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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1125-00229
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-1125-00229 • Pre-Application Conference Review v1 • 2465 N CAMPBELL AV TUCSON, AZ 85719: Based on the information provided, TFD has the following comments: Occupant load for new A-2 may require fire sprinklers. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | DTM Review Comments: 1) All Driveway accessing the property will required Full Concrete Construction up to back of sidewalk. Sidewalk crossing should not exceed 2% Cross slope. 2)Sidewalk abutting the property frontages will need to brought to Standard repairing all damaged or missing panels. 3) Alley way access coming off E Spring St and N Martin Ave is COT right of way, consider reaching out to COT real estate to discuss purchase of the section being used as part of your access. Zane Swenson DTM Engineering Review - Zane.swenson@tucsonaz.gov Prior Review Comments: TP-PRE-0525-00101 DTM Planning has proposed a revision to the Major Streets and Routes Plan that would reduce the ROW width of Campbell Avenue to 100 feet. . 2. The driveway off of Campbell Av will have to be closed. It appears that the existing building lies in the vehicle and pedestrian site distances of the driveway. 3. In accordance with Sec 10-01.3.3 of the UDC Technical Standards (UDC TSM) Manual, a continuous unobstructed accessible pedestrian circulation path along projects property street frontage must be provided. Any existing pedestrian facilities along the property frontage shall be brought into compliance with Sec. 10-01.4.0. of the UDC TSM. This includes providing driveway aprons Per PAG Standard Detail 206. |
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| Site Engineering * | REVIEW COMPLETED | TP-PRE-1125-00229 2465 N CAMPBELL AV Site Engineering Comments are as follows: 1. Pedestrian circulation is required to connect dumpster areas, common use areas, and the street frontage adjacent to the development. Show an accessible continuous pedestrian path that maintains a 4 ft unobstructed width. Provide pedestrian circulation along the southern and western sides of the building. Sidewalks associated with PAALs must be physically separated from any vehicular travel lane by means of curbing, grade separation (minimum six inches), barriers, railings, or other means. TSM 7-01 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11611 2. All accessible parking is required to have circulation to the building. 3. The proposed loading zone blocks the PAAL, reducing it to less than 10-ft wide, which is the minimum required by UDC 7_ Table 7.4.6-2: Motor Vehicle use Area Dimensions. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5587#JD_UDCSec.7.4.6 For Environmental Services concerns contact Andy Vera andy.vera@tucsonaz.gov Ryan Insalaco Engineering Associate ryan.insalaco@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: ADAPTIVE REUSE OF FORMER BANK BUILDING FOR RESTAURANT USE UTILIZING THE CCT ACTIVITY NO: TP-PRE-1125-00229 ADDRESS: 2465 N CAMPBELL AV ZONING: C-1 COMMERCIAL ZONE LAND USE: COMMERCIAL RESTAURANT; CHANGE OF USE TYPE 1 PROJECT REVIEW #2 11.05.2025 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. COMMINITY CORRIDORS TOOL SITE LANDSCAPE COMMENTS: TYPE 1 PROJCET (Change of USE) - SITE LANDSCAPE REQUIREMENTS: 1. Public Spaces 2. Parking Requirements 3. Public Spaces a. Public spaces shall be provided for all development projects. The minimum amount of public space is based on project type and size. ***REFER TO SITE ZONING COMMENTS: (1) TYPE 1 PROJECT: 500 SQ FT OR 5% OF TOTAL SITE AREA, WHICHEVER IS GREATER. b. Public spaces are intended for community gathering focal points and may be provided as plazas, courtyards, enhanced walkways, pocket parks, or other areas. Public spaces may be in different areas of the project, but each space must be a minimum of 300 square feet of usable space with a minimum width of 15 feet. Public spaces shall not be leftover areas of the site and may not include parking, loading, or maintenance areas. 5.11.6.G.3 PASSENGER VEHICLES a. Parking lots (2) Existing parking lots that are in the front of an existing building may remain without improvements when: a. The parking lot includes 10 or less vehicular parking spaces; b. ***A TYPE 1 PROJECT IS PROPOSED; AND c. ***NO OTHER VEHICULAR PARKING IS AVAILABLE ON THE SITE. (5) Parking lots which have any frontage along a street shall be screened by a minimum 29-inch masonry wall. ***PER INTERNAL DISCUSSION AND APPLICANT COORDINATION, A VEGETATIVE HEDGE TYPE PLANTING CAN TAKE THE PLACE OF THE 29-INCH MASONRY WALL ALONG CAMPBELL: THIS IS OUTLINED ON THE SUBMITTED PLANTING CONCEPT AND UNDER THE PARKING LOT SCREENING NOTES. (6) Parking lots shall provide canopy trees as follows: ***TO RECEIVE THE REDUCTION IN PARKING LOT CANOPY TREES TO THE 1 TREE PER 8 PARKING SPACES, PLEASE SEE: i, ii,iii, and iv BELOW. a. Parking lots in Type 1 and 2 projects with 10 or less vehicular parking spaces shall provide at least one canopy shade tree. b. Trees shall be planted in an unpaved depressed planting area, which must be a minimum of 150 square feet in area and 8 feet in width. ***c. Parking lots which provide green space for large trees may reduce tree planting requirements if the following criteria are met. The green space may be counted towards required rainwater harvesting and public space per 5.11.6.E.3. if all other standards are met. The required tree planting shall be 1 tree per 8 parking spaces for the parking spaces which meet the distance requirement. ***The green space must: i. Be publicly usable or densely vegetated with 50% coverage of vegetative ground cover; ii. Allow for large-scale mature growth of shade trees; iii. Provide trees which are located within 10 feet of the parking spaces of which only those spaces are eligible for the reduction; and iv. Be a minimum of 1,000 square feet in area. ***APPROXIMATELY 6 PARKING SPACES COMBINED WOULD PROVIDE THE SF AREA TO MEET THE ABOVE OUTLINED STANDARD. CREATE A 1,000 SF PLANTING AREA FOR LARGE SCALE MATURE GROWTH SHADE TREES, OR A 1,000 SF AREA THAT IS PUBLICALLY USABLE OR DENSELY VEGETATED TO THE 50% MINIMUM COVERAGE WITH SHRUBS, ACCENTS, CACTI, GROUNDCOVERS, ETC. ***ADDITIONAL REQUIREMENTS/REQUESTS MET. INCLUDE THE EMAIL DOCUMENTATION WITH YOUR FORMAL SUBMITTAL THAT COORDINATES THE FOLLOWING APPROVAL. *** A CONSESSION TO THE UDC 7.6.4 PARKING LOT TREE REQUIREMENT OF 1 TREE PER 4 PARKING SPACES. ”A REDUCTION BY 2 TREES IF THE DIAMOND IN THE CENTER OF THE PARKING AREA IS INSTEAD MODIFIED TO THE SIZE OF 1 PARKING SPACE. THIS WOULD MEAN 75 PARKING SPACES TOTAL. ALL LANDSCAPE AREAS SHOULD BE DEPRESSED 4-6 INCHES FOR RAINFALL CATCHMENT.” *** ”A WALL OR LANDSCAPE BORDER ON THE WEST PROPERTY LINE IS NOT REQUIRED. HOWEVER, WE WOULD LIKE TO RECOMMEND A MINIMUM 4 FT. SCREEN FENCE OR WALL WHICH IS STYLISTICALLY TIED TO THE BUILDING DESIGN. THIS WOULD MEET THE INTENT OF THE CCT MAINTAINING PRIVACY FOR ADJACENT RESIDENTIAL PROPERTIES.” ***THE WALL HAS BEEN PROVIDED PER OUR RECOMMENDATION. GENERAL SITE LANDSCAPE/NPPO COMMENTS: 1. Depress tree planter island areas 6” for rainwater harvesting. 2. A drip irrigation plan and details are required for all proposed tree planting areas. 3. DTM review is required for all landscape work proposed in the ROW prior to the approval of the development package, reach out to David Marhefka (david.marhefka@tucsonaz.gov). 4. 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. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal FROM: Bobby Parsons, Planner PDSD Zoning Review PROJECT: Pre-submittal meeting TP-PRE-1125-00229 Address: 2465 N. Campbell Ave. Tucson, AZ 85719 Zoning: C-1 & R-1 Existing Use: Commercial Services Use Group – Financial Services, Bank Proposed Use: Commercial Services Use Group – Food Service, Restaurant TRANSMITTAL DATE: 11/6/2025 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06, Development Package/Tentative Plat. 2. The following comments are related to the proposed development utilizing the Community Corridors Tool (CCT) optional overlay per UDC 5.11. 3. This parcel has split zoning (C-1 & R-1). a. C-1 (East Parcel): Per UCD Table 4.8-4, the proposed use is Commercial Services Use Group - Food Service (Restaurant), which is a permitted use in the C-1 zone, subject to use specific standards 4.9.4.M.1 & .5 and 4.9.13.O. b. R-1 (West Parcel): Per UDC Section 5.11.2.D.4, portions of a CCT site which are zoned R-1 may be used for site elements which may not typically be permitted in the zone such as parking, landscaping, etc. 4. Dimensional Standards for C-1 (Table 5.11.5.-2) within the CCT are as follows: a. No maximum lot coverage. b. Maximum number of stories is 4 and maximum height is 50’. c. The side yard setback is 0’. d. The rear setback (with alley) is 6’, without alley is 15’. e. The street setback is a minimum of 0’ / maximum of 30’ 5. Demonstrate compliance with Table 5.11.6-1 Applicability of CCT Development Standards. The following standards apply to Type 1 project – Change of Use. a. Pedestrian Amenities – Public Spaces (UDC 5.11.6.E.3) i. Per UDC 5.11.6.E.3.a.(1) and 5.11.6.E.3.e, the proposed patio area of (800 sq. ft.) does not meet the public space requirement of 500 sq. ft. or 5% of the total site area (whichever is greater). Based on a site area of 42,800 sq. ft., the minimum amount of public space needs to be 2,140 sq. ft. Previous plans called out this patio space as 2,394 sq. ft. which would meet this requirement. Please clarify the size of the proposed patio space. Also, clearly label all open space which you are counting towards meeting the minimum requirements. b. Passenger Vehicles (UDC 5.11.6.G) i. Per UDC 5.11.6.G.1, a parking statement will be required. ii. Per 5.11.6.G.3.a.(3), the existing parking lot must include standard improvements due to its location and size. Parking lot trees at the standard ratio are required. c. Ensure compliance with UDC 7.4.6, Motor Vehicle Use Area Design Standards. i. Per IBC Chapter 11 Accessibility, Table 1106.1, 51-75 spaces requires 3 accessible parking spaces be provided, of which one must be van accessible (IBC 1106.05). Demonstrate compliance such as ADA parking location, access isles, and connection from on-site pedestrian circulation to the building (ramps, crosswalks, etc.). d. Bicycle parking ratios (UDC 7.4.8-1). Ensure compliance with UDC 7.4.9, Bicycle Parking Design Standards. Per UDC Table 7.4.8-1, bicycle parking requirements for this site are as follows: i. Short Term: 1 space per 2,000 sq. ft. GFA. Min. 2 spaces required. ii. Long Term: 1 space per 12,000 sq. ft. GFA. Min 2 spaces required. 6. The loading zone located behind the building is obstructing the PAAL. Either relocate your loading zone or the parallel parking spaces to ensure compliance with UDC Table 7.4.6-2 which states a one way access lane or PAAL is a minimum 10’ wide. 7. EVSE parking ratios (UDC 7.4.11-1) and compliance with UDC 7.4.12., Design Standards will be required unless the exception for Food Service uses per 7.4.11.B.2.a is met. Per UDC Table 7.4.11-1, Food Service Use Group requires 5% of parking spaces to be EV Installed, no parking spaces to be EV Ready, and 10% to be EV Capable. 8. Ensure pedestrian access standards found in section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual are met. a. Per TSM 7-01.4.0.1.A, at least one sidewalk is required to a site from each street on which the project has frontage. Ensure compliance from Water St and Campbell Ave. It appears that there is a staircase that provides access from Campbell, but it is not ADA compliant. 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 Robert.Parsons@tucsonaz.gov. |
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| TW New Area Development * | REVIEW COMPLETED | TP-PRE-1125-00229 (2465 N CAMPBELL AV TUCSON, AZ 85719) Adaptive reuse of former bank building for restaurant use. Based on the information provided, Tucson Water has no objections to, or comments on the proposed development. Please note that on the east side of the building, there is an existing 1" water meter. Based on this setup, the existing infrastructure should be sufficient for the proposed project. If a larger size water meter is required, please note that there is the option to connect either to the 8" water main (B Zone) located in the ROW of N. Campbell Avenue or the 6" water main (B Zone) located in the ROW of E. Water Street. 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: Abdullah Salman | Project Manager Tucson Water - New Area Development Abdullah.Salman@tucsonaz.gov |