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Permit Review Detail

Permit Number: TD-DEV-0826-00229
Parcel: 11702134B

Address:
1039 N STONE AV

Review Status: In Review

Review Details: DEVELOPMENT PACKAGE NEW v.1

Permit Number - TD-DEV-0826-00229
Review Name: DEVELOPMENT PACKAGE NEW v.1
Review Status: In Review
Review Date Reviewer's Name Type of Review Description Status Comments
N/A CDRC Post Review Express PENDING ASSIGNMENT
N/A External Reviewers - COT Environmental Services Standard PENDING ASSIGNMENT
N/A Real Estate Standard PENDING ASSIGNMENT
N/A ROW Engineering Review Standard PENDING ASSIGNMENT
09/08/2026 Commercial Plumbing Standard REQUIRES RESUBMIT 1. Provide justification for proposing that the reduced pressure backflow preventer be located within the building. Tucson Water Standard Detail SD-1802 states that the installation of the reduced pressure assembly shall be, “…outside, above ground, as close as possible to the water meter or service connection as possible and on private property...” (see https://www.tucsonaz.gov/files/sharedassets/public/v/1/living-and-working/parks-and-recreation/documents/sd-1802.pdf).
2. Clarify the proposed building sewers (water keynote 4). A cleanout is required at the junction of a building drain and a building sewer. Reference: Section 708.1.3, IPC 2024.
3. Clarify sewer keynote 8 shown at location of new 5-story building #1. Reference: Section 107.2.1, IBC 2024.

If you have any questions about this review comment, I can be reached at Robert.Sherry@tucsonaz.gov.
09/03/2026 Design Review Standard REQUIRES RESUBMIT Applicant to submit a complete IID Design Package (to include materials for IID, historic preservation and IPP compliance, approval from Environmental Services for refuse collection, approval from Transportation & Mobility for the deletion of any required loading spaces, relocation of bus stop on Stone Av, and compliance with MS&R Plan requirements).
08/27/2026 External Reviewers - Pima County Addressing Standard REQUIRES RESUBMIT Report Date: 08/25/2026
Description : null - Site Review; Commercial Development
Address : 1039 STONE AV, TUCSON, , 85705
Record Type : Addressing
Document Filename : SUB1_Plan Set - 5721_DP_2026_08_24.pdf
Reviewer Contact Information:
Corrections in the following table need to be applied before a plan is approved
Review Report - Resubmittal Requested
Application Number: P26AD00669
Comment ID Comment Date Corrections
Needed
Page Ref Reviewer : Department Review Comments
DSD Addressing
2 08/25/262026 Yes 1 David Wilging : DSD Addressing TD-DEV-0826-00229
3 08/25/262026 Yes 1 David Wilging : DSD Addressing N Ash Av
4 08/25/262026 Yes 1 David Wilging : DSD Addressing Please provide floor plan for Building 1 if you would like units added into
map
5 08/25/262026 Yes 3 David Wilging : DSD Addressing N Ash Av
1 08/25/262026 Yes 7 David Wilging : DSD Addressing Provide recording reference
General Comments
Pima County Public Works
201 N. Stone Ave.
Tucson, AZ 85701
If you have any questions please call 520- 724-6490 for an appointment to discuss this notice. If following discussions with staff you still disagree with the below listed deficiencies,
you may appeal to the Building Official in accordance with Pima County Code 15.04.060 by submitting the form posted on our web site with payment of appeal fee prior to permit
application expiration. Disputes about the interpretation of the Zoning Code may be appealed to a Pima County Board of Adjustment under A.R.S. § 11 -816 and P.C.C. § 18.93.060.
Please submit all plans, calculations and specifications to us electronically via the Digital Projects page in the online portal.
Re-Submittal Procedures
Please submit all documents using Citizen Access at permits.pima.gov (i.e. plans, drawings, calculations, quantities, exhibits, photographs, letters, etc.).
1. Please go to permits.pima.gov and login to your account to access review comments and resubmit.
2. If you have questions or need clarification regarding comments, please contact the reviewer.
3. Provide a response to each correction comment.
4. To resubmit, upload revised full plan set.
Should the resubmittal not completely address this request for corrections, the application maybe denied requiring a new application and payment all applicable
review fees in accordance withA.R.S. § 11-1605.
09/08/2026 Fire New Construction Standard REQUIRES RESUBMIT -Submit a separate sheet showing the aerial access locations as required by IFC Appendix D 105.2. Locations shall meet all the specifications required per this section. The aerial access location(s) shall also be free of any obstructions including landscaping. Trees with mature heights over 20' will not be accepted in these locations.
-Please show all fire hydrant locations. I could not locate a fire hydrant within 100' per IFC 507.5.1.1
john.vincent@tucsonaz.gov
5203495581
09/09/2026 NPPO Standard REQUIRES RESUBMIT See site landscape comments for NPPO clarification comment.

Thank you.
Chad Keller, PLA
chad.keller@tucsonaz.gov
09/04/2026 Site Engineering Standard REQUIRES RESUBMIT Permit Activity Number: TD-DEV-0826-00229 (1st Review)
Project: Restricted Records-Phase I of a new multi-story, multi-family development with additional food service
Location: 1039 N STONE AV
Review Date: 9/4/2026
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-0826-00229) adjacent to the title block on each sheet of the plan set. [AM 2-06.4.3]
2. Site plan (Sheet 3) - Revise the site plan provided to provide Sight visibility triangles for all site entrances: Stone AV 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.
3. A Technical Standard Modification Request (TSMR) will be required for the proposal of a reduced PAAL width as shown for the parking area (22’-8”). For resubmission, ensure to provide the TSMR request form so that review/approval can be given.
4. Provide a north/south cross section of the proposed parking area showing the relation of the wheel stops to the retaining wall and fence. Provide distances to show conformance with vehicle overhang distance located in [UDC 7.4.6.H.1] to prevent damage to proposed wall/fence.
Waste Management Comments:
5. 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 enclosure provides designated, separate space for solid waste containers and recycling containers. Update the waste stream calculations provided by General Note #20 accordingly to demonstrate recycling collection service.
6. 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.
7. 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.
8. Provide a complete trash enclosure construction details in compliance with TSM 8-01.5.0. Details must address wall materials, wall height, gate type and swing, foundation, and enclosure dimensions. It is strongly encouraged that the figures presented in TSM 8-01.9.0 be used as the minimum basis for the enclosure and dumpster layout details shown on the plans.
a. If it is desired to proceed with the “Modified Dumpster Enclosure” as shown - Environmental services approval will be required in regard to accepting that they will have no issues with the proposed modified requirements. The current proposal shows the enclosure with finalized dimensions that differ from the standard double enclosure detail. 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.
b. If approval is provided, it will be necessary that a Technical Standards Modification Request (TSMR) be included in resubmission.
Drainage & Grading Comments:
9. Swale at the Northeast corner (Sheet 4) – It will be required that the entirety of this Swale proposed be Grouted to prevent infiltration to occur near the new Building #1’s foundation.
10. Please update “Graded Swale” Detail 8 to show relation to and cross section grade away from Building #1.
11. Provide construction details for the applicable Underground chamber systems (ADS MC-7200) as shown on sheet 4.
12. When a project includes LID practices, embankments, an underground storage system, pumps or a dry well, provide the following General Note: “This project includes _________________ [LID practices, embankments, underground storage system, pumps or drywell(s)]. An inspection and maintenance protocol has been provided to the entity responsible for maintenance. An inspection and maintenance covenant has been recorded in the Public Records of Pima County.” DSDDR 11.1.2.2
13. Provide a descriptor box adjacent to proposed Underground Features on the grading/Storm Drain plan. Include a leader arrow to the basin or provide a label for the basin and reference the label on the top of the descriptor box. This can be done through an additional detail sheet or included on current basin detail sheet if the grading plans appear too narrow for such details. Include the following applicable information in the descriptor box:
a. Total volume, cubic feet or acre feet;
b. detention volume, cubic feet or acre feet;
c. retention volume, cubic feet; d.
d. first-flush retention volume, cubic feet;
e. Q100 in, cubic feet per second;
f. Q100 out, cubic feet per second;
g. Basin top elevation, feet;
h. 100-year water surface elevation, feet;
i. 100-year ponding depth, (measured from the lowest elevation of the basin), feet. DSSDR 11.1.3.
14. Based on the geotechnical report findings – including the moderate potential for collapse and moderate to highly expansive soils found – It will be required that the geotechnical engineer provide an addendum that demonstrates there will be no negative impacts from the proposal of the underground detention chambers being located at the center of the development under the associated parking area.
Drainage Report Comments:
15. Justification – With the proposed use of use of Stormwater Infiltration Systems, it is required that the project demonstrate how all proposed subsurface components by addressing each point is being met by the proposed design for the applicable infiltration standards as outlined below. :
a. DSSDR Section 4.13 — 11 individual standards, all must be addressed – It is acknowledged the current report addresses the DSSDR standards, ensure to address the 11 standards found in the drainage manual and update section 3.2 of the drainage report accordingly.
b. Drainage Manual Section 14.5 — 10 individual standards, all must be addressed.
09/09/2026 Site Landscape Standard REQUIRES RESUBMIT PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: PHASE I OF A NEW MULTI-STORY, MULTI-FAMILY DEVELOPMENT WITH ADDITIONAL FOOD SERVICE
ACTIVITY NO: TD-DEV-0826-00229
RELATED PRE APPLICATION ACTIVITY NO: TP-PRE-0126-00019
ADDRESS: 1039 N STONE AV
ZONING: COMMERCIAL ZONE (C-3)/INFILL INCENTIVE DISTRICT (IID)
LAND USE: MULTIFAMILY/COMMERCIAL
9.9.2026

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. A portion of the site improvements are within the ROW. Please coordinate with DTM and David Marhefka, PLA, for review and approval of the proposed work in the ROW. Provide the letter of approval as part of the site landscape submittal for review and approval.

2. WHIA hatch is missing on the rainwater harvesting plan. Update as necessary to include the hatch with the associated letter designation.

3. The NPPO indicates that 2 Parkinsonia florida total are required on site and the planting plan does not account for these trees. Please update as necessary to include the Blue Palo Verde.

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

5. Include the Activity Number TD-DEV-0826-00229 on all sheets in the plan set.

Thank you.

CHAD KELLER - PLA
LANDSCAPE ARCHITECT

CITY OF TUCSON – PDSD, CURRENT PLANNING DIVISION
CHAD.KELLER@TUCSONAZ.GOV
520.837.4923
09/08/2026 Site Zoning Standard REQUIRES RESUBMIT CDRC TRANSMITTAL

REVIEWED BY:
Fernando Garcia
PDSD Site Zoning Review Section

PROJECT:
Multifamily Development
Development Package (1st Review)
TD-DEV-0826-00229 (1039 N Stone Av, Tucson, AZ, 85705)

TRANSMITTAL DATE: September 8, 2026

Per UDC Section 3.3.3.G.5.c, 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 24, 2027.

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

2-06.4 CONTENT REQUIREMENTS

4.1 General content for all submitted plans must include the following:

4.1.B.6 The administrative street address and relevant case numbers (DP, subdivision, rezoning, BOA, DDO, PDMR, TSMR, overlay, etc.).

1. COMMENT: 2-06.4.1.B.6 – Provide the development package case number, TD-DEV-0826-00229 adjacent to the title block on each sheet. Also provide the case number for the associated Special Districts application (IID) and Individual Parking Plan (IPP).

As this project proposes to utilize the Infill Incentive District (IID) to modify underlying zoning, submit a separate Special Districts application. Approval of that application will be required before final Site Zoning Approval for this permit can be granted.

4.2.D. Identify the existing and proposed use of the property as classified per the UDC. Reference all UDC use-specific standards applicable to the proposed uses.

2. COMMENT: 2-06.4.2.D – Remove the use-specific standards from General Note 2. None apply in C-3 zoning for the two proposed uses.

4.2.F. If a plan/plat is prepared in conjunction with other applications/overlays or the parcel being developed is subject to conditions of an application processed previously, provide the following info on the plan and specify which lots are affected. List additional applications/overlays, by case number (if applicable), in lower right corner of each sheet. As a general note provide the type of application processed or overlays applicable, a statement that the project meets the criteria/conditions of the additional application or overlay, the case number, date of approval, what was approved, and the conditions of approval, if any.

3. COMMENT: 2-06.4.2.F – Please refine General Note 23 to state that this project meets the criteria of the Infill Incentive District (Downtown Link Subdistrict – Stone Sub-Area).

4.7.B Identify all lots within the project/subdivision with the parcel identification number (if recorded), block or lot number within the subdivision boundary, total square footage, and lot line boundaries with approximate distances and measurements.

4. COMMENT: 2-06.4.7.B – A lot combination will be required prior to approval of this permit. Please provide proof, to include a copy of the receipt for a land combination application.

4.7.G Illustrate or provide notes on all applicable building setback lines, such as erosion hazard, floodplain detention/retention basins, and zoning.

5. COMMENT: 2-06.4.7.G – Please modify the dimensional standards table to indicate the prevailing minimum setbacks for the underlying C-3 zoning per UDC Table 6.3-4.A of 10’ to the north and east (adjacent to E Speedway Bl and N Stone Av, respectively), 20’ to the west (adjacent to N 9th Av, a local street), and 0’ to the south, adjacent to C-3 zoning.


4.7.I All easements (utility, sewer, drainage, access, etc.) shall be drawn, dimensioned, and labeled 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. Indicate if any existing easements are proposed to be abandoned or vacated. Should an existing 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. The easements may have to be recorded and the recordation information added to the development package prior to approval. Obtain review for conflicts and written concurrence from existing easement holder(s). Said written concurrence must be present as a part of the final package for approval or evidence that the easement will be moved resulting in no additional conflicts.

6. COMMENT: 2-06.4.7.I – Provide proof of release of existing easements, recordation of any new easements, and acquisition of right-of-way on Sheet 7. This proof may be provided as a prior-to-final condition of the building permit.

4.7.Q.4 Show full dimensions for all existing and proposed parking and circulation areas in accordance with UDC 7.4.6, Motor Vehicle Use Area Design Criteria, including: 1) standard, accessible, and van accessible vehicle parking spaces, parking area access lanes (PAAL), and access lanes, 2) electric vehicle parking spaces and equipment, 3) loading spaces, maneuverability, and stacking areas/lanes, and 4) short- and long-term bicycle parking.

7. COMMENT: 2-06.4.7.Q.4 – Per UDC Figure 7.4.6.-A, the minimum width for a parking area access lane (PAAL) when used to access 90-degree parking spaces is 24’. Only 22.8’ is shown on the site plan.

Per UDC Table 7.4.6-2, the minimum width of a two-way PAAL is 24’. The site plan shows on 22’ for the PAAL entering the parking area from N Stone Av.

Submit a Parking Design Modification Request (PDMR) through Stephen Blood directly at stephen.blood@tucsonaz.gov and submit as a “PDMR” sub-record to this permit on next submittal to request modification of these two design standards.

Submit the Individual Parking Plan (IPP) as a “Zoning Modifications” sub-record to this permit.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Please resubmit revised drawings and any corrected plans along with a detailed response letter, stating how all Site Zoning Review comments were addressed. Final Site Zoning approval for this permit cannot be granted until the associated IID Special Districts application is first approved.

**Instructions for resubmittal - www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/tdc-faq/new-pdfs/revisions-and-resubmittals.pdf.

***For additional information on the standards presented in this memo, please refer to the City of Tucson Administrative Manual Section 2-06 or Technical Standards noted in the comments.

If you have any questions about this transmittal, please contact Fernando Garcia, Lead Planner, Site Zoning at fernando.garcia2@tucsonaz.gov.
08/25/2026 CDRC Application Completeness Express REVIEW COMPLETED
08/27/2026 CDRC Review Coordinator Express REVIEW COMPLETED CDRC added Real Estate, Historic, Environmental Services, Addressing, ADOT, PAG, USPS, SWG, and TEP to workflow. FYI sent to PAG, USPS, SWG, and TEP
09/17/2026 External Reviewers - Arizona Department of Transportation (ADOT) Standard REVIEW COMPLETED CDRC
ADOT has no comments.

Thanks, Rick Freije
08/27/2026 External Reviewers - Pima Association of Governments Standard REVIEW COMPLETED CDRC sent FYI Notice email sent. No further action is required.
08/27/2026 External Reviewers - Southwest Gas Standard REVIEW COMPLETED CDRC sent FYI Notice email sent. No further action is required.
08/27/2026 External Reviewers - Tucson Electric Power (TEP) Standard REVIEW COMPLETED CDRC sent FYI Notice email sent. No further action is required.
08/27/2026 External Reviewers - United States Postal Service (USPS) Standard REVIEW COMPLETED CDRC sent FYI Notice email sent. No further action is required.
09/10/2026 Historic REVIEW COMPLETED This project is located within an archaeological sensitivity zone. All ground disturbing activities must be monitored by a qualified archaeological monitor. Before construction commences, all archaeological fieldwork as defined in the project specific Historic Property Treatment Plan, must be completed.
08/27/2026 OK to Submit - Engineering Fast REVIEW COMPLETED
08/27/2026 OK to Submit - Zoning Fast REVIEW COMPLETED
09/14/2026 Traffic Engineering Review Standard REVIEW COMPLETED No concerns. 56 unit multifamily residential anticipated to generate less than 25 new peak hour trips in either AM or PM peak hour.