Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0526-00098
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-0526-00098 • Pre-Application Conference Review v1 • 521 W WETMORE RD TUCSON, AZ 85705: Based on the information provided, TFD has the following comments: 1. Verify required hydrant coverage. IFC 24, 507.5 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Residential Zoning * | REVIEW COMPLETED | PDSD TRANSMITTAL CITY OF TUCSON, PLANNING AND DEVELOPMENT SERVICES DEPARTMENT Jeffrey William Cassidy, Planner jeffrey.cassidy@tucsonaz.gov (520) 837-4916 Current Zoning - Residential Review Section TRANSMITTAL DATE: May 14, 2026 PRE-APPLICATION CONFERENCE: TP-PRE-0526-00098 BRIEF SUMMARY DESCRIPTION / NARRATIVE: The owner of the Dental Office located at 521 W Wetmore Road wishes to construct an expansion to his dental office. The proposed expansion is about a 40% building expansion. The expansion will occur on the northern side of the existing building and extend onto the adjacent parcel to the north. He owns both parcels, and I will be applying for a lot combination through the Pima County Assessor’s Office. CUSTOMER: Jason Morse Grenier Engineering 6300 E. El Dorado Plaza Ste. A120 Tucson, AZ 85715 JMORSE@GRENIERENG.COM (520) 326-7082 PROJECT: Address: 521 W Wetmore Rd Tucson, AZ 85705 Parcel(s): Lot Combination 1 to include 104-09-1510 and 104-09-1520 Legal Description: 104-09-1510: WETMORE PROFESSIONAL CENTER LOT 7 Township 13S, Range 13E, Section 23 104-09-1520: WETMORE PROFESSIONAL CENTER LOT 8 (11447/266) Township 13S, Range 13E, Section 23 Subdivision / Recorded Document: Wetmore Professional Center; Book 24, Page 68; Sequence Number 20192660743 https://onbase.pima.gov/publicaccess/DS_NextGen_Single/etc/cq/results.html?cqid=240&OBKey__552_1=24068 Acreage / Square Feet 104-09-1510: Approximately 0.29 acres or 12,753 square feet 104-09-1520: Approximately 0.26 acres or 11,370 square feet. Zoning: 4.7.15. OFFICE ZONE (O-3) This zone provides for mid-rise, office, medical, civic, and select other uses, such as urban agriculture and renewable energy generation, that provide reasonable compatibility with adjoining residential uses. Existing and Proposed Use / Certificate of Occupancy: 104-09-1510: Commercial; Medical Services - Outpatient 104-09-1520: Vacant, Undeveloped Land to Commercial; Medical Services - Outpatient No Certificate of Occupancy for parcel 104-09-1510 was located. 11.3.4. COMMERCIAL SERVICES USE GROUP R. Medical Service - Outpatient Provides outpatient physical or mental health services. Services may be of a preventive, diagnostic, treatment, therapeutic, rehabilitative, or counseling nature. Typical uses include medical and dental offices, health clinics, counseling services, and emergency care centers. Permitted Use / Use Specific Standards: Confirmation that BOTH parcels lie within the O-3 zone and the proposed Medical Service - Outpatient use, as defined under 11.3.4.R is deemed as a permitted use under Table 4.8-3 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2101 with the use specific standards 4.9.13.K found under https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2971 4.9.13. GENERAL STANDARDS, RESTRICTIONS, AND EXCEPTIONS K. O-3 Office Zone - General Restrictions The following restrictions apply to all uses and development in this zone: 1. Drive-through services are prohibited; and, 2. All land use activities shall be conducted entirely within an enclosed building with the following exceptions: a. Vehicular use areas ; b. When required by state law; c. When specifically permitted by a use specific standard; or, d. When associated with one of the following uses: Community Garden; Day Care; Educational Use; Food and Beverage Sales (Farmers’ Markets only); Medical Service, Extended Healthcare; Parks and Recreation; Urban Farm; or, urban agriculture -related uses. ZONING REVIEW COMMENTS SUMMARY: 1. Comment: 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 Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 2. Comment: The existing parcel 104-09-1510 does not appear to have an existing Certificate of Occupancy. As proposed, this project meets the criteria of New commercial and residential buildings / Tenant improvement of a newly occupied space / Tenant improvements resulting in a change of square footage / Tenant improvement or renovations involving a change in the occupancy type, occupancy classification, or requires a greater degree of safety. A new Certificate of Occupancy will be required and the requirements are required under https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Occupancy-Certificates#section-1 3. Comment: The proposed project considers two lots 104-09-1510 and 104-09-1520 as a single site, under single ownership, and as part of a unified development. As such, a lot combination processed through Pima County could be required prior to final approval of this project. A link to the County Application: https://www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf 4. Comment: Per UDC Technical Standards Manual Section 7-01, a pedestrian circulation path is required to connect all areas of development, including accessible parking spaces, entrances, and dumpsters. A pedestrian circulation path to each adjacent street is also required. At a minimum, there will need to be a connection to W Wetmore Rd. ADMINISTRATIVE MANUAL: SECTION 1: APPLICATION SUBMITTAL REQUIREMENTS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8355 5. Comment: The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8753 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. UNIFIED DEVELOPMENT CODE (UDC): UDC ARTICLE 3: GENERAL PROCEDURES https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-640 Per 3.3. Zoning Compliance Review Procedures https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-829 UDC ARTICLE 4: ZONES https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1785 UDC ARTICLE 6: DIMENSIONAL STANDARDS AND MEASUREMENTS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4833 6. Comment: As this project lies within the O-3 zone, refer to Table 6.3-3.A for the Dimensional Standards https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4951 and Table 6.3-3B for any Exceptions https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4964 7. Comment: Density Standard, Lot Size Standard and Lot Coverage Standards do not apply. 8. Comment: Perimeter Yard Setback (West property Line) – Street: 20’-0” 9. Comment: Perimeter Yard Setback (North, South* and East Property Lines) – Side yard: 10’-0” or ¾”(H) of the wall of the proposed dental office addition. * Per the plat, this setback was approved to be 7’-0” so, no Design development Option (DDO) would be required. 10. Comment: Maximum Building Height: 40’-0” feet UDC ARTICLE 7: DEVELOPMENT STANDARDS - Tucson, AZ Unified Development Code (UDC) https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5321 11. Comment: EV ‘Ready’ Required: 5% (of 21 required) = 1 stallPer 7.4.3.E.2, If an expansion is 25% or greater or if a series of expansions cumulatively results in a 25% or greater expansion in floor area, the requirements of this section apply to the entire site (parking (vehicular, bicycle, EV), screening, landscaping, pedestrian circulation, ADA, etc.) https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5400 a) There does not appear to be a striped accessible aisle in the existing parking lot leading up to the existing sidewalk (ramp portion or curb cut access points) on the 104-09-1510 parcel. b) Per the existing parking lot, the sidewalk/parking combination (running along the east edge of the parking lot), maintaining a minimum of a 4’-0” width may be in question with a typical 30” overhang from front of wheel stop to sidewalk curb for the existing parking stalls. c) It appears there is a porch along the west side of the building where the (4) columns supporting the porch, appears to interfere with a clear 4’-0” wide path of travel. Clarify if the existing path meets this standard (or not). d) Refer to site engineering for potential comments regarding “existing pavers to remain” and this qualifying as an accessible surface (or not). e) There is an existing 10’-0” tall canopy that appears to be straddling the east property line. Indicate if this part of the existing dental office and what the plans are to relocate onto either of parcels associated with this project (or not). Per 7.4.4. and Table 7.4.4-1: Required Number of Motor Vehicle Standards https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 12. Comment: 1 parking stall / 200 square feet of Gross Floor Area (GFA) (Commercial Services, Medical Service Outpatient Use Group) Narrative states 4,296 square feet / 200 square feet = 21 parking stalls (rounded up) Per 7.4.6.: Motor Vehicle Use Area Design Criteria https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5587 Per 7.4.8. and Table 7.4.8-1: Required Number of Bicycle Parking Spaces https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 13. Comment: Short-Term Bicycle Parking: 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces. 14. Comment: Long-Term Bicycle Parking: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces. Per 7.4.9.: Bicycle Parking Design Criteria https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5709 Per 7.4.11.: Required Number of Electric Vehicle Supply Equipment (EVSE) https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-28170 15. Comment: EV ‘Ready’ Required: 5% (of 21 required) = 1 stall 16. Comment: EV ‘Capable’ Required: 15 % (of 21 required) = 3 stalls EV Definitions: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7729 Level of EVSE Charging: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7851 Per 7.4.12.: Electric Vehicle Parking Design Criteria https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-28183 UDC ARTICLE 7a: SIGN STANDARDS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-25951 17. Comment: Per UDC 7A.4.1., separate signage permits will be required for all signage. All signs shall be erected, reinstalled, altered, repaired, relocated, permitted and inspected in compliance with Section 3.3 Zoning Compliance Review, Section 4 Development Review Fee Schedule of the Administrative Manual, and the most recently adopted Unified Building Codes, as well as other applicable city codes. Additionally, if there is a design intent for a ‘monument’ sign, this will need to be included in the site plan to show compliance with setbacks and any vision clearance triangles. TECHNICAL STANDARDS MANUAL: SECTION 5: LANDSCAPING https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11368 SECTION 7: PEDESTRIAN ACCESS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11582 SECTION 8: SOLID WASTE AND RECYCLE DISPOSAL, COLLECTION, AND STORAGE https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11666 SECTION 10: TRANSPORTATION https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-12214 |
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| ROW Engineering Review * | REVIEW COMPLETED | DTM Review Comments- Proposed work location locate off a Private Road - WETMORE PROFESSIONAL CENTER CORPORATION. DTM does recommend that any proposed work or addition impact Driveway or Sidewalk access point be review again City compliance for Driveway construction & Sidewalk Construction . Zane.swenson@tucsonaz.gov | |||
| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0526-00098 Project: Dentist Office Expansion – Lot Combination Location: 517 & 521 W WETMORE RD / 104091510 & 104091520 Review Date: 05/14/2026 Reviewer: Dylan Molina – Engineering Associate – Site Engineering *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. A Drainage Report will be required to show compliance with City of Tucson first flush retention/balanced basin requirements. a. Due to size of the site and proposed retention basin we can waive detention requirements. 2. A submit a grading plan with the development package. The grading plan must show full compliance with grading requirements/standards as found in Technical Standards Manual 2-01.0.0. Please provide the following: a. Total cut & fill quantities b. Total area of disturbance in sq ft and acres c. Depict existing condition vs proposed conditions. This includes drainage design d. Delineate the limits of disturbance Provide the following changes or notes on the Site Plan: 3. Pedestrian circulation is required to connect all buildings, dumpster areas, common areas, and the sidewalk on all the street frontages. Provide an accessible route to the cul-de-sac since the street is private and does not have sidewalk. TSM 7-01.3.3. 4. The new and existing sidewalks and parking spaces must conform to UDC & TSM Standards. UDC 7.4.6, TSM 7-01.4.0 a. Provide vertical separation and detail of existing sidewalk conditions TSM 7-01.4.2 & UDC 7.4.6.H.1 b. Provide information on condition of existing pavers – dimensions from structure, space between existing columns, vertical height from asphalt, are pavers cemented in place? TSM 7-01.4.3 5. Wheel stops are required at all parking spaces adjacent to the sidewalks to not reduce the width less than 4-FT. Sidewalks 6.5-FT or wider will not require wheel stops. Demonstrate requirements for both existing and proposed parking spaces. UDC 7.4.6.H 6. Containment of the vehicle use area (existing and proposed) will be required. Vehicles are not to extend beyond intended use area. South portion of existing lot: back-up spur must remain in parcel dimensions and not extend into 20.00’ alley. UDC 7.4.6.H.1 & 7.4.6.F.4 7. Show downspouts and scuppers on site plan. Must match site plan for DP and elevations and roof plan sheets for building permit. Sidewalks shall be flood free for all storm discharges of up to and including a ten-year frequency flood event. TSM 7-01.4.1.E Approval from Environmental Services 8. Environmental Services (ES) must approval the continued use of APC for waste management. If it is found that the new waste stream calculations can fit the APC capacity, approval from Environmental Services (ES) must be provided at time of submission email of approval. Please contact Andy Vera, Andy.Vera@tucsonaz.gov, regarding ES approval with DP application. a. Show storage and screening of APCs. TSM 8-01.5.0 *** Please note: this review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during formal review process. If you have any questions or concerns, please contact Dylan Molina. Dylan.Molina@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: DENTIST OFFICE EXPANSION ACTIVITY NO: TP-PRE-0526-00098 ADDRESS: 521 W WETMORE RD ZONING: OFFICE ZONE (O-3) LAND USE: COMMERCIAL MEDICAL OFFICE 5.12.2026 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. SITE LANDSCAPE/NPPO COMMENTS: 1. Minimal native vegetation appears to be present on site. For clarity a Native Plant Preservation Plan (NPPP) or a NPPO waiver is required per UDC 7.7. See UDC 7.7.3. Applicability; UDC 7.7.4 NPPO General Provisions and Standards; UDC 7.7.4.c. Plan Approval Prior to Permitting; UDC 7.7.4.d. Professional Expertise 7.7.5.c.5; also see AM 2-11.3.0 Permitted Exceptions. If applicable, the Planning and Development Services Department will provide the applicant with the NPPO waiver form upon request. COPY THE FOLLOWING LINK INTO YOUR INTERNET BROWSER FOR ACCESS TO THE NPPO WAIVER: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf 2. UDC 7.6.2. APPLICABILITY The provisions of this section apply to the following: A. All new development; and, B. Expansion of existing development, as provided below: 2. Buildings 10,000 Square Feet or Less On sites where the gross floor area of the existing building (s) is 10,000 square feet or less, expansions in square footage of land area, floor area, lot coverage, or vehicular use area as follows. a. If the expansion is less than 50%, the standards of this section apply only to the proposed expansion. Existing development on the site is subject to the zoning standards in effect at the time the existing development received zoning approval. b. If the expansion is 50% or greater or if expansion as of February 15, 1991, cumulatively result in a 50% or greater expansion in land area, floor area, lot coverage, or vehicle use area, the standards of this section apply to the entire site. 3. Preparation of the landscape plans shall adhere to UDC 7.6 and Administrative Manual 2-10. 4. 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. 5. Interior landscape borders per UDC 7.6.4.C.3 and Table 7.6.4-1 and proposed Commercial Land Use: A. The southwest and north property lines require a 10’ interior landscape border per the code referenced above. The southwest is measuring short of the required 10’. This is an existing parking area and this space being less than the 10’ may require a Design Development Option. B. Map Tucson as well as the Subdivision Plat - WETMORE PROFESSIONAL CENTER MP 24068 RECORDED: FEBRUARY 8, 1973, indicate that the south property line is adjacent to a designated alley that physically separates the two properties. The alley makes the interior border not required. ***For reference and exceptions to the landscape border requirements, see UDC 7.6.4.C.4.c. Interior Landscape Border Interior landscape borders are not required as follows: (1) Around interior pads within a site or between adjacent sites with common driveways, shared motor vehicle parking, or vehicular access easements or between two adjacent nonresidential uses of equal intensity as determined by Table 7.6.4-I. ***(2) Where an alley, drainageway, or other right-of-way ten feet or more in width physically separates the site from an adjacent property. (3) Where, prior to February 15, 1991, an open space area was provided as a buffer between the site and an adjacent less intensive use or zone, if the open space area is: (a) At least ten feet wide; and, (b) Restricted in perpetuity to natural or landscaped open space use through dedication to the public, deed restriction, or covenant running with the land. (4) Between two similar uses, whether or not the uses are within the same zoning classification. 6. 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. W Wetmore Rd requires a 10’ landscape border and a 5’ screen located at the rear perimeter of the landscape border. All street landscape borders should be designed on the project side of the ROW/Future ROW. 7. 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. 8. A drip irrigation plan and details are required for all proposed landscape planting areas. 9. 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. 10. 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. 11. 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. 12. 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. 13. 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. 14. **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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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. The lot currently has one existing domestic water meter size 1-inch. This service is connected to the 4-inch cast iron water main (A Zone) located within the northwest side of the parcel. Water pressure in this area is 76-83 PSI at an elevation of 2315ft. 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. |