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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0523-00207
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 | Design Professional - Preliminary Review for CDRC Date: 17 May 2023 From: R. Fe Tom, AIA Project: CDRC Pre Review Case # IID: tbd Project Name: Marco Gem Gallery Address: 847 N. Stone Ave. Related Activity Number: tbd tac #22039 Re: Design Professional Pre-submittal Review Comments for CDRC Review The purpose of this review is to provide Preliminary Comments for pre-submittal documents at the above address. The site is zoned C-3 and is within the Miracle Mile Historic District, Downtown Core Subdistrict, Downtown Area Infill Incentive District (IID) and Downtown Links Subdistrict / Stone Sub-Area. A Concept Site and Building Design was prepared by Bright Design Associates Architects dated 9 April 2023. The Project consist of an office, retail and indoor/ outdoor restaurant. The Main entrance is located on Stone Avenue. Please have the Architect provide a Design Information Package for the above project to the Design Professional with the following information: A. Introduction to the above project B. Provide photos for the context around the project site C. Provide Building Elevations and material finishes D. List waivers or exceptions to development standards requested E. This project will require the Major IID Review Criteria F. Show compliance with the UDC Sections for the following items: 1. UDC 5.8: “H” Historic Preservation Zone: Miracle Mile Historic District a. Meet with Historic Preservation Officer to identify the historic issues b. Identify Neighborhood issues c. Show photos of historic context d. Explain responsiveness in the design 2. UDC 5.12.8: General IID Zoning Option Design Standards 3. UDC 5.12.11: Downtown Links Subdistrict / Stone Sub Area This concludes my Preliminary Review Comments for 847 N. Stone Ave. Further detailed review will be provided upon the submittal of the formal IID application. Richard Fe Tom, AIA COT Design Professional Reviewer |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0523-00207 - 847 N STONE AV: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Historic | REVIEW COMPLETED | If participating in the IID, project will need review with PRS. Suggest a courtesy review with PRS to look at the proposed design. | |||
| Site Engineering | REVIEW COMPLETED | 1. Retention/Detention requirements will be waived due to the size of the site and the existing amount of impervious cover 2. Maximize water harvesting into any landscaping through the use of curb cuts, scuppers, and flush curbs 3. Show existing or proposed waste locations. From recent clarification from Environmental Services, per TSM section 8, although recycling service isn’t required the site needs to provide at minimum the enclosure space for both solid waste and recycling. So a single enclosure won’t be sufficient and a double enclosure or an additional single enclosure will be needed to meet this requirement. It is also important to point out per TSM section 8-01.4.I - required parking may be reduced for existing development when solid waste and recycle enclosures are provided. 4. Ensure a 4' pedestrian circulation (DTM may require a 5' along the ROW) with a 2.5' vehicle overhang through the use of wheel stops or a 6.5' (7.5') sidewalk Scott Haseman scott.haseman@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: MARCO GEM GALLERY ACTIVITY NO. TP-PRE-0423-00172 ADDRESS/PARCEL: 847 N Stone Av/117-03-1120 ZONING: C-3, IID/ DOWNTOWN LINKS 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 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. There must be an 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. The northern portion of the parking area is located in an archaeological sensitive area. Please reach out to Jodie Brown (Jodie.Brown@tucsonaz.gov) for more information. 3. A street landscape border will be required along N Stone Ave. Table 7.6.4-1. Please refer to Section UDC 7.6.4.C for the guidelines on these. 4. Up to 5’ of the street landscape border can be planted in the ROW. Please reach out to David Marhefka (David.Marhefka@tucsonaz.gov) for more information and permit application. 5. Some sort of landscaping should happen on E 2nd St where possible. 6. IID- Stone Sub-Area Comments: a. Table 5.12-STS-3 requires 20% minimum open space for non residential uses b. Usable open space does not need to be located on the ground - green roof or terrace is acceptable. (Table 5.12-STS-3) c. Usable open space may be any combination of private and common space. (Table 5.12-STS-3) d. Parking may not be counted as open space. (Table 5.12-STS-3) e. Adequate shade shall be provided for sidewalks and pedestrian pathways, using shade or vegetation. (Table 5.12-STS-3) f. Main entrance locations shall be directly accessed from a sidewalk along a rather than from a parking lot. (Table 5.12-STS-3) 7. Consider using some form of impervious paver system for the outdoor seating area for the new café as part of Phase 2. 8. Maximize commercial rainwater harvesting to the fullest extent in the landscaped areas. 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: Nicholas Martell, Principal Planner PROJECT: Thursday Pre-submittal meeting - TP-PRE-0523-00207 Address: 847 N Stone Av Parcel: 117031120 Zoning: C-3 Existing Use: Vacant Proposed Use: Commercial-Admin and Professional Office, Food Service TRANSMITTAL DATE: May 17, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. The intent of 3.3.3.H was to not allow its use in overlay zones. While the UDC does not specifically site the IID as restricted, 3.3.3.H was written to exclude all overlay zones in the city. Additionally, 3.3.3.H.4.E excludes Food Service uses that have not been continuously licensed through the Pima County Health Department from May 1, 2005 to the present. 3. Administrative and Professional Office is permitted in the C-3 without use-specific standards. 4. Food Service is permitted in the C-3 without use-specific standards. 5. Parking is calculated as follows (Table 7.4.4-1 UDC): Office: 1 Space per 300 Sq Ft. GFA. Food Service: 1 Space per 100 sq. ft. GFA and outdoor seating areas. 6. The project it in the Infill Incentive District Downtown Links Subdistrict- Stone Sub-Area 7. The underlying heigh maximum is 75’. 8. Ensure 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. 9. Non-residential uses adjacent to non-residential zones do not have an interior lot setback. 10. For a nonresidential and multifamily development abutting an Arterial or Collector Street, the minimum required street perimeter yard is 10’, as measured from the existing or future property line as determined by the adopted MS&R plan, whichever is greater. 11. 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 about this transmittal, contact me at Nicholas.Martell@tucsonaz.gov |
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| Traffic Engineering Review | REVIEW COMPLETED | TP-PRE-0523-00207 (847 N STONE AV TUCSON, AZ 85705) Comments: 1. New Type 3 ADA curb access ramp on W 2nd St per P.A.G. Standard Detail 207. 2. Sidewalk along 22nd should be 5’ wide and clear from obstruction. If using a 2.5’ vehicle overhang, sidewalk should be a minimum of 7.5’ wide. This could come into play the site needs to be brought into full code compliance. Faffs Riederer Faffs.Riederer@tucsonaz.gov |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0523-00207 - Pre-Application Conference Review v1 – 847 N STONE AV 1. Tucson Water has no objections to the proposed development and offers the following comments for your convenience. 2. The existing building on this site is supplied with water via a single existing 3/4 “ water service line connected to the existing 8” public water main in Stone Avenue. Should this water service line be too small to accommodate the proposed development, please contact Tucson Water’s New Services staff by sending an e-mail to TW_Common@tucsonaz.gov to start the process of obtaining a larger, or a second water service line. The larger or second larger water service line may be obtained during Phase 1. 3. 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 |