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Plan Review Detail
Review Status: In Review
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1224-00274
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: In Review
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Design Review | PENDING ASSIGNMENT | ||||
| External Reviewers - COT Environmental Services | PENDING ASSIGNMENT | ||||
| Fire New Construction | REVIEW COMPLETED | TP-PRE-1224-00274 •Pre-Application Conference Review v1 • 517 N 4TH AV TUCSON, AZ 85705: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Historic | REVIEW COMPLETED | This project is located in the Fourth Avenue National Historic District. One of the proposal is to do a partial demolition of two contributing properties. Per UDC, The IID cannot be used if it causes delisting from the National Register. Given that proposed demolition may cause an "adverse effect" on the remaining property, I would recommend that you contact that State Historic Preservation Office (SHPO) to discuss any proposed demotion and exterior renovations. Seek their concurrence of "no effect" on the National Listing of the structures. They can be reached at 602.542.4009. You will want to talk to either Susan Lawson, SHPO architect-slawson@azstateparks.gov 602 542 6943, or Bill Collins, National Register Coordinator, wcollins@azstateparks.gov 602 542 7159. Or, Eric Vondy, Preservation Program Manager, evondy@azstateparks.gov-602 542-6998. Copy staff on all communications with SHPO If no adverse effect from SHPO, the partial dem will need architectural documentation as the buildings are 50 or older years.. Need to call out all materials for openings and building treatment like type of stucco etc Contact Michael.Taku@tucsonaz.gov |
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| ROW Engineering Review | REVIEW COMPLETED | ||||
| Site Engineering | REVIEW COMPLETED | TP-PRE-1224-00274 517 N 4TH AV Site engineering comments are as follows: 1. Please provide first flush retention calculations in compliance with section 2 of the DSSDR for the proposed paved areas. The Design Standards for Stormwater Detention and Retention (DSSDR) manual can be found online at: https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf 2. Show all Parking Area Access Lane (PAAL) dimensions in accordance with UDC 7.4.6. 3. Pedestrian circulation is required to connect all buildings, dumpster areas, common use areas, and the sidewalk on the street frontage per TSM 7-01.3.3. 4. Please provide waste stream calculations per UDC 8. Proposed waste handling may require Environmental Services review. Ryan Insalaco – 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: INFILL INCENTIVE DISTRICT REQUEST - ACTIVITY NO: TP-PRE-1224-00274 ADDRESS: 517 N 4TH AV ZONING: C-3 COMMERCIAL ZONE; INFILL INCENTIVE DISTRICT (IID); DOWNTOWN LINKS SUBDISTRICT 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. INFILL INCENTIVE DISTRICT COMMENTS: The provided design package outlines the IID requirements and how they are being met for landscape and where items may fall short. Below are the landscape requirements from the IID for reference. 1. General IID Zoning Option Design Standards Per UDC 5.12.8.B.2a. – SHADE – a. 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 structures provided their location and design characteristics are compatible with the historic and design context of the street and the architectural integrity of the building. The use of plantings and shade structures in the City right-of-way is permitted to meet this standard with the approval of the Transportation Department. The shade provided by a building may serve to meet this standard. INCLUDE A SHADE STUDY AS PART OF THE SITE LANDSCAPE DEVELOPMENT PACKAGE. b. Exception: The PDSD Director may approve an IID Plan providing less than 50% shade where compliance is not feasible due to a project site's location and/or building orientation and the applicant has made a reasonable attempt to comply with this standard. GENERAL SITE LANDSCAPE/NPPO COMMENTS: 1. If any of the existing trees on site are protected natives and of a certain size and viability, then a NPPO will be required. A NPPO Waiver can be submitted in place of the traditional NPPO if the trees aren’t protected natives or if they are going to be preserved in place. If a copy of the NPPO Waiver is needed, please reach and it will be provided. See the following NPPO code references for guidance: UDC 7.7.3. APPLICABILITY; UDC 7.7.4 NPPO GENERAL PROVISIONS AND STANDARDS; UDC 7.7.4.C. Plan Approval Prior to Permitting; UDC 7.7.4.D. Professional Expertise 7.7.5.C.5; Also See AM 2-11.3.0 PERMITTED EXCEPTIONS. 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. 4. A drip irrigation plan and details are required for all proposed landscape planting areas. 5. A street landscape border is not achievable as the face of the building is the ROW/Property Line. The IID requirement for shade in the previous comments will ask for additional shade trees to be implemented along the sidewalk along 4th Ave. 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. 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. A full site Commercial Rainwater Harvesting Plan is not feasible on this infill site: Depress all landscape areas 6 to 9 inches to maximize rainwater harvesting. If possible, grade the proposed impervious parking area towards the planting areas and provide curb cut inlets and outlets. Coordinate the grading plan and the landscape planting plan. 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: 517 N 4th Av, Tucson, AZ Parcel(s): 117-04-2880 Zoning: C-3 Pre-Submittal Conference (1st Review) TP-PRE-1224-00274 TRANSMITTAL DATE: January 30, 2025 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. The proposed Alcoholic Beverage Service, excluding large bar; Food Service, excluding soup kitchen; and General Merchandise Sales uses are all permitted in the C-3 zone. 3. The proposal for this project indicates an intent to pursue special permissions available through Infill Incentive District (IID) as part of the Downtown Links Subdistrict, Fourth Avenue Sub-Area (FAS). A Special Districts application will be required to be submitted and approved prior to final Site Zoning approval of this project. Please reach out to Maria Gayosso at maria.gayosso@tucsonaz.gov or 520-837-6972. Comments in this Site Zoning review are based upon the underlying zoning of the property and not on any special district overlay like the IID. 4. 517 and 521 N 4th Av are both contributing properties. Review by the Historic Preservation Section of any modifications to the buildings may be required. Please reach out to Michael Taku at michael.taku@tucsonaz.gov or 520-837-4963. If approved, historic demolition document available at https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/historic_demolition_application_form.pdf would be required. The demolition permit should be submitted separately from any construction permit. 5. This is a C-3 zoned lot. The maximum lot coverage for a nonresidential development is 80%. The maximum permitted height is 75’. The setback to N Herbert Av is 20’ as it is a local street, but may be reduced through the Infill Incentive District application process. The setback to the north and south, abutting nonresidential zones, is 0’. Although the submitted plans indicate N Herbert Av to be a “named alley”, between E 6th St and E 5th St, it is actually designated a minor local road. 6. Based upon the proposed square footage for the uses indicated in comment 2 above, the required number of motor vehicle parking spaces prior to any reduction granted through an Individual Parking Plan (IPP), is: a. Alcoholic beverage service (2,500 sf GFA): 50 spaces b. Food service (2,400 sf GFA): (3,900 sf GFA): 39 spaces c. General merchandise sales (1,610 sf GFA): 6 spaces Of these total 95 spaces, per the Accessible Parking Spaces calculation table from the “2012 ADA Standards for Accessible Design” (https://www.ada.gov/topics/parking/), the minimum number of accessible parking spaces is 4, of which one must be van accessible. An IPP, even if approved, cannot be used to reduce the minimum number of accessible parking spaces prior to the reduction. Parking reductions and exceptions are discussed in UDC Section 7.4.5. 7. UDC Section 7.4.11.B. excepts alcoholic beverage service, food service, and general merchandise sales uses from minimum required electric vehicle supply equipment (EVSE) standards if they require “less than 50 total required motor vehicle parking spaces prior to any reduction”. In this case, the alcoholic beverage service use, at 50 spaces, would require 5% of those spaces to be “EV Installed” and 10% to be “EV Capable”. 8. The minimum number of bicycle requirements in the “Underlying Zoning Requirements” table on sheet 3 is incorrect. Per UDC Table 7.4.8-1, and based upon the gross floor area calculations provided in the proposal and summarized in comment 6 above, the minimum number of short-term and long-term bicycle parking are: a. Alcoholic beverage service (2,500 sf GFA): 2 short term spaces; 2 long term spaces b. Food service (2,400 sf GFA): (3,900 sf GFA): 2 short term spaces; 2 long term spaces c. General merchandise sales (1,610 sf GFA): 2 short term spaces; 2 long term spaces Bicycle parking modification requests are discussed in UDC Section 7.4.10. 9. Based upon the total square footage of the alcoholic beverage service and food service uses over 5,000 sf, per UDC Table 7.5.5-A, one Type A loading area is required. Although the proposal indicates one is proposed, none appears to be shown on the plans. 10. 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. 11. 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-1224-00274 - Pre-Application Conference Review v1 – 517 N 4TH AV Tucson Water has no objections to the proposed Infill Incentive District Request for relief from the parking requirements of the underlying C-3 Zoning. 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 |