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Permit Review Detail

Permit Number: TD-DEV-1224-00350
Parcel: 107111160

Address:
3101 N STONE AV

Review Status: Requires Resubmit

Review Details: DEVELOPMENT PACKAGE NEW v.1

Permit Number - TD-DEV-1224-00350
Review Name: DEVELOPMENT PACKAGE NEW v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
01/27/2025 Commercial Plumbing APPROVED
02/03/2025 NPPO NOT REQUIRED
02/03/2025 CDRC Post Review Express PENDING ASSIGNMENT
02/02/2025 Site Engineering REQUIRES RESUBMIT 1. Show pedestrian circulation from ADA parking to both businesses.
2. A single ADA space on site is required to be a Van space. The minimum width would be a combined 16' and the entire route must be compliant and less than 2% cross slope.
3. Existing refuse container appears to be within the ROW, and under overhead lines. Please refer to TSM 8 for refuse enclosure requirements.
4. Recycling capacity is also required for the site - show location of recycling.
5. Wheel stops are required in parking areas to prevent encroachment into adjacent properties, or pedestrian circulation.
6. Show vehicle maneuvering space for keynote 5 - Parallel parking spaces.
7. Fences identified in Keynote 2 appear to interfere with Accessible Route.
8. Provide detail of new ADA Parking Sign.
Joshua Garcia
joshua.garcia@tucsonaz.gov
02/03/2025 Site Landscape REQUIRES RESUBMIT CDRC TRANSMITTAL
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: DP SHOWING THE EXISTING CONDITIONS ON THE SITE - (25% EXPANSION)
ACTIVITY NO: TD-DEV-1224-00350
ADDRESS: 3101 N STONE AV
ZONING: C-2 COMMERCIAL ZONE
LAND USE: COMMERCIAL

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/NPPO Section review comments have been addressed.

SITE LANDSCAPE/NPPO SECTION COMMENTS:

1. UDC 2-10.4.1 Identification and Descriptive Data - All improvements and site information, such as adjacent rights-of-way and property lines, shown on the landscape plan will be identical in size and location to those shown on the base plan (site plan or tentative plat). Should amendments be required to the base plan through the review process, the same amendments will be made to the landscape plan which will then be resubmitted along with the base plan.

2. A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code requires all new development, or an expansion of greater than 25% of an existing development to submit a landscape plan, UDC 7.6.2. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10.

3. Provide the required number of trees in all vehicular parking areas (1 tree to 4 parking spaces) per UDC 7.6.4.B.1. Trees are to be distributed evenly throughout the parking area, UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a.

4. Street landscape borders are required along N Stone Av and along W Delano St per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Commercial land use along MS&R and non-MS&R require 10’ street landscape borders. MS&R borders include a 30” screen and non-MS&R borders include a 5’ screen. For more information on the location of the screen and landscape border requirements see UDC 7.6.5.C.

5. A drip irrigation plan and details are required for all proposed landscape planting areas.

6. 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.

7. All landscape plans shall incorporate water conserving design as defined in UDC Section 7.6.6, Use of Water, and as described in the Technical Standards Manual 5.01-5.11.

8. A Commercial Rainwater Harvesting plan is required: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. The Rainwater Harvesting Plan shall consist of two elements: A Site Water Budget Calculation Spreadsheet and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements require coordination between project managers, site engineers and landscape architects from the inception of the project. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. The two elements of the Rainwater Harvesting Plan shall illustrate how water harvesting will meet 50% of annual landscape water demand, as required by the ordinance. If a copy of the Site Water Budget Spreadsheet is needed, please reach out to the contact information at the bottom of these comments.

9. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades, spot elevations and curb cut locations.

10. Maximize rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area.

11. Provide the development package case number, TD-DEV-1224-00350, adjacent to the title block on all sheets. 2-06.4.3

12. Prior to Site Landscape Development Package approval, make sure Site Zoning and Site Engineering comments are addressed.

If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov
01/30/2025 Site Zoning REQUIRES RESUBMIT CDRC TRANSMITTAL

FROM: Bobby Parsons
PDSD Zoning Review Section

PROJECT: 3101 N Stone Ave Tucson, AZ 85705; Site Plan DP For Multiuse Site
Development Package (1st Review)
TD-DEV-1224-00350 (C-2 Zone) Building Expansions

TRANSMITTAL DATE: 1/30/2025
DUE DATE: 1/27/2025

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 December 24th, 2025.

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

*Upon reviewing the submitted documents including the previously approved zoning compliance dated 4/5/1982 for a “storage building”, this site will require full code compliance since there has been more than 25% expansion and no CofO was obtained for both the smoke shop and the automotive repair shop. Additional comments may be forthcoming depending on revised plans submitted and responses to these zoning review comments.*

2-06.3.0 FORMAT REQUIREMENTS

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.

1. COMMENT: 2-06.4.3 - Provide the development package case number, TD-DEV-1224-00350, 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.

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.

2. COMMENT: 2-06.4.7.A.4 – It is acknowledged that this is a multiuse site with 3 different uses. We were unable to find a certificate of occupancy for the smoke shop. Please apply for a zoning compliance certificate to verify this use is in compliance with the smoke shop use specific standards (UDC 4.9.14.E).

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

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

3. COMMENT: 2-06.4.7.A.8.a – Please provide dimensions and square footage of the existing carport as noted by the standard above in order to verify 2 parking spaces can be accommodated in the carport.

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

4. COMMENT: 2-06.4.7.A.8.b – Please provide the percentage of lot coverage for the single family residence. The C-2 zone allows up to 70% lot coverage for single family residence. Clearly define the boundary of the residential use in order to show it meets the 70% lot coverage.

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,

5. COMMENT: 2-06.4.7.A.8.c – Please provide the percentage of area expansion as noted by the standard above.

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.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.

6. COMMENT: 2-06.4.8.C – Please provide the information for both Delano Street and Stone Avenue as noted by the standard above.

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.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.

7. COMMENT: 2-06.4.9.H.2 – Please show the sight visibility triangles for both Delano Street and Stone Avenue as noted by the standard above.

2-06.4.9.H.4 - Indicate if existing streets are public or private; provide street names, widths, curbs, sidewalks, and utility locations, all fully dimensioned.

8. COMMENT: 2-06.4.9.H.4 – Please provide the information as noted by the standard above including widths for both Stone Avenue and Delano Street.

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.

9. COMMENT: 2-06.4.9.H.5 – Clearly demonstrate the PAALS meet the standards as noted above including provide all dimensions clearly labeled.

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.

10. COMMENT: 2-06.4.9.H.5.a – Please clearly draw, label, and dimension all parking spaces. Please draw, label, and dimension the wheel stop curbing as noted by the standard above. Please provide a typical parking space detail for both the standard parking spaces and those for physically disabled as noted by the standard above. At least 1 of every 6 ADA parking spaces must be van accessible. Please draw, label, and dimension the van accessible space as noted by the standard above.

2-06.4.9.H.5.b - If any of the required parking is located off-site as permitted by the UDC, a drawing of that parking area is to be provided, together with the city's required parking agreement (include a copy of the lease agreement if applicable) must be provided. Please remember that in these situations, if the off-site parking location is a new parking area, it must comply with all parking area requirements and must be allowed as a principal use by the zoning classification of that property. If the off-site parking area location is an existing parking lot, the parking spaces utilized for the proposed land use must be non-required parking for the existing use for which the parking area was established.

11. COMMENT: 2-06.4.9.H.5.b – Code violation CE-VIO0923-05576 states cars are being parked on Delano Street for the Automotive Repair business. If so, please provide details as noted by the standard above.

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.

12. COMMENT: 2-06.4.9.H.5.d – For Automotive Repair (Commercial Use Group), 2 bicycle parking spaces are required for both short term and long term. For residential, no bicycle parking is required. For the Smoke Shop (Retail trade), 2 spaces are required for both short term and long term. Please update the plans to show the required 4 short term and 4 long term bicycle parking spaces fully dimensioned and update the table on page 1.

2-06.4.9.J - If street dedication is not required or proposed and the project site is adjacent to a Major Street or Route, draw the Major Street right-of-way lines for those streets. (Add the MS&R future sidewalk, right-of-way lines, sight visibility triangles, etc.)

13. COMMENT: 2-06.4.9.J – Please provide right of way lines and the sight visibility triangles for Stone Avenue as noted by the standard above.

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.

14. COMMENT: 2-06.4.9.O – Please provide sight visibility triangles for both Delano Street and Stone Avenue as noted by the standard above.

2-06.4.9.Q - Provide the square footage and the height of each commercial, industrial, or business structure and the specific use proposed within the footprint of the building(s).

15. COMMENT: 2-06.4.9.Q – Please provide the heights of all buildings within the footprint of the buildings as noted by the standard above.

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.

16. COMMENT: 2-06.4.9.R – Please demonstrate and/or provide on-site pedestrian circulation including from the disabled parking location as noted by the standard above. Also, pedestrian circulation needs to be provided from the 1 van accessible disabled parking space to the building(s).

Please demonstrate compliance with Technical Standards 7-01.2.0 (Applicability), 7-01.3.0 (Pedestrian Circulation Path Required), and 7-01.4.0 (Location and Design Standards).

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.

17. COMMENT: 2-06.4.9.S – Please show pedestrian circulation as noted by the standard above.

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.

18. COMMENT: 2-06.4.9.T – The proposed refuse container is located in the right of way. Servicing the refuse container must be done from within the development and the refuse container cannot be located in the right of way per Technical Standard 8-01.5.3-4. Please address as noted by the standard above.

2-06.4.9.W - Indicate the locations and types of proposed signs (wall, free-standing, pedestal) to assure there are no conflicts with other requirements and that minimal locational requirements can be met. Indicate if there are any existing billboards on site. Compliance to the Sign Code, Chapter 3 of the Tucson Code, is required.

19. COMMENT: 2-06.4.9.W – Please show all signs as noted by the standard above. Plans currently only show the pole sign for CC Automotive.

***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 Bobby Parsons at Robert.Parsons@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.
12/26/2024 CDRC Application Completeness Express REVIEW COMPLETED
01/06/2025 CDRC Review Coordinator Express REVIEW COMPLETED External Reviewers not required. No further action is required from the customer at this time.
01/13/2025 Fire New Construction REVIEW COMPLETED
12/31/2024 OK to Submit - Engineering Fast REVIEW COMPLETED
01/06/2025 OK to Submit - Zoning Fast REVIEW COMPLETED
01/07/2025 ROW Engineering Review REVIEW COMPLETED