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Plan Review Detail

Plan Number: TP-PRE-0326-00074
Parcel: 105102690

Address:
4214 N 1ST AV

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0326-00074
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
Review Date Reviewer's Name Type of Review Description Status Comments
Building Official * REVIEW COMPLETED
Fire New Construction * REVIEW COMPLETED TP-PRE-0326-00074 • Pre-Application Conference Review v1 • 4214 N 1ST AV TUCSON, AZ 85719:
Based on the information provided, TFD has no comments at this time.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Residential Zoning * REVIEW COMPLETED PDSD TRANSMITTAL

CITY OF TUCSON, PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
Jeffrey William Cassidy, Planner jeffrey.cassidy@tucsonaz.gov
Current Zoning - Residential Review Section

TRANSMITTAL DATE:
April 08, 2026

PRE-APPLICATION CONFERENCE:
TP-PRE-0326-00074

BRIEF SUMMARY DESCRIPTION / NARRATIVE:
A new 658 square foot Scooter’s Coffee Kiosk within the Rillito Crossings Market Place utilizing existing onsite utilities for seamless integration featuring a dedicated drive-thru lane featuring a 150-foot stacking length has been designed to ensure efficient customer flow.
A building permit application has been formally submitted. We respectfully request the approval of our Development Package (TC-COM-0226-00146), as required by the Planning and Development Services Department (PDSD), to move forward with this project.
CUSTOMER:
Rory C Heggie, Julie Miller
Studio H Architects 1335 N Main St Meridian, ID 83642
permits@studioharchitects.com (208) 649-8306

PROJECT:
Address:
4214 N 1ST AV TUCSON, AZ 85719

Parcel:
105-10-2690

Legal Description:
RILLITO CROSSING MARKETPLACE LOT 4 SQ20142540426
Township 13S, Range 14E, Section 19

Acreage / Square Feet:
Approximately 0.55 acres or 24,116 square feet

Zoning:
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.

Existing Use / Certificate of Occupancy:
Approximately 40% Vacant, Undeveloped Land; Approximately 10% for shared access (internal drive aisle) and the remaining 50% consisting of a Landscaped Parking Lot appearing to serve the LA Fitness users.
Proposed Use(s) (Per UDC Definition):
11.3.4. COMMERCIAL SERVICES USE GROUP

N. Food Service
The preparation and sale of food primarily for consumption as a meal on or off premises. Typical uses include restaurants, coffee shops, cafeterias, and fast-food establishments. To differentiate between a Food Service use (restaurant) that serves alcoholic beverages and an alcoholic beverage service use (bar) that serves food, refer to the definition of restaurant.

Permitted Use / Use Specific Standards:
Zoning confirmation that Parcel 105-10-2690 lies within the C-1 zone and the proposed Food Service use, as defined under 11.3.4.N (above) is deemed as a permitted use under Table 4.8-4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2103

with the use specific standards 4.9.4.M.1 & 5 and 4.9.13.O found under

4.9.4.M.1 & 5 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2222
4.9.13.O https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2971

4.9.4.M.1
Activities may be conducted outdoors. Loudspeakers or music, live or recorded, shall not be permitted within 600 feet of a residentially zoned property.

4.9.4.M.5
To differentiate between a restaurant that serves alcoholic beverages and a bar that serves food, a restaurant meets the following standards.

a. The full kitchen remains open and meals are available to patrons during all hours of operation, except as follows. Restaurants open later than 10:00 p.m. must keep the full kitchen open until at least 10:00 p.m. to maintain their classification as a Restaurant.

b. Management cannot ask for age verification (carding) for admittance to the establishment.

c. Management cannot restrict patronage by age or sex (i.e., Ladies Night, Over 21, etc.) except for limited special services or events within certain limited areas of the establishment.

d. A cover charge cannot be required for general admittance, except for special services or events offered within certain areas of the establishment.

e. Management shall maintain a minimum amount of table seating at all times and not have tables removed to create a dance floor or set aside major sections of the establishment for special events.

f. The gross revenue sale of food complies with A.R.S. § 4-205.02(G)(2).

4.9.13.O
The following restrictions apply to all uses and development in this zone:

1. Drive-through services are prohibited except as follows.

a. Commercial Services and Retail Trade Uses may provide one drive-through lane.
b. Financial Services Use may provide two drive-through lanes and one Automated Teller Machine (ATM) service lane.

2. All land use activities shall be conducted entirely within an enclosed building unless specifically provided otherwise, except as follows:

a. Agricultural Use Group: Community Garden, Urban Farm, or any urban agriculture-related use;
b. Civic Use Group: Cemetery, Education Elementary & Secondary Schools;
c. Commercial Use Group: Commercial Recreation (except shooting ranges which must be located in an enclosed building), Medical Services, Extended Health Care;
d. Recreation Use Group: Golf Course, Parks and Recreation;
e. Retail Trade Use Group: Food and Beverage Sales (Farmers’ Market only); and,
f. Vehicular use areas.

Related 2026 Case Numbers:
TC-COM-0226-00146 Commercial Permit
TR-ROW-0126-00117 Right of Way

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:
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 require 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:
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.

4. Comment:
An access easement would be insufficient to permit access between the parcels 105-10-2680 (north of this parcel), 105-10-2700 (east of this parcel) and 105-10-2710 (south of this parcel). At minimum, a cross-access agreement would need to be established and submitted as part of the permit. In all likelihood this already exists so it may be simple clarification exercise.

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

Per 5.4. Major Street and Routes Setback Zone (MS&R)
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3448

6. Comment:
N First Av is classified as a Major Local Road, has a proposed right-of-way width of 105’-0” but current north and south parcel locations indicate an existing 120’-0” right-of-way.

UDC ARTICLE 6: DIMENSIONAL STANDARDS AND MEASUREMENTS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4833

7. Comment:
As this project lies within the C-1 zone, refer to Table 6.3-4A for the Dimensional Standards
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4971

8. Comment:
Perimeter Yard (Setback) – Street (West): 20’-0”

9. Comment:
Perimeter Yard (Setback) – Interior – Non-Residential to Non-Residential (North, South and East): 0’

10. Comment:
Maximum Building Height: 30’-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

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

11. Comment:
1 parking stall / 300 square feet of Gross Floor Area (GFA) (Commercial Use Group)
Drawings currently indicate approximately 678 square feet / 300 square feet = 2 parking stalls required

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 7.4.7. and Table 7.4.7-1: Minimum Vehicle Stacking Requirements
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5690

12. Comment:
Three minimum vehicle stacking capacity (per Drive-through Lane) – The space at the point of service counts as one vehicle space.

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:
Per 7.4.8.B.1.a.(1) Exceptions: No long-term bicycle parking is required on a site where there is less than 2,500 square feet of gross floor area.

14. Comment:
Short-Term Bicycle Parking: 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

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

15. 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
ROW Engineering Review * REVIEW COMPLETED DTM Review Comments:
Standard Review comments for this location.
1) Any work performed with in the City Right of Way to require separate Righ of Way permit application per scope of work to be performed.
2) Any damaged or missing Sidewalk panels along property frontages will require repair.

Zane.Swenson@Tucsonaz.gov
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0326-00074
Project: Drive-Thru Coffee Shop
Location: 4214 N 1ST AV
Review Date: 04/09/2026
Reviewer: Dylan Molina – Engineering Associate – Site Engineering
Related Cases: TC-COM-0226-00146, TR-ROW-0126-00117

*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 portion of the lot lies within a COT 100-yr floodplain associated with the Ruthrauff Basin and will require a separate Floodplain Use Permit (FPU) to be issued prior to any other permits issuance. A drainage report will be needed to accurately delineate the limits of 100-yr floodplain for this lot along with calculating the Base Flood Elevation and required Finished Floor elevation for any proposed structures.
2. Provide the following additions or changes to the site plan when applying for development package and building permits:
a. A drainage report with full compliance of first flush retention/balanced basin detention requirements. Refer to the DSSDR chapters 2, 3, & 4. Content and format requirements for the drainage report can be found in chapter 10 of the DSSDR. Drainage must follow Drainage Improvement Plan for Ruthrauff Basin.
b. Grading Plan to include cut and fill quantities and total area of disturbance. TSM 2-01.0.0
3. The following must be included on the site plan page(s):
a. Delineate the 100-yr floodplain per completed drainage report. Include the BFE and FFE on site plans for DP and building permit.
b. 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. Please show circulation path to connect to sidewalk on the street frontage of 1ST AV.
c. Address pedestrian striped path to accessible parking space. The path does not lead up to the an accessible route to parking space.
d. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0
e. Provide trash enclosure details. TSM 8-01.5.0 & TSM 8-01.9.0
f. If utilizing trash enclosure that is shared with other tenants, then waste stream calculations are needed for all tenants/properties utilizing same waste collection service. Please contact Andy Vera Andy.Vera@tucsonaz.gov for Environmental Services questions, and permission for variance for TSM 8-01.5.0
g. Show downspouts and scuppers on site plan. Must match DP and building permit. TSM 7-01.4.1.E
h. Be aware that approval and issuance of Development Package will be required before Site Engineering can approve building permit (TC-COM-0226-00146).

This review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during submission process.
If you have any questions or concerns, please contact Dylan Molina at Dylan.Molina@tucsonaz.gov.
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: NEW CONSTRUCTION OF THE SCOOTER'S COFFEE CHAIN AT THE RILLITO CROSSINGS MARKET PLACE
ACTIVITY NO: TP-PRE-0326-00074
ADDRESS: 4214 N 1ST AV
ZONING: COMMERCIAL ZONE (C-1)
LAND USE: COMMERCIAL
2026.04.06

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:

**PER COORDINATION WITH SITE ZONING STAFF, IT HAS BEEN DETERMINED THAT SINCE THIS IS A NEW COMMERCIAL USE REQUIRING A DEVELOPMENT PACKAGE AND INCLUDES A COMMERCIAL SCALE PARKING AREA THAT FULL LANDSCAPE COMPLIANCE IS REQUIRED. ALL OF THE COMMENTS PRESENTED IN THE PRE-APPLICATION MEETING ON 2026.04.09 WILL NEED TO BE MET DURING THE DEVELOPMENT PACKAGE REVIEW.

1. 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: All new developments require the submittal of a landscape plan set. Preparation of the landscape plans shall adhere to UDC 7.6 and Administrative Manual 2-10.

3. 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.

4. 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 1st Av requires a 10’ landscape border and a 30” screen located on the project side of the ROW/Future ROW.

**NOTE: THE CURB LINE FOR THE ACCESS LANE IS VERY CLOSE TO THE ROW/PROPERTY LINE ALONG 1ST AV. THE STREET LANDSCAPE BORDER STANDARD DIMENSION IS 10 FEET IN WIDTH ON THE PROPERTY SIDE OF THE ROW/FUTURE ROW. UP TO 5 FEET OF THE BORDER CAN BE WITHIN THE ROW WITH APPROVAL FROM DTM. SEE COMMENT NUMBER 12 BELOW FOR DESIGN DEVELOPMENT OPTION AND BOARD ADJUSTMENT VARIANCE AND POSSIBLE RELIEF FROM THIS STANDARD.

5. A drip irrigation plan and details are required for all proposed landscape planting areas.

6. 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.

7. 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.

8. 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.

9. 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.

10. 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.

11. 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.

12. **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

Please let me know if you have any questions.

Thank you.
Chad Keller, PLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
TW New Area Development * REVIEW COMPLETED Project does not appear to affect utility or easements.
There is a water main in an easement in the parking lot, but no water services currently for this parcel.
Water pressure at this location is estimated at 72-79 psi at an assumed elevation of 2326'. Water pressure can vary an additional 5-10 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.