Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you can not find what you are looking for please submit a records request.
Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0825-00157
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Design Review * | REVIEW COMPLETED | This project proposes a max height of 145 feet. The IID's Downtown Links Subdistrict (DLS), Toole Avenue Sub-Area (TAS) allows a height of up to 75 feet, so the IID cannot be used as a tool for redevelopment. If you have any questions, please let me know: maria.gayosso@tucsonaz.gov. | |||
| DTM - Park Tucson * | REVIEW COMPLETED | J.R. Kelley garl.kelley@tucsonaz.gov 520-791-5071 No issues or concerns |
|||
| Entitlements * | REVIEW COMPLETED | Please see design review comments. A rezoning presubmittal application should be submitted for discussion on compliance with Area and Neighborhood Plans, the General Plan, and how the rezoning process interacts with the IID and Rio Nuevo design standards. |
|||
| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0825-00157 • Pre-Application Conference Review v1 • 139 E TOOLE AV TUCSON, AZ 85701: Based on the information provided TFD has the following comments: 1. Verify hydrant coverage. IFC 24, 507.5.1.1 2. Provide aerial access in accordance with IFC 2024, Appendix D 105.1 (please note TFD will not accept trees with mature height over 20' on the aerial access side of the building.) 3. Verify dead ends in excess of 150’ are provided with turnarounds. IFC, 2024, D103.4 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
|||
| Historic * | REVIEW COMPLETED | Project, if utilizing IID, will require Historic review. You'll need to submit a Design Package as part of your application materials for the Historic review. Please reference the linked handout for historic submittal instructions: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/special_districts_application_instructions_3.3.2025.pdf | |||
| ROW Engineering Review * | REVIEW COMPLETED | Traffic Impact Analysis (TIA) will be required. Sidewalk, curb and driveway should be reconstructed per current PAG standards. Private Improvement Agreement (PIA) will be required for offsite improvements. Add Sight-Visibility-Triangles to driveway. Driveway for Environmental Services does not meet the minimum 80' spacing or 2 per 300' for arterial/collector roadway, see COT Access Management Guidelines. Coordinate on street parking with Park Tucson Contact Jesus.Villezcas@tusconaz.gov if you have any questions. |
|||
| Site Engineering * | REVIEW COMPLETED | TP-PRE-0825-00157 139 E TOOLE AV Site engineering comments are as follows: 1. Provide the area of disturbance as well as cut and fill quantities. Because the site area is greater than 1 acre, a Stormwater Pollution Prevention Plan will be required. 2. A dust permit will be required. 4. Show how on-site and roof drainage will be handled. Clearly show downspouts to ensure that stormwater from roof drains, up to and including flow from a ten-year storm event, does not pass over accessible sidewalks per Technical Standards Manual 7-01.4.3E. 3. Dry wells and underground first-flush retention require approval from Floodplain Administration per 4.13.2.3 of the Design Standards for Stormwater Detention Retention Manual. 4. A geotechnical report is required as part of this development. 5. The accessible parking spaces should be located as close to the accessible entrances as possible. IBC Chapter 11 6. Provide waste stream calculations which comply with TSM Section 8. 7. Pedestrian circulation is required to connect all buildings, dumpster areas, common use areas, and the sidewalk on the street frontage adjacent to the development per TSM 7-01.4. Show a continuous pedestrian path that maintains a 4 ft unobstructed width. Ryan Insalaco Engineering Associate ryan.insalaco@tucsonaz.gov Phone: (520) 837-5351 |
|||
| Site Landscape * | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: NEW MIXED-USE BUILDING ACTIVITY NO: TP-PRE-0825-00157 ADDRESS: 139 E TOOLE AV ZONING: I-1 INDUSTRIAL ZONE; INFILL INCENTIVE DISTRICT; RIO NUEVO AREA 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. GENERAL RIO NUEVO AREA (RNA) SITE LANDSCAPE/NPPO SECTION REVIEW COMMENTS: 1. UDC 5.12.7 RIO NUEVO AREA (RNA) ZONING DESIGN STANDARDS: Plazas and Open Space a. Plazas and Pedestrian Nodes **Five percent of the gross floor area of new construction shall be provided in public plazas or courtyards. Open space plazas, courtyards, and patios are landscaped outdoor areas designed to accommodate multiple uses, from large gatherings of the people for performing arts to smaller gatherings. The plazas and courtyards will be one of the ways that spaces and uses can be linked. The requirement of this section may be waived or reduced by the PDSD Director upon a written finding during the review process that the development enhances the downtown pedestrian environment even with a smaller percent or elimination of the requirement. b. **Viewshed Corridors Views of all historic properties and all natural elements surrounding the Downtown should be considered during design. Plazas, courtyards, and open spaces shall be sited to include views to other public spaces, where feasible. c. Linkages (Physical and Visual) Neighborhood linkages shall be maintained throughout Downtown. 4. **Streetscape a. Streetscapes must be consistent with the Streetscape Design Policy. In streetscape design, priority is given to pedestrians. b. **Shade Shade shall be provided for at least 50 percent of all sidewalks and pedestrian pathways as measured at 12:00 p.m. on June 21 when the sun is 80° above the horizon (based on 32°N Latitude). Shade may be provided by arcades, canopies, or shade structures, provided they and their location and design characteristics are compatible with the prevailing and design context of the street and the architectural integrity of the building. Deciduous trees, as proposed in the Downtown Comprehensive Street Tree Plan, are encouraged to supplement existing evergreen trees. The use of plantings and shade structures in the City right-of-way are permitted to meet this standard with the approval of the Department of Transportation. The shade provided by a building may serve to meet this standard. 2. On the development package landscape plans, provide explanation for how the above requirements are being met. 3. RNA Review The Design Review Board (DRB) reviews all applications for compliance with the RNA standards in conjunction with the underlying zoning and makes findings and recommendations to the PDSD Director. 4. There are native plants in the ROW directly adjacent to the site. Provide a NPPO or a NPPO Waiver 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. PDSD will provide the applicant with the NPPO Waiver form upon request. 5. UDC 7.6.2. APPLICABILITY The provisions of this section apply to the following: A. All new development requires a set of landscape plans that adhere to the Rio Nuevo guidelines set forth above. 6. A drip irrigation plan and details are required for all proposed landscape planting areas and or canopy tree plantings to meet the Rio Nuevo shade requirement. 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) if necessary for this project. 8. 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. 9. Depress all proposed landscape areas 6 to 9 inches for rainwater harvesting. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
|||
| Site Zoning * | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Krista Hansen, Lead Planner PROJECT: Pre-submittal meeting: TP-PRE-0825-00157 Parcel: 117-16-007B Address: 139 E TOOLE AV Zoning: I-1 Existing Use: Parking Proposed Use: Mixed-Use Development TRANSMITTAL DATE: August 28, 2025 COMMENTS: 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 site is zoned I-1. It is located within the Rio Nuevo Area (RNA) and the optional overlay Infill Incentive District (IID) Downtown Links Sub-District (DLS) Toole Avenue Sub-Area (TAS). The proposed building height of 155’ is not supported by the underlying I-1 zone or the IID TAS, which both allow for a maximum building height of 75’ (UDC Table 6.3-5.A; Table 5.12-TAS-2). The following comments are provided for the proposed development based on pre-application documents that indicate the applicant’s intention to pursue a Planned Area Development (PAD) based on OCR-2 zoning. RNA standards still apply, unless otherwise noted in the PAD document. 3. The proposed mixed-use development includes Travelers Accommodation/Lodging, Parking, and Commercial Services (use specific standards vary depending on type of service), which are allowed in the OCR-2 zone. 4. Dimensional Standards for OCR-2 zoning per UDC Table 6.3-4.A: a. Side/rear setbacks: 0’ b. Street setback: Per RNA design standards, “all new construction must be consistent with the prevailing setback existing within its development zone.” (UDC Section 5.12.7.C.2) c. Maximum height: 300’ d. No maximum lot coverage or residential density restrictions 5. Development Standards per UDC Article 7: a. Motor vehicle parking ratios (UDC Table 7.4.4-1). Ensure compliance with UDC 7.4.6, Design Standards. The total number of required spaces for mixed-use development is 90% the sum of the amount required for each separate principal use. i. Travelers’ Accommodation/Lodging – 1 space per rental unit plus 1 space per 300 sq. ft. GFA of conference, restaurant, retail, bar, and banquet space. ii. Commercial – Varies depending on type of service b. ADA accessible parking ratios. See www.ada.gov/topics/parking for design criteria and parking ratios. See ADA Accessibility Standards, Chapter 5 regarding the placement of accessible parking spaces within a garage. c. Bicycle parking ratios (UDC Table 7.4.8-1). See UDC 7.4.9 for design criteria. i. Travelers’ Accommodation/Lodging – Short Term: 2 spaces plus 1 space per 6,000 sf GFA of conference, restaurant, bar, and/or banquet space. Long Term: 1 space per 20 guest rooms. ii. Commercial – Varies depending on type of service d. EVSE parking ratios (UDC Table 7.4.11-1). Ensure compliance with UDC 7.4.12, Design Standards. i. Travelers’ Accommodation/Lodging – 5% of spaces EV Ready; 15% EV Capable ii. Commercial – Varies depending on type of service e. Off-street loading (UDC Table 7.5.5-A). Ensure compliance with UDC 7.5.4, Design Standards. i. Commercial Services over 100,000 sf GFA require two (2) ‘Type A’ loading areas 6. Provide a pedestrian circulation path that connects all areas of development on-site and to any adjacent street frontage. The path must be ADA accessible and a minimum of 4’ wide (TSM 7-01). 7. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, a full review will be made by Zoning to assure compliance with the applicable UDC development criteria and Technical Standards. If you have any questions, please contact me at krista.hansen@tucsonaz.gov. |
|||
| TW New Area Development * | REVIEW COMPLETED | TP-PRE-0825-00157 (139 E TOOLE AV TUCSON, AZ 85701) Pre-application for new Mixed Use Building Based on the information provided, Tucson Water has no objections to, or comments on, the proposed development. Please be advised that there are four (4) existing potable water meters located on south and north west side of the parcel. When submitting your water plan, you are required to clearly indicate whether each of these meters will be utilized or abandoned as part of the proposed development. Furthermore, please note that the proposed new water service connection may potentially be supplied by a 12-inch PVC main , zone A1 , located within ROW of E Toole Av . 1. Additional information about the fire flow, the number, size and type of water meters needed for this development will need to be supplied to Tucson Water, to determine if modeling needs to be performed to verify the existing public water mains have the capacity necessary to serve the proposed development. This can be done via your interactions with the Tucson Water New Services Section 2. Any new on-site and off-site water mains needed to serve this development will need to be public water mains, constructed at the owner’s/developer’s expense. 3. When the fire flow requirements have been established by the local fire authority, the automatic sprinkler system demand, including the hose stream allowance, and the required fire flow are known, and a water fixture unit count has been conducted for the project using the 2018 International Plumbing Code, please contact Tucson Water’s New Services section by sending an e-mail to TW_COMMON@tucsonaz.gov to discuss: • Potential points of connection to Tucson Water’s existing water distribution system. Please note that hydraulic modeling may need to be performed to verify which potential points of connection have the capacity necessary to serve the proposed development. If so, it can be arranged through Tucson Water’s New Services section. • The number of water service lines, water meters, and meter sizes, necessary to serve this development. • The advantages and disadvantages of installing the necessary water meters via Tucson Water’s Job Order Contract (JOC) process. 4. Note that a 10’ x 25’ easement is required for 3” or larger above ground meters, and 2” meters are the largest allowable underground meters. 5. If any other 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 Tucson Water - New Area Development Abdullah.Salman@tucsonaz.gov |