Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE NEW v.3
Permit Number - TD-DEV-0525-00131
Review Name: DEVELOPMENT PACKAGE NEW v.3
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 12/19/2025 | NPPO Standard | NOT REQUIRED | |||
| 12/19/2025 | Site Landscape Standard | REQUIRES RESUBMIT | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: ADDITIONAL STORAGE IN PARKING AREA ACTIVITY NO: TD-DEV-0525-00131 ADDRESS: 3401 E FORT LOWELL RD ZONING: C-1 COMMERCIAL ZONE 12.19.2025 THIS PLAN HAS BEEN REVIEWED FOR COMPLIANCE WITH APPLICABLE DEVELOPMENT CRITERIA IN THE CITY OF TUCSON UNIFIED DEVELOPMENT CODE (UDC) ADMINISTRATIVE MANUAL (AM) SECTION 2-11 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. Per the previous Site Zoning comments: If there is an expansion in parking stalls (4) or more, then a planting and irrigation plan will be required for an additional tree. UDC 7.6.4.B.1. (1 tree to 4 parking spaces). If a new canopy tree is required per zoning comments, then the tree and irrigation adjustments can be shown in the site plan that is currently being used for your submittals. 2. Prior to Site Landscape Development Package approval, please make sure Zoning Modifications – IPP Standard and Site Zoning comments are addressed. Provide a response to comments letter that explains how standards are being met. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov |
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| 12/23/2025 | Site Zoning Standard | REQUIRES RESUBMIT | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Loran Shamis PDSD Zoning Review Section PROJECT: Storage Units at General Merchandise Sales, excluding Large Retail Establishment Development Package (2nd Review) TD-DEV-0525-00131 (3401 E FORT LOWELL RD) Due Date: December 17, 2025 Transmittal Date: December 23, 2025 1. COMMENT: This comment was not addressed. Update the property owner’s information as it appears it has changed according to the Pima County Assessors. Provide the name, mailing and email addresses, and phone number of the primary property owner of the site. 2. COMMENT: This comment was not addressed. Update the Zoning and Land Use Note #1 and #2 to state “the existing and proposed zoning is C-1” 3. COMMENT: This comment was not addressed; Furniture Store is not a current UDC identified use. Update the Zoning and Land Use Note to state “The existing and proposed use is Retail – General Merchandise Sales, excluding Large Retail Establishment subject to use specific standards 4.9.9.B.3 and 4.9.13.O” 4. COMMENT: Include the square footage of the storage units in the parking calculation for vehicular and bicycle parking. 5. COMMENT: Provide the use, square footage and height of the storage sheds in the building footprint on the site plan. 6. COMMENT: Clarify the proposal for the sheds that appear on the west and northwest side of the parking area, along N Kelvin Bl. In the code violation and the aerial imagery there appears to be storage sheds on parking spaces labeled 20 through 25 on the site plan. Note whether they will be removed or relocated. 7. COMMENT: Clarify the number of storage units proposed. According to the aerial imagery and the code violation, CE-VIO0724-02764, there are nine storage units on the property and the plans state each unit is 20’ by 10’ which results in 1,800 square feet of additional square footage. The plans state there are 1,600 square feet in storage. Please clarify if there are eight or nine storage units and update the site data information, accordingly. 8. COMMENT: This comment was not addressed. The current parking ratio required for Retail – General Merchandise Sales, excluding Large Retail Establishment is 1 space to 300 square feet and is applicable to the proposed storage shed. Expansions under 25% of gross floor area are required to meet current parking ratios for the expansion area. Depending on the response to the previous comment, the proposed expansion area is either 16% for 1,600 square feet or 18% for 1,800 square feet. Therefore, the expansion area triggers either 5 additional parking spaces or 6 additional parking spaces, respectively. These spaces are in addition to the 25 parking spaces required from the previously approved development, the total required parking spaces is 30 parking spaces, or 31 parking spaces, respectively. Update the note under Site Data stating the required parking space is 25 spaces to state the required parking is 30 or 31 spaces. Based on the Site Data, it appears the proposed development includes 26 parking spaces. To reduce the number of parking spaces permitted, an individual parking plan (IPP) is required. Contact Mark Castro at mark.castro@tucsonaz.gov for next steps to apply for an IPP. 8.a. COMMENT: The square footage for the existing use can use the 1 space to 400 square foot ratio however, the new storage structures are required to comply with current UDC requirements and should apply the 1 space to 300 square foot ratio. 9. COMMENT: If the IPP is granted provide a note by the parking information in the Site Data that states the number of spaces that were approved and the date of approval. Zoning cannot approve the plans as presented until the IIP has been approved or the site meets current parking requirements. 10. COMMENT: Demonstrate the storage structures comply with minimum street yard setback requirements. Per UDC 6.4.5.C.2.b, the minimum setback requirement for nonresidential development abutting a local street is 20 feet from the property line; therefore, the minimum setback requirement to the west, abutting Kelvin Boulevard, is 20 feet from the property line. Demonstrate the proposed storage units are meeting the minimum requirement by providing a dimension from the street property line to the storage unit. 11. COMMENT: Zoning acknowledges the notes stating the structures are temporary, however the sheds do not appear to comply with the criteria for a temporary use permit as there is no active permit for construction or renovation per UDC 4.11. Furthermore, temporary uses or structures are required to comply with all zoning standards applicable to that lot. If you have any questions about this transmittal, contact Loran Shamis at loran.shamis@tucsonaz.gov RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package |
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| 12/17/2025 | Zoning Modifications - IPP Standard | REQUIRES RESUBMIT | The following comment applies to an Individual Parking Plan (IPP) submittal: The IPP, sealed by a design professional licensed by the State of Arizona, shall include the information as outlined in UDC Section 7.4.5.A.4.a – m. The IPP is subject to the 400’ Notice Procedure (UDC Section 3.3.5). 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. The following comment is based on the submitted site plan: The site plan indicates that the storage units are temporary. It is not clear if the intent is a request for a Temporary Use Permit (TUP). A TUP can only be issued if the use or building meets one or more of the special circumstances as identified in UDC Section 4.11.1. Provide a comment response letter clarifying if the intent is to seek a parking reduction for the expansion of the site or to allow for temporary storage of containers subject to UDC Section 4.11.1. Additional comments may be forthcoming depending on the response. If you have questions, contact Mark.Castro@tucsonaz.gov |