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Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE NEW v.1
Permit Number - TD-DEV-0825-00225
Review Name: DEVELOPMENT PACKAGE NEW v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/26/2025 | NPPO Standard | APPROVED | |||
| 09/10/2025 | Historic | NOT REQUIRED | This project is not in an HPZ. It is within the $th Avenue Commercial Historic District. May be using the IID tool then will trigger historic. As currently, no HPZ review required Contact Michael.Taku@tucsonaz.gov |
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| 09/05/2025 | Real Estate Standard | NOT REQUIRED | Any proposed improvements being constructed outside property lines and into public rights-of-way require a right-of-way permit and Private Improvement Agreement with the Department of Transportation & Mobility or Temporary Revocable Easement with the Real Estate Division (separate processes). If any action is required to address property rights (dedications, easements, etc), please contact the Real Estate Division 520-791-4181. | ||
| 09/22/2025 | Commercial Plumbing Standard | REQUIRES RESUBMIT | ACTIVITY NO. TD-DEV-0825-00225 ADDRESS/PARCEL: (517 N 4TH AV TUCSON, AZ 85705) COMMENTS: 1. Is the F.F.E. of 92.50 for the new building? 2. Provide the size, route, and material of the water service to the proposed building as well as an estimate of the total water demand that will be served by the water meter. Also show the size and location of the backflow preventer. Reference: Section 603.1, IPC 2018 3. Provide the size and route of the building sewer and the location of its connection to the public sewer. Reference: Section 107.2.1, IBC 2018. |
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| 09/06/2025 | Design Review Standard | REQUIRES RESUBMIT | At the CDRC presub conference held on 1/30/25 under TP-PRE-1224-00274, applicant informed staff the IID will be used as a tool for redevelopment. Please submit a complete IID Design Package (a Special Districts application) as a subrecord of TD-DEV-0825-00225, following these instructions and including all items listed in the instructions: https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/submission-documents/special_districts_application_instructions_7.18.23.pdf. The Design Package must demonstrate compliance with applicable IID and historic preservation regulations, and formal documentation from the State Historic Preservation Office (SHPO), indicating if the proposed partial demolition of the historic structures will not cause the structures to be de-listed or to become ineligible for listing in the future. The Design Package also must include documentation of the required neighborhood meeting (please request mailing labels via TDC online, and email me a copy of the neighborhood meeting invite to ensure it meets requirements). Once a Design Package is accepted for review and review fees are paid, it will require the review by the Design Professional, followed by the Tucson Pima County Historical Commission's Plans Review Subcommittee (PRS) review, followed by the Downtown Infill Incentive District Design Review Committee (IID-DRC) review. These 3 bodies will issue recommendations to the PDSD Director for a decision. Here's an overview of the IID review process: https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/planning-amp-zoning/iid-application-and-review-process.pdf. If you have any questions, please let me know: maria.gayosso@tucsonaz.gov. Thank you. | ||
| 09/18/2025 | ROW Engineering Review Standard | REQUIRES RESUBMIT | Add 4' accessibility route and sidewalk. DTM comment file has been added to attachments. | ||
| 09/16/2025 | Site Engineering Standard | REQUIRES RESUBMIT | Permit: TD-DEV-0825-00225 Location: 517 N 4TH AV Review Date: 9/16/2025 Site Engineering Comments: 1. Provide a drainage statement that shows compliance with First flush retention/balanced basin detention. First Flush will be calculated only for the impervious and disturbed area associated with the proposed expansion, when between 2,000 square feet and 1 acre of new development are proposed. Design Standards for Stormwater Detention and Retention Chapters 2 & 3. 2. Pedestrian Access is required to connect to the trash enclosure area and to all street frontages, including Herbert Avenue. Technical standards manual 7-01.4.0 3. Dimension the Motor Vehicle Use are to show compliance with UDC 7.4.6 Vehicle Aisle Width. 4. Dimension the back-up spur for the ADA parking spot and the spot directly below it. Vertical separation is required to separate back-up spur from pedestrian area. Must demonstrate that pedestrian path is not reduced below 4 ft. UDC 7.4.5.F.4 5. Clearly show downspouts to ensure that stormwater from roof drains, up to and including flow from the ten-year storm event, does not pass over sidewalks per Technical Standards Manual 7-01.4.3E. 6. Show accessible route from the ADA parking spot into the development. With the 6inch curb there is no ramp shown. TSM 7-01.4.0 7. Revise General Note 14, states “Industrial” while using the “Food retail” waste stream calculations. 8. Provide Sight Visibility Triangles for the Entrance/exit along Herbert Avenue in compliance with TSM 10-1.5.0. 9. Ensure maximization of water harvesting potential through the use of more roadside inlets to capture what could potentially leave the site through the roadway access to Herbert Avenue. DSSDR Chapter 1 & 5. If you have any questions or concerns, please contact Marco Contreras Marco.contreras@tucsonaz.gov |
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| 09/26/2025 | Site Landscape Standard | REQUIRES RESUBMIT | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: MODIFICATION TO EXISTING DEVELOPED PARCEL TO MAINTAIN HISTORIC 4TH AVE FACADE AND ADD SQUARE FOOTAGE ON THE WEST SIDE ALONG WITH NEW PARKING AREA. ACTIVITY NO: TD-DEV-0825-00225 ADDRESS: 517 N 4TH AV ZONING: C-3 COMMERCIAL ZONE; INFILL INCENTIVE DISTRICT (IID) 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 IID Special District Design Review Standard comments, this site is using the IID. Please provide documentation within the landscape plans that include calculations for how the standards of the IID are being met. During the pre-application meeting under TP-PRE-1224-00274 the IID site landscape requirements were outlined. Below are the pre application comments for your reference in preparation of the next submittal. Site landscape cannot approve this Development Package prior to Design Review Board/Committee approval for the IID. 2. Per the IID, provide shade calculations for the sidewalks and pedestrian access paths on site. 3. Provide the development package case number, TD-DEV-0825-00225, adjacent to the title block on all site landscape sheets, per Administrative Manual 2-06.4.3 4. Prior to Site Landscape Development Package approval, please make sure DRB, Site Zoning and Site Engineering comments are addressed. INFILL INCENTIVE DISTRICT REFERENCE COMMENTS FROM THE PRE-APPLICATION MEETING: 1. General IID Zoning Option Design Standards Per UDC 5.12.8.B.2a. – SHADE – a. Except as provided below, shade shall be provided for at least 50% of all sidewalks and pedestrian access paths as measured at 12:00 p.m. on June 21 when the sun is 80 degrees above the horizon. Shade may be provided by trees, arcades, canopies, or shade structures provided their location and design characteristics are compatible with the historic and design context of the street and the architectural integrity of the building. The use of plantings and shade structures in the City right-of-way is permitted to meet this standard with the approval of the Transportation Department. The shade provided by a building may serve to meet this standard. INCLUDE A SHADE STUDY AS PART OF THE SITE LANDSCAPE DEVELOPMENT PACKAGE. b. Exception: The PDSD Director may approve an IID Plan providing less than 50% shade where compliance is not feasible due to a project site's location and/or building orientation and the applicant has made a reasonable attempt to comply with this standard. 2. A street landscape border is not achievable as the face of the building is the ROW/Property Line. The IID requirement for shade in the previous comments will ask for additional shade trees to be implemented along the sidewalk along 4th Ave. DTM review is required for all planting and irrigation in the ROW prior to the approval of the development package. Reach out to David Marhefka (david.marhefka@tucsonaz.gov) if necessary for this project. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov |
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| 10/02/2025 | Site Zoning Standard | REQUIRES RESUBMIT | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Fernando Garcia PDSD Zoning Review Section PROJECT: Development Package 517 N 4th Av, Tucson, AZ 85705 TD-DEV-0825-00225 (1st Review) TRANSMITTAL DATE: September 20, 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 August 27, 2026. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS) 2-06.3.7 - A small, project-location map shall be provided in the upper right corner of the cover sheet. 1. COMMENT: 2-06.3.7 – Location map does not show any lines or streets. Please review location map. 2-06.3.12 - An index of sheets in the development package shall be provided on the first sheet. 2. COMMENT: 2-06.3.12 – Submitted plans include 6 sheets, but index only shows 4. Please ensure all sheets are correctly numbered and titled. 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: 2-06.4.3 - Provide the development package case number, TD-DEV-0825-00225, adjacent to the title block on each sheet. Once completed, include the activity number for the Special Districts (IID) application, as well as any related historic reviews, if applicable. In the next comment response letter, please indicate how the issue identified in active Code Enforcement case CE-VIO0324-01079 are addressed with this submittal. 2-06.4.7.A.1 - List as a general note: "Existing zoning is ____." 4. COMMENT: 2-06.4.7.A.1 – Clarify note that says “Parcel is within Fourth Avenue Sub-Area (FAS)” to include “…within Fourth Avenue Sub-Area of the Infill Incentive District”. 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 – Clarify food service and alcoholic beverage service uses and their GFA. Indicate if the alcoholic beverage service is an additional principal use to the food service use, or is meant to be an accessory use to that food service use (in which case, it can constitute no more than 25% of the food service use GFA). 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. 6. COMMENT: 2-06.4.7.A.6 – Include a note stating “This project is designed to meet the Downtown Area Infill Incentive District Overlay (Fourth Avenue Sub-Area) per UDC 5.12.” 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, 7. COMMENT: 2-06.4.7.A.8.c – In addition to square footages provided in General Note 3, indicate percentage of expansions of building area. 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. 8. COMMENT: 2-06.4.9.H.5 – Indicate width of parking area access lane (PAAL) in rear parking area. Dimension back-up spur to ensure compliance with UDC 7.4.6.F.4. 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. 9. COMMENT: 2-06.4.9.H.5.a – Provide motor vehicle parking calculation, including electric vehicle supple equipment (EVSE), per underlying zoning in addition to that provided in support of an IID application and approval. Ensure GFA for food service and bar includes any exterior patio dining area. 2-06.4.9.H.5.c - Show all loading zones, vehicle maneuverability fully dimensioned, and access route. Provide as a note the number of loading spaces required, the number provided, whether the loading space is a Type A or B as provided in UDC Section 7.5.4. 10. COMMENT: 2-06.4.9.H.5.c – UDC Table 7.5.5-A indicates that “restaurant/bars” over 5,000 sf GFA require 1 type A loading area. General Note 5.D. states that none are required for this development even though total food service/bar square footage is shown to be 6,400 sf. Correct this note and depict the loading area on the plan. 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. 11. COMMENT: 2-06.4.9.H.5.d – The square footage used to determine the bicycle parking requirements for food service and bar uses includes any exterior patio dining area. As such, to determine parking requirements, the total square footage is 7,826 sf. This square footage requires 4 short-term bicycle parking spaces, not the 3 cited in General Note 5.E. Show location of two existing short-term bicycle parking spaces on 4th Av claimed in the bicycle parking calculations table. Per UDC Table 7.4.8-1, for Food Service and General Merchandise Sales uses, a minimum of two long-term bicycle parking spaces each is required. Only 2 total are provided. Show 4 total long-term bicycle parking spaces required. 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. 12. COMMENT: 2-06.4.9.O – Provide perimeter yard setbacks per underlying zoning (C-3): 0’ to the north and south, abutting other C-3 zoning, 20’ to N Herbert Av and N 4th Av, local streets. 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. 13. COMMENT: 2-06.4.9.R – Fully dimension width of pedestrian circulation paths, including lower and upper landing areas in the rear entry area. Pedestrian circulation to Herbert Avenue, a named alley, is required per UDC Technical Standards Manual 7-01.4.4.1. A Technical Standards Modification Request (TSMR) would be required for relief from this standard. To request a TSMR, please reach out to Site Engineering Section Lead Stephen Blood at stephen.blood@tucsonaz.gov directly. ***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. |
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| 08/29/2025 | CDRC Review Coordinator Express | REVIEW COMPLETED | CDRC added Real Estate, Historic, Design Review, Environmental Services , ADOT, TEP, PAG, USPS, and SWG to the workflow. Review request email sent to ADOT and TEP. FYI email sent to PAG, USPS, SWG. | ||
| 10/23/2025 | External Reviewers - Arizona Department of Transportation (ADOT) Standard | REVIEW COMPLETED | Good Afternoon, ADOT has no comments on this DEV. Thank you for the opportunity to review. |
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| 09/24/2025 | External Reviewers - COT Environmental Services Standard | REVIEW COMPLETED | ES review comments are as follows: 1. Site plan sheet 1, must call out 14ft x 40 ft clear approach in front of enclosure and demonstrate ability for service vehicle to maneuver into position for service operation. Refer to TSM 8-01.5.3.B & 8-01.5.3.E. Recommend rotating enclosure slightly clockwise to a 30 degree angle to ensure for adequate maneuvering and approach to enclosure. 2. Must include provisions for both trash and recycle. To accomplish this, recommend increasing the width of the single container enclosure so identifies a 12ft clear between the side wall bollards. This will allow for two containers to sit side by side, on wheels, within the enclosure. Feel free to contact me if you have any questions. Andy Vera (520) 837-3798 Andy.Vera@tucsonaz.gov |
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| 09/02/2025 | External Reviewers - Pima Association of Governments Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 09/02/2025 | External Reviewers - Southwest Gas Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 09/24/2025 | External Reviewers - Tucson Electric Power (TEP) Standard | REVIEW COMPLETED | 4350 E. Irvington Road Post Office Box 711, Tucson, AZ 85702 September 24, 2025 WO#T161886 City of Tucson Planning and Development Services Attn: CDRC Admin Team Dear CDRC Admin Team Subject: Crave Coffee Shop TD-DEV-0825-00225 Tucson Electric Power Company (TEP) has reviewed and approved the development plan submitted 8/29/2025. 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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| 09/02/2025 | External Reviewers - United States Postal Service (USPS) Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 09/17/2025 | Fire New Construction Standard | REVIEW COMPLETED | |||
| 09/09/2025 | MITZ District Standard | REVIEW COMPLETED | |||
| 08/28/2025 | OK to Submit - Engineering Fast | REVIEW COMPLETED | |||
| 08/29/2025 | OK to Submit - Zoning Fast | REVIEW COMPLETED |