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Plan Review Detail
Plan Number: TP-PRE-1023-00358
Parcel: 11619131A
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1023-00358
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 | ||||
| Design Review | REVIEW COMPLETED | DATE: October 28, 2023 FROM: Rick Gonzalez, Architect (#26992) COT On-Call Design Professional RE: Design Professional Review Letter 1, Presubmittal TP-PRE-1023-00358, Tucson Congress Apartments I have reviewed the Preliminary Site Plan for the Tucson Congress Apartments submitted October 2023 for the purpose of determining its conformance with the Requirements of the Section 5.12 IID (Downtown Core Incentive Infill District). I have checked the submittal against the Submittal Requirements on the submitted Concept Plan. I recommend addressing the comments as indicated below: Submittal Requirements Status 1. Placement and Setback Requirements -- Complies 2. Building Heights and Height Setbacks -- Confirmed 3. Floor Uses -- Complies 4. Lot Coverage, Open Space (non-res 30%) -- Indicate Calc on Site Plan 5. Minimum Landscape Area (50% of Open Space [O.S.]) -- Indicate Calc on Site Plan 6. Massing (1 story 50' max. unbroken) -- Provide on Plans 7. Proposed Building(s) – Respect scale -- Provide Elevations 8. Scale defining architectural elements -- Provide if item 7 applies 9. Vehicular Parking -- Shown 10. Bicycle Parking -- Noted on plans 11. Pedestrian Access and Pathway Shade -- Indicate on plans Shade – Show on 50% of pathways 12. Utilities: Show utilities on site plan -- Add to Site Plan 13. Off-Street Loading -- Part of Overlay Relief Request? 14. Solid Waste Collection -- Provided, verify Environmental Services Approval General Comments 1. Address Preliminary Comments 4,5,7,8,11,12, and 13 above for your initial submittal. Thank you, Rick Gonzalez, Architect |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-1023-00358 • Pre-Application Conference Review v1 •701 W CONGRESS ST TUCSON, AZ 85745: Based on the information provided, TFD has the following comments: 1. Provide fire sprinkler systems in accordance with 2018 IFC, 903.3. 2. Provide fire alarm systems in accordance with 2018 IFC, 907. 3. Provide standpipe(s) in accordance with 2018 IFC, 905. (Please note this requires an additional fire hydrant) 4. Provide Knox Key Box(es) in accordance with 2018 IFC, 506. 5. Building will need to be tested for ERRC by PCWIN, 2018 IFC, 510. 6. Provide aerial access in accordance with 2018 IFC, D105. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Historic | REVIEW COMPLETED | 709 W Congress is a contributor to the Menlo Park National Register Historic District. Participation in the IID requires that the contributing resource is maintained as such. The revised plans appear to maintain the historic resource and not block its visibility from Congress St. Exterior work to the historic house will still need to be evaluated to determine its impact. |
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| Site Engineering | REVIEW COMPLETED | Tucson codes and ordinances can be found online at https://codelibrary.amlegal.com/codes/tucson/latest/overview The Design Standards for Stormwater Detention and Retention manual can be found online at https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf 1. Balanced basin detention and first flush retention will be required on the site. 2. Maximize water harvesting to any landscaped areas onsite through the use of flush curbs and curb cuts. 3. The eastern corner of the site is located in a FEMA Zone AE floodplain. Any work within the floodplain will require a floodplain use permit. 4. A drainage report will be required with hydrology and encroachment analysis included. 5. Provide waste stream calculations compliant with TSM 8-01. 6. From recent clarification from Environmental Services per TSM section 8, although recycling service isn’t required the site needs to provide at minimum the enclosure space for both solid waste and recycling. A single enclosure won’t be sufficient and a double enclosure or additional single enclosures will be needed to meet this requirement. 7. A lot combination will be required. 8. Provide pedestrian circulation to the street frontages compliant with TSM 7-01. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PROJECT: CONGRESS ST APARTMENTS ACTIVITY NO. TP-PRE-1023-00358 ADDRESS/PARCEL: 701, 707, 709 W CONGRESS ST/116-19-131A & 116-19-1300 ZONING: C-3 & DOWNTOWN IID 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 Landscape/NPPO to assure compliance with the applicable UDC development criteria and Technical Standards. COMMENTS: 1. Please submit an 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. 2. 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. 3. Ensure the required number of trees is in all vehicular parking areas (1 tree: 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. This can be modified in areas where the parking is covered by shade structures. 4. There will need to be a street landscape border on W Congress St per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. See Engineering notes for Retention/Detention. 6. 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. 7. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. Landscape plan should have spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan. 8. Maximize the rainwater harvesting across the site into the landscape areas, including but not limited to the street landscape borders as well as the tree wells for the required trees for the parking lot. 9. 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 10. The Commercial Rainwater Harvesting Plan must utilize the Site Water Budget (located here: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation). See TSM 4-01.0.0 Exhibit A. The Site Water Budget is how the Water Dept tracks the irrigation water use on-site, not first flush retention volume charts. General IID Comments: 1. Streetscape design must comply with the design in the Technical Manual and the Streetscape Design Policy. 2. Except as provided below, shade shall be provided for at least 50% of all sidewalks and pedestrian access paths as measured at 12:00 p.m. on June 21 when the sun is 80 degrees above the horizon. Shade may be provided by trees, arcades, canopies, or shade provided their location and design characteristics are compatible with the historic and design context of the and the architectural integrity of the . The use of plantings and shade in the is permitted to meet this standard with the approval of the Transportation Department. The shade provided by a 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 location and/or orientation and the applicant has made a reasonable attempt to comply with this standard. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Lead Planner PROJECT: TP-PRE-1023-00358 Address: 701 W Congress Parcel(s): 11619131A Zoning: C-3 Overlay: Infill Incentive District - Greater Infill Incentive Subdistrict Existing Use: Automotive Repair and Service Proposed Use: Multifamily Development TRANSMITTAL DATE: November 9, 2023 COMMENTS: 1. The proposed development must comply with Administrative Manual 2-06 – Development Package. 2. A lot combination is required processed through Pima County Assessors – https://azdor.gov/sites/default/files/2023-03/FORMS_PROPERTY_2019_82354-f_0.pdf 3. The site is within the optional urban overlay district, the Infill Incentive District in the Greater Infill Incentive District, and some of the standards required by the underlying zoning may be modified by opting into the optional urban overlay district. Contact Maria Gayosso for more information. 4. The minimum setback along Congress is 10’ and along Bonita is 20’ from the existing or future property line (UDC 6.4.5.C.2) 5. The minimum setback along the North and the West property line is 1.5 times the height of the proposed structure wall height (UDC Table 6.3-4.A) 6. The maximum permitted height is 75’ (UDC Table 6.3-4.A) 7. The maximum permitted residential density is 87 units per acre (UDC Table 6.3-4.A). The site is 0.72 acres which permits 62 dwelling units. 8. The minimum parking ratio for Multifamily Development – over 70 units/acre is 1.25 spaces per dwelling unit (UDC Table 6.3-4.A). The total required parking spaces for 62 units is 78 parking spaces. 9. 10% of the parking spaces must be EV ready and 20% must be EV capable. EV ready is a parking space within 6 feet of a suitable circuit termination point and EV capable a parking space within 6 feet of the termination (in a listed cabinet, box, or other enclosure) of a listed electrical conduit to accommodate a future individual branch circuit originating at the main service or subpanel. 10. Back-up spurs must be provided at the end of a row of parking if no ingress or egress is provided at that end. The back up spurs must be a minimum of three feet in depth and have a three-foot radii and a wheel barrier to prevent encroachment onto any unsurfaced areas (UDC 7.4.6.F.4) 11. The edge of the parking canopy must be setback 1’ from the 24’ Parking Area Access Lanes unless the parking canopies are taller than 15’ (UDC 7.4.6.E.2 and 7.4.6.F.2.a) 12. The minimum short term bicycle parking requirement is 0.10 spaces per bedroom and the minimum long term bicycle parking requirement is 0.5 spaces per bedroom (UDC Table 7.4.8-1). The site plan demonstrates 57 bedrooms requiring 29 long term and 6 short term bicycle parking spaces. Design criteria can be found in UDC 7.4.9. 13. A minimum of four ADA parking spaces are required, at least one needs to be van accessible. 14. Provide a pedestrian circulation path that connects all areas of development and to any adjacent street frontage. The path must be ADA accessible and a minimum of 4’ wide (TSM 7-01). 15. 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. |
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| Traffic Engineering Review | REVIEW COMPLETED | TP-PRE-1023-00358 701 W. Congress St. Comments: 1. Any existing curb or sidewalk that is non-compliant will be reconstructed to meet current standards. 2. New entrance on Bonita Ave to be constructed per P.A.G. standard 206. 3. Existing driveway entrance on Congress St to be reconstructed per P.A.G. standard 206. 4. Existing driveway on Bonita Ave, if unused to be closed with P.A.G. standard 209 concrete curb and P.A.G. standard 200 concrete sidewalk. 5. Existing curb access ramp on the NW corner of Congress/ Bonita to be reconstructed per P.A.G. standard 207. 6. 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. 7. Where adjoining sidewalk from the property ties to sidewalk along the ROW frontage, a 5’ X 5’ ADA landing is required. Landings shall be 5’ X 5’ and not to exceed a 2% cross slope in all directions. 8. Show Sight Visibility Triangles of entrance on Congress St and of the entrance on Bonita Ave. 9. Protect in place existing streetlights. 10. Protect in place or relocate accordingly, existing regulatory or warning signs. David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-1023-00358 - Pre-Application Conference Review v1 – 701 W CONGRESS ST Tucson Water offers the following comments for your convenience: 1. There is an existing 6” cement asbestos water main in Linda Avenue and another 6” cement asbestos water main in Bonita Ave that should be able to supply this project’s domestic potable water and irrigation water needs. But, to get the amount of fire flow you will need for this project you may need to connect this project’s fire service line and new fire hydrant to the existing 10” water main in Congress Street. 2. The ‘as-built’ plan numbers for these existing water mains are shown on Tucson Water’s NE141413 valve map. Copies of the valve maps and ‘as-built’ plans referenced in these comments may be obtained from Tucson Water’s Mapping & GIS Center by sending an e-mail request for them to TWMapInfo@tucsonaz.gov. 3. Based on the elevation of the site, the water pressure at ground level is expected to be in the 63-70 psi range. 4. Please consider installing the new fire hydrant via Tucson Water’s Job Order Contract program. For additional information about this program, please contact Tucson Water’s New Services Section by sending an e-mail to TW_Common@tucsonaz.gov. 5. 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 |