Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0126-00012
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-0126-00012 • Pre-Application Conference Review v1 • 3838 N CAMPBELL AV TUCSON, AZ 85719: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | No comments | |||
| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0126-00012 (PRE-APP-Review) Project: Banner North Parking Expansion Location: 3838 N Campbell AV Review Date: 2/5/2026 Reviewer: Marco Contreras – Engineering Associate - Site Engineering Related Cases: TP-PRE-1225-00266 *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 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. The report should show how the proposal will comply with the PAD's drainage concept. a. It will be necessary to demonstrate how drainage will be managed as the parking structure expansion is proposed where a significant drainage channel currently exists. 2. A grading plan with cut/fill quantities and area of disturbance will be required. TSM 2-01.0.0. If area of disturbance is greater than one acre, then A Storm Water Pollution Prevention Plan (SWPPP) and dust control permit will be required for this development. a. The Geotech report associated with the expansion will be required at submission of the Development Package. 3. In compliance with TSM 7-01.3.3. 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 for connecting the new garage to the rest of the site. 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 Marco Contreras at Marco.contreras@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: BUILD A SURFACE PARKING LOT ON SITE ACTIVITY NO: TP-PRE-0126-00012 ADDRESS: 3838 N CAMPBELL AV ZONING: PAD 11 UMC NORTH PAD LAND USE: PARKING LOT 02.03.2026 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: **THE FOLLOWING INFORMATION IS PULLED FROM THE PAD DOCUMENT FOR CONVENIENCE. REVIEW THE ENTIRE PAD DOCUMENT TO ENSURE FULL SITE LANDSCAPE COMPLIANCE. ON THE PDP SUMMARIZE HOW THE PROPOSAL IS MEETING THE STANDARDS. LEADER CALL OUTS WITH PAD SECTION REFERENCES WILL BE HELPFUL FOR REVIEW AS WELL. 1. UMC NORTH PAD (PAD 11) outlines the site landscape requirments in section 3.5.3 LANDSCAPE, SCREENING STANDARDS. 2. SEE 3.5.3.4 VEHICULAR USE AREAS a. 1 canopy tree per eight vehicles in uncovered parking lots. b. Planting area must be a minimum of 34 square feet and minimum 4 feet wide with a minimum 4-inch border. c. Tree trunks must be protected from vehicular damage. **252 spaces provided, requiring 32 trees. The PDP exceeds this requirement as shown. 3. **Per the UMC North PAD Minor Amendment Figure 10 landscape borders are required on both the north and south boudaries of the proposed parking area. These interior landscape border locations currently include existing vegetation per aerial pictometry. Verify that all of the plants are accounted for on the planting plan and ensure that any of these existing plants that will be used to satisfy the interior landscape border will be protected in place. 4. **HEALING GARDEN IMPLEMENTATION: UMC North PAD Minor Amendment Conceptual Site Plans (pages 13 and 14) include a designed healing garden expansion to the south of the new parking area. Include the healing garden design on the PDP and call it out. Also see page 9 section 6 of the amended document: Pedestrian Circulation, Healing Garden, and Landscaping. 5. **SEE 3.5.3.3.C: East boundary and residential land use to include a 10-foot interior landscape border within the setback area. The adjacent property to the east is zoned R-1 with possible residential properties on site. **Keeping with the theme set forth for the other interior landscape borders on site, viable/healthy existing vegetation can be counted toward the requirements for this interior landscape border. Verify that the interior landscape border requirement is being met with the existing plants on site and provide supplemental plant material within the area to meet the interior landscape border standards if necessary. 6. SEE 3.5.3.6 WATER USE a. Grading, hydrology, and landscape structural plans are to be integrated make the most of site storm water runoff for supplemental irrigation purposes. b. The landscape plan shall indicate use of all runoff. c. **Harvesting of stormwater runoff are required supplements to the drip irrigation system. 7. SEE 3.5.3.7 PLANT MATERIALS a. New plant materials shall be selected from the City of Tucson/Pima County Low Water Tolerant Plant List, except plant materials used in oasis areas. b. Plant materials listed on the City of Tucson/Pima County Prohibited Plant List shall not be used for newly planted areas unless the plant is existing on site and will be salvaged and transplanted to newly planted areas. c. Existing plants on the site that are listed on the City of Tucson/Pima County Prohibited Plant List shall be replaced with acceptable plant materials as listed in 3.5.3.6 when they die. d. Plants known to attract bees or promote other undesirable conditions shall not be selected. e. Mature canopy size of all plant materials shall be indicated on construction documents. f. Plants shall be placed so as not to interfere with utilities. g. Plants shall be selected with consideration of defensible space concepts. h. All plant materials shall be watered by an automatic underground irrigation system. (i) Existing and proposed design water pressures shall be verified and noted on the plans before irrigation installation begins. (ii) Irrigation mainline layout shall be submitted with Development Plan. i. Wherever possible, existing mature, healthy trees shall be preserved in place or salvaged and transplanted on site. Particular emphasis in this regard is placed on existing Aleppo pines located on the Campbell Avenue frontage. 8. **Provide a site landscape plan set including a native plant preservation plan or native plant preservation plan waiver, planting plan, irrigation plan and all applicable specifications and details to complete the project. As part of compliance with section 3.5.3.6 WATER USE: provide a simple commercial rainwater harvesting plan for the new parking lots impervious surface to show how the water runoff is directed toward tree planter islands and to the interior landscape border. 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: 3838 N CAMPBELL AV TP-PRE-0126-00012 Parcel: 112-02-034L Zoning: PAD-11 (UMC North PAD) TRANSMITTAL DATE: FEBRUARY 5, 2026 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. This parcel is subject to Planned Area Development 11 (University Medical Center North) and its subsequent amendments. 3. Per the PAD document, and a minor amendment approved on January 9, 2015, the proposed parking area in the northeast corner of the PAD site appears to be in general compliance. The last approved conceptual site plan for this site shows this area to be shared between a surface parking lot (with 150 spaces) and “Healing Garden”. The site plan submitted for this pre-application conference appears to show no “Healing Garden” and instead appears to demonstrate that the surface parking lot may instead take its place. Per PAD Section 3.5.2 Healing Garden and Pedestrian Network states “As the site is developed from west to east, the Healing Garden landscape will be extended to the east, eventually reaching Wilson Avenue. The garden will serve as an internal "linear park" linking all of the various buildings on the campus, and providing several different types of garden environments. Within the Healing Garden, meandering pedestrian pathways will be constructed allowing the patients and staff to walk between parking areas and the different buildings on the campus in pleasant outdoor surroundings”. Clarify compliance with this standard. The conceptual site plan (Figure 10) demonstrates a 10’ tall vegetation screen along both the northern and southern boundaries of the surface parking lot. 4. Demonstrate compliance with UDC 7.4.6, Motor Vehicle Use Area Design Standards. 5. Medical Services requires 5% of provided (versus required) parking to access EV Ready infrastructure, and 15% of provided parking to access EV Capable infrastructure per UDC 7.4.11. 5. 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 Zoning to assure compliance with the applicable UDC development criteria and Technical Standards. 6. To initiate an amendment to the PAD, apply for a “Modification to Previous Zoning Approvals” permit in TDC Online. Any modification must be approved before any associated Development Package or building permit can be approved. The Modification Request should include a narrative, site plan, and supporting design documents. Please reach out to John Beall with the Entitlements Section to discuss this in greater depth at john.beall@tucsonaz.gov. 7. If you have any questions, please contact me, Fernando Garcia, Lead Planner, Site Zoning, at fernando.garcia2@tucsonaz.gov. 8. If you have questions regarding the process of amending the PAD document, please contact John Beall, Section Lead, Rezoning & Entitlements, at john.beall@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. Please note that there are two options available to provide domestic water service to the proposed project. The first option is to tie into the existing 6-inch cement asbestos water main (A Zone) located on the east side of the project, within the right-of-way of N Wilson Av. The second option is to tie into the existing 8-inch PVC water main (A Zone) located on the west side of the project. 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. |