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Permit Review Detail

Permit Number: TD-DEV-0125-00031
Parcel: 129043480

Address:
446 S PLUMER AV

Review Status: Requires Resubmit

Review Details: DEVELOPMENT PACKAGE NEW v.2

Permit Number - TD-DEV-0125-00031
Review Name: DEVELOPMENT PACKAGE NEW v.2
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
12/15/2025 CDRC Post Review Express PENDING ASSIGNMENT
12/15/2025 Commercial Plumbing Standard REQUIRES RESUBMIT Revise the site drawing to include the following existing utility information:
a. The location and size of water lines and the location of fire hydrants.
b. The location and size of sanitary sewers, including the pipe diameter and the invert and rim elevations of all manholes and cleanouts; along with the Pima County Wastewater Management Department (PCWMD) reference numbers.
c. The points of connection to existing public sewers.
d. The locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights.
e. Any existing or proposed utility easements
f. The first-floor elevations for the buildings
Reference: City of Tucson Administrative Manual, Section 2-06.4.8D and Section 107.2.1, IBC 2018.
12/01/2025 External Reviewers - Pima County Addressing Standard REQUIRES RESUBMIT Good morning,

Pima County Addressing is returning TD-DEV-0125-00031 for corrections. The attached document contains our requests.


Thank you,





David Wilging

Planner I - Addressing Division

Pima County Development Services

201 N. Stone Avenue 1st Floor

Tucson, Arizona 85701

520-724-6381
12/08/2025 External Reviewers - Tucson Electric Power (TEP) Standard REQUIRES RESUBMIT 4350 E. Irvington Road
Post Office Box 711, Tucson, AZ 85702
December 3, 2025
WO#T169965
City of Tucson
Planning and Development Services
Attn: CDRC Admin Team
Dear CDRC Admin Team
Subject: WHOLISTIC TRANSFORMATION
TD-DEV-0125-0003
Tucson Electric Power Company (TEP) has reviewed and cannot approve the
development plan submitted 11/21/2025. There are existing facilities within the
development which are not depicted upon the plan. NO APPARENT CONFLICTS WITH
NEW BUILDING Further: TEP Easement Bk 8883 Pg 1210 not shown on development
plan.
Enclosed is a copy of a TEP facilities map showing the approximate location of the
existing facilities. Any relocation costs will be billable to the customer.
To apply for electric service, please call the New Construction department at (520) 918-
8300. Please submit a final set of plans including approved site, electric load, paving
off-site improvements and irrigation plans. If available, include a PDF version of the
plans.
If easements are required, they will be secured by separate instrument. Should you
have any easement questions, please contact our Land Resources Department,
LandReviews@tep.com.
Should you have any technical questions, please contact the area designer,
Martin Salazar
(520) 305-6713
msalazar@tep.com
Sincerely,
Design Admins
Design Admins
Tucson Electric Power
12/15/2025 Fire New Construction Standard REQUIRES RESUBMIT 1. Show existing and any proposed hydrants. Hydrant shall be within 400' or 600' as the hose lays to the furthest portion of all buildings. Distance required depends on whether or not the buildings have fire sprinklers. 2024 IFC 507.5.
2. Indicate what the new buildings will be classified as. We need to know the occupancy classification to determine if they will need fire sprinklers.
john.vincent@tucsonaz.gov
5203495581
12/15/2025 NPPO Standard REQUIRES RESUBMIT See Site Landscape comments for NPPO Waiver requirement.

Thank you.
Chad Keller, RLA
chad.keller@tucsonaz.gov
12/05/2025 ROW Engineering Review Standard REQUIRES RESUBMIT New driveways on 15th st should be constructed per PAG SD 206. add 3' buffer space to sidewalk on Plumer Ave or add 1' to sidewalk if abuts curb.
12/02/2025 Site Engineering Standard REQUIRES RESUBMIT Permit: TD-DEV-0125-00031
Location: 446 S PLUMER AV
Review Date: 12/2/2025

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. Provide the development package case number, TD-DEV-0125-00031, adjacent to the title block on all sheets.
2. Provide the general note “The developer, any successors and assigns, will hold the City of Tucson, its officers, employees, and agents harmless from any and all claims for damages related to the use of this development as shown hereon, now and in the future, by reason of flooding, flowage, erosion, or damage caused by water, whether surface flood or rainfall.” Administrative Manual 2-06.4.7.B.1
3. Provide the general note “Drainage will remain in its natural state and will not be altered, disturbed, or obstructed other than as shown on this site plan.” AM 2-06.4.7.B.3
4. Provide the general note “No structure or vegetation shall be located or maintained so as to interfere with the sight visibility triangles in accordance with Section 10-01.5.0, Sight Visibility, of the Technical Standards Manual.” AM 2-06.4.7.C.2
5. Due to this development package being greater than one page, provide a sheet index. AM 2-06.3.12
6. Provide the page number and total number of pages within the DP (i.e., sheet xx of xx) AD 2-06.4.2. D
7. Provide a keynote for all the downspouts and sidewalk scuppers for all buildings 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 includes existing structures.
8. Provide the Waste Stream Calculations for the entire site according to TSM 8-01.8.0. If the use of APCs is proposed/considered, it will require prior environmental services approval due to this being commercial development.
9. Show the 2-foot minimum grading setback from the property lines on the grading plan TSM 2-01.9.0
10. Provide site expansion calculations for the site.
11. Demonstrate how someone will get from the ADA parking space to the sidewalk. There is no ADA ramp shown by the ADA parking spaces.
12. Wheel stops will be required at all parking spaces adjacent to the sidewalks so as not to reduce the sidewalk path to less than 4 feet. UDC 7.4.6 This pertains to the ADA parking spaces along the south.
13. Provide a descriptor box adjacent to each basin on the site plan (Includes Stormwater Harvesting basins/landscaping). Include a leader arrow to the basin or provide a label for the basin and reference the label on the top of the descriptor box. Include the following applicable information in the descriptor box: a. Total volume, cubic feet or acre feet; b. If applicable, detention volume, cubic feet or acre feet; c. If applicable, retention volume, cubic feet; d. If applicable, first-flush retention volume, cubic feet; e. If applicable, Q100 in, cubic feet per second; f. If applicable, Q100 out, cubic feet per second; g. Basin top elevation, feet; h. 100-year water surface elevation, feet; and i. 100-year ponding depth, (measured from the lowest elevation of the basin), feet. DSSDR 11.1.3
14. The Arryo Chico wash runs along the northern portion of the site. It is required that the erosion hazard setback be shown on the site plan. Per chapter 26 of the City code, no required improvements can be located within the erosion hazard setback. Includes required parking. Section 26-8. & Section 26-8.b.(5) https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-19604
15. The site plan and grading plan should be separated sheets to reduce the number of details cluttered onto the site plan.

If you have any questions or concerns, please contact
Marco Contreras
Marco.contreras@tucsonaz.gov
12/15/2025 Site Landscape Standard REQUIRES RESUBMIT CDRC TRANSMITTAL
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: DEVELOPMENT PLAN FOR EXISTING CHURCH BUILDING PARKING ADDITION AND LAYOUT OF NEW ACCESSORY STRUCTURES (DWELLING UNITS)
ACTIVITY NO: TD-DEV-0125-00031
PRE-APPLICATION ACTIVITY NUMBER: TP-PRE-0324-00053
ADDRESS: 446 S PLUMER AV
ZONING: R-2 RESIDENCE ZONE; URBAN OVERLAY DISTRICT UOD-3 KINO SOUTH SUBAREA
LAND USE: MULTIFAMILY
12.15.2025

THE PROPOSED PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH APPLICABLE DEVELOPMENT STANDARDS PER THE CITY OF TUCSON UNIFIED DEVELOPMENT CODE (UDC), TECHNICAL STANDARDS MANUAL (TSM), AND ADMINISTRATIVE MANUAL (AM) FOR SITE LANDSCAPE, NATIVE PLANTS, AND RAINWATER HARVESTING.

RESUBMIT REVISED DRAWINGS ALONG WITH A DETAILED RESPONSE LETTER, STATING HOW ALL OF THE SITE LANDSCAPE AND NPPO SECTION REVIEW COMMENTS HAVE BEEN ADDRESSED.

SITE LANDSCAPE/NPPO SECTION COMMENTS:

1. Per the pre-application meeting comments provided in March of 2024, a Commercial Rainwater Harvesting plan and calculations are required for this multifamily development. 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.

2. A Native Plant Preservation Plan (NPPP) or a NPPO waiver is required per UDC 7.7. See UDC 7.7.3. Applicability; UDC 7.7.4 NPPO General Provisions and Standards; UDC 7.7.4.c. Plan Approval Prior to Permitting; UDC 7.7.4.d. Professional Expertise 7.7.5.c.5; also see AM 2-11.3.0 Permitted Exceptions.

COPY THE FOLLOWING LINK INTO YOUR INTERNET BROWSER FOR ACCESS TO THE NPPO WAIVER:
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf

3. Provide planting details, irrigation details and any other detailing required to complete the landscape plan set.

4. Instead of decomposed granite, please call out a sized rock in a specific color or approved equal. Example: ¾” screened rock in Coronado Brown or approved equal.

5. Provide a parking lot canopy tree calculation. 1 tree is required per 4 parking spaces provided.

6. An interior landscape border is required along the west property line. Multifamily land use adjacent to Residence Zone requires a landscape border. See Table 7.6.4-1. within the Unified Development Code for guidance.

7. It is recommended to consult with a licensed Landscape Architect that is registered in the state of Arizona to help coordinate the required landscape plans for this project.

8. Ensure that all of the Special Districts Review, Site Zoning and Site Engineering comments are fully addressed for the next submittal.

9. Provide the development package case number on all sheets in the plan set, (TD-DEV-0125-00031).

Thank you.
Chad Keller, RLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
12/15/2025 Site Zoning Standard REQUIRES RESUBMIT CDRC TRANSMITTAL

FROM:
Bobby Parsons
PDSD Zoning Review Section

PROJECT:
Development Package for Church Accessory Structures and Site Improvements – 446 S. Plumer Ave. Tucson, AZ 85719
Development Package (1st Review)
TD-DEV-0125-00031

TRANSMITTAL DATE: 12/15/2026
DUE DATE: 12/15/2026

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.

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 November 21, 2026.

SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS)

2-06.3.0 FORMAT REQUIREMENTS

2-06.3.12 - An index of sheets in the development package shall be provided on the first sheet.

1. COMMENT: 2-06.3.12 – Please include a sheet index as noted by the standard above.

CONTENT REQUIREMENTS

2-06.4.1 - The name, mailing and email addresses, and phone number of the primary property owner of the site, the developer of the project, registrant(s), and other person(s), firm(s), or organization(s) that prepared the development package documents shall be provided on the right half of the cover sheet. The applicable registration or license number shall be provided if prepared by or with the assistance of a registered professional, such as a surveyor, architect, landscape architect, or engineer. All sealing shall be consistent with Arizona Board of Technical Registration guidelines.

2. COMMENT: 2-06.4.1 – Please include the name, mailing and email addresses, and phone numbers of the primary property owner of the site, the developer of the projects or registrants on sheet 1 as noted by the standard above.

2-06.4.2 - The title block shall include the following information and be provided on each sheet:

2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx).

3. COMMENT: 2-06.4.2.D – Please include the information as noted by the standard above.

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.

4. COMMENT: 2-06.4.3 - Provide the development package case number, TD-DEV-0125-00031, adjacent to the title block on each sheet.

2-06.4.4.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

5. COMMENT: 2-06.4.4.C – Please include the section, township, and range along with section corners on the location map as noted by the standard above.

2-06.4.5 - When the development package documents consists of more than one sheet, a sheet index (a legible drawing of the site showing the area represented on each sheet) is to be placed on the cover sheet or the second sheet.

6. COMMENT: 2-06.4.5 – Please see comment #1.

2-06.4.7 - General Notes
The following general notes are required. Additional notes specific to each plan are required where applicable.

Zoning and Land Use Notes

2-06.4.7.A.1 - List as a general note: "Existing zoning is ____."

7. COMMENT: 2-06.4.7.A.1 – Please include the information as noted by the standard above as a general note.

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.

8. COMMENT: 2-06.4.7.A.4 – Clearly identify the existing and proposed use of the property as noted by the standard above. The proposed accessory structures do not fall under religious use as noted on your plans.

2-06.4.7.A.8 - For development package documents provide:

2-06.4.7.A.8.a - Floor area for each building;

9. COMMENT: 2-06.4.7.A.8.a – Plans state 12 units however the calculations call out only 9 units. Please clarify.

2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage;

10. COMMENT: 2-06.4.7.A.8.b – Please provide the information as noted by the standard above.

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,

11. COMMENT: 2-06.4.7.A.8.c – Please include the information as noted by the standard above.

2-06.4.8 - Existing Site Conditions
The following information shall be provided on the plan/plat drawing to indicate the existing conditions on site and within 50 feet of the site. On sites bounded by a street with a width of 50 feet or greater, the existing conditions across the street will be provided.

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.

12. COMMENT: 2-06.4.8.A – Please provide the information for the new South property line as noted by the standard above.

2-06.4.8.B - All easements shall be drawn on the plan. The recordation information, location, width, and purpose of all easements on site will be stated. Blanket easements should be listed in the notes, together with recordation data and their proposed status. Should an easement not be in use and be proposed for vacation or have been abandoned, so indicate. However, should the easement be in conflict with any proposed building location, vacation of the easement shall occur prior to approval of plan unless written permission from easement holder(s) is provided.

13. COMMENT: 2-06.4.8.B – If applicable, please draw, label, and dimension all easements as noted by the standard above.

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.

14. COMMENT: 2-06.4.8.C – Please provide the information as noted by the standard above for E. 15th Street and S. Plumer Avenue.

2-06.4.9 - Information on Proposed Development
The following information on the proposed project shall be shown on the drawing or added as notes.

2-06.4.9.A - Draw in all proposed lot lines with approximate distances and measurements.

15. COMMENT: 2-06.4.9.A - As this site is made up of six (6) parcels, 129043450, 129043460, 129043470, 129043480, 129043490, 129043500, a lot combination is required. Either provide the approved lot combination request form or a recorded Covenant Regarding Development and Use of Real Property with your next submittal. Contact Pima County for the Combo Request. The Covenant can be found at: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/submission-documents/covenant-regarding-development-and-use-of-real-property-udc-with-release.pdf.

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.

16. COMMENT: 2-06.4.9.F – Please include the information as noted by the standard above including across any adjacent right of way.

2-06.4.9.H.2 - Show future and existing sight visibility triangles. On a designated MS&R street, the sight visibility triangles are based on the MS&R cross-section.

17. COMMENT: 2-06.4.9.H.2 – Show the existing and future sight visibility triangles as noted by the standard above.

2-06.4.9.H.4 - Indicate if existing streets are public or private; provide street names, widths, curbs, sidewalks, and utility locations, all fully dimensioned.

18. COMMENT: 2-06.4.9.H.4 – Please provide the information for both E. 15th Street and S. Plumer Avenue as noted by the standard above.

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.

19. COMMENT: 2-06.4.9.H.5.a – As the proposed use was not accurately called out, the required parking spaces may change once this information is provided. Please include a parking detail for both the standard parking spaces and for the ADA spaces as noted by the standard above to ensure the parking spaces don’t encroach on any sidewalks. Also, please see Site Engineering as it relates to the Arroyo Chico Wash. Per Chapter 16 of the city Code, no required improvements can be located within the erosion hazard setback including required parking. If the required minimum parking cannot be met for your proposed use, an Individual Parking Plan (IPP) can be applied for. Please reach out to Mark Castro at Mark.Castro@tucsonaz.gov if you have questions about the IPP. Ahttps://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-19604

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.

20. COMMENT: 2-06.4.9.H.5.d - As the proposed use was not accurately called out, the required long term and short term bicycle parking spaces may change once this information is provided.

2-06.4.9.L - All proposed easements (utility, sewer, drainage, access, etc.) are to be dimensioned and labeled as to their purposes and whether they will be public or private. The easements may have to be recorded and the recordation information added to the development package prior to approval.

21. COMMENT: 2-06.4.9.L – If applicable, please show all easements as noted by the standard above.

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).

22. COMMENT: 2-06.4.9.Q – Please provide the information as noted by the standard above within the footprint of the building(s).

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.

23. COMMENT: 2-06.4.9.R – Demonstrate pedestrian connectivity and circulation from the proposed ADA parking spaces as an ADA ramp is not shown or called out on the plans.

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.

24. COMMENT: 2-06.4.9.S – Please address Right of Way Engineering comments as it relates to the standard above.

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.

25. COMMENT: 2-06.4.9.T – Please provide the information as noted by the standard above including locations of dumpsters fully dimensioned.

2-06.4.9.V - For gang mailboxes indicate location to assure there are no conflicts with other requirements, such as pedestrian accessibility, utilities, and landscaping.

26. COMMENT: 2-06.4.9.V – Please indicate location of mailboxes to assure there are no conflicts as noted by the standard above.

***For additional information on the any standard presented in this memo, please refer to the City of Tucson “Unified Development Code” – Administrative Manual Section 2-06 or Technical Standards noted in the comments. https://www.tucsonaz.gov/pdsd/all-codes-plans-determinations

If you have any questions about this transmittal, Contact Bobby Parsons at Robert.Parsons@tucsonaz.gov.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package and comment response letter. To resubmit visit Tucson Development Center at https://tdc-online.tucsonaz.gov/#/home.
Instructions for resubmittal - https://www.tucsonaz.gov/files/pdsd/website/Resubmittals.pdf.
11/21/2025 CDRC Review Coordinator Express REVIEW COMPLETED EXTERNAL REVIEWERS
CDRC added: ADDRESSING, TEP, ADOT, SWG, USPS, and PAG to the workflow. Review request email sent to ADRESSING, TEP, ADOT, and FYI email sent to, SWG USPS PAG.
12/05/2025 Design Review Standard REVIEW COMPLETED If the Sunshine Mile District (SMD) urban overlay zone will be used for redevelopment, please file for a presubmittal conference via TDC Online, to discuss with the Design Professional and staff. If you have any questions, please send us an email to specialdistricts@tucsonaz.gov. Thank you.
12/12/2025 External Reviewers - Arizona Department of Transportation (ADOT) Standard REVIEW COMPLETED ​CDRC​
Good Afternoon,

ADOT has no comments on this DEV.

Thank you for the opportunity to review and provide comments.
11/21/2025 External Reviewers - Pima Association of Governments Standard REVIEW COMPLETED CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required.
11/21/2025 External Reviewers - Southwest Gas Standard REVIEW COMPLETED CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required.
11/21/2025 External Reviewers - United States Postal Service (USPS) Standard REVIEW COMPLETED CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required.
11/21/2025 OK to Submit - Engineering Fast REVIEW COMPLETED