Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0826-00172
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-0826-00172 • Pre-Application Conference Review v1 • 4555 S LANDING WY TUCSON, AZ 85714: Based on the information provided, TFD has the following comments: 1. Verify required hydrant coverage. IFC 24, 507.5 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | DTM ROW ENGINEERING REVIEW COMMENTS: This is a pre-liminary review of the information provided and a more detailed review and comments will be provided at the time of the Development package submissions.. DTM Comments for this scope of work and location is that proposed scope of work has no City Maintained frontage access points. Work that may extend into City Maintained Right of Way will require a ROW permit be submitted per scope of work. DTM Recommends that review of City DTM standards to ensure that work provided along current private frontages maintains City standards for future impact or changes to the Right of Way occurs. Zane.Swenson@Tucsonaz.gov |
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| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0826-00172 Project: Cheddar's Scratch Kitchen Location: 4555 S LANDING WY Review Date: 9/3/2026 Reviewer: Joe Macaulay – Civil Engineer – Site Engineering Related Cases: C9-16-04 (PAD 29) *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 project will require a revision to the Tentative Plat DP16-0044 and submission of a separate Development Package (DP). The revision is to ensure the overall commercial subdivision still stays in compliance with parking calculations, connectivity, and applicable drainage infrastructure. The separate DP submission will act as the main review focus for PDSD and allow for inspection to be completed effectively. 2. 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 3. Geotechnical Investigation Report - prepared by a Registered Professional Engineer licensed in the State of Arizona is required [IBC 1803]. The report shall be submitted with the development package submission. The report shall, at minimum, address the following: a. Soil Bearing Capacity & Site Classification – Including soil bearing capacity, site classification, expansive soil identification, and groundwater conditions, with all applicable foundation design recommendations for the proposed construction. b. Grading & Earthwork – The report shall provide recommendations for site preparation, fill compaction standards, and the suitability of on-site materials for reuse as engineered fill. c. Pavement Design – The report shall include pavement design recommendations for all proposed drive aisles, parking areas, and access improvements, including R-value or CBR testing results as applicable. d. Backfill requirements, and wall foundation recommendations. (IF applicable) 4. Drainage shall conform to PAD-29: a. Per PAD-29 Section C. – Development Standards, an updated drainage statement, in conformance with the master drainage report, shall be submitted for each development plan associated with this PAD. For report formatting & content see: COT Drainage Manual §2.3; DSSDR Chapter 10. b. Per the PAD 29 document, retention is not allowed within the PAD c. Detention may be waived due to the proximity to the regional watercourse. Will need to be determined by the drainage statement for this site. d. PAD-29 – Irvington Commercial Center PAD -https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/c9-16-04_bourne_-_irvington_road_pad_-_final.pdf 5. Show that sidewalks in front of parking spaces maintain a minimum 4-foot unobstructed width per TSM 7-01.4.3 A. The parking spots must have wheel stops or the sidewalk must be 6.5 feet in total width to ensure that vehicles do not obstruct the 4-foot width. 6. It will be required that the Private Road directly West of this parcel associated with this commercial subdivision be fully developed prior to issuance of construction approval – may be shifted to a prior to final conditions based on coordination with inspection team. 7. Trash enclosure: a. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0 b. Provide a trash enclosure detail that is compliant with TSM 8-01.0.0. This should include all necessary information as well as include the required minimum clear space. This detail should be comparable to figures found in TSM 8-01.9.0. c. 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 28’x40’ for two enclosures. TSM 8-01.5.3 and TSM 8-01.5.3.F 8. Sidewalks shall be flood free for all storm discharges of up to and including a ten-year frequency flood event. Drainage flowing across all pedestrian circulation paths shall be designed and constructed to convey flows under the path for up to and including the ten-year frequency flood events, except at street intersections, pedestrian crossings, and PAAL pedestrian crossings. [TSM 7-01.4.1.E & 7-01.4.3.E] a. Provide keynotes and call-outs identifying all downspouts and sidewalk scupper locations on all related site plans and/or building sheets. This information is required to demonstrate compliance and to ensure coordination with building permit plan review. b. If downspouts from rooftops are to be discharged at grade-level, ensure that the stormwaters up to and including flow from a 10-year event are directed away from accessible parking stalls. 9. Sight visibility triangles (SVT) will need to be shown at site access points, unless: a. On any PAAL or on a street that generates an ADT of 140 or less and intersects a local road, no sight triangle is required. The minimum perimeter yard required in Article 6, Dimensional Standards and Measurements, of the UDC prevails. [TSM 10-01.5.1 & 5.2] (See Landscaping and Zoning requirements). *** 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 at joe.macaulay@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: PROPOSED GROUND UP CHEDDAR'S SCRATCH KITCHEN ACTIVITY NO: TP-PRE-0826-00172 ADDRESS: 4555 S LANDING WY ZONING: PAD-29 IRVINGTON COMMERCIAL CENTER PAD LAND USE: COMMERCIAL RESTAURANT 8.31.2026 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: PAD-29 IRVINGTON COMMERCIAL CENTER PAD GENERAL SITE LANDSCAPE/NPPO COMMENTS PER UDC, TSM AND AM STANDARDS (ADDITIONAL COMMENTS FOR PAD-29 FOR GUIDENCE PROVIDED IN THE NEXT SECTION): 1. According to the PAD-29 document an NPPO has been completed for the entire site per UDC 7.7.3-B and 7.7.4 code requirements. Per the owner’s discretion, implementation of the inventoried protected native plants is recommended by the City Site Landscape/NPPO section. 2. A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code 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. 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. 4. **A street landscape border is required along the S Bound I-19 and Frontage Road per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. A separate irrigation meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 6. 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. (Refer to comment #20 below) 7. 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 is required. 8. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. The Landscape Plan should have spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan. 9. Maximize the 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. (Refer to comment #18 below) 10. The Commercial Rainwater Harvesting Plan must utilize the Site Water Budget. See TSM 4-01.0.0 Exhibit A. The Site Water Budget is how the Water Department tracks the irrigation water use on-site, not first flush retention volume charts. PAD-29 DESIGN GUIDELINES FOR LANDSCAPE BUFFERS AND SCREEN WALLS, SEE SECTION 3.C.13 OF THE PAD DOCUMENT. 11. Landscape Buffers: The residential uses to the north are adequately buffered by Michigan (Irvington) Wash within the property owned by the City. No additional buffering on the north Property line is required. A ten (10) foot landscape buffer meeting UDC requirements will be provided along Irvington Road and the freeway frontage. No buffer shall be required between the Property and any adjacent residentially zoned property. Per UDC 7.6.4-1 Landscape Border, this would be considered Commercial adjacent to an MS&R, or adjacent to a non-MS&R, which includes a 10-foot street landscape border and either a 30-inch planting screen, or a 5-foot planting screen. 12. Screen Walls: When otherwise required in this PAD, screen walls shall be constructed of masonry, concrete materials, metal, or similar materials and shall incorporate any combination of one or more of the following: various textures, materials, patterns, or colors. Screen walls other than truck docks and more than seventy (70) feet long shall have offsets of at least 8 inches at no more than twenty (20) foot intervals. Perimeter walls shall be provided if required by the UDC. The terms “screen wall”, “fence”, “perimeter wall”, or “screen” may be considered the same for purposes of this PAD. ADDITONAL LANDSCAPE GUIDELINES PER PAD-29 DOCUMENT, SECTION 3.D LANDSCAPE: The PAD will comply with the Landscape and Screening requirements per UDC 7.6, with the following modifications: 13. Depressed delivery and loading zones used by semi-trailer trucks shall be screened from public streets, public sidewalks, or adjacent PAAL’s by use of a screen wall as described in this PAD except that the screen shall be at least eight (8) feet high, measured from the loading dock floor elevation to screen activity at the loading dock. An adjacent building can also serve as the screen. 14. **No screen is required along the Proposed Roadway on the Property. 15. At least two pedestrian/bicycle connections to the River Park will be provided. Existing River Park amenities impacted by the development of the PAD shall be replaced conforming to the requirements of the Pima Regional Trails System Master Plan as well as applicable City and Pima County Park standards. 16. Along the north boundary of the Property, no interior landscape border shall be required. 17. Existing vegetation within the Xeroriparian C / PC Riparian Habitat Class C on the Property is not subjected to the Protected Riparian Area standards. Therefore, existing vegetation within this area of the property may be used to enhance the vegetation along the Michigan (Irvington) Wash and along the TARP Property boundary if determined viable for relocation and reasonable for salvage at the Property owner’s sole discretion. A Native Plan Preservation Plan (“NPPO”) will be completed for the PAD. The TARP plant had an exemption to the Floodplain Ordinance for disturbing the riparian floodplain. A hydrology study must be performed at the time of development for the exact determination of floodplain limits in the central area of the PAD. 18. **The Property is subject to City Commercial Rainwater Harvesting requirements. 19. Salvageable existing plant material shown on the NPPP will be transplanted to open spaces and landscape borders within the PAD Property limits. 20. Drought tolerant, low water use plant material that enhance the Sonoran Desert landscape shall be used. 21. **Coordinate above and below-ground utilities in landscape plans to avoid conflicts. 22. **All landscapes shall be irrigated by an automatic underground irrigation system. 23. The following landscaping standards will enhance the development through the use of one or more of the following methods: a. Access to public areas of interests such as parks, plazas and trail nodes will be enhanced through the use of colorful plantings. b. Include outdoor public spaces with special amenities that encourage use, such as benches, overhead shade, seating areas, mail boxes and bicycle facilities. c. Incorporate seating, landscape and gathering areas that contribute to the outdoor use and open space enjoyment of the area in spaces between buildings in the development. d. Use plant material and placement to reduce the heat island effect if possible. e. Use accents and colorful plant material to enhance the border along Irvington Road. 24. Tree root zones/Planting Areas: If provided, contiguous planting areas will provide minimum 300 cubic feet, at a depth no greater than 3 feet, for tree root zone area. The PAD recognizes that the average lifespan of a parking lot tree is seven years and that adequate root zones are necessary. A twenty-foot canopy tree needs a 1,500 square foot minimum root zone, average depth of 3 feet. Root zones can be maintained while having pavement around trees that have minimum pavement openings (i.e., use of structural/engineered soil or frames/grid structures filled with soil that support vehicular travel paving). Thank you. CHAD KELLER - PLA LANDSCAPE ARCHITECT CITY OF TUCSON - PDSD CHAD.KELLER@TUCSONAZ.GOV 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Georgia Pennington, Planner PROJECT: Thursday Pre-submittal meeting TP-PRE-0826-00172 Parcel(s): 137-05-6000 Zoning: PAD-29 Existing Use: Undeveloped Proposed Use: Food Service TRANSMITTAL DATE: 8/31/26 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 – Development Package. The Development Package is a separate submittal from the building permits, and the building permits cannot be approved until the Development Package is approved. 2. The existing zone is PAD-29. Food Service is permitted in PAD-29. 3. Maximum Height: 120’ 4. Setbacks: 0’ from all sides 5. Motor Vehicle Space requirements (7.4.4): 1 space/300 SF GFA 6. Bike Parking Requirements (7.4.9): a. Short term: 1 space per 2,000 sq. ft. GFA. Minimum requirement is 2 spaces. b. Long term: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces. 8. Parking Area Access Lanes (PAAL) shall be 24 feet wide for 2-way traffic and fire access and 20 feet for one-way access isle. 9. Comply with Section 7-01 Pedestrian Access in the Technical Standards Manual for new construction. 10. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the 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 Georgia.Pennington@tucsonaz.gov. |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. Please note that a Master Plan was submitted and accepted on December 10, 2024, for the proposed extension of the water main along the west side of the subject parcel. The proposed extension will be tied into the existing 8-inch water service stub connected to the existing 8-inch PVC water main (B Zone), located on the southwest side of the parcel within the right-of-way of S Landing Way. Please note that Tucson Water/New Area Development has approved an extension of the expiration date of the previously accepted Master Plan. This extension will allow the developer/consultant to proceed with submitting the Design Plan for the proposed water main extension without the need to submit a new Master Plan. The Design Plan must be submitted through the Tucson Water TDC online portal for review and approval. Water pressure in this area is 66-73 PSI at an elevation of 2431 ft. Water pressure can vary by an additional 5 psi +/-. 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. |