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Plan Review Detail

Plan Number: TP-PRE-1026-00200
Parcel: 10601229G

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-1026-00200
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-1026-00200 • Pre-Application Conference Review v1 • 523 E GAY ST TUCSON, AZ 85705:
Based on the information provided, TFD has the following comments:
1. Provide Knox access at gates, IFC 2024, 506.1.1 (please note electric gates require a Knox key switch)
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
ROW Engineering Review * REVIEW COMPLETED No impact to public ROW. Gay St is a private street.
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-1026-00200
Project: We are seeking to change the approved use at 523 E Gay Street. The site currently has an approved use as a warehouse, and we are seeking a change of use for the property to an instructional school. We have analyzed the parking and would need 25 – which will be split across this property and the adjacent property of 3637 N 1st Ave which has the same ownership. The next phase of the project will consist of a Tenant improvement to the property on 523 E Gay Street. There is no structural or exterior work required on this project. No chemicals used at site.
Location: 523 E GAY ST
Review Date: 10/8/2026
Reviewer: Marco Contreras & Joe Macaulay
Related Cases:
Marco Run
*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. 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. Applicable Waste Management Standards:
a. Provide the Waste Stream Calculations for the entire site on the Development Package cover sheet or where able to on the plan set. [TSM 8-01.8.0]
b. 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’ & 28’x40’ for two enclosures. TSM 8-01.5.3 and TSM 8-01.5.3.F
3. As this is a significant change of use from warehouse to an instructional school – it will be required that vertical separation requirements be addressed for a majority of the connection shown going West-East across the site – particularly for the portion of the path that directly abuts Buildings #1 & 2. [TSM 7-01.4.2]. This can be accomplished through the use of curbing, barriers/bollards, railing, planters, etc.
4. The northernmost parking space shown at the NE corner of existing Building #3 will need to be reviewed and revised. As currently shown, it would appear unlikely that a vehicle could effectively maneuver in the event the other spaces are occupied. This will need to meet back-up spur requirements. [UDC 7.4.6.F.4]
5. The crosswalk shown to connect the West to the East portions of the site – This path connection will need to be reviewed and revised due to the significant conflicts the current proposal displays. As the PAAL is mainly going through this corridor, it is required that the path connection be revised more towards the south to allow for proper protection for pedestrians.

*** *NOTICE: These comments are provided for pre-application purposes only and are based solely on the conceptual information submitted to date. This review does not constitute an approval, and compliance with these comments does not guarantee approval of a subsequent submittal. Additional comments, including comments on items not addressed here, may be issued during formal review of the Development Package as more detailed plans become available.*


If you have any questions or concerns, please contact marco.contreras@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: CHANGE THE APPROVED USE
ACTIVITY NO: TP-PRE-1026-00200
ADDRESS: 523 E GAY ST
ZONING: COMMERCIAL ZONE (C-2)
LAND USE: WAREHOUSE
10.5.2026

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 is an existing site, and the change of use does not include expansion of land area, floor area, lot coverage, or vehicle use area. With that being said, there are no additional site landscape comments or requirements for this site.

Thank you.

CHAD KELLER - PLA
LANDSCAPE ARCHITECT

CITY OF TUCSON – PDSD, SITE REVIEW SECTION
CHAD.KELLER@TUCSONAZ.GOV
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
PDSD Zoning Review
FROM: Krista Hansen, Lead Planner
PROJECT: Pre-submittal meeting TP-PRE-1026-00200

Parcels: 106012190, 10601229G
Address: 523 E GAY ST, 3637 N 1ST AVE
Zoning: C-2
Proposed Use: Educational Use - Instructional School

TRANSMITTAL DATE: 10/6/2026

COMMENTS:
1. Any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). The proposed plans require submission of a Development Package and a building permit (for a change of use to "Instructional School"). These permits can be submitted concurrently, but the building plans cannot be approved until the DP is approved.
2. The site will require a lot combination of Parcels 106012190 and 10601229G processed through Pima County Assessors before final approval is provided to submitted plans: www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf
3. The site is zoned C-2. The proposed use is an Instructional School which is permitted.
4. Dimensional Standards per UDC Table 6.3-4.A:
a. Interior lot line setbacks: 0 ft
b. Street setback to Gay St: 20 ft
c. Street setback to 1st Ave: 10 ft (Major Street & Route)
d. Maximum building height: 40 ft
5. Motor Vehicle parking ratios (UDC Table 7.4.4-1). Show compliance with UDC 7.4.6, Design Standards and ADA parking requirements/standards (www.ada.gov/topics/parking).
a. Instructional School: 1 space per 200 sq ft GFA
b. Commercial Storage: 1 space per 5,000 sq ft GFA
6. Bicycle parking ratios (UDC Table 7.4.8-1). Show compliance with UDC 7.4.9, Design Standards.
a. Instructional School: Short-term: 1 space per 10 students of planned capacity (min 2); Long-term: 1 space per 10 employees plus 1 space per 10 students of planned capacity
b. Commercial Storage: Short-term: None; Long-term: 1 space per 40,000 sq. ft. GFA. (min 2)
7. Per UDC Table 7.4.11-1, EVSE parking is not required.
8. Per Technical Standards Manual (TSM) 7-01.4.2.A, sidewalks associated with PAALs must be physically separated from any vehicular travel lane by means of curbing, grade separation (min six inches), barriers, railings, or other means. Provide separation between the sidewalks adjacent to Buildings 1 and 2 and the PAAL/parking spaces.
9. The crosswalk cannot run parallel with the roadway. Reconfigure crosswalk to keep crossing distance as short as possible.
10. 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 Zoning to assure compliance with the applicable UDC development criteria and Technical Standards.

If you have any questions, please contact me at krista.hansen@tucsonaz.gov.
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
There’s an existing 5/8-inch water meter currently serving the lot. This service is connected to 4-inch cement asbestos water main (A Zone) located within the south side of the parcel within the right-of-way of E Gay St.
Water pressure in this area is 63-70 PSI at an elevation of 2346ft. 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.