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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1125-00247
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-1125-00247 • Pre-Application Conference Review v1 • 1625 N CAMPBELL AV TUCSON, AZ 85719: Based on the information provided, TFD has no comments at this time. Please note TFD adopted the 2024 IFC, 9/01/2025. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | No DTM Comments - Proposed work Area located outside City of Tucson Right of Way - Contact Arizona Board of Regents for ROW access.. | |||
| Site Engineering * | REVIEW COMPLETED | Permit: TP-PRE-1125-00247 Location: 1625 N CAMPBELL AV Review Date: 12/11/2025 This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-6 and Technical Manual (TM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code. 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 Comments: 1. A grading plan with cut/fill quantities and area of disturbance will be required. TSM 2-01.0.0. If acres of disturbance is greater than one acre, A Storm Water Pollution Prevention Plan (SWPPP) and dust control permit will be required for this development. 2. A Drainage report to show full compliance with first flush retention/balanced basin detention requirements. Refer to the Design standards for Stormwater Detention and Retention Chapters 2, 3, & 4. Drainage report content and format requirements can be found in chapter 10 of the DSSDR as well. 3. Clearly show downspouts and sidewalk scuppers. to ensure that stormwater from roof drains, up to and including flow from the ten-year storm event, does not pass over sidewalks per Technical Standards Manual 7-01.4.3E. This review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during submission process. If you have any questions or concerns, please contact Marco Contreras Marco.contreras@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: 3838 N CAMPBELL - ADDITION OF NEW SURFACE PARKING LOT 1625 N CAMPBELL - EXPANSION OF EXISTING PARKING GARAGE ACTIVITY NO: TP-PRE-1125-00247 ADDRESS: 1625 N CAMPBELL AV ZONING: PAD-28 BANNER - UNIVERSITY MEDICAL CENTER PAD 12.10.2025 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: PAD-28 BANNER – UNIVERSITY MEDICAL CENTER PAD SPECIFIC SITE LANDSCAPE COMMENTS; See Section J. Landscape Requirements for full landscape standards. 1. As a point of note, Section III.B.3 of this document (Land Use Regulations — Development Standards) proposes certain minor modifications to the standard City of Tucson landscape regulations (per UDC, Article 7, Section 7.6, “Landscaping and Screening”, and the Technical Standards Manual, Section 5, “Landscaping”). The standards used for mitigating transplanted or removed protected native plants on the PAD Property will still be in accordance with UDC Section 7.7 (Native Plant Preservation). 2. PAD DOCUMENT PAGE 65 Section B. Parking Facilities & Parking Structures -- This new parking structure will be designed and landscaped so that the parked vehicles are screened from view at street level. The structure will be designed as an architectural element that aesthetically integrates with the character and materials of the established context and of the new hospital building. Refer to Exhibit 30 (Detailed Site Plan) for further detail as to the above parking provisions. Exhibit 35 illustrates typical vehicle and accessible parking stalls. 3. General Landscape Concept: The BUMC PAD landscape and screening requirements address the relevant design criteria required by the UDC. The PAD establishes base performance criteria for the PAD District to address requirements enforced by Section 7.6 (Landscape and Screening) in the UDC. The PAD District is expected to meet or exceed the following base performance criteria, with certain modifications of UDC requirements where existing site conditions and specialized design criteria for medical facilities necessitate design flexibility. 4. The PAD will implement a regionally adapted and native plant palette throughout the entire PAD District that will feature varying textures and colors of plant material so as to create an inviting and comfortable environment for patients and guests. 5. Trees will be placed appropriately to provide shade for pedestrians, while also allowing visibility for way- finding and signage to all campus facilities and functions. 6. A low water-use irrigation system will be utilized for all landscape areas. The system will incorporate an automatic controller, flow sensing valves, rain shut-off capability, and will also be metered separately to monitor water usage throughout the PAD District. 7. Maximize plant placement and selection to reduce heat island effects of parking areas and other hardscape areas. Canopy trees, planted within and adjacent to vehicular use areas, should be sited in a manner that, upon maturity, they afford the greatest amount of shade to the adjacent paved areas. 8. A Native Plant Preservation Plan (NPPP) shall be prepared for each Development Package processed within the PAD District in accordance with the requirements of the City of Tucson Unified Development Code. 9. Internal North Ring Road, Streets and Access Lanes Internal North Ring Road, local streets or private drives and access lanes within the PAD District shall have a flexible landscape program integrating tree, shrubs, accents and ground cover plantings. Landscape will be provided where possible to enhance these corridors, so as to mitigate roadway pavement Urban Heat Island Effect, and to provide shading for pedestrian routes where space limitations allow. This new landscaping will conform to the overall landscape concept and landscape framework. 10. Parking area plantings and canopy trees are allowed to deviate from the planting ratio and distance from a parking space per the UDC and, as such, the PAD will target the following to maximize the canopy trees in vehicular use areas per Exhibit 43 (these prescriptions supersede 7.6.4.B.1 Canopy Trees): Within a vehicular use area: 1) canopy trees will be concentrated around the perimeter of the parking area; 2) canopy trees will be located internally in parking areas within parking islands distributed in the parking area and along access lanes when possible; and 3) parking areas with sub-surface retention will strategically locate canopy trees around the perimeter of the parking area and outside of the underground storage areas. 11. Rainwater Harvesting: The PAD District will implement rainwater harvesting when possible, in areas with the capability to integrate such features. It is understood that these rainwater harvesting elements may or may not meet the expected percentage of supplemental irrigation per the UDC. Based on the existing conditions, the rainwater harvesting elements will be implemented where existing conditions facilitate passive water harvesting in new landscape areas. 12. III.F.3 Self-Certification of Conservation Measures & Environmental Considerations; See page 108 of the PAD document for more information. 13. A landscape plan set is required. Include a cover sheet, planting plan, irrigation plan, rainwater harvesting plan and any details required for implementation on site. Also include a summary of how the landscape plan set is meeting all the standards outline within the PAD-28 document. 14. 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. 15. Coordinate the Landscape Plan, 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. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC TRANSMITTAL TO: Planning & Development Services Department FROM: Fernando L. García PDSD Zoning Review Section PROJECT: 1625 N CAMPBELL AV TP-PRE-1125-00247 Parcel: 123-10-0280 Zoning: PAD-28 (Banner University Medical Center PAD) TRANSMITTAL DATE: DECEMBER 10, 2025 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. Per PAD Section III.B.3, the new portion of the parking structure must be set back at least 250’ from the northern property line shared with the Jefferson Park neighborhood. This is also demonstrated in Exhibit 33 of the PAD. Approximately half of the new structure appears to fall within this setback area. It is possible that interpretation of this Section may only apply to occupied structures; please confirm this interpretation directly with the Entitlements Section (contact information below). In addition, the parking structure is proposed in location that was not indicated on the approved PAD document. An amendment to the PAD may be required to modify both the setback (if applicable) and location of the parking garage. Please submit a Modification Request to the PAD prior to submitting a development package. The Modification Request should include a narrative, site plan, and supporting design documents. Please reach out to John Beall with the Entitlements Section to discuss this in greater depth at john.beall@tucsonaz.gov. 3. A 2016 amendment to the PAD allows up to 15% of total required parking spaces on site to be dedicated to compact cars (8’ x 16’) rather than the standard 8.5’ x 18’ motor vehicle parking space per UDC 7.4.6. 4. Section III.G.3, Table 9, “Conformance and Consistency with Existing Campus Design Guidelines” indicates that parking structures and decks “be designed such that their façades integrate with the established architectural vocabulary which surrounds them. The standard stark, austere, and purely functional parking structure will not be allowed. Such structures shall provide for safety and security, with their lighting integrated into the structure as a design element rather than simply being an “add-on” feature.” 5. Although no separate design review or architectural review process is required, Section II.G.4, of the PAD document stipulates, “Concurrent with the submittal of the building plans for review by the Planning & Development Services Department (PDSD), the architect of record shall submit a letter, signed and sealed with his or her Arizona registration, certifying that the plans are in general conformance with the PAD prescriptions articulated in Sections III.G.1 and III.G.2 above. PDSD shall review the architect’s certification letter to insure its completeness in addressing the various items articulated in aforementioned Sections III.G.1 and III.G.2.” 6. Per UDC 7.4.6.E.2, “The minimum height clearance along access lanes and PAALs is 15 feet, except as follows. The minimum height clearance within parking garages may be less than 15 feet as permitted by the City ’s adopted Building Code.” 7. Updated electric vehicle supply equipment (EVSE) parking requirements from 2025, as indicated in UDC 7.4.11.B., now calculate the total required number of EV Installed, Ready, or Capable spaces based upon the “number of parking spaces provided as part of the expansion and not the total number of parking spaces provided on site”. 8. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, the Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 9. If you have any questions, please contact me, Fernando Garcia, Lead Planner, Site Zoning, at fernando.garcia2@tucsonaz.gov. 10. If you have questions regarding the process of amending the PAD document, please contact John Beall, Section Lead, Rezoning & Entitlements, at john.beall@tucsonaz.gov. |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to, or comments on the proposed development. Potentially serving this project is a 12in PVC, B zone potable water main located on the north side of the parcel ROW of N Ring Rd. Please note that there are designated easements located on the east side of the parcel. These easements are reserved for utility and/or access purposes as recorded in the property documentation. No physical construction or permanent structures are permitted within the boundaries of either easement. This restriction ensures continued access and functionality for any utility or right-of-way needs. Property owners and contractors must observe these limitations when planning any improvements or developments on the parcel. These easements need to be abandoned and relocate the water main in order to do the new parking lot proposed. For fire suppression requirements for the project, please note that a hydraulic study will be required to confirm system demand and capacity. Based on the results of that study, we will be able to determine whether a master plan will be needed. 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 |