Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1124-00261
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-1124-00261 • Pre-Application Conference Review v1 • 4001 N ORACLE RD TUCSON, AZ 85705: 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 | TP-PRE-1124-00261 • 4001 N ORACLE RD 1. Any work along Oracle Rd will require a permit from ADOT. 2. The City of Tucson Department of Transportation (DTM) currently has a Pedestrian Safety and Walkability Project along Roger Rd under construction which will be placing sidewalk along the development’s street frontage. Please contact the DTM Project Manager Arturo Ledesma, P.E. at arturo.ledesma@tucsonaz.gov for any questions or to coordinate your development's improvements with the DTM construction project. If you have any questions, please contact Richard Leigh at richard.leigh@tucsonaz.gov. |
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| Site Engineering | REVIEW COMPLETED | TP-PRE-1124-00261 4001 N ORACLE RD Site engineering comments for this proposal are as follows: 1. Throat length from Oracle does not meet minimum requirement. See Access Management Guidelines Page 36-37, 5.11. 2. Per International Building Code 1106.6, Accessible parking spaces shall be located on the shortest accessible route of travel from adjacent parking to an accessible building entrance. 3. Meet ADA compliance on the Oracle-side ramp. Chapter 4 of the Architectural Barriers Act Guide. Please clearly depict the slopes of ramps and wings. 4. Provide waste stream calculations and waste enclosure detail in accordance with TSM Sec 8. The drain as proposed in the waste enclosure detail is not compliant. 5. Clarify the 2 ft dimension at the north side of the parking area. 6. It is suggested that the ADA Spaces and pedestrian path be constructed with concrete. 7. Please install pedestrian crossing signage where applicable. Ryan Insalaco - ryan.insalaco@tucsonaz.gov |
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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: NEW COMMERCIAL RESTAURANT WITH DRIVE THRU ACTIVITY NO: TP-PRE-1124-00261 ADDRESS: 4001 N ORACLE RD ZONING: C-3 COMMERCIAL ZONE 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. SITE LANDSCAPE/NPPO COMMENTS: 1. A NPPO or a NPPO Waiver is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, must be submitted and approved or a request for an exception from the Native Plant Preservation requirements shall be approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Administrative Manual Section 2-11.0.0 prior to Grading Plan approval. PDSD will provide the applicant with the NPPO Waiver form upon request. 2. 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. 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, UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a. A few more trees will be needed to meet the shade tree requirement. 4. A street landscape border is required along Oracle Rd and along W Roger Rd per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. See UDC 7.6.4 for quantity of trees and vegetative groundcover for the street landscape borders. 5. 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. 6. 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. 7. 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. 8. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades, spot elevations and curb cut locations. 9. 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. Tree planter islands in the parking area that are less than 5 foot width shall be depressed a maximum of 6 inches for pedestrian safety. 10. 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 | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Project Manager PROJECT: TP-PRE-1124-00261 - Whataburger Address: 4001 N ORACLE RD Parcel(s): 10409144E Zoning: C-3 Existing Use: Commercial - Food Services Proposed Use: Commercial - Food Services TRANSMITTAL DATE: December 5, 2024 COMMENTS: 1. The proposed 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. A separate demolition permit is required. 3. The site is zoned C-3 and the proposed use is Commercial – Food Services which is a permitted and there are no use specific standards applicable (UDC 4.8.6). 4. The minimum setback requirement from Oracle and Roger is 10’ measured from the property line to the exterior building wall (UDC 6.4.5.C.2) 5. There is no setback requirement for interior lot lines for nonresidential uses adjacent to nonresidential zones (Table UDC 6.3-4.A). 6. Accessory structures, such as flagpoles, shall be exempt from setback requirements and are allowed a maximum height of 100’ (Per UDC 6.6.2.E). 7. Food Services requires 3 stacking spaces, and each stacking space must be a minimum of nine feet in width and 18 feet in length (UDC 7.4.7.A). The stacking lane must be a minimum of 11’ where adjacent to a vertical structure greater than 6 inches in height (UDC 7.4.6.F.2.a.2 and 7.4.6.D.2.b). 8. The minimum parking requirement (UDC 7.4.4, 7.4.6) 1 space per 100 square feet of gross floor area and outdoor seating areas. For a combined area of 3,921 square feet, 39 total parking spaces are required. 2 of those parking spaces shall be ADA Accessible with at least one being ADA van accessible. 9. The minimum bicycle parking requirement (UDC 7.4.8 and 7.4.9) Short term: 1 space per 2,000 square feet of gross floor area with a minimum requirement of 2. Must be located within 50’ from the main entrance. Long term: 1 space per 12,000 square feet of gross floor areas with a minimum requirement of 2 10. Commercial Use Classes, including Food Service, with less than 50 total required motor vehicle parking spaces prior to any reduction are exempt from minimum required EV (Per UDC 7.4.11.B.2.a) 11. Provide a pedestrian circulation path that connects all areas of development and to any adjacent street frontage. The path must be ADA accessible and a minimum of 4’ wide (TSM 7-01). 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 Loran.Shamis@tucsonaz.gov. |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-1124-00261- Pre-Application Conference Review v1 – 4001 N ORACLE RD Tucson Water has no objections to the proposed development and offers the following comments for your convenience: 1. Serving this parcel is an existing 2 inch water meter (M-WA000067126) to the south side of the property. Please refer to valve map SE231313 2. The Preliminary Site Plan shows the existing water meter in a new sidewalk. This is not recommended due to liability and other concerns. Tucson Water recommends the existing water meter be relocated outside of the sidewalk. Please see Tucson Water’s Standard Detail SD-309 Please contact Tucson Water’s New Services Section and discuss the pros and cons of having the water meter inside and outside the sidewalk. Tucson Water’s New Services Section can be contacted by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov 3. The Preliminary Landscaping Plan shows a proposed 8’ public utility easement that is approximately 4.5’ deep. This easement appears to be for the existing water meter. If so, this easement needs to a minimum of 10’ wide, and it needs to extend to the proposed screen wall (a depth of 7.5’). 4. 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 |