Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE NEW v.2
Permit Number - TD-DEV-1024-00291
Review Name: DEVELOPMENT PACKAGE NEW v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 12/27/2024 | Commercial Plumbing | APPROVED | |||
| 12/30/2024 | NPPO | APPROVED | |||
| 02/03/2025 | CDRC Post Review Express | PENDING ASSIGNMENT | |||
| 12/12/2024 | ROW Engineering Review | REQUIRES RESUBMIT | TD-DEV-1024-00291 • 3250 E SPEEDWAY BL 1. Per Sec. 6.3.2 of the Transportation Access Management Guidelines for the City of Tucson, a Traffic Impact Analysis will be required for this development. 2. Per Sec. 10-01.3.3 of the Technical Standards Manual (TSM), placement of a pedestrian circulation path along the entire street frontage of the development, in compliance with TSM Sec. 10-01.4.0, will be required. The existing pedestrian path and driveway aprons along the perimeter of the site that do not comply with current standards will have to be removed and replace along with curb access ramp at the corner of Speedway Blvd and Camino Miramonte. 3. Eliminate the proposed crosswalk striping at the driveway of Camino Mira Monte. 4. This site is located in the Christmas Wash Floodplain, a Floodplain use permit from the Department of Transportation and Mobility will be required for the improvements within the Cammino Miramonte right-of-way. If you have any questions, please contact Richard Leigh at richard.leigh@tucsonaz.gov. |
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| 12/27/2024 | Site Engineering | REQUIRES RESUBMIT | 1. The current design for pedestrian circulation, including the ADA accessible route from parking to restaurant, is not acceptable. Per TSM 7-01.4.1.G , sidewalks or crosswalks cannot cross any type of stacking areas for drive-through lanes. This area also raises concerns over ADA cross-slope requirements for the accessible route. Per TSM 7-01.4.2.A, sidewalks associated with PAALs must be physically separated from any vehicular travel lane by means of curbing, separation (minimum six inches), barriers, railings, or other means, except at designated crosswalks. However, the area on the northeast corner of the building presents a safety hazard as vehicles will be turning into the drive thru lane at this location and can easily drive directly onto pedestrian circulation in this spot. Please redesign the drive-thru/parking/pedestrian path configuration to provide a safe and compliant ADA accessible route from the parking space to the building. Generally speaking, there should be one side of the building that has a sidewalk and parking directly adjacent to it. Per ADA Accessibility Standards, the cross-slope cannot exceed 2% along the route of travel for the ADA accessible route. Please also relocate the 8' clear space to the passenger side of the ADA parking space if possible. 2. Add "By Separate Permit" to the Utilities sheet. 3. Please show a concrete washout area on the SWPPP sheet. 4. Show the slopes of the waste enclosure slab and apron and ensure a minimum 1% and 2% slope, respectively, per TSM 8. Please also show that the clear space requirements inside the enclosure are met. 5. Show locations of roof downspouts. Stormwater from roof drains may not pass over sidewalks per TSM 7-01.4.3.E. 6. Stormwater Report 2A: Although there is Pima County flood data at this location, the City of Tucson has a known floodplain at this location known as Christmas Wash with base flood elevation (BFE) data in the direct vicinity of the proposed building with a 100-year BFE = 2468.97ft NAVD88. This supersedes the county flood data. The proposed FFE of 2470ft is sufficient given the state requirement of 1ft freeboard above the BFE. Please include this information in this section of the report. Please apply for the building permit and floodplain use permit. For the floodplain use permit, please upload the plan sheet showing the building FFE. The floodplain use permit will cover the building and site work/grading. Mike Ortiz michael.ortiz@tucsonaz.gov |
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| 12/30/2024 | Site Landscape | REQUIRES RESUBMIT | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: DEVELOPMENT PACKAGE FOR A NEW 2,008 SF HTEAO TEA BAR WITH A DRIVE-THRU ACTIVITY NO: TD-DEV-1024-00291 ADDRESS: 3250 E SPEEDWAY BL ZONING: C-3 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 of the Site Landscape/NPPO Section review comments have been addressed. SITE LANDSCAPE/NPPO SECTION COMMENTS: 1. Provide the development package case number, TD-DEV-1024-00291, adjacent to the title block on all sheets. 2-06.4.3 2. Prior to Site Landscape Development Package approval, please make sure Site Zoning and Site Engineering comments are addressed. 3. A standalone drip irrigation plan as well as details and specifications are required per UDC Administration Manual 2-10.4.2.C and Technical Standards Manual Section 4-01.4.2, Irrigation Standards. Irrigation details can be found on the CoT website here: https://www.tucsonaz.gov/Departments/Transportation-Mobility/Landscape/Landscape-Architects. For your reference/use in completing your landscape development package. Example details: - Automatic Controller: wall mount, or pedestal mount - Backflow Preventer - Irrigation pipe sleeving - Irrigation trenching - Drip control valve assembly - Multi-outlet emitter - Single outlet emitter - End flush cap - Rain shut off device ETC. 4. All proposed landscape planting areas should be depressed for water harvesting. Add the contouring and hatch that is shown for the other depressed areas even if they are just rainfall only harvesting areas. Coordinate this information with the civil engineer and the grading plan. 5. Add reference to an additional root barrier detail as redundant clarity for the contractor within the Root Barriers Note on sheet LP-1. Include the 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 6. The percent of total site annual landscape demand met using harvested water is at 47%. 50% is the threshold for compliance. The plant canopy numbers seem a bit high. Example: WHIA 1 measured from the dark outline assumed top of basin contour line is approximately 788 sf and the plant canopy should be a similar sf. Possibly a touch more. Revisit all of the plant canopy sf numbers. The adjustment should bring the plan to well over the 50% requirement. 7. Adjust WHIA 1 outline to be dashed to match the other WHIA’s on the plan. 8. The WHIA sf number should be the total sq of the dark dashed outline shown on the plan. Not an area at the bottom of the basin. If it is the area at the bottom of the basin as shown on the civil grading plan, then adjust the dark dashed line on the CRWHP so that it is the same as what is shown on the civil grading plan. 9. Place trees within the WHIA. 10. A rainwater harvesting basin schematic detail is not a requirement but adding it to CRWHP would be a nice addition for construction clarity. If you would like to add the detail and need an example, please reach out and I will send an example of the schematic for reference. 11. Palo Verde are multi-trunk trees and don’t require staking. Provide a detail for a multi-trunk tree planting with no stakes and add a note to remove the nursery stake. If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov or at 520.837.4923 |
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| 12/30/2024 | Site Zoning | REQUIRES RESUBMIT | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Fernando Garcia PDSD Zoning Review Section PROJECT: Development Package 3250 E Speedway Bl, Tucson, AZ 85716 TD-DEV-1024-00291 (1st Review) TRANSMITTAL DATE: December 30, 2024 DUE DATE: December 27, 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 28, 2025. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS) 0. COMMENT - See comments from Site Engineering. 2-06.3.0 FORMAT REQUIREMENTS 2-06.3.3 - All lettering and text (upper or lower case), and numbering, shall be a minimum of three-thirty-seconds inches in height to assure the plan will be legible during review and when digitized and/or reduced for archiving. 1. COMMENT: 2-06.3.3 – Remove clouds from submittals. Clouds should be used only for formal revisions to previously-approved plans. Changes or corrections should be annotated in the comment response letter. CONTENT REQUIREMENTS 2-06.4.2.B - A brief legal description and a statement as to whether the project is a re-subdivision are to be provided. On re-subdivisions, provide the recording information of the existing subdivision plat; 2. COMMENT: 2-06.4.2.B – The legal description provided on the cover sheet should be updated to match that in the lot split permit (S21-061) once approved. 2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx). 3. COMMENT: 2-06.4.2.D – Provide requested information. 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. 4. COMMENT: 2-06.4.3 - Provide the development package case number, TD-DEV-1024-00291, and lot split permit, S21-061, adjacent to the title block on each sheet. 2-06.4.4 - The project-location map to be located on the first sheet of the development package in the upper right corner, shall cover approximately one square mile, be drawn at a minimum scale of three inch equals one mile, and provide the following information. 5. COMMENT: 2-06.4.4 – Location map does not meet the parameters described above. 2-06.4.4.A - Show the subject property approximately centered within the one square mile area; 6. COMMENT: 2-06.4.4.A – Outline, shade, or otherwise highlight the limits of the subject property within the location map. 2-06.4.4.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and, 7. COMMENT: 2-06.4.4.B – Provide requested information. 2-06.4.4.C - Section, township, and range; section corners; north arrow; and the scale will be labeled. 8. COMMENT: 2-06.4.4.C - Provide requested information. 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.1 - List as a general note: "Existing zoning is ____." 9. COMMENT: 2-06.4.7.A.1 – Provide existing zoning as a general note. 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. 10. COMMENT: 2-06.4.7.A.4 – Identify the existing use (vacant) and proposed use. This use corresponds with “Commercial Services Use Group – Food Service, Excluding Soup Kitchens”. 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. 11. 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)” due to its frontage on E Speedway Bl, a designated major street or route. 2-06.4.7.A.8 - For development package documents provide: 2-06.4.7.A.8.a - Floor area for each building; 12. COMMENT: 2-06.4.7.A.8.a – Provide requested information. 2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage; 13. COMMENT: 2-06.4.7.A.8.b – Provide requested information. 2-06.4.7.A.8.c - Percentage of building, lot area, or vehicular use area expansion. If the building(s) or lot area have been previously expanded, those calculations shall be included; and, 14. COMMENT: 2-06.4.7.A.8.c – Provide requested information. 2-06.4.8 - Existing Site Conditions The following information shall be provided on the plan/plat drawing to indicate the existing conditions on site and within 50 feet of the site. On sites bounded by a street with a width of 50 feet or greater, the existing conditions across the street will be provided. 2-06.4.8.A - Provide site boundary/subdivision perimeter information, including bearing in degrees, minutes, and seconds, with basis for bearing noted, together with distances in feet, to hundredths of a foot, or other functional reference system. 15. COMMENT: 2-06.4.8.A – Provide requested information for conditions across E Speedway Bl and S Camino Miramonte. 16. 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. 17. COMMENT: 2-06.4.8.C – Provide requested information. For E S Camino Miramonte, the paving plans can be accessed at: https://maps-and-records.tucsonaz.gov/construction-plans/details/I-550. For E Speedway Bl, the paving plans can be accessed at: https://maps-and-records.tucsonaz.gov/construction-plans/details/I-87-032. 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.E - Proposed land splits or existing lot lines shall be drawn on the plan with dimensions and the identification number and approximate square footage of each lot. (Please be aware that, if land division occurs and the number of lots falls within the definition of subdivision, a subdivision plat is required.) Land splits require a separate permit and review. 18. COMMENT: 2-06.4.9.E – This application cannot receive final Site Zoning approval until land division permit S21-061 is approved. 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. 19. COMMENT: 2-06.4.9.F – Provide 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. 20. COMMENT: 2-06.4.9.H.2 – Provide requested information. 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. 21. COMMENT: 2-06.4.9.H.5 – Show compliance with UDC Section 7.4.6.F.2.a, which states “Access lanes and PAALs must be setback at least one from: A structure when the access lane or PAAL serves as a drive-through lane. 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. 22. COMMENT: 2-06.4.9.H.5.a – Per UDC Table 7.4.4-1, Food Service requires 1 motor vehicle parking space per 100 sf of gross floor area. Based upon a GFA of 1,970, 20 spaces are required, of which one must be van accessible. Motor vehicle parking space reductions can be found in UDC 7.4.5 at https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5452. 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. 23. COMMENT: 2-06.4.9.H.5.d – Show compliance with UDC Section 7.4.9.B.1.e. Include bicycle parking calculations in the Site Date table on sheet C0.1. 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.) 24. COMMENT: 2-06.4.9.J – Provide requested information. 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). 25. COMMENT: 2-06.4.9.Q – Label building height on site plan C1.0. 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. 26. COMMENT: 2-06.4.9.R – Per UDC Technical Standards Manual (TSM) Section 7-01.3.03.A, pedestrian circulation “must connect all public access areas of the development and the pedestrian circulation path located in any adjacent streets.” No pedestrian circulation path is shown from the restaurant to the existing sidewalk along E Speedway Bl.; one is required. 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. Include a note stating all signage requires separate permits. 27. COMMENT: 2-06.4.9.W – Indicate height of the menu board in General Note 15 on C1.0. Indicate compliance with UDC Section 7.4.6.F.2.b., which states “Access lanes and PAALs must be setback at least two feet from a wall, screen, or other obstruction over six inches.” Show location of signage on property and provide note “Signage by separate permit”. ***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 Site Zoning Reviewer Fernando Garcia at fernando.garcia2@tucsonaz.gov. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Approved land division permit. 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. |
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| 11/27/2024 | CDRC Application Completeness Express | REVIEW COMPLETED | |||
| 12/09/2024 | CDRC Review Coordinator Express | REVIEW COMPLETED | CDRC added TEP, PAG, USPS, SWG to the workflow. Review request email sent to TEP. FYI email sent to PAG, USPS, SWG. | ||
| 12/09/2024 | External Reviewers - Pima Association of Governments | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 12/09/2024 | External Reviewers - Southwest Gas | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 02/03/2025 | External Reviewers - Tucson Electric Power (TEP) | REVIEW COMPLETED | February 3, 2025 WO#T135911 City of Tucson Planning and Development Services Attn: CDRC Admin Team Dear CDRC Admin Team Subject: HTeaO + Drivethru TD-DEV-1024-00291 Tucson Electric Power Company (TEP) has reviewed and approved the development plan submitted 12/9/2024. There are no existing facilities within the development and thus no apparent conflicts at this time; any new installations will require a new easement secured by separate instrument. Enclosed is a copy of a TEP facilities map showing the approximate location of the existing facilities. Any relocation costs will be billable to the customer. To apply for electric service, please call the New Construction department at (520) 918- 8300. Please submit a final set of plans including approved site, electric load, paving off-site improvements and irrigation plans. If available, include a PDF version of the plans. If easements are required, they will be secured by separate instrument. Should you have any easement questions, please contact our Land Resources Department, LandReviews@tep.com. Should you have any technical questions, please contact the area designer, Martin Salazar (520) 305-6713 msalazar@tep.com Sincerely, Design Admins Design Admins Tucson Electric Power |
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| 12/09/2024 | External Reviewers - United States Postal Service (USPS) | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 12/26/2024 | Fire New Construction | REVIEW COMPLETED | |||
| 12/06/2024 | OK to Submit - Landscape Fast | REVIEW COMPLETED | Site Landscape/NPPO Section Review Comment: 1. An irrigation plan and details will need to be submitted with the formal submittal of the landscape package. Thank you, Chad Keller, RLA chad.keller@tucsonaz.gov |