Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you cannot find what you are looking for please submit a records request.

Plan Review Detail

Plan Number: TP-PRE-0726-00146
Parcel: 125112160

Address:
3651 E 4TH ST

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0726-00146
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 PROJECT: EL CON ROYALE
ACTIVITY NO. TP-PRE-0726-00146
ADDRESS: 3651 E 4TH ST

If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov

Please note: this is a cursory review based on what was submitted to the Pre-Application.

COMMENTS:
1. City of Tucson adopted the 2024 IBC on January 1, 2026 and it went into effect on January 1, 2026.
2. City of Tucson adopted the 2024 IECC on January 1, 2026 and goes into effect July, 1, 2026 – please ensure that all plans adhere to those standards.
3. There will be Outdoor Lighting Code Review on this project, please plan ahead and ensure your engineer submits those pages are part of your submittal. https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/2012_outdoor_lighting_code_.pdf
4. Zoning Occupancy and Building Safety Occupancy are two very different things. Ensure your plans reflect that.
5. Please ensure that all special inspections/deferred submittals are discussed at a Pre-Con meeting with the General Contractor who understands the timing of when they are to be submitted. City of Tucson *will* withhold final C of O’s until they have been submitted. They should be submitted in a time manner in a fashion that fits the sequencing of the actual construction process, i.e Post Tension Special Inspection reports should be submitted shortly after they are performed – not the day before a C of O is to be sought.
6. Ensure you have settled all addressing issues prior to submittal – that is contact Pima County Addressing (https://www.pima.gov/2588/Addressing) and have new addresses for these units prior to your submittal of any and all building permits.
7. Ensure you have begun the process for any and all sewer/wastewater related permits through Pima County prior to the submission of any and all new building permits related to the site.
Fire New Construction * REVIEW COMPLETED TP-PRE-0726-00146 • Pre-Application Conference Review v1 • 3651 E 4TH ST TUCSON, AZ 85716:
Based on the information provided, TFD has no comments at this time.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
ROW Engineering Review * REVIEW COMPLETED DTM Review Comments -
1) New Driveway to meet PAG 206 Standard Detail Construction, and Meet the Technical Standards Manual section 10-01.4.3 - Requirement for Portland Concrete construction of apron from edge of pavement to back of Sidewalk placement.
2) New Sidewalk meeting PAG 200 Standard Detail (5' Sidewalk with 3' Landscape buffer behind curb) across property frontage with connection point to On site Pedestrian Circulation paths. Sidewalk to not exceed 2% Cross slope at driveway locations. Connection to existing sidewalk to west of property
3) Review and address required Site Visibility triangle at each driveway locations.
4) All work performed within Right of Way will required submission of Separate ROW - Development permit per scope of work performed.

Zane Swenson - DTM ROW Engineering Associate
Zane swenson@tucsonaz.gov
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0726-00146
Project: FLD - Commercial Multifamily
Location: 3651 E 4TH ST (125112160, 125112120, 12511214A)
Review Date: 7/16/2026
Reviewer: Joe Macaulay – Civil Engineer – Site Engineering
Related Cases: DP22-0227, TC-RES-0123-02227

*This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-6 and Technical Standards Manual (TSM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code.*
City of Tucson Code:
https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes

Drainage Manual Link:
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/cot-drainage-manual-searchable.pdf

Design standards for Stormwater Detention and Retention Link:
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf

Site Engineering Review Comments:

Submission Requirements
1. The old development package permit (DP22-0227) is no longer relevant to the project and has been expired out. Upon submission of new DP, withdraw fence permit (TC-RES-0123-02227). Provide details of how the existing fence will be addressed in the new DP.
2. A drainage report with full compliance of first flush retention/balanced basin detention requirements for new impervious surfaces. Refer to the DSSDR chapters 2, 3, & 4. Content and format requirements for the drainage report can be found in chapter 10 of the DSSDR.
3. A Stormwater Pollution Prevention Plan (SWPPP) is required for any construction activity disturbing one (1) or more acres of land, in accordance with the AZPDES Construction General Permit (CGP No. AZG2025-001) issued by the Arizona Department of Environmental Quality (ADEQ). The SWPPP must be site-specific and prepared prior to submitting a Notice of Intent (NOI) via ADEQ's myDEQ portal. A Dust Control Permit issued by the Pima County Department of Environmental Quality (PDEQ) is also required prior to ground disturbance of one (1) or more acres. Contact PDEQ at (520) 724-7400 for permit requirements.
4. As the proposed development falls under commercial standards, a site-specific Geotechnical Investigation Report prepared by a Registered Professional Engineer licensed in the State of Arizona is required [IBC 1803]. The report shall be submitted with the development package submission. The report shall, at minimum, address the following:
a. Soil Bearing Capacity & Site Classification – Including soil bearing capacity, site classification, expansive soil identification, and groundwater conditions, with all applicable foundation design recommendations for the proposed construction.
b. Grading & Earthwork – The report shall provide recommendations for site preparation, fill compaction standards, and the suitability of on-site materials for reuse as engineered fill.
c. Pavement Design – The report shall include pavement design recommendations for all proposed drive aisles, parking areas, and access improvements, including R-value or CBR testing results as applicable.
d. Retaining Walls – Where retaining walls are proposed, the report shall address lateral earth pressures, backfill requirements, and wall foundation recommendations. (IF applicable)
5. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0
6. Grading Plan - must be prepared, signed, and sealed by a licensed Arizona Civil Engineer and submitted in accordance with TSM 2-01.0.0. At a minimum, the grading plan submittal shall include:
a. Regulatory Compliance: Demonstrate compliance with TSM 2-01.0.0
b. Existing Conditions: Depict existing topography with 1- or 2-foot contour intervals; include benchmark and datum reference (NAVD 88).
c. Proposed Grading: Show proposed contours and/or spot elevations throughout the site, including finished grade elevations at all building corners, parking areas, and drainage structures.
d. Limits of Disturbance (LOD): Delineate the full extent of all proposed grading, including all drainage-related improvements.
e. Cut & Fill Quantities: Provide total area of disturbance (sq. ft.) and total cut and fill volumes (Earthwork Table).
f. Pedestrian Pathway Slopes: Label percent slopes on all pedestrian pathways for ADA compliance (max. 2% cross-slope; max. 5% running slope).
g. Basin & Wall Elevations: Identify top and bottom elevations for all retention/detention basins and retaining walls.
h. Engineer of Record: Include signed and sealed Engineer of Record stamp and signature block.
7. Pedestrian circulation is required to connect all buildings, dumpster areas, common areas, and the sidewalk on all the street frontages per TSM 7-01.3.3.
a. Please revise pedestrian access to ROW along E 4TH ST as the path is connecting into the flared sides of the ADA ramp.
8. Provide keynotes and call-outs identifying all downspouts and sidewalk scupper locations on the site plan sheets. Sidewalks shall be flood free for all storm discharges up to and including a ten-year frequency flood event, and drainage flowing across any pedestrian circulation path shall be conveyed under the path for up to and including the ten-year frequency flood events. [TSM 7-01.4.1.E and 7-01.4.3.E] This information is required to demonstrate compliance and to ensure coordination with building permit plan review.
9. Wheel Stops Required at Sidewalk-Adjacent Spaces -Wheel stops are required at all parking spaces that abut a sidewalk or pedestrian circulation path where the sidewalk width would be reduced to less than 4 feet by vehicle overhang. Sidewalks measuring 6.5 feet or greater in width are exempt from this requirement, as the additional width accommodates standard vehicle overhang without encroaching on the minimum 4-foot pedestrian clear zone. UDC 7.4.6.H
a. Evaluate all parking spaces that abut a sidewalk or pedestrian path. For any abutting sidewalk measuring less than 6.5 feet in width, wheel stops shall be added to the plans and called out accordingly.
b. For sidewalks claimed to be 6.5 feet or wider and therefore exempt, demonstrate compliance by clearly dimensioning the sidewalk width at each applicable location on the plans. Dimensions must be shown - exemption will not be assumed.
10. Sight visibility triangles (SVT) will need to be shown at site access points along E 4TH ST. SVT for current ROW and future ROW are required. TSM 10-01.5.0

*** Please note: this review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during formal review process.

If you have any questions or concerns, please contact Joe Macaulay. Joe.Macaulay@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: NEW 32-UNIT FLEXIBLE LOT DEVELOPMENT PROJECT
ACTIVITY NO: TP-PRE-0726-00146
ADDRESS: 3651 E 4TH ST
ZONING: RESIDENCE ZONE (R-2)
LAND USE: FLD RESIDENTIAL SUBDIVISION
7.15.2026

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/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING.

FLEXIBLE LOT DEVELOPMENT SITE LANDSCAPE COMMENTS:

1. ON THE DEVELOPMENT PACKAGE LANDSCAPE PLANS, PROVIDE CALCULATIONS FOR HOW THE PLANS MEET THE STANDARDS SET FORTH IN THE FLD SECTION, SEE UDC 8.7.3.

2. UDC 8.7.3.H -- LANDSCAPING, SCREENING AND WALL REQUIREMENTS:

FLD projects shall comply with Section 7.6, Landscaping and Screening Standards, except as otherwise provided by this section.

One canopy tree shall be provided for every 40 feet of pedestrian circulation systems, excluding crossings with streets, alleys, and driveways. If providing canopy trees every 40 feet is not achievable, the applicant shall:
a. Provide the equivalent number of trees that would be obtained using the 40-foot increment measure; and,
b. Distribute the trees within the FLD project site along pedestrian circulation systems and within functional open space areas.

3. Landscape plans shall incorporate water-conserving design as defined in Section 7.6.6, Use of Water, and as described in the Technical Standards Manual.

4. Water harvesting techniques shall be incorporated as part of the landscape design based on the Water Harvesting Guidance Manual prepared for the City of Tucson Transportation Department Stormwater Section.

5. Mechanical equipment, utility boxes, irrigation equipment and similar elements shall be screened from adjacent streets exterior to the project and from adjacent existing residential development. Screening shall be architecturally integrated with the overall design of the FLD.

6. If a perimeter wall is proposed along an existing public right-of-way, it shall be constructed of, or painted with, graffiti-resistant materials. The wall shall incorporate one or more of the following decorative materials:
a. Tile
b. Stone
c. Brick
d. Adobe
e. A textured material such as stucco or plaster
f. Metal

7. UDC 8.7.3.F: OPEN SPACE REQUIREMENTS. See Table 8.7.3-2 for Functional Open Space Standards.

8. UDC 8.7.3.F.2 CONFIGURATION AND LOCATION OF FUNCTIONAL OPEN SPACE WITHIN AN FLD PROJECT ARE AS FOLLOWS:
a. FLD projects five acres and less. Functional open space amenities should be configured as contiguous areas but may also be incorporated into the design of other elements on the site, such as detention/retention basins and buffers, to make those areas functional.
b. FLD projects more than five acres. Functional open space may be divided into smaller areas if they are distributed throughout the project site and conveniently located for residents of the FLD project.
c. Functional open spaces shall be conveniently located and usable by the maximum number of residential units on the site.
d. To the greatest extent possible, functional open space should not be comprised of remnant areas that are not usable by residents of the FLD project.
e. Where the project is located near a public preserve or can provide connections to open space areas or areas of environmentally or culturally significant features, the open space shall be configured in a manner to preserve this connectivity.

STANDARD SITE LANDSCAPE COMMENTS:

9. A Native Plant Preservation Plan (NPPP) or 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. If applicable, the Planning and Development Services Department will provide the applicant with the NPPO waiver form upon request.

COPY THE FOLLOWING LINK INTO YOUR INTERNET BROWSER FOR ACCESS TO THE NPPO WAIVER:

https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf

10. UDC 7.6.2. APPLICABILITY: The provisions of this section apply to the following: All new developments require the preparation of landscape plans that adhere to UDC 7.6 and Administrative Manual 2-10.

11. A commercial-scale parking area is proposed with this development. Parking lot canopy trees are required at 1 tree for every 4 parking spaces provided, see UDC 7.6.4.B. Structurally covered parking spaces do not count toward the ratio, see UDC 7.6.4.B.1.c (8). Trees are to be distributed evenly throughout the parking area, see UDC 7.6.4.1.a.(1). See Technical Standards Manual 5-01.3.0 for additional landscaping in vehicular use area requirements.

12. A 10-foot street landscape border is required along 4th Av. per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements.

13. A drip irrigation plan and details are required for all proposed landscape planting areas.

14. Depress Functional Open Space landscape planting areas 6 inches to maximize rainwater harvesting on site.

15. 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.

16. **If it is determined that any of the above provided site landscape standards cannot be met due to the nature of the development, then a Design Development Option (DDO) may be an option to gain partial relief from some landscape requirements, see UDC 3.11.1.B.3 for landscape and screening modifications allowed. A Board of Adjustment Variance to the UDC site landscape requirements is also a viable alternative. Please reach out to Mark Castro or Georgia Pennington with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov – Georgia.Pennington@tucsonaz.gov

Thank you.
Chad Keller, PLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
Site Zoning * REVIEW COMPLETED CITY OF TUCSON - PLANNING AND DEVELOPMENT SERVICES DEPARTMENT (PDSD) TRANSMITTAL

CURRENT ZONING SECTION
Jeffrey William Cassidy - Residential, Commercial & Landscape Plans Examiner jeffrey.cassidy@tucsonaz.gov

TRANSMITTAL DATE:
July 16, 2026

PRE-APPLICATION CONFERENCE:
TP-PRE-0726-00146

PROJECT SCOPE SUMMARY-DESCRIPTION / NARRATIVE:
The project consists of new construction of a 32-unit two-story El Con Royal multi-family residential rental development using the Flexible Lot Development (FLD) option.

PARCEL ZONING:
4.7.9. RESIDENCE ZONE (R-2) This zone provides for medium density, single-family, middle housing, and multifamily, residential development, together with schools, parks, and other public services necessary for an urban residential environment. Select other uses, such as day care and urban agriculture, are permitted that provide reasonable compatibility with adjoining residential uses

EXISTING USE:
Vacant, Undeveloped Land

PROPOSED USE(S) (PER UDC DEFINITION):
11.3.7. RESIDENTIAL USE GROUP, A. FAMILY DWELLING, 4. MULTI-FAMILY DEVELOPMENT
Any residential development consisting of five or more dwelling units on an integrated site or single lot.

PERMITTED USE:
Confirmation that Parcels 125112160, 12511214A and 125112120 lie within the R-2 zone and the proposed MULTI-FAMILY DEVELOPMENT use, as defined under 11.3.7.A.4 is deemed as a permitted use under Table 4.8-2 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2077

Confirmation that Parcels 125112160, 12511214A and 125112120 lie within the R-2 zone and the proposed FLEXIBLE LOT DEVELOPMENT use, as defined under 8.7.3 is deemed as a permitted use under Table 4.8-2 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2077

APPLICABLE USE SPECIFIC STANDARDS:
MULTI-FAMILY DEVELOPMENT
4.9.7.B.6, .8, & .9: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2638

FLEXIBLE LOT DEVELOPMENT
8.7.3: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6690

ZONING REVIEW COMMENTS SUMMARY:
1. Comment: PRELIMINARY COMMENTS, DEVELOPMENT PACKAGE
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.
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/minor_changes_to_commercial_industrial_sites_.pdf

2. Comment: CERTIFICATE OF OCCUPANCY
As proposed, this project meets the criteria of New commercial and residential buildings / Tenant improvement of a newly occupied space / Tenant improvements resulting in a change of square footage / Tenant improvement or renovations involving a change in the occupancy type, occupancy classification, or requires a greater degree of safety.

A new Certificate of Occupancy will be required and the requirements are required under https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Occupancy-Certificates#section-1

3. Comment: LOT COMBINATION
The proposed project considers three parcels 125112160, 12511214A and 125112120 as a single site, under single ownership, and as part of a unified development. As such, a lot combination processed through Pima County could be required prior to final approval of this project. A link to the County Application: https://www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf

4. Comment: DENSITY
In R-2, the maximum multi-family residential density is one dwelling for every 2, 904 square feet (sf) of area. The site plan provided indicates ‘the total site area’ (all three parcels combined) to measure out at 91,369 square feet (sf) and the proposed number of units to be 32. Thirty-Two units x 2,904 sf = 92, 928 required square feet. As an aside, zoning measured this same property out to be 91,130 sf. Regardless, the proposed density requires 92,928 sf to meet code.

5. Comment: PEDESTRIAN CIRCULATION
Per UDC Technical Standards Manual Section 7-01, a pedestrian circulation path is required to connect all areas of development, including accessible parking spaces, entrances, and dumpsters. A pedestrian circulation path to each adjacent street is also required.

If the intent of parcel 125-11-2120 is to be used as ‘Functional Open Space’ under the Flexible Lot Development Option, indicate how pedestrian connectivity to this open space will be addressed for buildings 1 through 4.

For buildings 1 through 4, there appears to be a ramp at the northwest corner of building 4. Consider striping the PAAL as it leads to/from the trash enclosure.

Lastly, an additional connection to 4th Avenue at the southeast corner of building 2 may make sense to better serve buildings 2, 3, 7 and 8.

6. Comment: APPLICATION SUBMITTAL REQUIREMENTS
The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8753

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.

7. Comment: DAVIS MONTHAN AIR FORCE BASE VICINITY
The three parcels all lie within the Davis Monthan Air Force Base Vicinity. UDC sections 5.6.7, .8, .9, .10 and .11 apply.

5.6.7. APPLICABILITY IN THE DMAFB ENVIRONS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3695

5.6.8. APPROACH DEPARTURE CORRIDORS (ADC) FOR DMAFB
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3711

5.6.9. NOISE CONTROL DISTRICT FOR DMAFB ENVIRONS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3839

5.6.10. SPECIAL EXCEPTION LAND USES
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3883

5.6.11. AIRPORT HAZARD DISTRICTS FOR TIA AND DMAFB ENVIRONS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3886

8. Comment: REQUIRED NUMBER OF MOTOR VEHICLE STANDARDS
The customer indicated they intend to provide 64 vehicular parking stalls (2 / unit). The size of the buildings is labeled as 4,800 sf and 2-story but there is no indication of bedroom count of which this project would fall under (Multifamily Dwellings - 0-70 units/acre).

7.4.4. and Table 7.4.4-1: Required Number of Motor Vehicle Standards
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445

Depends on the size of each unit which are as follows:
Studio, less than 400 sq. ft. GFA - 1.00 space per dwelling unit
Studio, more than 400 sq. ft. GFA, and 1 Bedroom - 1.50 spaces per dwelling unit
Two Bedrooms - 2.00 spaces per dwelling unit
Three Bedrooms - 2.25 spaces per dwelling unit
Four or More Bedrooms - 2.50 spaces per dwelling unit

As an aside, zoning measured the floor plate 3,073 sf versus the listed 4,800 sf. Regardless, if it was intended to communicate one floor or two floors, the square footage communicated is inconsistent with the graphics provided (scale of drawing states it is 1”=100’-0” but scale out to be 1”=20’-0”).

9. Comment: REQUIRED NUMBER OF BICYCLE PARKING SPACES
Without mention of the buildings and their bedroom counts, zoning could not decipher if the numbers listed in the narrative coincide with required number of short- and long-term spaces per 7.4.8. and Table 7.4.8-1: Required Number of Bicycle Parking Spaces
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698


Residential Use Group - Multifamily dwellings:
Short-Term Bicycle Parking: 0.10 spaces per bedroom. Minimum requirement is 2 spaces.
Long-Term Bicycle Parking: .05 spaces per bedroom. Minimum is 2 spaces.

10. Comment: REQUIRED NUMBER OF ELECTRIC VEHICLE SUPPLY EQUIPMENT (EVSE)
Per UDC Table 7.4.11-1 and Multifamily dwellings under the Residential Use Group, https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-28170

EV ‘Ready’ Required: 10 % (of x provided) = x stall(s) (rounded up/down)
EV ‘Capable’ Required: 20 % (of x provided) = x stall(s) (rounded up/down)

11. Comment: SIGN STANDARDS
Per UDC 7A.4.1., https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-25951 separate signage permits will be required for all signage. All signs shall be erected, reinstalled, altered, repaired, relocated, permitted and inspected in compliance with Section 3.3 Zoning Compliance Review, Section 4 Development Review Fee Schedule of the Administrative Manual, and the most recently adopted Unified Building Codes, as well as other applicable city codes. Additionally, if there is a design intent for a ‘monument’ sign, this will need to be included in the site plan to show compliance with setbacks and any vision clearance triangles.

12. Comment: WHEELSTOPS
Per UDC 7.4.6. H.1, Barriers, such as post barricades or wheel stop curbing, are required in a vehicular use area to prevent vehicles from extending beyond the property lines, to prevent cars from damaging adjacent landscaping, walls, or buildings, overhanging adjacent sidewalk areas, and/or driving onto unimproved portions of the site.

The west and north parking lots are currently not meeting this standard.

13. Comment: UTILITY EASEMENT(S)
Zoning acknowledges the existence of multiple existing electrical easements communicated on the site plan. Any development within these easements is at risk of the owner.

14. Comment: DEMOLITION
Demolition the existing corrugated metal fence that currently exists on all three aforementioned parcels can be communicated in the required Development Package. Provide the height, lengths and material of the fence.

15. Comment: FLEXIBLE LOT DEVELOPMENT (FLD)
The customer has elected to utilize the Maximum Density Option / Alternative B / Additional Functional Open Space under UDC 8.7.3.C.3.b.(4) https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6690

The site plan correctly, acknowledges UDC Table 8.7.3-2 and the 161 sf (functional open space requirement) / unit. However, 161 sf x 32 units = 5, 152 sf as opposed to the 5,474 indicated on the site plan. As a result the 20% on top of that 5,152 sf number would be 6, 182 sf as opposed 6,569 sf indicated.

Of note, refer specifically to the following requirements within UDC 8.7.3.:
F: Open Space requirements
F.1.d Homeowner’s Association
F.2. Configuration and Location of Functional Open Space within an FLD Project
G. Detention and Retention Basins
J.5.a and b. Circulation and Connectivity and Barrier Free Access
M.2.a. Design Criteria, Transition Edge Treatment and Mitigation for Adjacent Properties, Transition Edge Treatment
M.2.b. Design Criteria, Transition Edge Treatment and Mitigation for Adjacent Properties, Provacy Mitigation
N. Management of Common Properties
O. FLD Phasing Requirements
P.1. FLD Submittal, Review and Decision, Tentative Plat https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6553

P.2. Final Plat https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6585

2-06.5.0 FLEXIBLE LOT DEVELOPMENT (FLD) - ADDITIONAL REQUIREMENTS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8942

SECTION 3: FLEXIBLE LOT DEVELOPMENT (FLD) – MAXIMUM DENSITY OPTION STANDARDS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-10551
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
Potentially serving this new development is a 6-inch CA (cement asbestos) potable water main (C zone) located on the south side of the parcel within the right-of-way of E 4th St. Each parcel shall have its own water meter. Private plumbing is not permitted to cross property lines between parcels.
Water pressure in this area is 83-90 PSI at an elevation of 2494ft. Water pressure can vary by an additional 5 psi +/-. This project may require individual pressure regulators as part of private plumbing.
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 Abdullah Salman (Project Manager) at Abdullah.Salman@tucsonaz.gov.