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Permit Review Detail

Permit Number: TD-DEV-0824-00229
Parcel: 13010001A

Address:
3102 E 22ND ST

Review Status: Requires Resubmit

Review Details: DEVELOPMENT PACKAGE NEW v.2

Permit Number - TD-DEV-0824-00229
Review Name: DEVELOPMENT PACKAGE NEW v.2
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
11/13/2024 Commercial Plumbing APPROVED
11/20/2024 NPPO NOT REQUIRED
11/21/2024 CDRC Post Review Express PENDING ASSIGNMENT
11/01/2024 ROW Engineering Review REQUIRES RESUBMIT TD-DEV-0824-00229 • 3102 E 22ND ST

1. Per Sec. 5.4.5.A of the Unified Development Code (UDC), required development parking spaces are not permitted within the existing or future ROW.

2. Per Sec 10-01.3.3 of the UDC Technical Standards, the pedestrian circulation path along the abutting streets will have to be brought into compliance as specified in Sec. 10-01.4.0. This includes driveways and the curb access ramp at the SE corner of 22nd St and Country Club Rd. PAG Standard 206 driveway aprons will have to provided at the driveway entrances.
Per 3-14 of the Street Design Guide 2021 (SDG) Where sidewalks cross driveways, the sidewalk should be dominant, maintaining the level, slope, and material of the sidewalk. If existing grades do not permit the use of a standard PAG 206 apron then the sidewalk should be routed behind the driveway apron. If there is insufficient public rights-of-way to accommodate the sidewalk then a public access easement will have to be provided.

3. Per Sec. 25-43 of the Tucson City Code, the west driveway entrance will have to be close in accordance to Sec. 5.4.2 of the Transportation Access Management Guidelines.

If you have any questions, please contact Richard Leigh at 520-403-0970 or email richard.leigh@tucsonaz.gov.
11/14/2024 Site Engineering REQUIRES RESUBMIT 1. Per ADA Accessibility Standards 208.2, there shall be 2 ADA parking spaces if the total number of parking spaces on a site is 30. At least one space must be van-capable per 502.2.
2. Provide waste stream calculations and waste enclosure specifications compliant with TSM 8.
3. Show slopes and cross-slopes of accessible routes and ensure compliance with ADA regulations.
4. Show locations of roof downspouts. Stormwater from roof drains may not pass over ADA sidewalks per TSM 7-01.4.3E.
5. Show all PAAL dimensions. No dimensions are shown between parking spaces 10-17 and 18-25.
6. Per UDC 7.4.6.F.2 access lanes and PAALs must be setback at least one foot from open structures, or structures when serving as a drive-through lane, and at least two feet from a wall or obstruction over 6 inches.
7. Show that the drive-through design meets the stacking requirements of TSM 7.4.7.
8. Maximize rainwater harvesting in landscape areas using curb cuts where feasible.

Mike Ortiz
michael.ortiz@tucsonaz.gov
11/20/2024 Site Landscape REQUIRES RESUBMIT CDRC TRANSMITTAL
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
PDSD SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: THE PROPOSED USE IS A FOOD SERVICE STORE (CHANGE OF USE)
ACTIVITY NO: TD-DEV-0824-00229
ADDRESS: 3102 E 22ND ST
ZONING: C-1 COMMERCIAL ZONE

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.

Please resubmit revised drawings along with a detailed response letter, which states how all Landscape/NPPO Review Section comments are addressed.

PRIOR COMMENTS PROVIDED DURING PRE-APPLICATION MEETING IN MAY-JUNE 2023 (TP-PRE-0523-00214), STILL APPLICABLE TO THIS SITE.

1. NPPO Plan is waived due to the existing nature of the site.
2. A landscape plan is required per 7.6.2.B.1-b. The Unified Development Code (UDC) 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. The street landscape borders on E 22nd ST and S Country Club RD will need to be brought up to code per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements.
4. 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.
5. Maximize the rainwater harvesting across the site into the landscape areas, including but not limited to the street landscape borders as well as the tree wells for the required trees for the parking lot.
6. Commercial Rainwater Harvesting plan is waived due to the existing nature of the site.

SITE LANDSCAPE/NPPO SECTION COMMENTS:

7. The site plan calls out street landscape border and water harvesting areas (see Landscape Plan on sheet L-1). Sheet L-1 was not included in the submittal for review. Conforming landscape is required for this site. Provide a planting and irrigation plan and applicable details for the required (updated) street landscape borders along 22nd Street and Country Club Road and for the required parking lot trees. 1 shade tree is required per 4 parking spaces provided.

8. Provide irrigation sleeving to the parking lot trees.

9. Depress all landscape areas 6 inches where feasible to maximize water harvesting on-site.

10. If any proposed trees are within 5 feet of sidewalk, curb or any other hardscape, include a construction detail showing root barriers for trees located near hardscape areas. See Detail 402 located here: https://www.tucsonaz.gov/Departments/Transportation-Mobility/Landscape/Landscape-Architects

11. Label sight visibility triangles as well as existing and future ROWs on all landscape plans.

12. 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.

13. Please label the project property lines, existing and future ROW on all landscape sheets.

14. Provide the development package case number, TD-DEV-0824-00229, adjacent to the title block on all sheets. 2-06.4.3

If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov
11/21/2024 Site Zoning REQUIRES RESUBMIT CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM:
Fernando L. Garcia
PDSD Zoning Review Section

PROJECT:
3102 E 22nd St, Tucson, AZ 85713
Development Package (1st Review)
TD-DEV-0824-00229

TRANSMITTAL DATE: November 21, 2024
DUE DATE: November 11, 2024

COMMENTS: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed.

Section 3.3.3.G.5.c UDC, An applicant has one year from the date of application to obtain approval of a site plan that complies with zoning and other development requirements in effect at the time of application, unless an ordinance adopted by Mayor and Council during this period states otherwise. A site plan application that has been in review for a period of one year and has not yet been approved is considered denied. To continue the review of a site plan for the property, a new site plan must be submitted that complies with regulations in effect at the time of re-submittal. The new submittal initiates a new one-year review period. One year Expiration date is November 12, 2025.

SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS)


2-06.3.0 FORMAT REQUIREMENTS


2-06.3.4 - A title block shall be provided in the lower right quadrant of each sheet.

1. COMMENT: 2-06.3.4 – Provide a title block.


2-06.3.8 - The north arrow, contour interval, and scale as applicable to each sheet should be placed together in the upper right corner of each sheet.

2. COMMENT: 2-06.3.8 – Provide requested information.


CONTENT REQUIREMENTS

2-06.4.2 - The title block shall include the following information and be provided on each sheet:

2-06.4.2.A - The proposed name of the project or subdivision, or if there is no name, the proposed tenant's name;

3. COMMENT: 2-06.4.2.A – Provide a title block.


2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx).

4. COMMENT: 2-06.4.2.D – The submittal only includes an overall site plan. Sheets for any additional required plans, are missing. Once included and resubmitted, update page numbers.


2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet.

5. COMMENT: 2-06.4.3 - Provide the development package case number, TD-DEV-0824-00229, adjacent to the title block on each sheet.


2-06.4.4.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

6. COMMENT: 2-06.4.4.C – Section, township, and range are incorrect. See assessor parcel map at https://www.asr.pima.gov/ParcelData/Map/Arm/MP05/05059.PDF.


2-06.4.5 - When the development package documents consists of more than one sheet, a sheet index (a legible drawing of the site showing the area represented on each sheet) is to be placed on the cover sheet or the second sheet.

7. COMMENT: 2-06.4.5 – Once additional sheets are included in the resubmittal, include a sheet index on the cover sheet.


2-06.4.7 - General Notes
The following general notes are required. Additional notes specific to each plan are required where applicable.

Zoning and Land Use Notes

2-06.4.7.A.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses.

8. COMMENT: 2-06.4.7.A.4 – Please clarify existing use as “Retail Trade Land Use Group – General Merchandise Sales (Fuel Station) and proposed use as “Commercial Services Land Use Group – Food Service, excluding soup kitchen. Per UDC Table 4.8-4, one drive-through service lane is permitted.”


2-06.4.7.A.6 - If a plan or plat is prepared in conjunction with other applications or overlays or the parcel being developed is subject to conditions of an application processed previously, additional information must be added to the plan. Such applications and overlays include, but are not limited to: annexations; rezonings; special exceptions; Board of Adjustment variances; Design Development Options; Technical Standard Modification Request; overlays (Airport Environs Zone, Environmental Resource Zone, Gateway Corridor Zone, Hillside Development Zone, Historic Preservation Zone, Major Streets and Routes, Rio Nuevo District, Scenic Corridor Zone, WASH); Modification of Development Regulations through the Downtown Area Infill Incentive District or Rio Nuevo District; Downtown Heritage Incentive Zone; or, Design Review Board. Provide the following information on the plan.

9. COMMENT: 2-06.4.7.A.6 – Include a note stating “this project is designed to meet the overlay zone(s) criteria of UDC Article 5.4 Major Streets and Routes Setback Zone (MS&R)”. Both E 22nd St and S Country Club Rd at this location are designated Major Streets and Routes.


2-06.4.8.C - The following information regarding existing private or public right-of-way adjacent to or within the site shall be provided: the name, right-of-way width, recordation data, type and dimensioned width of paving, curbs, curb cuts, and sidewalks.

10. COMMENT: 2-06.4.8.C – Provide requested information for current and future right-of-way for E 22nd St and S Country Club Rd. Provide requested dimensions for paving, curbs, curb cuts, and sidewalks.


2-06.4.9 - Information on Proposed Development
The following information on the proposed project shall be shown on the drawing or added as notes.

2-06.4.9.A - Draw in all proposed lot lines with approximate distances and measurements.

11. COMMENT: 2-06.4.9.A – This site is currently composed of five separate parcels. A lot combination combining all of these lots through Pima County will be required before approval for this development can be provided. At minimum provide a receipt to indicate payment of the lot combination application fee through Pima County indicating the five parcels.


2-06.4.9.F - All existing zoning classifications on and adjacent to the project (including across any adjacent right-of-way) shall be indicated on the drawing with zoning boundaries clearly defined. If the property is being rezoned, use those boundaries and classifications. The basis for this requirement is that some zoning requirements on a project are based on the zoning classification of adjacent property. Also, in some instances, each zone has to be taken into consideration on property that is split by two or more zoning classifications, as each may have different requirements.

12. COMMENT: 2-06.4.9.F – Provide the requested information.


2-06.4.9.H.2 - Show future and existing sight visibility triangles. On a designated MS&R street, the sight visibility triangles are based on the MS&R cross-section.

13. COMMENT: 2-06.4.9.H.2 – Provide requested information.


2-06.4.9.H.4 - Indicate if existing streets are public or private; provide street names, widths, curbs, sidewalks, and utility locations, all fully dimensioned.

14. COMMENT: 2-06.4.9.H.4 – Provide requested information, fully dimensioned. Dimensions for some of these improvements are not indicated on the submitted site plan.


2-06.4.9.H.5 - If utilizing parking area access lanes (PAALs), they shall be designed in accordance with Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC.

15. COMMENT: 2-06.4.9.H.5 – Provide directional arrows indicating flow of traffic on site, particularly in identified PAALs.

Draw, dimension, and label the location of any menu or ordering board along the drive-through. Per UDC Section 7.4.6.4.2., access lanes and PAALs must be setback at least one foot from a structure when the access lane or PAAL serves as a drive-through lane. Show this on the plan.

In addition, when adjacent to a wall, screen, obstruction over 6” in height (like an menu/ordering board), the lane must be set back two feet from that obstruction.

2-06.4.9.H.5.a - Show all motor vehicle off-street parking spaces provided, fully dimensioned. As a note, provide calculations on the number of spaces required (include the ratio used) and the number provided, including the number of spaces required and provided for the physically disabled. The drawing should indicate parking space locations for the physically disabled. A typical parking space detail shall be provided for both standard parking spaces and those for the physically disabled. For information on parking requirements for the physically disabled, refer to adopted building and accessibility codes of the City of Tucson. Design criteria for parking spaces and access are located in Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC.

16. COMMENT: 2-06.4.9.H.5.a – No development standards requirements (for example, required parking or landscaping) can be located in future right-of-way. Per UDC Table 7.4.4-1, based on the gross floor area of this restaurant, 27 motor vehicle parking spaces are required. Of these 27, two must be accessible (one of these two accessible spaces must be van accessible). Provide typical parking space details both standard and accessible parking spaces.

Per UDC Section 7.4.11.B.2.a, electric vehicle supply equipment is not required for this project.


2-06.4.9.H.5.d - Show bicycle parking facilities fully dimensioned. For specifics, refer to Section 7.4.9, Bicycle Parking Design Criteria, of the UDC. Provide, as a note, calculations for short and long term bicycle spaces required and provided.

17. COMMENT: 2-06.4.9.H.5.d – Per UDC Table 7.4.8-1, two short-term bicycle parking spaces and two long-term bicycle parking spaces are required. Only the short-term bicycle parking spaces appear to be shown on the site plan.


2-06.4.9.I - Show all right-of-way dedications on or abutting the site and label. If the development package documents have been prepared in conjunction with a subdivision plat or is required as a condition of approval of a review process, such as a rezoning, street dedications in accordance with the Major Streets and Routes (MS&R) Plan may be required by these processes.
Projects bounded by streets having only a portion of the right-of-way width dedicated will be required to dedicate right-of-way, up to one-half, to complete the street width.
Should there be any proposed street or alley vacation, provide this information. If vacation has occurred, include the recording information.

18. COMMENT: 2-06.4.9.I – Confirm with Department of Transportation and Mobility that dedication of right-of-way will not be required. Also confirm that the curb cut immediately east of the intersection will not be required to be closed given its proximity to that intersection.


2-06.4.9.J - If street dedication is not required or proposed and the project site is adjacent to a Major Street or Route, draw the Major Street right-of-way lines for those streets. (Add the MS&R future sidewalk, right-of-way lines, sight visibility triangles, etc.)

19. COMMENT: 2-06.4.9.J – Provide requested information with full dimensions. Include dimension from existing ROW to future ROW.


2-06.4.9.Q - Provide the square footage and the height of each commercial, industrial, or business structure and the specific use proposed within the footprint of the building(s).

20. COMMENT: 2-06.4.9.Q – Indicate height of existing building as measured from design grade.


2-06.4.9.R - Show on-site pedestrian circulation and refuge utilizing location and the design criteria in Section 7-01.0.0, Pedestrian Access, of the Technical Standards Manual.

21. COMMENT: 2-06.4.9.R – Per UDC TSM Section 7-01.4.1.G, “sidewalks or crosswalks cannot cross any type of stacking areas for drive-through lanes”. Although the crosswalk through the drive-through may not pass through the three-vehicle minimum stacking area, its location between the entry from E 22nd St and the drive-through window is potentially unsafe. Consider an alternative location for this crosswalk from the building to E 22nd St that does not present this hazard.


2-06.4.9.W - Indicate the locations and types of proposed signs (wall, free-standing, pedestal) to assure there are no conflicts with other requirements and that minimal locational requirements can be met. Indicate if there are any existing billboards on site. Compliance to the Sign Code, Chapter 3 of the Tucson Code, is required.

22. COMMENT: 2-06.4.9.W – Show location of proposed signage. Provide a note on the plan that state “Signage by separate permit”.


2-06.4.9.X. - Show compliance with landscaping and screening requirements by locations, material descriptions, and dimensions. Specific plant or hardscape material shall be detailed on a landscape plan. A detailed landscape plan is required. In accordance with Section 2-11.0.0, Landscape Plan Requirements.

23. COMMENT: 2-06.4.9.X – No landscaping sheets were provided. See separate landscaping requirements from Chad Keller.


***For additional information on the any standard presented in this memo, please refer to the City of Tucson “Unified Development Code” – Administrative Manual Section 2-06 or Technical Standards noted in the comments. https://www.tucsonaz.gov/pdsd/all-codes-plans-determinations

If you have any questions about this transmittal, contact Fernando Garcia by email at fernando.garcia2@tucsonaz.gov. I am available to meet in person at the public service counter from 8:00 am – 12:00 pm from Monday to Thursday at 201 N Stone Av.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package and comment response letter. To resubmit visit Tucson Development Center at https://tdc-online.tucsonaz.gov/#/home.
Instructions for resubmittal - https://www.tucsonaz.gov/files/pdsd/website/Resubmittals.pdf.
10/14/2024 CDRC Application Completeness Express REVIEW COMPLETED
10/29/2024 CDRC Review Coordinator Express REVIEW COMPLETED External Reviewers not required. No further action is required from the customer at this time.
11/12/2024 Fire New Construction REVIEW COMPLETED
10/28/2024 OK to Submit - Zoning Fast REVIEW COMPLETED