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Plan Review Detail

Plan Number: TP-PRE-1025-00205
Parcel: 10607031A

Address: Unknown

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-1025-00205
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-1025-00205 • Pre-Application Conference Review v1 • Flowing Wells & Prince 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
ROW Engineering Review * REVIEW COMPLETED TIA (Traffic Impact Analysis) required.
Driveways shall be installed per PAG 206
Bring sidewalk ramps up to ADA standards.
Site Engineering * REVIEW COMPLETED TP-PRE-1025-00205
Parcels: 10607031A, 10607030A, 10607028A, 10607029C

Site Engineering Comments are as follows:

1. Pedestrian circulation is required to connect all buildings, dumpster areas, common use areas, and the street frontage adjacent to the development per TSM 7-01.4. Show a continuous pedestrian path that maintains a 4 ft unobstructed width. Please revise the location of the trash enclosure pedestrian circulation path to prevent it running adjacent to the PAAL’s without vertical separation or bollards.
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11611

2. First flush retention and critical basin detention compliant with sections 2 and 3 of the Design Standards for Stormwater Detention and Retention (DSSDR) Manual are required for the proposed project. Provide a drainage report which states how these requirements will be met.
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf

3. Provide the area of disturbance as well as cut and fill quantities. Because the site area is greater than 1 acre, a Stormwater Pollution Prevention Plan (SWPPP) will be required. A dust permit will also be required.

4. Provide waste stream calculations and waste enclosure specifications compliant with Technical Standards Manual Section 8. Please ensure that the clear operating space when measured from the front of the enclosure is met. Also show on-site trash truck maneuverability. Per TSM 8-5.3

5. Clearly show downspouts on building to ensure that stormwater from roof drains, up to and including waters from the ten-year storm event, does not pass over sidewalks per Technical Standards Manual 7-01.4.3E. Downspouts shall be scuppered under the walkways.

Ryan Insalaco
Engineering Associate
ryan.insalaco@tucsonaz.gov
Site Landscape * REVIEW COMPLETED CDRC TRANSMITTAL
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: DEMO EXISTING WALGREENS AND BUILD A NEW MCDONALD'S
ACTIVITY NO: TP-PRE-1025-00205
ADDRESS/PARCEL: 10607031A
ZONING: C-2 COMMERCIAL ZONE
LAND UES: COMMERCIAL RESTAURANT / CHANGE OF USE
10.22.2025

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 the Site Landscape and NPPO section to ensure compliance with the applicable UDC development criteria and Technical Standards.

SITE LANDSCAPE/NPPO COMMENTS:

1. A NPPO 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. PDSD will provide the applicant with the NPPO Waiver form upon request.

2. UDC 7.6.2. APPLICABILITY
The provisions of this section apply to the following:
A. All new development requires the preparation of a site landscape plan set. 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, See UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a.

4. An updated interior landscape borders is required on the south property boundary of the site per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C. Commercial land use adjacent to Residential zone requires a 10’ interior landscape border and a 5’ masonry wall located on the property line.

***THE SOUTH LANDSCAPE BORDER IS COMPOSED OF AN EXISTING DRAINAGE STRUCTURE THAT INCLUDES A WALL AND THIS WILL MAKE IT VERY DIFFICULT TO SHIFT THE PARKING TO THE NORTH FOR INCORPORATION OF ADDITIONAL LANDSCAPE BORDER REQUIREMENTS AND KEEP THE SITE FUNCTIONALITY. A DESIGN DEVELOPMENT OPTION (DDO) MAY BE REQUIRED TO OUTLINE THIS HARDSHIP AND WAIVE THE BORDER REQUIREMENT. CONTACT MARK CASTRO IN PDSD CURRENT PLANNING FOR MORE INFORMATION ON THE DDO PROCESS. MARK.CASTRO@TUCSONAZ.GOV

5. A street landscape border is required along Flowering Wells and along Prince Rd per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C. Commercial land use along MS&R and non-MS&R requires a 10’ street landscape border.

***THE 10’ LANDSCAPE BORDER IS REQUIRED ON THE DEVELOPMENT SIDE OF THE ROW/FUTURE ROW LINE. CURRENTLY THERE ARE TREES AND UNDERSTORY TYPE PLANTINGS IN THIS AREA. THE PLANTINGS SHOULD START DIRECTLY ADJACENT TO THE ROW LINE. UPDATE THESE TWO LANDSCAPE BORDERS SO THAT THEY MEET UDC STANDARDS FOR COMPLIANCE.

6. A drip irrigation plan and details are required for all proposed landscape planting areas.

7. 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) if necessary for this project.

8. 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.

9. 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.

***WITH THIS CHANGE OF USE FULL COMPLIANCE IS REQUIRED. THIS IS AN EXISTING SITE AND IT WILL BE DIFFICULT TO ACCOMPLISH THE COMMERCIAL RAINWATER HARVESTING REQUIRMENT WITHOUT REMOVING ALL OF THE IMPERVIOUS PARKING AREA ON SITE. WHERE FEASIBLE PROVIDE CURB CUTS AND POSITIVE DRAINAGE TOWARD THE CURB CUTS LEADING TP PARKING LOT TREE ISLANDS AND LANDSCAPE BORDERS. DEPRESS THESE PLANTING AREAS 6 TO 9 INCHES. STATE ON THE COMMERCIAL RAINWATER HARVESTING PLAN THE SITE CONSTRAINTS AND THE MEASURES TAKEN TO MEET THE INTENT OF THE COMMERCIAL RAINWATER HARVESTING ORDINANCE.

10. 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.

11. 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.

12. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0

Thank you.
Chad Keller, RLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
PDSD Zoning Review
FROM: Krista Hansen, Lead Planner
PROJECT: Pre-submittal meeting - TP-PRE-1025-00205

Parcels: 10607031A, 10607028A, 10607030A
Address: 1351 W Prince Rd
Zoning: C-2
Existing Use: Retail Trade: General Merchandise Sales (Walgreens)
Proposed Use: Commercial Services: Food Service (McDonald’s)

TRANSMITTAL DATE: 10/23/2025

COMMENTS:

1. Any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). Building permits can be submitted and reviewed concurrently with the development package but the building plans cannot be approved until the development package is approved and the building plans are reviewed for consistency.
2. The site is zoned C-2. The proposed use is Commercial Services – Food Service, which is permitted, subject to use specific standards UDC Sections 4.9.4.M.1 and 4.9.13.P.
3. This site falls within the Major Streets and Routes (MS&R) overlay zone, subject to UDC Section 5.4. due to its frontage on W Prince Rd and W Flowing Wells Rd. Both streets have a 90’ Existing right-of-way (ROW) per paving plans I-65-084 and I-821. Both streets have a 100’ MS&R Future ROW (Note: MS&R map was amended on October 8, 2025).
a. Show future and existing ROW lines, sidewalks, and sight visibility triangles.

4. The site will require a lot combination of Parcels 10607031A, 10607028A, 10607030A, and 10607029C processed through Pima County Assessors: www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf
5. Even though this project is on its own parcel, it is recognized as a single site with Parcel 10607029B (LA Insurance) due to shared access, and will require the following:
a. City of Tucson “Covenant Regarding Development and Use of Real Property” to be submitted with the DP, and
b. Cross-access agreement with Parcel 10607029B

6. The demolition of the existing Walgreens will require a Commercial Demolition Permit.
7. The proposed plans meet the Dimensional Standards per UDC Table 6.3-4.A:
a. Interior (east) and rear (south) setbacks: 0’
b. Setbacks to Prince Rd (north) and Flowing Wells Rd (west): 10’
c. Maximum building height: 40’
d. No maximum lot coverage

8. Motor Vehicle parking ratios (UDC Table 7.4.4-1). Outdoor seating gross floor area (GFA) is included when calculating parking ratios. The proposed plans show a ~400 sf outdoor dining area, requiring a total of 46 parking spaces. Ensure compliance with UDC 7.4.6.H. for parking spaces adjacent to sidewalks.

9. Bicycle parking ratios (UDC Table 7.4.8-1). Ensure compliance with UDC 7.4.9. The proposed plans require a minimum of 3 short-term spaces (1 per 2,000 sf GFA) and 2 long-term spaces.

10. EVSE parking ratios (UDC Table 7.4.11-1). Ensure compliance with UDC 7.4.12. Of the parking spaces provided, 5% need to be EV Installed and 10% need to be EV Capable.

11. Pedestrian circulation/crosswalk from the building to the trash corral requires reconfiguration.
a. The two-way PAAL that runs parallel to the crosswalk must be a minimum of 24’ (UDC Table 7.4.6-2) as measured from the outside edge of the crosswalk to the curb.
b. Vertical separation (curbing, grade separation (minimum 6”), bollards, railings, etc.) is required between the crosswalk and the PAAL (TSM 7-01.4.2.A).
c. Pedestrian circulation may cross drive-thru lane before entering stacking lane (as defined in UDC 7.4.7.). Clearly identify start of stacking lane and ordering / pick-up windows on site plan.

12. Alert drivers that people will be crossing near the drive-thru entrance and exit. Provide a marked crosswalk and pedestrian warning signage.

13. Per UDC 7.4.6.F.2.b., the drive-thru lane must be setback at least two feet from the building wall.

14. 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 krista.hansen@tucsonaz.gov.
TW New Area Development * REVIEW COMPLETED Please note that this area falls under the Flowing Wells Irrigation District water service area. Tucson Water does not have access or jurisdiction in this location.
For assistance, please contact the Flowing Wells Irrigation District directly at (520) 887-4192. Their office is located at:
Flowing Wells Irrigation District
3901 North Fairview Avenue
Tucson, AZ 85705
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
Tucson Water - New Area Development
Abdullah.Salman@tucsonaz.gov