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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-1125-00235
Review Name: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements * | REVIEW COMPLETED | TP-PRE-1125-00235 -The applicant is requesting to remodel an existing vacant commercial space into a furniture store of approximately 185,000 square feet in which this land use is classified in the Unified Development Code as Retail – General Merchandise Sales, Large Retail Establishment (LRE). LREs are normally permitted through Mayor and Council Special Exception Procedure subject to use specific standards 4.9.9.D in the Unified Development Code (UDC) Table 4.8-4. The Mayor and Council Special Exception procedure requires a) holding a required neighborhood meeting, b) a Zoning Examiner public hearing, and c) Mayor and Council approval. However, if the non-conforming status can be verified per UDC 9.2.1, then an existing nonconforming use may be substituted with the same use or another use from the same Land Use Class without affecting the nonconforming status of the use or structures on the property. The substitution may be approved in accordance with Section 3.3.3, PDSD Director Approval Procedure, if the substitute use complies with Section 9.2.4.B, .C, and .D. Determination of discontinuance is based upon a consideration of relevant activities and records, including, but not limited to, business license records and/or utility records and the continued maintenance of the property which indicates the intent to continue or discontinue such use. Property left in disrepair or in an unkempt condition is considered in the discontinuance of the use. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-1125-00235 • Pre-Application Conference Entitlements Review v1 • 4570 N ORACLE RD 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 | ||||
| Site Engineering * | REVIEW COMPLETED | Site Engineering has no comments. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | Site Landscape has no comments or concerns with this remodel. Thank you. Chad Keller, RLA chad.keller@tucsonaz.gov |
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| Site Zoning * | REVIEW COMPLETED | CDRC Entitlements Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-1125-00235 Address: 4570 N ORACLE RD Parcel(s): 10511061A Existing Zoning: C-3 Existing Use: Vacant Proposed Use: General Merchandise Sales, Large Retail Establishment TRANSMITTAL DATE: December 3, 2025 COMMENTS: 1. COMMENT: The site is zoned C-3 and the proposed use is Retail – General Merchandise Sales, Large Retail Establishment which is permitted through Mayor and Council Special Exception Procedure subject to use specific standards 4.9.9.D UDC Table 4.8-4) unless eligible for the following. 2. COMMENT: It is unclear whether the proposed use is legal nonconforming and would qualify for UDC 9.2.3 Substitution with a Use Within the Same Land Use Class. Per UDC 9.2.3, “an existing nonconforming use may be substituted with the same use or another sue from the same Land Use Class without affecting the nonconforming status of the use or structures on the property. The substitution may be approved in accordance with Section 3.3.3, PDSD Director Approval Procedure, if the substitute use complies with Section 9.2.4.B.C and D". In addition, the applicant must provide documentation that the use was not discontinued per UDC 9.2.1. Per UDC 9.2.1 “A nonconforming use may be resumed if the nonconforming use activity has been discontinued for less than six months. A. A discontinued nonconforming use may be substituted with another nonconforming use , as provided by Section 9.2.3, Substitution with a Use within the Same Land Use Class, and Section 9.2.4, Substitution with a Use from a Different Land Use Class, provided such nonconforming use is substituted within the six-month period. B. The right to resume a nonconforming use is lost if the discontinuance is for six months or more or if a change to a conforming use occurs. Determination of discontinuance is based upon a consideration of relevant activities and records, including, but not limited to, business license records and/or utility records and the continued maintenance of the property which indicates the intent to continue or discontinue such use. Property left in disrepair or in an unkempt condition is considered in the discontinuance of the use.” Please submit a request for a Nonconforming Status Letter to determine if it is eligible. 3. 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, 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 Loran.Shamis@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | In comparing anticipated trip generation for the previous land use (department store) with the proposed land use (furniture store), the proposed furniture store land use has a lower anticipated trip generation for weekday, AM & PM peak hours, and Saturdays. As such, no concerns with the development's effects on the surrounding roadway network. Thanks! | |||
| TW New Area Development * | REVIEW COMPLETED | TP-PRE-1125-00235 (4570 N ORACLE RD TUCSON, AZ 85705) Allow a furniture retail store to remodel and conduct sales in vacant Sears building. Based on the information provided, Tucson Water has no objections to, or comments on the proposed development. The building is currently served by two existing 2-inch potable water meter connections, which are sufficient to meet the facility’s demand. In addition, there are three fire hydrants all around the building as well as an existing fire service connection available on site. 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 Tucson Water - New Area Development Abdullah.Salman@tucsonaz.gov |