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Plan Review Detail

Plan Number: TP-PRE-0826-00164
Parcel: 11307137A

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0826-00164
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 Based on the information provided, the only concern would be the surgical space and the condition of the patients. Will this be considered a B occupancy, ambulatory care facility? Will the patients be incapable of self-preservation? If so, please review IFC 903.2.2 for fire sprinkler requirements.
john.vincent@tucsonaz.gov
5203495581
ROW Engineering Review * REVIEW COMPLETED DTM Review Comments:
1) Proposed location and scope of work will require the review of Existing Sidewalk along frontage of property and the repair of any damage/missing panels.
2) Review Fence placement is outside Right of Way by minimum 1'
3) Review Driveway set back to Gate entry. off arterial ROW to provided full turn around circulation preventing requirements to back in the Arterial.
4) As per Change of Use for Property Entry Driveway will need to be brough to PAG 206 Standard detail, and maintain Sidewalk cross slope not exceeding 2%
5) All work with in the Right of Way will require separate and individual ROW permits.
For Reference DTM Permit and Fee Requirements - .https://www.tucsonaz.gov/Departments/Transportation-Mobility/Permits-and-Codes-Section/Rate-and-Fee-Changes.

Zane.Swenson@tucsonaz.gov
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0826-00164
Project: Dermatology
Location: 1650 E FORT LOWELL RD
Review Date: 8/20/2026
Reviewer: Ryan Insalaco – Site Engineering Associate
Related Cases: TZ-CMP-0626-00124

*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. No Development Package will be required, but building permit plans shall include a complete site plan with proposed parking and circulation path changes.
2. Provide updated waste-stream (trash) calculations in accordance with TSM 8-01.8.0
3. Each structure, the canopy and each of the three buildings, will require its own building permit.
4. This proposal lies within a “FEMA AE” regulated Flood Zone associated with Wilson Avenue Wash, and a floodplain use (FPU) permit is needed for each of the building permits. Upon the submittal of the building permits, a floodplain use (FPU) permit will be created on behalf of the applicant for the canopy and each of the buildings to be renovated.
5. Due to the structure's construction date (1986, Post-FIRM) they are subject to floodplain compliance. There may be an existing Elevation Certificate from the original builds in 1986, evidence of finished floor elevation from a grading plan. A new elevation certificate may be completed by a surveyor to determine whether the existing FFE complies with the regulatory floodplain elevation. NOTE: it was determined the base floodplain elevation for the Medical Suite is 2380.1-ft NAVD88, the Administrative Suite is 2379.6-ft NAVD88, and the Cosmetic Suite is 2379.4-ft NAVD88.
6. Should any of the existing structures not meet FFE compliance, then the following options allow a structure to meet compliance:
1) An itemized cost estimate of the proposed improvements shall be provided. The value of the proposed improvements to each non-compliant structure must be less than 50% of the RCN value as provided on the Pima County Assessor’s website. At the time of this review, the RCN values are as follows: Administrative Office (Commercial Card 4, 2,583 SF) = $359,080, Cosmetic Suite (Commercial Card 1, 6,008 SF) = $954,050, and Medical Suite (Commercial Card 3, 10,904 SF) = $1,328,060 (a separate/independent appraisal may find that the values of these structures are higher than those listed here.)
2) Non-flood compliant structures also have the option for "dry floodproofing" this option requires approval of a registered civil engineer or architect and is outlined in the NFIP 2025.
3) The structure(s) are raised to compliant finished floor elevation, one-foot above the base flood elevation: Medical Suite = 2381.1-ft NAVD88, Administrative Suite = 2380.6-ft NAVD88, and Cosmetic Suite = 2380.4-ft NAVD88.
*Please determine the path that the client would like to pursue during the application of each tenant improvement permit, this may be an additional document stating their choice.
7. A sidewalk ramp to the sidewalk will need to be shown for the path between ADA Van accessible spaces.
8. Sidewalks shall be flood free for all storm discharges of up to and including a ten-year frequency flood event. Drainage flowing across all pedestrian circulation paths shall be designed and constructed to convey flows under the path for up to and including the ten-year frequency flood events, except at street intersections, pedestrian crossings, and PAAL pedestrian crossings. [TSM 7-01.4.1.E & 7-01.4.3.E]
a. Provide keynotes and call-outs identifying all downspouts and sidewalk scupper locations on all related site plans and/or building sheets. This information is required to demonstrate compliance and to ensure coordination with building permit plan review.
b. If downspouts from rooftops are to be discharged at grade-level, ensure that the stormwaters up to and including flow from a 10-year event are directed away from accessible parking stalls.
9. Sight visibility triangles (SVT) will need to be shown at site access points:
a. E FORT LOWELL RD has a current designation as an Arterial. Both the existing and future sight visibility triangles (based on the MS&R Plan typical cross sections) should be shown. Future sight visibility triangles are to be based upon the MS&R Plan typical cross section for said street. The most restrictive sight visibility triangles will be used unless specifically exempted. TSM 10-01.5.0

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

PROJECT: THREE EXISTING BUILDINGS TOTALING APPROXIMATELY 19,743 SQUARE FEET. THE SCOPE INCLUDES A COMPLETE REMODEL AND SITE IMPROVEMENTS WILL INCLUDE NEW LANDSCAPING AND MINOR MODIFICATIONS TO THE EXISTING PARKING AREA.
ACTIVITY NO: TP-PRE-0826-00164
ADDRESS: 1650 E FORT LOWELL RD
ZONING: COMMERCIAL ZONE (C-1)
LAND USE: MEDICAL OFFICES/COMMERCIAL
8.18.2026

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. This project does not include gross floor area expansion, lot coverage expansion or new parking lot expansion; therefore, this tenant improvement project is exempt from site landscape standards outlined in the Unified Development Code, Technical Standards Manual and Administrative Manual.

2. Since site landscape plantings are proposed, please provide a set of landscape plans including a planting plan, irrigation plan, general notes, specifications and any detailing required for installation.

Thank you.

CHAD KELLER - PLA
LANDSCAPE ARCHITECT

CITY OF TUCSON - PDSD
CHAD.KELLER@TUCSONAZ.GOV
520.837.4923
Site Zoning * REVIEW COMPLETED CITY OF TUCSON, AZ
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT (PDSD) TRANSMITTAL

ZONING REVIEW
Jeffrey William Cassidy jeffrey.cassidy@tucsonaz.gov
Commercial Plans Examiner – Current Zoning Section

PRE-APPLICATION CONFERENCE / RELATED CASE NUMBER(S):
TP-PRE-0826-00164
TZ-CMP-0626-00124: Zoning Verification Letter

PRE-APPLICATION CONFERENCE DATE:
August 20, 2026

CUSTOMER:
Cole, Emily; Repp+McLain Design & Construction; emily@reppmclain.com ; (520) 791-7035

PROJECT SCOPE / SUMMARY / DESCRIPTION / NARRATIVE:
THIS PROJECT CONSISTS OF THREE EXISTING BUILDINGS TOTALING APPROXIMATELY 19,743 SQUARE FEET.

THE SCOPE INCLUDES A COMPLETE REMODEL FOR A MODERN DERMATOLOGY PRACTICE, INCORPORATING NEW SPACES FOR MEDICAL, SURGICAL, AND COSMETIC DERMATOLOGY. PROGRAM ELEMENTS INCLUDE PATIENT TREATMENT AND WAITING AREAS, ADMINISTRATIVE OFFICES, EMPLOYEE SUPPORT SPACES, AND LABORATORY FACILITIES.

THE EXISTING PERIMETER WALLS AND ROOF STRUCTURE WILL REMAIN. THE NORTH SIDE OF THE BUILDING WILL BE REMODELED TO CREATE A NEW PRIMARY ENTRY AND BUILDING IDENTITY, INCLUDING NEW STOREFRONT WINDOWS.

THE REMAINDER OF THE EXISTING BUILDING EXTERIOR WILL INCLUDE UPDATED STUCCO FINISHES, NEW WINDOWS, AND NEW DOORS.

BUILDING INFRASTRUCTURE IMPROVEMENTS WILL INCLUDE NEW ROOFTOP-MOUNTED HVAC UNITS, A NEW ELECTRICAL SYSTEM, AND NEW PLUMBING THROUGHOUT.

SITE IMPROVEMENTS WILL INCLUDE NEW LANDSCAPING AND MINOR MODIFICATIONS TO THE EXISTING PARKING AREA.

PARCEL(S); ADDRESS; ACREAGE / SQUARE FEET:
113-07-137A; 1650 E Fort Lowell Rd, Tucson, AZ 85719; Approximately 1.72 acres or 74,833 square feet

EXISTING USE(S) (Per UDC Article 11 Definition(s)):
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7039

11.3.9. RESIDENTIAL TRADE USE GROUP, D. RESIDENTIAL CARE SERVICES, 2. PHYSICAL AND BEHAVIORAL HEALTH SERVICE
A Residential Care Service providing lodging, meals, treatment, counseling, and supervision to persons with behavioral disorders or developmental disabilities or to physically disabled individuals not related to the owner/manager of the facility. Typical uses include group homes for the developmentally disabled, group homes for the seriously mentally ill, specialized treatment homes, group foster homes, and recovery homes for substance abusers. This category does not include facilities used for penal or correctional purposes or for adjudicated delinquents other than status offenders.

PROPOSED USE(S) (Per UDC Article 11 Definition(s)): https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7039

11.3.4. COMMERCIAL SERVICES USE GROUP, A. ADMINISTRATIVE AND PROFESSIONAL OFFICE
Provides administrative, consulting, management, and professional services to businesses and individuals. Typical uses include legal services, real estate firms, travel agencies, security and commodity brokers, and employment services.

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.

PARCEL(S) ZONING:
UDC ARTICLE 4: ZONES
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1785

4.7.20. COMMERCIAL ZONE (C-1)
This zone provides for low-intensity, commercial and other uses that are compatible with adjacent residential uses. Residential and select other agriculture, civic, recreational, and utility uses may also be permitted that provide reasonable compatibility with adjoining residential uses.

PERMITTED USE:
Confirmation that Parcel 113-07-137A lies within the C-1 zone and the proposed Administrative & Professional Office and Medical Service-Outpatient uses, as defined under 11.3.4.A and 11.3.4.R are deemed as a permitted uses under Table 4.8-4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2077

APPLICABLE USE SPECIFIC STANDARDS:

ADMINISTRATIVE AND PROFESSIONAL OFFICE: 4.9.13.O: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2971

MEDICAL SERVICE – OUTPATIENT: 4.9.4.O.2 and 4.9.13.O
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2222
and
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2971

ZONING REVIEW COMMENTS SUMMARY:

1. COMMENT: PRELIMINARY REVIEW
The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Building Permit/Site Plan combination review process, the Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards.
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/minor_changes_to_commercial_industrial_sites_.pdf

2. COMMENT: UDC ARTICLE 6: DIMENSIONAL STANDARDS & MEASUREMENTS
MAXIMUM BUILDING HEIGHT:
30’-0”

FRONT YARD SETBACK
10’-0” (E Fort Lowell Rd is a Major Streets and Route, Arterial):

INTERIOR SIDE YARD SETBACK, NON-RESIDENTIAL USE ADJACENT TO NON-RESIDENTIAL ZONE:
0’-0” for the East and West Property Lines

INTERIOR SIDE YARD SETBACK, NON- RESIDENTIAL USE ADJACENT TO RESIDENTIAL ZONE:
1.5 x the height of the proposed structure for the South Property Line

3. COMMENT: UDC ARTICLE 7: DEVELOPMENT STANDARDS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5321

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

Revise vehicle parking by breaking out the building square foot percentage of the two anticipated uses:

Commercial Services Use Group – Administrative and Professional Office: 1 parking stall / 300 square feet of Gross Floor Area (GFA)

Commercial Services Use Group – Medical Service-Outpatient: 1 parking stall / 200 square feet of Gross Floor Area (GFA)

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

Revise bicycle parking by breaking out the building square foot percentage of the two anticipated uses:

Commercial Services Use Group – Administrative and Professional Office:
Short-Term Bicycle Parking: 1 space per 20,000 sq. ft. GFA. Minimum requirement is 2 spaces.
Long-Term Bicycle Parking: 1 space per 6,000 sq. ft. GFA. Minimum requirement is 2 spaces.

Commercial Services Use Group – Medical Service-Outpatient:
Short-Term Bicycle Parking: 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces.
Long-Term Bicycle Parking: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces.

Refer to Landscape Reviewer comments for landscaping requirements.

Per 7.6. Landscaping and Screening
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5860

4. COMMENT: PEDESTRIAN CIRCULATION
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.

In providing the site plan, include the detailing of the ADA ramp between the two proposed ADA stalls as well as the ADA parking signage.

5. COMMENT: UDC ARTICLE 5: OVERLAY ZONES
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3088

This parcel falls within the Major Streets and Routes (MS&R) overlay zone (E Fort Lowell Rd) and is subject to stipulations as indicated in UDC Sections 5.4.

6. COMMENT: BUILDING PERMIT
The proposed development can be submitted as a Commercial Building permit with an enhanced site plan combination to describe the proposed changes to the exterior.

7. COMMENT: UDC ARTICLE 7a: SIGN STANDARDS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-25951

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 REFERENCES:

SECTION 5: LANDSCAPING AND SCREENING
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
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
The building currently has one existing domestic water meter size (1-inch). This service is connected to the 12-inch cement asbestos water main (A Zone) located within the north side of the parcel within the right-of-way of E Fort Lowell Rd.
Water pressure in this area is 49-56 PSI at an elevation of 2378ft. Water pressure can vary by an additional 5 psi +/-.
Please note that there is a designated easement located along the south side perimeter of the parcel. This easement is reserved for utility and/or access purposes, as recorded in the property documentation.
No physical construction or permanent structures are permitted within the boundaries of this easement.
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