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Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE NEW v.1
Permit Number - TD-DEV-0325-00087
Review Name: DEVELOPMENT PACKAGE NEW v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/22/2025 | Commercial Plumbing Standard | APPROVED | |||
| 04/28/2025 | External Reviewers - Pima County Addressing Standard | REQUIRES RESUBMIT | Report Date: 04/28/2025 Description : Addressing review of TD-DEV-0325-00087 Impact Medical Group Rehabilitation Center Remodel Address : , , , Record Type : Addressing Document Filename : SUB1-DP Reviewer Contact Information: Corrections in the following table need to be applied before a plan is approved Review Report - Resubmittal Requested Application Number: P25AD00287 Comment ID Comment Date Corrections Needed Page Ref Reviewer : Department Review Comments DSD Addressing 1 04/28/252025 Yes 1 Nicholas Jordan : DSD Addressing TD-DEV-0325-00087 2 04/28/252025 Yes 1 Nicholas Jordan : DSD Addressing You will need to settle on one address. The final address will also include building numbers for the various components of the project. 3 04/28/252025 Yes 3 Nicholas Jordan : DSD Addressing Building 2 4 04/28/252025 Yes 3 Nicholas Jordan : DSD Addressing Building 1 5 04/28/252025 Yes 3 Nicholas Jordan : DSD Addressing Building 3 General Comments Pima County Public Works 201 N. Stone Ave. Tucson, AZ 85701 If you have any questions please call 520- 724-6490 for an appointment to discuss this notice. If following discussions with staff you still disagree with the below listed deficiencies, you may appeal to the Building Official in accordance with Pima County Code 15.04.060 by submitting the form posted on our web site with payment of appeal fee prior to permit application expiration. Disputes about the interpretation of the Zoning Code may be appealed to a Pima County Board of Adjustment under A.R.S. § 11 -816 and P.C.C. § 18.93.060. Please submit all plans, calculations and specifications to us electronically via the Digital Projects page in the online portal. Re-Submittal Procedures Please submit all documents using Citizen Access at permits.pima.gov (i.e. plans, drawings, calculations, quantities, exhibits, photographs, letters, etc.). 1. Please go to permits.pima.gov and login to your account to access review comments and resubmit. 2. If you have questions or need clarification regarding comments, please contact the reviewer. 3. Provide a response to each correction comment. 4. To resubmit, upload revised full plan set. Should the resubmittal not completely address this request for corrections, the application maybe denied requiring a new application and payment all applicable review fees in accordance withA.R.S. § 11-1605. |
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| 04/25/2025 | NPPO Standard | REQUIRES RESUBMIT | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: MULTIFAMILY TO RESIDENTIAL CARE SERVICES - CHANGE OF USE ACTIVITY NO: TD-DEV-0325-00087 ADDRESS: 225 W FLORES ST ZONING: C-2 COMMERCIAL ZONE LAND USE: RESIDENTIAL CARE SERVICE 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. Please resubmit revised drawings along with a detailed response letter, which states how all of the Site Landscape and NPPO Section review comments have been addressed. SITE LANDSCAPE/NPPO SECTION COMMENTS: 1. There are protected native plants located along N 11th Av. (Saguaro). Provide a NPPO or a NPPO Waiver for the native plants. The NPPO is only applicable if it is determined that full landscape code compliance is the requirement once the Variance determination has been made. A NPPO Waiver will be an option if the Variance is granted. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov |
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| 04/07/2025 | ROW Engineering Review Standard | REQUIRES RESUBMIT | TD-DEV-0325-00087 • 225 W FLORES ST 1. The section of stairs located within the public right-of-way at the southeast corner of the development will need to be removed, as they are no longer necessary due to the removal of the building access that previously led to them. If you have any questions, please contact Richard Leigh at Richard Leigh at richard.leigh@tucsonaz.gov |
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| 05/13/2025 | Site Engineering Standard | REQUIRES RESUBMIT | 1. Show a complete pedestrian circulation path per Technical Standards Manual section 7-01.3.3. 2. Provide waste stream calculations and an enclosure that meets standards found in Technical Standards Manual section 8-01. 3. See that all zoning and landscaping comments are addressed. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| 04/25/2025 | Site Landscape Standard | REQUIRES RESUBMIT | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: MULTIFAMILY TO RESIDENTIAL CARE SERVICES - CHANGE OF USE ACTIVITY NO: TD-DEV-0325-00087 ADDRESS: 225 W FLORES ST ZONING: C-2 COMMERCIAL ZONE LAND USE: RESIDENTIAL CARE SERVICE 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. Please resubmit revised drawings along with a detailed response letter, which states how all of the Site Landscape and NPPO Section review comments have been addressed. SITE LANDSCAPE/NPPO SECTION COMMENTS: 1. This change of use triggers full landscape and screening code compliance per Site Zoning requirements. See Site Zoning comments for more information. A Variance for relief from some of the following landscape requirements is an option. SITE LANDSCAPE REQUIREMENTS WITHOUT A VARIANCE: 2. Provide: Street landscape borders along W Flores St and along N 11th Av; planting plan and applicable details; irrigation plan and applicable details. 3. Provide 1 tree per 4 parking spaces for any new or revised parking area layout on site. 4. Provide rainwater harvesting by depressing all new required landscape areas 6 to 9 inches for rainwater harvesting. This includes the street landscape borders and parking lot tree islands. To the greatest extent possible direct any new impervious areas and the roof drainage towards the depressed landscape areas. 5. Provide the development package case number, TD-DEV-0325-00087, adjacent to the title block on all required site landscape sheets. Administrative Manual 2-06.4.3 6. Prior to Site Landscape Development Package approval, please make sure Site Zoning and Site Engineering comments are addressed. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| 04/23/2025 | Site Zoning Standard | REQUIRES RESUBMIT | CDRC TRANSMITTAL FROM: Bobby Parsons PDSD Zoning Review Section PROJECT: Change of use from Multifamily to Residential Care Services Development Package (1st Review) TD-DEV-0325-00087 TRANSMITTAL DATE: 4/23/2025 DUE DATE: 4/21/2025 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. 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 March 21, 2026. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS) 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; 1. COMMENT: 2-06.4.2.B – Please provide the brief legal description 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. 2. COMMENT: 2-06.4.3 - Provide the development package case number, TD-DEV-0325-00087 adjacent to the title block on each sheet. Also, if approved, please include any Board of Adjustment Variance case number associated with the proposed project. 2-06.4.4.A - Show the subject property approximately centered within the one square mile area; 3. COMMENT: 2-06.4.4.A – Please show the subject property centered in the location map as noted by the standard above. 2-06.4.4.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and, 4. COMMENT: 2-06.4.4.B – Identify all streets that abut the subject property in the location map as noted by the standard above. 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.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses. 5. COMMENT: 2-06.4.7.A.4 – There appears to be some discrepancies in the use specific standards listed. In the notes section, the proposed stated use is Residential Care Services, Adult Care or Physical and Behavioral Health Services with a Use Specific Standard of 4.9.7.J.1, 3.D, .4, .6, & .8. The Use Specific Standard associated with this use in the C-2 zone should be listed as 4.9.7.J.3.d, .4, & .8. Please update accordingly based on your proposed use. 2-06.4.7.A.6.b - If there is more than one lot within the site, the note should specify which lots are affected by the additional applications or overlay zones. 6. COMMENT: 2-06.4.7.A.6.b - As this site is made up of two (2) parcels, 115-06-0150 & 115-06-0180, a lot combination is required. Provide a copy of the approved Pima Assessor’s Consolidation Request Form, found at: https://www.asr.pima.gov/forms/misc, with the next submittal. 2-06.4.7.A.8 - For development package documents provide: 2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage; 7. COMMENT: 2-06.4.7.A.8.b – Please include the lot coverage calculations as noted in the applicable Use Specific Standard 4.9.7.J.8. 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, 8. COMMENT: 2-06.4.7.A.8.c – As this is a change of use, please include the information as noted by the standard above. 2-06.4.7.A.8.d - When the proposed site is part of a larger site, the calculations encompass the entire site, whether existing or proposed. If the project is being phased, calculations must show that, at each phase, requirements are being met. 9. COMMENT: 2-06.4.7.A.8.d – 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.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. 10. COMMENT: 2-06.4.8.B – Keynote 28 calls out a private easements in the right of way. Approval of this easement and any other proposed easements will be required prior to approval of this development package. Previous comments in the pre application conference (TP-PRE-0724-00158) state the CMU wall, corrugated fence and other encroachments within the public right of way will have to be removed. 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. 11. COMMENT: 2-06.4.8.C – Please draw, label, and dimension the ½ right of way from the curb to the property line along both N. 11th Avenue and W. Flores Street. Per comments left in the pre application conference, please show the required 5’ sidewalk along both 11th Avenue and Flores Street. Also, please draw and label the bollards located along both W. Flores Street and N. 11th 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. 12. COMMENT: 2-06.4.9.A – Please see previous comment 6 in regard to the lot combination requirement prior to approval of this development package. 2-06.4.9.E - Proposed land splits or existing lot lines shall be drawn on the plan with dimensions and the identification number and approximate square footage of each lot. (Please be aware that, if land division occurs and the number of lots falls within the definition of subdivision, a subdivision plat is required.) Land splits require a separate permit and review. 13. COMMENT: 2-06.4.9.E – Please see previous comment 6 about the lot combination requirement. 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. 14. COMMENT: 2-06.4.9.H.4 – Please include the information as noted by the standard above for both W. Flores Street and 11th Avenue. 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. 15. COMMENT: 2-06.4.9.H.5.a – Please show all off street parking spaces fully dimensioned as noted by the standard above. It is acknowledged that a parking reduction has been requested through an individual parking plan (IPP). If approved, please include this note in the vehicular parking notes. Also, all vehicular maneuvering needs to be done onsite. Both proposed parking areas do not meet these minimum requirements. A Board of Adjustment variance will be required to utilize the right of way and the alley for vehicular maneuvering into and out of the proposed parking spaces. Zoning cannot approve this Development Package until the Board of Adjustment variance has been approved. 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. 16. COMMENT: 2-06.4.9.H.5.b – If you plan to utilize off site parking as noted in your individual parking plan, please provide a drawing in the development package as noted by the standard above. 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. 17. COMMENT: 2-06.4.9.H.5.d – As bicycle parking and vehicle parking requirements are related to bed counts, please include a floorplan of each unit to ensure compliance with the associated standards. 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. 18. COMMENT: 2-06.4.9.L – Please include 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). 19. COMMENT: 2-06.4.9.Q – Please include the height of each building and specific use proposed within the footprint of the buildings 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. 20. COMMENT: 2-06.4.9.R – Clearly show the onsite pedestrian circulation and refuge as noted by the standard above. 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. 21. COMMENT: 2-06.4.9.S – Please show pedestrian circulation abutting the right of way 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. 22. COMMENT: 2-06.4.9.T – Please show the trash enclosure specifications and vehicle maneuverability as noted by the standard above. 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. 23. COMMENT: 2-06.4.9.W – Plans state the existing pole sign is to remain. After conferring with sign review staff, this sign is considered legal nonconforming. Since the new use is considered a change of use, the nonconforming pole sign will need to be removed. ***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. |
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| 04/23/2025 | Zoning Modifications - IPP Standard | REQUIRES RESUBMIT | The IPP application cannot be approved at this time until the variance to allow the use of the right-of-way and alley for vehicle maneuvering into and from parking spaces is approved. Additionally, the request for a reduction of parking spaces can be added to the variance application and is recommended. This is more efficient as it combines two processes in one application. If you have questions on this transmittal, email Mark.Castro@tucsonaz.gov. | ||
| 04/23/2025 | Zoning Modifications - Variance Standard | REQUIRES RESUBMIT | Zoning has identified items that require variances. A Board of Adjustment Variance is processed in accordance with UDC Section 3.10.3. As such, a pre-application meeting and neighborhood meeting is required prior to the submittal of an application. To request a pre-application meeting, please apply for "Pre-Application Conference" at TDC Online. If you have questions, you can email me at Mark.Castro@tucsonaz.gov | ||
| 03/21/2025 | CDRC Application Completeness Express | REVIEW COMPLETED | |||
| 03/28/2025 | CDRC Review Coordinator Express | REVIEW COMPLETED | CDRC added Addressing, ADOT, TEP, PAG, USPS, and SWG to the workflow. Review request email sent to Addressing, ADOT, and TEP. FYI email sent to PAG, USPS, SWG. | ||
| 05/08/2025 | External Reviewers - Arizona Department of Transportation (ADOT) Standard | REVIEW COMPLETED | ADOT has no comments. Thank you for the follow-up and opportunity to review. |
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| 03/28/2025 | External Reviewers - Pima Association of Governments Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 03/28/2025 | External Reviewers - Southwest Gas Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 04/25/2025 | External Reviewers - Tucson Electric Power (TEP) Standard | REVIEW COMPLETED | April 24, 2025 WO#T146589 City of Tucson Planning and Development Services Attn: CDRC Admin Team Dear CDRC Admin Team Subject: Impact Medical Group - Rehabilitation Center Remod TD-DEV-0325-00087 Tucson Electric Power Company (TEP) has reviewed and approved the development plan submitted 3/28/2025. There are existing facilities within the development which are depicted upon the plan; there are no apparent conflicts at this time. 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, Fred Quintero (520) 235-6329 fquintero@tep.com Sincerely, Design Admins Design Admins Tucson Electric Power |
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| 03/28/2025 | External Reviewers - United States Postal Service (USPS) Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 04/22/2025 | Fire New Construction Standard | REVIEW COMPLETED | |||
| 03/25/2025 | OK to Submit - Engineering Fast | REVIEW COMPLETED | |||
| 03/26/2025 | OK to Submit - Zoning Fast | REVIEW COMPLETED |