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Plan Review Detail
Review Status: Completed
Review Details: PRESUBMITTAL MTG
Plan Number - T20PRE0049
Review Name: PRESUBMITTAL MTG
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/24/2020 | ANDREW CONNOR | LANDSCAPE | REVIEW | Completed | The site is within the following overlay zone. 5.12.16 STONE/SIXTH AREA (SSA) Sixth Street Sub-Area (SSS) The intent of the Sixth Street Sub-Area is to promote higher density mixed use development along the 6th Avenue, 6th Street and 7th Avenue corridors. Benefits of this development include reduction in parking, zero lot lines and increases in allowable building density. Adequate shade shall be provided for sidewalks and pedestrian pathways, using shade structures or vegetation. |
| 03/25/2020 | LOREN MAKUS | ENGINEERING | REVIEW | Completed | T20PRE0049 - 941 N Stone Av Site is impacted by West University Wash Flood Hazard Area. It is on the edge of the floodplain so the effects may be minimal. Analysis of the floodplain will be required. Water harvesting must be maximized. Confirm with TDOT the status of the alley. If it is not a named alley, a variance may be required for alley access. |
| 03/26/2020 | GDAURIA1 | COT NON-DSD | TRAFFIC | Completed | Northbound turn onto new driveway may be obstructed by existing median landscape island. Additional traffic engineering analysis may be required to ensure safe sight visibility, and safe turning movements. |
| 04/01/2020 | SBEASLE1 | COT NON-DSD | FIRE | Completed | * Verify 20' fire access roadways on west side (Ash Ave.) running south and dumping onto Stone Ave. and that the easement is protected. * Verify that the required fire aerial access on Stone Ave. meets the criteria in TFC D105. |
| 04/02/2020 | SBEASLE1 | ZONING | REVIEW | Completed | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Elisa Hamblin, AICP; Principal Planner PROJECT: Thursday Pre-submittal meeting - T20PRE0049 Address: 941 N Stone Av Parcel(s): 117021920 Zoning: C-3 Existing Use: Vacant Proposed Use: Multi-family development TRANSMITTAL DATE: April 1, 2020 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. The proposal is for a Multi-family development with a total of 45 units. 3. The site is within the Infill Incentive District. The following development standards are applicable under the base zoning. If opting into the IID, some or all of these standards may be modified. a. Residential density is limited to 87 units per acre in the C-3 zone. This site would allow a total of 24 units. b. Setbacks on Stone Av are 21 ft or the wall height, as measured from the back of future curb. c. Residential developed at over 70 units per acre requires 1.25 parking spaces per dwelling unit. A total of 45 units would require 56 parking spaces. d. Bike parking is required per the following standards. Short-term: 0.10 spaces per bedroom . Minimum requirement is 2 spaces. Long-term: 0.5 spaces per bedroom . Minimum requirement is 2 spaces. 4. Clarification is needed on the ownership model proposed for the dwelling units. 5. 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. DATE: April 2, 2020 TO: IID Design Review Committee c/o Nicholas Ross, Lead Planner c/o Maria Gayosso, Lead Planner Planning & Development Services City of Tucson 201 N Stone Avenue Tucson, AZ 85701 FROM: Corky Poster, Architect/Planner (AICP) City of Tucson On-Call Design Professional RE: T20PRE0049 - 941 N STONE AV Site Infill Incentive District: Stackhouse. multi-family housing Parcel No. 117-022-1920, Lot 4 Block 15, City of Tucson OWNER: Stackhouse c/o Janelle Briggs, Applicant ARCHITECT: Randel William Jacob, Randel Jacob Design Group PHASE OF REVIEW: Pre-Submittal MATERIAL REVIEWED: • Application • Cover Site Plan • Plans • Elevations • Images • Survey IID STANDARDS APPLICABLE TO PROJECT: • UDC Section 5.12.2. Establishment • UDC Section 5.12.8 General IID Zoning Option Design Standards • UDC Section 5.12.6.E Plan Review and Approval Procedures under the IID Zoning Option. STANDARDS AND REVIEWER COMMENTS: Apparently, this application is an IID-Application. It would fall into Stone Sub-Area (STS) of the Stone/Sixth Area (SSA) of the Downtown Links SubDistrict IID (DLS). The following elements would apply: UDC Section 5.12.8. GENERAL IID ZONING OPTION DESIGN STANDARDS An IID Plan under the IID zoning option design standards must demonstrate compliance with the following: A. Streetscape Design- Streetscape design must comply with the street design standards in the Technical Manual and the Streetscape Design Policy. 1. Pedestrian-orientation: Projects shall be pedestrian-oriented and comply with all of the following standards: a.New construction shall have architectural elements/details at the first two floor levels; b.Buildings shall provide windows, window displays, or visible activity on the ground floor for at least 50 percent of frontage; c.A single plane of façade shall be no longer than fifty feet without architectural detail; d.Front doors shall be visible or identifiable from the street and visually highlighted by graphics, lighting, or similar features; e.Construction and maintenance of sidewalks must be done in compliance with the City's Streetscape Design Policy. Existing sidewalk widths shall be maintained so as to provide effective, accessible, connectivity to adjoining properties. Sidewalks may be widened to accommodate a project's design characteristics. Where no sidewalks exist, sidewalks shall be provided. Outdoor seating and dining areas and landscaping may be located in the sidewalk area where safe and effective sidewalk width around the design feature can be provided; f. To the extent practicable, bus pull-outs shall be provided where bus stops are currently located; g. If drive-through service is proposed, it shall not interfere with pedestrian access to the site from the right-of-way. 2. Shade a.Except as provided below, shade shall be provided for at least 50% of all sidewalks and pedestrian access paths as measured at 2:00 p.m. on June 21 when the sun is 82 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-ofway 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. 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. B. Development Transition Standards The purpose of the Development Transition Standards is to mitigate excessive visual, noise, odor, vibration intrusion, and other similar public health and safety concerns that may be created by the proposed project. 1.Applicability - Developing sites that abut an affected single family or duplex dwelling shall comply with this section. For purposes of the IID, the following terms and examples describe elements of applicable transitional areas: a."Affected residential property" refers to an existing detached single-family or duplex dwelling that is adjacent to a developing site; b."High density residential" refers to residential development that is neither existing single-family detached nor attached dwellings; c. Examples of applicable transitional areas include a nonresidential developing site adjacent to existing single-family detached or attached dwellings within a subdivision, or a developing highdensity residential site adjacent to existing single-family detached or attached dwellings within a subdivision; and, d.For projects within the DCS, the Development Transition Standards apply only to those projects adjacent to affected residential properties outside the DCS boundaries. Not applicable. 2.Mitigation of Taller Structures: Compliance with the following standards is required where the developing site has taller buildings than adjacent affected residential properties: a.Within the GIIS and DCS, the maximum building height is 25 feet within 30 feet of the property line adjacent to an affected residential property. Proposed buildings may be developed to the maximum height permitted by the underlying zone or as permitted by the IID Subdistrict, whichever is applicable, when the building is 30 feet or more from the property line adjacent to an affected residential property; b.Building Bulk Reduction c. If a building façade faces a property line adjacent to a single-family detached or duplex residential property, the PDSD Director may require bulk reduction. The Design Professional shall make a finding and recommendation, after consulting with the DRC and/or Historic Commission if applicable, that the proposed design provides an effective way of breaking up the mass, so the building mass of the façade is less imposing. d.Balconies shall be oriented away from affected residential property or use a screening device to reduce views into the rear or side yards of the affected residential property. e.The developing site's buildings shall be oriented so as to reduce views onto an affected residential property; and f. Buffers and/or screening consistent with the purpose of this section shall be provided between a developing site and affected residential properties and shall include features such as, but not limited to, landscaping, walls, and architecturally decorative features. 3.Mitigation of Service Areas- Potential nuisance or noisy areas shall be oriented away from affected residential property, such as by placing service areas for loading and garbage disposal between the developing site's buildings, behind opaque barriers, or by using architectural or landscaping treatments that effectively reduce nuisance impacts from service areas. The service area shall be mitigated to reduce the noise and view of the service features, reduce the emission of offensive odors to owners or occupants of adjacent properties or create a nuisance or hazard beyond the property lines of the project site, and prevent vibrations that are discernible beyond the property lines of the project site. 4.Mitigation of Parking Facilities and Other Areas- Where the site has parking areas or an area with noise and outdoor lighting features, the areas shall be screened from affected residential property by a combination of a wall or opaque non-chain link fence with a vegetative hedge or a row of trees that shall be dense enough to screen views onto the development site. An alternative treatment may be used, such as using architectural or landscaping treatments that effectively reduce nuisance impacts from parking facilities and other areas. Where there is a finding that the vegetative screen will be opaque, the requirement of a masonry wall may be waived by the PDSD Director. C. Alternative Compliance 1.The PDSD Director may approve an urban design best practice option for compliance with Section 5.12.8.A, Streetscape Design, and Section 5.12.8.B, Development Transition Standards. 2.For purposes of this section, urban design best practices may include urban design studies approved for the City of Tucson, adopted urban design standards for a downtown area in an Arizona city of comparable size or a city in the Southwest of comparable size, books written by urban design experts or endorsed by a professional organization, such as the American Institute of Architects, addressing downtown development , or any comparable report, study, or standards recommended by the City's Design Professional and approved by the PDSD Director. D. Utilities- Plans shall include information on the layout and demonstrate availability of utilities such as water, wastewater, natural gas, electric, and telecommunication utilities. E. Parking 1.Parking spaces may be located as follows: a.On site; or b.Off-site within ¼ of a mile of the project site under a shared parking agreement that is approved by the City. 2.Required vehicle and bicycle parking may be reduced pursuant to an IID Parking Plan in accordance with Section 7.4.5.A, except as modified as follows: a.Section 7.4.5.A.3 in Permitted Uses and Types of Development does not apply. An IID Parking Plan may be used to reduce required residential parking. b.Bike parking shall be provided when motor vehicle parking is provided. The PDSD Director may reduce the required number of bike parking spaces depending on the use, setting, and intensity of the proposal. c. The neighborhood meeting that is required for under Section 7.4.5.A.6.a may be held concurrently with the neighborhood meeting required by Section 5.12.6.B. d.Section 7.4.5.B, Downtown Parking District, does not apply. 3.Where Parking is provided, the parking area must comply with the standards of Section 7.4.6.C and D. 4.Parking must be in a parking structure with the ground floor of the parking structure screened from view. a.Exception b.Parking may be located on a surface parking lot if it is determined by the PDSD Director to be impracticable to be located elsewhere and other options are not available. c. Parking may be located on a surface parking lot if it is determined by the PDSD Director to be impracticable to be located elsewhere and other options are not available. If located onsite, parking areas must be located at the rear or side of the building. d.Changes of use and expansion of existing structures may use the site's current parking configuration. e.Parking structures shall be designed so that parked vehicles are screened from view at street level through incorporation of design elements including, but not limited to, landscaping, pedestrian arcades, occupied space, or display space. 5.Special IID Parking Agreement- Where a developer can demonstrate to the satisfaction of the PDSD that the parking options provided for in this Section are not feasible, and the City makes a specific finding that the project will have significant economic development value for the IID Sub-District in which it will be located, the following parking options are allowed as follows: a.A percentage of long-term residential parking may be located in a City public parking garage by an agreement with Park Tucson if the project is of significant economic benefit to the City to allow this option. b.The agreement must be reviewed by PDSD, the Design Professional, Park Tucson and approved by the City Manager. F. Multi-zone Parcels- Where a development parcel contains more than one zoning district, uses and building massing may be distributed across the zoning districts on the parcel , provided that the development complies with the design standards in Section 5.12.8.B to mitigate the impact of the new development on existing, less intensely developed adjacent parcels. Section 5.12.6.E – IID Historic Preservation Review 2. Projects not in an HPZ a. The Tucson-Pima County Historical Commission (TPCHC) Plans Review Subcommittee reviews all projects listed below: (2) Projects proposing new development using IID zoning option that are either adjacent to the boundaries of an HPZ or adjacent to a structure meeting any one or more of the following characteristics: (a) Listed or eligible to be listed in the National or Arizona Register of Historic Places, individually or as a contributing property. d. The TPCHC Plans Review Subcommittee reviews for compliance with the design requirements of the applicable sub-district and for design compatibility of a proposed development project. (1) New development must be designed to complement and be compatible with the architecture of adjacent historic structures. (2) Compatibility with adjacent historic structures is to be achieved through architectural elements such as building setbacks, building step-backs, textures, materials, forms, and landscaping. In addition, the regulations of IID-DLS-SSA-STS, pages 83 – 88 apply. It should be noted that the situation of this project on this lot is not well defined by the diagrams in the IID-DLS-SSA-STS. A careful application of those principles will have to be presented and discussed by the applicant in their eventual submittal. It should also be noted that the application has the HPZ box checked, when in fact this site is not in an HPZ. Crosshatch is West University HPZ. Light Blue is both National Register Districts John Spring Neighborhood and Miracle Mile District. “C” is contributing structures. “N” is Non=Contributing structures. Red Star is this site. Issues of concern by this Design Professional Review (to be discussed in final submittal): • Compliance with diagrams in IID-DLS-SSA-STS. • Height and impact on adjacent structures. • Constructability • Elevation compatibility with adjacent Contributing Structures • Development Transition Standards Would this have a better chance of compliance using underlying zoning? Submitted by: Corky Poster, Architect/Planner, Poster Frost Mirto City of Tucson Design Professional |
| 04/06/2020 | SBEASLE1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | T20PRE0049 - 941 N STONE AV There is an existing 4-inch PVC water main on the west side of the property, and an existing 12-inch PVC water main on the east side of the property in Stone Avenue. The closest fire hydrant is on the southwest corner of the Stone Avenue and 1st Street intersection. The static water pressure in this area is in the 48-55 psi range. A private on-site booster station may be necessary to provide adequate water pressure to the upper floors of this proposed multi-story development. After a water fixture unit count has been conducted for the project using the 2018 International Plumbing Code, and the fire flow requirements for this project have been established by the local fire authority, please contact Ray Munoz at 837-2207 in the Tucson Water New Services Section to discuss: Potential points of connection to Tucson Water’s existing water distribution system. Please note that hydraulic modeling may need to be performed to verify which potential points of connection have the capacity necessary to serve the potable water and fire flow demands of the proposed development. The number of water service lines, water meters, and meter sizes, necessary to serve this development. The advantages and disadvantages of installing the necessary water meters via Tucson Water’s Job Order Contract (JOC) process. Tim Rowe, Sr. Engineering Associate Tucson Water, New Development Section 310 W. Alameda St., P.O. Box 27210 Tucson, AZ 85726-7210, (520) 837-2106 |