate with Historic Preservation Office, PDSDhistoric@tucsonaz.gov. -AAA permit if conducting ground disturbing activities. Contact Arizona State Museum (ASM), ASM-AAAPermits@arizona.edu. -Cultural Clearance under City of Tucson Administrative Directive 1-07-07. Coordinate with Historic Preservation Office, PDSDhistoric@tucsonaz.gov. -Full Historic Review culminating in a Decision Notice issued by PDSD Director. HPZ Review Process: -Pre-Conference with PDSD staff, including Historic Preservation Office -Armory Park HPZ Advisory Board: Schedule with Historic Preservation Office (PDSDhistoric@tucsonaz.gov) following submittal of application materials. An optional Courtesy Review prior to formal submission is recommended for this project. -Tucson Pima County Historical Commission, Plans Review Subcommittee (PRS). -PDSD Director issues Decision Notice granting Historic approval, approval with conditions, or disapproval. Additional Comments: -Rehabilitation of the contributing historic buildings and infill development shall be guided by UDC Section 5.8.9, the Armory Park HPZ Design Guidelines, and the Secretary of the Interior’s Standards. -The House/“Casa de Vida” building (410 S. 6th Ave) proposed for demolition as part of the project is currently considered a contributor to the Armory Park Historic District. Contributing buildings proposed for demolition are subject to UDC Section 5.8.10.E, which requires approval by Mayor & Council. -The Tucson HPO received a letter from the State Historic Preservation Office (SHPO) dated April 1, 2025 recommending that the House/Casa de Vida building at 410 S. 6th Ave. be reclassified as a noncontributor to the Armory Park National Register Historic District due to alterations outside the district's period of significance that have adversely affected its character-defining historic features. The final determination is made by the Keeper of the National Register and is still pending at the time the comments were prepared. -The City of Tucson HPZ ordinance references the Armory Park National Register Historic District but is a separate zoning overlay governed by local ordinance. The building’s contributing status to the HPZ may be informed by the determination of the National Register Historic District but local concurrence will be required. |
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| ROW Engineering Review | REVIEW COMPLETED | TP-PRE-0325-00058 • ROW Engineering Review • 415 S 6TH AV 1. In accordance with Sec 10-01.3.3 of the UDC Technical Standards (UDC TSM) Manual, a continuous unobstructed pedestrian circulation path along projects property street frontage must be provided. Any existing pedestrian facilities along the property frontage and accessible pedestrian route shown on the plan shall be brought into compliance with Sec. 10-01.4.0. of the UDC TSM. This includes replacing any out of compliance curb access ramp and replacing any sidewalk sections that are broken/cracked or where the cross slope exceeds 2%. 2. It is recommended that the pedestrian circulation path be revised to direct pedestrians to the north leg of the intersection of 6th Av and 14th St along placing signage on both the SE SW corners directing pedestrians to use the HAWK crossing, see plan markup. 3. Per Sec. 25-43 of the Tucson City code, the existing curb openings not utilized with this development will have to be closed. If you have any questions, please contact Richard Leigh at Richard Leigh at richard.leigh@tucsonaz.gov |
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| Site Engineering | REVIEW COMPLETED | TP-PRE-0325-00058 415 S 6TH AV Site engineering comments are as follows: 1. First flush retention and balanced basin detention compliant with sections 2 and 3 of the DSSDR will be required. A drainage report will be required to establish that these requirements are being met. The Design Standards for Stormwater Detention and Retention (DSSDR) manual can be found online at: https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf 2. Provide waste stream calculations and waste enclosure specifications compliant with TSM Section 8. Environmental Services requires recycling capacity, so multiple enclosures may be required. If dumpsters are to be shared across sites, there will need to be documented agreements. 3. Please ensure that clear operating space when measured from the front of each dumpster in the enclosure is met per TSM 8-5.3-B. 4. Provide the area of disturbance including cut / fill quantities for each site on the project. 5. 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. 6. Show locations of any roof downspouts. Stormwater from up to and including a 10-year event may not pass over sidewalks per Technical Standards Manual 7-01.4.3E. 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: NEW MULTI-FAMILY RESIDENTIAL (HUD) ACTIVITY NO: TP-PRE-0325-00058 ADDRESS: 415 S 6TH AV ZONING: C-2 COMMERCIAL ZONE; HPZ HISTORIC PRESERVATION ZONE (HC-1) LAND USE: MULTIFAMILY 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 ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS: 1. Technical Standards Manual - Section 9-02.7.2.D.10 Armory Park Landscaping should keep with the historic period of the neighborhood. Plantings should reflect the architectural style of the structure, and all vegetation should provide an unobstructed view of the building. 2. A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code 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. Provide the required number of trees in all proposed 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, see UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a. 4. Where feasible and keeping with the Armory Park theme, provide the required street landscape borders along S Stone Av, E 14th St, S 6th Av and along S Arizona Av per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Multifamily along MS&R and non-MS&R require 10’ street landscape borders and applicable screening within the landscape border. For more information on screening, location of the screen and landscape border requirements see UDC 7.6.5.C.2 5. A drip irrigation plan and details are required for all proposed landscape planting areas. 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. A Commercial Rainwater Harvesting plan is required for the proposed buildings and parking lots: 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 Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. 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. 9. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades, spot elevations and curb cut locations. 10. 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. 11. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning | REVIEW COMPLETED | CDRC TRANSMITTAL TO: Planning & Development Services Department FROM: Fernando L. García PDSD Zoning Review Section PROJECT: 416 S. 6th Av, Tucson, AZ 85701 Parcel(s): 11714087B, 11714087D, 11714090A, 117073420, 117073430, 117073440, 117073450, 117073410, 117073400, 117073390 Zoning: • C-3: 11714087B (part), 11714087D • HC-3 (Armory Park Historic Preservation Zone): 11714087B (part), 11714090A, 117073420, 117073430, 117073440, 117073450, 117073410, 117073400, 117073390 • Greater Infill Incentive District (GIID) (Optional) Overlay: 11714087B, 11714087D, 11714090A Pre-Submittal Conference (1st Review) TP-PRE-0325-00058 TRANSMITTAL DATE: April 17, 2025 1. The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). 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. As this development straddles three blocks divided by public right-of-way, each of the three blocks will be considered a separate site and require a separate and individual development package (DP) submittal. Development standards for each site must be met on each individual site, except where comments, or the Unified Development Code, permit otherwise. A land combination of the contiguous lots on each block will be required. 3. Per UDC Table 4.8-4, the proposed use appears to be: “Residential Land Use Group – Family Dwelling – Multifamily Development”, which is a permitted use in the C-3 zone, not subject to use-specific standards. The proposed use for parcel 11714090A appears to be “Commercial Services Use Group – Parking”, which is a permitted use in the C-3 zone, not subject to use-specific standards. Clarify the intended use of the parking lot; is this meant to be a public or private lot. Are access or use control measures proposed to restrict its use? Confirm the prior, or existing, uses of Buildings 5 and 6. If these were, or are not, multifamily development, this project would be treated as a change-of-use. 4. Three of the parcels within the proposed project are covered by the optional Greater Infill Incentive District (GIID) Overlay. If the applicant proposes to utilize this overlay, submit a Special Districts Application and consult María Gayosso with the Entitlements Section directly at maria.gayosso@tucsonaz.gov. 5. Nine of the subject parcels are part of the Armory Park Historic Preservation District. Three of the existing structures are recognized as “Contributing Structures” by the Arizona State Historical Preservation Office (SHPO). Please consult with Michael Taku with the Historic Preservation Section directly at michael.taku@tucsonaz.gov regarding this historic preservation zone and the contributing structures. 6. The Site Zoning comments in this pre-application conference review are per underlying zoning (C-3) and related dimensional and development standards. The Entitlements Section and Historic Preservation Section will provide comments related to any overlay standards and any historic preservation standards. 7. Per UDC Table 4.8-4, as an apartment is proposed on site, indicate “Residential Land Use Group – Family Dwelling” as an accessory use in a general note. 8. Per UDC Table 6.3-4.A, dimensional standards in the C-3 zone are listed below: a. For the purposes of dimensional standards, a multifamily development is considered “nonresidential”. b. Maximum building height (as measured from design grade): 75’ c. Maximum lot coverage (nonresidential): N/A d. Perimeter Yard (as measured from property line): i. Per UDC 6.4.5.C.2, nonresidential development abutting a local Street (S Russell Av, E 14th St, E 15th St) requires a 20’ setback. ii. A nonresidential development abutting a street on the Major Streets & Routes Overlay (S 6th Av) requires a 10’ setback. iii. Interior setback to a nonresidential zone (to any adjacent C-3 or O-3 parcels): 0’ iv. Interior setback to a residential zone (to any R-1/2/3 zone within 20’ of the property line, including across an alley or street): 1.5 times the height of the building v. Setback dimensions were not provided on the submitted plans, and as such, could not be verified. 9. Per UDC Table 7.4.4-1, for a “multifamily development (0-70 units per acre)”, the motor vehicle parking requirements are as follows. Each site will required to indicate that the required amount of parking is provided on site. Any parking provided off site will require a Cross-Access Agreement to be drafted by an attorney and submitted as part of the DP submittal. Parking calculations below are an estimate based upon information provided on the submitted plans and may be incomplete, or incorrect, based upon the veracity or clarity of the information provided in the plans. a. For a “multifamily development (0-70 units per acre)”, the number of spaces per dwelling unit is based on the number of bedrooms in each unit as follows: • Studio, less than 400 sq. ft. GFA - 1.00 space per dwelling unit • Studio, more than 400 sq. ft. GFA, and 1 Bedroom - 1.50 spaces per dwelling unit • Two Bedrooms - 2.00 spaces per dwelling unit • Three Bedrooms - 2.25 spaces per dwelling unit • Four or More Bedrooms - 2.50 spaces per dwelling unit b. For a “multifamily development (over 70 units per acre)”, the number of spaces per dwelling unit is based on the number of bedrooms in each unit as follows: • 1.25 spaces per dwelling unit c. Building 1 appears to meet the motor vehicle parking calculation for over 70 units per acre. As such, based upon 88 units, the minimum number of required motor vehicle parking spaces is 110. Only 69 are shown on site. i. Either an approved parking reduction will be required (see UDC 7.4.5), or a cross-access agreement where part of the required parking is provided off-site. d. The site on which Buildings 2, 5, and 6 are sited, appears to meet the motor vehicle parking calculation for less than 70 units per acre. As such, parking calculations would be based upon the type of unit. i. Based upon 55 units that are either one-bedroom, or a studio over 400 sf, 83 parking spaces would be required. ii. Based upon 17 two-bedroom units, 34 parking spaces would be required. iii. A total of 117 parking spaces on site appear to be required. Only 91 are proposed on site. iv. Either an approved parking reduction will be required (see UDC 7.4.5), or a cross-access agreement where part of the required parking is provided off-site. 10. Motor vehicle use areas must be designed in accordance with UDC 7.4.6, to include required parking area access lane (PAAL) widths for one and/or two-way lanes. a. As a parking garage is proposed, the required overhead clearance for PAALs and access lanes within the structure is 15’ per UDC Section 7.4.6.E.2, except as permitted by the Building Code. b. 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, other than a vertical support for a carport. 11. Per UDC Table 7.4.8-1, bicycle parking requirements are as follows: a. Multifamily Dwellings and Group Dwellings: i. Short-Term Bicycle Parking: 0.10 spaces per bedroom. ii. Long-Term Bicycle Parking: 0.5 spaces per bedroom. b. Ensure bicycle parking design is consistent with UDC Section 7.4.9. 12. Per UDC Table 7.4.11-1, electric vehicle supply equipment (EVSE) requirements are as follows: a. EV Installed: None required b. EV Ready: 10% c. EV Capable: 20% 13. Ensure pedestrian access standards found in section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual are met. a. Pedestrian circulation was not clearly articulated on the provided plans, and as such, a more complete review could not be conducted. 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 parking areas, and all other common use areas. c. Pedestrian access is required to the public right-of-way, including any existing sidewalks. d. A sidewalk is required adjacent to any parking space accessed by a PAAL where the space is located on the same side of the PAAL as any building and no other parking spaces or PAALs intervene. i. This includes the requirement for pedestrian circulation through the proposed new parking lot on parcel 11714090A. 14. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, the Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 15. If you have any questions, please contact me at fernando.garcia2@tucsonaz.gov. |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0325-00058 - Pre-Application Conference Review v1 - 415 S 6TH AVE Tucson Water has no objections to the proposed development and offers the following comments for your convenience: Buildings 2,5 and 6 1. Currently serving this property along 6th are 2 – 2 inch potable water meters and 1 – ¾ potable water meter connected to the 6” public water main in 6th Avenue. Please see Tucson Water’s Valve Map NE131413 and Tucson Water Plan 1-003-1998 Building 1 2. Currently serving this property at the corner of Stone and 14th is a ¾ potable water meter and 1.5 inch meter along Stone Ave. Please see Tucson Water’s Valve Map NW131413 and Tucson Water Plan 9-099-1989 3. 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: Michael Asbury, Senior Engineering Associate Tucson Water, Planning and Engineering 310 W Alameda St Tucson, AZ 85701 (520) 837-2202 michael.asbury@tucsonaz.gov |