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Permit Review Detail

Permit Number: TD-DEV-0626-00162
Parcel: 11103184B

Address:
3305 N CARDI BL

Review Status: Requires Resubmit

Review Details: DEVELOPMENT PACKAGE NEW v.1

Permit Number - TD-DEV-0626-00162
Review Name: DEVELOPMENT PACKAGE NEW v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
07/30/2026 NPPO Standard NOT REQUIRED No expansion to the building is proposed. Site landscape has no comments or concerns with this tenant improvement.

Thank you.
Chad Keller, PLA
chad.keller@tucsonaz.gov
07/30/2026 Site Landscape Standard NOT REQUIRED No expansion to the building is proposed. Site landscape has no comments or concerns with this tenant improvement.

Thank you.
Chad Keller, PLA
chad.keller@tucsonaz.gov
07/28/2026 Commercial Plumbing Standard REQUIRES RESUBMIT ACTIVITY NO. TD-DEV-0626-00162
ADDRESS/PARCEL: 3305 N CARDI BL TUCSON, AZ 85716

Submit your revised drawings along with a detailed response letter, which states how all comments were addressed. Review will not proceed without the response letter. The submitted documents were incomplete and a thorough plan review could not be performed. Please be aware, new comments may arise with the next review.

If you have any questions about these review comments, I can be reached at Sean.Severson@tucsonaz.gov

COMMENTS:

1. Please contact Tucson Water Backflow Prevention (TW-Backflow@tucsonaz.gov) and provide documentation indicating whether a backflow prevention assembly is required for the proposed change of occupancy/use. If required, show the location and type of backflow prevention assembly on the plans.
2. The existing water meter is not shown on the existing site plan. Provide the size and location of the existing water meter on the plans. Reference: Section 107.2.1, IBC 2024.
07/09/2026 Site Engineering Standard REQUIRES RESUBMIT Permit Activity Number: TD-DEV-0626-00162 (1st Review)
Project: Change of use. There will be a minor TI submitted once this is approved.
Location: 3305 N CARDI BL
Review Date: 7/9/2026
Reviewer: Marco Contreras – Engineering Associate & Joe Macaulay – Civil Engineer
Reviewer Contact Information: marco.contreras@tucsonaz.gov & Joe.Macaulay@tucsonaz.gov
Related cases:

Plan review for the above-referenced development package has been completed. This review was conducted for compliance with applicable development criteria including the City of Tucson Unified Development Code (UDC), Administrative Manual (AM) Section 2-6, and Technical Standards Manual (TSM) sections governing waste management, pedestrian access, hydrology – retention/detention requirements, and all applicable site standards.
The following comments must be addressed prior to approval. To help facilitate a timely resubmittal, please provide updated plans and calculations along with a written response to each comment, indicating what action was taken and where the change can be found on the plans. Do not use revision clouds on resubmittal drawings — clouds are reserved for post-permit revisions only. Submit your response letter and updated plan set & reports as separate files.

Applicable Code Links for quick/direct reference:
City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes
Floodplain Code: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-19333
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
City of Tucson Chapter 25: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-18593

Site Engineering Review Comments:
1. Provide the development package case number (TD-DEV-0626-00162) adjacent to the title block on each sheet of the plan set. [AM 2-06.3.3]
2. 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]
3. Provide the general note: “Any Proposed signs will be approved per separate permit” [AM 2-06.4.7]
4. Provide the page number and total number of pages within the Development Package plan set (i.e., sheet xx of xx) on the bottom right corner of each page. [AM 2-06.4.2.D]
5. Site plan (a100) - Revise the site plan provided to provide Sight visibility triangles for all site entrances: Country Club RD is designated as an Arterial Road. This designation will be used for Table 5.3. Refer to TSM 10-01.9.0 Figures 16-18 for examples of SVTs. [TSM 10-01.5.0.]
a. Confirm that no proposed structures, walls, signs, landscaping, or other vertical elements exceeding the allowable height limit encroach within the established SVT at any site access point. Where conflicts exist, the site design must be revised to achieve full compliance.
6. Revision will be required – Access lanes and PAALs must be setback at least two-feet from a wall over six inches. [UDC7.4.6.F.2.b]
7. Dimension all pathways – Ensure compliance with minimum 4-ft clearance requirements [TSM 7-01.3.3 & 7-01.4.3.A]
8. Provide a construction detail or PAG reference for proposed wheel stops.

Waste Management Comments:
9. The plans do not demonstrate compliance with TSM 8-01.5.1.A, which requires that adequate space be provided for both solid waste and recycling collection services. Revise the plans to clearly show that each proposed APC provides designated separate space for solid waste containers and recycling containers.
07/30/2026 Site Zoning Standard REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM:
Jeffrey W. Cassidy, Planner
Planning & Development Services Department – Current Zoning Review Section

PROJECT:
TC-DEV-0626-00162– Commercial – Per CE-VIO0326-01127 (Lack of C of O), Carino C of O
3305 N CARDI BL TUCSON, AZ 85716 (C-1 Zoning)
Development Package Review – 1st Review

TRANSMITTAL DATE: July 30, 2026

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 June 25, 2027.

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

2-06.4.0 CONTENT REQUIREMENTS

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).

1. COMMENT: Provide missing ‘sheet xx of xx’ information for the five sheets provided.

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 development package case number, TD-DEV-0626-00162 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.2 - List the gross area of the site/subdivision by square footage and acreage.

3. COMMENT: The 8,412 sf number listed appears to be off by nearly 500 sf approximately. Per the plat, the number should be closer to 7,900 sf +/-. Clarify and update numbers throughout the set as well as the lot coverage calculation.

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.

4. COMMENT: For zoning, it appears the existing AND proposed uses are a coffee shop and retail.

Based on the a010 sheet and Per UDC 11.3.4.N., the following appear to apply:
a. Commercial Service Use - Food Service (for the coffee portion)
b. Retail Trade Use – General Merchandise Sales (for the selling of flowers, coffee in the bags, stationary, art, lotions, etc).

If this interpretation is incorrect, provide the correct proposed use(s) per UDC definitions via https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7039 .

Identify which is the principal use and which is the ancillary use and separate out the building square footages of each use.

Reference the Use specific standards for each use.

Acknowledge and define the outdoor seating area and provide the square footage for this area.

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.

5. COMMENT: Add general note(s) indicating that this development is subject to the Major Streets and Routes UDC 5.4.

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

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

6. COMMENT: The 1,363 sf number listed appears to be off by nearly 20 sf approximately. Clarify and update numbers throughout the set as well as the lot coverage calculation.

Additionally, there appears to be a counter serving area for patrons to buy coffee off of the ‘Roaster Space’ that wasn’t included in the building square footage for that structure. Include (or add) this number to that space.

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

7. COMMENT: Refer to comments 4 and 6 and include percentages.

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: Refer to comments 4, 6 and 7 and include missing vehicular use area as part of lot coverage calculation.

2-06.4.7.D - Utilities Note
All development package documents are to include the following 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."

9. COMMENT: Add this missing note under the General notes on the Master Cover Sheet.

2-06.4.8 - Existing Site Conditions

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: Refer to property title report to verify if any type of easements are associated with this parcel and if applicable, communicate the locations, to scale and label.

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: Provide this information for both N Country Club Rd and N Cardi Bl.

2-06.4.8.G – Other significant conditions on the site, such as major rock outcrops, structures, fences, walls, etc., shall be shown. These elements should be indicated in a different line weight than the proposed improvements and labeled “to be removed” or “to be retained.”

12. COMMENT: Clearly label/define all the walls on the property and indicate the heights.

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.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.

13. COMMENT: Add R-3 to east and west of the subject parcel under the Zoning Map on the second a000 sheet.

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.

Be aware that, if a new street is created (for other than for subdivisions) which divides the property into two or more lots, a subdivision plat is required (refer to the definition of subdivision in Section 11.4.20 of the UDC).

14. COMMENT: Dimension all pedestrian pathways – Ensure compliance with minimum 4-ft clearance requirements [TSM 7-01.3.3 & 7-01.4.3.A]

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.

15. COMMENT: Provide Sight visibility triangles for all site entrances: Country Club RD is designated as an Arterial Road. This designation will be used for Table 5.3. Refer to TSM 10-01.9.0 Figures 16-18 for examples of SVTs. [TSM 10-01.5.0.].

Confirm that no proposed structures, walls, signs, landscaping, or other vertical elements exceeding the allowable height limit encroach within the established SVT at any site access point. Where conflicts exist, the site design must be revised to achieve full compliance.

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.

16. COMMENT:
a. Access lanes and PAALs must be setback at least two-feet from a wall over six inches. [UDC7.4.6.F.2.b]. Revise PAAL to meet this standard.

b. Provide a construction detail or PAG reference for proposed wheel stops.

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.

17. COMMENT: Zoning cannot evaluate if the required parking requirements are being met until Comment #4 is further defined. Comments will be provided at the next review based on the information provided.

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.

18. COMMENT: Provide details that verify it is intended to meet the standards outlined in UDC 7.4.9 via https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5709 .

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.

19. COMMENT: Adjust the west setback to 10’-0” and the east setback to 20’-0” on the a100 sheet.

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).

20. COMMENT: Provide the missing heights of the principal building and accessory structure.

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.

21. COMMENT: Refer to comment 14.

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.

22. COMMENT: The site plan indicates an ‘accessible route’ leading out to N Cardi Bl but there is no sidewalk in the right of way to connect to. Indicate if a separate right of way permit will be pursued to add a sidewalk along N cardi Bl to connect to.

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.

23. COMMENT: Refer to comments 14 and 21 for required pedestrian connection.

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.

24. 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.

MISCELLANEOUS:

25. COMMENT: Zoning acknowledges multiple permits have been submitted for a larger site (TC-MDP-0425-00250, -00251, -00252 and -00253). To avoid having to submit for and meet Development Package requirements, demonstrate how Lot One will be physically separated from Lot two to the south whether it be through a wall, etcetera. Draw, dimension and label the separation type, material and height.

26. 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:

27. COMMENT: Corrected Development Package permit

28. COMMENT: 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 .
06/29/2026 CDRC Application Completeness Express REVIEW COMPLETED
07/08/2026 CDRC Review Coordinator Express REVIEW COMPLETED CDRC sent FYI email sent to TEP, PAG, USPS, SWG. No further action is required.
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