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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-0925-00199
Review Name: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements * | REVIEW COMPLETED | The applicant’s request is a major change to remove prior rezoning conditions (C9-86-15) as indicated in conditions 1c. 50-foot building setback from the north property line and 1d. one-story height limits.A new application will need to be filed for MAJOR CHANGE of REZONING. Key steps with the rezoning include: 1. Prepare a Design Compatibility Report (DCR); 2. Discuss in the DCR: Land Use Compatibility, Design Compatibility, Drainage/ Grading/ Vegetation/Screening/Heat Island Mitigation, Road Improvements/Vehicular Access/Circulation, and Geotechnical Analysis; and, 3. Prepare a Preliminary Development Plan (PDP) – including, but not limited to, calling out project density, parking analysis, building setbacks, and building heights per the Unified Development Code (UDC). Rezoning – Planning & Development Services Pre-submittal Review Page 5 of 5 TP-PRE-0925–00199 4029-4039 E 22ND ST (Ward 6) 4. Prior to holding a neighborhood meeting the Applicant should meet with CDRC to determine if the proposed concept qualifies under the Community Corridors Tool (CCT) with the required steps including submittal of a Zoning Compliance Letter Request and submittal of a Development Plan (DP) under the CDRC (Development Package/Land Division) process. CCT requirements can be found at https://corridors.tucsonaz.gov/ Rezoning process: 1. Hold a Neighborhood Meeting as outlined in Section 3.2.2. of the Unified Development Code. For Rezoning Applications a single neighborhood meeting shall be held. The mailed notice must be mailed at least ten (10) days prior to the date of the meeting and sent by first class mail to property owners within 400 feet of the property, registered neighborhood associations within one (1) mile of proposal, and the Council Ward offices where the project is located. In addition, the following applies: a. The meeting shall take place not more than 60 days prior to the date of the submittal of the application. b. Documentation of the offer to meet and a summary of the meeting must be submitted with the application. c. The meeting must be held at or near the subject site. d. Mailing labels for neighborhood notice will need to be acquired from PDSD. e. Please reach out to Ward 4 Office before the neighborhood meeting. 2. Project will need to be scheduled for a Zoning Examiner (ZE) Public Hearing as outlined in Section 3.5.3 of the Unified Development Code. 3. Mayor and Council Actions will need to occur as outlined in Section 3.5.3 of the Unified Development Code. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0925-00199 • Pre-Application Conference Entitlements Review v1 • 4029 E 22ND ST TUCSON, AZ 85711: Based on the information provided, TFD has the following comments: 1. Verify hydrant coverage. IFC 24, 507.5.1 (appears additional hydrant will be required) Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | Unused curb cuts/driveways should be closed. Only two driveways per 300 ft are allowed on arterial/collectors with a 80 ft minimum spacing between driveways per Access Management Guidelines. Technical Standards Modification Request will be required. New ROW acquisition should leave 1' setback from existing sidewalk. DTM comment file has been added to attachments. |
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| Site Engineering * | REVIEW COMPLETED | TP-PRE-0925-00199 4029 E 22ND ST Site Engineering Comments are as follows: 1. Provide waste stream calculations and waste enclosure specifications compliant with Technical Standards Manual Section 8. Please ensure that the clear operating space when measured from the front of the enclosure is met. Also show on-site trash truck maneuverability. Per TSM 8-5.3 2. Pedestrian circulation is required to connect all buildings, dumpster areas, common use areas, and the street frontage adjacent to the development per TSM 7-01.4. Show a continuous pedestrian path that maintains a 4 ft unobstructed width. 3. Clearly show downspouts on building to ensure that stormwater from roof drains, up to and including waters from the ten-year storm event, does not pass over sidewalks per Technical Standards Manual 7-01.4.3E. Downspouts shall be scuppered under the walkways. 4. Provide the area of disturbance and cut / fill quantities for any grading necessitated by the requirements of this proposed change of use development. 5. First-flush retention and balanced basin detention in compliance with chapters 2 and 3 of the Design Standards for Stormwater Detention and Retention (DSSDR) are required for the development of this proposal. A drainage report is also required to show how the development criteria are being met. Ryan Insalaco Engineering Associate ryan.insalaco@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: REQUESTING A MAJOR CHANGE OF CONDITION FOR REZONING CASE C9-86-15, APPROVED ON AUGUST 4, 1986 ACTIVITY NO: TP-PRE-0925-00199 ADDRESS: 4029 E 22ND ST ZONING: O-3 OFFICE ZONE LAND USE: MULTIFAMILY; COMMUNITY CORRIDORS TOOL ALTERNATE 10.21.2025 UPDATED COMMENTS POST MEETING WITH APPLICANT 10.22.2025 This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants, and water harvesting. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, a full review will be made by the Site Landscape and NPPO section to ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS: 1. PER THE REZONING DOCUMENT C9-86-15 A WALL WAS IMPLEMENTED AND WAS SUPPOSED TO BE 6’ IN HEIGHT. ***PER OUR PRE-APPLICATION CONVERSATION: ***PDSD SITE LANDSCAPE WILL BE SATISFIED WITH THE REMOVAL OF THE WALL CONDITION PER THE REZONING CONDITIONS STATED ABOVE. THE WALL ADJACENT TO AN EXISTING WALL CREATES OPPORTUNITY FOR UNDESIRABLE USE OF THAT SPACE BETWEEN THE WALLS. POSSIBLY LOOK AT THE OPTION OF ADDING 1’ OF HEIGHT TO THE EXISTING RESIDENTIAL WALL, OR POSSIBLY DENSER PLANTINGS AT THAT PARTICULAR INTERIOR LANDSCAPE BORDER. ***THE 12 TREES IN THE NORTH INTERIOR LANDSCAPE BORDER COUNT AT 50% OF THE REQUIRED TREES FOR PARKING LOT CANOPY TREES AS LONG AS THEY ARE WITHIN 10’ OF PARKING SPACES. LOOK AT POSSIBLY ADDING A COUPLE OF TREE PLANTING ISLANDS SO THAT THERE IS NO QUESTION AS TO HOW THE PDP MEETS THE REQUIREMENTS FOR BOTH BORDER AND PARKING LOT TREES. OUTLINE THESE ITEMS ON THE PDP. 2. THE ORIGNIAL REZONING CONDITIONS ALSO INCLUDE 20’ HEIGHT TREES AT MATURITY ALONG THE NORTH PROPERTY. POWER LINES EXIST/AND STILL APPEAR TO BE ON SITE. THE TREE HEIGHT WAS REQUIRED/APPROVED AT 10’ TO STAY BELOW POWER LINES. THE PDP INDICATES AN UPDATED INTERIOR LANDSCAPE BORDER AT THE NORTH PROPERTY LINE. CONSIDER TREE OPTIONS AT THE 10’ HEIGHT DUE TO THE POWER LINES. ***PER OUR PRE-APPLICATION CONVERSATION: ***FIELD VERIFY THE ACTUAL HEIGHT OF THE POWER LINES. IF THE LINES ARE TRULY AT 20’ HEIGHT, THEN LOOK AT TREE HEIGHTS TO A MAXIMUM OF 15’ HEIGHT. A COUPLE OF QUICK OPTIONS FOUND DURING THE MEETING ON THE AMWUA WEBSITE: LEATHERLEAF ACACIA; KIDNEYWOOD; ANACACHO ORCHID TREE; BLACKBRUSH ACACIA; GUAJILLO, ETC. OR ANY OTHER TREE THAT THE PLANNING CENTER DEEMS APPROPRIATE FOR THE SPACE. ***INCLUDE AS MUCH OF THIS DISCUSSED INFORMATION ON THE PDP SO THAT IT IS ABUNDANTLY CLEAR WHAT THE INTENT IS FOR SITE LANDSCAPE. 3. A landscape plan is required. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 4. 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. 5. An interior landscape borders is required on the north and west property boundaries of the site per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C. Multifamily land use adjacent to Residence zone requires a 10’ interior landscape border. 6. A street landscape border is required along E 22nd St per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Multifamily land use along MS&R requires a 10’ street landscape border. 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. A Commercial Rainwater Harvesting plan is required: 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. COMMUNITY CORRIDORS TOOL COMMENTS: THIS IS A TYPE 4 PROJECT TYPE 4 PROJECT SITE LANDSCAPE REQUIREMENTS: 1. Shading 2. Streetscape features 3. Public spaces 4. Parking requirements 5.11.6.E. PEDESTRIAN AMENITIES **1. Shading a. Shade shall be provided for at least 50% of all sidewalks and pedestrian access paths and 35% of all public or private open space as measured at 2:00 pm on June 21 when the sun is 82 degrees above the horizon. b. Shade may be provided by trees, arcades, canopies, shade structures or buildings. c. Shading devices, attached or detached to a building, may encroach into the setback area by 10 feet, provided the setback area is not less than required per the adopted building code. d. The use of plantings and shade structures in the City right-of-way is permitted to meet this standard with the approval of the Department of Transportation and Mobility and will be evaluated for compliance with required utility setbacks. **2. Streetscape Features a. When Type 2-4 projects are proposed with more than 75 ft of corridor street frontage, sidewalks and street landscape areas shall be provided on all existing and new public and private streets. The minimum width of sidewalk and landscape areas is provided below based upon street type. Information on the street types may be found in the Department of Transportation and Mobility Street Design Guide. **(1) Urban or Suburban Thoroughfare: 8 feet sidewalk, 10 feet landscape border **b. Sidewalk and landscape areas are required for the length of the corridor street frontage of the site. Sidewalks must be designed to connect to existing sidewalks at the termination of the site boundaries. **c. Sidewalk and landscape areas which are provided beyond a project site’s frontage along an existing street may substitute for shading requirements per Section 5.11.6.E.1. and public space requirements per Section 5.11.6.E.3. Once 100 linear feet of streetscape improvements are provided beyond the site’s frontage, shading requirements are considered fully substituted. For each 50 linear feet of streetscape improvements which are provided beyond the site’s frontage, 500 square feet of public space may be substituted. An agreement granting permission to construct and assuming future maintenance responsibility shall be recorded with any affected property owners along the frontage area. **d. Along the existing City corridors, there are a variety of conditions and creative solutions will be necessary. In many cases, existing sidewalks or landscape areas may already exist. In some cases, combining (widening) existing and required areas will be feasible and desired, in other cases it will be more appropriate to duplicate required areas on private property. Preference will be given to designs which prioritize a safe and enjoyable experience for pedestrians with landscaping serving as a buffer from automobile traffic. Final placement of required sidewalks and landscape areas will be determined in consultation with PDSD and DTM staff. **e. Required Street landscape borders and sidewalks may be located entirely within the adjacent right-of-way area or within the Major Streets and Routes right-of-way area with approval of the City Engineer or designee. Maintenance shall be the responsibility of the adjacent property owner. **f. Sidewalks provided on private property shall be connected to any sidewalks, bike infrastructure, or on street parking located in the public right-of-way. g. Outdoor seating, dining areas, and landscaping may be located in the sidewalk area where minimum accessible width around the design feature can be provided per U.S. Access Board Public Right-of-Way Accessibility Guidelines. **h. Street landscape borders as required per section 7.6.4 shall be modified per the CCT to require one canopy tree for every 25 linear feet of landscape border or fraction thereof, excluding vehicular ingress or egress points. Trees shall be planted in an unpaved depressed planting area, which must be a minimum of 100 square feet in area and 8 feet in width. **i. Street landscape borders provided as part of a CCT development project shall serve to meet the requirements of Section 7.6.4. **3. Public Spaces a. Public spaces shall be provided for all development projects. The minimum amount of public space is based on project type and size. **(6) Type 4 project: 10% of total site area **b. Public spaces are intended for community gathering focal points and may be provided as plazas, courtyards, enhanced walkways, pocket parks, or other areas. Public spaces may be in different areas of the project, but each space must be a minimum of 300 square feet of usable space with a minimum width of 15 feet. Public spaces shall not be leftover areas of the site and may not include parking, loading, or maintenance areas. **c. Public spaces shall be designed with the following: (1) Features which provide for active observation on the majority of the public spaces’ sides. This shall include ground floor building entrances and windows. When a commercial or retail space is proposed, outdoor dining, vendors, or outdoor retail displays would also be appropriate. (2) Connections to the space from the site and to nearby areas; and (3) Lighting which is uniform and provides for safety. **d. Plazas or parks shall incorporate at least three (3) of the following features to activate the area: (1) Seating that is a minimum sixteen (16) inches in height and thirty (30) inches wide. Ledge benches shall be a minimum thirty (30) inches deep. (2) 50% shade (3) Water features (4) Public art (5) Outdoor eating areas or food vendors (6) Playgrounds or play features (7) Splash pads (8) Recreational equipment (9) Bike amenities e. Public spaces may be private or semi-private. For residential development, half of the required public space may be provided within private, or resident-only areas located on the ground floor or street level. For nonresidential development, patron-only spaces such as restaurant seating may also serve as required public space. **f. Commercial rainwater harvesting is required for projects meeting the criteria of Technical Standards Manual 4-01. as follows: **(3) Type 4 project: Full compliance with TSM 4-01. is required. **g. Interior landscape borders required per Section 7.6.4. may be satisfied by providing public spaces in accordance with this section, ***except for landscape borders required adjacent to residential zones on the site boundary. 5.11.6.G.3 PASSENGER VEHICLES **a. Parking lots (1) New parking lots or garages shall be situated to the rear of a building. If placement to the rear is not feasible, the parking lot or garage shall be located with the lesser dimensional width facing the street and shall include enhanced landscaping on the street-facing side that includes 75% coverage with vegetative ground cover. (2) Existing parking lots that are in the front of an existing building may remain without improvements when: a. The parking lot includes 10 or less vehicular parking spaces; b. A Type 1 project is proposed; and c. No other vehicular parking is available on the site. (3) Existing parking lots that are in the front of an existing building may remain with improvements when: a. The parking lot includes 11 or more vehicular parking spaces; ***b. A Type 2, 3, or 4 project is proposed; c. A designated pedestrian amenity or public open space area of a minimum of 1,000 sq ft is provided to breakup the parking lot; d. The parking lot improvements include all reasonable attempts to comply with the connectivity, landscaping, and rainwater harvesting development standards; and e. The parking lot setback standards in Table 5.11.6.-1. shall not apply. (4) Existing or proposed parking lots intended for transit ridership (park and ride) are permitted along a street frontage but not at a street corner upon confirmation with SunTran regarding the usage of the parking lot. (5) Parking lots which have any frontage along a street shall be screened by a minimum 29-inch masonry wall. **(6) Parking lots shall provide canopy trees as follows: a. Parking lots in Type 1 and 2 projects with 10 or less vehicular parking spaces shall provide at least one canopy shade tree. **b. Trees shall be planted in an unpaved depressed planting area, which must be a minimum of 150 square feet in area and 8 feet in width. **c. Parking lots which provide green space for large trees may reduce tree planting requirements if the following criteria are met. The green space may be counted towards required rainwater harvesting and public space per 5.11.6.E.3. if all other standards are met. The required tree planting shall be 1 tree per 8 parking spaces for the parking spaces which meet the distance requirement. The green space must: i. Be publicly usable or densely vegetated with 50% coverage of vegetative ground cover; ii. Allow for large-scale mature growth of shade trees; iii. Provide trees which are located within 10 feet of the parking spaces of which only those spaces are eligible for the reduction; and iv. Be a minimum of 1,000 square feet in area. d. Parking spaces which are covered by shade from parking canopies, plantings in the right-of-way, or a building as measured at 2:00 pm on June 21 when the sun is 82 degrees above the horizon may be excluded from providing the required tree plantings. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Entitlements Pre-Submittal Transmittal PDSD Zoning Review FROM: Ramiro Olivarez; Zoning Review Section PROJECT: TP-PRE-0925-00199 Address: 4029 E 22ND ST Existing Zoning: O-3 Proposed Zoning: O-3 Existing Use: Vacant Proposed Use: Community Corridors Tool - Multifamily TRANSMITTAL DATE: October 22, 2025 1. Comment: The Preliminary Development Plan (PDP) must be consistent with the Development Package (AM 2-06). 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. Comment: A Tax Parcel Combination will be required. 3. Comment: The following comments are related to the proposed development utilizing the Community Corridors Tool (CCT) optional overlay per UDC 5.11. 4. Comment: All land uses permitted in the underlying zoning are permitted in the CCT. Per UDC Table 4.8-4, the proposed use is: Residential Land Use Group – Family Dwelling (Multifamily Development), which is a permitted use in the O-3 zone, subject to no applicable use specific standards. * 5. Comment: 5.11.3. REVIEW AND APPROVAL PROCEDURE A. The Planning and Development Services Department (PDSD) administers CCT plan and permit review and approval procedures. Review by the PDSD is pursuant to Section 3.3.3.G., Site Plan Approvals. The PDSD Director may request review by the Design Professional for select design standards, based on the project scope, and related development fees will be assessed. B. Pre-Application Conference. A pre-application conference with City staff as outlined in Section 3.2.1 is required. Multiple pre-application meetings may be scheduled, as requested by either the PDSD or applicant, to confirm the approvability of preliminary designs. A pre-application conference is used to determine the following: 1. Whether the proposed development project meets applicability standards; 2. Whether the proposed development project meets use and development standards, including building form standards as applied to preliminary concepts for new building construction; 3. Whether the proposed parking statement is in compliance with Section 5.11.6.G.; 4. Whether clarification can be provided on any requirements of the CCT or other requirements of the Unified Development Code; and 5. To clarify submittal and process requirements for sites which require a Master Plan in accordance with Section 5.11.8. C. Prior to formal submittal of a CCT development project, the applicant shall send notice of the application to neighborhood associations within one mile, property owners within 400 feet, and the applicable Ward office. This notice must be sent following the required pre-application meeting and not less than ten days nor more than 60 days prior to the submission of the application. Format of the required notice shall be provided by PDSD to the applicant upon request. *6. Comment: The proposed project would be classified as “Type 4: Site Development or Redevelopment” under the CCT and subject to the development standards articulated in UDC Table 5.11.6-1. 7. Comment: Draft elevation drawings will be required in order to determine basic compliance with the “Building Form” standards in UDC 5.11.6.B. 8. Comment: Under the CCT, there is no maximum residential density (UDC 5.11.5). 9. Comment: Dimensional standards for O-3 (Table 5.11.5.-3) within the CCT follow: a. The maximum number of stories is 5 with a maximum height of 60’ b. The side yard and rear setback is 0’; however, adjacent to O-1 or R-2 or more restrictive zoned parcel is 10 ft. Adjacent to the R-2 west and north side yard is a 10 ft setback. c. The street yard setback is a minimum of 0’ and a maximum of 30’ d. 60% of the building at setback. 10. Comment: The proposed development classifies as Type 4: Site Development and the compliance with the following is required: a. Building Form (UDC 5.11.6.B) A single plane of façade at the street level may not be longer than 50’ without architectural relief by features such as but not limited to windows, trellises, arcades, public art, or doors b. Building Placement and Scale (UDC 5.11.6.C) c. Connectivity (UDC 5.11.6.D) d. Pedestrian Amenities (UDC 5.11.6.E) *10. Comment: Per 5.11.6.E.3.a, Type 4 projects require a minimum of 10% of total site area to be public space and abide by the design requirements of 5.11.6.E.3. e. Services and Utilities (UDC 5.11.6.F) f. Passenger Vehicles (UDC 5.11.6.G) 11. Comment: Motor vehicle use areas must be designed in accordance with UDC 7.4.6, to include required parking area access lane (PAAL) widths for one and/or two-way lanes. 12. Comment: Per UDC Table 7.4.8-1, bicycle parking requirements are as follows: a. Multifamily Dwellings and Group Dwelling: i. Short-Term Bicycle Parking: 0.10 spaces per bedroom; for 59 one-bedroom dwellings, the requirement would be 2 ii. Long-Term Bicycle Parking: 0.5 spaces per bedroom; for 59 one-bedroom dwellings, the requirement would be 11; these spaces can be located in common areas or within individual units. b. Ensure bicycle parking design is consistent with UDC Section 7.4.9. c. Required parking may be reduced with an approved Parking Statement per UDC 5.11.6.G.1. 13. Comment: Per UDC Table 7.4.11-1, multifamily dwellings require no parking spaces to be EV Installed, 10% to be EV Ready, and 20% to be EV Capable. 14. Comment: Per UDC Table 5.11.6-2, two-way entrances are to be 16 to 20 feet. 24 feet are shown for both entrances on the provided plan. 15. Comment: Ensure pedestrian access standards found in section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual are met. 16. Comment: 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. If you have any questions, please contact me at Ramiro.Olivarez@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | 22 unit MFR should generate no more than 30 peak hour trips. No comments or concerns from DTM Traffic Engineering. |