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Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE NEW v.3
Permit Number - TD-DEV-0824-00229
Review Name: DEVELOPMENT PACKAGE NEW v.3
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/04/2025 | Site Engineering | APPROVED | |||
| 02/12/2025 | CDRC Post Review Express | PENDING ASSIGNMENT | |||
| 01/08/2025 | ROW Engineering Review | REQUIRES RESUBMIT | Comments noted on redlined drawings. If you have any questions, please contact Richard Leigh at richard.leigh@tucsonaz.gov. |
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| 02/12/2025 | 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 SECOND REVIEW (FULL SITE LANDSCAPE CODE COMPLIANCE REQUIRED) 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. CURRENT SITE LANDSCAPE/NPPO SECTION COMMENTS: 7. Variance Case Number C10-90-75 does not apply with this change of use and current code requirements. Updated street landscape borders are required on both MS&R’s. SEE PRIOR COMMENTS from Pre-Application Meeting notes above. 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. 8. The tree planter areas located in the striped parking area are lacking in square footage. Revise to the be the minimum of 34 square feet. 9. Add the tree symbol for the parking area trees. Provide irrigation laterals and pipe sleeving to the parking lot trees. The trees will not survive without irrigation. If a trenching and irrigation line installation detail is needed, they can be found here: https://www.tucsonaz.gov/Departments/Transportation-Mobility/Landscape/Landscape-Architects 10. Add shade trees and understory plants to the drive-thru planting area to dampen heat island effect on site. Depress the area 6-inches and provide an inorganic groundcover (2-inch depth of screened rock is recommended for dust control and overall appearance of the site). Grade the impervious area surrounding this planting island toward the planting area and provide curb cut inlets and outlets for rainwater flow in and out of the planting area. 11. Depress all landscape areas 6 inches where feasible to maximize water harvesting on-site. Add contouring that represents the depressed landscape areas. At a minimum show spot elevations at the bottom of the basin and at any attributing curb cut inlets and outlets for the basin. Also, refer to the civil grading plan for construction of rainwater harvesting basins and make sure that the civil grading plan contouring, and spot elevations are identical on the planting plan. Spot elevations and flow lines toward the curb cuts would also be helpful. 12. 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 This detail is required for the trees located in the parking lot. 13. The sight visibility triangle is not shown at the north portion of the Country Club Road, street landscape border. Add the SVT. 14. 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. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov |
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| 02/12/2025 | 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 (2nd Review) TD-DEV-0824-00229 TRANSMITTAL DATE: February 12, 2025 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) 2-06.4.7.A.8.a - Floor area for each building; 1. COMMENT: 2-06.4.7.A.8.a – Provide dimensions for area of building expansion. 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. 2. 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. No documentation indicating pursual of lot combination was provided. 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. 3. COMMENT: 2-06.4.9.H.5 – This property abuts future right-of-way. All site improvements need to be shown outside of future right-of-way. If the applicant chooses to develop the site with improvements inside the future right-of-way, then a supplemental plan showing the site with improvements outside of the future right-of-way will also be required as part of this submittal. The proposed drive-through design will not support the future right-of-way dedication. Demonstrate how the drive-through access lane will function once the future right-of-way is taken. It is possible that a conforming drive-through will not be possible when the future right-of-way dedication is considered. 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. The setback distance from the building to the drive-through lane is not shown on the plans. No menu board location is shown on the plans. 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. 4. COMMENT: 2-06.4.9.H.5.a – Indicate width of existing sidewalks. If vehicle overhang from vehicles parked in spaces 1-4 reduce the sidewalk width below 4’, provide wheel stops at these parking spaces. The proposed parking area design will not support the future right-of-way dedication. The northern and western PAALs will be taken by the future right-of-way. Demonstrate how the parking area design will function once the future right-of-way is taken. 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. COMMENT: 2-06.4.9.X – Show landscaping and screening per UDC TSM Section 2-11.0.0. See comments from Chad Keller, Landscaping Reviewer. As this project is a change of use from a “Retail: General Merchandise Sales” use to a more intensive “Commercial: Food Service” use, Board of Adjustment Variance C10-90-75, based upon requirements of the prior Tucson Code, does not apply. The proposed project must meet the landscaping, irrigation, commercial stormwater harvesting, and native plant preservation ordinance requirements of the current Unified Development Code as applied to changes of use. In addition, given the future right-of-way, demonstrate on the plan – or on a supplemental plan – how the site will meet landscaping requirements on site once the future ROW is dedicated. ***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. |