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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0323-00163
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 | Provide water supply/hydrants in accordance with the requirements of 2018 IFC, Section 507. Provide fire flow in accordance with the requirements of the 2018 IFC, Appendix B, table 105.1(2). Questions: Patricia.Shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering | REVIEW COMPLETED | 1. Balanced basin detention and first flush retention are required. Maximize water harvesting to landscaping through use of curb cuts and flush curbs. 2. Ensure waste design and maneuverability per TSM 8-01 3. From recent clarification from Environmental Services, per TSM section 8, although recycling service isn’t required the site needs to provide at minimum the enclosure space for both solid waste and recycling. So a single enclosure won’t be sufficient and a double enclosure or an additional single enclosure will be needed to meet this requirement. It is also important to point out per TSM section 8-01.4.I - required parking may be reduced for existing development when solid waste and recycle enclosures are provided. 4. Provide pedestrian circulation from the building out to any road frontages as well as from the building out to the waste enclosure. Joshua Garcia joshua.garcia@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PROJECT: SUPERSTAR CAR WASH ACTIVITY NO. TP-PRE-0323-00163 ADDRESS/PARCEL: 4975 E BENSON HY/ 140-36-017A ZONING: PAD-21 This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants and water harvesting. This plan has also been reviewed for the design guidelines laid out in the Valencia Crossing Planned Area Development (PAD 21). 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 Landscape/NPPO to assure compliance with the applicable UDC development criteria and Technical Standards. COMMENTS: 1. There must be a NPPO or NPPO waiver. An NPPO is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, is required to be submitted or approved or a request for an exception from the Native Plant Preservation requirements approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Admin. Manual Section 2-11.0.0 prior to Grading Plan approval. See also PAD-21 comments below. 2. A landscape plan is required per 7.6.2.B.1-b. The Unified Development Code (UDC) requires all new development or an expansion of greater than 25% of an existing development to submit a landscape plan, UDC 7.6.2. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 3. Ensure the required number of trees is in all vehicular parking areas (1 tree: 4 parking spaces) per UDC 7.6.4.B.1. Trees are to be distributed evenly throughout the parking area, UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a. 4. There will need to be a street landscape border on E Valencia Rd per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. See also PAD 21 comments below. 5. There will need to be a interior landscape border on the north and east sides of the site per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. See also PAD 21 comments below. 6. PAD-21 Comments: a. Street landscape borders and screening of parking lots along Valencia Road and Spine Road will be accomplished with low screen walls (consisting of a wall/vegetative hedges/combination of both) and 10-foot wide landscape border in accordance the City of Tucson Land Use Code/UDC. (Section D Landscape Borders & Screening pg 49-50) b. The site is subject to City of Tucson Commercial Rainwater Harvesting requirements. (Section D Landscape Borders & Screening pg 49-50) c. A Native Plant Preservation Plan (NPPO) shall be prepared on a Development Area basis. A registered landscape architect shall determine the viability of conducting a NPPO for each block. In the event there are native plants that can be transplanted or preserved in place, the vegetation existing on the site shall be inventoried and a plan shall be submitted by a registered landscape architect to the City of Tucson in accordance with the provisions set forth in the City of Tucson Land Use Code. (Section D Landscape Borders & Screening pg 49-50) d. All landscape borders proposed within public rights-of-way will require approval from the Tucson Department of Transportation. Reach out to David Marhefka at Department of Transportation and Mobility (David.marhefka@tucsonaz.gov) for prior approval to the submittal to the DP. (Section D Landscape Borders & Screening pg 49-50) e. Non-residential uses shall consist of a minimum of 10-foot wide landscape buffer and 5-foot decorative masonry wall unless developed adjacent to non-residential uses. (Section D Landscape Borders & Screening pg 49-50) f. Provide shade along pedestrian circulation and trail node areas. (Section D Landscape Borders & Screening pg 49-50) g. The following landscaping standards should enhance the development through the use of one or more of the following delineation methods (Section D Landscape Borders & Screening pg 49-50) : i. Access to public areas of interest such as parks, plazas and trail nodes will be enhanced through the use of additional or colorful plantings, monumentation or artwork. ii. Include outdoor public spaces with special amenities that encourage use, such as benches, overhead shade, sitting areas, outdoor fitness equipment, picnic tables, play equipment, mail boxes and bicycle facilities. iii. Incorporate seating, landscape, and gathering areas that contribute to the outdoor use and the open space enjoyment of the area in spaces between buildings in a development. iv. Use plant selection and placement to reduce the heat island effect. v. Use bold accents and colorful plant species to liven up the street scene and intersection. h. All developments within the PAD will submit a water harvesting plan that will be included with the development plan submittal in compliance with Development Standards 10-03 illustrating 50 percent of estimated landscape water budget is met by water harvesting techniques. (Section L. Water Conservation pg 66) i. Use water-efficient native and drought tolerant plants for landscape and limit turf areas to community recreation areas (public or private): All turf areas limited to 30% of community recreation areas, or if there is more than 30% turf, explanation of water conservation measures is required to limit potable water source to irrigate turf areas. (Section L. Water Conservation pg 66) j. Reduce water consumption by using water conserving plumbing fixtures. (Section L. Water Conservation pg 66) k. Minimize impervious surfaces in areas of high pedestrian oriented areas (i.e., pathways, plazas, courtyards, bicycle parking, pedestrian pathways in parking lots), area adjacent to planting areas (i.e, tree wells in vehicular parking areas)to lessen the heat island effect and reduce stormwater runoff by using paving alternatives and decreasing the overall amount of pavement throughout the development. (Section L. Water Conservation pg 66) l. Use water harvesting and provide opportunities for grey water uses. Employ water harvesting techniques, such as directing roadway rainfall runoff into adjacent landscaped areas and grading lots to direct rainfall runoff from roof and/or paved surfaces into landscaped areas by way of swales and micro-basins. (Section L. Water Conservation pg 66) m. Install high efficiency and evapotranspiration (ET)-based drip irrigation systems for commercial, municipal, and street landscape. (Section L. Water Conservation pg 66) 7. See Engineering notes for Retention/Detention. 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. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. Landscape plan should have spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan. 10. Maximize the rainwater harvesting across the site into the landscape areas, including but not limited to the street landscape borders as well as the tree wells for the required trees for the parking lot. 11. A Commercial Rainwater Harvesting plan is required per UDC Technical Standards Manual – Section 4-01.3.0. and Section 5-01.0.0 Landscaping and Screening. Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards for Stormwater Detention and Retention is required and shall work in conjunction with the Commercial Rainwater Harvesting design. Using Low Impact Development design and water harvesting provides critical basin detention and first flush retention for all new development and impervious area. The newly adopted Detention/Retention Manual can be found: https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-final-201406-manual.pdf With CoT edits to the manual are found at: https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988 |
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| Site Zoning | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Paul Camarena, Planner PROJECT: Thursday Pre-submittal meeting – TP-PRE-0323-00163 Address: 4975 E BENSON HY Parcel(s): 14036017A Zoning: PAD-21 Development Area A Existing Use: Vacant Proposed Use: Automotive Service and repair TRANSMITTAL DATE: 4/19/2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. The use is Automotive - Service and Repair, Minor, which is permitted The development is subject to use specific standards C-2: 4.9.13.E 3. Parking will be calculated across the Valencia crossing as a whole, provide a parking calculation table page 47 of PAD 21. Vehicular parking requirements are 1 space per 300 sq. ft. GFA, 4. Bicycle Parking requirements are 2 short term parking spaces required. Bicycle Parking – long-term parking, 1 space per 12,000 sq. ft. GFA, the minimum requirement is 2 spaces;. 5. The minimum width of a two-way PAAL is 24 ft. 6. Ensure access standards found in section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual are met. Pedestrian access along the street is required. Show complete pedestrian circulation for the site. 7. The minimum required street perimeter yard is 10 feet, as measured from the existing or future property line as determined by the adopted Major Streets and Routes Plan, whichever is greater. 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 Paul.Camarena@tucsonaz.gov |
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| Traffic Engineering Review | REVIEW COMPLETED | TP-PRE-0323-00163 4975 E. Benson Hwy. Comments: 1. This entire site encompassed between Valencia Rd and Valencia Crossing Dr is being constructed under a PIA. 2. A PIA is going to be required for this project. https://www.tucsonaz.gov/tdot/private-improvement-agreement Contact TDOT Engineering for information. DOT-Engineering-Review-Section@tucsonaz.gov Or call. 520-791-5100 Jesus Villezcas 3. Please provide a PIA number prior to DP approval. David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0323-00163 - Pre-Application Conference Review v1 - 4975 E BENSON HY 1. Tucson Water has no objections to the proposed development and offers the following comments for your convenience. 2. An existing 16” ductile iron water main stub terminates on the site of the proposed Super Star Car Wash, that is meant to serve more than just this one development. And the exhibit submitted for this pre-application conference shows this portion of APN 140-36-017A being subdivided. One or more new public water mains within new public water easements may be needed on the site of the proposed Super Star Car Wash to bring water to other yet to be created lots. 3. Tucson Water would like the owner(s) of this property to submit a Water Master Plan for all of APN 140-36-017A for review and acceptance. 4. 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: Tim Rowe, P.E., Civil Engineer Tucson Water, New Development Section 201 N. Stone Avenue, #2-220 P.O. Box 27210 Tucson, AZ 85726-7210 (520) 837-2106 tim.rowe@tucsonaz.gov |