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Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE NEW v.5
Permit Number - TD-DEV-1124-00305
Review Name: DEVELOPMENT PACKAGE NEW v.5
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/23/2025 | Site Landscape | APPROVED | |||
| 04/23/2025 | CDRC Post Review Express | PENDING ASSIGNMENT | |||
| 04/15/2025 | Commercial Plumbing | REQUIRES RESUBMIT | Comment not addressed. [Second comment: Dimensioned easement and/or joint use agreement for connection to private sewer collection system not found in the current submittal.] [Initial comment by Mark Masek: Provide dimensioned easement and/or joint use agreement for sewer connection outside of the property line. Sections 107.2.1 and 107.2.6, IBC 2018.] | ||
| 04/23/2025 | Site Engineering | REQUIRES RESUBMIT | 1. I don’t see previous engineering comments addressed in the comment response letter, make sure to include a response to this round of comments in the next submittal. 2. The use of a dry well will be acceptable for this project on the condition that the Dry Well Standards are met from section 4.19 of the Design Standards for Stormwater Detention and Retention Manual. Please include a letter in the next submittal addressing each standard found in section 4.19 and how it is being met along with details on how the site will function if the dry-well fails or is not installed including drain-down times without the drywell. 3. Show the dimension of the bio-retention basin from the foundation of the building to demonstrate recommendations from the geotechnical report are being followed concerning drainage in close proximity to the foundation. 4. Show pedestrian circulation connectivity to the surrounding existing development. 5. The waste stream calculations indicate the use of APCs but show larger bins on the site plan, clarify what is being proposed and show the details of the trash enclosure to ensure it complies with TSM section 8-01. Note that the use of APCs are not allowed on commercial development without prior approval from Environmental Services. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| 04/18/2025 | Site Zoning | REQUIRES RESUBMIT | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Ramiro Olivarez – Planner PDSD Zoning Review Section PROJECT: Dutch Bros. Coffee - 170 S HOUGHTON RD | C-1 Development Package (3rd Review) TD-DEV-1124-00305 TRANSMITTAL DATE: 04/11/2025 DUE DATE: 04/11/2025 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 27, 2024. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS) Section CONTENT REQUIREMENTS 2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx). 1. COMMENT: In the title block for pages 16 through 21 list the applicable sheet numbers, i.e. 16 of 21, 17 of 21, etc.. FOLLOW UP TO COMMENT 1: This comment does not appear to have been addressed in full and is still applicable. Annotate the surveyor sheet to reflect the index of sheets. (i.e., sheet 2 of 21 and sheet 3 of 21) 2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, TSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet. 2. COMMENT: If applicable add any additional case numbers as noted by the Standard above. FOLLOW UP TO COMMENT 2: A Board of Adjustment Variance is being applied for. List the Board of Adjustment Variance case number in the lower as noted by the Standard above. FOLLOW UP TO COMMENT 2: Clarify the Scenic Corridor Zone case number TCE-PRE-0724-00166. This is not a case number that could be verified in our system. Is it supposed to be TP-PRE-0724-00166? 2-06.4.7 - General Notes The following general notes are required. Additional notes specific to each plan are required where applicable. 2-06.4.7.A - Zoning and Land Use Notes 2-06.4.7.A.2 - List the gross area of the site/subdivision by square footage and acreage. 3. COMMENT: Due to right of way acquisition the sq of this site has changed based off the Pima county assessors information. Using the Pima County Assessors information for all parcels on this site, the gross area of the site equals 376,093 sq. ft. 4. COMMENT: List the gross area of the overall Plaza contiguous site, that includes addresses 130, 150, and 30 S Houghton Rd. FOLLOW UP TO COMMENT 4: This comment is still applicable. Due to right of way acquisition the sq of this site has changed based off the Pima county assessor’s information. Using the Pima County Assessors information for all parcels on this site, the gross area of the site equals 376,093 sq. ft. 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. 5. COMMENT: The building setback dimension is 58’ and is not in compliance with UDC 5.3.5 Structure Height. Per UDC 5.3.5.A “The maximum height of a structure is one-third the distance of the structure from the future right-of-way line” not to exceed 30’ in height for nonresidential uses. 24’ (building height) * 3 = 72’ building front street setback, minimum. On Sheet 1, under the project data, correct to front street setback to 72’ measured from the future Right-of-Way (current). The setback was calculated from the noted height (24’) on the building elevation sheet. In the Scenic Corridor Zone “the vertical distance of a building is measured from design grade, at all points within the building footprint, to the highest point on a roof. Any wall extending above the roof, such as a parapet wall or a fire wall, is considered part of the roof for purposes of measuring height.” (Per UDC 6.4.4. Height.) 6. COMMENT: This site is adjacent to the Scenic Corridor Zone. The building setback provided does not comply with one-third the distance of the structure from the future right-of-way line for building setback (72’). At minimum, a Board of Adjustment variance will be required. For additional information on the Board of Adjustment process please contact Mark Castro at mark.castro@tucsonaz.gov. FOLLOW UP TO COMMENT 6: Zoning acknowledges a Board of Adjustment variance is being requested. The above comment will remain until a Board of Adjustment variance has been approved. Zoning cannot approve this Development Package until the Board of Adjustment variance has been approved. If approved, the Board of Adjustment variance case number shall be provided adjacent to the title block on each sheet. See related comment 8 above. *See Zoning Modifications - Variance Standard Comment: “Zoning has identified an item that requires a variance. A Board of Adjustment Variance is processed in accordance with UDC Section 3.10.3. As such, a pre-application meeting and neighborhood meeting is required prior to the submittal of an application. To request a pre-application meeting, please apply for "Pre-Application Conference" at TDC Online. If you have questions, you can email me at Mark.Castro@tucsonaz.gov” *This comment shall remain until the Board of Adjustment Variance has been granted. 7. COMMENT: Demonstrate on the plan that the calculation requirements of UDC Article 5.3.6 Siting and View Corridors are met on the Horizontal Control plan. The existing south corridor will not be affected. FOLLOW UP TO COMMENT 7: This comment is still applicable. The corridors could not be verified on the plan. Please clarify where the corridors are located for this project. (Is it located along the southside of this project?) 2-06.4.7.A.6.a - List additional applications and overlays, by case number (if applicable), in lower right corner of each sheet. As a general note provide the type of application processed or overlays applicable, a statement that the project meets the criteria/conditions of the additional application or overlay, the case number, date of approval, what was approved, and the conditions of approval, if any. 8. COMMENT: If applicable, add any case number in the lower right corner of all sheets as noted by the Standard above. FOLLOW UP TO COMMENT 8: If approved, the Board of Adjustment variance case number shall be provided adjacent to the title block on each sheet. See related comment 8 above. 2-06.4.7.A.8 - For development package documents provide: 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, 9. COMMENT: Provide the information as noted by the Standard above on the cover sheet of site plan sheet. FOLLOW UP TO COMMENT 9: Aerial views show an outdoor seating area expansion located between buildings 2 and 3. This area shall be included in the calculations and reflected in the total parking calculations 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. 10. COMMENT: Provide the entire site calculations as noted by the Standard above. FOLLOW UP COMMENT: Aerial views show an outdoor seating area expansion located between buildings 2 and 3. This area shall be included in the calculations and reflected in the total parking calculations as noted by the Standard above. Documentation for this expansion cannot be verified. 2-06.4.8 - Existing Site Conditions 2-06.4.8.B - All easements shall be drawn on the plan. The recordation information, location, width, and purpose of all easements on site will be stated. Blanket easements should be listed in the notes, together with recordation data and their proposed status. Should an easement not be in use and be proposed for vacation or have been abandoned, so indicate. However, should the easement be in conflict with any proposed building location, vacation of the easement shall occur prior to approval of plan unless written permission from easement holder(s) is provided. 11. COMMENT: If applicable to this parcel, provide the information as noted by the Standard above. FOLLOW UP TO COMMENT 11: This comment does not appear to have been addressed and may still be applicable to be depicted on the plan set. 12. COMMENT: Provide the recordation information for the cross access easement. FOLLOW UP TO COMMENT 12: This comment does not appear to have been addressed and is still applicable to be listed on the plan set. The depicted easement information does not list the docket and page. Please list on the site plan the docket and page easement information. 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. 13. COMMENT: Provide the information as noted by the Standard above. This information should be annotated on the site plan, Not the aerial site plan. FOLLOW UP TO COMMENT 13: This comment does not appear to have been fully addressed and is still applicable. Annotate the recordation data for Houghton Rd on the horizontal control plan, sheet 8. 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.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. 14. COMMENT: Provide the information as noted by the Standard above. FOLLOW UP TO COMMENT 14: This comment does not appear to have been addressed. Adjacent zoning, including east of Houghton Rd shall be identified and annotated on the site plan sheets. 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. 15. COMMENT: In order to verify the total number of parking spaces are met for the site: List the total square footage of each building/suite and list each use. Provide the parking calculations for each building/suite and use. FOLLOW UP TO COMMENT 15: For the movie theater (Entertainment use) list the total number of fixed seats. In order to verify the parking or this use can be parked at 1 space per 50 sq. ft. GFA. Shopping center is not a specific use in the UDC for the purpose of identifying the specific use and parking calculations. Identify the individual uses within each building (i.e. retail, office, medical use, etc.) in order to verify the parking ratio for each use. Remove the adjustment factor and adjusted parking required as these parking factors are no longer used in the current version of the Unified Development Code. (If needed an Individual Parking Plan process may be pursued to reduce parking requirements to match existing parking but to include the new development and its new vehicle parking.) The seating area located between buildings 2 and 3 is an increase in gross floor area and needs to be reflected in the parking calculation for building 3 as a use expansion. The use expansion requires additional parking and must be included in the parking calculations. (The parking ratio for the use expansion is the same as for the food service/restaurant 1/50) 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. 16. COMMENT: Dimension and detail the bicycle parking facility pad area on sheet 8 or add a dimensional detail of the bicycle parking facility pad area on sheet 13, in compliance with UDC 7.4.9.E. FOLLOW UP TO COMMENT 16: On the site plan sheets label and dimension the length and the width of the short-term bicycle facility (rack and pad). 2-06.4.9.M - Grading Plan 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). 17. COMMENT: Add and label the information as noted by the Standard above. FOLLOW UP TO COMMENT 17: Annotate the height of the structure within the footprint of the building as noted by the Standard above. 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. 18. COMMENT: Demonstrate pedestrian circulation connectivity to the existing site development as noted by the Standard above. FOLLOW UP TO COMMENT 18: Zoning acknowledges the on-site pedestrian circulation connection is not being depicted on the site plan sheets. However, the pedestrian circulation is being proposed by connecting the Dutch Bros. pedestrian circulation to the Houghton Rd sidewalk and reconnecting to the on-site pedestrian circulation at the south main entrance of the site, which provides on-site pedestrian circulation and connection. In order to provide on-site pedestrian circulation connection as proposed an application for review and approval of a Technical Standards Modification Request (TSMR) will be required. For further information on the TSMR application process please contact Nicholas Ross at Nicholas.Ross@tucsonaz.gov. 2-06.4.9.V - For gang mailboxes indicate location to assure there are no conflicts with other requirements, such as pedestrian accessibility, utilities, and landscaping. 19. COMMENT: Address the comment as noted by the Standard above. FOLLOW UP TO COMMENT 19: Previous comment was not addressed and is not addressed in the comment response letter. If mail is to be delivered to the building, then indicate that with a general note or keynote. If mail is to be delivered to a gang mailbox, then draw and label the gang mailbox’s location on the site plan sheets. 20. COMMENT: Additional zoning comments may apply on the next submittal based on the corrected resubmittal and response to zoning comments. Approval of the Board of Adjustment Variance and of the Technical Standards Modification Request will be required prior to Zonings approval of this Development Package. If you have any questions about this transmittal, please contact Ramiro Olivarez at Ramiro.Olivarez@tucsonaz.gov RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Corrected development package. |
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| 04/23/2025 | TSMR/PDMR - Engineering | REQUIRES RESUBMIT | 1. Please submit a narrative explaining what Technical Standards Modifications are being requested and justification for the modifications. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| 04/14/2025 | TSMR/PDMR - Zoning | REQUIRES RESUBMIT | It is unclear what the TSMR/PDMR request is for. Please resubmit with a narrative indicate which standards are being requested to be modified. | ||
| 04/18/2025 | Zoning Modifications - Variance Standard | REQUIRES RESUBMIT | The variance application cannot be accepted at this time. Please refer to previous comment. A pre-application meeting and neighborhood meeting is required prior to submittal of an application. Previous Comment: Zoning has identified items that require variances. A Board of Adjustment Variance is processed in accordance with UDC Section 3.10.3. As such, a pre-application meeting and neighborhood meeting is required prior to the submittal of an application. To request a pre-application meeting, please apply for "Pre-Application Conference" at TDC Online. If you have questions, you can email me at Mark.Castro@tucsonaz.gov |
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| 04/04/2025 | CDRC Application Completeness Express | REVIEW COMPLETED |