Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0126-00011
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-0126-00011 • Pre-Application Conference Review v1 • 3338 E FORT LOWELL RD TUCSON, AZ 85716: Based on the requested information, please see responses below. • Are there requirements for provide a fire truck turnaround? We have already designed around the required turnaround radius for waste pickup. Dead ends over 150' require a turnaround (IFC 24, D103.4) • Are there requirements for the new building to be within a certain distance of city fire hydrants? If the building is not within the required distance, would that trigger a requirement for an interior sprinkler system? The sprinkler requirement is based on distance to hydrants and required fire flow as well as building and occupancy type, typically 400' to a hydranNo,but based on construction type and square footage more than one hydrant may be required (IFC 24, 507.5, B105.1(2)) • We are proposing fencing at the front of the site for privacy. Are there any signage or address identification requirements at the site entrance? No, but gates will require Knox access. Key Switch for electric gates. • Are sprinklers required for a new commercial project with 1,693 SF of conditioned space? The proposed use is a commercial kitchen / fine dining restaurant. This should only require one hydrant, and no sprinklers. Occupant load could over 100, would require fire sprinklers. Please reach out with any additional questions. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | DTM Review Comments - 1) Driveway entrance needs to be brough up to Standard meeting PAG 206, with sidewalk being built out to the rear of driveway (PAG 200) in order to maintain ADA compliance and cross slope not to exceed 2%. With full Concrete construction to back of Sidewalk. 2) Damaged or missing panels with in Sidewalk or Driveway will need to be replaced. 3) All work within the City ROW will require a separate ROW permit submission at the time of work. 4) Any unused Curb cuts with in Right of Way will require to be closed and restored to PAG Standards for Sidewalk and Curb Line. 5) When submitting DP Permit plans please call out Existing & Future ROW lines. Refer to MS&R update for confirmation of limits Thank you Zane Swenson zane.swenson@tucsonaz.gov |
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| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0126-00011 (PRE-APP-Review) Project: CCT Project – Restaurant Location: 3338 E Fort Lowell RD Review Date: 2/5/2026 Reviewer: Dylan Molina – Engineering Associate - Site Engineering **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 Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf Comment regarding DG: 1. Compacted Gravel would be allowable for parking surfacing if an ADA-approved geogrid is used for stability. It’d be required that all standards are met such as maximum slope, parking area drainage, and everything else discussed in UDC 7.4.6.I.2 Site Engineering Review Comments: 1. A Drainage report will be required to show full compliance with first flush retention/balanced basin detention requirements. Refer to the Design standards for Stormwater Detention and Retention Chapters 2, 3, & 4. Drainage report content and format requirements can be found in chapter 10 of the DSSDR as well. 2. A grading plan with cut/fill quantities and area of disturbance will be required. If area of disturbance is greater than one acre, A Storm Water Pollution Prevention Plan (SWPPP) and dust control permit will be required for this development. TSM 2-01.0.0 3. A concrete service apron shall be constructed six inches thick with a minimum of 2% slope away from the enclosure. TSM 8-01.5.2.G 4. Provide a detail displaying trash truck maneuverability for the trash enclosure in compliance with Technical Standards Manual, show it falls in compliance with back-up requirements. The maximum back-up distance for the collection vehicle shall be 80 feet measured from the front of the collection vehicle. TSM 8-01.5.3 and TSM 8-01.5.3.F 5. The detail for the waste enclosure must match the site plan for development package and building permit (the current detail shows surface with concrete 10-FT beyond walls where doors open). Parking Area Comments: 1. As proposed, the DG for the parking area and pathways does not meet the standards as found in TSM 7-01.4.3.C.6 and UDC7.4.6.I.2 2. Demonstrate how the parking spaces will be delineated referring to UDC 7.4.6.G. 3. Any unused curb-cuts will be required to be closed through a separate ROW permit. 4. Demonstrate throat length compliance in accordance with Access Management Guidelines 5.11; the length must be 60 feet or greater. Based on current measurements done with the scaling provided, it appears the north most customer parking spaces conflict with said compliance. City of Tucson Transportation Access Management Guidelines: https://www.tucsonaz.gov/files/sharedassets/public/v/1/transportation-and-mobility/dtm/documents/cot-access-management-guidelines_update_december_2011_final.pdf Pedestrian Circulation Comments: 1. Compacted decomposed granite cannot be used for construction of a required sidewalk system. TSM 7-01.4.3.C.6 2. Sidewalks associated with PAALs must be physically separated from any vehicular travel lane by means of curbing, separation (minimum six inches), barriers, railings, or other means, except at designated crosswalks. TSM 7-01.4.2 3. Clearly show downspouts and sidewalk scuppers. to ensure that stormwater from roof drains, up to and including flow from the ten-year storm event, does not pass over sidewalks. This should be done for both existing and new buildings on the entire site. TSM 7-01.4.3E 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 at 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: GENERAL UNDERLYING ZONING AND CCT PROJECT PRE-APPLICATION CONFERENCE ACTIVITY NO: TP-PRE-0126-00011 ADDRESS: 3338 E FORT LOWELL RD ZONING: C-1 COMMERCIAL ZONE LAND USE: RESTAURANT 02.04.2026 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. GENERAL SITE LANDSCAPE/NPPO COMMENTS: 1. A NPPO Waiver is required per UDC 7.7. SEE UDC 7.7.3. APPLICABILITY; UDC 7.7.4 NPPO GENERAL PROVISIONS AND STANDARDS; UDC 7.7.4.C. PLAN APPROVAL PRIOR TO PERMITTING; UDC 7.7.4.D. PROFESSIONAL EXPERTISE 7.7.5.C.5; ALSO SEE AM 2-11.3.0 PERMITTED EXCEPTIONS. PDSD will provide the applicant with the NPPO Waiver form upon request. COPY THE FOLLOWING LINK INTO YOUR INTERNET BROWSER FOR ACCESS TO THE NPPO WAIVER: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf 2. 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. 3. A landscape plan set is required. Preparation of the landscape plans shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 4. 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. 5. An interior landscape border is required on the east, south and southwest property boundaries of the site per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C. Commercial land use adjacent to Residence zone requires a 10’ interior landscape border and a 5’ masonry wall located on the property line. **THE RESIDENCES TO THE EAST APPEAR TO ALREADY HAVE MASONRY WALLS, AND A WALL DIRECTLY ADJACENT TO A WALL IS NOT THE DESIRED OUTCOME. FIELD VERIFY THE EXISTENCE AND CONDITION OF THE WALLS CURRENTLY RELATED TO THE ADJACENT PROPERTIES AND PROCEED WITH DESIGN WORK AS NECESSARY TO CREATE THE APPROPRIATE SCREENING APPLICATION. 6. A street landscape border is required along Fort Lowell Rd, 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. 7. A drip irrigation plan and details are required for all proposed landscape planting areas. 8. 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. 9. 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. 10. 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 and how it will meet 50% of annual landscape water demand, as required by the ordinance. 11. Coordinate the Landscape Plan, Rainwater Harvesting Plan and the Civil Grading Plans to have identical depressed landscape areas (basin) size, grades, spot elevations and curb cut locations. 12. 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. 13. 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. 14. **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 IF APPLICABLE TO THIS SITE: COMMUNITY CORRIDORS TOOL (CCT) SITE LANDSCAPE REQUIREMENTS: SEE SECTION 5.11.6 DEVELOPMENT STANDARDS OF THE ADOPTED ORDINANCE NO 12152. TYPE 2 PROJECT SITE LANDSCAPE REQUIREMENTS: 1. Streetscape features 2. Public spaces 3. Parking requirements Streetscape Features a. When Type 2-4 projects are proposed with more than 75 ft of corridor street frontage, sidewalks and street landscape areas shall be provided on all existing and new public and private streets. The minimum width of sidewalk and landscape areas is provided below based upon street type. Information on the street types may be found in the Department of Transportation and Mobility Street Design Guide *(1) Urban or Suburban Thoroughfare: 8 feet sidewalk, 10 feet landscape border b. Sidewalk and landscape areas are required for the length of the corridor street frontage of the site. Sidewalks must be designed to connect to existing sidewalks at the termination of the site boundaries. c. Sidewalk and landscape areas which are provided beyond a project site’s frontage along an existing street may substitute for shading requirements per Section 5.11.6.E.1. and public space requirements per Section 5.11.6.E.3. Once 100 linear feet of streetscape improvements are provided beyond the site’s frontage, shading requirements are considered fully substituted. For each 50 linear feet of streetscape improvements which are provided beyond the site’s frontage, 500 square feet of public space may be substituted. An agreement granting permission to construct and assuming future maintenance responsibility shall be recorded with any affected property owners along the frontage area. d. Along the existing City corridors, there are a variety of conditions and creative solutions will be necessary. In many cases, existing sidewalks or landscape areas may already exist. In some cases, combining (widening) existing and required areas will be feasible and desired, in other cases it will be more appropriate to duplicate required areas on private property. Preference will be given to designs which prioritize a safe and enjoyable experience for pedestrians with landscaping serving as a buffer from automobile traffic. Final placement of required sidewalks and landscape areas will be determined in consultation with PDSD and DTM staff. e. Required street landscape borders and sidewalks may be located entirely within the adjacent right-of-way area or within the Major Streets and Routes right-of-way area with approval of the City Engineer or designee. Maintenance shall be the responsibility of the adjacent property owner. f. Sidewalks provided on private property shall be connected to any sidewalks, bike infrastructure, or on street parking located in the public right-of-way. g. Outdoor seating, dining areas, and landscaping may be located in the sidewalk area where minimum accessible width around the design feature can be provided per U.S. Access Board Public Right-of-Way Accessibility Guidelines. *h. Street landscape borders as required per section 7.6.4 shall be modified per the CCT to require one canopy tree for every 25 linear feet of landscape border or fraction thereof, excluding vehicular ingress or egress points. Trees shall be planted in an unpaved depressed planting area, which must be a minimum of 100 square feet in area and 8 feet in width. *i. Street landscape borders provided as part of CCT development project shall serve to meet the requirements of Section 7.6.4. *3. Public Spaces *a. Public spaces shall be provided for all development projects. The minimum amount of public space is based on project type and size. *(3) Type 2 project, more than 1 acre: 5% of total site area *b. Public spaces are intended for community gathering focal points and may be provided as plazas, courtyards, enhanced walkways, pocket parks, or other areas. Public spaces may be in different areas of the project, but each space must be a minimum of 300 square feet of usable space with a minimum width of 15 feet. Public spaces shall not be leftover areas of the site and may not include parking, loading, or maintenance areas. *c. Public spaces shall be designed with the following: (1) Features which provide for active observation on the majority of the public spaces’ sides. This shall include ground floor building entrances and windows. When a commercial or retail space is proposed, outdoor dining, vendors, or outdoor retail displays would also be appropriate. *(2) Connections to the space from the site and to nearby areas; and *(3) Lighting which is uniform and provides for safety. *d. Plazas or parks shall incorporate at least three (3) of the following features to activate the area: (1) Seating that is a minimum sixteen (16) inches in height and thirty (30) inches wide. Ledge benches shall be a minimum thirty (30) inches deep. (2) 50% shade (3) Water features (4) Public art (5) Outdoor eating areas or food vendors (6) Playgrounds or play features (7) Splash pads (8) Recreational equipment (9) Bike amenities e. Public spaces may be private or semi-private. For residential development, half of the required public space may be provided within private or resident-only areas located on the ground floor or street level. *For nonresidential development, patron-only spaces such as restaurant seating may also serve as required public space. *f. Commercial rainwater harvesting is required for projects meeting the criteria of Technical Standards Manual 4-01. as follows: *(2) Type 2 and 3 projects: only required for new landscape areas. *New landscape areas must be depressed 6 – 9 inches to maximize water harvesting. If hardscape is removed or reconfigured it must be redesigned to create positive drainage towards landscape areas and any curb cuts that feed water harvest infiltration areas. Other standards of TSM 4-01. Shall not apply. Modifications to this standard may be granted by the Landscape Architect when negative drainage impacts are created related to existing conditions. *g. Interior landscape borders required per Section 7.6.4. may be satisfied by providing public spaces in accordance with this section, except for landscape borders required adjacent to residential zones on the site boundary. *EAST INTERIOR LANDSCAPE BORDER REQUIRED. 5.11.6.G.3 PASSENGER VEHICLES a. Parking lots *(1) New parking lots or garages shall be situated to the rear of a building. If placement to the rear is not feasible, the parking lot or garage shall be located with the lesser dimensional width facing the street and shall include enhanced landscaping on the street-facing side that includes 75% coverage with vegetative ground cover. (5) Parking lots which have any frontage along a street shall be screened by a minimum 29-inch masonry wall. (6) Parking lots shall provide canopy trees as follows: a. Parking lots in Type 1 and 2 projects with 10 or less vehicular parking spaces shall provide at least one canopy shade tree. b. Trees shall be planted in an unpaved depressed planting area, which must be a minimum of 150 square feet in area and 8 feet in width. ***c. Parking lots which provide green space for large trees may reduce tree planting requirements if the following criteria are met. The green space may be counted towards required rainwater harvesting and public space per 5.11.6.E.3. if all other standards are met. The required tree planting shall be 1 tree per 8 parking spaces for the parking spaces which meet the distance requirement. ***The green space must: ***i. Be publicly usable or densely vegetated with 50% coverage of vegetative ground cover; ***ii. Allow for large-scale mature growth of shade trees; ***iii. Provide trees which are located within 10 feet of the parking spaces of which only those spaces are eligible for the reduction; and ***iv. Be a minimum of 1,000 square feet in area. d. Parking spaces which are covered by shade from parking canopies, plantings in the right-of-way, or a building as measured at 2:00 pm on June 21 when the sun is 82 degrees above the horizon may be excluded from providing the required tree plantings. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC TRANSMITTAL TO: Planning & Development Services Department FROM: Fernando L. García PDSD Site Zoning Review Section PROJECT: Pre-Application Meeting (Community Corridors Tool) TP-PRE-0126-00011 Parcel(s): 111-05-020C, 111-05-021A, 111-05-022C 3338 E Fort Lowell Rd, Tucson, AZ 85716 Current Zoning: C-1 & R-2 TRANSMITTAL DATE: February 5, 2026 1. Any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). 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. The following comments are related to the proposed development utilizing the Community Corridors Tool (CCT) optional overlay per UDC 5.11. 3. The land use for the proposed rear building appears to be “Food Service, excluding soup kitchens”. Please clarify what the use of the front existing building will be. All land uses permitted in the underlying zoning are permitted in the CCT. 4. Dimensional standards for C-1 (Table 5.11.5-2) within the CCT follow: a. The maximum number of stories is 4 with a maximum height of 50’ b. The side yard setback is 0’ c. The street yard setback is a minimum of 0’ and a maximum of 30’. d. The minimum percentage of building at setback is 60% e. The setback when adjacent to O-1 or R-2 or more restrictive zoned parcel is 10’ The proposed site plan does not meet the dimensional standards for CCT, specifically the minimum percentage of building required to be no farther than 30’ from the street property line. Neither the existing or proposed building demonstrate compliance with this standard. 5. The proposed development is classified as a “Type 2: Building or site expansion (<2,500 sf GFA)” ” (subject to the development standards indicated in UDC Table 5.11.6-1) and compliance with the following is required: a. Building Form (UDC 5.11.6.B) i. Each ground floor commercial street façade shall provide a minimum of 60% doors and windows, with each suite providing a primary entrance from the street. ii. A single plane of façade at the street level may not be longer than 50’ without architectural relief by features such as but not limited to windows, trellises, arcades, public art, or doors iii. All façade standards shall be reviewed and considered for final approval as part of the building permit review. Preliminary review and feedback may be obtained during the pre-application and site plan (development package) review. Standards shall be met, regardless of prior site approvals for a subdivision plat, site plan, development package or other permits related to the development project. b. Building Placement and Scale (UDC 5.11.6.C) c. Connectivity (UDC 5.11.6.D) d. Pedestrian Amenities (UDC 5.11.6.E) i. For Type 2 projects less than one acre, a minimum of 5% of total site area, or 1,000 sf, whichever is greater, of public space is required. Patron-only spaces such as restaurant seating may also serve as required public space. ii. See UDC 5.11.6.E.3. regarding design and intent of public spaces, including minimum size per public space (300 sf). e. Services and Utilities (UDC 5.11.6.F) i. Trash enclosures shall be located outside of the required street setback area (30’). Measurements of this distance on the provided plans indicate the trash enclosure may be just outside of, or just within, this setback space. Please clarify distance of trash enclosure to street property line. f. Passenger Vehicles (UDC 5.11.6.G) i. New parking lots or garages shall be situated to the rear of a building. If placement to the rear is not feasible, the parking lot or garage shall be located with the lesser dimensional width facing the street and shall include enhanced landscaping on the street-facing side that includes 75% coverage with vegetative ground cover. Demonstrate compliance with this standard. 12. Per UDC Table 7.4.8-1, bicycle parking requirements are as follows: a. Food Service i. Short-term bicycle parking: 1 space per 2,000 sf GFA, including outdoor dining areas. Minimum requirement is 2 spaces. ii. Long-term bicycle parking: 1 space per 12,000 sf GFA, including outdoor dining areas. Minimum requirement is 2 spaces. Long-term bicycle parking may be located inside a building. iii. Ensure bicycle parking design is consistent with UDC Section 7.4.9. 13. Per UDC Table 7.4.11-1, food service requires 5% of provided vehicle parking spaces to be EV Installed, none to be EV Ready, and 10% to be EV Capable. 14. Prior to formal submittal of a CCT development project , the applicant shall send notice of the application to neighborhood associations within one mile, property owners within 400 feet, and the applicable Ward office. This notice must be sent following the required pre-application meeting and not less than ten days nor more than 60 days prior to the submission of the application. Format of the required notice shall be provided by PDSD to the applicant upon request. 15. If the changes required to make this project CCT-compliant are not tenable, it is possible that the underlying zoning of C-1 may permit the project. a. In comparison with the CCT guidelines, the project would need to meet minimum parking of 1 space for every 100 square feet of GFA, including outdoor dining areas, plus any additional parking required for the use of the existing building in front. i. Parking reductions are available and described in UDC 7.4.5. Non-administrative reductions include the submittal of an Individual Parking Plan per UDC 7.4.5.A. Please contact Mark Castro at mark.castro@tucsonaz.gov to initiate discussion of an IPP and acquire more details about the IPP process, general costs, and best practices. I recommend sharing the provided parking justification statement with him for awareness. ii. The applicant discussed use of the adjacent parcel (theater) parking lot for off-site parking. Off-site parking is governed by UDC Section 7.4.6.B.1. This section indicates the requirements that off-site parking must meet in order to be approved. Please be aware that although discussion during the pre-application meeting indicated that the adjacent parking may be a tenable option, it does NOT appear to meet 7.4.6.B.1.e, which requires the lot to meet the design requirements of Section 7.4.6.; specifically, it does not meet the landscaping requirements required of parking lots. iii. Per underlying zoning, as proposed, the use on site would require the following motor vehicle parking requirements for a total of 38: Office building: 6 spaces, or 1 space per 300 sf GFA (1,672 sf) Restaurant building: 32 spaces, or 1 space per 100 sf GFA (3,162 sf) b. Alcoholic beverage service can only be a permitted accessory use in C-1 if it means use-specific standards 4.9.4.V.1, 3, & 5-9, 4.9.4.C.3, and 4.9.13.O4.9.9. The proposal does not appear to meet these standards. i. If the proposal is primarily for a restaurant that serves alcohol as part of service, it may be all considered a “Food Service” use rather than also an “Alcoholic Beverage Service” use as well. This would any liquor license submitted to the State of Arizona to be a Series 12. In this case, this project would still need to submit a Liquor Mitigation Plan per UDC 4.9.4.V.9. 16. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, the Site Zoning Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 17. For questions regarding the lighting code, please reach out to Jeremy Hamblin at jeremy.hamblin@tucsonaz.gov. 18. For questions regarding greywater recycling requirements, please reach out to the Commercial Building Safety Team at pdsd-commercial@tucsonaz.gov. 19. If you have any questions regarding Site Zoning, please contact me at fernando.garcia2@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. Potentially serving this project is a 8-inch CA (A zone) water main located on the north side of the parcel within the right-of-way of E Fort Lowell Rd. Water pressure in E Fort Lowell Rd is 35-42 PSI at an elevation of 2411 ft. Water pressure can vary by an additional 5 psi +/-. The primary property (3338 E Ft Lowell) currently has (1) existing domestic water meter. The other 2 properties do not have existing water meters. The 5/8” meter has a 3/4” water line serving it, so the 5/8” meter could be upsized to 3/4” if needed. If a 1” meter is needed a new service line in the street from the water main to the property line will be required. If this service will be abandoned or any new service connections will be required (fire, domestic or irrigation), 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. |