Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0525-00091
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Building Official | REVIEW COMPLETED | TP-PRE-0525-00091 Building Safety Review: 1) Following review of the above submittal, building safety has no comments at this time. Juan Garcia Juan.Garcia@tucsonaz.gov |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0525-00091 • Pre-Application Conference Review v1 • 1135 W MIRACLE MILE TUCSON, AZ 85705: Based on the information provided, TFD has no comments at this time. 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-0525-00091 1135 W MIRACLE MILE Site engineering comments are as follows: 1. First flush retention and balanced basin detention compliant with sections 2 and 3 of the Design Standards for Stormwater Detention and Retention (DSSDR) manual are required for the proposed project. Provide a drainage report which states how these requirements will be met. 2. Provide waste stream calculations and waste enclosure specifications compliant with Technical Standards Manual Section 8. Ensure that the trash receptacle capacity meets the demands of the site. 3. Show on-site trash service vehicle maneuverability that meets the guidelines set forth in TSM 8. 4. Pedestrian circulation is required to connect all buildings, dumpster areas, common use areas, and the sidewalk on the street frontage per TSM 7-01.3.3. Show a continuous pedestrian path that maintains a 4-ft unobstructed width. Please provide a clear pedestrian path at all points of access to the PAAL. 5. Per access management guidelines 5.11, a driveway throat length of 60 ft from the edge of the travel lane is required. No parking spaces are permitted in this area. 6. Please include the area of disturbance as well as cut/fill quantities on the plan set. 7. Show locations of roof downspouts. Stormwater from roof drains may not pass over ADA sidewalks per TSM 7-01.4.3E. Tucson codes and ordinances can be found online at: https://codelibrary.amlegal.com/codes/tucson/latest/overview 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 Ryan Insalaco – PDSD Site Engineering Associate Email: ryan.insalaco@tucsonaz.gov Phone: (520) 837-5351 |
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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: CITY OF TUCSON HCD PROJECT - FOUR STORY AFFORDABLE HOUSING (COMMUNITY CORRIDORS TOOL) ACTIVITY NO: TP-PRE-0525-00091 ADDRESS: 1135 W MIRACLE MILE ZONING: C-2 COMMERCIAL ZONE 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 the Site Landscape and NPPO section to ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS: 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. (2) Urban or Suburban Connector: 8 feet sidewalk, 8 feet landscape border. SITE LANDSCAPE COMMENT: THE SITE PLAN SHOWS A 2’ EXTENSION OF THE EXISTING SIDEWALK. IF ANY PORTION OF THIS ADDITIONAL SIDEWALK IS WITHIN THE ROW, THEN ADOT REVIEW AND APPROVAL WILL BE REQUIRED. THE STREET LANDSCAPE BORDER RANGES FROM 8’ TO 14’ AND MEETS THE STANDARD WITHIN THE COMMUNITY CORRIDORS TOOL. 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. SITE LANDSCAPE COMMENT: THE EAST PORTION OF THE SIDEWALK TRANSITION IS NOT CLEAR. PROVIDE ADDITIONAL DETAIL TO THE SITE PLAN DURING THE FORMAL SUBMITTAL THAT SHOWS THE ENTIRE SIDEWALK CIRCULATION TO THE EAST. 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 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: THE PDP APPEARS TO MEET THIS REQUIREMENT. 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 PDP APPEARS TO BE MEETING THIS STANDARD PER THE CALCULATIONS SHOWN ON SHEET 2 OF 5. 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: THE PDP APPEARS TO COMPLY WITH THIS STANDARD. WITH THE FORMAL SUBMITTAL PLEASE DEFINE HOW (3) OF THE ABOVE ITEMS HAVE BEEN IMPLEMENTED TO SATISFY THIS STANDARD. 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 SOUTH PROPERTY LINE IS ADJACENT TO A RESIDENCE ZONE (MH-1). SHADE TREES HAVE BEEN PROVIDED, BUT THE WIDTH IS NOT SUFFICIENT TO MEET UDC 7.6.4. ON THE DEVELOPMENT PACKAGE, DEFINE HOW THE PUBLIC OPEN SPACE REQUIREMENT WILL OFFSET THE INTERIOR LANDSCAPE BORDER REQUIREMENT. 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: AT THE NORTHEAST PARKING SPACES, DEFINE HOW THE ADJACENT LANDSCAPE AREA MEETS THE REQUIRED 75% COVERAGE WITH VEGETATIVE GROUND COVER. GENERAL SITE LANDSCAPE/NPPO COMMENTS: 1. 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. 2. A drip irrigation plan and details are required for all proposed landscape planting areas. 3. 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. 4. 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. 5. 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. 6. 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: 1135 W Miracle Mile, Tucson, AZ 85705 Parcel(s): 107060670 Current Zoning: C-2; MH-1 TP-PRE-0525-00091 TRANSMITTAL DATE: May 15, 2025 1. Any 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. The following comments are related to the proposed development utilizing the Community Corridors Tool (CCT) optional overlay per UDC 5.11. 3. All land uses permitted in the underlying zoning are permitted in the CCT. Per UDC Table 4.8-4, the proposed use is: Residential Land Use Group – Family Dwelling (Multifamily Development), which is a permitted use in the C-2 and MH-1 zones, subject to no applicable use specific standards. 4. Even if a land division is proposed, the two parcels will continue to function as one site, and a Covenant for Use and Development of Real Property is required. The land division can be accomplished through a land split application that complies with AM 2-08. 5. Under the CCT, there is no maximum residential density (UDC 5.11.5). 6. Dimensional standards for C-2 (Table 5.11.5.-3) within the CCT follow: a. The maximum number of stories is 5 with a maximum height of 60’ b. The side yard setback is 0’ c. The street yard setback is a minimum of 0’ and a maximum of 30’ d. The setback when adjacent to O-1 or R-2 or more restrictive zoned parcel is 10’ d. 80% of the building at setback 7. Dimensional standards for MH-1 (Table 5.11.5-1), equivalent to dimensional standards for R-1 per 5.11.2.D.5, follow: a. Max. lot coverage – 90% b. Max number of stories is 2 with maximum height of 25 feet c. The rear setback without alley is 10’ d. Setback adjacent to MH-1 is 6’ The setback from the steel parking canopy to the southern and eastern property lines adjacent to an MH-1 zone could not be clearly confirmed, but along the eastern side appears to be less than the 10’ required. A Design Development Option (DDO), or signed neighbor waiver, would be required to allow the canopy within the required setback area. 8. The proposed development classifies as Type 4: Site Development and the compliance with the following is required: a. Building Form (UDC 5.11.6.B) i. A single plane of façade at the street level may not be longer than 50’ without architectural relief by features such as but not limited to windows, trellises, arcades, public art, or doors b. Building Placement and Scale (UDC 5.11.6.C) c. Connectivity (UDC 5.11.6.D) d. Pedestrian Amenities (UDC 5.11.6.E) i. Per 5.11.6.E.3.d., plazas and parks, like the space proposed at the entry to the building, shall incorporate at least three of the below-listed features. This was not clearly articulated on the provided plans. (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 e. Services and Utilities (UDC 5.11.6.F) f. Passenger Vehicles (UDC 5.11.6.G) 9. Per UDC 5.11.7.B, Projects with at least 15% of the total units dedicated to households earning 80% of AMI or less are eligible for additional height incentive of 1 story (12 feet). This can be applied to the portion in the MH-1 to increase the maximum height to 37’. 10. Per UDC 5.11.9 portions of the CCT sites which are zoned MH-1 may be used for required site elements. 11. 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. The PAAL width for the southern parking area shows as 22.5’, which is less than the 24’ required for a two-way PAAL per UDC 7.4.6-2. 12. Per UDC Table 7.4.8-1, bicycle parking requirements are as follows: a. Multifamily Dwellings and Group Dwelling: i. Short-Term Bicycle Parking: 0.10 spaces per bedroom; for 59 one-bedroom dwellings, the requirement would be 6 ii. Long-Term Bicycle Parking: 0.5 spaces per bedroom; for 59 one-bedroom dwellings, the requirement would be 30; these spaces can be located in common areas or within individual units b. Ensure bicycle parking design is consistent with UDC Section 7.4.9. 13. Per UDC Table 7.4.11-1, multifamily dwellings require no parking spaces to be EV Installed, 10% to be EV Ready, and 20% to be EV Capable. 14. 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. 15. 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. 16. 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-0525-00091 - Pre-Application Conference Review v1 – 1135 W MIRACLE MILE Tucson Water has no objections to the proposed development and offers the following comments for your convenience: 1. The City of Tucson Housing and Community Development is currently constructing an 8” public water main in Miracle Mile that will serve this development under Tucson Water Plan No. 070-2024. 2. The water pressure in this area at ground level (based on elevation) is estimated to be in the 70 to 77 psi range. A private on-site water pressure booster station may or may not be necessary to serve the upper floors of this development. 3. The required water meter size for the main building will need to 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 4. 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. 5. Copies of any valve map(s) and/or 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. 6. If and when 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 |