Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1224-00268
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Fire New Construction | REVIEW COMPLETED | TP-PRE-1224-00268 • Pre-Application Conference Review v1 • 1135 W MIRACLE MILE TUCSON, AZ 85705: Based on the information provided, TFD has the following comments: 1. Provide Knox access at gates. IFC 24, 503.6, 506.1 2. Provide fire alarm as required in 2024 IFC, 903.4 / 907 3. Provide fire sprinkler systems following 2024 IFC, 903 4. Building to be tested for ERRC by PCWIN, 2024 IFC, 510 Please note, where standpipes are provided, the FDC needs to be located within 100’ of a hydrant. 2024 IFC, 507.5.1.1. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
|||
| ROW Engineering Review | REVIEW COMPLETED | TP-PRE-1224-00268 • 1135 W MIRACLE MILE Miracle Mile is under the jurisdiction of the Arizona Department of Transportation (ADOT). Any improvements/encroachments within the public rights-of-way will have to be reviewed and approved by ADOT. ADOT permitting information can be found at https://azdot.gov/contacts-southcentral-district If you have any questions, please contact Richard Leigh at richard.leigh@tucsonaz.gov. |
|||
| Site Engineering | REVIEW COMPLETED | TP-PRE-1224-00268 1135 W Miracle Mile 1. Please include area of disturbance & cut/fill quantities on the plan set. 2. First flush retention & balanced basin detention compliant with sections 2 and 3 of the DSSDR will be required. A drainage report will be required to establish that these requirements are being met. 3. Provide waste stream calculations and waste enclosure specifications compliant with TSM Section 8. 4. Provide ADA parking spaces compliant with ADA Accessibility Standards Chapters 208 and 502. At least one space must be van capable. 5. 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. Show/label pedestrian gate at Miricle Mile. 6. Show locations of roof downspouts. Stormwater from roof drains may not pass over ADA sidewalks per TSM 7-01.4.3E. 7. Per access management guidelines 5.11, a driveway throat length of 60 LF is required. This will affect the location of the proposed entry gate. 8. Use of the Community Corridors Tool does not affect site engineering as such, Site Engineering has no additional comments. Chris Arrington chris.arrrington@tucsonaz.gov |
|||
| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: CITY OF TUCSON HCD LIHTC PROJECT. THREE OPTIONS TO DISCUSS WITH AND WITHOUT CCT. ACTIVITY NO: TP-PRE-1224-00268 ADDRESS: 1135 W MIRACLE MILE ZONING: C-2 COMMERCIAL ZONE LAND USE: MULTIFAMILY/COMMERCIAL 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 ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS AND (ALTERNATIVES FOR OPTING INTO THE COMMUNITY CORRIDORS TOOL OVERLAY) NOTE: THE COMMUNITY CORRIDORS TOOL (CCT) IS A DRAFT DATED 10/24/24 AND IS SUBJECT TO REVISION PRIOR TO ADOPTION. 1. A NPPO or a NPPO Waiver is required for the possible native plants along the southern property line of the site 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. AS PART OF THE CCT OVERLAY, THE LANDSCAPE PLANS SHALL CONSIDER AND INCORPORATE THE FOLLOWING STANDARDS. SEE CCT 5.11.6. DEVELOPMENT STANDARDS, SECTION 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 STREET FRONTAGE, SIDEWALKS AND STREET LANDSCAPE AREAS SHALL BE PROVIDED ON ALL EXISTING AND NEW STREETS. THE MINIMUM WIDTH OF SIDEWALK AND LANDSCAPE IS PROVIDED BELOW BASED UPON STREET TYPE. (1) URBAN OR SUBURBAN THOROUGHFARE: 8 FEET SIDEWALK, 10 FEET LANDSCAPE (2) URBAN OR SUBURBAN CONNECTOR: 8 FEET SIDEWALK, 8 FEET LANDSCAPE B. SIDEWALK AND LANDSCAPE AREAS ARE REQUIRED FOR THE LENGTH OF THE 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) OF 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 THE CCT SHALL SERVE TO MEET THE REQUIREMENTS OF SECTION 7.6.4. 3. PUBLIC SPACES A. PUBLIC SPACES SHALL BE PROVIDED FOR ALL 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. 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 RESIDENTONLY AREAS. 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 TSM 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 PERIPHERY. 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. SEE CCT 5.11.6. DEVELOPMENT STANDARDS, PAGE 20, SECTION G PASSENGER PARKING, 3.A PARKING LOTS NO. 6 - PARKING LOTS SHALL PROVIDE CANOPY TREES AS FOLLOWS: 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 IV. BE A MINIMUM OF 1,000 SQUARE FEET IN AREA 4. An interior landscape border is required along the south property line (commercial land use adjacent to residential land use) per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. SEE 5.11.6. DEVELOPMENT STANDARDS, 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 PERIPHERY 5. A street landscape border is required along W Miracle Mile per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. SEE CCT 5.11.6. DEVELOPMENT STANDARDS, SECTION 2 – STREETSCAPE FEATURES B. SIDEWALK AND LANDSCAPE AREAS ARE REQUIRED FOR THE LENGTH OF THE 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) OF 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 THE CCT SHALL SERVE TO MEET THE REQUIREMENTS OF SECTION 7.6.4. 6. 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. 7. 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. 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. The Rainwater Harvesting Plan shall consist of two elements: A Site Water Budget Calculation Spreadsheet and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements require coordination between project managers, site engineers and landscape architects from the inception of the project. The two elements of the Rainwater Harvesting Plan shall illustrate how water harvesting will meet 50% of annual landscape water demand, as required by the ordinance. If a copy of the Site Water Budget Spreadsheet is needed, please reach out to the contact information at the bottom of these comments. THIS IS A TYPE 4 PROJECT; FULL COMMERCIAL RAINWATER HARVESTING COMPLIANCE IS REQUIRED 9. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades, spot elevations and curb cut locations. 10. Maximize rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area. 11. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov or at 520.837.4923 |
|||
| Site Zoning | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Project Manager PROJECT: Amazon Flats Address: 1135 W MIRACLE MILE Parcel(s): 107060670 Zoning: C-2, MH-1 Existing Use: Multifamily residential Proposed Use: Multifamily residential TRANSMITTAL DATE: December 12, 2024 COMMENTS: 1. The following comments are related to the proposed development’s underlying zoning. 2. The proposed development must comply with Administrative Manual 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. 3. The site is zoned C-2 and MH-1 and the proposed use is residential multifamily development, there are no applicable use specific standards (UDC 4.8.4 and 4.8.6). 4. If the proposed land division is proposed and the two parcels will function as one site, a Covenant for Use and Development of Real Property is required. The land division can be accomplished through a simple lot split that complies with AM 2-08. 5. Maximum residential density (UDC 6.3.4) MH-1: 8 units per acre C-2: 44 units per acre The C-2 portion of the site is 0.84 acres; therefore, 36 units are permitted on the C-2 portion on the proposed western parcel – the density calculation appears to be incorrect. The MH-1 portion of the site is 0.20 acres; therefore, 1 unit is permitted on the MH-1 portion of the site on the proposed western parcel. 2 units in the MH-1 zone across the entire site. 6. Maximum height (UDC 6.3.4) MH-1: 25’ C-2: 40’ 7. The minimum setback (UDC 6.3.4) MH-1 (non-res uses adjacent to non-res zones) is 10’ or ¾ the height of the proposed structure wall C-2 (non-res uses adjacent to non-res zones) is 0’ C-2 (non-res uses adjacent to res zones) is 1.5 the height of the proposed structure wall 8. Setbacks along Miracle Mile is 10’ from the property line (UDC 6.4.5.C) 9. Minimum vehicular parking requirement (UDC 7.4.4) 1 bedroom dwelling units require 1.5 parking spaces per unit 10. Minimum bicycle parking requirement Short-term - 0.10 spaces per bedroom. Minimum requirement is 2 spaces Long-term - 0.5 spaces per bedroom. Minimum requirement is 2 spaces. 11. EVSE Parking requirement 10% EV Ready 20% EV Capable 4% of EV designated parking must be accessible 12. 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). 13. 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. CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Project Manager PROJECT: Amazon Flats Address: 1135 W MIRACLE MILE Parcel(s): 107060670 Zoning: C-2, MH-1 Existing Use: Multifamily residential Proposed Use: Multifamily residential TRANSMITTAL DATE: December 12, 2024 COMMENTS: 1. The following comments are related to the proposed development utilizing the Community Corridors Tool 2. All land uses permitted in the underlying zoning are permitted in the CCT. The site is zoned MH-1 and C-2 and the proposed use is multifamily residential which is a permitted use and there are no applicable use specific standards. 3. If the proposed land division is proposed and the two parcels will function as one site, a Covenant for Use and Development of Real Property is required. The land division can be accomplished through a simple lot split that complies with AM 2-08. 4. There is no maximum residential density (UDC 5.11.5). 5. Dimensional standards for C-2 (Table 5.11.5.-3) a. The maximum number of stories is 5 with a maximum height of 60’ b. The side yard setback is 0’ c. The street yard setback is a minimum of 0’ and a maximum of 30’ d. 80% of the building at setback 6. Dimensional standards for MH-1 (Table 5.11.5-1) a. Max. lot coverage – 90% b. Max number of stories is 2 with maximum height of 25 feet c. The rear setback without alley is 10’ d. Setback adjacent to MH-1 is 6’ 7. The proposed development classifies as Type 3: Building or Site Expansion and the compliance with the following is required: a. Building Form (UDC 5.11.6.B) i. 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) e. Services and Utilities (UDC 5.11.6.F) f. Passenger Vehicles (UDC 5.11.6.G) 8. Per UDC 5.11.7.B, Projects with at least 15% of the total units dedicated to households earning 80% of AMI or less are eligible for additional height incentive of 1 story (12 feet). This can be applied to the portion in the MH-1 to increase the maximum height to 37’. 9. Per UDC 5.11.9 portions of the CCT sites which are zoned MH-1 may be used for required site elements 10. This site may qualify for UDC 5.11.9, Split Zoning Exceptions, which states a site which is divided by a zoning boundary into two or more separate zoning categories, includes only CCT eligible zones as of [adoption date], and documentation of such is provided by applicant. |
|||
| TW New Area Development | REVIEW COMPLETED | TP-PRE-1224-00268 - Pre-Application Conference Review v1 – 1135 W MIRACLE MILE Tucson Water has no objections to any of the proposed options and offers the following comments for your convenience: 1. This project will be served by a new 8” public water main (TW Plan No. 2-070-2024) which is in the final stages of Tucson Water’s New Development Section’s review processes. See TDCO No. 2-070-2024. 2. The water pressure in this area at ground level (based on elevation) is estimated to be in the 70-77 psi range. A private on-site water pressure booster station may be necessary to serve the upper floors of some of these options. 3. The required water meter size for the building will be determined by a water fixture count conducted in accordance with the 2018 International Plumbing Code and Tucson Water’s Water Meter Sizing Guidelines. Tucson Water’s Water Meter Sizing Guidelines are available at https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/tucson-water/documents/signed_meter_sizing_guidelines_march_2020.pdf 4. If a 3” or larger water meter is needed for this development, the water meter will need to be located within a large meter enclosure that is a minimum of 25’ long x 10’ wide x 5’ high per Tucson Water Standard Detail SD-314. The entire large meter enclosure must be located on the property in a water easement granted to the City of Tucson. 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 |