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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1024-00246
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-1024-00246 • Pre-Application Conference Review v1 • S Houghton Rd & E Drexel Rd: Based on the information provided, TFD has the following comments: 1. Verify hydrant coverage. IFC 24, 507.5.1 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review | REVIEW COMPLETED | TP-PRE-1024-00246 1. Any landscaping improvements within the Houghton Rd rights-of-way shall be coordinated with DTM Landscape Architect David Marhefka (david.marhefka@tucsonaz.gov). If you have any questions, please contact Richard Leigh at 520-403-0970 or email richard.leigh@tucsonaz.gov. |
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| Site Engineering | REVIEW COMPLETED | TP-PRE-1024-00246 NE Corner of Houghton & Drexel (APN 141019160) Site Engineering comments are as follows: 1. Please provide waste stream calculations on the formal submittal per TSM 8. 2. A Stormwater Pollution Prevention Plan is required for the site. See https://azdeq.gov/what-swppp for more information. 3. Due to the increase of impervious surface on this development, First Flush Retention and Balanced Basin Detention are required per sections 2 and 3 of the DSSDR (Design Standards for Stormwater Detention and Retention). 4. The exit for the drive-thru is shown as 18ft-6in. Please revise this dimension to 20ft to allow fire apparatus access. See UDC Table 7.4.6-2 Ryan Insalaco Email: ryan.insalaco@tucsonaz.gov Phone: (520) 837-5351 |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA PDSD LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: HOUGHTON & DREXEL NEW MCDONALD'S BUILDING AND SITE ACTIVITY NO: TP-PRE-1024-00246 PARCEL: 141019160 ZONING: PAD-12 CIVANO MASTER PAD LAND USE: COMMERCIAL This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants, and water harvesting. 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 Landscape/NPPO to ensure compliance with the applicable UDC development criteria and Technical Standards. PAD 12 CIVANO MASTER PAD GENERAL COMMENTS 1. FOR FULL LANDSCAPING GUIDELINES SEE THE PAD-12 DOCUMENT. 2. A-4 PURPOSE AND INTENT OF THE CIVANO PAD DISTRICTS A-4.a. Civano Master PAD The Master PAD section of this document responds to the unique site conditions described in Section B: Site Analysis. The Master PAD emphasize product diversity, unique design standards, trails, connectivity, open space, landscape theming, multi-modal circulation, and preservation of natural wash and riparian corridors. 3. C-2.a.2 WATER: Reduce potable water consumption below Tucson metropolitan baseline levels and use non-potable water, such as reclaimed water, graywater or rainwater harvesting for landscape Irrigation. 4. C-4.c.ii FUNCTIONAL OPEN SPACE AREAS: Functional open space includes active and passive open space areas which are more developed and usable for recreational activities, drainage, and pedestrian circulation. These open space areas include major community pedestrian plazas and landscaped promenades as well as all open spaces, s11ch as common area corridors, that are accessible by the entire Civano community. 5. NEIGHBORHOOD COMMERCIAL AREA: To create a sense of identity, a bold design for the neighborhood commercial area will focus on plants selected for their year-round interest, long blooming periods, and general aesthetic value. Trees will be selected for their ability to create a canopy effect that will provide a comfortable pedestrian friendly environment. 6. PER THE PAD 12 DOCUMENT: Landscape borders are not required, and parking area screening is not required. Houghton is a designated Scenic Route, per UDC 5.3.4 requires a 30 foot street landscape border consisting of preserved or reestablished and maintained natural area. 7. Per UDC 5.3.4.D REVEGETATION OF SITE 1. Any portion of the Scenic Route buffer area and the MS&R right-of-way disturbed by development activity shall be revegetated with native vegetation. 2. Within the SCZ, excluding the Scenic Routes buffer area, all disturbed areas on the site that are visible from the Scenic Route and are not covered by permanent improvements shall be revegetated with native plants, plants from the Drought Tolerant Plant List, or a combination of both. 8. Canopy trees and planter islands in parking areas shall be in accordance with the UDC and comply with the 1 tree per 4 parking spaces ratio per UDC 7.6.4.B.1. 9. Screen walls up to 6 feet in height are permitted. Screen walls in excess of six feet in height are permitted in accordance with the UDC. 10. E-4.d NATIVE PLANT PRESERVATION: The sole Set-Aside area required for the Pavilions PAD is the 30 foot Scenic Routes Buffer Area along Houghton Road described in Section E-5.a. and referred to in Table 5, Estimated Natural Open Space Area. In accordance with the UDC, the Set Aside method will also include an inventory and analysis of all plants listed as federal Endangered Species and Protected Native Plants (i.e., any saguaros and ironwoods), and preservation and mitigation for these species will conform with the UDC. OTHER GENERAL SITE LANDSCAPE/NPPO COMMENTS: 1. 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. 2. DTM approval 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) if necessary for this project. 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. 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 Calculation Spreadsheet and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements require 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 how water harvesting will meet 50% of annual landscape water demand, as required by the ordinance. If a copy of the Site Water Budget Spreadsheet is needed, please reach out to the contact information at the bottom of these comments. 5. Ensure that the Landscape Plan, the Commercial Rainwater Harvesting Plan and the Civil Grading Plans are coordinated to show identical basin size, grades, spot elevations and curb cut locations. 6. 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. 7. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | Proposed Use: Commercial-Food Service TRANSMITTAL DATE: November 14, 2024 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06. 2. The site appears to be in the Pavilions PAD OCR-1 subsection of PAD-12 3. The site is within the PAD-12 Pavilions which permits uses within the UDC OCR-1 zoning. The proposed use is a Commercial Food Service, which is permitted in the OCR-1. a. Height Maximum: Sub-District A-90’, B and C- 48’. b. Lot Coverage: N/A c. Lot Size: N/A 4. Ensure compliance with Table 7.4.4-1: Minimum Number of Motor Vehicle Spaces Required. Parking may be reduced by 25% per the PAD. 5. Ensure compliance with access standards found section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual. 6. Ensure long-term bike parking is provided per UDC Table 7.4.8-1. 7. Minimum Building Setback from Houghton Road and Drexel Road: 0 From Houghton Road (Subject to Scenic Route Buffer Area Requirements as provided in Section E-5.a. of the PAD document), and 0 from Drexel Road for any building whose front faces Drexel Road; 20 feet from Drexel Road for any building whose front does not face Drexel Road. a. Minimum Building Setback from any other street: 0’. b. Ensure compliance with the Scenic Overlay Buffer Area per UDC 5.3.4. 8. Ensure compliance with all PAD 12 standards. 9. 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 Nicholas.Martell@tucsonaz.gov. |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-1024-00246 - Pre-Application Conference Review v1 – Houghton/drexel Tucson Water has no objections to the proposed development and offers the following comments for your convenience: 1. This parcel is being served by a 12 inch PVC water main to the north (see Plan No. 053-2007) with a 6 inch ductile iron stub-out, an 8 inch PVC drain valve assembly and a 4 inch PVC stub-out. This may also be observed on valve map SW011515 which can be requested from City of Tucson’s Mapping and GIS department 2. Please observe vertical separation while installing sewer and see Tucson Water standard detail SD-106 for specific conditions and material call outs. 3. The fire hydrant must be a public fire hydrant, connected to a public water main and in a dedicated public water easement. Please contact New Services for the possibility of constructing this under a JOC contract. 4. The bottom of the retention basin must be 60 inches above the existing water main. See SD-107 5. 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: Michael Asbury, Engineering Associate Tucson Water, New Development Section 201 N. Stone Avenue, #2 Flr. P.O. Box 27210 Tucson, AZ 85726-7210 (520) 837-2202 michael.asbury@tucsonaz.gov |