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Plan Review Detail

Plan Number: TP-PRE-0526-00113
Parcel: 117040840

Address:
626 N 6TH AV

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0526-00113
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-0526-00113 • Pre-Application Conference Review v1 • 626 N 6TH AV TUCSON, AZ 85705:
Based on the information provided, TFD has no comments at this time.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Historic * REVIEW COMPLETED To the applicant, staff will want to know if there will by any alterations to existing fenestration, cladding, and roof materials, pitch, shape, and/or structure. Staff will also need to see existing, color photos of all the sides of the structure including those segments not in the proposed scope of work.
ROW Engineering Review * REVIEW COMPLETED DTM Review Comments -
1) 6th Ave Frontage - Existing Unused Curb Cut to be Closed - Curb and Sidewalk to be restored to PAG Standards.
2) 6th Ave Frontage - Sidewalk in front of Property to have all broken, damaged or displaced sections replaced and to meet PAG 200 standard detail (Not compliance with Historic requirement supersede PAG Standard) meeting ADA compliance.
3) Arizona Av Frontage - DTM will required a delineation line to placed between Property Line and Pavement. - Depressed Curb; 6in curb, or Wedge Curb (Verifying Drainage impacts prior). Current ROW width is 26.4'
4) As noted in Zoning Comments review ADA access requirements and Dumpster placement access location

Zane.Swenson@Tucsonaz.gov
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0526-00113
Project: Adaptive Reuse – mixed use to commercial use
Location: 626 N 6TH AV
Review Date: 6/4/2026
Reviewer: Joe Macaulay – Civil Engineer – 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 Development Package will need to be submitted for the proposed development.
2. Compliance of first flush retention/balanced basin detention requirements for new impervious surfaces. 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 required. Content and format requirements for the drainage statement can be found in chapter 2 of the COT Standards Manual for Drainage Design.
3. It will be required that the vehicle use area be contained in compliance with UDC 7.4.6.H.1. Vehicles are not to extend beyond intended use areas and would need to be demonstrated through the use of curbing or other allowable methods.
4. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0
5. Provide a detail displaying trash truck maneuverability for the trash enclosure in compliance with Technical Standards Manual, show it falls in compliance with back-up requirements. Maneuverability dimensions for operation are 14’x40’. TSM 8-01.5.3 and TSM 8-01.5.3.F
a. Current location of the trash enclosure is too close to the residential zone to the north and needs to be set back from the property line 1.5x the height of the adjacent property structure. Consider shifting the enclosure down to the south, or
b. Due to potential existing overhead powerline interferences and low waste stream calculation for this site, if it is found that the new waste stream calculations can fit Automated Plastic Container (APC) capacity, approval from Environmental Services (ES) must be provided at time of submission. Please contact Andy Vera, Andy.Vera@tucsonaz.gov regarding ES approval with DP application.
c. Show storage and screening of APCs. TSM 8-01.5.0
6. Pedestrian circulation is required to connect all buildings, dumpster areas, common areas, and the sidewalk on all the street frontages per TSM 7-01.3.3.
a. Please provide pedestrian access path to trash enclosure.
b. Accessible routes to all structures. Please demonstrate compliance with this code for the existing shed.
c. Provide accessible path to Arizona Av.
7. N ARIZONA AV has a current designation as a Minor Local Road. Sight visibility triangles (SVT) will need to be shown for current ROW for all entrances/exits to the site. TSM 10-01.5.0
8. Show existing and proposed downspouts and scuppers on the proposed civil site plan. Must match building permits. TSM 7-01.4.1.E
9. Per TSM 7-01.4.1.F sidewalks or pedestrian refuge areas cannot be located between any motor vehicle parking space and the PAAL providing access to that space. Please demonstrate compliance with this for the ADA accessible parking space and pedestrian circulation path.
10. A surfacing construction detail will need to be shown that follows in compliance with UDC 7.4.6.I
a. Gravel will not be a compliant surfacing material for the vehicle use area and ADA accessible circulation path.

*** 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 Joe Macaulay. Joe.Macaulay@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: ADAPTIVE REUSE AND CONVERSION OF AN EXISTING MIXED USE (RESIDENTIAL) BUILDING INTO A COMMERCIAL VANILLA SHELL TO ACCOMMODATE A FUTURE TENANT IMPROVEMENT
ACTIVITY NO: TP-PRE-0526-00113
ADDRESS: 626 N 6TH AV
ZONING: COMMERCIAL ZONE C-1 WITH HPZ (HC-1); THIS ZONE IS A C-1 ZONED PROPERTY WITH HISTORIC PRESERVATION ZONE (HPZ); REFERENCE UDC ARTICLE 5.8.
LAND USE: COMMERCIAL FOOD SERVICE; CHANGE OF USE FULL CODE COMPLIANCE
6.1.2026

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. UDC 7.7.3. NATIVE PLANT PRESERVATION ORDINANCE APPLICABILITY: The provisions of this section apply to all developments as listed below.
A. New Development
All new developments proposed in the City of Tucson shall comply with the standards of this section.

B. Expansions of Existing Development
1. If the expansion is less than 25%, the standards of this section apply only to the proposed expansion area.
2. If the expansion is 25% or greater or if expansions after March 24, 1997, cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the proposed expansion area and the remaining undeveloped site area.
3. See UDC7.7.3.D for Exceptions to the NPPO.

2. Provide a Native Plant Preservation Plan (NPPP) or a NPPO waiver 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

3. 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.

*THE EXPANSION IN PARKING AREA IS 49 PERCENT. THIS REQUIRES SITE LANDSCAPE COMPLIANCE AT THE PARKING AREA ONLY.

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. An interior landscape border is required on commercial land use sites adjacent to residence zones. This is the case at the northern property line directly adjacent to the HR-2 zone of this proposal. This border will require trees and a 5’ wall at the property line.

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. N. Arizona Av. is considered a minor local road and requires a 10’ street 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. This project does propose a commercial scale parking area and will require the production of a Commercial Rainwater Harvesting plan: 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
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal

FROM: Bobby Parsons, Planner
PDSD Zoning Review

PROJECT: Pre-submittal meeting TP-PRE-0526-00113
Address: 626 N. 6th Ave. Tucson, AZ 85705
Zoning: HC-1
Existing Use: Mixed Use
Proposed Use: Mixed Use - Commercial

TRANSMITTAL DATE: 6/4/2026

COMMENTS:

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. Art Gallery (Retail - General Merchandise Sales) is an allowed use in the HC-1 zone subject to Use Specific Standards 4.9.9.B.3 and 4.9.13.O.
Administrative and Professional Office is an allowed use in the HC-1 zone subject to Use Specific Standards 4.9.13.O.
Food Service is an allowed use in the HC-1 zone subject to Use Specific Standards 4.9.4.M.1 & 5 and 4.9.13.O.

3. This parcel is located within West University Historic District. Ensure you work closely with the Historic Preservation team to prevent delays in the permitting process. In addition, the HPZ design review process may permit certain modifications to the dimensional standards of the underlying zoning, including reduction of setbacks. If necessary, please reach each out directly to the Historic Preservation team to discuss your options.

4. Dimension Standards:
a. Minimum Lot Size = 0 (UDC Table 6.3-4.A)
b. Maximum Lot Coverage = N/A for nonresidential use (UDC Table 6.3-4.A)
c. Maximum Height = 30’ nonresidential use

5. Setbacks:
a. Street = 20’ along N. Arizona Avenue and 10’ along N. 6th Avenue.
b. Side/Rear = 0’ (nonresidential use to nonresidential zone) and 1 ½ (Height) as the eastern portion of the lot abuts R-2 zoning.

6. The proposed “Dumpster” enclosure does not meet the minimum setback requirements. A Design Development Option (DDO) may be required depending on HPZ feedback or relocate the dumpster to meet the minimum setback requirements.

7. Ensure compliance with UDC Table 7.4.4-1: Minimum Number of Motor Vehicle Spaces Required:
a. Art Gallery (General Merchandise Sales) = 1 space per 300sf GFA
b. Administrative and Professional Office = 1 space per 300sf GFA
c. Food Service = 1 space per 100 sq. ft. GFA and outdoor seating areas.
d. Ensure compliance with ADA standards.
e. If the minimum parking requirements cannot be met, an Individual Parking Plan is an option to reduce the minimum requirement. Please reach out to Mark Castro at Mark.Castro@tucsonaz.gov if you have questions about the IPP process.

8. Ensure compliance with UDC Table 7.4.8-1: Minimum Number of Bicycle Parking Spaces:
a. Commercial Use Group – Short-term Bicycle Parking is 2 spaces. Long-term Bicycle Parking is 1 space per 12,000 sq. ft. GFA. (min. 2)
Retail Trade Use Group – Short-term Bicycle parking is 1 space per 5,000 sq. ft. GFA. (min. 2)
Long-term Bicycle Parking is 1 space per 12,000 sq. ft. GFA. (min. 2)

9. Ensure the site complies with section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual. Within the entire development, a continuous pedestrian circulation path is required. The areas within the development which must be connected include, but are not limited to, all buildings, all bicycle and vehicle parking areas, all recreation areas, all dumpster areas, and all other common use areas.

10. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the review process, a full review will be made by Zoning to assure compliance with the applicable UDC development criteria and Technical Standards.

If you have any questions, please contact me at Robert.Parsons@tucsonaz.gov.
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 one existing 5/8-inch domestic water meter. This service is connected to an existing 6-inch cast iron (CI) water main in the A Zone, located along the west side of the building within the right-of-way of N 6th Avenue.
Water pressure in this area is 47-54 PSI at an elevation of 2384ft. 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.