Plan Review Detail
Review Status: Completed
Review Details: PREAPPLICATION
Plan Number - T19PRE0046
Review Name: PREAPPLICATION
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/19/2019 | ELISA HAMBLIN | ZONING | REVIEW | Reqs Change | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Elisa Hamblin, AICP; Principal Planner PROJECT: Thursday Pre-submittal meeting (T19PRE0046) Address: 914/922 N 13th Av Parcel(s): 116-16-281A Zoning: R-3 Existing Use: Residential/Vacant Proposed Use: Multi-Family Residential TRANSMITTAL DATE: March 19, 2019 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. The proposal is for a total of 6 multi-family housing units with 2 bedrooms in each unit on a 16,750 sq. ft. lot in the R-3 zone. Density allows for 13 units on a site of this size. However, it appears setbacks, parking, lot coverage, vehicle access and pedestrian access standards are not being met with the proposal. See following comments. 3. On 13th Av, the required setbacks are 20' or 1 1/2 the height, whichever is greater. To the north, required setbacks are 6' or 2/3 the height, whichever is greater. To the east and south, required setbacks are 10' or 3/4 the height, whichever is greater. None of the proposed setbacks meet these standards, but may be modifiable via the Design Development Option (DDO). 4. Parking for 2-bedroom units is required at 2 spaces per unit. A total of 12 parking spaces would be required. For multi-family development, street parking cannot be used to count towards this requirement. A reduction in parking may be requested through the Individual Parking Plan (IPP) process. Applicability criteria must be assessed to see if this project is eligible. 5. The number of required parking spaces may also be modified through a Parking Design Modification Request (PDMR). A modification may be granted for decreasing the required motor vehicle parking by 10% or less, but in no case more than five spaces. The modification in off-street motor vehicle parking spaces is for the purpose of improving the site design in a manner which will further the intent of the PDMR. This includes improvements such as, but not limited to, enhancement of landscaping, pedestrian facilities, or bicycle provisions beyond the requirements of the UDC. 6. Lot coverage in the R-3 zone is permitted at a maximum of 70%. It appears at preliminary review the proposal is for roughly 81% lot coverage, which includes the buildings and all vehicle use areas. To modify this standard a variance would be required. 7. The minimum width required for a 2-way vehicle access entry is 20'. The minimum 2-way parking area access lane (PAAL) width is 24' when serving 90 degree parking. The PAAL as proposed would be classified as a 2-way, not 1-way. The 11' access lane and 20' PAAL do not meet standards. A modification of the standard may be requested through a Parking Design Modification Request (PDMR). However, the PDMR cannot reduce the access lane and PAAL by more the 5% of the minimum width required. 8. At least one sidewalk is required to a project from each street on which the project has frontage. The sidewalk should be located to minimize any conflict with vehicular access to the project. A sidewalk is required adjacent and parallel to any access lane or PAAL on the side where buildings are located. A sidewalk is required adjacent to any parking space accessed by a PAAL where the space is located on the same side of the PAAL as any building and no other parking spaces or PAALs intervene. Sidewalks must connect all areas of the development and must also connect to the pedestrian circulation path located along any adjacent street. Sidewalk and circulation standards may be modifiable through a Technical Standards Modification Request (TSMR). 9. It appears there is an existing historic structure on the site. Be aware a demolition permit and historic documentation will be required prior to any demo taking place on this site. 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, 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 elisa.hamblin@tucsonaz.gov or (520) 837-4966. |
| 03/19/2019 | MASHFOR1 | COT NON-DSD | FIRE | Completed | Please indicate the location of existing fire hydrants (water source) on the plan set moving forward. Also, please provide the deferred submittal for fire sprinklers to TFD. |
| 03/19/2019 | ANDREW CONNOR | LANDSCAPE | REVIEW | Completed | If this is a FLEXIBLE LOT DEVELOPMENT (FLD) the following applies Landscaping, Screening and Wall Requirements 1. FLD projects shall comply with Section 7.6, Landscaping and Screening Standards, except as otherwise provided by this section. Residential Subdivisions Street landscape borders are for residential subdivisions of eight or more lots If less than 8 lots no street "Landscape Borders" required 2. One canopy tree shall be provided every 40 feet of pedestrian circulation systems, excluding crossings with streets, alleys, and driveways. If providing canopy trees every 40 feet is not achievable, the applicant shall: a. Provide the equivalent number of trees that would be obtained using the 40-foot increment measure; and, b. Distribute the trees within the FLD project site along pedestrian circulation systems and within functional open space areas. 3. Landscape plans shall incorporate water-conserving design as defined in Section 7.6.6, Use of Water, and as described in the Technical Standards Manual. 4. Water harvesting techniques shall be incorporated as part of the landscape design based on the Water Harvesting Guidance Manual prepared for the City of Tucson Transportation Department Stormwater Section. 5. Mechanical equipment, utility boxes, irrigation equipment and similar elements shall be screened from adjacent streets exterior to the project and from adjacent existing residential development. Screening shall be architecturally integrated with the overall design of the FLD. 6. If a perimeter wall is proposed along an existing public right-of-way, it shall be constructed of, or painted with, graffiti-resistant materials. The wall shall incorporate one or more of the following decorative materials: a. Tile; b. Stone; c. Brick; d. Adobe; e. A textured material such as stucco or plaster; or, f. Metal. |
| 03/20/2019 | SBEASLE1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | Please see below Tucson Water comments for 914 N 13th Ave - Genell 13th Ave Multi - Family development. 1) Scenario 1 involves the use of 3 meters. One for each triplex and one for the landscape area. This can be done through New Services. Residences may never be sold off as condos without further water modifications. 2) Scenario 2 involves the use of 7 meters. One for each unit and one for the landscape area. In this scenario a public 4" diameter water line must be brought on site and tapped in front of each residence and the landscape area. Easements are required for the public water line. Since a 4" water line can not tap a 3" water line, the existing 327 LF of 3" diameter water line in N 13th Ave and W 2nd street needs to be replaced by the developer with a 4" diameter water line. The sites could be ready to later sell as condos without further modifications being required by Tucson Water. This may require a master plan and design plan. 3) Scenario 3 involves the requirement for further fire protection if the Fire Department is not satisfied with the existing fire hydrant located off of W 2nd Street. This will require the 327 LF of 3" diameter water line and the 665 LF of 4" diameter water line to be replaced with at least 6" diameter water line unless a larger diameter line is required by hydraulic modeling. This will require a master plan and design plan also. Please let me know if you have any questions or concerns. Thanks. Paul Baughman, PE, CFM, Civil Engineer Tucson Water 310 W Alameda St., Tucson, AZ 85701 520-837-2048 |
| 03/21/2019 | ZELIN CANCHOLA | COT NON-DSD | TRAFFIC | Completed | Standard requirements will apply. |
| 03/25/2019 | JOHN VAN WINKLE | ENGINEERING | REVIEW | Completed | T19PRE0046 1) Proposal lacks onsite/offsite pedestrian circulation path. Property to the south has sidewalks and there is a public park to the north. It is unlikely that removing the pedestrian circulation path will be supported 2) 6 or more units requires centralized trash collection such as a dumpster 3) Reduced driveway width will not be supported John Van Winkle, P.E. John.VanWinkle@tucsonaz.gov 520-837-5007 |
| 10/20/2022 | EHAMBLI1 | ZONING-DECISION LETTER | WRITE DECISION LETTER | Completed |