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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0425-00063
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-0425-00063 • Pre-Application Conference Review v1 • 2502 N ALVERNON WY TUCSON, AZ 85712: Based on the information provided TFD has the following comments: 1. Verify aerial access meets requirements of 2024 IFC, D105.2 2. Verify hydrant coverage. IFC 24, 507.5.1 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review | REVIEW COMPLETED | TP-PRE-0425-00063 • 2502 N ALVERNON WY 1. Per Tucson City Code (TCC) Sec. 25-43, all existing unused driveway opening will have to be closed. 2. In accordance with Sec. 5.11.6.E.1.d of the UDC, the proposed landscaping within the public rights-of way will have to be approved by the Department of Transportation and Mobility Landscape Architect David Marhefka. Mr. Marhefka can be reached at david.marhefka@tucsonaz.gov. 3. A public pedestrian easement will be required for the portion of the proposed eight-foot-wide sidewalk along the property street frontage. 4.The proposed driveway locations will have to comply with Sec. 5.4 of the City's Transportation Access Management Guidelines. 5. Any relocation of existing streetlights necessitated by the proposed development will be at no expense to the City and coordinated with the City’s Electric Shop. 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-0425-00063 2502 N ALVERNON WY Site engineering comments are as follows: 1. Per International Building Code 1106.6, accessible parking spaces shall be located on the shortest accessible route of travel from adjacent parking to an accessible building entrance. Three accessible parking spaces are required. 2. Clearly show the locations of roof downspouts. Stormwater from roof drains, up to and including waters from the ten-year storm event, may not pass over sidewalks per Technical Standards Manual 7-01.4.3E. 3. A cross-access agreement will be required to share the rear drive of the Walmart Market to the south. 4. Show the dimensions of the drive to the south that is being used for fire apparatus egress from the site. 5. Show trash truck maneuverability dimensions that comply with TSM 8. 6. The southernmost parallel parking space does not provide the required maneuverability. UDC Art 7.4.6 7. Because the proposed development area is greater than one acre, a Stormwater Pollution Prevention Plan (SWPPP) is required for the site. See https://azdeq.gov/what-swppp for more information. 8. 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. 9. Provide area of disturbance including cut / fill quantities for the project. 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: CCT - COMMUNITY CORRIDORS TOOL NEW RESIDENTIAL DEVELOPMENT ACTIVITY NO: TP-PRE-0425-00063 ADDRESS: 2502 N ALVERNON WY ZONING: O-3 OFFICE ZONE LAND USE: MULTIFAMILY (TYPE 4 PROJECT) 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 the Site Landscape and NPPO section to ensure compliance with the applicable UDC development criteria and Technical Standards. Community Corridors Tool (CCT) – Site Landscape requirements: See section 5.11.6 Development Standards of the Adopted Ordinance NO 12152 Establish development project type: See Table 5.11.6-1 Applicability of CCT Development Standards. (Type 1: change of use; Type 2: building or site expansion less than 2500 sf gfa; Type 3: building or site expansion greater than 2500 sf gfa; Type 4: site development or redevelopment) Per the parameters set forth above for development project type, this is a Type 4 project. See the following landscape requirements. Type 4 project site landscape requirements: 1. Shading (See code reference and comments below) 2. Streetscape features (See code reference and comments below) 3. Public spaces (See code reference and comments below) 4. Parking requirements (See code reference and comments below) 5.11.6.E. PEDESTRIAN AMENITIES 1. Shading a. Shade shall be provided for at least 50% of all sidewalks and pedestrian access paths and 35% of all public or private open space as measured at 2:00 pm on June 21 when the sun is 82 degrees above the horizon. b. Shade may be provided by trees, arcades, canopies, shade structures or buildings. c. Shading devices, attached or detached to a building, may encroach into the setback area by 10 feet, provided the setback area is not less than required per the adopted building code. d. The use of plantings and shade structures in the City right-of-way is permitted to meet this standard with the approval of the Department of Transportation and Mobility and will be evaluated for compliance with required utility setbacks. SITE LANDSCAPE COMMENT: INCLUDE A SHADE STUDY AND CALCULATIONS AS PART OF THE SITE LANDSCAPE DEVELOPMENT PACKAGE. 2. Streetscape Features a. When Type 2-4 projects are proposed with more than 75 ft of corridor street frontage, sidewalks and street landscape areas shall be provided on all existing and new public and private streets. The minimum width of sidewalk and landscape areas is provided below based upon street type. Information on the street types may be found in the Department of Transportation and Mobility Street Design Guide. (1) Urban or Suburban Thoroughfare: 8 feet sidewalk, 10 feet landscape border. SITE LANDSCAPE COMMENT: THE CROSS-SECTION ON SHEET 3 OF THE FEASIBILTY PLAN INDICATES THAT THIS STANDARD HAS BEEN MET. b. Sidewalk and landscape areas are required for the length of the corridor street frontage of the site. Sidewalks must be designed to connect to existing sidewalks at the termination of the site boundaries. c. Sidewalk and landscape areas which are provided beyond a project site’s frontage along an existing street may substitute for shading requirements per Section 5.11.6.E.1. and public space requirements per Section 5.11.6.E.3 e. Required street landscape borders and sidewalks may be located entirely within the adjacent right-of-way area or within the Major Streets and Routes right-of-way area with approval of the City Engineer or designee. Maintenance shall be the responsibility of the adjacent property owner. SITE LANDSCAPE COMMENT: DTM REVIEW AND APPROVAL WILL BE REQUIRED FOR THE APPROXIMATE 4’ LANDSCAPE AREA IN THE ROW. h. Street landscape borders as required per section 7.6.4 shall be modified per the CCT to require one canopy tree for every 25 linear feet of landscape border or fraction thereof, excluding vehicular ingress or egress points. Trees shall be planted in an unpaved depressed planting area, which must be a minimum of 100 square feet in area and 8 feet in width. SITE LANDSCAPE COMMENTS: THIS SQUARE FOOTAGE APPEARS TO HAVE BEEN MET CUMULATIVELY. NOTE ON THE SITE LANDSCAPE DEVELOPMENT PACKAGE THE REQUIRED MINIMUM SQUARE FOOTAGE AND THE PROVIDED SQUARE FOOTAGE. i. Street landscape borders provided as part of a CCT development project shall serve to meet the requirements of Section 7.6.4. 3. Public Spaces a. Public spaces shall be provided for all development projects. The minimum amount of public space is based on project type and size. (6) Type 4 project: 10% of total site area. SITE LANDSCAPE COMMENT: THE OPEN SPACE CALCULATIONS APPEAR TO CAPTURE THE REQUIREMENT SET FORTH IN THE CCT DOCUMENT FOR PUBLIC SPACES. d. Plazas or parks shall incorporate at least three (3) of the following features to activate the area: (1) Seating that is a minimum sixteen (16) inches in height and thirty (30) inches wide. Ledge benches shall be a minimum thirty (30) inches deep. (2) 50% shade (3) Water features (4) Public art (5) Outdoor eating areas or food vendors (6) Playgrounds or play features (7) Splash pads (8) Recreational equipment (9) Bike amenities SITE LANDSCAPE COMMENT: DEFINE HOW (3) OF THE ABOVE ITEMS HAVE BEEN IMPLEMENTED TO SATISFY THIS STANDARD WITHIN THE FORMAL DEVELOPMENT PACKAGE SUBMITTAL. f. Commercial rainwater harvesting is required for projects meeting the criteria of Technical Standards Manual 4-01. as follows: (3) Type 4 project: Full compliance with TSM 4-01. is required. SITE LANDSCAPE COMMENT: INCLUDE THE CRWHP WITH THE FORMAL DEVELOPMENT PACKAGE SUBMITTAL. g. Interior landscape borders required per Section 7.6.4. may be satisfied by providing public spaces in accordance with this section, except for landscape borders required adjacent to residential zones on the site boundary. SITE LANDSCAPE COMMENT: THE EAST PROPTERY LINE IS ADJACENT TO A RESIDENCE ZONE. THE REQUIRED TREES HAVE BEEN PROVIDED. NOTE ON THE DEVELOPMENT PACKAGE THAT THIS IS A REQUIRED BORDER AND INCLUDE THE REQUIRED AND PROVIDED CALCULATION. 5.11.6.G.3 PASSENGER VEHICLES a. Parking lots (1) New parking lots or garages shall be situated to the rear of a building. If placement to the rear is not feasible, the parking lot or garage shall be located with the lesser dimensional width facing the street and shall include enhanced landscaping on the street-facing side that includes 75% coverage with vegetative ground cover. SITE LANDSCAPE COMMENT: THE CURRENT SITE PLAN IS MEETING THIS STANDARD. GENERAL SITE LANDSCAPE/NPPO COMMENTS: 1. A NPPO Waiver is required per UDC 7.7. SEE UDC 7.7.3. APPLICABILITY; UDC 7.7.4 NPPO GENERAL PROVISIONS AND STANDARDS; UDC 7.7.4.C. PLAN APPROVAL PRIOR TO PERMITTING; UDC 7.7.4.D. PROFESSIONAL EXPERTISE 7.7.5.C.5; ALSO SEE AM 2-11.3.0 PERMITTED EXCEPTIONS. PDSD will provide the applicant with the NPPO Waiver form upon request. 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. A drip irrigation plan and details are required for all proposed landscape planting areas. 4. 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. 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. 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. 7. 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. 8. 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 Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Georgia Pennington, Lead Planner Parcel(s): 110-07-413A, 110-07-412B Zoning: O-3 Proposed Use: Multifamily CCT TYPE: TYPE 4 TRANSMITTAL DATE: 4/30/24 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 – Development Package. The Development Package is a separate submittal from the building permits, and the building permits cannot be approved until the Development Package is approved. 2. The existing zone is O-3. Multifamily use in the O-3 zone. 3. A mailing notice will be required, not less than 10 days and not more than 60 prior to submittal. Contact CDRC@tucsonaz.gov for further information. 4. Maximum Height: 60’ & 5 stories 5. Setbacks: a. Front Street: 0’ to 30’ b. South: 6’ c. East: 10’ (adjacent to R-2) d. North: 0’ 6. Demonstrate compliance with Table 5.11.6-1 Applicability of CCT Development Standards. The following standards apply to Type 4 project: a. Building Form b. Building Placement and Scale c. Connectivity d. Pedestrian Amenities e. Services and Utilities f. Passenger Vehicles 7. All façade standards will be reviewed and considered for final approval as part of the building permit. Façade shall be met, regardless of site plan/development package. Additional feedback on façade standards may be requested, please contact CDRC@tucsonaz.gov. 8. Per Table 5.11.6-2, access from a street must be located within 20’ alongside of lot. 9. Curb cut width for 2-way entrance is 20’ 10. Bike Parking (7.4.8-1): a. .10 spaces per bedroom. Minimum of 2. b. .5 spaces per bedroom. Minimum of 2. 11. EV Parking (7.4.11-1): a. 10% EV Ready b. 20% EV Capable 12. If proposing access through parcel to the south, a cross access agreement may be required. 13. A lot combination will be required. 14. Parking Area Access Lanes (PAAL) shall be 24 feet wide for 2-way traffic and fire access. 15. Comply with Section 7-01 Pedestrian Access in the Technical Standards Manual for new construction. 16. 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 assure compliance with the applicable UDC development criteria and Technical Standards. If you have any questions, please contact me at Georgia.Pennington@tucsonaz.gov. |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0425-00063 - Pre-Application Conference Review v1 – 2502 N ALVERNON WY Tucson Water has no objections to the proposed development and offers the following comments for your convenience: 1. This parcel is currently served by an existing 5/8” water meter that connects to the existing 16” concrete cylinder water transmission line in Alvernon Way via a ¾” water service line. This existing water meter and water service line is too small to serve potable water to the proposed development, but may be retained for use as an irrigation water meter. 2. The existing 16” concrete cylinder water transmission line in Alvernon Way was installed in 1962, per Tucson Water Plan Number 002-1962. Old concrete cylinder pipelines are notoriously fragile. No new connections will be allowed to the existing 16” concrete cylinder water transmission without written authorization from Mr. Jesus Saurez, the Water Administrator of Tucson Water’s Operational Reliability and Condition Assessment Section. Mr. Saurez can be reached by sending an email to jesus.suarez@tucsonaz.gov. 3. There is an existing 8” PVC water main constructed per Tucson Water Plan No. 111-1996 in a 15’ wide water easement on the properties to the south (APNs 11007414J and 11007414L) that this project may connect to, although this will involve making payment cuts in the PAALs on those properties. See Tucson Water’s SW341314 valve map to explore other options. 4. The water pressure in this area at ground level (based on elevation) is estimated to be in the 61-68 psi range. A private on-site water pressure booster station may or may not be necessary to serve the upper floors of this development. 5. A single master water meter may be used to serve the two proposed buildings. Alternately, each proposed building may be served by its own water meter. 6. The required water meter size for these buildings 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 7. 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. 8. 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 |