Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0823-00286
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| DTM - Park Tucson | NOT REQUIRED | Please contact Park Tucson with questions. | |||
| Design Review | REVIEW COMPLETED | *** PLEASE NOTE PDF FILE OF THIS REVIEW HAS BEEN UPLOADED INTO TDC AND PRO*** DATE: August 16, 2023 FROM: Corky Poster, Architect/Planner (AICP) City of Tucson On-Call Design Professional RE: TP-PRE-0823-00286, 724 N MAIN AV, Mixed Adaptive Reuse OWNER: Peter Wilke, 444 East University Blvd, Tucson, AZ 85705 ARCHITECT: Worker, Inc./Worker Architecture PLLC, Bill Mackey Architect PHASE OF REVIEW: Comment: I have reviewed the single sheet for pre-submittal review of the site at 724 North Main Avenue, Tucson I have not met with the applicant prior this Pre-Submittal meeting. I have not reviewed the applicants submittal for the purpose of determining its conformance with the Submittal Requirements of the IID. I have not checked the submittal against the Submittal Requirements 1-14, included in the application and the Checklist for Design Profession Reviewer. This evaluation is in preparation for the August 17, 2023 Pre-Submittal conference, 2.00-2.30 PM. This review is the first time I have reviewed elements of this proposal. There will likely be more detailed subsequent reviews. MATERIAL REVIEWED: · Pre-Submittal (1 page), including Existing Building Information, Project Information, Infill Incentive District key drawing, Comprehensive Site Plan, Project Location, Aerial Photo, Assessor Plat, and Contributing Property identification, The submittal did not provide a narrative or calculations as to how they were meeting the requirements of the IID. In some cases, I was able to identify some potential issues without that narrative and calculations. Those are highlighted in red text. The Project is located in the UA Annex Sub-Area of the Downtown Links Sub-District of the Infill Incentive District. AS SUCH THE IID STANDARDS APPLICABLE TO PROJECT ARE: • UDC Section 5.12.2. Establishment • UDC Section 5.12.8 General IID Zoning Option Design Standards • UDC Section 5.12.11 Downtown Links Sub-District • UDC Section 5.12.12 B. UA Annex Sub-Area (UAS). • UDC Section 5.12.6.E.2 Plan Review and Approval Procedures under the IID Zoning Option. STANDARDS (LATER TO BE RESPONDED TO BY REVIEWER COMMENTS): UDC Section 5.12.8. GENERAL IID ZONING OPTION DESIGN STANDARDS An IID Plan under the IID zoning option design standards must demonstrate compliance with the following: A. Streetscape Design- Streetscape design must comply with the street design standards in the Technical Manual and the Streetscape Design Policy. 1. Pedestrian-orientation: Projects shall be pedestrian-oriented and comply with all of the following standards: a. New construction shall have architectural elements/details at the first two floor levels; b. Buildings shall provide windows, window displays, or visible activity on the ground floor for at least 50 percent of frontage; c. A single plane of façade shall be no longer than fifty feet without architectural detail; d. Front doors shall be visible or identifiable from the street and visually highlighted by graphics, lighting, or similar features; e. Uses, such as Commercial Services or Retail Trade uses that encourage street level pedestrian activity are preferred on the first floor of a structure of a multistory building; f. Construction and maintenance of sidewalks must be done in compliance with the City's Streetscape Design Policy. Existing sidewalk widths shall be maintained so as to provide effective, accessible, connectivity to adjoining properties. Sidewalks may be widened to accommodate a project's design characteristics. Where no sidewalks exist, sidewalks shall be provided. Outdoor seating and dining areas and landscaping may be located in the sidewalk area where safe and effective sidewalk width around the design feature can be provided; g. To the extent practicable, bus pull-outs shall be provided where bus stops are currently located; h. If drive-through service is proposed, it shall not interfere with pedestrian access to the site from the right-of-way. 2. Shade a. Except as provided below, shade shall be provided for at least 50% of all sidewalks and pedestrian access paths as measured at 2:00 p.m. on June 21 when the sun is 82 degrees above the horizon. Shade may be provided by trees, arcades, canopies, or shade structures provided their location and design characteristics are compatible with the historic and design context of the street and the architectural integrity of the building. The use of plantings and shade structures in the City right-ofway is permitted to meet this standard with the approval of the Transportation Department. The shade provided by a building may serve to meet this standard. b. Exception- The PDSD Director may approve an IID Plan providing less than 50% shade where compliance is not feasible due to a project site's location and/or building orien-tation and the applicant has made a reasonable attempt to comply with this standard. B. Development Transition Standards Please pay close attention to these standards. The purpose of the Development Transition Standards is to mitigate excessive visual, noise, odor, vibration intrusion, and other similar public health and safety concerns that may be created by the proposed project. 1. Applicability - Developing sites that abut an affected single family or duplex dwelling shall comply with this section. For purposes of the IID, the following terms and examples describe elements of applicable transitional areas: a. "Affected residential property" refers to an existing detached single-family or duplex dwelling that is adjacent to a developing site; b. "High density residential" refers to residential development that is neither existing single-family detached nor attached dwellings c. Examples of applicable transitional areas include a nonresidential developing site adjacent to existing single-family detached or attached dwellings within a subdivision, or a developing highdensity residential site adjacent to existing single-family detached or attached dwellings within a subdivision; and, d. …. 2. Mitigation of Taller Structures: Compliance with the following standards is required where the developing site has taller buildings than adjacent affected residential properties: a. Within the GIIS and DCS, the maximum building height is 25 feet within 30 feet of the property line adjacent to an affected residential property. Proposed buildings may be developed to the maximum height permitted by the underlying zone or as permitted by the IID Subdistrict, whichever is applicable, when the building is 30 feet or more from the property line adjacent to an affected residential property; b. Building Bulk Reduction c. If a building façade faces a property line adjacent to a single-family detached or duplex residential property, the PDSD Director may require bulk reduction. The Design Professional shall make a finding and recommendation, after consulting with the DRC and/or Historic Commission if applicable, that the proposed design provides an effective way of breaking up the mass, so the building mass of the façade is less imposing. Site/Building Sections that include adjacent structures might be very helpful here Section d. Windows at or above the second story of a structure shall be located or treated to reduce views into adjacent affected residential property's buildings and yard areas; e. The developing site's buildings shall be oriented so as to reduce views onto an affected residential property; and f. Buffers and/or screening consistent with the purpose of this section shall be provided between a developing site and affected residential properties and shall include features such as, but not limited to, landscaping, walls, and architecturally decorative features. 3. Mitigation of Service Areas- Potential nuisance or noisy areas shall be oriented away from affected residential property, such as by placing service areas for loading and garbage disposal between the developing site's buildings, behind opaque barriers, or by using architectural or landscaping treatments that effectively reduce nuisance impacts from service areas. The service area shall be mitigated to reduce the noise and view of the service features, reduce the emission of offensive odors to owners or occupants of adjacent properties or create a nuisance or hazard beyond the property lines of the project site, and prevent vibrations that are discernible beyond the property lines of the project site. 4. Mitigation of Parking Facilities and Other Areas- Where the site has parking areas or an area with noise and outdoor lighting features, the areas shall be screened from affected residential property by a combination of a wall or opaque non-chain link fence with a vegetative hedge or a row of trees that shall be dense enough to screen views onto the development site. An alternative treatment may be used, such as using architectural or landscaping treatments that effectively reduce nuisance impacts from parking facilities and other areas. Where there is a finding that the vegetative screen will be opaque, the requirement of a masonry wall may be waived by the PDSD Director. C. Alternative Compliance 1. The PDSD Director may approve an urban design best practice option for compliance with Section 5.12.8.A, Streetscape Design, and Section 5.12.8.B, Development Transition Standards. 2. For purposes of this section, urban design best practices may include urban design studies approved for the City of Tucson, adopted urban design standards for a downtown area in an Arizona city of comparable size or a city in the Southwest of comparable size, books written by urban design experts or endorsed by a professional organization, such as the American Institute of Architects, addressing downtown development , or any comparable report, study, or standards recommended by the City's Design Professional and approved by the PDSD Director. D. Utilities- Plans shall include information on the layout and demonstrate availability of utilities such as water, wastewater, natural gas, electric, and telecommunication utilities. E. Parking 1. Parking spaces may be located as follows: a. On site; or b. Off-site within ¼ of a mile of the project site under a shared parking agreement that is approved by the City. 2. Required vehicle and bicycle parking may be reduced pursuant to an IID Parking Plan in accordance with Section 7.4.5.A, except as modified as follows: 3. Section 7.4.5.A.3 in Permitted Uses and Types of Development does not apply. An IID Parking Plan may be used to reduce required residential parking. a. Bike parking shall be provided when motor vehicle parking is provided. The PDSD Director may reduce the required number of bike parking spaces depending on the use, setting, and intensity of the proposal. b. The neighborhood meeting that is required for under Section 7.4.5.A.6.a may be held concurrently with the neighborhood meeting required by Section 5.12.6.B. c. Section 7.4.5.B, Downtown Parking District, does not apply. 4. Where Parking is provided, the parking area must comply with the standards of Section 7.4.6.C & D. 5. Parking must be in parking structure with ground floor of the parking structure screened from view. 6. Exception a. Parking may be located on a surface parking lot if it is determined by the PDSD Director to be impracticable to be located elsewhere and other options are not available. b. Parking may be located on a surface parking lot if it is determined by the PDSD Director to be impracticable to be located elsewhere and other options are not available. If located onsite, parking areas must be located at the rear or side of the building. c. Changes of use and expansion of existing structures may use the site's current parking configuration. d. Parking structures shall be designed so that parked vehicles are screened from view at street level through incorporation of design elements including, but not limited to, landscaping, pedestrian arcades, occupied space, or display space. 7. Special IID Parking Agreement- Where a developer can demonstrate to the satisfaction of the PDSD that the parking options provided for in this Section are not feasible, and the City makes a specific finding that the project will have significant economic development value for the IID Sub-District in which it will be located, the following parking options are allowed as follows: a. A percentage of long-term residential parking may be located in a City public parking garage by an agreement with Park Tucson if the project is of significant economic benefit to the City to allow this option. b. The agreement must be reviewed by PDSD, the Design Professional, Park Tucson and approved by the City Manager. F. Multi-zone Parcels- Where a development parcel contains more than one zoning district, uses and building massing may be distributed across the zoning districts on the parcel , provided that the development complies with the design standards in Section 5.12.8.B to mitigate the impact of the new development on existing, less intensely developed adjacent parcels. Section 5.12.6.E – IID Historic Preservation Review Please pay close attention to these standards. 2. Projects not in an HPZ a. The Tucson-Pima County Historical Commission (TPCHC) Plans Review Subcommittee reviews all projects listed below: (2) Projects proposing new development using IID zoning option that are either adjacent to the boundaries of an HPZ or adjacent to a structure meeting any one or more of the following characteristics: (a) Listed or eligible to be listed in the National or Arizona Register of Historic Places, individually or as a contributing property. The front building is Non-Contributing, but properties at the rear of this site appear to be Contributing. d. The TPCHC Plans Review Subcommittee reviews for compliance with the design requirements of the applicable sub-district and for design compatibility of a proposed development project. (1) New development must be designed to complement and be compatible with the architecture of adjacent historic structures. (2) Compatibility with adjacent historic structures is to be achieved through architectural elements such as building setbacks, building step-backs, textures, materials, forms, and landscaping. 5.12.11. DOWNTOWN LINKS SUBDISTRICT (DLS) A. DLS Areas and Sub-Areas The DLS is divided into the following Areas: 1. Toole Avenue Area (TAA) a. Toole Avenue Sub-Area (TAS) b. UA Annex Sub-Area (UAS) c. El Presidio Sub-Area (EPS) B. Required Use and Development Standards and Notations 1. Required use and Development Standards in the DLS Sub-Areas are set forth in the Tables and Diagrams for each DLS Area. Uses that are similar in nature and intensity as those listed may be permitted by Special Exception through the procedures for Special Exceptions in Section 4.3.2, provided the PDSD Director finds the proposed use to be in accordance with Section 5.12.1, Purpose. 2. The numbers in the Tables following a use or a standard correspond to the specific requirements of that use or standard (see Tables in each Sub-Area) 3. The letters in the Tables correspond to the letters in the Diagrams in each Sub-Area. 4. Illustrations and Figures used in the DLS are not regulatory unless referred to by a table. 5. To encourage innovative design solutions, Section 5.12.8.C may be used for an urban design best practice option. 6. Open space refers to public, private, and common area locations. Balconies are not considered open space. Common areas may include areas used by tenants or customers and/or the public where practicable. The percentage of open space in all Area and Sub- Area may be calculated as a combination of all three types of open space. Open space is encouraged at the level. Pedestrian access to open space may be required as determined practicable by the PDSD Director. 7. In the event that a has ownership of property on both sides of an (named or unnamed), the indicated and bulk reduction prescribed below, may be waived. The waiver can be issued if it is warranted by best practices, it does not significantly impact privacy, and has been recommended by the and approved by the PDSD Director. C. Permitted Uses for all Areas and Sub-Areas in the DLS Permitted land uses under the DLS zoning option are shown in Table 5.12-DLS-1 for each DLS Area; Use Specific for Table 5.12-DLS-1 are listed below. 1. In the UAS all land uses must comply with the as set forth in the I-1 underlying zoning except that residential uses for C-3 zoning are allowed. Automotive service uses are not permitted. 2. Uses similar in nature and intensity to the uses permitted in the DLS may be permitted as a Special Exception land use pursuant to the Special Exception Process under Section 3.4.2. D. Use Specific for Table 5.12-DLS-1 1. Permitted only on Ninth Street in the AIH-MS. Permitted only in Stone Avenue in STS. 2. The use must be entirely contained in the interior of the building and is not permitted in any yard or patio. 3. Large recreational facilities of more than 25,000 sq. ft. of floor area (including gross floor area and any outside areas providing service to the public) are not allowed. 4. Circuses, carnivals, or tent shows are not allowed. 5. Drive-through services are not allowed. 6. Non-chartered financial institution facilities, such as payday loan facilities are not allowed. 7. Drive-in and drive-through restaurants are not allowed. 8. Soup kitchens are not allowed. 9. Blood donor centers are not allowed. 10. Only scientific, non-industrial type of research and development is allowed. 11. The use is limited to public transit stops. 12. No surface parking lots. Vehicle parking must be located in a structure. It is recognized that may be proposed in phases. In the event that Phase 1 of a is unable to provide structured parking, temporary surface parking may be acceptable, if it is recommended by the Design Professional and determined to meet the purpose of the IID, per Section 5.12.1, by the PDSD Director. The applicant must demonstrate that there is a good faith effort to provide the structured parking in future phases. If, after five years, the temporary parking is still in place, the PDSD Director has the right to review the surface parking approval and grant an extension if warranted. 13. Hotels may not provide individual room access from the exterior of the building . 14. Limited to Bed & Breakfast only. Permitted for up to 20 guests for a maximum of 14 days. No more than 20 sleeping rooms may be used by guests. Meals may be served only to guests staying at the facility. Separate cooking facilities in guest rooms are prohibited. 15. Display or storage of fertilizer, manure, or other odorous material is not allowed. 16. Gas stations are not allowed. 17. Motor vehicle sales are not allowed. 18. No alcoholic beverage sales. 19. Adequate measures required to assure the health, safety and welfare of the occupants or adjacent residents' property in relation to any industrial process, use or storage. Additionally, appropriate building code occupancy separation must be ensured. On-site sale of the artists' products, including occasional shows of the artist' works are permitted secondary uses. 20. Limited to Neighborhood Parks Recreation. In addition to City of Tucson/Pima County Outdoor Lighting Code Chapter 6, Section 601- 603, Recreational Facilities, any outdoor lighting associated with the use must be located and directed to eliminate glare toward streets and adjoining residential areas. 21. Care is permitted for a maximum of 20 residents. 22. Care is permitted for a maximum of 10 residents. 23. If licensing is required by the state of Arizona for the use, proof of such licensure must be provided. 24. Permitted as an accessory use to a Family Dwelling, excluding Day Care and Traveler's Accommodation Lodging. The use may not create any nuisance, hazard or other offensive condition, such as that resulting from noise, smoke, dust, odors or other noxious emissions. 25. Permitted as an accessory land use to the Commercial Services and Retail use groups, and limited to 50% of the gross floor area. 26. Limited to baked goods, confectionary other food products manufacturing. 27. Permitted as an accessory land use to religious, commercial services, retail trade use groups and educational use. Salvaging and recycling is limited to recycling collection bins and to empty household product containers, such as, but not limited to, aluminum cans, glass and plastic bottles, and newspaper. 28. For Family Dwelling uses, only Multifamily Dwelling and Single-family Attached developments are allowed. 29. Group Dwellings that meet the IID definition for that term in Section 11.4.8.G require Mayor and Council approval pursuant to Section 3.4.4 Mayor and Council Special Exception Procedure. E. Downtown Links Roadway Developments under the Downtown Links Sub-District portion or the UDC is prohibited within the right-of-way of the future downtown links roadway project. Preliminary location of future right-ofway is depicted on sub-area maps. F. Historic Preservation The maps included in this document attempt to show the "contributing" or "eligible" properties from information available as of June 2014. It is the responsibility of each applicant for this zoning option to verify the current eligibility status of the property in question with the Office of Historic Preservation. G. Loading, Solid Waste, Landscaping and Screening for all Areas and Sub- Areas in the DLS Loading and solid waste collection and landscaping and screening requirements in all DLS Areas and Sub-Areas are provided in Table 5.12-DLS-2. LOADING AND SOLID WASTE Loading requirements must comply with Section 7.4 et seq. for the land use group or class. (1) Solid waste collection requirements must comply with COT Administrative Manual Section 8.01 et seq. for solid waste. (2) LANDSCAPING AND SCREENING A complete or partial exception to the landscaping and screening requirements in Section 7.6 may be granted by the PDSD Director, if shade along sidewalks, pedestrian circulation paths or outdoor patios is provided for pedestrians and customers in accordance Section 5.12.6.A.2. Alternative pedestrian access that creates connectivity between public entrances to the building and sidewalk is allowed if no safety hazard is created. All pedestrian access must conform to the accessibility of the Building Code. SPECIFIC STANDARDS 1. Off-street loading zone standards may be reduced or waived if PDSD and the Dept. of Transportation determine that no traffic safety issue is created. 2. On-site refuse collection container requirements governing access, type, and location may be modified if the Environmental Services Dept. determines that no public health or traffic safety issues are created. Group solutions (multiple site, multiple owners) to refuse collection are encouraged. H. Solar Exposure Solar Exposure for all Sub-Districts in the DLS provided in Table 5.12- DLS-3. SOLAR EXPOSURE Maximum Glass on East and West, 50% of Façade Minimum shade on East and West glass (1), 50% Maximum glass on North and South, Unlimited Minimum shade on North and South glass, 0% SPECIFIC REQUIREMENTS 1. Percentage of glass must be shaded between 10 AM and 3 PM between May through October. I. Parking Parking standards for all DLS Areas and Sub-Areas are shown in Figure 5.12-E and Table 5.12-DLS-5. Additionally the General IID parking standards in Section 5.12.6.M apply. TABLE 5.12-DLS-5 PARKING Required Spaces Non-residential = 0 Residential = 1/DU SPECIFIC REQUIREMENTS 1. Commercial parking not required. Residential uses are required to provide 1 space per unit. Further reduction in required on-site residential parking can be achieved through an IID Parking Plan prepared pursuant to Section 5.12.E; leased spaces from an off-site location; or an on-site care-share program. 2. Required accessible spaces and may not be reduced or eliminated. The number of required accessible spaces is governed by the Building Code. The number of required for a proposed use is governed by Section 7.4.8. 3. Accessible spaces may be provided 1) on-site, 2) off site within one quarter of a mile of the through a shared parking agreement, or 3) on street on the same side of the up to five spaces. 4. Surface parking is allowed only within a at sites developed with Floor Area Ratios of 3.0 and above. 5. In the Armory Park, Low Density Residential Infill Sub-Area, parking setback may be reduced to 10 feet from the front property line. 6. At corner lots, vehicular access points may not be located on a primary . At all other lots, vehicular access points are limited to one per primary , except in the Fourth Avenue Sub-Area (FAS), where vehicular may not be located on Fourth Avenue. 7. Access to parking spaces in the Iron Horse, Low Density Residential Infill Sub-Area and the Fourth Avenue Historic and Fourth Avenue Sub-Areas may be had by way of existing (Z). 8. Zero foot setback is also allowed at Union Pacific frontage. 9. In the El Presidio Sub-Area (ESP) vehicular access to Block 175 (bounded by Church Avenue, Council Street, Court Avenue, and Franklin Street) Shall be limited to access from Church Avenue. J. Alleyways and Pedestrian Access Lanes Development in the DLS is intended to encourage and support an active, secure and comfortable pedestrian environment. Property fronting alleyways and pedestrian lanes should have interesting treatments, such as landscaping and wall art. Alleys and pedestrian access lanes are opportunities for a great place to walk and other active uses, such as spillover activities from the ground level Commercial Services and Retail Trade uses. Special festive lighting is encouraged in alleyways to complement street lighting and to illuminate the space for events. At corner sites, building design and orientation may be organized to have active "frontage" on the alleyway . Architectural elements such as landscaping should be incorporated into properties fronting alleys to screen utility service activities. (Ord. 11246, 2/18/2015; Am. Ord. 11977, 12/20/2022) B. UA Annex Sub-Area (UAS) 1. Standards Figure 5.12-TAA-A shows the boundaries of the TAA and its sub-areas. Zoning option standards for the UAS may be used in lieu of underlying zoning. 2. Residential Density Within the UAS the maximum permitted residential density is 100 DU/AC, regardless of commercial use. 3. Building Placement Building placement requirements in the UAS are as shown in Figure 5.12- UAS-A, Table 5.12-UAS-1. SPECIFIC REQUIREMENTS 1. Build-to line is defined as the line at which construction of a façade is to occur on a lot. A build-to line runs parallel to, and is measured from, front property lines and is established to create an even façade line on a . Build-to line applies to frontage only (both primary and secondary streets at corner lots) and only applies when new exceeds 25% of the site area. Where applicable 75% of new frontage must be located at or near the build-to line. Building height and floor use requirements in the UAS are as shown in Figure 5.12-UAS-B and Table 5.12-UAS-2. TABLE 5.12-UAS-2 UA ANNEX SUB-AREA Mid-Rise (1) 75 Ft. Maximum or 6 Stories Low-Rise 25 Ft. Maximum or 2 Stories Setbacks (distance from property line) Mid-Rise Side Setback 20 Ft. FLOOR USES Ground Floor (2,3,4,5) Commercial Services and Retail Trade Uses ready that encourage level activity are preferred, but office or residential uses may be used if Commercial Services and Retail Trade Uses are not supported by market demand and contingent on new meeting all other requirements of this table. SPECIFIC REQUIREMENTS 1. Mid-Rise is 6 Stories or 75 Ft. (D) from the mid-rise setback (F). 2. All new construction shall have scale-defining architectural elements or details at first two levels. 3. A single plane of façade at the level may not be longer than 50 Ft. without architectural relief or articulation such as windows, trellises and arcades. 4. Uses that create significant human activity at level such as pedestrian traffic and increases in business activity is achieved by providing a mix of commercial, retail, office and residential uses at the level. 5. First floor level to be differentiated in form from upper levels. FIGURE 5.12-UAS-C TABLE 5.12-UAS-3 UA ANNEX SUB-AREA OPEN SPACE Lot Coverage Maximum Lot Coverage (1) 100% Open Space Open Space at Multi-Unit Dwellings (2,3,4) 30 Sq. Ft./DU or 30% of Lot Area (5) Open Space Non-Residential (2,3,4) Min. of 30% of Lot Area Minimum Landscape Area 50% of Open Space (7) Pedestrian Access Pedestrian Access to Open Space Required Main Entrance Location (6) Primary or Secondary Street SPECIFIC REQUIREMENTS 1. Covered by impervious surfaces such as, but not limited to , drives, or parking. 2. Usable open space does not need to be located on the ground - green roof or terrace is acceptable 3. Usable open space may be any combination of private and common space. 4. Parking may not be counted as open space. 5. Open space at multi-dwelling units is 30 Sq. Ft. per dwelling unit or 30% of lot area, whichever is greater. 6. Main entrance locations shall be directly accessed from a sidewalk along a rather than from a parking lot. 7. Minimum landscape requirement applies only to common area open space. 6. Massing Building massing requirements in the UAS are as shown in Figure 5.12- UAS-D and Table 5.12-UAS-4. FIGURE 5.12-UAS-D TABLE 5.12-UAS-4 UA ANNEX SUB-AREA MASSING Articulation Maximum unbroken mass (1)50 Ft. Max. View Corridors Low-Rise Façade (2) 25% of Façade Min. Mid-Rise Façade (3) 150 Linear Ft. Unbroken Max. Low-Rise Height 25 Ft. Max or 2 Stories SPECIFIC REQUIREMENTS 1. Any over 50 Ft. wide must be broken down to read as a series of no wider than 50 Ft. and should include a variety of façades. 2. To preserve view corridors, a minimum of 25% of the façade must be set aside as low-rise, and the low-rise façade may not exceed 2 stories or 25 Ft. in height. On corner lots this requirement applies to one only. 3. Mid-rise façades of more than 150 continuous linear feet must be broken by a mid-rise façade not to exceed 4 stories or 50 Ft. in height as shown in the Figure above. Design Professional Comments and Recommendation: 1. Clarify the status of the “Contributing” structures on the east end of the site. Are they to remain? If they are modified, will they be altered in such a way that would de-list the properties? The IID indicates PRS-TPCHC review of this project. 2. The IID UA Annex Sub-Area allows for no parking for commercial uses. Is that your intent? 3. It appears as if no new construction is proposed. As such, the vast majority of the standards above do not apply. 4. Have you confirmed with P&DSD that the uses proposed are Allowable Uses in this zone? 5. What is your plan for a neighborhood meeting? I will look forward to the Pre-submittal meeting on Thursday August 17, 2023. Corky Poster, Architect/Planner, Poster Mirto McDonald City of Tucson Design Professional |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0823-00286 • Pre-Application Conference Review v1 • 724 N MAIN AV 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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| Historic | REVIEW COMPLETED | Rear building is a contributing resource to the John Spring Neighborhood National Register Historic District. If participating in the IID, contributing property should be maintained and rehabilitated. Historic review with PRS will also be required. Recommend a courtesy review with PRS with conceptual plans. | |||
| Signs | REVIEW COMPLETED | TP-PRE-0823-00286 8/9/23 1. Depict on the existing billboard on the site plan and indicate whether it is intended to be removed or to remain. If the billboard is to remain, then the following comments will apply. 2. The existing billboard is governed by a court-entered settlement agreement (Pima County Superior Court No 20003722, entered on November 16, 2009). Per the settlement agreement, removed billboard parts, including electric service conduit and wiring that solely serve the billboard, may only be reinstalled or replaced under the plan if shown to be in the same location and configuration as the existing parts and that any replacement parts are of like material, material grade, and dimensions. 3. Demonstrate compliance with the settlement agreement and any applicable UDC regulations at the time of formal development review submittal. For any questions regarding the billboard and the settlement agreement, please contact Lead Planner Heather Thrall at heather.thrall@tucsonaz.gov or Zoning Administrator Elisa Hamblin at elisa.hamblin@tucsonaz.gov. |
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| Site Engineering | REVIEW COMPLETED | 1. Maximize water harvesting into the landscaping 2. Ensure parking compliance with UDC 7.4.6 Environmental Services provided the following comments: 3. Recommend including provisions of solid waste storage and collection in the form of front-load (2 – 8cy) service . Refer to TSM 8-01. 4. Provide container enclosure detail. Refer to TSM 8-01.5.2 5. Comply with access and maneuvering requirements. TSM 8-01.5.3 Scott Haseman scott.haseman@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: MIXED-USE PROJECT ACTIVITY NO. TP-PRE-0823-00286 ADDRESS/PARCEL: 724 N MAIN AV/117-03-189a CURRENT ZONING: C-3 PROPOSED USE: CHANGE OF USE; MIXED-USE DEVELOPMENT TRANSMITTAL DATE: AUGUST 18, 2023 DUE DATE: AUGUST 23, 2023 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, as well as the Downtown Infill District 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. COMMENTS: 1. Based on the information provided, LANDSCAPE/NPPO has yet to make any accurate comments at this time. 2. It is difficult to require full code compliance on a site where there are no real grading/structural changes/site planning changes to the site itself as it would impose real challenges and costs to the applicant. 3. If applying under the IID, reach out to Maria Gayosso (maria.gayosso@tucsonaz.gov) for information about submittal requirements and shade rea under the IID. 4. Maximize water harvesting into any and all landscape 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 | FROM: Iman Monshizadeh PDSD Zoning Review Section PROJECT: TP-PRE-0823-00286 TRANSMITTAL DATE: 08/16/2023 - A development package will be required for site additions for this project. Information on the development package can be found here: https://www.tucsonaz.gov/pdsd/apply-permit - Commercial storage is permitted in the C-3 zone, use specific standard 4.9.10.A Food and beverage sales, Excluding Large Retail Establishment is permitted in the C-3 zone. - Alcoholic Beverage Service, excluding a Large Bar is permitted in the C-3 zone. - Site is located in the downtown links infill incentive district, please refer to design review comments as some zoning standards may be waived. - Minimum parking requirement for commercial storage is 2 spaces (Table 7.4.8-1 UDC) - Ensure “Food and Beverage sales” (retail use) is not mistaken for “Food Service” (commercial use). Food and Beverage sales has a parking calculation of 1 per 300 sf GFA. 2 spaces would be required for this use. UDC definition: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7413 - Alcoholic beverage services parking calculation is 1 per 50 sf GFA (does not include outdoor seating) 26 spaces would be required for this use. - Total spaces required = 30 - There may be a way to propose the bar as an accessory or part of the Food Service use. A calculation would have to be run to see if this would benefit the project. Keep in mind that food service does include GFA and outdoor seating areas. - IPP may be used to reduce parking calculation - Change of use for the site will require full pedestrian circulation (7.8.1 UDC) that must meet the standards of section 7 of the Technical Standards Manual - Zoning will require that the 2 parcels within site are combined prior to the approval of the development package, otherwise a Covenant Regarding Development and Use of Real Property will be required. For questions regarding Zoning comments, please contact me at: Iman.Monshizadeh@tucsonaz.gov / (520) 837-4082 |
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| Traffic Engineering Review | REVIEW COMPLETED | No Comments David Stiffey David.Stiffey@tucsonaz.gov |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0823-00286 - Pre-Application Conference Review v1 – 724 N MAIN AV 1. Based on the information provided, Tucson Water has no objections to, or comments on, the proposed development. 2. 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 |