Plan Review Detail
Plan Number: TP-ENT-0226-00004
Parcel: 141186770
Review Status: Approved
Review Details: ENTITLEMENT REVIEW v.1
Plan Number - TP-ENT-0226-00004
Review Name: ENTITLEMENT REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Transportation Landscape Review | APPROVED | ||||
| Streetcar Track Access Review | NOT REQUIRED | ||||
| Entitlement Review Coordinator Express | REVIEW COMPLETED | ||||
| Entitlements | REVIEW COMPLETED | Applicant is pursuing a rezoning/PAD/modification process and should request to withdraw this application. | |||
| Entitlements | REVIEW COMPLETED | ________________________________________ From: Maria Gayosso <Maria.Gayosso@tucsonaz.gov> Sent: Thursday, March 19, 2026 8:08 PM To: Reece DeMello <rdemello@waremalcomb.com> Cc: Therese Garcia <theresegarcia@costco.com>; John Beall <John.Beall@tucsonaz.gov>; Gabriel Sleighter <Gabriel.Sleighter@tucsonaz.gov>; Jeff Check <jcheck@waremalcomb.com> Subject: TP-ENT-0226-00004 – Costco Wholesale Special Exception Hello Reece, Could you please revise the materials to be reviewed by the DRB, no later than 4/6/2026, to include: A Shade Study depicting on a site plan the areas with shade provided, with calculations demonstrating compliance with UDC § 4.9.9.D.1.e, which indicates that landscaping shall include canopy trees or other shading devices to shade at least 65 to 75% of the sidewalks during the major part of the day (shadow pattern needs to be taken into consideration). Please note your project is currently scheduled for the 4/17/2026 DRB Agenda, since there are other projects already scheduled for the 4/3/2026 DRB Agenda. Thanks, and please let me know if there are any other questions: maria.gayosso@tucsonaz.gov. |
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| External Reviewers - Arizona Department of Transportation (ADOT) | REVIEW COMPLETED | Thank you for the opportunity to review this new special exception. ADOT has no comments. Rick Freije, M.S.C.E., P.E. Assistant Regional Traffic Engineer SOUTHERN REGION TRAFFIC 1221 S 2nd Ave. Tucson, AZ 85713 Office: 520.388.4203 Mobile: 520.576.8614 | azdot.gov |
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| External Reviewers - AZ State Land | REVIEW COMPLETED | ||||
| External Reviewers - COT Environmental Services | REVIEW COMPLETED | Proposed DP must include all dimensions and details of trash and recycle storage enclosures. Refer to TSM 8-01.5.2. Andy Vera (520) 837-3798 Andy.Vera@tucsonaz.gov |
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| External Reviewers - COT Parks & Recreation | REVIEW COMPLETED | ||||
| External Reviewers - Davis Monthan AFB | REVIEW COMPLETED | DMAFB planning staff has reviewed the proposed development plan for the Costco Retail on Old Vail Road. Although this site lies under the ADC-3 the requested use is a permitted use and will not negatively impact our flying mission. Kacey V/r B. Kacey Carter, DAFC, USAF ≡✪≡ Installation Community Planner 355th Civil Engineer Squadron/CENPL Davis-Monthan AFB AZ ☎DSN: 312-3291 ☎Comm: 520-228-3291 |
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| External Reviewers - PC RFCD | REVIEW COMPLETED | ||||
| External Reviewers - Pima Association of Governments | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Addressing | REVIEW COMPLETED | Pima County Addressing does not have comments on TP-ENT-0226-00004 Costco – Old Vail Road. | |||
| External Reviewers - Pima County Assessor | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Development Services | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Natural Resources | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Transportation | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Wastewater (RWRD) | REVIEW COMPLETED | ||||
| External Reviewers - Tohono Oodham | REVIEW COMPLETED | ||||
| External Reviewers - Tucson Airport Authority | REVIEW COMPLETED | This site does lie within 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 the below conditions of approval to be included within the approved special exception land use request. 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/external/portal.jsp Please do not hesitate to contact me if you have any questions or concerns regarding this comment letter. I may be reached by email at srobidoux@flytucson.com or by telephone at 520-573-4811. |
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| External Reviewers - Tucson Electric Power (TEP) | REVIEW COMPLETED | TEP has reviewed TP-ENT-0226-0004 Costco Old Vail and the comment response letter is attached. TEP has no objection to the project. Costco will need to contact TEP for new service. Thank you. Jenna Reilly Environmental and Land Use Planner II Tucson Electric Power Land Resources jenna.reilly@tep.com (520) 734-5488 |
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| External Reviewers - Tucson Unified School District (TUSD) | REVIEW COMPLETED | ||||
| Fire New Construction | REVIEW COMPLETED | ||||
| Historic | REVIEW COMPLETED | According to records available to the City Historic Preservation Office (HPO), the parcels have not been surveyed for cultural resources. The HPO recommends that a that a Class III archaeological survey be conducted by a qualified archaeological firm prior to ground disturbing activity. Additionally, per A.R.S. §41-865, if human remains or funerary objects are encountered during ground disturbing activities on private land, ground disturbance should be haulted and the Arizona State Museum Repatriation Coordinator must be notified (asm-repatriation@email.arizona.edu). See the following website for more information: https://statemuseum.arizona.edu/crm/human-burials-sacred-objects-and-you |
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| IPC - Entitlements | REVIEW COMPLETED | ||||
| IPC - Fire New Construction | REVIEW COMPLETED | ||||
| IPC - Site Engineering | REVIEW COMPLETED | 1. Provide a drainage report that demonstrates detention compliance with the Rita Ranch Master Drainage Plan. 2. Demonstrate compliance with first flush retention requirements for the site. 3. A floodplain use permit will be required for the disturbance in the floodplain. 4. The drainage report will need to establish a finished floor elevation that meets floodplain standards. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| IPC - Site Zoning | REVIEW COMPLETED | ||||
| IPC - Traffic Engineering | REVIEW COMPLETED | Kittelson submitted a Traffic Impact Analysis in support of the Old Vail Rd Costco development on 1/30/2026. Orsini provided comments on the TIA back to Kittelson on 2/13/2026. An updated TIA addressing the comments should be submitted as the project moves forward. Thank you! | |||
| Real Estate | REVIEW COMPLETED | The Real Estate Division has no objections to the request. | |||
| ROW Engineering Review | REVIEW COMPLETED | Private Improvement Agreement (PIA) with DTM will be required for ROW improvements. Traffic Impact Analysis will be required during the development package review. |
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| Signs | REVIEW COMPLETED | All signage must comply with current sign standards. | |||
| Site Engineering | REVIEW COMPLETED | 1. As this site is within the Rita Ranch Master Drainage area show how the site's drainage is in compliance with the master plan. 2. First Flush retention will be required for this site. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: COSTCO WHOLESALE (COSTCO), WILL DEVELOP A 22.35-ACRE VACANT SITE REQUIRING A LOT CONSOLIDATION PLAT TO COMBINE BLOCKS 4, 5, 6, 7 AND 8 OF THE FINAL BLOCK PLAT FOR RITA RANCH COMMERCE CENTER ACTIVITY NO: TP-ENT-0226-00004 ADDRESS: 9688 E OLD VAIL RD ZONING: HEAVY INDUSTRIAL ZONE (I-2) LAND USE: COMMERCIAL 2026.04.03 THE COMMENTS PROVIDED ARE PRELIMINARY AND ARE NOT TO BE ASSUMED AS A COMPLETE REVIEW OF THE PROPOSAL. DURING THE DEVELOPMENT PACKAGE REVIEW PROCESS, A FULL REVIEW WILL BE MADE BY THE SITE LANDSCAPE/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING. SITE LANDSCAPE/NPPO COMMENTS: 1. Per previous pre-application meeting under (TP-PRE-1025-00211) extensive and proactive coordination with the applicant and their consultants have taken place. The conversation and requirements included native plants, landscape and screening, parking area trees and commercial rainwater harvesting. Site landscape has no additional comments or concerns with this lot consolidation plat. Thank you. Chad Keller, PLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning | REVIEW COMPLETED | CDRC Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-ENT-0226-00004 Address: 9748 E Old Vail Rd Parcel(s): 141186730, 141186760, 141186750 Zoning: I-2 Overlay Zoning: ADC-3, NCZ-A TRANSMITTAL DATE: April 8, 2026 1. COMMENT: Include a note stating the proposed use is Retail – General Merchandise, Large Retail Establishment subject to use specific standard 4.9.9.D and 4.9.13.Q (UDC Table 4.8-5). 2. COMMENT: Correct the ADA parking calculation. Per UDC 7.4.6.D.2.a, parking spaces for individuals with physical disabilities must be provided and designed as required by the City of Tucson’s adopted Building Code. The IBC requires 2% of provided parking to be ADA compliant for developments providing 501-1,000 parking spaces. 17 parking spaces are required to be ADA accessible and 1 in every 6 accessible spaces is to be van accessible. 3. COMMENT: Clarify how the development will be meeting the requirements for Electric Vehicle Supply Equipment (EVSE) Per UDC Table 7.4.11-1, Retail – General Merchandise Sales, Large Retail Establishment, 5% of the provided parking spaces are required to be EV Installed and 10% are required to be EV Capable. 43 stalls are required to be EV Installed and 87 stalls are required to be EV Capable. The number of total EVSE required parking spaces may be reduced by installing Level 3 charging stations. Each installed Level 3 charging station meets the requirement for three EV charging spaces. It does not appear the proposal is meeting this requirement. To reduce the number of required EV Supply Equipment, a Board of Adjustments Variance will be required. 4. COMMENT: Correct the setbacks. Per UDC Table 6.3-5.A and UDC 6.4.5.C, the minimum required setbacks are as follows: East: 20’ from the existing property line. South: 0’ West: 0’ North: 10 feet from the existing or future property line. 5. COMMENT: The site is located within the Airport Environs Zone Overlay, Approach-Departure Corridor 3 (ADC-3) for Davis Montan Airforce Base, which requires non-residential land use groups to do exceed the maximum Floor Area Ratio of 0.20 of the project site area (UDC 5.6.8.C). Demonstrate compliance with this requirement. 6. COMMENT: General Merchandise Sales, over 100,000 square feet require 2 Type A Loading Area. See UDC 7.5.4 Design Criteria. If you have any questions, please contact me at Loran.Shamis@tucsonaz.gov. |
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| Sun Tran Review | REVIEW COMPLETED | ||||
| Transportation - Bike/Ped | REVIEW COMPLETED | ||||
| Tucson Water New Area Development | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. For development, a looped water system will be required. If such looping is not technically feasible, a written explanation of what legal and/or technical reasons prevent such looping must accompany the Master Water Plan when it is submitted for review. (A Letter of Variance) A Water master plan will need to be prepared for this project and submitted to Tucson Water and local Fire Department for review and approval. The master plan must show the water main layout and identify if there is construction phasing for the new water mains. The Water Master Plan and detailed Water Design Plan are separate submittals that must be made through Tucson Water’s electronic plan portal at https://www.tucsonaz.gov/water/tucson-water-electronic-file-submission, or can be combined into an “at risk” submittal. More information about Tucson Water’s Water Master Plan and detailed Water Design Plan processes can be found on-line at https://www.tucsonaz.gov/water/contractors-developers-and-engineers. Potentially serving this proposed project is a 16in CA (cement asbestos) potable water main (G zone) located on the north side of the parcel, right-of-way of E Old Vail Rd. Water pressure in this area is 47-54 PSI at an elevation of 2986ft. Water pressure can vary by an additional 5 psi +/-. If any new domestic water, irrigation water, or fire water services are needed to serve this proposed development, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov. The above comments are based on the limited preliminary information provided by the applicant and should not be construed as a complete review of the proposal. Any questions, comments or concerns about these comments may be directed to Kathryn Gerber (Engineering Manager) at Kathryn.Gerber@tucsonaz.gov. |