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Permit Review Detail

Permit Number: TD-DEV-0626-00170
Parcel: 11515189B

Address:
1707 N 14TH AV

Review Status: Requires Resubmit

Review Details: DEVELOPMENT PACKAGE NEW v.1

Permit Number - TD-DEV-0626-00170
Review Name: DEVELOPMENT PACKAGE NEW v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
07/29/2026 External Reviewers - COT Environmental Services Standard APPROVED
08/03/2026 NPPO Standard APPROVED
07/31/2026 Real Estate Standard NOT REQUIRED Please contact the Real Estate Division if any property rights need to be addressed.
07/20/2026 Commercial Plumbing Standard REQUIRES RESUBMIT ACTIVITY NO. TD-DEV-0626-00170
ADDRESS/PARCEL: 1707 N 14TH AV TUCSON, AZ 85705

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 provide a cleanout in the building sewer prior to entering the right-of-way. Reference: Pima County Standard Detail RWRD 401, 2021.
2. The maximum distance between cleanouts shall be 100-feet, measured along the developed pipe length from the upstream entrance of the cleanout. Reference: Section 708.1.1, IPC 2024.
07/31/2026 Site Engineering Standard REQUIRES RESUBMIT Permit Activity Number: TD-DEV-0626-00170 (1st Review)
Project: Demolishing an existing building and constructing a new metal warehouse with parking and landscaping.
Location: 1707 N 14TH AV
Review Date: 7/31/2026
Reviewer: Marco Contreras – Engineering Associate & Joe Macaulay – Civil Engineer
Reviewer Contact Information: marco.contreras@tucsonaz.gov; joe.macaulay@tucsonaz.gov


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-0626-00170) adjacent to the title block on each sheet of the plan set. [AM 2-06.3.3]
2. Revise the cover sheet to include the name, registration number, seal, and contact information for the Geotechnical Engineer of Record & Civil Engineer of Record, along with the name and address of the geotechnical firm & Civil Engineering Firm. This information shall be presented with the other project registrant contact information on the cover sheet. [AM 2-06.4.1]
3. Revise General Note #7 - Accessible standards must be met per 2024 IBC, chapter 11, and 2017 ICC A117.1 – Revise accordingly.
4. A complete Geotechnical Investigation Report prepared by a licensed geotechnical engineer must be included with the resubmission of this development package. The geotechnical report is required to support the proposed grading, foundation design, pavement sections, basin infiltration rates, and any retaining wall or embankment design associated with this development. The report must address, at minimum, soil bearing capacity, expansive soil potential, and site-specific infiltration testing results for the proposed retention/detention basins.
a. Note: Receipt and review of the geotechnical report may result in additional comments beyond those contained herein if the report identifies subsurface conditions that affect the proposed drainage design, grading, or structural design in ways not apparent from the currently submitted documents.
b. The current page count shows 1 of 10, but the file set is 11 sheets. Revise accordingly.
5. Provide the following general note: Retaining walls and/or screen walls referenced on this plan are to be designed by others. Elevations shown hereon are for reference only. The contractor shall confirm exact elevations. All retaining/structural walls and/or screen walls require a separate building permit and are not covered under the grading permit for this project.
a. Ensure to update keynote # 16 & #3 on grading sheet to state – “To be Built under separate permit”
6. Site plan (a100) - Revise the site plan provided to provide Sight visibility triangles for all site entrances: 14th AV 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.
b. Keynote #15 refers to – “See keynote for dimensions,” but no dimensions are shown/provided. Revise accordingly.
c. Revise the Site Plan and “Project Overview Plan” on the Cover Sheet and to show the correct designation of N 14th AV as an MS&R Arterial Road.
7. Pedestrian circulation is required to connect all buildings, dumpster areas, common areas, and the sidewalk on all the street frontages [TSM 7-01.3.3]. Demonstrate how this requirement is addressed for connecting the site to the proposed new trash enclosure at the Southeast corner of the development and connecting to ROW along 14th AV.
a. It’s acknowledged that there appears to be pathway connections for the ROW, but plan view (Sheet 3) doesn’t indicate the striped path transitioning into a sidewalk pathway once it reaches the curbed landscaping area. Revise accordingly.
b. Ped circulation with vertical separation - there will need to be vertical separation between the path and vehicle use area. This can be demonstrated with either a 6” curb or bollards. TSM 7-01.4.2, UDC 7.4.6
c. Provide any curb ramp(s) needed for the accessible sidewalk pathway connection from the east side of the building to the ROW and the south striped path leading to the trash enclosure.
d. Placement of accessible sign and post is within the vehicle overhang area between the curb stop and sidewalk. Please remove and revise location to the concrete pathway. Ensure a 4ft assessable path is maintained.
8. Please label the PAAL width requirement of 24’ for two-way PAAL on the site plan. UDC 7.4.6
9. Provide keynotes and call-outs identifying all new structure downspouts and sidewalk scupper locations on the grading plan & site plan sheets. Sidewalks shall be flood free for all storm discharges up to and including a ten-year frequency flood event, and drainage flowing across any pedestrian circulation path shall be conveyed under the path for up to and including the ten-year frequency flood events [TSM 7-01.4.1.E and 7-01.4.3.E]. This information is required to demonstrate compliance and to ensure coordination with building permit plan review.
10. 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]
a. Total sheet count does not match, please revise.
11. A trash truck maneuverability exhibit has not been provided. Provide a dedicated exhibit or detail demonstrating that a standard solid waste collection vehicle can safely access, maneuver to, and service all proposed trash enclosures on the site in compliance with TSM 8-01.5.3 and TSM 8-01.5.3.F. The exhibit must address the following:
a. The turning radius and approach path of a standard collection vehicle for each enclosure(s) location.
b. Demonstration that the required back-up distance and maneuverability clearances are achievable within the proposed drive aisle and parking layout without conflict.
c. Confirmation that collection vehicles can enter and exit the site in a forward direction, or, if backing is required, that the back-up distance and sight conditions comply with the requirements of TSM 8-01.5.3.F.
12. The following floodplain information is required to be shown on the development package documents. Revise all applicable sheets (Site, Grading, Landscaping) accordingly: [AM 2-06.4.9.N & Chapter 26-8.(b).(5)]
a. Depict the 100-year flood limits with associated Water Surface Elevations (WSELs) for all flows of 100 cfs or greater.
b. Identify and label all off-site runoff acceptance points and on-site runoff discharge points, including the type of each.
c. Revise Sheets both the site plan and grading sheets to show the 100-year floodplain limits and associated WSELs as established regarding the wash that exists to the southern portion of the property. This information is required to confirm that building pad elevations are set above the design flood elevation and that the proposed development does not create adverse floodplain impacts.
d. Applicable erosion hazard setback must be delineated (If Applicable)
13. After review of the trash enclosure Detail B provided on sheet 5 – it appears variations from standard requirements are proposed which includes:
a. Reduced overall width of 26.67’ rather than 28’
b. Reduced overall depth of enclosure pad of 11.67’ rather than 12’
c. Reduced Clear Space width of 23.33’ rather than 24’-8”
d. Reduced 10’ clear length rather than 10’ - 4”
14. If it is desired to proceed with the “Modified Double Trash Enclosure” as shown by detail B (Sheet 5) - Environmental services approval will be required in regard to accepting that they will have no issues with the proposed modified enclosure. The contact to reach out to at ES will be Andy Vera at Andy.vera@tucsonaz.gov. Please submit the approval provided for the resubmission of this development package.
a. If approval is provided, it will be necessary that a Technical Standards Modification Request (TSMR) be included in resubmission of this development package.
15. As the subject property/site is located within a locally mapped floodplain with associated regulatory limits – a floodplain use (FPU) permit application will be administratively begun and processed for the development to assure compliance with establish floodplain regulations and standards. No further action is required for this comment.
Grading & Drainage Comments:
16. The grading plans lack sufficient spot elevation information at key drainage control points necessary to verify design intent and facilitate site inspections during and after construction. Provide spot elevations at all of the following locations:
a. All curb cut inlet locations, showing both the top of curb elevation and the adjacent pavement grade at the inlet opening.
b. All landscaped water harvesting area inlet and overflow points.
c. All curb cut outlet locations, showing outlet invert elevation and the receiving grade immediately downstream.
d. Top of curb versus finished pavement grade at key transitions throughout the site to confirm positive drainage and curb reveal are maintained as designed.
17. Provide a complete construction detail for the proposed riprap side-slopes/erosion protection that demonstrates compliance with DSSDR 4.7.1 side slope standards. The detail(s) must include, at minimum:
a. A filter fabric specification reference identifying the type, class, and placement requirements for the geotextile fabric to be used beneath the grouted riprap, in accordance with applicable ADOT or ASTM standards.
b. Unless grouted, rock riprap shall be underlain with filter fabric. The filter fabric shall be woven for a minimum of 2 feet into the upper end of the blanket and wrapped for a minimum of 2 feet around the riprap base of the blanket as illustrated in Figure 4.4
c. Denote the slope Gradient Units on the riprap detail.
d. The grading plan (sheet 4) – denote the intended length of the proposed riprap & provide a width and length dimension for the basin
18. Grading plan (Sheet 4) – its not entirely clear based on the spot elevations provided – demonstrate that vertical separation requirements are met per TSM 7-01.4.2 between the PAAL’s and pedestrian area East of the new structure.
19. The trash enclosure details and grading plan sheets must be revised to correctly show the required drainage slopes at and around all trash enclosure locations per TSM 8-01.0.0. The following slope requirements must be reflected on both the detail sheets and the grading plan for every enclosure on the project:
a. The approach ramp and surrounding pavement must slope at a minimum of 2% away from the enclosure to prevent water intrusion and standing water at the enclosure pad.
b. The enclosure slab must slope at a minimum of 1% toward the gate to drain away from the enclosure interior.
c. These slope requirements must be explicitly labeled and dimensioned on the grading sheets and the enclosure detail for each enclosure location. A generic note referencing compliance is not sufficient — slopes must be graphically shown and confirmed on the plans.
Drainage Report Comments:
20. Revise the Introduction to briefly describe the type, size, and scope of the referenced project. [Drainage Manual 2.3.1.2.A.4]
21. A Long-Term Maintenance Responsibility section is absent from the report. This section is required by Drainage Manual Section 2.3.1.2.E and must identify the entity responsible for maintaining all proposed drainage improvements, including the retention/detention basins & Water Harvesting basins, outlet structures, and any riprap erosion protection. This section should immediately follow the Procedures/Methodology section. [Drainage Manual 2.3.1.2.E]
22. Section I – ensure to include a “Required Permits” section that demonstrated that whether any other or no governmental permits are required for the scope of development. [Drainage Manual 2.3.1.2.F]
a. Since the existing wash experiences regulatory flows (Q100 ≥100 CFS, then a Floodplain Use Permit from the City of Tucson will be required.
23. Summary and Conclusions Section - The report does not contain a Summary and Conclusions section as required by Drainage Manual Section 2.3.1.7. This section should be added and shall include, at minimum, the following:
a. A concise summary of all significant analyses and conclusions presented in the report, including compliance with City of Tucson first flush retention and critical basin detention requirements
b. A certification by the Engineer of Record, under seal, that the proposed drainage plan — once properly constructed — will adhere to all applicable Local, State, and Federal Floodplain Regulations
24. Provide an inspection and maintenance protocol including frequency of inspection, a checklist of items to be inspected and recommended maintenance when an inspection identifies a maintenance requirement and shall be prepared by an Arizona registrant. The protocol may be included in the project drainage report or prepared as a separate document. The protocol shall be reviewed and approved by the Floodplain Administrator prior to approval of the tentative plat or development plan. The protocol shall be delivered to the entity responsible for inspection and maintenance. An example of a detention basin inspection and maintenance checklist is provided in Appendix F. DSSDR 4.1.1. [Drainage Manual 2.3.1.6.C]
25. The report does not identify the project's watershed. The project site is located within an unnamed watershed which is non-designated. This must be explicitly stated in the report per Drainage Manual Section 2.3.1.6.A.1.
a. Revise Section Site Description to clarify that this site resides within a non-designated basin area, and as such undesignated basins shall be treated as balanced per City of Tucson amendments. This designation governs detention/retention requirements
b. Revise Drainage Criteria/Objectives – Revise Basin designation to include the scope that this project is located within a non-designated basin which is subject to balanced basin standards.
26. Riprap Sizing & Apron Dimensions – Confirm that the riprap classification (D₅₀ stone size) and apron dimensions (length, width, and depth) shown on the plans are consistent with the erosion protection calculations required. Provide the associated erosion riprap calculations. At a minimum, the following shall be substantiated at the Drainage Report: [Drainage Manual Chapter 9]
a. Riprap sizing (D₅₀): Shall be determined in accordance with Section 9 design procedures, accounting for the design discharge velocity, flow depth, and channel geometry at the outlet or protected reach.
b. Apron length and width: Shall reflect the hydraulic conditions (Froude number, tailwater depth, and flow spread) used in the energy dissipation analysis.
c. Apron depth/thickness: Shall satisfy the minimum blanket thickness requirements relative to the specified D₅₀.
d. Filter fabric / bedding layer: Confirm specification is consistent with Section 9 material requirements.
27. Proposed site improvements encroach within the delineated erosion hazard setback associated with the mapped wash along the southern boundary of the parcel. Provide scour depth calculations for this wash in accordance with the methodology established in Section 6.6 of the City of Tucson Drainage Standards Manual. Revise the drainage report to include a dedicated section presenting the scour analysis, supporting calculations, and engineering justification for any structures or improvements proposed within the setback.
28. Manning’s Value discrepancy - The HEC-RAS models apply n = 0.016 uniformly across all cross sections — left overbank, channel, and right over bank. That value corresponds to smooth concrete, while Figure 1 shows a natural earthen channel with dense vegetation through the south portion of the site (n ≈ 0.030–0.045+ would be typical).
a. Revise the report and HEC-RAS model to use a more applicable Manning’s value.
29. Works Cited - the FIRM panel number is inconsistent - 04019C2276L in the body and Figure 3 vs. 04019C2776L in Works Cited. Revise accordingly.
30. Table of Contents – The TOC only lists Appendices A-C, but there is a given Appendix D. Update the TOC.
a. Appendix C in the TOC is mislabeled – the Appendix C title is given as Basin Routing Models. Update the TOC accordingly.
31. HEC-RAS model - The output shows the energy equation failing to balance at Sections 1, 5, 6, and 7, with the program defaulting to critical depth — including Section 5, which is the section used to establish the minimum FFE for the proposed new warehouse. There are also conveyance-ratio warnings at Sections 2, 3, and 5 indicating cross-section spacing may be inadequate. Revise and update the model to:
a. Provide additional cross-sections

Note: Site Engineering has provided redlined files – refer to the attachments section of the development package to access these files.
Notice: Additional review comments may be issued upon resubmission, as a thorough technical evaluation of the revised calculations, supporting documentation, assorted site improvements, and updated report content will be performed at that time.
08/03/2026 Site Landscape Standard REQUIRES RESUBMIT PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: DEMOLISH EXISTING BUILDING AND CONSTRUCT NEW METAL WAREHOUSE WITH PARKING AND LANDSCAPE
ACTIVITY NO: TD-DEV-0626-00170
ADDRESS: 1707 N 14TH AV
ZONING: LIGHT INDUSTRIAL ZONE (I-1)
LAND USE: INDUSTRIAL WAREHOUSE
8.3.2026

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 the SVTs at the ingress/egress access locations on the planting plan. Show the linework and call them out. Make sure the shrubs are of a variety that stay under the 30-inch maximum at maturity. The Microburst Sage can reach a height of 4 feet. Without the SVTs shown it is hard to tell if the Sage may need to adjust location.

2. If trees are going to stay in the SVTs, then make sure the gal./box size is large enough to be able to maintain branch height to the 72-inch requirement immediately.

3. The NPPO looks great. It will be approved during this review cycle. Please update the NPPO with the activity number with the resubmittal of the rest of the landscape plans.

4. Prior to site landscape approval, ensure that Site Zoning and Site Engineering comments are fully addressed.

5. Include the Activity Number TD-DEV-0626-00170 on all sheets in the plan set.

Thank you.

CHAD KELLER - PLA
LANDSCAPE ARCHITECT

CITY OF TUCSON - PDSD
CHAD.KELLER@TUCSONAZ.GOV
520.837.4923
08/03/2026 Site Zoning Standard REQUIRES RESUBMIT PDSD TRANSMITTAL

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

PROJECT:
TC- DEV-0626-00170– Commercial – Demolishing an existing building and constructing a new metal warehouse with parking and landscaping
1707 N 14TH AV TUCSON, AZ 85705 (I-1, C-3 Zoning)
Development Package– 1st Review

TRANSMITTAL DATE: August 03, 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 30, 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.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: Per county records, update legal description to EL SAHUARO LOTS 4 & 5 BLK 18 & 150.18' X 100' PTN N100' NW4 NE4 SE4 .34 AC SEC 2-14-13.

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

2. COMMENT: Update “of 10” sheets to “of 11”.

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.

3. COMMENT: Provide the development package case number, TD-DEV-0626-00170 adjacent to the title block on each sheet.

2-06.4.4 - The project-location map to be located on the first sheet of the development package in the upper right corner, shall cover approximately one square mile, be drawn at a minimum scale of three inch equals one mile, and provide the following information.

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: Add W Lester St and N 14th Av to project location map.

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.

5. COMMENT: Eleven sheets were provided but ten are listed in the sheet index. Additionally, update the sheet title names to match those in the sheet index.

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.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses.

6. COMMENT: Add use specific standard 4.9.13.Q to general note #3.

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.

7. COMMENT: General Note #13 does not apply to this project. Remove Major Streets and Routes UDC 5.4 note from sheet 1 of 11.

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

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

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: Provide/include Percentage of building, lot area, or vehicular use area expansion.

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.

9. 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.

10. COMMENT: Provide recordation data for N 14th Av.

2-06.4.8.E – Indicate the ground elevation on the site based on City of Tucson Datum (indicate City of Tucson field book number and page).

1. For land that slopes less than approximately 1%, contour lines shall be drawn at intervals of not more than one foot. Spot elevations shall be provided at all breaks in grade and along all drainage channels or swales and at selected points not more than 100 feet apart in all directions.

11. COMMENT: Indicate the ground elevation on the site based on City of Tucson Datum (indicate City of Tucson field book number and page).

2-06.4.8.I - Floodplain information, including the location of the 100-year flood limits for all flows of 100 cfs or more with 100-year flood water surface elevations, shall be indicated.

1. Where natural floodprone areas, such as washes, channels, drainageways, etc., exist within the development document boundaries of the drawing, water surface contours for the 100-year flood with water surface elevations indicated must be shown and clearly labeled.

12. COMMENT: Refer to Site engineering for required floodplain information.

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: Provide the zoning classifications to the north and south of this parcel.

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: It appears the sidewalk along the east face of the building is missing a curb to separate the sidewalk from the vehicular travel lane per Section 10-01.3.3.D.5. Revise design to meet this standard.

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: Revise the site plan provided to provide Sight visibility triangles for all site entrances: 14th AV 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.]

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: Provide a 24’-0” dimension for the PAAL on sheet 3.

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: The ADA signage will need to be located out of the parking spot (currently shown in vehicle overhang zone between the wheel stop and curb) and a four foot clear distance must be maintained with the proposed sidewalk.

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.

18. COMMENT: Demonstrate a pedestrian connection to trash enclosure area will either be striped or a ramp in the sidewalk will be provided.

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.

19. COMMENT: Indicate that proposed work with the City right of way be under a separate permit.

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.

20. COMMENT: Refer to comments 22.

21. 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:

22. 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:

23. COMMENT: Corrected Development Package permit.

24. 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 .
07/06/2026 CDRC Application Completeness Express REVIEW COMPLETED
07/13/2026 CDRC Review Coordinator Express REVIEW COMPLETED CDRC added Real Estate, Design, Environmental Services, ADOT to workflow. FYI Email Notice sent to PAG USPS, SWG, and TEP.
07/22/2026 Design Review Standard REVIEW COMPLETED If the Downtown Infill Incentive District (IID) will be used as a tool for redevelopment, please touch basis with the Historic Preservation Officer (Desiree Aranda, desiree.aranda@tucsonaz.gov) to make sure the existing residential structure on site is not eligible to be desinated as historic. For more information about the IID, please go to: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Special-Districts. If you have any questions, please let me know: maria.gayosso@tucsonaz.gov. Thank you.
07/21/2026 External Reviewers - Arizona Department of Transportation (ADOT) Standard REVIEW COMPLETED ADOT has no comments.

Thanks, Rick Freije
08/03/2026 Fire New Construction Standard REVIEW COMPLETED
07/06/2026 OK to Submit - Engineering Fast REVIEW COMPLETED
07/09/2026 OK to Submit - Zoning Fast REVIEW COMPLETED
08/03/2026 ROW Engineering Review Standard REVIEW COMPLETED