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Permit Review Detail

Permit Number: TD-DEV-0726-00201
Parcel: 12904251A

Address:
331 S OLSEN AV

Review Status: Requires Resubmit

Review Details: DEVELOPMENT PACKAGE NEW v.1

Permit Number - TD-DEV-0726-00201
Review Name: DEVELOPMENT PACKAGE NEW v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
08/04/2026 Historic NOT REQUIRED Historic review not required as the project site does not have HPZ, HL, or HLS overlay zoning, nor is it located within any other special district that requires Historic review.
08/21/2026 NPPO Standard NOT REQUIRED
08/06/2026 Site Engineering Standard REQUIRES RESUBMIT Permit Activity Number: TD-DEV-0726-00201 (1st Review)
Project: THE WORK CONSISTS OF A DEVELOPMENT PACKAGE FOR IGNITE SIGN ART MUSEUM. THE DEVELOPMENT PACKAGE IS DUE TO A CHANGE OF USE REQUIRING THE SITE TO BE BROUGHT INTO CONFORMANCE.
Location: 331 S OLSEN AV
Review Date: 8/6/2026
Reviewer: Marco Contreras – Engineering Associate & Joe Macaulay – Civil Engineer
Reviewer Contact Information: marco.contreras@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-0726-00201) adjacent to the title block on each sheet of the plan set. [AM 2-06.3.3]
2. Review and revise the XX of XX-page indictor – it appears they were not updated to account for the 3 total pages shown. [AM 2-06.4.2.D]
a. Ensure to update the sheet index accordingly.
3. As this proposal is a change of use to a commercial site that utilizes APC’s, and includes the continuation of use of APC’s - Environmental services approval will be required to accept that they will have no issues in regard to servicing this commercial property within this method (APC’s continuation). 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 given, ensure to be aware that this request will be managed as a TSMR which will require the submission of a Technical Standards Modification Request at time of resubmission of this development package.
4. 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.
a. If approval to comment #3 is achieved, recycling would be allowed to be thru APC service.
5. Provide dimension to the alley way along the Eastern property boundary.
6. 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 APC location at the SE corner of the site.
08/21/2026 Site Landscape Standard REQUIRES RESUBMIT PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: DEVELOPMENT PACKAGE FOR IGNITE SIGN ART MUSEUM DU TO A CHANGE OF USE REQUIRING THE SITE TO BE BROUGHT INTO CONFORMANCE
ACTIVITY NO: TD-DEV-0726-00201
ADDRESS: 331 S OLSEN AV
ZONING: LIGHT INDUSTRIAL ZONE (I-1)
8.21.2026

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. With the existing plants in place, there is likely a functioning irrigation system. Verify the system functionality and either provide a note that indicates that the existing system will be tapped into to provide supplemental water to the new plants in the area or provide an irrigation plan that indicates the point of connection or tap into the existing system, a new valve if needed, and any details needed to complete the work. See the following web link for access to additional details for irrigation and plants that will help in the compilation of the rest of these plans if needed.

https://www.tucsonaz.gov/Departments/Transportation-Mobility/Landscape/Landscape-Architects

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

3. Include the Activity Number (TD-DEV--) 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
08/19/2026 Site Zoning Standard REQUIRES RESUBMIT CDRC TRANSMITTAL

FROM:
Fernando Garcia

PROJECT:
Development Package
331 S Olsen Av, Tucson, AZ 85719
TD-DEV-0726-00201

TRANSMITTAL DATE: August 19, 2026
DUE DATE: August 19, 2026

COMMENTS: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed.

Section 3.3.3.G.5.c UDC, An applicant has one year from the date of application to obtain approval of a site plan that complies with zoning and other development requirements in effect at the time of application, unless an ordinance adopted by Mayor and Council during this period states otherwise. A site plan application that has been in review for a period of one year and has not yet been approved is considered denied. To continue the review of a site plan for the property, a new site plan must be submitted that complies with regulations in effect at the time of re-submittal. The new submittal initiates a new one-year review period. One year Expiration date is July 22, 2027.

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


2-06.3.0 FORMAT REQUIREMENTS

2-06.3.12 - An index of sheets in the development package shall be provided on the first sheet.

1. COMMENT: 2-06.3.12 – Include missing sheet 3 (Parking Plan) in future submittals and update the sheet index.


CONTENT REQUIREMENTS


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-0726-00201, 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.2 - List the gross area of the site/subdivision by square footage and acreage.

3. COMMENT: 2-06.4.7.A.2 – List the gross area of the site/subdivision rather that indicate “Existing”. Per the Pima County Assessor Parcel Map for this parcel, the gross area is 17,760 sf (185’ x 96’).


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: 2-06.4.7.A.4 – Revise the proposed use to utilize language provided in the Unified Development Code, as “Civic Use Group – Cultural Use (Museum)”.

Prior discussion with the applicant indicated that an accessory “Commercial Services Use Group - Alcoholic Beverage Service” use was proposed. This is not listed on the development package; is it still proposed? If so, add this is an accessory use (less than 25% of total GFA). Please indicate the square footage, and percentage of gross floor area, dedicated to each use.

This clarity will be important to establish now, to ensure that any parking reductions requested through an Individual Parking Plan are adequately accounted for based upon all uses on site.


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.

5. COMMENT: 2-06.4.9.H.5.a – The existing parking area is considered legal nonconforming in that it does not meet current UDC development standards. UDC Article 9.3.4 allows nonconforming parking areas to be limitedly improved, to include by restriping, repaving, reconstruction, and layout.

Although both proposed ADA parking spaces are adjacent to an ADA aisle, the aisle must connect to pedestrian circulation on site to be compliant. The aisle does not connect to the sidewalk on site, requiring it to be re-designed. Since pedestrian circulation cannot be placed behind a parking space, it is possible that the parking spaces may have to shift south in order to permit the sidewalk to continue along the museum wall and connect to the ADA aisle.

Please adjust the parking calculations table. The required number of spaces is correct, but the total listed under “Proposed” should only include those spaces that are on-site, or on off-site lot that meets UDC 7.4.6.B.1. Nearby parking spaces available within the right-of-way can be used as justification for an Individual Parking Plan (IPP), but do not count towards “Proposed” parking. As such, the proposed amount of parking should be “7” since that is the total provided on site.

If “alcoholic beverage service” is proposed as an accessory use, it will be parked at the 1/300 ratio of the museum. If over 25%, it will be a primary use and be parked at 1/50 sf.

An Individual Parking Plan (IPP), in accordance with UDC 7.4.5.A, will need to be submitted to account for the difference in the amount of parking required and that provided. Please submit the IPP documentation as a “Zoning Modifications” subrecord within this permit. Please reach out to Mark Castro at mark.castro@tucsonaz.gov for more information about the IPP process, fees, and any required assistance.


***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 Site Zoning Reviewer Fernando Garcia at fernando.garcia2@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.
07/24/2026 CDRC Application Completeness Express REVIEW COMPLETED
07/29/2026 CDRC Review Coordinator Express REVIEW COMPLETED CDRC added Adot,, PAG, USPS, SWG, and TEP to the workflow. FYI notice sent out to PAG, USPS, SWG, and TEP.
08/21/2026 Commercial Plumbing Standard REVIEW COMPLETED
08/07/2026 Design Review Standard REVIEW COMPLETED If the Sunshine Mile District Urban Overlay Zone (SMD) will be used as a tool for redevelopment, please let me know: maria.gayosso@tucsonaz.gov and request a presubmittal conference via TDC Online, so we can schedule a presubmittal meeting with a Design Professional and staff. if the SMD will be pursued, a complete Design Package will need to be submitted as a subrecord of TD-DEV-0726-00201, following these instructions: https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/submission-documents/special_districts_application_instructions_7.18.23.pdf. Here's an overview of the SMD: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/smd_handout_forweb_082724.pdf. If you have any questions, please let me know: maria.gayosso@tucsonaz.gov. Thank you.
08/21/2026 External Reviewers - Arizona Department of Transportation (ADOT) Standard REVIEW COMPLETED ADOT has no comments.

Thanks, Rick Freije
07/29/2026 External Reviewers - Pima Association of Governments Standard REVIEW COMPLETED CDRC sent FYI Notice email sent. No further action is required.
07/29/2026 External Reviewers - Southwest Gas Standard REVIEW COMPLETED CDRC sent FYI Notice email sent. No further action is required.
07/29/2026 External Reviewers - Tucson Electric Power (TEP) Standard REVIEW COMPLETED CDRC sent FYI Notice email sent. No further action is required.
07/29/2026 External Reviewers - United States Postal Service (USPS) Standard REVIEW COMPLETED CDRC sent FYI Notice email sent. No further action is required.
08/18/2026 Fire New Construction Standard REVIEW COMPLETED
07/27/2026 OK to Submit - Engineering Fast REVIEW COMPLETED
07/27/2026 OK to Submit - Zoning Fast REVIEW COMPLETED
09/03/2026 ROW Engineering Review Standard REVIEW COMPLETED