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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0423-00173
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 | Applicant has indicated they do not wish to opt into the IID. | |||
| Fire New Construction | REVIEW COMPLETED | Questions: Patricia.Shelton@tucsonaz.gov / 520.837.7082 | |||
| Historic | REVIEW COMPLETED | Both properties are considered contributing resources to the Menlo Park National Register Historic District. If the applicant is proposing to participate in the IID, the properties will need to maintain their contributing status. Without seeing elevations, it is difficult to comment on whether or not the proposed alterations are appropriate. However, the ADA ramp proposed for 905 W Congress should be relocated to the east side of the porch, allowing access in a less visible location. The ramp could connect via the east side of the porch. Other changes will need to be reviewed for consistency with the Standards to understand their impact. |
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| Signs | REVIEW COMPLETED | RE: presubmittal review / signs - and C-1 Liquor mitigation plan required For: 901 W Congress St / food service w/ alcoholic beverage accessory service Case: TP-PRE-0423-00173 Date: 4/25/2023 Reviewer: H. Thrall (Heather.Thrall@tucsonaz.gov) Codes: Unified Development Code, C-1 zoned use specific criteria & UDC 7A Sign Standards 1. Be advised in advance that this location, as a C-1 zone, is within 300' of a residential zone. A Liquor Mitigation Plan is required to conduct beverage service at this proposed restaurant. Please see use specific standards C-1: 4.9.4.V.1, 3, & 5-9, 4.9.4.C.3, and 4.9.13.O 2. An IPP is required to reduce the parking requested, but please review the liquor mitigation plan criteria for parking and privacy, lighting, etc., and that parking does have to be addressed to the extent that there should be enough on site to not impact the neighborhood. Thank you. 3. An IPP process would require public notification due to proximity to the adjacent residential zoning, like the Liquor mitigation plan process does - at 400' notice. Mark.Castro@tucsonaz.gov is the primary contact for this process. 4. Regarding signage,, the sight visibility triangles here and the locations for driveways limit freestanding sign location to the west side of the site. Due to building positions, and proximity from street to lot line, perhaps a "low-profile" type of freestanding sign would be appropriate. This type of freestanding sign allows for a reduced setback to the street curb (monuments require a 20' setback). The setback is at 2 x the height of the sign. The maximum sign height is 8' tall. The max sign area is 60 square feet, and the sign needs to have a solid base running under the full length of the sign at a height of 2' tall to keep the sign cabinet above any low level landscape. From curb to lot line is approx 12' along Congress on this plan - thus, a 6' tall sign could work here, providing no utility issues are present. A licensed sign contractor should be consulted and would be required to submit for a permit and conduct the work. In general, there is an allowance for sign area in the C-1 zone of a ratio of 3 square feet per linear foot of street frontage. As these are contributing buildings on the national register, you may wish to consult with staff prior to having a sign contractor submit a package to conduct installations of signage, just to ensure that the building's integrity can be kept with penetrations reduced (i.e. have a backer panel to mount letters to versus having many penetrations for each letter into the building surface). Staff is available to facilitate that discussion in advance. Just email me at Heather.Thrall@tucsonaz.gov and I'll consult with the Jodie Brown, the City Historic Preservation Officer. Please feel free to email me with any additional questions you may have. |
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| Site Engineering | REVIEW COMPLETED | Engineering has no objections to the proposed development. | |||
| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PROJECT: THE METEOR CAFE & BIKE SHOP ACTIVITY NO. TP-PRE-0423-00173 ADDRESS/PARCEL: 901 & 9805 W CONGRESS ST/ 116-18-2210 & 116-18-2220 ZONING: C-1, HPZ, Possibly GIIS This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants and water harvesting. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, a full review will be made by Landscape/NPPO to assure compliance with the applicable UDC development criteria and Technical Standards. COMMENTS: 1. If submitting as part of the Greater Infill Incentive Subdistrict (GIIS), please reach out to Maria Gayosso in Advance Planning – Special Districts to work through this process. (maria.gayosso@tucsonaz.gov) 2. As these are contributing structures, reach out to Jodie Brown in Historic Preservation (Jodie.brown@tucsonaz.gov) 3. 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. 4. 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. This includes separate irrigation plan. 5. 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. 6. There will need to be a street landscape border on Congress Ave & Melwood Ave per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 7. See Engineering notes for Retention/Detention. 8. 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. 9. 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. 10. 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. 11. 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 for Stormwater Detention and Retention is required and shall work in conjunction with the Commercial Rainwater Harvesting design. Using Low Impact Development design and water harvesting provides critical basin detention and first flush retention for all new development and impervious area. The newly adopted Detention/Retention Manual can be found: https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-final-201406-manual.pdf With CoT edits to the manual are found at: https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988 |
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| Site Zoning | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Lead Planner PROJECT: Thursday Pre-submittal meeting – TP-PRE-0423-00173 Address: 901 W Congress St Parcel(s): 116182210 and 116182220 Zoning: C-1 Overlay Zoning: Infill Incentive District – Greater Subdistrict Existing Use: Vacant/Single family residential Proposed Uses: Food Services with Alcoholic Beverage Services as an accessory use; and General Merchandise and Minor Trade Service and Repair as an accessory use TRANSMITTAL DATE: April 27, 2023 COMMENTS: 1. The proposed development is required to comply with Administrative Manual 2-06 – Development Package. 2. The proposal includes two uses – Commercial - Food Service with Alcoholic Beverage Services as an accessory use, and Retail - General Merchandise Sales, excluding Large Retail Establishments with Minor Trade Services and Repair as an accessory use. Food Services with Alcoholic Beverage Services as an accessory use, subject to use specific standards 4.9.4.M.1 and .5; 4.9.4.V.1, .3, and .5 - .9; 4.9.4.C.3 and 4.9.13.O. 3. The parking ratio for food services is 1 space per 100 square feet of gross floor area (gfa) plus outdoor seating area. 4. Clarify if 901 W Congress will be entirely Food Services with Alcoholic Beverage as an accessory use. Based on the gfa of 901 W Congress (2378 sf) and the delineated outdoor seating (837 sf), the required parking would be 32 spaces. 5. Mixed use parking reduction of 10% is not permitted for food services use. 6. The parking ratio for general merchandise sales is 1 space per 300 square feet of gross floor area (gfa) – not 1 to 200. Per UDC 7.4.5.D, non-residential uses with a parking formula of one space per 300 square feet gfa or less intense formula that occupy a structure listed as a contributing property are exempt from 7.4.4.B provided the historic designation of the contributing structure is maintained. No parking spaces are required for the general merchandise sales and minor trade and repair. 7. Per UDC 7.4.5.F.3 – for every six non-required bicycle parking spaces that meet the short or long-term bicycle parking standards, the motor vehicle parking requirement may be reduced by one space. 8. Per UDC 7.4.5.F.7 – the number of required parking spaces may be reduced by two parking spaces per container enclosure, but not to exceed 10% of the required parking. 9. The total required parking after applying the applicable parking reductions is 27 parking spaces. The total number of parking spaces provided is 12. It does not appear the site is meeting the minimum parking requirements for this use; an Individual Parking Plan (IPP) could reduce the required number of parking spaces - contact Mark Castro at Mark.Castro@tucsonaz.gov. 10. 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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| Traffic Engineering Review | REVIEW COMPLETED | TP-PRE-0423-00173 901 W. Congress St. Comments: 1. “Curb Cut” Note No. 15, sheet A1.01. Curb cut shall be constructed per P.A.G. standard 206- Concrete Driveway Apron. 2. Tie-in from new driveway to existing sidewalk at a 3:1 taper, at back of sidewalk. Tie-in to sidewalk per P.A.G. standard 203. 3. Sight Visibility Triangle STV on Melwood Ave not necessary. Please remove from DP. David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0423-00173 - Pre-Application Conference Review v1 – 901 W CONGRESS ST 1. Tucson Water has no objections to, or comments on, the proposed development. 2. 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 | An Individual Parking Plan (IPP) is an option that can be used to reduce the required number of vehicle parking spaces. This project is located within 400’ of a residential zone and is subject to the 400’ Notice Procedure (UDC Section 3.3.5). A neighborhood meeting is required prior to submittal of an application. The IPP Narrative, sealed by a design professional licensed by the State of Arizona, must include the information as outlined in UDC Section 7.4.5.A.4.a – m. Provide a dimension from the outside seating area to the residentially zoned property to the north. The IPP Narrative and neighborhood meeting information can be combined in one document. This can be submitted concurrently with the development package. If you have additional questions, please contact me at Mark.Castro@tucsonaz.gov |