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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1024-00239
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Building Official | REVIEW COMPLETED | TP-PRE-1024-00239 - Pre-Application Conference - Building Safety Preliminary Review: 1) Separate site utility permit will be required at time of Development Package Submittal. Site utility plan shall indicate any and all site utilities and proposed additions/modifications to their respective infrastructures including but not limited to electrical distribution, water distribution, sewer system (connection points and cleanouts), gas service (if applicable), and site lighting. 2) Verify fire separation distances of proposed patios to property lines. Minimum 3'-0" separation distance required. 3) Each unit will require a Factory Built Building (FBB) permit for placement. | |||
| Fire New Construction | REVIEW COMPLETED | TP-PRE-1024-00239 • Pre-Application Conference Review v1 • Miracle RV Park: Based on the information provided, TFD has the following comments: 1. Verify fire apparatus access in accordance with IFC 24, 503.2 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review | REVIEW COMPLETED | Driveways should be reconstructed to PAG standards, should not exceed 30' wide at property line. Driveway throat length is under 60' min. to nearest parking space. |
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| Site Engineering | REVIEW COMPLETED | 1. A Stormwater Pollution Prevention Plan is required for the site. See https://azdeq.gov/what-swppp for more information. 2. This project is in a local regulated floodplain and requires a floodplain use permit for grading/site work. All units within the floodplain will require a floodplain use permit with elevation certificate. 3. Provide cut/fill quantities and area of disturbance on the plan set. 4. The CMU wall surrounding the property appears to have been built without a permit in or around 2023, appears to be in the ROW, and does not have flood vent openings. This wall will need to be permitted and retrofitted to incorporate flood vent openings along sections of known flooding. A survey will be required to show that the wall is not within the ROW. A TRA from Real Estate would be required if the wall is in fact in the ROW. 5. Please provide ADA parking spaces compliant with ADA Accessibility Standards Chapters 208 and 502. A total of 4 ADA parking spaces is required if there will be 93 parking spaces. 6. Provide waste stream calculations and waste enclosure specifications compliant with TSM Section 8. 7. Pedestrian circulation is required to connect all buildings, dumpster areas, and the sidewalk on the street frontage per TSM 7-01.3.3. Show a continuous pedestrian path. 8. Per TSM 7-01.4.1.F sidewalks or pedestrian refuge areas cannot be located between any motor vehicle parking space and the PAAL providing access to that space. 9. Show PAAL and sidewalk dimensions on the site plan. 10. Show roof drainage patterns/downspouts on the site plan. Stormwater from roof drains may not pass over ADA sidewalks per TSM 7-01.4.3E. Mike Ortiz michael.ortiz@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA PDSD LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: MIRACLE RV UNIT 1 ZONING RESPONSE ACTIVITY NO: TP-PRE-1024-00239 ADDRESS: 333 W GLENN ST ZONING: O-3 OFFICE ZONE; C-2 COMMERCIAL ZONE LAND USE: MULTIFAMILY SITE LANDSCAPE/NPPO COMMENTS: 1. A NPPO or a NPPO Waiver is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, must be submitted and approved or a request for an exception from the Native Plant Preservation requirements shall be approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Administrative Manual Section 2-11.0.0 prior to Grading Plan approval. PDSD will provide the applicant with the NPPO Waiver form upon request. 2. A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code 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. 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. * In developments where it is necessary to bring the existing vehicular use areas into conformance with these regulations, gaps are allowed in the tree coverage requirement of even distribution, provided that at least the minimum required number of trees is placed within or adjacent to the vehicular use area with coverage which is as uniform as possible. Canopy trees adjacent to the vehicular use area may count toward meeting this requirement, provided the trees meet the criteria listed in Section 7.6.4.B.1.a(1). * Per UDC 7.6.4.B.1.c(8) Exemptions: Structurally covered parking. 4. A street landscape border is required along Balboa Av and along Glenn St per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. After review of the proposed development plan, the 10-foot street landscape border areas required along Balboa and Glenn appear to narrow to accommodate the border width. A Design Development Option (DDO) may be a viable option to offset the required street landscape border plantings to the south and west interior landscape borders. There is also an opportunity to provide an additional interior landscape border at the northwest property line. 5. DTM approval 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. 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. With the use of an existing site and existing asphalt roads to remain, the requirement for commercial rainwater harvesting will be as follows: Depress all planting areas 6 to 9 inches and wherever possible provide curb cuts into the planting areas. Ensure that the Landscape Plan, the Rainwater Harvesting Plan and the Civil Grading Plans are coordinated to show identical basin size, grades, spot elevations and curb cut locations. If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | CDRC TRANSMITTAL TO: Planning & Development Services Department FROM: Fernando L. García PDSD Zoning Review Section PROJECT: 333 W Glenn St Parcel(s): 107-13-097G Zoning: O-3 Office; C-2 Commercial Pre-Submittal Conference (1st Review) TP-PRE-1024-00239 TRANSMITTAL DATE: October 31, 2024 DUE DATE: October 31, 2024 1. The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. 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. Per UDC Table 4.8-4, multifamily development is a permitted use in both the O-3 and C-2 zones (though with differing use-specific standards and dimensional standard requirements). For the proposed project, the land use group is “residential use group”. The class is “family dwelling”. The type is “multifamily development”. 3. For the O-3 zone, per UDC Table 6.3-3.A, the permitted residential density is 22 units per acre. Given the size of the O-3 area (113,520 sf), this would permit up to 57 units. 62 are shown on the proposed plan. 4. Also for the O-3 zone, per UDC Table 6.3-3.A, the lot coverage requirement is 75% and maximum permitted height is 40’. The perimeter setback requirement to the south of the O-3 zone is 10’ or ¾ of the adjacent building wall’s height. Setback to the south is not shown on the submitted plan. If less than the requirement, a Design Development Option (DDO) may be submitted to request a reduced setback down to one foot. A setback reduction below one foot would require a Board of Adjustment variance to be granted. For more information on both options, including processes and requirements, please reach out to Mark Castro at mark.castro@tucsonaz.gov or 520-837-4979. 5. For the C-2 zone, per UDC Table 6.3-4.A, the permitted residential density is 44 units per acre. Given the size of the C-2 area (23,160 sf), this would permit up to 23 units. 13 are shown on the proposed plan. 6. Also for the C-2 zone, per UDC Table 6.3-4.A, there is no lot coverage requirement and maximum permitted height is 40’. The perimeter setback requirement to the west and south of the C-2 zone is 0’. Setbacks distances are not shown on the submitted plan. 7. Setback to Glenn St, a collector street, is 10; per UDC Section 6.4.5.C.2.a., which states “for nonresidential and multifamily development abutting an Arterial or Collector Street the minimum required street perimeter yard is ten feet…”. The proposed plan shows 10’ to the office. It appears that Glenn St. is at its proposed width of 64’ and as such, submitted plans should not have to show future right-of-way. 8. Setback to Balboa Av, a local street, is 20’, per UDC Section 6.4.5.C.2.b. which states “for nonresidential and multifamily development abutting a Local Street, the minimum required street perimeter yard is 20 feet...” The proposed plan shows 3’. Setback on a local street can be reduced to a minimum of one foot through an approved DDO. 9. Setback for park model units to interior streets is five feet. 10. Per UDC Table7.4.4.-1, the required number of motor vehicle parking spaces for the proposed development is 105. Of these, five must be accessible. Of the five accessible spaces, one must be van accessible. Parking reductions are available and described in UDC Section 7.4.5. Please note than any parking reductions granted would not reduce the number of accessible spaces required prior to reduction. If interested in submitting an Individual Parking Plan, please contact Mark Castro at the contact information provided in comment #4. 11. Per UDC Table 7.4.8-1, the required number of bicycle parking spaces is seven short-term spaces and 35 long-term spaces. Long-term spaces may be placed within units. A parking design modification request (PDMR) as described in UDC Section 7.4.10 may be used to request a reduction of minimum required bicycle parking spaces. A PDMR is staff-reviewed process that requires a public mailing. A PDMR may be granted for decreasing the required bicycle parking by 10% or less, but in no case shall the modification result in there being less than two bicycle parking spaces. 12. Per UDC Table 7.4.11-1, the required number of electric vehicle supply equipment (EVSE) is 0 EV Installed; 10% EV Ready (11 spaces); and 20% EV Capable (21 spaces). 13. Pedestrian circulation on site is required in accordance with UDC Technical Standards Manual Section 7. This section requires requires sidewalks along building sides of each access lane (including access to each residence, trash enclosure, and common area), as well as connections to W Glenn and N Balboa and each dumpster. Pedestrian circulation is not permitted to cross between a parking space and the parking area access lane (PAAL). This is shown along the grouped parking areas. The sidewalks should be placed in front of the parking spaces rather than between them and the PAAL. A modification to pedestrian circulation requirements, including reduction in the width of sidewalk from 4’, can be requested through a Technical Standards Modification Request (TSMR) as described in UDC Technical Standards Manual Section 1-01.6.0. This is a staff review that does not require a public mailing. 14. Parking area access lanes (PAAL) are to be designed per UDC Section 7.4.6. Minimum widths for PAALs and access lanes are shown in UDC Table 7.4.6-2. Please provide PAAL widths and indicate direction(s) of travel along the PAALs. The submitted plan appears to show a width of 18’. The width of the parking area access lane may be determined by Tucson Fire’s requirements for access into and out of the property. If it is necessary for Tucson Fire to use this lane for access, the minimum width for a one-way access lane is 20’ per UDC Table 7.4.6-2. Confirm with Tucson Fire whether this would be sufficient to meet their requirements. A PDMR as described in comment #11 may be utilized to request a modification to PAAL or access lane width. 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, the Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 16. If you have any questions, please contact me at fernando.garcia2@tucsonaz.gov. |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-1024-00239 - Pre-Application Conference Review v1 – Parcel ID 10713097G - 333 W GLENN St The existing RV park at this site is served by a 2” Tucson Water master water meter and a private water distribution system. The individual spaces currently are not equipped with water meters. During today’s CDRC Meeting, Tucson Water staff were informed of the following. a) The existing RV Park will be converted a Park Model RV park, wherein each space will be occupied by a park model RV that more or less permanently occupies the space. These Park Model RVs are similar to manufactured homes. They are not intended to be moved on a regular or frequent basis. b) The existing Tucson Water master water meter is to be retained. c) The private water distribution system is to be retained. d) No new water mains are proposed. e) Private water meters will be added to the private water distribution system. Each of the park model RV spaces will be equipped with a private water meter. If this understanding is correct, Tucson Water has no objections to this concept. If this understanding is not correct, please contact me. The above comments is based on the limited preliminary information provided by the applicant prior to and during today’s CDRC meeting. They should not be construed as a complete review of the proposal. Any questions, comments or concerns about these comments may be directed to: Michael Asbury, Engineering Associate Tucson Water, New Development Section 201 N. Stone Avenue, #2 Flr. P.O. Box 27210 Tucson, AZ 85726-7210 (520) 837-2202 michael.asbury@tucsonaz.gov |