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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0126-00008
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0126-00008 • Pre-Application Conference Review v1 • 902 W MIRACLE MILE TUCSON, AZ 85705: Based on the information provided, TFD has the following comments: Separate Fire Construction and Fire Operational permits are required for UGST, permits can be applied for on TDC online, and any questions regarding these requirements can be submitted to Jesus Silva, jesus.silva@tucsonaz.gov / 520.837.7094 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | DTM Review Comments: 1) Show Future MS&R Width for Miracle Mile and Fairview 2) NEW Structures within Future MS&R will require Variance request 3) DTM Project - Fairview Ave Protected Bike Lane - 4) Sidewalk to be brought to PAG Standards 5) Driveways to be brought up to PAG 206 Standards - Concrete construction to back of Sidewalk. Not exceeding 2% cross grade 6) Fairview Driveway location should be Reviewed for proximity to Intersection - DTM Min set back is 150' - Traffic Impact Statement to be provided for design 7) NOTE Miracle Mile is ADOT shared Right of Way with City of Tucson, ADOT review will be required for any work along Miracle Mile Rd. Zane Swenson - Zane.Swenson@Tucsonaz.gov |
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| Site Engineering * | REVIEW COMPLETED | Permit: TP-PRE-0126-00008 Location: 902 W MIRACLE MILE Review Date: 1/27/2026 Installation of a new fuel canopy at the existing convenience store. 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: For the submittal of site plan for the development package (DP) please provide the following: 1. It will be required that both existing and proposed right of way (ROW) be shown on submitted site plan. Be aware of future ROW for MS&R: Miracle Mile (proposed 150 FT) and Fairview Av (proposed 76 FT) https://www.tucsonaz.gov/files/sharedassets/public/v/1/transportation-and-mobility/documents/major-streets-and-routes-map_nov_2025.pdf 2. Show sight visibility triangles (SVT) to be shown at entrances on Miracle Mile and Fairview Av for current and future ROW. TSM 10-01.5.0 3. Pedestrian circulation is required to connect all buildings, dumpster areas, common areas, and the sidewalk on all the street frontages. Demonstrate how this is achieved by connecting to street frontage along BOTH Miracle Mile and Fairview Av, as well as connecting to the trash enclosure. TSM 7-01.3.3 4. Provide space for two trash enclosures: solid waste AND recycle collection services. TSM 8-01.5.1.A Point of contact for Environmental Services: Andy Vera, Andy.Vera@tucsonaz.gov 5. Show downspouts and scuppers on site plan. Must match DP and building permit. This should be done for both existing and new buildings on the entire site as the expansion of this site is proposed to exceed 25%, triggering full compliance with standards set forth. TSM 7-01.4.1.E 6. Demonstrate how the vehicle use area is contained, either through curbing, barrier posts, etc. Regarding northwest section of the PAAL near the trash enclosure. UDC 7.4.6.H 7. Wheel stops are required at all parking spaces adjacent to the sidewalks as to not reduce the sidewalk path less than 4-FT. Sidewalks 6.5-FT or wider will not require wheel stops. Demonstrate dimension requirements for all parking spaces. UDC 7.4.6 8. Grading Plan to include cut and fill quantities and total area of disturbance. TSM 2-01.0.0 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 Dylan Molina. Dylan.Molina@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: INSTALLATION OF A NEW FUEL CANOPY AT THE EXISTING CONVENIENCE STORE ACTIVITY NO: TP-PRE-0126-00008 ADDRESS: 902 W MIRACLE MILE ZONING: C-2 COMMERCIAL ZONE LAND USE: COMMERCIAL FUEL AND STORE/FUEL CANOPY EXPANSION OF GFA 01.29.2026 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. SITE LANDSCAPE/NPPO COMMENTS: 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: 2. Buildings 10,000 Square Feet or Less On sites where the gross floor area of the existing building (s) is 10,000 square feet or less, expansions in square footage of land area, FLOOR AREA, lot coverage, or vehicular use area as follows. b. If the expansion is 50% or greater or if expansion as of February 15, 1991, cumulatively result in a 50% or greater expansion in land area, FLOOR AREA, lot coverage, or vehicle use area, the standards of this section apply to the entire site. APPROXIMATE EXPANSION OF FLOOR AREA FROM THE FUEL CANOPY IS 56 PERCENT. 2. A landscape plan set is required. Preparation of the landscape plans shall adhere to UDC 7.6. 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 Fairview and along Miracle Mile, 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 designed to the future ROW line. **THE STREET LANDSCAPE BORDER ON THE DEVELOPMENT SIDE OF THE ROW IS CURRENTLY 1.5’ IN WIDTH ALONG MIRACLE MILE. THE BORDER NEEDS TO BE 10’ WIDE. 5’ OF THE ROW CAN BE USED FOR PLANTING AND IRRIGATION IMPLEMENTATION WITH THE APPROVAL OF DTM LANDSCAPE ARCHITECT DAVID MARHEFKA - DAVID.MARHEFKA@TUCSONAZ.GOV. A MODIFICATION TO THE CURB LINE WILL NEED TO BE INCLUDED IN THE DESIGN TO PROVIDE ADDITIONAL WIDTH TO ACHIEVE COMPLIANCE FOR THE REQUIRED BORDER. IF THIS IS NOT AN OPTION, THEN A BOARD OF ADJUSTMENT VARIANCE WILL BE REQUIRED FOR RELIEF FROM UDC 7.6.4.C-2. PLEASE REACH OUT TO MARK CASTRO WITH PDSD FOR MORE INFORMATION ON THE VARIANCE PROCESS IF APPLICABLE FOR THIS PROJECT. MARK.CASTRO@TUCSONAZ.GOV 5. A drip irrigation plan and details are required for all proposed landscape planting areas. 6. 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. 7. 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. **DUE TO THE EXISTING NATURE OF THE IMPERVIOUS AREA ON THIS SITE, FULL COMPLIANCE WITH THE COMMERCIAL RAINWATER HARVESTING ORDINANCE WILL NOT BE A REQUIREMENT. DEPRESS ALL REQUIRED LANDSCAPE PLANTING AREAS 6” FOR RAINFALL ONLY CATCHMENT AND WHERE THE DRAINAGE PATTERN ALLOWS, PROVIDE CURB CUTS INTO THE REQUIRED STREET LANDSCAPE BORDER AREAS AND PARKING LOT TREE PLANTING AREAS. 8. Coordinate the Landscape Plan, Rainwater Harvesting Plan and the Civil Grading Plans to have identical water harvest infiltration area/basin size, grades/percent slopes, spot elevations and curb cut inlet and outlet locations. 9. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0. 10. **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 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Georgia Pennington, Lead Planner Parcel(s): 107-06-002K Zoning: C-2 Existing Use: General Merchandise Retail Proposed Use: General Merchandise Retail TRANSMITTAL DATE: 1/29/26 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 – Development Package. The Development Package is a separate submittal from the building permits, and the building permits cannot be approved until the Development Package is approved. 2. The existing zone is C-2. General Merchandise Retail is a permitted use in C-2, subject to 4.9.9.B.1. 3. Maximum Height: 40’ 4. Setbacks: The property is located at the corner of Miracle Mile and Fairview, Miracle Mile is identified as an arterial in Major Streets and Routes. Per UDC Article 6.4.5.C.2.a, For nonresidential and multifamily development abutting an Arterial or Collector Street the minimum required street perimeter yard is ten feet, as measured from the existing or future property line as determined by the adopted Major Streets and Routes Plan , whichever is greater. The proposed width of Miracle Mile is 150 feet. Currently the width is approximately 100 feet. Confirm with DTM regarding the future property line. Fairview: 20’ Side/Rear: 0’ 5. Motor Vehicle Space requirements (7.4.4): 1 Space per 300 sq ft GFA 6. Bike Parking Requirements (7.4.9): a. Short term: 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces. b. Long term: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces.05 space per bedroom. Minimum requirement is 2 spaces. 7. EV Parking Requirements (7.4.11) (one must be ADA): a. EV-Installed: 5% b. EV-Ready: None c. EV-Capable: 10% 8. Parking Area Access Lanes (PAAL) shall be 24 feet wide for 2-way traffic and fire access. 9. Comply with Section 7-01 Pedestrian Access in the Technical Standards Manual for new construction. 10. 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 Georgia.Pennington@tucsonaz.gov. |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. We identified an existing 5/8-inch potable water meter serving the parcel, with an existing fire hydrant on the corner. Based on the documents submitted, no utility changes are proposed for this project at this time. Water pressure in this area is 67-74 PSI at an elevation of 2338 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. |