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Plan Review Detail
Plan Number: TP-PRE-1025-00211
Parcel: 141186770
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-1025-00211
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 | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 11/05/2025 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-1025-00211 Costco – Old Vail Rd PROJECT ADDRESSES: 9688 E OLD VAIL ROAD PARCEL NUMBERS: 141186730, 141186740, 141186770, 14186760, 14186750 EXISTING ZONING: I-2 HEAVY INDUSTRIAL EXISTING USE: UNDEVELOPED PROPOSED ZONING: I-2 MAYOR AND COUNCIL SPECIAL EXCEPTION PROPOSED USE: Costco, Large-Scale Retail Establishment PROJECT DESCRIPTION & LOCATION: The applicant is requesting feedback on a proposal to construct a Costco at 9688 Old Vail Road. The project is located within the Plan Tucson Business Centers Building Block and the Edmond Station Area Plan. The proposed Costco would entail developing the currently vacant 22.35-acre site with a 158,000-square-foot retail warehouse building. Additionally, a fuel facility selling gasoline would be constructed in the southeast corner of the development area, and the remainder of the site is dedicated to vehicle maneuver, parking, and pedestrian circulation. APPLICANT NAME: Jeff Check E-MAIL: jcheck@waremalcomb.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND EDMOND 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 contain corporate or multi-use office, industrial, or retail uses. Esmond Station Area Plan: This Plan includes Commercial development policies that provide guidance for rezoning conditions. Large-scale retail is an allowed special exception use in the I-2 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 noncompatible development, access is provided from an arterial road, and the total development area exceeds 10 acres. Analysis: The project site is located between an arterial road and railroad tracks, adjacent to a TV Station to the west and a retail store to the east. Other adjacent parcels are all undeveloped and vacant. The nearest residential land use is 1,450 feet to the northeast. The proposed use is unlikely to directly affect nearby property owners in a negative way. The General Plan and Area Plan both contain policies supporting large-scale employment and retail uses within the development area. The project is also located within the ADC-3 Approach Departure Corridor for Davis Monthan Air Force Base, and the NCZ-A Noise Control Zone. The project appears to meet the requirements of those districts. 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. A plan amendment is not required to proceed as proposed. ADDITIONAL NOTES: None. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-1025-00211 • Pre-Application Conference Entitlements Review v1 • 9688 E OLD VAIL RD TUCSON, AZ 85747: Based on the information provided, TFD has no comments at this time. Please don't hesitate to reach out for any fire-specific review questions. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | Traffic Impact Analysis will be required during the Development Package Review process. Private Improvement Agreement (PIA) will be required. Additional ROW will need to be dedicated. |
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| Site Engineering * | REVIEW COMPLETED | 1. Provide a drainage report that demonstrates detention compliance with the Rita Ranch Master Drainage Plan. 2. Demonstrate compliance with first flush retention requirements for the site. 3. A floodplain use permit will be required for the disturbance in the floodplain. 4. The drainage report will need to establish a finished floor elevation that meets floodplain standards. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: COSTCO WHOLESALE; DEVELOP A 22.35-ACRE VACANT SITE ACTIVITY NO: TP-PRE-1025-00211 ADDRESS: 9688 E OLD VAIL RD ZONING: I-2 INDUSTIAL ZONE LAND USE: COMMERCIAL 11.03.2025 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. ***PROACTIVE COORDINATION HAS TAKEN PLACE WITH THE NATIVE PLANT PRESERVATION PROFESSIONAL/SUBCONSULTANT AND THE PDSD LANDSCAPE ARCHITECT WITH REGARD TO NPPO REQUIREMENTS AND THE PATH MOVING FORWARD WITH EXCESS PROTECTED NATIVE PLANT MATERIAL. The following code is for your reference: 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. 2. The PDP looks good overall. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 3. The PDP includes a statement that 1 tree per 10 parking spaces is the standard. Current UDC Standards require 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. The PDP indicates that the required street landscape border is in place and is meeting the standards set forth in 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. 5. A Commercial Rainwater Harvesting plan is required with the Development Package: 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. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Entitlements Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-1025-00211 Address: 9748 E Old Vail Rd, Tucson, AZ 85747 Parcel(s): 141186730, 141186740, 141186760, 141186750, 141186770 Existing Zoning: I-2 Overlays: AEZ – ADC-3 and NCZ-A Existing Use: Vacant Proposed Use: Retail – General Merchandise Sales, Large Retail Establishment TRANSMITTAL DATE: November 5, 2025 COMMENTS: 1. COMMENT: The site is zoned I-2 and the proposed use is Retail – General Merchandise Sales, Large Retail Establishment which is permitted through Mayor and Council Special Exception Procedure subject to UDC 4.9.9.D and 4.9.13.Q (UDC Table 4.8-5). 2. COMMENT: Per UDC 4.9.9.D.3 all proposed Large Retail Establishments shall be reviewed for compliance with 4.9.9.D by the Design Review Board for recommendation to the PDSD Director. 3. COMMENT: The site is within the Davis Monthan Air Force Base Airport Environs Zone (AEZ) Overlay, and requires compliance with Noise Control District A (NCD-A) and Approach Departure Corridor 3 (ADC-3) which can be found in UDC 5.6.8.C. a. Per UDC 5.6.8.C.1.b – the maximum FAR is 0.20 of the project site area b. Per UDC 5.6.8.C.1.c – the minimum project site area is five acres c. Per UDC 5.6.8.C.1.d – the maximum permitted building height is 62 feet from design grade d. Per UDC 5.6.8.C.1.e – any meeting space and function areas where people gather in excess of 5,000 square feet in area shall be located underground. 4. COMMENT: To combine the subject parcels and to abandon easements establish by the exiting plat, a Block Plat meeting the requirements of UDC 8.4.1, and AM 2-07 is required. The Development is required to comply with AM 2-06, Development Package. 5. COMMENT: All signs require a separate permit. Contact Georgia Pennington at Georgia.Pennington@tucsonaz.gov for additional information or questions. 6. COMMENT: A floodplain use permit may be required for Blocks 6 through 8 per the Final Plat. 7. COMMENT: The minimum setback requirement from E Old Vail Rd and Union Pacific is 10 feet from the property line. 8. COMMENT: The minimum required parking ratio is 1 space per 300 square feet of gross floor area. The project narrative states the proposed square footage is 158,000 square feet; therefore requires 527 parking spaces. The proposed development provides 939 parking spaces, and 2% are required to be ADA accessible requiring 19 ADA accessible parking spaces. For every six accessible parking spaces, at least one shall be a van-accessible parking space, therefore 3 are required to be ADA van accessible. See UDC 7.4.6 for Design Criteria. 9. COMMENT: The minimum bicycle parking ratio for short-term bicycle parking is 1 space per 7,000 square feet of gross floor area, 150 spaces is the maximum. The minimum bicycle parking ratio for long-term bicycle parking is 1 space per 12,000 square feet of gross floor area, 50 is the maximum. 23 short-term spaces, and 13 long-term spaces are required for 158,000 square feet gfa. See UDC 7.4.9 for Design Criteria. 10. COMMENT: The minimum required parking spaces with access to Level 2 Electric Vehicle Supply Equipment (EVSE) is 5% must have access to EV Installed and 10% must have access to EV Capable. EVSE parking spaces shall be based upon the total number of parking spaces provided. Four percent but no less than one of the EV charging spaces must meet accessible parking space design standards. See UDC 7.4.12 for Design Criteria. 10.A. COMMENT: The number of total EVSE required parking spaces may be reduced by installing Level 3 charging stations. Each installed Level 3 charging station meets the requirement for three EV charging spaces. 11. COMMENT: General Merchandise Sales, over 100,000 square feet require 2 Type A. See UDC 7.5.4 Design Criteria. 12. COMMENT: Pedestrian circulation per Technical Standards Manual 7-01 is required. A 4’ wide, ADA accessible pedestrian circulation path is required to connect all areas of development and to any street frontage. 13. 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 | Kittelson, working as the traffic engineer on the project team, has been coordinating with Orsini on scope for a Traffic Impact Analysis to make sure all necessary items are discussed in the TIA. The TIA will be required at a later stage in the project. This document will help ensure that all necessary ROW improvements are identified to mitigate the increase in traffic on Old Vail Rd due to the development. At this time, during the pre-activity stage, DTM Traffic Engineering has no comments. | |||
| TW New Area Development * | REVIEW COMPLETED | October 14 , 2025 New Area Development City of Tucson 201 North Stone Avenue Tucson, AZ. 85701 RE: TP-PRE-1025-02111, 1 st Submittal, Costco Wholesale (Costco), will develop a 22.35-acre vacant site (the site) located at 9748 E. Old Vail Rd, Tucson, AZ 85747 and will require a Lot Consolidation Plat to combine Blocks 4, 5, 6, 7 and 8 of the Final Block Plat for Rita Ranch Commerce Center., Received October 14, 2025 To whom this may concern, Thank you for the opportunity to comment on TP-PRE-1025-00211, 1 st Submittal, a development plan for a new Costco Wholesale (Costco) on 9688 E Old Vail RD Tucson AZ 85747. This development is located in the S.W. quarter of the S.W. quarter of Section 26, Township 15S, Range 15E, of the Gila and Salt River Meridian. Tucson Water has no objections to, or comments on, the proposed Development and offers the following comments for your convenience: 1.If a water master plan is need it for this development Tucson Water’s Water Master Plan and detailed Water Design Plan processes are currently not part of the City of Tucson’s Planning and Development Services processes. 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://www.tucsonaz.gov/water/tucson-water-electronic-file-submission. 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/water/contractors-developers-and-engineers 2. There is an existing 16” Cement Asbestos (CA) water main in East Old Vail constructed per Plan No. 132-1985, that this parcel may connect to. See Tucson Water’s SW261515 valve map. 3. Tucson Water’s Water Meter Sizing Guidelines are available at https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/tucson-water/documents/signed_meter_sizing_guidelines_march_2020.pdf 4. If a 3” or larger water meter is needed for this development, the water meter will need to be located within a large meter enclosure that is a minimum of 25’ long x 10’ wide x 5’ high per Tucson Water Standard Detail SD-314. The entire large meter enclosure must be located on the property in a water easement granted to the City of Tucson. 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: Mario Rivera | Senior Engineering Associate Tucson Water - New Area Development mario.riveraalvarez3@tucsonaz.gov |