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Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE NEW v.1
Permit Number - TD-DEV-1025-00263
Review Name: DEVELOPMENT PACKAGE NEW v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 12/02/2025 | Entitlements Standard | REQUIRES RESUBMIT | Zoning and Engineering comments require some site reconfiguration, evaluation against PAD development standards will follow resubmittal. | ||
| 11/07/2025 | External Reviewers - Tucson Airport Authority Standard | REQUIRES RESUBMIT | November 7, 2025 Planning and Development Services City of Tucson 201 North Stone Avenue Tucson, AZ. 85701 RE: TD-DEV-1025-00263, 1st Submittal, Panda Express, 5211 E Valencia Road, Tucson, AZ. 85706 To whom this may concern, Thank you for the opportunity to comment on TD-DEV-1025-00263, 1st Submittal, a development plan for a restaurant at 5211 E Valencia Road. This development is located in the S.W. quarter of the S.E. quarter of Section 11, Township 15S, Range 14E, of the Gila and Salt River Meridian. The development site occupies parcel number 140-36-3540, covers approximately 1.13 ± acres, and is zoned as Planned Area Development 21 (PAD-21). The nearest major roadway intersection is East Valencia Crossing Road and Valencia Road, approximately 300 feet to the southwest of the subject development. This site does lie within the Tucson International Airport avigation easement requirements and public disclosure area, FAA traffic pattern airspace, and FAA Part 77 airspace. Below are the responses that the FAA Notice Criteria Tool provided on the applicant’s project. 1) Based on the information you provided, you are required to file notice with the FAA. You must submit notice at least 45 days before the start of the proposed construction or alteration or the date an application for a construction permit is filed, whichever is earliest. 2) Note: If you propose construction or alteration that is subject to the licensing requirements of the Federal Communications Commission (FCC), you must submit notice to the FAA on or before the date that an application is filed with the FCC. Visit FCC Licensing to learn more. The Tucson Airport Authority is requiring a resubmittal of this project. Conditions of approval: 1. “The applicant shall file FAA Form 7460 with the FAA at least 45 days before construction activities begin unless FAA staff, with the Obstruction Evaluation / Airport Airspace Analysis (OE/AAA), provides the project applicant with written communication that filing FAA Form 7460 is not required. It is highly recommended that the applicant file earlier than 45 days to provide the applicant with sufficient time to respond to any concerns which are identified by the FAA. Any cranes which are used must also be identified with Form 7460. Please file Form 7460 at https://oeaaa.faa.gov/oeaaa/oe3a/main/#/home Please do not hesitate to contact me if you have any questions or concerns regarding this comment letter. I can be reached by email at srobidoux@flytucson.com or by telephone at 520- 573-4811. Respectfully, Scott Robidoux, C.M. Manager of Planning cc file |
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| 11/26/2025 | NPPO Standard | REQUIRES RESUBMIT | Please see Site Landscape Comments for additional NPPO comments. Thank you. Chad Keller, RLA chad.keller@tucsonaz.gov |
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| 12/01/2025 | ROW Engineering Review Standard | REQUIRES RESUBMIT | Extend right turn lane for shared driveway location on Valencia Rd. Private Improvement Agreement (PIA) will be required for offsite improvements. Connect new sidewalk to existing Multi-use Path. |
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| 11/13/2025 | Site Engineering Standard | REQUIRES RESUBMIT | Permit: TD-DEV-1025-00263 Location: 140363540 Review Date: 11/13/2025 This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-6 and Technical Manual (TM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code. Drainage Manual Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/cot-drainage-manual-searchable.pdf Design standards for Stormwater Detention and Retention Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf Site Engineering Comments: 1. Provide the development package case number, TD-DEV-1025-002638, adjacent to the title block on all sheets. 2. The trash enclosure detail M on sheet 2 is not compliant with TSM 8-01.9.0 Figure 3A. Revise to show the required 24’-8” width clear space as well at the required 10’-4” minimum depth clear space. 3. Provide a descriptor box adjacent to each basin on the site plan (Includes Stormwater Harvesting basins/landscaping). Include a leader arrow to the basin or provide a label for the basin and reference the label on the top of the descriptor box. Include the following applicable information in the descriptor box: a. Total volume, cubic feet or acre feet; b. If applicable, detention volume, cubic feet or acre feet; c. If applicable, retention volume, cubic feet; d. If applicable, first-flush retention volume, cubic feet; e. If applicable, Q100 in, cubic feet per second; f. If applicable, Q100 out, cubic feet per second; g. Basin top elevation, feet; h. 100-year water surface elevation, feet; and i. 100-year ponding depth, (measured from the lowest elevation of the basin), feet. DSSDR 11.1.3 4. The grading plan calls out key #9 for an underground storage, it should be noted that the use of underground storage for providing first flush retention requires prior approval from floodplain administration. Provide the given approval within the resubmission of the development package. 5. The drainage report on sheet 12 states that an infiltration test was performed at the location of the underground storge system, but the geotechnical report shows that the only infiltration test (I-1) was performed within the landscape area southeast of the proposed building. This will require revision as well as an infiltration test on the area of the proposed underground storage. 6. Section 4.2 Item 7 references the required CC&Rs can be found within Appendix F but it appears that appendix only contains the basin and storage maintenance checklist and Underground storage specs. Revise accordingly. 7. Section 4.2 Item 2 states a drain down time within ~14.8 hours, in accordance with the DSSDR 4.5.1, because the watershed is less than 10 acres, the required drain down time must be 12 hours or less. 8. The Geotech report points to the on-site soils exhibiting high hydro compaction (Collapse) potential when introduce to higher moisture content and recommends a 10-foot minimum setback of all discharge and exposed ground, how is this set-back recommendation being addressed including the proposed slope for the rainwater harvesting area ~7.5FT from the structure and all other nearby landscaped areas that will contain the required irrigation. 9. The stacking area for drive-through lanes must not cross on-site pedestrian access. UDC 7.4.8.B.2. It will be asked to show car stacking using the dimensions found in UDC 7.4.7. If it is found that the pathway leading to the trash enclosure falls within the stacking limits, then it will be required to be shifted so as to not fall within the stacking for the drive-through. If you have any questions or concerns, please contact Marco Contreras Marco.contreras@tucsonaz.gov |
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| 11/26/2025 | Site Landscape Standard | REQUIRES RESUBMIT | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: NEW COMMERCIAL GROUND-UP DRIVE-THRU RESTAURANT WITH SITE IMPROVEMENTS ACTIVITY NO: TD-DEV-1025-00263 ADDRESS: 5211 E VALENCIA RD ZONING: PAD-21 VALENCIA CROSSING PAD LAND USE: COMMERCIAL 11.26.2025 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 and NPPO Section review comments have been addressed. SITE LANDSCAPE/NPPO SECTION COMMENTS: 1. It appears that there are opportunities to provide additional water harvest infiltration areas on site where plant material is present. If nothing else, add a general note to the planting plan and the Commercial Rainwater Harvesting plan that states that all areas where plantings are present shall be depressed 6 inches for rainfall only catchment. If possible, add contouring to reflect the depressed areas. 2. In addition to the above comment: The entire roof is draining to the north and should be included as part of the subwatershed. A subwatershed-2 and WHIA-2 could be added for the planting areas east and northeast of the building and around the north/northwest of the property. This is just a suggestion that would help your percentage and overall water use on site. 3. Running a calculation on WHIA-1 and Subwatershed-1 using the approved water budget spreadsheet, I have calculated it at 26%. 765 SF WHIA; 2,818 Subwatershed SF; 1,786 Plant Canopy Area. I left the area calculations in red on the rainwater harvesting plan for reference. 4. PV 16 and 17 are designated for PIP. Update the symbol on the NPPO plan to include both as the PIP symbol. Add a preservation fencing detail and preservation fencing cad linework around the trees to be preserved. 5. Add a summary of TOS and Mitigation plants on the NPPO sheet and on the planting plan. 6. Add the NPPO Monitor contact information to the NPPO plan. 7. Include the general location of the temporary nursery on the NPPO plan. 8. Include the Activity Number on all sheet in the set. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| 12/02/2025 | Site Zoning Standard | REQUIRES RESUBMIT | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Olga Salazar PDSD Zoning Review Section PROJECT: 5211 East Valencia Road, Tucson, AZ 85706 Development Package (1st Review) TD-DEV-1025-00263 TRANSMITTAL DATE: December 2nd, 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 October 23, 2026. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS) CONTENT REQUIREMENTS 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. 1. COMMENT: 2-06.4.3 – Provide the development package case number, TD-DEV-1025-00263, adjacent to the title block on each sheet. 2-06.4.6 - If the project is located within the boundaries of a Planned Area Development (PAD) zone, include a reduced-scale map of the PAD on the first sheet, indicating the location of the portion being developed. 2. COMMENT: 2-06.4.6 – Add a reduce-scale map on cover sheet as noted by the standard above. 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.8.b - Percentage and area in square feet of building and accessory building coverage; 3. COMMENT: 2-06.4.7.A.8.b - Add percentages as noted by the standard above. 2-06.4.7.A.8.d - When the proposed site is part of a larger site, the calculations encompass the entire site, whether existing or proposed. If the project is being phased, calculations must show that, at each phase, requirements are being met. 4. COMMENT: 2-06.4.7.A.8.d – Even though this project is on its own parcel, it is recognized as a single site with Parcel 140-36-3550 (McDonald’s) due to shared access, and will require the following: 1. City of Tucson “Covenant Regarding Development and Use of Real Property” to be submitted with the DP, and 2. Cross-access agreement with Parcel 140-36-3550. 5. COMMENT: Provide a parking calculations table for the entire site (McDonald’s and Panda Express). Electric Vehicle Supply Equipment (EVSE) requirements will apply due to the combined number of parking spaces provided exceeding 50. Ensure compliance with UDC 7.4.12 and clearly depict EVSE locations on the site plan.e. 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.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 – Per UDC Article 7.4.6.F.2, PAALs must be setback at least one-foot from a structure when the access lane or PAAL serves as a drive-through lane. Show the minimum required setback from the new building to the drive-through lane on the northwest face of the building. 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. 4. COMMENT: 2-06.4.9.R – Pedestrian circulation may cross drive-thru lane before entering stacking lane (as defined in UDC 7.4.7.). Clearly identify start of stacking lane and ordering / pick-up windows on site plan to ensure compliance with UDC Article 7.4.7.B.2. 5. COMMENT: Per the Technical Standards Manual Section 7-01.3.3., a continuous pedestrian circulation path is required to connect the areas within the development, which include but are not limited to all buildings, all bicycle and vehicle parking areas, all recreation areas, all dumpster areas, and all other common use areas. Clearly show a pedestrian circulation path on-site connecting the proposed Panda Express to the McDonald’s. 6. COMMENT: Provide a connection from the proposed sidewalk to the existing shared-use path (Julian Wash Greenway). Please reach out to Jesus Villezcas at Jesus.Villezcas@tucsonaz.gov to ensure coordination with the Department of Transportation and Mobility. ***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 Olga Salazar by email Olga.Salazar@tucsonaz.gov 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. |
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| 10/30/2025 | CDRC Review Coordinator Express | REVIEW COMPLETED | EXTERNAL REVIEWERS CDRC added: TEP, TAA, ADOT, ADDRESSING ENTITLEMENTS, SWG USPS, and PAG to the workflow. Review request email sent to TAA, ADOT, ADDRESSING and FYI email sent to, SWG USPS PAG. |
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| 11/20/2025 | Commercial Plumbing Standard | REVIEW COMPLETED | |||
| 11/17/2025 | External Reviewers - Arizona Department of Transportation (ADOT) Standard | REVIEW COMPLETED | Good Afternoon, ADOT has no comments on this DEV. Thank you for the opportunity to review and comment. |
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| 10/30/2025 | External Reviewers - Pima Association of Governments Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is require | ||
| 10/31/2025 | External Reviewers - Pima County Addressing Standard | REVIEW COMPLETED | Good morning, Pima County Addressing approves of TD-DEV-1025-00263. Thank you, David Wilging Planner I - Addressing Division Pima County Development Services 201 N. Stone Avenue 1st Floor Tucson, Arizona 85701 520-724-6381 |
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| 10/30/2025 | External Reviewers - Southwest Gas Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is require | ||
| 11/12/2025 | External Reviewers - Tucson Electric Power (TEP) Standard | REVIEW COMPLETED | 4350 E. Irvington Road Post Office Box 711, Tucson, AZ 85702 November 10, 2025 WO#T167935 City of Tucson Planning and Development Services Attn: CDRC Admin Team Dear CDRC Admin Team Subject: Panda Express TD-DEV-1025-00263 Tucson Electric Power Company (TEP) has reviewed and approved the development plan submitted 10/30/2025. There are no existing facilities within the development.NO APPARENT CONFLICTS Further: No easements or facilities within the development area. 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 Rodriguez (520) 991-5495 mrodriguez@tep.com Sincerely, Design Admins Design Admins Tucson Electric Power |
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| 10/30/2025 | External Reviewers - United States Postal Service (USPS) Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is require | ||
| 11/17/2025 | Fire New Construction Standard | REVIEW COMPLETED | |||
| 10/27/2025 | OK to Submit - Engineering Fast | REVIEW COMPLETED | |||
| 10/23/2025 | OK to Submit - Zoning Fast | REVIEW COMPLETED | |||
| 11/12/2025 | ROW Review | REVIEW COMPLETED |