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Permit Review Detail

Permit Number: TD-DEV-0126-00012
Parcel: 126070050

Review Status: Requires Resubmit

Review Details: DEVELOPMENT PACKAGE NEW v.2

Permit Number - TD-DEV-0126-00012
Review Name: DEVELOPMENT PACKAGE NEW v.2
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
02/13/2026 NPPO Standard APPROVED
02/09/2026 Entitlements Standard REQUIRES RESUBMIT Special Exception case TP-ENT-0126-00003 is still pending approval. Entitlements review cannot be approved until the Zoning Examiner approves the special exception and issues their final report.
01/28/2026 ROW Engineering Review Standard REQUIRES RESUBMIT Driveway on Alvernon will need to be modified to bring up to ADA standards. Reroute 5' sidewalk behind existing Driveway Apron.
Driveway on Holmes street should have elevated crosswalk area for pedestrians. DTM comment file has been added to attachments.
01/22/2026 Site Engineering Standard REQUIRES RESUBMIT Permit: TD-DEV-0126-00012
Location: 404 N ALVERNON WY
Review Date: 1/22/2026

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-0126-00012, adjacent to the title block on all sheets.
2. As the development package TD-DEV-0126-00012 has yet to see full approval, please remove all revision bubbles and deltas around changes made as they are not considered revisions until after full initial approval.
3. Provide the Zoning and Land Use 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.” AM 2-06.4.7.B.1
4. Provide the Zoning and Land Use 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
5. Provide the Zoning and Land Use 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
6. Provide the Zoning and Land Use General Note: “Any relocation or modification of existing utilities and/or public improvements necessitated by the proposed development will be at no expense to the public.” AM 2-06.4.7. D
7. Provide Sight visibility triangles for all the site entrances, along Alvernon Way and Holmes ST in compliance with TSM 10-01.5.0. NOTE: Alvernon Way is designated as an Arterial RD & Holmes ST is designated as a local RD. These designations will be used for Table 5.3
Pedestrian Circulation Comments:
8. Site plan (Sheet DP-SP-2) shows an access walk along the southeastern portion of the site. This will require vertical separation of some kind TSM 7-01.4.2
9. Provide trash enclosure detail in compliance with TSM 8-01.5.0 Provide the Waste Stream Calculations for the entire site according to TSM 8-01.8.0. It’s encouraged to use the figures presented in TSM 8-01.9.0 for minimum basis for details. NOTE: Use of APCs for multi-family, commercial, or industrial development requires prior approval from Environmental Services.
10. 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.

If you have any questions or concerns, please contact
Marco Contreras
Marco.contreras@tucsonaz.gov
02/13/2026 Site Landscape Standard REQUIRES RESUBMIT PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: MAJOR RENOVATION & ADDITION TO THE BUILDING; UTILIZING THE EXISTING PARKING/ PAVEMENT AREA WITH NEW SITE IMPROVEMENTS
ACTIVITY NO: TD-DEV-0126-00012
ADDRESS: 404 N ALVERNON WY
ZONING: RESIDENCE ZONE (R-3)
LAND USE: DENTAL OFFICE
02.13.2026

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

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

SITE LANDSCAPE/NPPO SECTION COMMENTS:

1. Include a standalone planting plan that includes planting layout, a planting schedule that includes scientific and common names, gallon size and quantity that shall be provided on site. Also include any applicable planting details for contractor implementation.

2. Include a standalone irrigation plan and all applicable details needed for contractor implementation.

3. Include any applicable general notes and specifications needed for site landscape on this project. Include a separate sheet that provides all of the general notes needed for project implementation. The Unified Development Code, Technical Standard Manual and Administrative Manual have standards outlined that should be included on all landscape plans, IE: plantings and maintenance. If an example is needed, please reach out and we will provide an example.

4. Include any other details and notes to complete the set of plans. IE: Inorganic ground cover or sized screened rock including color for dust control and a finished appearance at project completion.

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 prior to the next submittal for a permission letter to use the ROW for the plantings and irrigation. Include his letter with the next submittal. The new planting bed on the west side of the site next to the sidewalk is the area of concern. (david.marhefka@tucsonaz.gov)

Thank you.
Chad Keller, RLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
02/17/2026 Site Zoning Standard REQUIRES RESUBMIT CDRC TRANSMITTAL

FROM:
Bobby Parsons
PDSD Zoning Review Section

PROJECT:
Dr. Office Renovation - 404 N. Alvernon Way Tucson, AZ 85711
Development Package (1st Review)
TD-DEV-0126-00012

TRANSMITTAL DATE: 2/17/2026
DUE DATE: 2/12/2026

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 January 21, 2027.

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 remove the bubble clouds on the sheet index as this is not a revision.

CONTENT REQUIREMENTS

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

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;

2. COMMENT: 2-06.4.2.B – Please provide a brief legal description as noted by the standard above. The legal description for this lot is “NORYM-TRAGLE AMENDED S92’ BLK 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.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.

3. COMMENT: 2-06.4.7.A.6 – Include a note stating “this project is designed to meet the overlay zone(s) criteria. UDC Article 5.4 Major Streets and Routes Setback Zone (MS&R).

2-06.4.7.A.6.a - List additional applications and overlays, by case number (if applicable), in lower right corner of each sheet. As a general note provide the type of application processed or overlays applicable, a statement that the project meets the criteria/conditions of the additional application or overlay, the case number, date of approval, what was approved, and the conditions of approval, if any.

4. COMMENT: 2-06.4.7.A.6.a – Provide the Zoning Examiner Special Exception permit number, TP-ENT-0126-00003, adjacent to the title block on each sheet as noted by the standard above. Please include any conditions associated with the Zoning Examiner Special Exception review. Site Zoning will be unable to approve this development package until the Zoning Examiner Special Exception has been approved by all reviewers.

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

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.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.

5. COMMENT: 2-06.4.9.H.2 – Please provide sight visibility triangles for all site entrances 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.

6. COMMENT: 2-06.4.9.H.4 – Please provide the information noted by the standard above including that the adjacent streets are Public.

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).

7. COMMENT: 2-06.4.9.Q – Please provide the height within the footprint of the building as noted by the standard above.

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.

8. COMMENT: 2-06.4.9.R – Please provide vertical separation for the proposed new walkway to E. Holmes Street as noted by 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.

9. COMMENT: 2-06.4.9.T – As APC’s are proposed for trash pickup, please include a letter of approval from Environmental Services (ES Contact Andy.Vera@tucsonaz.gov).

***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.
01/16/2026 CDRC Application Completeness Express REVIEW COMPLETED
01/22/2026 CDRC Review Coordinator Express REVIEW COMPLETED CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required.
02/09/2026 Commercial Plumbing Standard REVIEW COMPLETED
01/22/2026 External Reviewers - Pima Association of Governments Standard REVIEW COMPLETED CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required.
01/22/2026 External Reviewers - Southwest Gas Standard REVIEW COMPLETED CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required.
01/22/2026 External Reviewers - United States Postal Service (USPS) Standard REVIEW COMPLETED CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required.
02/11/2026 Fire New Construction Standard REVIEW COMPLETED
01/16/2026 OK to Submit - Engineering Fast REVIEW COMPLETED
01/21/2026 OK to Submit - Zoning Fast REVIEW COMPLETED