Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0626-00137
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-0626-00137 • Pre-Application Conference Review v1 • 333 W GLENN ST TUCSON, AZ 85705: 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 | Driveways in the ROW will need to be reconstructed per PAG SD 206 to meet ADA. Block wall in the ROW will need to be removed or a TRE from COT Real Estate Division can be applied for. Block wall is also in the SVTS for driveways and street intersection. TSMR will not be required for 60' parking space. jesus.villezcas@tucsonaz.gov |
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| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0626-00137 Project: Miracle RV Park Redevelopment Location: 333 W GLENN ST Review Date: 7/9/2026 Reviewer: Dylan Molina – Engineering Associate – Site Engineering Related Cases: TC-COM-1225-02219, TP-PRE-1024-00239 *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: Submission Requirements: 1. Related fence/wall permit, TC-COM-1225-02219, needs to be completed or withdrawn (if withdrawn, then review fees will need to be paid.) ROW needs to be on next review if continuing with wall permit. 2. Floodplain use permit for development package and each structure that is placed in the Miracle RV Park will require an elevation certificate. 3. A drainage report with full compliance of first flush retention/balanced basin detention requirements for new impervious surfaces. 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. Access Requirements: 4. Existing PAALs do not meet required width – 24’ for two-way PAAL. The PAAL width requirement is less for one-way PAAL and/or angled parking. Indicate when one-way and two-way access is intended. UDC 7.4.6 5. Ped circulation with vertical separation - there will need to be vertical separation between the path and vehicle use area. This can be demonstrated with either a 6” curb or bollards. TSM 7-01.4.2, UDC 7.4.6 OR relocate pedestrian access. The current proposed pedestrian access does not align with adopted ICC A117.1-2017 Standard for Accessible and Usable Buildings and Facilities. Secs 402, 403, 406: Exterior accessible routes shall have a clear width of 48”. Detectable warnings for crossings connecting the site. 6. Major Streets and Routes (MS&R) – Glenn Collector – proposed width is 64’, must show future ROW. Contact ROW reviewer regarding possible location of future ROW. 7. Sight visibility triangles (SVT) will need to be shown at site access points along W Glenn St and N Balboa Ave. Five triangles total (near and far for both driveway egresses and far for Balboa and Glenn). SVT for current ROW and future ROW are required. TSM 10-01.5.0 Additional items must be provided on Site Plan: 8. Provide the Waste Stream Calculations for the entire site. There is a possible need for more waste enclosures depending on the waste stream calculations. TSM 8-01.8.0 a. 45 gal per unit or sq ft x use, whichever is greater TSM 15-10.1.(E) 9. 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 *** Please note: this review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during formal review process. If you have any questions or concerns, please contact Dylan Molina and Stephen Blood. Dylan.Molina@tucsonaz.gov, Stephen.Blood@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: FOLLOW UP PRELIMINARY REVIEW OF UPDATED PLANS BASED ON TP-PRE-1024-00239 ACTIVITY NO: TP-PRE-0626-00137 ADDRESS: 333 W GLENN ST ZONING: OFFICE ZONE (O-3) LAND USE: MULTIFAMILY 6.29.2026 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. *ORINGINAL COMMENTS ADDRESSED BY APPLICANT AND REPLIED TO BY - SITE LANDSCAPE/NPPO SECTION REVIEW: 1. ORIGINAL COMMENT: A NPPO or a NPPO Waiver is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, must be submitted and approved or a request for an exception from the Native Plant Preservation requirements shall be approved in accordance with Sections 7.7.3.D.3 & .4 of the #969429v1 UDC and Administrative Manual Section 2-11.0.0 prior to Grading Plan approval. PDSD will provide the applicant with the NPPO Waiver form upon request. *RESPONSE: LANDSCAPE PLANS ASSUME NO MATERIAL WILL REMAIN IN PLACE AND NO MATERIAL IS HEALTHY ENOUGH TO BE RELOCATED DUE TO IRRIGATION HAVING BEEN CUT OFF FOR AN EXTENDED PERIOD OF TIME AND PROXIMITY TO EXISTING HARDSCAPES. *A NPPO waiver will be required for our records and for yours during the development package review. See link below for a fillable PDF version of the NPPO waiver. https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf 2. ORIGINAL COMMENT: Provide the required number of trees in all vehicular parking areas (1 tree to 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. In developments where it is necessary to bring the existing vehicle use areas into conformance with these regulations, gaps are allowed in the tree coverage requirement of even distribution, provided that at least the minimum required number of trees is placed within or adjacent to the vehicle use area with coverage which is as uniform as possible. Canopy trees adjacent to the vehicular use area may count toward meeting this requirement, provided the trees meet the criteria listed in Section 7.6.4.B.1.a (1). Per UDC 7.6.4.B.1.c(8) Exemptions: Structurally covered parking. *RESPONSE: THIS MAJORITY OF THE PARKING SPACES WILL BE COVERED PARKING WHICH IS EXEMPT FROM LANDSCAPE REQUIREMENTS LISTED ABOVE. HOWEVER, THE VISITOR PARKING SPACES ON THE SOUTHERN BOUNDARY OF THE SITE HAVE BEEN ADJUSTED TO ENSURE THERE IS ROOM TO ALLOW FOR LANDSCAPING THAT COMPLIED WITH THE ABOVE REFERENCED CODE SECTIONS. *The planting plan does indicate that the parking lot tree requirements will be met. 3. ORIGINAL COMMENT: A street landscape border is required along Balboa Av and along Glenn St per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. After reviewing the proposed development plan, the 10-foot street landscape border areas required along both street corridors appear to be too narrow to accommodate the border width. A Design Development Option (DDO) may be a viable option to offset the required street landscape border plantings to the south and west interior landscape borders. There is also an opportunity to provide an additional interior landscape border at the northwest property line. *RESPONSE: THIS IS AN OLDER INFILL SITE AND ONLY MINOR CHANGES ARE BEING MADE TO THE INTERIOR OF THE SITE. THUS, THE APPLICANT TEAM WILL BE REQUESTING A DDO WAIVER FOR THIS REQUIREMENT. LANDSCAPE PLANS MAY SHOW ADDITIONAL INTERIOR LANDSCAPING AS A MEANS TO JUSTIFY THE WAIVERS BEING REQUESTED. *The preliminary landscape planting plan includes many new proposed trees and a significant planting schedule. The existing wall is still a significant issue, even with the Design Development Option (DDO). The DDO is a viable alternative to the street landscape border requirements stated above. The DDO goes before the design review board, and site landscape will be significantly weighed in on. Please be deliberate with leader callouts, notes and explanations with regard to constraints and meeting the intent of the required landscape and screening standards set for the in UDC 7.6. 4. 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. 5. With the use of an existing site and existing asphalt roads to remain, the requirement for commercial rainwater harvesting will be as follows: Depress all planting areas 6 to 9 inches and wherever possible provide curb cuts into the planting areas. Ensure that the Landscape Plan, the Rainwater Harvesting Plan and the Civil Grading Plans are coordinated to show identical basin size, grades, spot elevations and curb cut locations. 6. *If during this meeting it is determined that a DDO will not provide the needed relief from UDC 7.6, then a Board of Adjustment Variance will be required. Please reach out to Mark Castro or Georgia Pennington with PDSD for more information for both the DDO and Variance process. Mark.Castro@tucsonaz.gov – Georgia.Pennington@tucsonaz.gov Thank you. Chad Keller, PLA 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 Zoning Review Section PROJECT: 333 W Glenn St Parcel(s): 107-13-097G Zoning: O-3 Office; C-2 Commercial Pre-Submittal Conference (1st Review) TP-PRE-0626-00137 TRANSMITTAL DATE: July 9, 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. Prior discussions with City staff resulted in a determination that the proposed development would be considered a “Multifamily Development” use, rather than a “Traveler’s Accommodation, Campground”, and, as such, be required to meet the corresponding requirements. 3. Per UDC Table 4.8-4, multifamily development is a permitted use in both the O-3 and C-2 zones (though with differing use-specific standards and dimensional standard requirements). For the proposed project, the land use group is “residential use group”. The class is “family dwelling”. The type is “multifamily development”. 4. For the O-3 zone, per UDC Table 6.3-3.A, the permitted residential density is 22 units per acre. Given the size of the O-3 area (113,520 sf), this would permit up to 57 units. 56 are shown on the proposed plan. 5. Also for the O-3 zone, per UDC Table 6.3-3.A, the lot coverage requirement is 75% and maximum permitted height is 40’. The perimeter setback requirement to the south of the O-3 zone is 10’ or ¾ of the adjacent building wall’s height. Setback to the south is not shown on the submitted plan. If less than the requirement, a Design Development Option (DDO) may be submitted to request a reduced setback down to one foot, including for the trash enclosure. A setback reduction below one foot would require a Board of Adjustment variance to be granted. For more information on both options, including processes and requirements, please reach out to Mark Castro at mark.castro@tucsonaz.gov or 520-837-4979. 6. For the C-2 zone, per UDC Table 6.3-4.A, the permitted residential density is 44 units per acre. Given the size of the C-2 area (23,160 sf), this would permit up to 23 units. 13 are shown on the proposed plan. 7. Also for the C-2 zone, per UDC Table 6.3-4.A, there is no lot coverage requirement and maximum permitted height is 40’. The perimeter setback requirement to the west and south of the C-2 zone is 0’. Setbacks distances are not shown on the submitted plan. 8. Setback to Glenn St, a collector street, is 10; per UDC Section 6.4.5.C.2.a., which states “for nonresidential and multifamily development abutting an Arterial or Collector Street the minimum required street perimeter yard is ten feet…”. The proposed plan shows 10’ to the office. It appears that Glenn St. is at its proposed width of 64’ and as such, submitted plans should not have to show future right-of-way. 9. Setback to Balboa Av, a local street, is 20’, per UDC Section 6.4.5.C.2.b. which states “for nonresidential and multifamily development abutting a Local Street, the minimum required street perimeter yard is 20 feet...” The proposed plan shows 3’. Setback on a local street can be reduced to a minimum of one foot through an approved DDO. 10. Setback for park model units to interior streets is five feet. 11. Per UDC Table7.4.4.-1, the required number of motor vehicle parking spaces for the proposed development is 72. 12. Per UDC Table 7.4.8-1, the required number of bicycle parking spaces is seven short-term spaces and 36 long-term spaces. Long-term spaces may be placed within units. 13. Per UDC Table 7.4.11-1, the required number of electric vehicle supply equipment (EVSE) is calculated based on the total parking spaces provided (instead of required). Based upon 87 total parking spaces provided, the requirements for EVSE are as follows: 0 EV Installed; 10% EV Ready (9 spaces); and 20% EV Capable (17 spaces). 14. Pedestrian circulation on site is required in accordance with UDC Technical Standards Manual Section 7. This section requires sidewalks along building sides of each access lane (including access to each residence, trash enclosure, and common area), as well as connections to W Glenn and N Balboa and each dumpster. Pedestrian circulation is not permitted to cross between a parking space and the parking area access lane (PAAL). This is shown along the grouped parking areas. The sidewalks should be placed in front of the parking spaces rather than between them and the PAAL. A modification to pedestrian circulation requirements, including reduction in the width of sidewalk from 4’, would require the submittal of a Building Official Appeal, which is a staff review process. This would require the provision of strong justification indicating that site – and not just cost – constraints would make any alternative to the 3’ width infeasible. An alternative may be to reroute sidewalks in between units in order to allow a 4’ width and submit a TSMR to request relief from the general requirement to have to place sidewalks between the PAALs and buildings. 15. Parking area access lanes (PAAL) are to be designed per UDC Section 7.4.6. Minimum widths for PAALs and access lanes are shown in UDC Table 7.4.6-2. Please provide PAAL widths and indicate direction(s) of travel along the PAALs. The submitted plan appears to show a width of 18’ 3”. As these lanes will also function for fire access, and to access 90’ degree parking spaces, a width of 24’ would be required. Making the lanes one-way, and angling the parking spaces to 30, 45, or 60-degrees, would allow the width to be a minimum of 20’, which could be reduced to 18” 3’ with an approved Parking Design Standards Modification Request (PDMR) and also approval by Tucson Fire. 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 Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 17. If you have any questions, please contact me at fernando.garcia2@tucsonaz.gov. |
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| TW New Area Development * | REVIEW COMPLETED | Tucson Water has reviewed the submittal with no comments. 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 Abdullah Salman (Project Manager) at Abdullah.Salman@tucsonaz.gov. |