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Plan Review Detail

Plan Number: TP-PRE-0826-00160
Parcel: 134030350

Address:
8715 E 21ST ST

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0826-00160
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 TFD would ask for Knox key switches on the electric vehicle gates for fire dept access. Nonelectric gates would require Knox key boxes.
john.vincent@tucsonaz.gov
5203495581
ROW Engineering Review * REVIEW COMPLETED Driveways shall be concrete from curb line to back of sidewalk, cross slope should not exceed 2% in pedestrian crosswalk area.
The stripes across 21st should be WS12 as per PC/COT Signing and Pavement Marking Manual Sheet 3.2.1, add W11-2 ped warning signs at the crosswalk, with W16-7p downward diagonal arrow placards underneath.
Add midblock access ramp (type 3) on South of 21st street to connect new sidewalk.
Vertical curb is allowed on 21st St and required for sidewalk.
DTM comment file has been added to attachments.
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0826-00160
Project: New Parking Lot
Location: 8715 E 21ST ST
Review Date: 08/20/2026
Reviewer: Joe Macaulay – Civil Engineer – Site Engineering
Related Cases: TD-DIV-0225-00027, TC-DMO-0626-00095

*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:

Items requiring immediate attention:
1. Sight visibility triangles (SVT) will need to be shown at site access points:
a. E 21ST ST has a current designation as a Minor Local Road. Sight visibility triangles (SVT) will need to be shown for current ROW for all entrances/exits to the site. TSM 10-01.5.0
2. A full drainage report shall be submitted with the application for this development package. The report must demonstrate compliance with all applicable City of Tucson stormwater management requirements, including first-flush retention and critical basin detention. The following references from the Standards Manual for Drainage Design and Floodplain Management (COT Drainage Manual) and the Design Standards for Stormwater Detention and Retention Manual (DSSDR) shall govern report preparation:
a. Report Formatting & Content: COT Drainage Manual §2.3; DSSDR Chapter 10
b. Flood Peak Estimation: COT Drainage Manual Chapter 4
c. Erosion Hazard Assessment: COT Drainage Manual Chapters 6 & 7
d. Drainage Facility Design Standards: COT Drainage Manual Chapters 9–11
e. First-Flush Retention & Detention Guidelines/Triggers: DSSDR Chapters 2, 3, & 4
*Note if upon determination during the preparation and calculations of the report that the flows in the Unnamed Wash on the north of the property exceed 100cfs, threshold for minor watercourse or minor wash would be triggered and therefore subject to local COT regulatory floodplain requirements including but not limited to delineation of the 100-year floodplain limits and Erosion Hazard Setback in the submitted plans. [Sec. 26-1.4]
3. A Stormwater Pollution Prevention Plan (SWPPP) is required for any construction activity disturbing one (1) or more acres of land, in accordance with the AZPDES Construction General Permit (CGP No. AZG2025-001) issued by the Arizona Department of Environmental Quality (ADEQ). The SWPPP must be site-specific and prepared prior to submitting a Notice of Intent (NOI) via ADEQ's myDEQ portal. A Dust Control Permit issued by the Pima County Department of Environmental Quality (PDEQ) is also required prior to ground disturbance of one (1) or more acres. Contact PDEQ at (520) 724-7400 for permit requirements.
4. Incomplete land division permit must be withdrawn: TD-DIV-0225-00027. This land division permit is currently in “Requires Resubmittal” status and must be addressed prior to new submittal for proposed permit.
5. Review and address Zoning comments regarding offsite parking and shared parking agreement.
*** 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 Joe Macaulay. Joe.Macaulay@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: NEW PARKING LOT
ACTIVITY NO: TP-PRE-0826-00160
ADDRESS: 8715 E 21ST ST
ZONING: SUBURBAN RANCH ZONE (SR)
LAND USE: PARKING LOT FOR AN EXISTING SCHOOL
8.18.2026

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. SCHOOLS AND ASSOCIATED LAND USE DEVELOPMENT ARE EXEMPT FROM ZONING AND LANDSCAPE CODE – SEE ARIZONA REVISED STATUTE - 15-189.01 (A.R.S. 15-189.01)

2. The site appears to have some viable native vegetation. Please provide a Native Plant Preservation Plan (NPPP) or a NPPO waiver 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

3. It is recommended to provide landscape borders, parking lot trees and associated commercial rainwater harvesting standards as this is a commercial-scale parking lot that will produce significant heat island effects at and around the site. With these recommendations in mind, please provide a set of landscape plans for review. If additional information is needed with regard to landscape plans and details for construction purposes, then please reach out to my email below.

4. No additional comment for the site landscape review section.

Thank you.

CHAD KELLER - PLA
LANDSCAPE ARCHITECT

CITY OF TUCSON - PDSD
CHAD.KELLER@TUCSONAZ.GOV
520.837.4923
Site Zoning * REVIEW COMPLETED CITY OF TUCSON, AZ
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT (PDSD) TRANSMITTAL

ZONING REVIEW
Jeffrey William Cassidy jeffrey.cassidy@tucsonaz.gov
Commercial Plans Examiner – Current Zoning Section

PRE-APPLICATION CONFERENCE / RELATED CASE NUMBER(S):
TP-PRE-0826-00160
TC-DMO-0626-00095 Issued - 06-09-2026
TD-DIV-0225-00027 Needs resubmittal - Applied 02-21-2025

PRE-APPLICATION CONFERENCE DATE:
August 20, 2026

CUSTOMER:
Hadley, Theresa; Rick Engineering; thadley@rickengineering.com; (520) 468-2341

PROJECT SCOPE / SUMMARY / DESCRIPTION / NARRATIVE:
The proposed project consists of a parking lot to serve the adjacent JTED at Camino Seco campus across E 21 St.

PARCEL(S); ADDRESS; ACREAGE / SQUARE FEET:
134-03-0350; 8715 E 21ST ST TUCSON, AZ 85710; Approximately 1.76 acres or 76,500 square feet.

EXISTING USE (Per UDC Article 11 Definition(s)):
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7039

VACANT, UNDEVELOPED LAND

PROPOSED USE (Per UDC Article 11 Definition(s)): https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7039

11.3.4. COMMERCIAL SERVICES USE GROUP, S. PARKING
A site where the principal use is for the off-street parking of motor vehicles, whether for compensation, free, or as accommodation to clients or customers. Typical uses include parking garages and parking lots for residential or commercial purposes.

PARCEL(S) ZONING:
UDC ARTICLE 4: ZONES
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1785

4.7.4. SUBURBAN RANCH ZONE (SR)
This zone provides for very low density, large lot, single-family, residential development and
Suburban ranch uses. Uses that would adversely affect the open space, agricultural, or natural
characteristics of this zone shall not be permitted.

PERMITTED USE:
Confirmation that Parcel 134-03-0350 lies within the SR zone and the proposed Parking use, as defined under 11.3.4.S is NOT deemed as a permitted use under Table 4.8-1: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2097

However, per A.R.S. 15-189.01, the proposed parking use intended to supplement the J-TED use across E 21st St, is exempt from zoning regulations.

ZONING REVIEW COMMENTS SUMMARY:

1. COMMENT: PRELIMINARY REVIEW
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.

https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/minor_changes_to_commercial_industrial_sites_.pdf

2. COMMENT: UDC ARTICLE 7: DEVELOPMENT STANDARDS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5321

The proposed 181 parking stalls equate to 6 ADA stalls. PDSD will allow the 6 ADA stalls to be located on the 134-03-037D parcel. The intent would be to locate these as close to building entrances and existing ADA routes as possible with equal dispersion throughout the campus.

A separate permit would be required to locate these on this parcel communicating the new striping, signage and any required improvements to existing ADA access requiring ramping.

3. COMMENT: DEVELOPMENT PACKAGE
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

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

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.

5. COMMENT: MISCELLANEOUS
There is an open land division permit under permit number TD-DIV-0225-00027 for this parcel that is under ‘needs resubmittal’ status applied for on 02-21-2025.

6. COMMENT: MISCELLANEOUS
A shared parking agreement will be required for the new parking lot indicating its association with the 134-03-037D parcel only.

TECHNICAL STANDARDS MANUAL REFERENCES:

SECTION 7: PEDESTRIAN ACCESS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11582
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
Potentially serving this new development is an existing service stub from the 6-inch PVC potable water main (D zone) located on the southwest corner of the parcel within the right-of-way of E 21st St. There is an existing fire hydrant in this corner.
Water pressure in this area is 40-41 PSI at an elevation of 2691ft. Water pressure can vary by an additional 5 psi +/-.
Please note that there is a designated easement located along the east side perimeter of the parcel. This easement is reserved for utility and/or access purposes, as recorded in the property documentation.
No physical construction or permanent structures are permitted within the boundaries of either 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 Abdullah Salman (Project Manager) at Abdullah.Salman@tucsonaz.gov.