Plan Review Detail
Plan Number: TP-PRE-0625-00126
Parcel: 11308019A
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0625-00126
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-0625-00126 • Pre-Application Conference Review v1 • 3026 N 1ST AV TUCSON, AZ 85719: Based on the information provided TFD has the following comments: 1. Verify dead ends in excess of 150’ are provided with turnarounds. IFC, 2024, D103.4 2. Hydrants will need be placed in accordance with IFC 2024, 507.5 & Appendix C. Separate permits required for fire sprinkler, fire sprinkler underground, fire alarm/monitoring Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review | REVIEW COMPLETED | TP-PRE-0625-00126 • 3026 N 1ST AV 1. Per Sec. 10-01.3.3 of the UDC Technical Standards Manual (UDC TSM), a continuous unobstructed accessible pedestrian circulation path along projects property street frontages must be provided. Sidewalk, in compliance with Sec. 10-01.4.0. of the UDC TSM, must be provided along 1st Ave and Euclid Ave. Technical Standards Manual: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-12213 2. Per Tucson City Code (TCC) Sec. 25-43, all existing unused driveway opening will have to be closed. Tucson City Code: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-18891 3 The proposed driveway location off of 1st Ave must comply with Sec. 5.4.1 of the Transportation Access Management Guidelines for the City of Tucson. The proposed driveway appears to be too close to an existing driveway on 1st Ave. Access Management Guidelines: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/access_management_guidelines_update_december_2011_final.pdf. 4. Please note that the that the current future right-of-way along 1st Ave is 120 feet, however, the DTM Planning Section is currently evaluating the possibility of reducing the right-of-way along 1st Ave as part of a proposed update to the Major Street and Route Plan (MS&R). Their objective is to designate the MS&R width of 1st Ave to 105 feet. The proposed MS&R update is currently on the City Council agenda. Major Streets and Routes Plan: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/msr.pdf Mayor and Council Planning commission Agenda: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Public-Meetings-Boards-Committees-Commissions/Planning-Commission |
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| Site Engineering | REVIEW COMPLETED | Permit: TP-PRE-0625-00126 Location: 3026 N 1ST AV Review Date: 7/17/2025 Site Engineering are as follows: 1. Complete pedestrian circulation that meets ADA compliance for all buildings except for existing residences on the East side TSM Section 7-01.3.0 Pedestrian Circulation 2. Waste stream calculations for the entire site must be shown – show locations and maneuverability of all trash enclosures/receptacles TSM Section 8-01.0.0 Solid Waste Collection 3. Drainage report showing retention/detention – Show balanced basin detention and first flush retention - Design Standards for Stormwater Detention and Retention Manual 4. Response to comment 8, No exceptions for on pedestrian circulation from 1st Ave, A TSMR can be applied for to reduce requirements, but not eliminate them. If you have any questions or concerns, please contact Marco Contreras Marco.contreras@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: PROPOSED 2 STORY APARTMENT BUILDING AND PARKING AREA ACTIVITY NO: TP-PRE-0625-00126 ADDRESS: 3026 N 1ST AV ZONING: R-2 RESIDENCE ZONE; C-2 COMMERCIAL ZONE LAND USE: MULTIFAMILY COMMERCIAL (THREE PARCELS ACTING AS ONE SITE, FULL LANDSCAPE CODE COMPLIANT) 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. THE PRELIMINARY PLANS INDICATE THAT A NPPO WILL BE PREPARED. ADDITIONAL NOTES: A NPPO or a NPPO Waiver is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, must be submitted and approved or a request for an exception from the Native Plant Preservation requirements shall be approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Administrative Manual Section 2-11.0.0 prior to Grading Plan approval. PDSD will provide the applicant with the NPPO Waiver form upon request. 2. THE PRELIMINARY PLANS INDICATE A GOOD START TO THE PLANTING PLAN FOR THE SITE. ADDITIONAL NOTES: 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 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, UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a. 4. Interior landscape borders are required along all residential zones adjacent to this multifamily land use. See UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Multifamily adjacent to residential requires a 10’ interior landscape border. If it is determined that this standard cannot be met due to the nature of the development, then a Design Development Option (DDO), see UDC 3.11.1.B.3 for landscape and screening modifications allowed. A Variance to the UDC site landscape requirements is also a viable alternative. Please reach out to Mark Castro with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov 5. A street landscape border is required along N Euclid Av, along N 1st Av and along E Blacklidge Dr 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 requires a 10’ street landscape border. If it is determined that this standard cannot be met due to the nature of the development, then a Design Development Option (DDO), see UDC 3.11.1.B.3 for landscape and screening modifications allowed. A Variance to the UDC site landscape requirements is also a viable alternative. Please reach out to Mark Castro with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov 6. A 5’ street landscape border is proposed along N Euclid Av within the ROW. A Design Development Option (DDO) will be required to offset the additional 5’ required to complete the 10’ street landscape border, see UDC 3.11.1.B.3 for landscape and screening modifications allowed. Please reach out to Mark Castro with PDSD for more information on the DDO process. Mark.Castro@tucsonaz.gov 7. 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) for approval of the 5’ of landscape and irrigation located in the ROW. 8. A drip irrigation plan and details are required for all proposed landscape planting areas. 9. 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. 10. THE RAINWATER HARVESTING PLAN IS ON THE RIGHT TRACK PER YOUR ATTACHED PRELIMINARY LANDSCAPE PLANS. ADDITIONAL NOTES: 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. 11. 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. 12. 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. 13. 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 chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning | REVIEW COMPLETED | CDRC TRANSMITTAL TO: Planning & Development Services Department FROM: Ramiro Olivarez PDSD Zoning Review Section PROJECT: 3026 N 1st Av, Tucson, AZ 85719 Parcel(s): 113-08-016B, 113-08-018A, and 113-08-019A Zoning: C-2; R-2 Pre-Submittal Conference (1st Review) TP-PRE-0625-00126 TRANSMITTAL DATE: July 17, 2025 1. As a single site, one development package will be required to be submitted for all improvements on the site, including for the religious building, multifamily building, and any other improvements. If these improvements are intended to be phased, include and phasing plan. In case of phasing, please be aware that each phase of the project must demonstrate that all development standard requirements are met for that phase of the project. 2. The proposed project now depicts a three lot tax parcel combination – 113-08-016B, 113-08-018A, and 113-08-019A – as a single site, under single ownership, and as part of a unified development. As such, a lot combination processed through Pima Count could be required prior to final approval of this project. As the proposed apartment complex sits wholly on the R-2 parcel, it would need to adhere to R-2 dimensional standards. 3. In R-2, the maximum residential density is one dwelling for every 2,904 sf of area. Once combined, the R-2 parcel measures roughly 42,180 sf per Pima County estimates. Based upon this estimate, up to fourteen total dwelling units could potentially be permitted on this lot. A final determination of allowed density will be based upon confirmation of the square footage of the R2 area. Two appear already existing. There appears to be multiple units already existing on parcels 113-08-018A and 113-08-019A. The proposed 11-dwelling apartment complex, as such, would not be permitted on the R-2 lot, even were the lots to be combined with the C-2 parcel. Identify the uses of all buildings on site per the UDC, to include any and all existing dwelling units. A “For Reference Only” floor plan of all existing buildings on site may be required. 4. In addition, R-2 requires a setback of 6’ or 2/3 the height of the structure wall (whichever is greater) when abutting another residentially-zoned property, as it does to the north and south. No height is given for the proposed two-story apartment complex, but the 4’ setback to the south and 13’ 4” to the north are probably less than the requirement. As such, a Design Development Option (DDO) would be required to request a reduction in the required setback distance. When abutting a nonresidentially-zoned property, as to the north, the minimum required setback would be 10’ or ¾ the height of the structure wall (whichever is greater). The proposed height to the top of the parapet 21’0”. The depicted north setback does not comply with the minimum setback at 15.75 ft. A request to reduce a required setback to 13’ 10” or less would at a minimum a DDO. For more information about the DDO or Board of Adjustment (B/A) variance processes, reach out to Georgia Pennington at georgia.pennington@tucsonaz.gov Along interior property lines, the setback is measured from the property line to the face of the wall. 5. The maximum height permitted in R-2 is 25’. 6. If the lots are not combined then an access easement would be insufficient to permit access between the two parcels. At minimum, a cross-access agreement would need to be established and submitted as part of the permit. 7. In the C-2 parcel, the maximum permitted residential density is one dwelling for every 990 sf. Based on the estimated size of the parcel from Pima County of roughly 42,809 sf, up to 43 dwelling units may potentially be permitted. 8. Were the apartment complex to be relocated to the C-2 parcel, the building setbacks to the north and south would be 0. To the east – were the two parcels to remain separate – the setback would be 1.5 times the height of the structure. This could be reduced to at least 1’ with an approved DDO or below 1’ with a B/A variance. 9. The maximum permitted height in C-2 is 40’. 10. Per UDC Table 7.4.4-1, the motor vehicle parking ratio for multifamily development depends on the size of each unit which are as follows: a. Studio, less than 400 sq. ft. GFA - 1.00 space per dwelling unit b. Studio, more than 400 sq. ft. GFA, and 1 Bedroom - 1.50 spaces per dwelling unit c. Two Bedrooms - 2.00 spaces per dwelling unit d. Three Bedrooms - 2.25 spaces per dwelling unit e. Four or More Bedrooms - 2.50 spaces per dwelling unit A total estimate could not be provided without knowing the size of the proposed studios or the number of bedrooms in the existing residences on the on the site. Per UDC Table 7.4.4-1, the motor vehicle parking ratio for religious use is “1 space per 100 sq. ft. GFA in all combined areas or areas where religious services are held, whichever is applicable. For multiple or where Religious Use is the principal , the total number of motor vehicle spaces required is the number required for the Religious Use or the sum of those required for other uses on the , whichever is greater.” 11. Per UDC Table 7.4.8-1, the short-term bicycle parking ratio for multifamily development is .10 spaces per bedroom. The long-term bicycle parking ratio for multifamily development is .5 spaces per bedroom. The short-term bicycle parking requirement for religious use is “Spaces for 2% of the maximum expected daily attendance. Maximum requirement is 50 spaces.” The long-term bicycle parking requirement for religious use is “1 space per 20 employees. Minimum requirement is 2 spaces.” 12. Motor vehicle parking and bicycle parking requirements for the other uses on site could not be determined without knowing the uses and square footages of those buildings. 13. Per UDC Table 7.4.11-1, the electric vehicle supply equipment (EVSE) ratio for multifamily development is 10% EV Ready and 20% EV Capable. 14. Per UDC Technical Standards Manual Section 7-01, a pedestrian circulation path is required to connect all areas of a development, including accessible parking spaces, entrances, and dumpsters. A pedestrian circulation path to each adjacent street is also required. 15. Given the complexity of this project, and the long-term future phases proposed on the submitted plans, it is recommended to reach out to the Entitlements Section to gather information about rezoning or planned area development (PAD) options. Reach out to Gabriel Sleighter at gabriel.sleighter@tucsonaz.gov or 520-837-6952. 16. 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. 17. If you have any questions, please contact me at Ramiro.Olivarez@tucsonaz.gov. |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0625-00126 - Pre-Application Conference Review v1 - 3026 N 1ST AV Tucson Water has no objections to the proposed development and offers the following comments for your convenience: 1. The 1st Ave. parcel is currently being served by 2 active ⅝” potable water meters which are being fed by two ¾” water service lines connected to the existing 8 inch cast iron potable water main on the west side of First Ave. 2. The following requirements will apply to the design and construction of the new public water mains: a. The owner/developer will first need to obtain a Water Availability Letter from Tucson Water via the Tucson Development Center Online website that verifies this project is within Tucson Water’s service area. This document is required for all projects, even though it may be obvious that the project is within Tucson Water’s service area. It is used in many other development processes, most notably the City Council’s final plat approval process. b. A master water plan showing the proposed water main layout will then need to be prepared for this project. c. The proposed new on-site water mains will need to connect at least two different points in Tucson Water’s existing water distribution system and form a loop as required by Section 8-06.4.2.A of Tucson Water’s Design Manual to meet water quality and fire flow requirements. If such looping is not legally or technically feasible, a written explanation of what legal and/or technical reasons prevent such looping must accompany the Master Water Plan when it is submitted for review (A Letter of Variance). The cost is not considered a viable reason. d. The new public water mains will also need to be located within public or private streets to the maximum extent practicable. Where this is not practicable, the new water mains will need to be centered within public water easements that are a minimum of 15’ wide and lie on smallest number of private parcels possible. It is highly recommended that you visit Tucson Water’s “easements101.pdf” and follow the outlined criteria. e. The local fire department’s fire flow requirement for the building type, the fire hydrants and the fire department’s vehicular access also need to be shown on the water master plan. f. The water master plan must be submitted for review and acceptance via the Tucson Development Center Online website, wherein it will be routed to Tucson Fire Department and Tucson Water reviewers for review. g. Upon the Fire Department’s and Tucson Water’s acceptance of the water master plan, a detailed water design plan for the new water mains must be prepared h. The detailed water design plan must also be submitted to Tucson Water’s New Development section for review and acceptance via the Tucson Development Center Online website i. The owner of the property will need to enter into a Construction Agreement with Tucson Water regarding the construction of the new water mains before Tucson Water will accept the detailed water design plan. j. Upon Tucson Water’s acceptance of the detailed design plan, the detailed design plan must be submitted to Pima County Development Services Department for an ADEQ Approval To Construct to comply with State of Arizona law. k. Only after all the above tasks have been completed, may the owner/developer schedule a Pre-Construction Meeting with Tucson Water’s Construction section to schedule the start of the new public water main construction. 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 |