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Plan Review Detail

Plan Number: TP-PRE-0226-00036
Parcel: 10120036M

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0226-00036
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-0226-00036 • Pre-Application Conference Review v1 • 3170 W EL CAMINO DEL CERRO TUCSON, AZ 85745:
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 The project area is within an Archaeology Sensitivity Zone. All ground disturbing activities on City of Tucson ROW (e.g. utility connections) will be reviewed by the Historic Preservation Office and archaeological monitoring may be required. Per A.R.S. §41-865, if human remains or funerary objects are encountered during ground disturbing activities on private land, ground disturbance must be stopped and the Arizona State Museum Repatriation Coordinator must be notified (asm-repatriation@email.arizona.edu). See the following website for more information about A.R.S. §41-865: https://statemuseum.arizona.edu/crm/human-burials-sacred-objects-and-you.
Residential Zoning * REVIEW COMPLETED PDSD TRANSMITTAL

CITY OF TUCSON, PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
Jeffrey William Cassidy, Planner jeffrey.cassidy@tucsonaz.gov (520) 837-4916
Current Zoning - Residential Review Section

TRANSMITTAL DATE:
March 5, 2026

PRE-APPLICATION CONFERENCE:
TP-PRE-0226-00036

NARRATIVE:
Allsup's Convenience Store and Fuel Station

BW Gas & Retail LLC is proposing an approximately 5,630 square foot Convenience Store which will include 10 multiple product dispensers to be constructed at 3170 W El Camino Del Cerro Tucson, Arizona 85745. The existing property is approximately 2.12 acres which will be used entirely for development.

The project site is currently developed with existing pavement and structures and has historically been used for vehicle-related and industrial activities. The proposed project will redevelop the site with a convenience retail use that provides fuel, food, and convenience goods to the surrounding area. Existing improvements will be removed as necessary to accommodate the proposed site layout and improvements. The proposed development will be served by two vehicular access points from West El Camino Del Cerro.

The proposed access design is consistent with the site’s existing Heavy Commercial (HC) zoning designation, which will be maintained. No zoning changes are proposed.

APPLICANT:
Gabriel Martinez
Atwell: 4900 North Scottsdale Road Suite 1600 Unit: Suite 1
southwestcommercial@atwell.com (480) 560-1035

PROJECT:
Address:
3170 W EL CAMINO DEL CERRO
TUCSON, AZ 85745

Parcel(s):
101-20-036M

Legal Description:
E389.22' W1316.61' S345.99' SW4 SE4 EXC RD 2.12 AC SEC 17-13-13
Township 13S, Range 13E, Section 17

Acreage / Square Feet:
Approximately 2.05 acres or 89,157 square feet

Zoning:
4.7.30. HEAVY INDUSTRIAL ZONE (I-2)

This zone provides for industrial uses that are generally nuisances, making them incompatible with most other land use. These nuisances may be in the form of air pollutants; excessive noise, traffic, glare, or vibration; noxious; the use of hazardous materials; or unsightly appearance. Select other agriculture, civic, commercial, industrial, retail, storage, utility, and wholesaling uses may also be permitted.

Existing Use / Certificate of Occupancy:
Per Google street view, February 2025: 160 Driving Academy – Truck Driver Training
No Certificate of Occupancy, Previous / Current use not permitted in I-2

11.3.3. CIVIC USE GROUP
E. Educational Use: Provides a student with instruction through a course or group of courses.
3. Instructional School: Provides domestic, recreational, and other types of instruction for all age groups. Typical uses include dance, cooking, music, martial arts, and handicraft instruction.

Proposed Use(s) (Per UDC Definition):
11.3.9. RETAIL TRADE USE GROUP

C. General Merchandise Sales
The selling, leasing, or renting of commonly used merchandise for personal or household use and the providing of services incidental to the selling, leasing, or renting of goods. Typical uses include department and variety stores, automotive accessories and new parts stores, fuel and lubricant sales, apparel stores, drugstores, florists, furniture stores, pet stores, and video tape rental and sales.

Permitted Use / Use Specific Standards:
Confirmation that General Merchandise Sales, Excluding Large Retail Establishments, is permitted in I-2,
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2105
per Use specific standards 4.9.13.Q.
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2971

Related Case Numbers:
C9-82-71: Annexation Ordinance 5694
TZ-CMP-0226-00020: Zoning Compliance Review v.1
REQ-0226-00605: 02-12-2026

ZONING REVIEW COMMENTS SUMMARY:

1. Comment:
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 Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards.

2. Comment:
As proposed, this project meets the criteria of new commercial building / newly occupied space / involving a change in the occupancy type, occupancy classification, or requires a greater degree of safety.

A new Certificate of Occupancy will be required and the requirements are required under https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Occupancy-Certificates#section-1

3. Comment:
Per UDC Technical Standards Manual Section 7-01, a pedestrian circulation path is required to connect all areas of development, including accessible parking spaces, entrances, and dumpsters. A pedestrian circulation path to each adjacent street is also required.

ADMINISTRATIVE MANUAL:

SECTION 1: APPLICATION SUBMITTAL REQUIREMENTS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8355

4. Comment:
The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8753

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.

UNIFIED DEVELOPMENT CODE (UDC):

UDC ARTICLE 3: GENERAL PROCEDURES
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-640

Per 3.3. Zoning Compliance Review Procedures
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-829

UDC ARTICLE 4: ZONES
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1785

UDC ARTICLE 5: OVERLAY ZONES
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3088

Per 5.4. Major Street and Routes Setback Zone (MS&R)
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3448

5. Comment:
West El Camino Del Cerro is classified as an Arterial, has a proposed right-of-way width of 90’-0” but current north and south parcel locations indicate an existing 150’-0” right-of-way.

UDC ARTICLE 6: DIMENSIONAL STANDARDS AND MEASUREMENTS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4833

6. Comment:
As this project lies within the I-2 zone, refer to Table 6.3-5A for the Dimensional Standards
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4991
and Table 6.3-5B for any Exceptions
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5004

7. Comment:
Perimeter Yard (Setback) – Street (W El Camino del Cerro): 10’-0”

8. Comment:
Perimeter Yard (Setback) – Interior – Non-Residential to Non-Residential (North, East and West Property Lines): 0’

9. Comment:
Maximum Building Height: 140’-0” feet

UDC ARTICLE 7: DEVELOPMENT STANDARDS - Tucson, AZ Unified Development Code (UDC)
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5321

Per 7.4.4. and Table 7.4.4-1: Required Number of Motor Vehicle Standards
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445

10. Comment:
1 parking stall / 300 square feet of Gross Floor Area (GFA) (Retail Trade Use Group)
Narrative states 5,630 square feet / 300 square feet = 19 parking stalls (rounded up)

Per 7.4.6.: Motor Vehicle Use Area Design Criteria
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5587

Per 7.4.8. and Table 7.4.8-1: Required Number of Bicycle Parking Spaces
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698

Retail Trade Uses Less Than 50,000 sq. ft. GFA applies:

11. Comment:
Short-Term Bicycle Parking: 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces.

12. Comment:
Long-Term Bicycle Parking: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces.

Per 7.4.9.: Bicycle Parking Design Criteria
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5709

Per 7.4.11.: Required Number of Electric Vehicle Supply Equipment (EVSE)
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-28170

13. Comment:
EV ‘Installed’ Required: 5% (of 19 required) = 1 stall (rounded up)

14. Comment:
EV ‘Capable’ Required: 10% (of 19 required) = 2 stalls (rounded up)

EV Definitions:
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7729

Level of EVSE Charging:
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7851

Per 7.4.12.: Electric Vehicle Parking Design Criteria
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-28183

UDC ARTICLE 7a: SIGN STANDARDS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-25951

15. Comment:
Per UDC 7A.4.1., separate signage permits will be required for all signage. All signs shall be erected, reinstalled, altered, repaired, relocated, permitted and inspected in compliance with Section 3.3 Zoning Compliance Review, Section 4 Development Review Fee Schedule of the Administrative Manual, and the most recently adopted Unified Building Codes, as well as other applicable city codes. Additionally, if there is a design intent for a ‘monument’ sign, this will need to be included in the site plan to show compliance with setbacks and any vision clearance triangles.

TECHNICAL STANDARDS MANUAL:

SECTION 5: LANDSCAPING
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11368

SECTION 7: PEDESTRIAN ACCESS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11582

SECTION 8: SOLID WASTE AND RECYCLE DISPOSAL, COLLECTION, AND STORAGE
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11666

SECTION 10: TRANSPORTATION
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-12214
ROW Engineering Review * REVIEW COMPLETED El Camino Del Cerro is in ADOT ROW. New development will need to be coordinated with ADOT.
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0226-00036
Project: Convenience Store and Gas Station
Location: 3170 W EL CAMINO DEL CERRO
Review Date: 3/4/2026
Reviewer: Joe Macaulay – Civil Engineer – 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

Site Engineering Review Comments:

1. The Santa Cruz River floodplain is located on the north and west perimeter of this property and will require a floodplain use permit for any work within a floodplain. The 100yr-floodplain limits from previous study from CMG will need to be delineated and shown in the construction plans to determine the proximity of the proposed work and possible encroachment into the floodplain. Find in the attachments for this pre-app the files for the current Santa Cruz River Management Plan Study ID: FE-102-2019, (3170 W EL CAMINO DEL CERRO - Floodplain).
2. This project will need a detailed full drainage report to determine hydrological data due to project construction. These reports and calculations shall follow COT drainage requirements per Standards Manual for Drainage Design and Floodplain Management; City of Tucson, December 1989; Rv., July 2019.
3. A geotechnical report will be required at submission of the development package (DP).
4. 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
5. Please provide 24’ PAAL width for parking on the north according to UDC 7.4.6-2 (show all PAAL widths for the site).
6. Per request during the pre-app meeting I have attached a link here for the COT Temporary Noise Exemption which includes submittal requirements and application. https://docs.tucsonaz.gov/Forms/Temporary-Noise-Exemption
7. Provide the following additions or changes to the site plan when applying for development package and building permits:
a. 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. Demonstrate how this is addressed for the trash enclosures and fuel station area.
b. Sight visibility triangles (SVT) will need to be shown. TSM 10-01.5.0
c. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0
d. 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. Maneuverability dimensions for operation are 14’x40’. TSM 8-01.5.3 and TSM 8-01.5.3.F
e. Show downspouts and scuppers on site plan. Must match DP and building permit. TSM 7-01.4.1.E

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

PROJECT: COMMERCIAL PROJECT - CONVENIENCE STORE AND GAS STATION
ACTIVITY NO: TP-PRE-0226-00036
ADDRESS: 3170 W EL CAMINO DEL CERRO
ZONING: HEAVY INDUSTRIAL ZONE (I-2)
LAND USE: COMMERCIAL
03.03.2026

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:

1. 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.

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: All new developments require the submittal of a landscape plan set. 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. Interior landscape borders per UDC 7.6.4.C.3 and Table 7.6.4-1 and proposed Commercial Land Use:
A. Interior landscape borders are not required on commercial land use sites adjacent to commercial and industrial zones.

5. 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. El Camino Del Cerro requires a 10’ landscape border and a 30” screen located on the project side of the ROW/Future ROW.

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

7. 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.

8. 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.

9. 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.

10. 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.

11. 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.

12. 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.

13. **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

**Per our conversation in the pre-application meeting on 3.5.2026, the Board of Adjustments Variance process is outlined below:

VARIANCE PROCESS
The variance process involves a neighborhood meeting that you conduct and a public hearing before the Board of Adjustment. In order for the Board to grant a variance, your request would need to meet specific criteria as set forth in UDC Section 3.10.3.K (see below). Generally speaking, you must be able to demonstrate that there is a physical or unique circumstance that prevents you from meeting code, and that the circumstance is not self-imposed, and what you are asking for is the minimum necessary. The variance process can take anywhere from 2 to 3 months.

UDC 3.10.3. VARIANCES
K. Findings for Approval
The B/A may approve a variance only if it finds:
1. That, because there are special circumstances applicable to the property, strict enforcement of the UDC will deprive such property of privileges enjoyed by other property of the same classification in the same zoning district.
2. That such special circumstances were not self-imposed or created by the owner or one in possession of the property.
3. That the variance granted is subject to such conditions as will assure that the adjustment authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is located.
4. That, because of special circumstances applicable to the property, including its size, shape, topography, location, and surroundings, the property cannot reasonably be developed in conformity with the provisions of the UDC.
5. That the granting of the variance shall not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located.
6. That the proposed variance shall not impair an adequate supply of light and air to adjacent property, substantially increase congestion, or substantially diminish or impair property values within the neighborhood; and,
7. That the variance, if granted, is the minimum variance that will afford relief and is the least modification possible of the UDC provisions that are in question.

Thank you.
Chad Keller, RLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
The property can receive service (water, irrigation, or fire) from a 12-inch PVC water main (A Zone) located on the east of the parcel. Water pressure in this area is 107-114 PSI at an elevation of 2245 ft. Water pressure can vary by an additional 5 psi +/-.
This project may receive higher than normal water pressure and may require individual pressure regulators as part of the private plumbing. The installation of a pressure regulator may create a closed system. Consult local plumbing codes for pressure relief and thermal expansion requirements.
There is an existing fire hydrant on El Camino Del Cerro right in front of the parcel.
Please note that there is a designated water easement located on the east side of the parcel. This easement is reserved for utility purposes as recorded in the property documentation.
No physical construction or permanent structures are permitted within the boundaries of this easement.
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.