Plan Review Detail
Review Status: Approved
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: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements * | REVIEW COMPLETED | DATE: 10/21/2026 REVIEWED BY: Jay Olivas, Planner II CASE NUMBER: TP-PRE-0926-00195 PROJECT ADDRESSES: 9825 E OLD VAIL RD PARCEL NUMBERS: 14118006B, 141185720, 141185410, AND 14118602B EXISTING ZONING: I-1 LIGHT INDUSTRIAL EXISTING USE: UNDEVELOPED PROPOSED USE: RETAIL - GENERAL MERCHANDISE SALES, LARGE RETAIL ESTABLISHMENT (LRE) PROJECT DESCRIPTION & LOCATION: The applicant is requesting feedback on a proposal to construct Phases II through IV of the 10000 East Old Vail project site with major and minor retailers, smaller shops, restaurants, and pads with drive-through capability to support the site’s future commercial development. The project site will include maneuvering, parking, and pedestrian circulation. The overall project site is 56.36 acres and is currently vacant land. The project site is immediately adjacent to E Old Vail Rd along the southerly boundary, immediately adjacent to S Distribution Way to the west, and is approximately 1800 feet from S Houghton Rd to the east. The project site is zoned I-1; no rezoning is proposed. The project is located within the Plan Tucson Business Centers Building Block and the Esmond Station Area Plan. APPLICANT NAME: Theresa Hadley E-MAIL: THADLEY@RICKENGINEERING.COM PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND ESMOND STATION AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Applicable Plan Policies: Plan Tucson: The Plan Tucson Future Growth Scenario Map illustrates different building blocks within the city that have specific policies to promote future growth opportunities. The proposed development lies within the Business Centers building block of the Plan Tucson Future Growth Scenario Map. This building block contains major commercial or employment districts acting as major drivers of Tucson’s economy, and generally contains corporate or multi-use office, industrial, or retail uses. Esmond Station Area Plan: This Plan includes Commercial development policies that guide rezoning conditions. Large-scale retail is an allowed special exception use in the I-1 zone, and while a rezoning is not required, the proposal does conform to Plan policy as it relates to commercial developments. The proposal is adequately separated from incompatible development and provides access from an arterial road. Analysis: The project site is located between an arterial road (East Old Vail Rd) to the south and an improved 100-foot-wide drainage easement to the north and northeast. Surrounding land uses consist of an existing Elementary School and single-family residential lots to the north and northeast, a tire shop and commercial center to the east, vacant land and a metal storage building to the west, and a tractor supply shop, vacant land, and PAD 36 commercial development to the south. Recommend adequate landscape buffering along the northeast property boundary in proximity to the residential tract lots. Based on the conceptual PDP plan, “Major Retail – B” exceeds 100,000 square feet. Establishments greater than 100,000 square feet of floor area (Large Retail Establishments) shall be considered through a special exception land use process as provided in the applicable zone (I-1). Clarify if the entire site will remain one parcel or if the Large Retail Establishment will be assigned to its own APN. Per UDC 4.9.9.D.3, all proposed Large Retail Establishments shall be reviewed by the Design Review Board for recommendation to the PDSD Director, who will make a recommendation on whether the project complies with use-specific standards. The project is also located within the Davis-Monthan Air Force Base – Approach/Departure Corridor 3, UDC 5.6.8.C.2. Ensure any proposed uses are not included on the list of prohibited uses for the site. The General Plan and Area Plan both contain policies supporting large-scale employment and retail uses within the development area. A plan amendment is not required to proceed as proposed. Large-Scale Retail use requires the Mayor and Council Special Exception Procedure described in UDC 3.4.4. Adherence to the Large Retail Establishment Design Standards will need to be demonstrated with your Special Exception application – these standards can be found in UDC 4.9.9.D. and 4.9.13.Q. Key steps with the Special Exception include: 1. Prepare a Design Compatibility Report (DCR). 2. Discuss in the DCR: Land Use Compatibility, Design Compatibility, Drainage/ Grading/ Vegetation/Screening, Vehicular Access/Circulation, Traffic (ADT); and 3. Prepare a Preliminary Development Plan (PDP) – including, but not limited to, calling out parking analysis/spaces, building wall setbacks, and structure heights per the Unified Development Code (UDC). Special Exception process: 1. Hold a Neighborhood Meeting as outlined in Section 3.2.2. of the Unified Development Code. For Special Exception applications, a single neighborhood meeting shall be held. The mailed notice must be mailed at least ten (10) days before the date of the meeting and sent by first-class mail to property owners within 400 feet of the property, registered neighborhood associations within one (1) mile of the proposal, and the Council Ward offices where the project is located. In addition, the following applies: a. The meeting shall take place not more than 60 days before the date of the submittal of the application. b. Documentation of the offer to meet and a summary of the meeting must be submitted with the application. c. The meeting must be held at or near the subject site. d. Mailing labels for neighborhood notice will need to be acquired from PDSD. e. Please reach out to Ward 4 Office before the neighborhood meeting. 2. Project shall be subject to a Mayor and Council Special Exception Procedure as outlined in UDC Section 3.4.4. If you have any questions, please contact me at Jay.Olivas@tucsonaz.gov |
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| 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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| ROW Engineering Review * | REVIEW COMPLETED | A Traffic Impact Analysis will be required. If additional travel lanes, right turn lanes, median modifications and/or traffic signals are recommended/required, a Private Improvement Agreement (PIA) will be required. | |||
| Site Engineering * | REVIEW COMPLETED | 1. The site is located entirely within Rita Ranch and will need to show compliance with the Rita Ranch Master Drainage Plan along with first flush retention. Stephen Blood (520) 837-4958 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: 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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| Site Zoning * | REVIEW COMPLETED | CDRC Entitlements Pre-Application Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-0926-00195 Address: 9825 E Old Vail Rd Parcel(s): 14118-006B, 141-18-5720, 141-18-5410 and a portion of 141-18-302B Existing Zoning: I-1 Proposed Zoning: I-1 Overlay Zoning: MS&R, DMAFB ADC-3 and NCZ-A Existing Use: Vacant Proposed Use: Retail - General Merchandise Sales, Large Retail Establishment TRANSMITTAL DATE: October 21, 2026 COMMENTS: 1. COMMENT: The proposed development must comply with AM 2-06 – Development Package (Site Plan and Tentative Plat), and AM 2-07 – Final Plat. 2. COMMENT: The proposed use is Retail – General Merchandise Sales, Large Retail Establishment which is permitted in I-1 through a Mayor and Council Special Exception Procedure subject to use specific standards UDC 4.9.9.D and 4.9.13.Q (UDC TABLE 4.8-5). 3. COMMENT: Clarify if the entire site will remain one parcel or if the Large Retail Establishment will be assigned to its own APN. 4. COMMENT: Per UDC 4.9.9.D.3, all proposed Large Retail Establishments shall be reviewed by the Design Review Board for recommendation to the PDSD Director, who will make a recommendation on whether the project complies with use specific standards. 5. COMMENT: The site is located within the Davis Monthan Airforce Base – Approach/Departure Corridor 3, UDC 5.6.8.C.2. Ensure any proposed uses are not included on the list of prohibited uses for the site. 6. COMMENT: Per UDC 5.6.8.C.1, for all non-residential land use groups, the maximum FAR is 0.20 of the project site area. 7. COMMENT: Per UDC 5.6.8.C.1.d the maximum permitted building height is 62 feet from design grade elevation of the height limit of underlying zone, whichever is more restrictive. 8. COMMENT: Provide a parking calculation. The minimum required parking for the Retail – General Merchandise Sales, Large Retail Establishment is 1 space to 300 square feet of gross floor area. 9. COMMENT: Provide a bicycle parking calculation that complies with UDC Table 7.4.8-1 10. COMMENT: Provide an Electric Vehicle Supply Equipment (EVSE) parking calculation that complies with UDC Table 7.4.11-1. 11. COMMENT: A pedestrian circulation path that complies with Technical Standards Manual 7-01 is required. 12. COMMENT: 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 Loran.Shamis@tucsonaz.gov. |
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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! |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. For PARCEL 141185720 & 141185410 Please note that Plan #075-2023, MICROSTAR BTS – BLDG 1, was approved by Tucson Water in 2023 for the exact same location. In the approved plan set, the proposed water system included a connection to the existing service stub from the 8-inch cement asbestos water main (G Zone) located on the southeast side of the parcel, within the right-of-way of E Old Vail Road. The proposed water main extension was designed to form a loop by connecting back to the service stub located on the west side of the parcel within the right-of-way of S Distribution Way. For PARCEL 14118006B Please note that the available option to provide domestic water service for this parcel is to tie into the existing service stub from the 8-inch cement asbestos water main (G Zone) located on the southeast side of the parcel, within the right-of-way of E Old Vail Road. The proposed water main extension was designed to form a loop by connecting back to the future development of 10000 E Old Vail Rd located on the east and west side of the parcel. Water pressure in this area is 43-50 PSI at an elevation of 2996ft. Water pressure can vary by an additional 5 psi +/. An updated water master plan will need to be prepared for this project and submitted to Tucson Water and local Fire Department for review and approval. The master plan must show the water main layout and identify if there is construction phasing for the new water mains. The Water Master Plan and detailed Water Design Plan are separate submittals that must be made through Tucson Water’s electronic plan portal at https://cityoftucsonaz-energovweb.tylerhost.net/apps/selfservice#/home, or can be combined into an “at risk” submittal. More information about Tucson Water’s Water Master Plan and detailed Water Design Plan processes can be found on-line at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Frequently-Asked-Questions/Tucson-Development-Center-Online-Instructions 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 Deepesh Dawadi (Engineering Manager) at Deepeshraj.Dawadi@tucsonaz.gov |