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Plan Review Detail

Plan Number: TP-PRE-0126-00007
Parcel: 115070750

Address:
1742 N ORACLE RD

Review Status: In Review

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0126-00007
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: In Review
Review Date Reviewer's Name Type of Review Description Status Comments
DTM - Park Tucson * PENDING ASSIGNMENT
Design Review * REVIEW COMPLETED PDF file of Design Professional's preliminary IID review is available in TDC and PRO. If you have any questions, please let me know: maria.gayosso@tucsonaz.gov. Thank you.
Fire New Construction * REVIEW COMPLETED TP-PRE-0126-00007 • Pre-Application Conference Review v1 • 1742 N ORACLE RD TUCSON, AZ 85705:
Based on the information provided, TFD has the following comments:
1. Provide Knox access at gates, IFC 2024, 506.1.1
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Historic * REVIEW COMPLETED Subject property is located in the Miracle Mile Historic District and is a contributing historic building to this National Register Historic District. Should you choose to use the IID, the project will require Full Historic Review. For more information about the IID and Historic Review process and submittal requirements, see https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/special_districts_application_instructions_3.3.2025.pdf. Full Historic Review includes review by the Tucson Pima County Historical Commission, Plans Review Subcommittee (PRS) at a public meeting. Rehabilitation of the contributing historic buildings and any alterations, modifications, or additions to the property should be guided by the design standards set forth in UDC Section 5.8.9 and the Secretary of the Interior’s Standards. PROPOSED DEMOLITION: For projects utilizing the IID, contributing historic buildings are not permitted to be demolished. Given that a portion of the motel suffered fire damage, the applicant may be requesting partial demolition. A case will need to be made for the demolition with photographic documentation and a building condition assessment or equivalent by qualified historic preservation professional. Plans for reconstruction must meet the Secretary of the Interior's Standards. PROPOSED SITE WALL: Note that a tall, solid wall along Oracle Road is not likely to be approved. The open visual and physical connection of the historic roadside motel to the Miracle Mile is an important character-defining feature of this property. Provide design options for the wall that will maintain some visual connection. NEXT STEPS: A Courtesy Review with PRS is recommended for early input. For more information about historic review or to schedule a courtesy review, contact Desiree Aranda at desiree.aranda@tucsonaz.gov.
ROW Engineering Review * REVIEW COMPLETED *New driveway aprons shall be installed Per PAG 206. Curb returns not recommended for locations with less than 100 vehicle trips per day.
*Sidewalk shall be installed along W Lester and along W Elm St per PAG 200.
*ADA ramps shall be installed at Alley on both streets.
*Parking spaces on W Elm and W Lester shall not be painted out.
*Reduce width of 34' curb opening recommended to improve safety and efficiency within the public ROW. (shortens pedestrian crossing distance, improves visibility between drivers and pedestrians and cyclist. Additionally it encourages slower speeds when entering and exiting property)
daniel.urbina@tucsonaz.gov
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0126-00007
Project: Mixed Use Development
Location: 1742 N ORACLE RD
Review Date: 2/11/2026
Reviewer: Dylan Molina - Engineering Associate - Site Engineering
Related Cases: TD-DEV-1122-00015

*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 Standards Manual (TSM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code.*
City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes
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 (DSSDR) Link:
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf

Prior to submission of new development package (DP):
1. Withdraw existing DP: TD-DEV-1122-00015

Site Engineering Review Comments:
2. Prepare a Development Package (DP) submission with an updated site plan showing all existing site conditions and associated dimensions. AM 2-06.2
3. The proposed building footprint expansion of this site is to exceed 25%, triggering full compliance with standards set forth. Provide the additional details to the site plan for submittal to DP.
a. Show downspouts and scuppers on site plan. Must match DP and building permit. TSM 7-01.4.1.E
b. Pedestrian circulation is required to connect all buildings, dumpster areas, common areas, and the sidewalk on all the street frontages. This would need to be demonstrated to connect all structures on the site. TSM 7-01.3.3
c. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0
d. Show sight visibility triangles (SVT). TSM 10-01.5.0
e. Provide trash enclosure details. TSM 8-01.5.0 & TSM 8-01.9.0
f. Provide and design accessible parking spaces by City of Tucson’s adopted Building Code. UDC 7.4.6.D.2.a
g. Wheel stops will be required at all parking spaces adjacent to the sidewalks/pathways so as not to reduce the sidewalk path to less than 4 feet. Sidewalks that are 6 and a half feet or wider will not require adjacent parking spaces to have wheel stops. UDC 7.4.6
h. As the wall proposed for the keynote #13 is shown as 12 feet, it will be required that a separate wall permit be submitted for structural review. For the wall permit, please submit the structural calculations and drawings for the construction of the wall. Add the note: “Wall to be built under separate permit.”
i. PDMRs and TSMRs previously approved in DP (TD-DEV-1122-00015) will need to be resubmitted and reapproved based on previous approval if still needed.
This review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during submission process.

If you have any questions or concerns, please contact me, Dylan Molina, Marco Contreras, and/or Stephen Blood. Dylan.Molina@tucsonaz.gov, Marco.Contreras@tucsonaz.gov, Stephen.Blood@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: PRE-APPLICATION SITE PLAN OF EXISTING HOTEL TO PROPOSED COMMERCIAL DEVELOPMENT
ACTIVITY NO: TP-PRE-0126-00007
ADDRESS: 1742 N ORACLE RD
ZONING: COMMERCIAL ZONE (C-3); INFILL INCENTIVE DISTRICT (IID); GREATER INFILL INCENTIVE SUBDISTRICT (GIIS)
LAND USE: GENERAL MECHANDISE SALES/COMMERCIAL/CHANGE OF USE/GFA EXPANSION GREATER THAN 25% - FULL SITE LANDSCAPE CODE COMPLIANCE REQUIRED
02.10.2026

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.

INFILL INCENTIVE DISTRICT (IID) SITE LANDSCAPE COMMENTS:

1. *UDC 5.12.8 GENERAL IID ZONING OPTION DESIGN STANDARDS

An IID Plan under the IID zoning option design standards must demonstrate compliance with the following:

2. 5.12.8.B Streetscape Design
Streetscape design must comply with the street design standards in the Technical Manual and the Streetscape Design Policy.

3. UDC 5.12.8.B.2.a Shade
a. Except as provided below, shade shall be provided for at least 50% of all sidewalks and pedestrian access paths as measured at
12:00 p.m. on June 21 when the sun is 80 degrees above the horizon. Shade may be provided by trees, arcades, canopies, or shade structures provided their location and design characteristics are compatible with the historic and design context of the street and the architectural integrity of the building. The use of plantings and shade structures in the City right-of-way is permitted to meet this standard with the approval of the Transportation Department. The shade provided by a building may serve to meet this standard.

b. Exception
The PDSD Director may approve an IID Plan providing less than 50% shade where compliance is not feasible due to a project site's
location and/or building orientation and the applicant has made a reasonable attempt to comply with this standard.

GREATER INFILL INCENTIVE SUBDISTRICT (GIIS) COMMENTS:

4. 5.12.9. GREATER INFILL INCENTIVE SUBDISTRICT (GIIS)

B. Modifications of Underlying Development Standards
Except as provided in Subsection C below, the requirements in the following sections of the UDC may be modified up to 25 percent of
the dimension amount permitted by the underlying zoning: Article 6, Dimensional Standards and Measurements; Section 7.4, Motor Vehicle & Bicycle Parking; Section 7.5, Off- Street Loading; Section 7.6, Landscaping and Screening. Section 7.7, Native Plant Preservation may not be modified.

C. Exceptions
The following sections of the UDC may be modified in excess of 25 percent to the extent specified below upon findings by the PDSD
Director that the modification is consistent with Section 5.12.1, Purpose.

See UDC 5.12.9.C

a. Section 7.6, Landscaping and Screening:

b. Section 7.7, Native Plant Preservation may not be modified.

c. Except as required by Section 5.12.8.B, Development Transition Standards, a complete or partial exception to Section 7.6, Landscaping and Screening Standards, may be granted if *SHADE is provided for pedestrians and customers, such as along sidewalks, pedestrian circulation paths, and outdoor patios, in accordance with Section 5.12.6.A.2. The landscaping requirement may also be waived by the PDSD Director based on a written finding that the waiver is necessary to preserve the prevailing setback. *INCLUDE A SHADE STUDY AS PART OF THE SITE LANDSCAPE DEVELOPMENT PACKAGE.

d. Any one or more of the following types of landscaping and may be used to comply with this section:

(1) Existing landscaping
(2) Shade trees in the right-of-way
(3) Green walls or green roofs; and/or
(4) Shade, such as awnings

STANDARD COMMERCIAL DEVELOPMENT SITE LANDSCAPE/NPPO COMMENTS, ONLY APPLICABLE IF NOT OPTING INTO THE IID:

1. UDC 7.6.2. APPLICABILITY
The provisions of this section apply to the following:
A. All new development; and,
B. Expansion of existing development, as provided below:

1. Buildings Greater Than 10,000 Square Feet
On sites where the gross floor area of the existing building (s) is more than 10,000 square feet, expansion in square footage of land area, floor area, lot coverage, or vehicular use area as follows:

b. If the expansion is 25% or greater or if expansion as of February 15, 1991, cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the entire site. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10.

2. A landscape plan set is required. Preparation of the landscape plans shall adhere to UDC 7.6.4 and Administrative Manual 2-10.

3. Parking lot canopy trees are required at 1 tree for every 4 parking spaces provided, see UDC 7.6.4.B. Structurally covered parking spaces do not count toward the ratio, see UDC 7.6.4.B.1.c.(8). Trees are to be distributed evenly throughout the parking area, see UDC 7.6.4.1.a.(1). See Technical Standards Manual 5-01.3.0 for additional landscaping in vehicular use area requirements.

4. A street landscape border is required along Oracle Rd, Lester St, and Elm St, per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C. Commercial land use along MS&R and non-MS&R requires a 10’ street landscape border.

5. A drip irrigation plan and details are required for all proposed landscape planting areas.

6. 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) for review and approval if applicable for this project.

7. 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.

8. A Commercial Rainwater Harvesting plan is required: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. The Rainwater Harvesting Plan shall consist of two elements: a Site Water Budget and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements requires coordination between project managers, site engineers and landscape architects from the inception of the project. The two elements of the Rainwater Harvesting Plan shall illustrate water harvesting how will meet 50% of annual landscape water demand, as required by the ordinance.

9. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades/percent slopes, spot elevations and curb cut inlet and outlet locations.

10. Maximize rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area.

11. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0. Or see City of Tucson Ordinance 10597 -- Sec. 6-182. Rainwater Harvesting Plan: Number 3 (a) A separate water meter connected to the main water supply; or (b) An irrigation sub-meter.

12. **If it is determined that any of the above provided site landscape standards cannot be met due to the nature of the development, then a Design Development Option (DDO) may be an option to gain partial relief from some landscape requirements, see UDC 3.11.1.B.3 for landscape and screening modifications allowed. A Board of Adjustment Variance to the UDC site landscape requirements is also a viable alternative. Please reach out to Mark Castro or Georgia Pennington with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov – Georgia.Pennington@tucsonaz.gov

Thank you.
Chad Keller, RLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal

FROM: Bobby Parsons, Planner
PDSD Zoning Review

PROJECT: Pre-submittal meeting TP-PRE-0126-00007
Address: 1742 N. Oracle Rd. Tucson, AZ 85705
Zoning: C-3
Existing Use: Travelers Accommodation - Lodging
Proposed Use: Mixed Use (General Merchandise Sales, Multifamily)

TRANSMITTAL DATE: 2/12/2026

COMMENTS:

1. The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. Building permits can be submitted and reviewed concurrently with the development package but the building plans cannot be approved until the development package is approved and the building plans are reviewed for consistency.

2. TD-DEV-1122-00015 is still active and currently in approved status. Please withdraw this permit prior to initiating a new development package.

3. It appears the increase in gross floor area is at least 25%, and as such, the entire site would be required to come up to current development standards.

4. General Merchandise Sales (excluding Large Retail Establishment) is a permitted use in this zone subject to Use Specific Standards 4.9.9.B.1.
Multifamily is a permitted use in this zone.

5. Per UDC Table 6.3-4.A, the following Dimensional Standards apply to the C-3 zone:
a. Minimum lot size: 0
b. Maximum lot coverage: N/A
c. Maximum height: 75’
d. Setbacks for the C-3 zone:
I. Front Street = 10’ (for nonresidential abutting an arterial or collector street)
II. Side Streets = 20’ (for nonresidential abutting a local street)
III. Rear = Nonresidential use to nonresidential zone = 0’

6. The project needs to comply with UDC 7.4.6. regarding motor vehicle use area design.

7. Ensure compliance with UDC Table 7.4.4-1: Minimum Number of Motor Vehicle Spaces Required. If the minimum required number of parking spaces cannot be met, an Individual Parking Plan (IPP) can be requested. Please see comments from Mark Castro as it relates to the IPP. Also, based on the proposed 43 parking spaces, a minimum of 2 ADA (1 van accessible) spaces will be required.

8. EV Requirements for the proposed new parking spaces (UDC 7.4.11):
a. EV Ready (multifamily)= 10%
b. EV Capable (multifamily) = 20%

9. Bicycle parking must meet the minimum requirements of UDC Table 7.4.8-1.

10. The project must comply with TSM 7-01.3.0, which requires a pedestrian circulation path that connects all public areas of the site (including any trash enclosures), as well as pedestrian connectivity to the street.

11. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the review process, a full review will be made by Zoning to assure compliance with the applicable UDC development criteria and Technical Standards.


If you have any questions, please contact me at Robert.Parsons@tucsonaz.gov.
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
Serving this new parcel is a 6” (A-zone) water main located on the east side of the parcel within the ROW of N Oracle Bl. Water pressure in this area is 55-62 PSI at an elevation of 2364 ft. 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.
Zoning Administration * REVIEW COMPLETED An Individual Parking Plan (IPP) is an option that can be used to reduce the required number of vehicle parking spaces. This project is located within 400’ of R-2 zone and is subject to the 400’ Notice Procedure (UDC Section 3.3.5). A neighborhood meeting is required prior to submittal of an application. The IPP Narrative, sealed by a design professional licensed by the State of Arizona, must include the information as outlined in UDC Section 7.4.5.A.4.a – m.