Plan Review Detail
Plan Number: TP-PRE-1022-00004
Parcel: 11507023A
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1022-00004
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 | **NOTE*** PDF OF FULL PRELIMINARY REVIEW HAS BEEN EMAILED TO APPLICANT. DATE: December 2, 2022 FROM: Corky Poster, Architect/Planner (AICP), City of Tucson On-Call Design Professional PHASE OF REVIEW: Pre-Submittal I have reviewed the single page site plan dated 10/18/22, Site Plan 2.0. for a Pre-Submittal Review for compliance with the UDC Infill Incentive District (IID), UDC Section 5.12.2, 5.12.8, and 5.12.9 and 5.12.6.E.2 I have not met with the applicant prior this Pre-Submittal meeting. I have not reviewed the applicant’s 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 December 8, 2022 meeting, which I will be unable to attend, due to a prior commitment in Boston Massachusetts. This review is the first time I have reviewed elements of this proposal. There will likely be more detailed subsequent reviews. MATERIAL REVIEWED: · A single page site plan dated 10/18/22, Site Plan 2.0. · 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 5 parcels that make up the proposed project are in the Greater IID. The predominant zoning is R-2, with a small portion at the chamfered northwest corner is C-2. The zoning immediately to the west of the site (across the alley) is C-3. Aside from the corner of C-2, the zoning south, east and north is R- 2. The site sits 2.5 blocks north of the Miracle Mile National Historic District. The Feldmans National Historic District is approximately two blocks to the southeast. It should also be stated that the IID is currently the subject of a significant update by the City of Tucson Planning & Development Services staff. That update has substantial changes to various subareas in the IID and in the Greater IID. The applicant should be aware of those changes, which come before the City of Tucson Mayor and Council in a Public Hearing December 29, 2022. It is possible that these changes will take effect in late January 2023. The applicant should evaluate any impact of those changes on a formal application. 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: All of the standards below pertain to your project. B. Development Transition Standards Please pay close attention to these standards. a. "Affected residential property" refers to an existing detached single-family or duplex dwelling that is adjacent to a developing site; This pertains to your site. b. "High density residential" refers to residential development that is neither existing single-family detached nor attached dwellings This pertains to your site. E. Parking 4. Parking must be in a parking structure with the ground floor of the parking structure screened from view. Please pay close attention to these standards. The language in the Update loosens up this requirement. |
|||
| Fire New Construction | REVIEW COMPLETED | Plans shall show that the building is compliant with the 2018 IFC, Appendix D, Section D104.1, D105.1-D105.4 Plans shall show the location of the FDC's If a fire sprinkler system is required the F.D.C. shall be located on the street side in compliance with IFC 2018, Chapter 9, Section 912.2.1 Electric gates require a KNOX Gate key switch. Add note to drawings that gate requires KNOX Keys switch Questions: Jennifer Peel-Davis Tucson Fire Department Fire Plans Examiner Fire Inspector I, II and Fire Alarm Plans Examiner Jennifer.Peel-Davis@Tucsonaz.gov Desk: 520-837-7033 |
|||
| Site Engineering | REVIEW COMPLETED | 1. Ensure ES maneuverability to and from waste enclosure per TSM 8-01.5. 2. Maximize water harvesting 3. Balanced basin detention and first flush retention regulations are required. Please refer to the updated retention/detention manual at: https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-final-201406-manual.pdf With amendments listed at: https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf 4. A Floodplain Use Permit will required for site work 5. Estimated Erosion hazard building setback from Bronx wash: 29 ft. (measured from top of bank) 6. Hydrology report will be required, include an encroachment analysis Scott Haseman scott.haseman@tucsonaz.gov |
|||
| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PROJECT: ELM STREET APARTMENTS ACTIVITY NO. TP-PRE-1122-00004 ADDRESS/PARCEL: 19 E ELM ST TUCSON, AZ 85705/115-02-019A THROUGH 115-02-023A ZONING: C-2, R-2. DOWNTOWN INFIL DISTRICT 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. COMMENTS: 1. This project is located within the Downtown Infill Incentive District. If applying as part of that, please reach out to Maria Gayosso at Maria.Gayosso@tucsonaz.gov for more information in terms of requirements. 2. There must be a new NPPO or NPPO waiver. An NPPO is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, is required to be submitted or approved or a request for an exception from the Native Plant Preservation requirements approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Admin. Manual Section 2-11.0.0 prior to Grading Plan approval. Maximize the number of preserve in place specimens to the fullest extent possible. 3. A landscape plan is required per 7.6.2.B.1-b . The Unified Development Code (UDC) requires all new development or an expansion of greater than 25% of an existing development to submit a landscape plan, UDC 7.6.2. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 4. Ensure the required number of trees is in all vehicular parking areas (1 tree: 6 parking spaces) per UDC 7.6.4.B.1. Placing trees along the edge of a parking area or at the ends of parking row does not meet the intent of the UDC. All spaces within 40’ of a tree is only one of the requirements. The intent is to provide as much shade on the asphalt as possible (TSM 5-01.3.2), and the requirement is 1 tree per 6 parking spaces; trees are expected to be placed within the parking area itself to provide shade on asphalt. 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. There will need to be a 10’ street landscape along both E Elm St and N 7th Ave per UDC Table 7.6.4-1. 6. There will need to be a landscape interior border per UDC Table 7.6.4-1. 7. One canopy tree is required every 33 linear feet in the landscape border. UDC 7.6.4C-1.a 8. Detention/Retention basins may be incorporated into the interior landscape border if they are designed with Section 7.6.6.C.1 in mind. 9. See Engineering notes for Retention/Detention. 10. 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. 11. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. Landscape plan must have spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan. 12. Commercial Rainwater Harvesting plan is required per UDC Technical Standards Manual – Section 4-01.3.0. and Section 5-01.0.0 Landscaping and Screening. Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards for Stormwater Detention and Retention is required and shall work in conjunction with the Commercial Rainwater Harvesting design. Using Low Impact Development design and water harvesting provides critical basin detention and first flush retention for all new development and impervious area. The newly adopted Detention/Retention Manual can be found: https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-final-201406-manual.pdf With CoT edits to the manual are found at: https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988 |
|||
| Site Zoning | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Lead Planner PROJECT: Thursday Pre-submittal meeting – TP-PRE-1122-00004 Address: 19 E Elm St Parcel(s): 11507023A, 11507022A, 11507021A, 11507020A, 11507019A Zoning: R-2, C-2 Existing Use: Vacant Proposed Use: Multifamily residential development TRANSMITTAL DATE: December 8, 2022 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. The site is zoned R-2 and C-2 and the proposed use is multifamily residential which is a permitted use, subject to use specific standards 4.9.7.B.6, .9, and .10. 3. The site is within the optional Infill Incentive District - Greater Subdistrict and electing to use the optional overlay zoning can modify some of the standards and requirements of the underlying zoning. Contact Maria Gayosso at Maria.Gayosso@tucsonaz.gov for more information. 4. A lot combination is required processed by Pima County Assessors. 5. The maximum permitted residential density is 15 dwelling units per acre within the R-2 zone and 44 dwelling units per acre within the C-2 zone. 6. The site is considered developing for the purpose of determining street yard setbacks. The minimum setback requirement along Elm and 7th is the greater of 21 feet or the height of the proposed structure wall measured from the outside edge of the nearest adjacent travel lane. 7. The maximum permitted height for structures within R-2 zone is 25’ and within C-2 is 40’. 8. The parking ratio for multifamily development for 2-bedroom units is 2 spaces per dwelling unit (UDC 7.4.4). 10% of the required spaces are to be EV Ready (UDC 7.4.12.D) and 20% are required to be EV Capable (UDC 7.4.12.E). One (1) of the EV charging spaces must be accessible. 9. The short-term bicycle parking ratio is 0.10 spaces per bedroom and the long-term bicycle parking ratio is 0.5 spaces per bedroom (UDC 7.4.8). See UDC 7.4.9. for design criteria. 10. Provide an on-site pedestrian circulation that connects all areas of development and to any adjacent street frontage. The circulation path is required to be a minimum of 4’ wide and ADA accessible. Ensure pedestrian access to the trash enclosure. See Technical Standards Manual 7-01. 11. 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 Loran.Shamis@tucsonaz.gov. |
|||
| Traffic Engineering Review | REVIEW COMPLETED | TP-PRE-1022-00004 Comments: 1. Any existing curb that is non-compliant will be reconstructed to meet current standards. 2. New curb returns on 7th Ave are to have 18 Ft. radius. 3. New curb access ramps to be constructed at each curb return, per P.A.G. standard 207. 4. New curb access ramp on the NW corner of 7th Avenue and Elm St. 5. New curb access at the alley, west of 7th Avenue. 6. New concrete curb per P.A.G. standard 209. 7. New 5 Ft wide concrete sidewalk per P.A.G. standard 200. 8. New driveway apron on Elm St per P.A.G standard 206. 9. At least one sidewalk is required to connect the onsite circulation path to sidewalk in the ROW of each street to which the property has frontage- Sidewalk connection needed on Elm St. 10. Where adjoining sidewalk from the property ties to sidewalk along the ROW frontage, a 60” X 60” ADA landing is required. Landings shall be 60” X 60” and not to exceed a 2% cross slope in all directions. 11. 3’ minimum buffer between curb and sidewalk, unless ROW is limited. 12. Protect in place or relocate accordingly, existing regulatory or warning signs. 13. For additional information contact an inspector for an onsite precon. 520-791-5100 David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |
|||
| TW Hydraulic Modeling Review | REVIEW COMPLETED | 1. Tucson Water has no objections to 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 |