Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1026-00203
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-1026-00203 • Pre-Application Conference Review v1 • 6385 S MIDVALE PARK RD TUCSON, AZ 85746: 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 | DTM Review Comments: Proposed scope of work being a removal and ground up build out, Civil improvements to be required. 1) Existing Sidewalk along the Midvale Frontage to be review and all Damage or Broken panels to be replaced and restored 2) Driveway Aprons to be brought up to meet City of Tucson Standard Detail 206 - Type 3 (Please find in attachments) - Aprons to be Concrete Construction.. 3)Driveway associate Ramps will be required to be bought up to Current standards in associating with Driveway work. 4) All work located within the Right of Way will require submission of ROW -Development/Building permits per scope of work being performed. Contact Information: Zane Swenson Zane.Swenson@Tucsonaz.gov |
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| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-1026-00203 Project: Review and comment on renovation of old golden corral restaurant into a new Panera restaurant with (3) available retail suites Location: 6385 S MIDVALE PARK RD Review Date: 10/15/2026 Reviewer: Marco Contreras & Joe Macaulay Related Cases: XXX *This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-6 and Technical Standards Manual (TSM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code.* City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes Drainage Manual Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/cot-drainage-manual-searchable.pdf Design standards for Stormwater Detention and Retention Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf Site Engineering Review Comments: 1. The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. 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. A drainage report shall be submitted with the application for the associated development package submittal. The report must demonstrate compliance with all applicable City of Tucson stormwater management requirements, including first-flush retention and critical basin detention. The following references from the Standards Manual for Drainage Design and Floodplain Management (COT Drainage Manual) and the Design Standards for Stormwater Detention and Retention Manual (DSSDR) shall govern report preparation: a. Report Formatting & Content: COT Drainage Manual §2.3; DSSDR Chapter 10 b. Flood Peak Estimation: COT Drainage Manual Chapter 4 c. Erosion Hazard Assessment: COT Drainage Manual Chapters 6 & 7 d. Drainage Facility Design Standards: COT Drainage Manual Chapters 9–11 e. First-Flush Retention & Detention Guidelines/Triggers: DSSDR Chapters 2, 3, & 4 f. NOTICE: The site is located within the Rodeo Wash watershed and as such carries a Critical Basin designation. 3. Geotechnical Investigation Report — A Geotechnical Investigation Report prepared and sealed by a Professional Engineer registered in the State of Arizona is required [IBC 1803] and shall be submitted with the associated Development Package submittal. At a minimum, the report shall address the following: a. Soil Bearing Capacity & Site Classification — Allowable soil bearing capacity, seismic site classification, expansive soil identification, and groundwater conditions, with all applicable foundation design recommendations for the proposed construction. b. Grading & Earthwork — Recommendations for site preparation, fill compaction standards, and the suitability of on-site materials for reuse as engineered fill. c. Pavement Design — Pavement design recommendations for all proposed drive aisles, parking areas, and access improvements, including R-value or CBR test results as applicable. d. Retaining Walls (if applicable) - Backfill requirements and wall foundation recommendations. e. Drainage Manual 14.2.6 Items — Soil classification, soil erodibility, soil permeability and infiltration rate, slope stability, and groundwater elevation; a recommended minimum setback from buildings and other structures; an evaluation of whether hydro-collapsing soils are present on the site; and the boring log(s) and laboratory results supporting the above based on the required 30-foot boring test. 4. Grading and Stormwater — The Development Package submittal shall include a grading plan showing both cut and fill quantities (cubic yards) and the total area of disturbance, expressed in both square feet and acres. [TSM 2-01.0.0] a. Where the total area of disturbance is one (1) acre or more — or is part of a larger common plan of development that will ultimately disturb one acre or more — coverage under the AZPDES Construction General Permit is required. The applicant shall prepare a Stormwater Pollution Prevention Plan (SWPPP) and file a Notice of Intent with ADEQ prior to the start of any earth-disturbing activity. b. A dust control permit from the Pima County Department of Environmental Quality is required separately and is triggered at the same threshold as the SWPPP. Confirm applicability with PDEQ prior to commencing site work. 5. Applicable Waste Management Standards: a. Provide the Waste Stream Calculations for the entire site on the Development Package cover sheet or where able to on the plan set. [TSM 8-01.8.0] b. All commercial developments are required to provide adequate space/capacity for both solid waste & recycling services [TSM 8-01.5.1.A] c. Provide a trash enclosure detail(s) that is compliant with TSM 8-01.0.0. This should include all necessary information as well as include the required minimum clear space. This detail should be comparable to figures found in TSM 8-01.9.0. d. Provide a detail displaying trash truck maneuverability for the trash enclosure in compliance with Technical Standards Manual, show it falls in compliance with back-up requirements. Maneuverability dimensions for operation are 14’x40’ & 28’x40’ for two enclosures. TSM 8-01.5.3 and TSM 8-01.5.3.F 6. Sidewalks shall be flood free for all storm discharges of up to and including a ten-year frequency flood event. Drainage flowing across all pedestrian circulation paths shall be designed and constructed to convey flows under the path for up to and including the ten-year frequency flood events, except at street intersections, pedestrian crossings, and PAAL pedestrian crossings. [TSM 7-01.4.1.E & 7-01.4.3.E] a. Provide keynotes and call-outs identifying all downspouts and sidewalk scupper locations on all related site plans and/or building sheets. This information is required to demonstrate compliance and to ensure coordination with building permit plan review. b. If downspouts from rooftops are to be discharged at grade-level, ensure that the stormwaters up to and including flow from a 10-year event are directed away from accessible parking stalls. 7. The drive-through window will be subject to compliance of standard under UDC 7.4.6.F.2.a.2. – The drive-thru access lane must be setback at least one foot from the structure. *NOTICE: These comments are provided for pre-application purposes only and are based solely on the conceptual information submitted to date. This review does not constitute an approval, and compliance with these comments does not guarantee approval of a subsequent submittal. Additional comments, including comments on items not addressed here, may be issued during formal review of the Development Package as more detailed plans become available.* If you have any questions or concerns, please contact marco.contreras@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: RENOVATION OF PREVIOUS RESTAURANT INTO A NEW RESTAURANT WITH (3) AVAILABLE RETAIL SUITES ACTIVITY NO: TP-PRE-1026-00203 ADDRESS: 6385 S MIDVALE PARK RD ZONING: COMMERCIAL ZONE (C-1) LAND USE: COMMERCIAL 10.13.2026 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: 1. This is an existing site, and the gross floor area expansion to accommodate the new building is less than 25 percent, therefore full UDC 7.6 landscape and screening is not required for this project. The code states if the existing building is greater than 10,000 square feet and the expansion is less than the 25 percent that landscape shall be updated in the area of the expansion. Updated landscape area at the rear and west side appears to be part of the scope per the preliminary plan. Please provide a landscape plan, irrigation plan, simple rainwater harvesting plan and all applicable detailing necessary to construct the project. The simple rainwater harvesting plan should indicate how the new building roof top drainage moves toward the two new landscape planting areas. The landscape areas should be depressed 6-9 inches per the commercial rainwater harvesting ordinance. 2. FOR REFERENCE TO EXPANSIONS AND SITE LANDSCAPE UDC 7.6.2. APPLICABILITY The provisions of this section apply to the following: A. All new development; and, B. Expansion of existing development, as provided below: 1. Buildings Greater Than 10,000 Square Feet On sites where the gross floor area of the existing building (s) is more than 10,000 square feet, expansion in square footage of land area, floor area, lot coverage, or vehicular use area as follows: a. If the expansion is less than 25%, the standards of this section apply only to the proposed expansion. Existing development on the site is subject to the zoning standards in effect at the time the existing development received zoning approval. b. If the expansion is 25% or greater or if expansion as of February 15, 1991, cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the entire site. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 3. No other comments or concerns with this building use or the expansion. Thank you. CHAD KELLER, PLA LANDSCAPE ARCHITECT CITY OF TUCSON, PDSD, SITE REVIEW SECTION CHAD.KELLER@TUCSONAZ.GOV 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Jeffrey Cassidy; Planner PROJECT: TP-PRE-1026-00203 Address: 6385 S Midvale Park Rd Tucson, AZ 85746 Parcel(s): 137-27-990A Zoning: C-1 Existing Use: Commercial – Food Service, Restaurant Proposed Use: Commercial – Food Service, Restaurant and Retail – To be determined TRANSMITTAL DATE: October 15, 2026 COMMENTS: 1. The Development must comply with Administrative Manual – 2-06, Development Package. 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. This site is zoned C-1. “Commercial Use Group – Food Service, Restaurant is an approved use in the C-1 zone subject to UDC 4.9.4.M.1 & 5 and 4.9.13.O. 3. Dimensional Standards Maximum lot coverage: N/A (for Non-Residential) Maximum height: 30’-0” Perimeter yard (setbacks): • South (adjacent C-1 zoning, vacant): 0’-0” • North (adjacent 0-3 zoning, multi-family residential): 1-1/2(H) • East (adjacent C-1 zoning, storage): 0’-0” • West (adjacent to S Midvale Park Rd): 10’-0” 4. Development Standards a. Parking ratios (UDC 7.4.4-1). Ensure compliance with UDC 7.4.6, Design Standards. Commercial Use (Panera); 1 space per 100 sq. ft. GFA and outdoor seating areas. It appears there are existing vehicular parking spaces that are being replaced for a outdoor seating area use. Not only is this a loss in existing vehicular parking but the outdoor seating square footage contributes to the reviewable square feet gross floor area as it pertains to required vehicular parking. On the development package, indicate where the displaced parking will reside and provide a parking table demonstrating code compliance. Retail Use(s) (to be determined); 1 space per 300 sq. ft. GFA but can vary depending on what use is pursued. b. Bicycle parking ratios (UDC 7.4.8-1). Ensure compliance with UDC 7.4.9, Design Standards. Commercial Use (Panera); Short-Term: 1 space per 2,000 sq. ft. GFA. Minimum requirement is 2 spaces. Commercial Use (Panera); Long-Term: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces. Retail Use(s) (to be determined); Short-Term Less Than 50,000 sq. ft. GFA: 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces. Retail Use(s) (to be determined); Long-Term Less Than 50,000 sq. ft. GFA: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces It appears there are existing bicycle parking spaces that are being replaced for a outdoor seating area use. Not only is this a loss in existing bicycle parking but the outdoor seating square footage contributes to the reviewable square feet gross floor area as it pertains to required bicycle parking. On the development package, indicate where the displaced parking will reside and provide a parking table demonstrating code compliance. 5. Motor Vehicle Stacking Requirements UDC 7.4.7 Minimum of 4 Vehicle Spaces where there are separate points of service for ordering and pick-up. Refer to UDC 7.4.7.B for Design Criteria (Stacking space, pedestrian crossing, striping, etc,). 6. Circulation UDC7.4.6.F.2.a.(2) One foot setback requirement from a structure when the access lane serves drive-through lane. 7. Ensure pedestrian circulation is ADA accessible, a minimum of 4’ wide connecting all areas of development and to any street frontage (TSM 7-01). 8. A cross-access agreement will be required with parcel 137-27-991E (to utilize existing southernmost entrance). The survey provided does not have a keynote referencing an existing easement and indicates a note that states “searched for not found” which may/may not be referencing to an attempt to locate an access easement. 9. Due to its frontage on S Midvale Park Rd, a ‘Collector’ road, the entire property is subject to the Major Streets & Routes Corridor Zone (MS&R) and UDC Section 5.4. 10. It appears that the proposed overall building floor plan (provided) varies from that on the survey drawing (provided). If the intent is to demolish the existing building, know that a separate demolition permit will be required prior to the development package but that a credit for impact fees will be credited toward the new building impact fees. 11. Any proposed signage (monument, pylon, building) will be per separate sign permit. Show location and dimensions on submitted site plan. 12. 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 Jeffrey.Cassidy@tucsonaz.gov. UDC (Unified Development Code): https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-16 Administrative Manual: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8283 Technical Standards Manual: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-10261 |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. 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 Raj Dawadi (Engineering Manager) at Deepeshraj.Dawadi@tucsonaz.gov |