Plan Review Detail
Review Status: In Review
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-0926-00195
Review Name: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Review Status: In Review
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements * | IN REVIEW | ||||
| ROW Engineering Review * | IN REVIEW | ||||
| Site Engineering * | IN REVIEW | ||||
| Site Zoning * | IN REVIEW | ||||
| TW New Area Development * | IN REVIEW | ||||
| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0926-00195 • Pre-Application Conference Entitlements Review v1 • 9825 E OLD VAIL RD TUCSON, AZ 85747: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: PHASES II THRU IV OF THE 10000 EAST OLD VAIL PROJECT SITE (WESTERN PARCELS) ACTIVITY NO: TP-PRE-0926-00195 RELATED ACTIVITY NUMBER: TP-PRE-0426-00091 - 10039 E OLD VAIL RD ADDRESS: 9825 E OLD VAIL RD ZONING: LIGHT INDUSTRIAL ZONE (I-1) LAND USE: COMMERCIAL 10.15.2026 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, AT DEVELOPMENT PACKAGE SUBMITTAL THE FOLLOWING SITE LANDSCAPE COMMENTS WILL BE REQUIRED FOR COMPLIANCE: 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. 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. 4. 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. 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. E Old Vail Rd requires a 10’ landscape border and a 30” screen located on the project side of the ROW/Future ROW. 6. 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. 7. A drip irrigation plan and details are required for all proposed landscape planting areas. 8. 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. 9. 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. 10. 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. 11. 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. Thank you. Chad Keller, PLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Traffic Engineering Review * | REVIEW COMPLETED | - Per the ITE Trip Generation Manual, 12th Edition, a 452,500 SF retail center would fall under ITE land use code 820 - Shopping Center (>150K). Per ITE, this size development would generate over 16,000 new daily trips, including around 400 new AM peak hour trips and nearly 1500 new PM peak hour trips. As such, a Traffic Impact Analysis (TIA) will be necessary (Category III TIA per City's Access Management Guidelines) in the future as the project moves forward. The TIA should include analysis including needs in the public right-of-way to serve the site, such as right turn lane warrant analysis, traffic signal warrant analysis, etc. The TIA should accommodate for other known development projects, such as Costco, Walmart, 10000 E Old Vail Site B, unbuilt sites at Houghton Town Center, etc. etc. On the PDP, it looks like the main site entrance is planned to line up with the signalized entry into the Costco site, which makes sense. - If any land uses are to include drive-thru, all vehicle stacking will need to be contained on site. This should be discussed in TIA. Care should also be taken to not negatively impact internal site roadway network with queuing. - Old Vail Rd is classified as a collector street, with a MS&R planned right-of-way width of 90 feet. - There is concern that with this potential development going in alongside other planned developments, the existing three-lane section of Old Vail Rd may not accommodate for the increase in traffic. The TIA should investigate and document when the roadway would need to be widened to a four-lane with median or five-lane with center two-way left-turn lane. - There is concern that with this potential development going in alongside other planned developments, the existing traffic signal at Houghton Rd/Old Vail Rd/MAC Way may not accommodate for the increase in traffic. The TIA should investigate all nearby signal operations as per TIA category III requirements. Thanks! |