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Permit Review Detail
Review Status: Requires Resubmit
Review Details: COMMERCIAL REVIEW - LIMITED v.1
Permit Number - TC-COM-0925-01644
Review Name: COMMERCIAL REVIEW - LIMITED v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/26/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 09/25/2025 | Commercial Building | REQUIRES RESUBMIT | Please submit your revised documents and provide a letter with a written response letter addressing each of the comments indicating how the Review comments were resolved. Additionally, please submit complete copies of all permit documents (i.e. plans, calculations, reports, etc.) even if they have not been changed. Please note the submittal was incomplete and the plan review was conducted using the information presented. The subsequent review could generate more comments after original comments have been addressed. Sheet A1.1: Please update the Building Code review to include the relevant codes from the adopting ordinance. For example, you can use the 2024 edition of the codes if desired, however the 2024 Energy code has not been adopted as yet. 2018 International Building Code (IBC) 2018 International Existing Building Code (IEBC) 2009 ICC A117.1 Accessibility Code (by reference) 2018 International Mechanical Code (IMC) 2018 International Plumbing Code (IPC) 2017 National Electrical Code (NEC) 2024 International Fire Code (IFC) 2018 International Fuel Gas (IFGC) 2018 International Energy Conservation Code (IECC) City of Tucson/Pima County Outdoor Lighting Code Local Amendments to Above Codes ( www.tucsonaz.gov/pdsd/building-codes ) 2. Sheet A1.1: Please amend the site plan to include the following information. IBC 107.2.6 A. Dimensioned distances between structures and adjacent lot lines. IBC 107.2.6 3. Additionally please show the following information as required by IEBC 305.4.2. Where an entire building undergoes a change of occupancy, it shall comply with Section 305.4.1 and shall have all of the following accessible features: 1.Not fewer than one accessible building entrance. 2.Not fewer than one accessible route from an accessible building entrance to primary function areas. 3.Signage complying with Section 1111 of the International Building Code. 4.Accessible parking, where parking is being provided. 5.Not fewer than one accessible passenger loading zone, where loading zones are provided. 6.Not fewer than one accessible route connecting accessible parking and accessible passenger loading zones to an accessible entrance. 3. Please amend the Type of Construction to be VA or VB so we are in alignment with IBC 602.5 4. Please amend the occupant load and exiting to show the total amount of occupants in the building and show the total required exits as the occupant load is over 50. IBC 107.2.1, IBC 1006.2.1 5. Please amend the plans to include a means of egress plan. IBC 107.2.3 to include the following information. A. The total number of occupants for the story or floor is shown. IBC 107.2.3 B. The number of occupants is shown for every room and space. IBC 107.2.3 C. The occupant load factor and area are shown for every room and space. IBC 1004.5 D. The occupant load factor used reflects the use/function of the space. IBC 1004.5 E. Changes in elevation, less than 12 inches use sloped surfaces. IBC 1003.5 F. Exit signs are shown at doors, as required to direct egress, and every 100 feet. IBC 1013.1 G. Doors serving a space with ≥ 50 occupants swing in the direction of egress travel. IBC 1010.1.2.1 H. Provide an interior accessible route from the front door to the bathroom. 6. Sheet A2.1: Please amend the floor plans to ensure all spaces are labeled with a name or further description as needed to adequately convey the intended purpose (use) or the multiple uses of the space. IBC 302.1, For example Vacant Bay 1, Vacant Bay 2, and Vacant Bay 3 are named on the floor plans. What does this refer to? 7. Sheet A2.1: Please amend plans to show compliance with IEBC Section 305.7, requirements stating accessibility must be provided to the altered spaces. This includes the primary entrance, primary path of travel, sanitary facilities, drinking fountains, and signage. Please amend plans to show compliance with IEBC 305.7. For example, the toilet room does not appear to meet the clearance requirements of ICC A117.1-2009, Section 604.3. 1. If the cost of providing or upgrading the items listed above to meet accessibility requirements is disproportionate to the overall cost of construction (i.e., exceeds 20% of the construction cost, excluding accessibility upgrades), please provide documentation to verify construction costs. If this exemption is used, accessibility improvements totaling at least 20% of the construction cost must still be provided. For example, if the project valuation is $20,000, then a minimum of $4,000 should be allocated toward accessibility upgrades. However, only the amount necessary to achieve full compliance is required to be spent. Please contact me if you have any questions about these comments. Mark Masek Plans Examiner – Building Safety Planning and Development Services | City of Tucson main 520.837.4994 email mark.masek@tucsonaz.gov |
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| 09/26/2025 | Commercial Electrical | REQUIRES RESUBMIT | Commercial Electrical Review TC-COM-0925-01644 (2455 N 1ST AV TUCSON, AZ 85719) Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide updated Plans/calculations and a written response Letter to each of the notated items indicating action taken. Resubmitted plans that do not contain a written response Letter addressing each of the notated items indicating action taken, may be delayed until response letter is received. Code reference, 2018 International Building Code (IBC), 2017 National Electrical Code (NEC). 1. Provide complete compliance with the 2018 IECC for the interior lighting, including sensors and lighting controls as required. (typically COMcheck). Contact Jeremy Hamblin with any questions: Jeremy.hamblin@tucsonaz.gov |
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| 09/23/2025 | Commercial Mechanical | REQUIRES RESUBMIT | 1. Provide heating and cooling load calculations determined in accordance with ANSI/ASHRAE/ACCA Standard 183 to justify the heating/cooling capacities of the specified HVAC units. Reference: Section C403.1.1 and C502.2.3, IECC 2018. 2. Verify that the parapet height within ten feet of the three proposed heat pump units is at least 42” above the walking surface of the roof or provide guards for the units per Section 304.11, IMC 2018 3. Condensate drains shall be terminated at an approved disposal location. Reference: Section 307.2.1, IMC 2018, as amended by the City of Tucson. 4. Provide calculations to verify that adequate ventilation will be provided for the occupied spaces. Reference: Section 403.3.1.1, IMC 2018. |
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| 09/23/2025 | Fire New Construction | REQUIRES RESUBMIT | -Provide a life safety/exiting/egress plan including travel distances. john.vincent@tucsonaz.gov 5203495581 |
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| 09/26/2025 | Site Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-COM-0925-01644– Commercial – Tenant Improvement 2455 N 1st Av Tucson, AZ 85719 (C-3 Zoning) Building Review – 1st Review TRANSMITTAL DATE: September 26, 2025 COMMENTS: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed. This plan has been reviewed for compliance with the Unified Development Code (UDC) Administrative Manual (AM) Section 2-06. Also, compliance with applicable development criteria for the proposed use as listed in the City of Tucson Uniform Development Code (UDC) and the UDC Technical Standards Manual (TSM). The review comments include the actual standard first with the applicable Administrative Manual section number and the following paragraph is the actual comment related to the specific item that must be addressed. If you need to review the sections listed below click on the link or copy it in the address bar of your internet program. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8753 This link will take you directly to the section used for the standards review. The UDC & TSM requirements are in the Unified Development Code and can be viewed at the same web link as above. Section 3.3.3.G.5.c UDC, an applicant has one year from the date of application to obtain approval of a site plan that complies with zoning and other development requirements in effect at the time of application, unless an ordinance adopted by Mayor and Council during this period states otherwise. A site plan application that has been in review for a period of one year and has not yet been approved is considered denied. To continue the review of a site plan for the property, a new site plan must be submitted that complies with regulations in effect at the time of re-submittal. The new submittal initiates a new one-year review period. One year Expiration date is September 08, 2026. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS) 2-06.4.0 CONTENT REQUIREMENTS 2-06.4.2.B - A brief legal description and a statement as to whether the project is a re-subdivision are to be provided. On re-subdivisions, provide the recording information of the existing subdivision plat; 1. COMMENT: Parcel Number listed is incorrect (305-92-0100) and per the county, should be 107-14-3750. 2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet. 2. COMMENT: Provide the building permit case number, TC-COM-0925-01644, adjacent to the title block on each sheet. 2-06.4.7 - General Notes The following general notes are required. Additional notes specific to each plan are required where applicable. 2-06.4.7.A - Zoning and Land Use Notes 2-06.4.7.A.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses. 3. COMMENT: Existing Use (1): Update to Commercial (Use Group) / Smoke Shop (Class). Existing Use (2): Zoning couldn’t determine what the existing use of the space slated for Tenant Improvement is/was. Provide existing use for this tenant improvement. If you are unable to provide the existing use a records request is recommended to determine if the history of this space. Should you be successful in retrieving any permit information from the archives, upload these documents in pdf format as part of the next review cycle. See hyperlink below for more information on the records request process. https://www.tucsonaz.gov/Departments/Planning-Development-Services/Records Add Proposed Use (2): Retail (Use Group) / General Merchandise (Class). 2-06.4.7.A.6 - If a plan or plat is prepared in conjunction with other applications or overlays or the parcel being developed is subject to conditions of an application processed previously, additional information must be added to the plan. Such applications and overlays include, but are not limited to: annexations; rezonings; special exceptions; Board of Adjustment variances; Design Development Options; Technical Standard Modification Request; overlays (Airport Environs Zone, Environmental Resource Zone, Gateway Corridor Zone, Hillside Development Zone, Historic Preservation Zone, Major Streets and Routes, Rio Nuevo District, Scenic Corridor Zone, WASH); Modification of Development Regulations through the Downtown Area Infill Incentive District or Rio Nuevo District; Downtown Heritage Incentive Zone; or, Design Review Board. Provide the following information on the plan. 4. COMMENT: The existing right of way (ROW) for N First Avenue appears to be 100’-0” +/- but the current ROW is 120’-0” with a recommendation for 105’-0”. Confirm the likelihood of expansion with Benjamin.Elias@tucsonaz.gov (520) 508-4321 to plan for potential expansion. Acknowledge that N 1st Av is part of the Major Streets and Routes Overlay in the general notes. 2-06.4.7.A.8 - For development package documents provide: 2-06.4.7.A.8.c - Percentage of building, lot area, or vehicular use area expansion. If the building(s) or lot area have been previously expanded, those calculations shall be included; and, 5. COMMENT: Provide lot coverage table listing the building (of which you already have provided), the missing square footage dedicated toward the existing smoke shop use (5 stalls), proposed general merchandise use (9 stalls) and additional vehicular use area (parking area access lane, etc.) versus the total site area to calculate lot coverage percentage. 2-06.4.8.A - Provide site boundary/subdivision perimeter information, including bearing in degrees, minutes, and seconds, with basis for bearing noted, together with distances in feet, to hundredths of a foot, or other functional reference system. 6. COMMENT: Provide missing information per 2-06.4.8.A standard. 2-06.4.8.C - The following information regarding existing private or public right-of-way adjacent to or within the site shall be provided: the name, right-of-way width, recordation data, type and dimensioned width of paving, curbs, curb cuts, and sidewalks. 7. COMMENT: Provide missing information per 2-06.4.8.C standard. 2-06.4.9.F - All existing zoning classifications on and adjacent to the project (including across any adjacent right-of-way) shall be indicated on the drawing with zoning boundaries clearly defined. If the property is being rezoned, use those boundaries and classifications. The basis for this requirement is that some zoning requirements on a project are based on the zoning classification of adjacent property. Also, in some instances, each zone has to be taken into consideration on property that is split by two or more zoning classifications, as each may have different requirements. 8. COMMENT: Provide missing information per 2-06.4.9.F standard. 2-06.4.9.H - Proposed Traffic Circulation 2-06.4.9.H.1 - Proposed traffic circulation will be designed in accordance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual, to include streets, intersections, street names, right-of-way widths, curve radii of centerlines and curb returns, and proposed improvements, such as pavement, curbs, access points (driveways), accessible ramps, and sidewalks. Street improvements, such as sidewalks, curbs, pavement, and accessible ramps, do not need to be drawn on the plan if such information is provided on typical street cross sections. 2-06.4.9.H.5 - If utilizing parking area access lanes (PAALs), they shall be designed in accordance with Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC. 9. COMMENT: Per comment 10 below, zoning assumes a parking area access lane must exist to serve the 5 required existing parking spaces for the smoke shop. Draw, label and dimension existing PAAL. 2-06.4.9.H.5.a - Show all motor vehicle off-street parking spaces provided, fully dimensioned. As a note, provide calculations on the number of spaces required (include the ratio used) and the number provided, including the number of spaces required and provided for the physically disabled. The drawing should indicate parking space locations for the physically disabled. A typical parking space detail shall be provided for both standard parking spaces and those for the physically disabled. For information on parking requirements for the physically disabled, refer to adopted building and accessibility codes of the City of Tucson. Design criteria for parking spaces and access are located in Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC. 10. COMMENT: Per the 2-06.4.9.H.5.a standard, provide the missing graphics, dimensions and labels for 5 required existing spaces for the smoke shop and the 9 required spaces for the proposed general merchandise use (automotive brakes) as well as the ADA stall and associated striped pedestrian-loading aisle. 2-06.4.9.H.5.b - If any of the required parking is located off-site as permitted by the UDC, a drawing of that parking area is to be provided, together with the city's required parking agreement (include a copy of the lease agreement if applicable) must be provided. Please remember that in these situations, if the off-site parking location is a new parking area, it must comply with all parking area requirements and must be allowed as a principal use by the zoning classification of that property. If the off-site parking area location is an existing parking lot, the parking spaces utilized for the proposed land use must be non-required parking for the existing use for which the parking area was established. 11. COMMENT: If this applies, provide information per 2-06.4.9.H.5.b standard. 2-06.4.9.H.5.d - Show bicycle parking facilities fully dimensioned. For specifics, refer to Section 7.4.9, Bicycle Parking Design Criteria, of the UDC. Provide, as a note, calculations for short and long term bicycle spaces required and provided. 12. COMMENT: Per Table 7.4.8-1 of the UDC, zoning could not determine the location of the required four short term and four long term bicycle parking locations (minimum of two short and long term for each use). Provide missing information per 2-06.4.9.H.5.d standard. 2-06.4.9.O - All applicable building setback lines, such as erosion hazard, floodplain detention/retention basins, and zoning, including sight visibility triangles, will be shown. 13. COMMENT: Under the zoning code review table on sheet A1.1, the setbacks need to be updated to 0’ for the sides and rear and 10’-0” for the front. 2-06.4.9.Q - Provide the square footage and the height of each commercial, industrial, or business structure and the specific use proposed within the footprint of the building(s). 14. COMMENT: Provide missing height (provide dimensions) on the section per the 2-06.4.9.Q standard. 2-06.4.9.R - Show on-site pedestrian circulation and refuge utilizing location and the design criteria in Section 7-01.0.0, Pedestrian Access, of the Technical Standards Manual. 15. COMMENT: Draw, label and dimension pedestrian circulation to existing parking and E Alturas St per the 2-06.4.9.R standard. 2-06.4.9.S - Show existing or proposed pedestrian circulation along abutting rights-of-way. Such sidewalks must comply with accessibility requirements for the physically disabled and the design criteria in Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual. 16. COMMENT: See comment 15. 2-06.4.9.T - Show refuse collection areas, including locations of dumpsters, screening location and materials, and vehicle maneuverability, fully dimensioned, and access route. If dumpster service is not proposed, indicate type of service. For specific information on refuse collection, refer to Section 8-01.0.0, Solid Waste and Recycle Disposal, Collection, and Storage, of the Technical Standards Manual. Refuse collection on all projects shall be designed based on that section, even if collection is to be contracted to a private firm. 17. COMMENT: Zoning could not locate the refuse collection area on the site plan. Provide missing information per 2-06.4.9.T standard. 2-06.4.9.W - Indicate the locations and types of proposed signs (wall, free-standing, pedestal) to assure there are no conflicts with other requirements and that minimal locational requirements can be met. Indicate if there are any existing billboards on site. Compliance to the Sign Code, Chapter 3 of the Tucson Code, is required. 18. COMMENT: Zoning assumes there will be a desire to advertise/direct customers to the appropriate building and entrance for this newly added use. Provide (draw, label and dimension) scale able exterior building elevations that include any proposed signage and label as ‘for reference only’. A separate signage permit will be required. Contact Mark.Castro@tucsonaz.gov or Georgia.Pennington@tucsonaz.gov for more information and refer to this permit number. That being said, if the design intent is a ‘monument’ sign, this will need to be included in the site plan to show compliance with setbacks and any vision clearance triangles. 19. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other the PDSD reviewer comments. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: 1. Corrected commercial alteration permit 2. Provide a detailed response letter with your submittal that clearly shows how you have addressed all Zoning comments. To resubmit visit Tucson Development Center at https://tdc-online.tucsonaz.gov/#/home . Instructions for resubmittal - https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/tdc-faq/old-pdfs/double-old/resubmittals.pdf If you have any questions about this transmittal, please contact jeffrey.cassidy@tucsonaz.gov The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code . |
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| 09/09/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |