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Plan Review Detail

Plan Number: TP-PRE-0226-00033
Parcel: 13711465C

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0226-00033
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-0226-00033 • Pre-Application Conference Review v1 • 2011 W IRVINGTON RD TUCSON, AZ 85746:
Based on the information provided, TFD has the following comments:
1. Verify hydrant coverage. IFC 24, 507.5
Please reach out with any additional fire-related questions.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Historic * REVIEW COMPLETED This project is located within an Archaeological Sensitivity Zone. If the proposed development will include ground disturbance within the City of Tucson Right-of-Way (e.g. utility connections), the City of Tucson Historic Preservation Office will review plans and may require archaeological monitoring.

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 halted 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
ROW Engineering Review * REVIEW COMPLETED Private Improvement Agreement (PIA) will be required for ROW improvements.
Traffic Impact analysis (TIA) will be required.
Curb required on Irvington Rd
Driveways should be concrete from curb line to behind of sidewalk.
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0226-00033
Project: Proposed c-store with gas canopies and a commercial pad
Location: 2011 W IRVINGTON RD
Review Date: 2/26/2026
Reviewer: Joe Macaulay – Civil Engineer – Site Engineering
Related Cases: TP-ENT-0523-00022

*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. This site is within the West Nebraska Wash, within FEMA Zone A. Will need to have the area studied and mapped hydraulically for the 100-yr boundary, determination of base flood elevations and riparian habitat limits. A CLOMR / LOMR process will be required.
2. A drainage report with full compliance of first flush retention/critical basin detention requirements. Refer to the DSSDR chapters 2, 3, & 4. Content and format requirements for the drainage report can be found in chapter 10 of the DSSDR.
3. Grading plan sheet(s) to include cut/fill quantities and total area of disturbance. A Storm Water Pollution Prevention Plan (SWPPP) and dust control permit will be required for area of disturbance greater than one acre. TSM 2-01.0.0
4. This site is within an Archaeological Sensitivity Zone and excavations will require monitoring unless a waiver from the City Historic Preservation Office is provided.
5. Pedestrian circulation is required to connect all buildings, dumpster areas, common areas, and the sidewalk on all the street frontages per TSM 7-01.3.3. Provide a circulation path to the solid waste and recycling collection areas.
6. Show sight visibility triangles (SVT). TSM 10-01.5.0

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 Joe Macaulay at Joe.Macaulay@tucsonaz.gov.
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: DEVELOPMENT PACKAGE APPLICATION FOR A PROPOSED C-STORE WITH GAS CANOPIES AND A COMMERCIAL PAD
ACTIVITY NO: TP-PRE-0226-00033
ADDRESS: 2011 W IRVINGTON RD
ZONING: COMMERCIAL ZONE (C-1)
LAND USE: COMMERCIAL
02.25.2026

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. Mapped 100-year floodplain exists on this parcel. A hydraulic study will be required to establish the 100-year floodplain limits. The 100-year floodplain limits will define the extent of the Protected Riparian Area (PRA) and mitigation requirements for this development. Once the 100-year floodplain is established on site, then provide a determination with regard to Protected Riparian Area within an Environmental Resource Report, along with a riparian area mitigation plan if applicable. See TSM Section 4-02.2.0: DEVELOPMENT STANDARDS FOR FLOODPLAIN, WASH AND ERZ STANDARDS (PROTECTED RIPARIAN AREA). Also see TSM 4-02.2.5.3 for plant mitigation plan requirements.

2. Per the attached letter of Zoning Concurrence, the Scenic Corridor Overlay Zone Provisions are exempt on this parcel as part of Tucson City Ordinance No. 12039/11999.

3. A Native Plant Preservation Plan (NPPP) or 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. If applicable, the Planning and Development Services Department will provide the applicant with the NPPO waiver form upon request.

https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf

4. UDC 7.6.2. APPLICABILITY
The provisions of this section apply to the following:
A. All new developments require a landscape plan set as part of the DP submittal. Preparation of the landscape plans shall adhere to UDC 7.6 and Administrative Manual 2-10.

5. 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.

6. Street landscape borders per UDC 7.6.4.C.2 and Table 7.6.4-1 and proposed Commercial land use along MS&R and non-MS&R:
A. W Irvington Rd requires a 10’ landscape border and a 30” screen located on the project side of the ROW/Future ROW.
B. S Mission Rd requires a 10’ landscape border and a 30” screen located on the project side of the ROW/Future ROW.

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 how will meet 50% of annual landscape water demand, as required by the ordinance.

11. 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.

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

Thank you.
Chad Keller, RLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
PDSD Zoning Review
FROM: Krista Hansen, Lead Planner
PROJECT: Pre-submittal meeting TP-PRE-0226-00033

Parcel: 13711465C
Address: 2011 W IRVINGTON RD
Zoning: C-1
Existing Use: Vacant
Proposed Use: Retail Trade – General Merchandise Sales (Convenience Store and Fuel Station)

TRANSMITTAL DATE: 2/26/2026

COMMENTS:
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 site is zoned C-1. The proposed uses are:
a. Retail Trade, General Merchandise Sales (Convenience Store and Fuel Station) is permitted subject to UDC 4.9.9.B.3 and 4.9.13.O
b. Commercial Services, Daycare is permitted subject to UDC 4.9.13.O
c. Commercial Services, Personal Service is permitted subject to UDC 4.9.4.T.1 and 4.9.13.O
d. Residential, Multifamily is permitted (no use specific standards)
e. Commercial Services, Medical Service is permitted (use specific standards vary depending on type; see UDC Table 4.8-4)
3. Dimensional Standards per UDC Table 6.3-4.A, Tucson City Ordinance No. 12039, and Pima County Code Chapter 18.77.030.C.1:
a. Maximum building height: 39’
b. Street Setback to Irvington Rd: 75’ as measured from the centerline of Irvington Rd
c. Street Setback to Mission Rd: 75’ as measured from the centerline of Irvington Rd
d. Interior setbacks (south and west): 0’ (adjacent to nonresidential)
e. No maximum lot coverage for nonresidential
f. See Tucson City Ordinance No. 12039 for modified dimensional standards for self-storage facilities.
4. Motor Vehicle parking ratios (UDC Table 7.4.4-1). Ensure compliance with UDC 7.4.6.
a. Retail Trade – 1 space per 300 SF GFA
b. Commercial Services, Daycare – 1 space per 300 SF GFA
c. Commercial Services, Personal Service – 1 space per 300 SF GFA
d. Residential, Multifamily – ratios vary by number of units/bedrooms
e. Commercial Services, Medical Service – ratios vary by type

5. Bicycle parking ratios (UDC Table 7.4.8-1). Ensure compliance with UDC 7.4.9.
a. Retail Trade – Short-term: 1 space per 5,000 SF GFA, min 2 and Long-term: 1 space per 12,000 SF GFA, min 2
b. Commercial Services, Daycare – Short-term: 1 space per 5,000 SF GFA, min 2 and Long-term: 1 space per 12,000 SF GFA, min 2
c. Commercial Services, Personal Service – Short-term: 1 space per 5,000 SF GFA, min 2 and Long-term: 1 space per 12,000 SF GFA, min 2
d. Residential, Multifamily – Short-term: 0.10 spaces per bedroom, min 2 and Long-term: 0.5 spaces per bedroom, min 2
e. Commercial Services, Medical Service – ratios vary by type

6. Electric vehicle supply equipment (EVSE) parking ratios (UDC Table 7.4.11-1). Ensure compliance with UDC 7.4.12.
7. Provide a pedestrian circulation path that connects all areas of development on-site (including trash enclosures) and to any adjacent street frontage (TSM 7-01). Provide an accessible path from the gas pumps to Building 1.
8. 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.

If you have any questions, please contact me at krista.hansen@tucsonaz.gov.
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
This parcel does not have an existing water meter. Potentially serving this parcel is a 6-inch water main located in the W Irvington Road right of way and a 12-inch water main in the S Mission Road right of way. Water pressure in this area is 61-68 PSI at an elevation of 2443 ft. Water pressure can vary by an additional 5 psi +/-.
There is a 55-foot drainage easement bisecting the parcel.
This parcel falls within an Archaeological Sensitivity Zone. For additional information or requirements, please contact the City of Tucson Historic Preservation Office at (520) 837-4984 or PDSDHistoric@tucsonaz.gov.
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.