Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0426-00084
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0426-00084 • Pre-Application Conference Review v1 • 455 W MCIVER PL TUCSON, AZ 85705: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | Install sidewalk per PAG 200. Minimum buffer space between wedge curb and sidewalk is 2'. Install driveway per PAG 206. Install ADA ramps at Corner of Mciver and 14th Av and at the alley. Tree at corner will need to be removed in order to have room for ramp/sidewalk. daniel.urbina@tucsonaz.gov |
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| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0426-00084 Project: Residential to Office Conversion Location: 455 W MCIVER PL Review Date: 04/23/2026 Reviewer: Joe Macaulay – Civil Engineer Related Cases: TR-UTL-0326-00575, TC-RES-0125-00299, TC-RES-0324-01835 *This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-6 and Technical Standards Manual (TSM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code.* City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes 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 Site Engineering Review Comments: 1. This change of use will require full code compliance for Site Engineering elements. 2. A Development Package will need to be submitted for the proposed development for changes to parking, site access, and any site or building changes. 3. The first flush requirement can be met by adhering to landscaping commercial water harvesting requirements. Provide a Drainage Statement, a full Drainage Report is not needed. 4. Provide the following additions or changes to the site plan when applying for development package and building permits: a. Pedestrian circulation is required to connect parking to main structure, common areas, and the sidewalk on all the street frontages per TSM 7-01.3.3. b. Sight visibility triangles (SVT) will need to be shown at site access points TSM 10-01.5.0 c. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0 d. If waste stream is low can fit APC, approval required from Environmental Services (ES). TSMR through ES; please contact Andy Vera, Andy.Vera@tucsonaz.gov, regarding technical standards modification request and submit his approval with DP application for TSMR. e. Show downspouts and scuppers on site plan. Must match DP and building permit. TSM 7-01.4.1.E This review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during submission process. If you have any questions or concerns, please contact Joe Macaulay: Joe.Macaulay@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: CHANGE OF USE FROM RESIDENTIAL TO OFFICE ON C2 ZONED LOT ACTIVITY NO: TP-PRE-0426-00084 ADDRESS: 455 W MCIVER PL ZONING: COMMERCIAL ZONE (C-2) LAND USE: COMMERCIAL STORAGE/OFFICE/CHANGE OF USE 2026.04.22 THE COMMENTS PROVIDED ARE PRELIMINARY AND ARE NOT TO BE ASSUMED AS A COMPLETE REVIEW OF THE PROPOSAL. DURING THE DEVELOPMENT PACKAGE REVIEW PROCESS, A FULL REVIEW WILL BE MADE BY THE SITE LANDSCAPE/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING. CHANGE OF USE, FULL LANDSCAPE CODE COMPLIANCE SITE LANDSCAPE/NPPO COMMENTS: **ADDITIONAL COMMENTS PER OUR CONVERSATION DURING THE PRE APPLICATION MEETING ON 2026.04.23: - A LICENSED ARCHITECT CAN COMPILE THE PLANTING, IRRIGATION AND COMMERCIAL RAINWATER HARVESTING PLAN SET. - SELECT THE PLANT MATERIAL FROM THE ADWR PLANT LIST, SEE LINK BELOW FOR THE APPROVED LIST: https://www.azwater.gov/sites/default/files/media/5MPTucsonLWUPL_Final.pdf - IF AN EXAMPLE COMMERCIAL RAINWATER HARVESTING PLAN WITH CALCULATIONS IN NEEDED FOR REFERENCE, PLEASE LET ME KNOW AND I WILL PROVIDE A COPY. WE CAN ALSO SET UP ANOTHER MEETING TO DISCUSS COMMERCIAL RAINWATER HARVESTING ON THIS SITE. *ORIGINAL COMMENTS PREPARED FOR THE PRE APPLICATION MEETING: 1. UDC 7.6.2. APPLICABILITY The provisions of this section apply to the following: All new developments require the submittal of a landscape plan set. Preparation of the landscape plans shall adhere to UDC 7.6 and Administrative Manual 2-10. 2. Parking lot canopy trees are required at 1 tree for every 4 parking spaces provided, see UDC 7.6.4.B. Structurally covered parking spaces do not count toward the ratio, see UDC 7.6.4.B.1.c (8). Trees are to be distributed evenly throughout the parking area, see UDC 7.6.4.1.a.(1). See Technical Standards Manual 5-01.3.0 for additional landscaping in vehicular use area requirements. 3. Interior landscape borders per UDC 7.6.4.C.3 and Table 7.6.4-1 and proposed Commercial Land Use: A. Interior landscape borders are not required on commercial land use sites adjacent to commercial zones. 4. Street landscape borders per UDC 7.6.4.C.2 and Table 7.6.4-1 and proposed Commercial land use along MS&R and non-MS&R: A. N 14TH Av and W Mciver Pl are minor local roads and require a 10’ landscape border and a 5’ screen located on the project side of the ROW/Future ROW. Up to 5’ of the ROW/FUTURE ROW can be used to meet this standard. See the following comment for DTM landscape architect for coordination. 5. 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) for review and approval if applicable for this project. 6. A drip irrigation plan and details are required for all proposed landscape planting areas. 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 and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements requires coordination between project managers, site engineers and landscape architects from the inception of the project. The two elements of the Rainwater Harvesting Plan shall illustrate water harvesting how will meet 50% of annual landscape water demand, as required by the ordinance. 9. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades/percent slopes, spot elevations and curb cut inlet and outlet 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. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0. Or see City of Tucson Ordinance 10597 -- Sec. 6-182. Rainwater Harvesting Plan: Number 3 (a) A separate water meter connected to the main water supply; or (b) An irrigation sub-meter. 12. **If it is determined that any of the above provided site landscape standards cannot be met due to the nature of the development, then a Design Development Option (DDO) may be an option to gain partial relief from some landscape requirements, see UDC 3.11.1.B.3 for landscape and screening modifications allowed. A Board of Adjustment Variance to the UDC site landscape requirements is also a viable alternative. Please reach out to Mark Castro or Georgia Pennington with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov – Georgia.Pennington@tucsonaz.gov Thank you. Chad Keller, PLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC TRANSMITTAL TO: Planning & Development Services Department FROM: Fernando L. García Site Zoning Review Section PROJECT: 455 W McIver Pl, Tucson, AZ 85705 Parcel: 107-09-0380 Pre-Submittal Conference TP-PRE-0426-00084 TRANSMITTAL DATE: April 23, 2026 1. The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. Building permits can be submitted and reviewed concurrently with the development package but the building plans cannot be approved until the development package is approved and the building plans are reviewed for consistency. 2. This site is zoned C-2. The proposed uses of “Administrative and Professional Office” and “Commercial Storage” are approved uses in this zone, subject to use-specific standards 4.9.13.P and 4.9.10.A, respectively. 3. The vehicle parking calculations provided appear correct based upon the uses and their square footages. No electric vehicle supply equipment (EVSE) is required based upon uses and provided square footages. 4. Per UDC 7.4.8, two short-term bicycle parking spaces are required and two long-term bicycle parking spaces are required. Long-term bicycle parking spaces may be located inside the building; if so, indicate on the site plan with a general note and show on the associated building plan. Short-term bicycle parking must be located within 50’ of the public entrance. 5. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, the Site Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 6. If you have any questions, please contact me at fernando.garcia2@tucsonaz.gov. |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. The building is currently served by an existing 5/8-inch potable water meter tied into a 3-inch CA (Cement Asbestos) water main (A zone). Based on this setup, the existing infrastructure should be sufficient for the proposed project. Water pressure in this area is 61-68 PSI at an elevation of 2351ft. Water pressure can vary by an additional 5 psi +/-. If any new domestic water, irrigation water, or fire water services are needed to serve this proposed development, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov. The above comments are based on the limited preliminary information provided by the applicant and should not be construed as a complete review of the proposal. Any questions, comments or concerns about these comments may be directed to Abdullah Salman (Project Manager) at Abdullah.Salman@tucsonaz.gov. |