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Plan Review Detail

Plan Number: TP-PRE-0426-00080
Parcel: 134270090

Address: Unknown

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0426-00080
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-0426-00080 • Pre-Application Conference Review v1 • APN’S 134-27-0050 / 0060 / 0090:
Based on the information provided, TFD has the following comments:
1. Verify project meets the required fire flow. IFC 24, B105.2
2. Verify required hydrant coverage. IFC 24, 507.5
3. Verify dead ends in excess of 150’ are provided with turnarounds. IFC, 2024, D103.4
4. Provide access in accordance with IFC 2024, 503.1
5. Provide Knox access at gates, IFC 2024, 506.1.1
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
ROW Engineering Review * REVIEW COMPLETED DTM Review Comments -
1) Broadway Pl road is a Private access road owned and maintained by Broadway Properties Assn and is outside the City of Tucson Right of Way.
2) Should future modification or adjustment be made DTM would review based on the contact points.
3) Recommendation for roadway contact points is that Driveway should meet PAG 206 Standard detail design and TSM section 10-01.4.3; Sidewalk meeting PAG 200 standard detail 5' min sidewalk width be installed along full frontage of the property Line. This assist in maintaining clear continuity for Traveling and Pedestrian public using your facilities, future improve to Broadway Pl road..

Zane.swenson@tucsonaz.gov
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0426-00080
Project: RV Storage & Office Complex
Location: 134270050, 134270090, 134270060
Review Date: 04/28/2026
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. A geotechnical report associated with the new build will be required at submission of the Development Package. 

3. A drainage report will need to be submitted with the development package. 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. Please review the provided Broadway Proper Plan for additional drainage requirements.

4. A Storm Water Pollution Prevention Plan (SWPPP) and dust control permit will be required for development greater than 1 acre.

5. Provide the following additions or changes to the site plan when applying for development package and building permits:

a. 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 demonstrate this for the RV parking area and that all buildings have accessible ramps associated with paths.

b. Sight visibility triangles (SVT) will need to be shown at site access points TSM 10-01.5.0

c. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0

d. 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

e. Show downspouts and scuppers on site plan. Must match DP and building permit. TSM 7-01.4.1.E

f. Provide PAAL widths in accordance with UDC 7.4.6. 

6. Check minimum vehicle stacking requirements for RV wash, sewage and vending area. UDC 7.4.7

7. Project lies on former Broadway South Landfill. Please contact Andy Vera Andy.Vera@tucsonaz.gov for Environmental Services questions regarding prior landfill requirements.

8. Verify what process are you submitting for in permitting review. review requirements for Combo of Parcels, Tentative/Final, Block Plat. AM 2-07.0.0

9. Please review adherence to Broadway Proper Redevelopment Plan, October 1984. Link provided here: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/bpall.pdf

10. Grading plan in conformance with master drainage plan. See Final Plat for Broadway Proper and Broadway Proper Redevelopment Plan, October 1984.

11. Master methane control plan prior or to issuance approved by City of Tucson and the Arizona Department of Health Services. See Final Plat for Broadway Proper and Broadway Proper Redevelopment Plan, October 1984.

12. An approved methane gas control and mitigation system shall have been installed per plans certified by a registered professional engineer prior to issuance of certificate of occupancy. See Final Plat for Broadway Proper and Broadway Proper Redevelopment Plan, October 1984.

13. Show missing easements shown in the Final Plat for Broadway Proper: NORTH 60’ storm drain easement; SOUTH 25’ drainage, emergency and maintenance access easement; EAST 28’ easement, 15’ easement 5’ additional easement; TEP 15’x15’ easements, and Pantano 50’ easement from scour measured from top of bank. Please see Broadway Proper Redevelopment Plan, October 1984 for additional requirements.

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 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: PROPOSED RV & BOAT STORAGE FACILITY ALONG WITH OFFICE COMPLEX FACILITY
ACTIVITY NO: TP-PRE-0426-00080
PARCEL: 134270050
ZONING: OFFICE ZONE (O-3), OFFICE (OCR-2), COMMERCIAL (C-3); BROADWAY PROPER REDEVELOPMENT PLAN
LAND USE: STORAGE FACILITY, OFFICE AND COMMERCIAL
2026.04.29

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.

BROADWAY PROPER REDEVELOPMENT PLAN BLOCKS E, F AND I COMMENTS:

1. Development Area E, F and I have a minimum landscape coverage requirement of 10 percent of each of the development areas.

2. Provide well-designed open spaces in relation to new buildings, including appropriately screened and landscaped pedestrian and parking areas. To encourage excellence of design and provision of publicly accessible, landscaped open spaces.

3. Per the Broadway Proper Final Plat document: “All lots within this plat shall be developed according to the terms of the Broadway Proper Redevelopment Plan adopted October 22, 1984. Prior to the issuance of the building permit on any lot, a subdivision plat and/or a development plan and a landscape plan for that lot will be approved by CDRC/PDSD.”

GENERAL SITE LANDSCAPE/NPPO REVIEW SECTION COMMENTS:

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. 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 south property line of this proposal. This border will require trees and a 5’ wall at the property line.

5. 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. S Broadway Pl requires a 10’ landscape border and a 5’ screen located at the rear perimeter of the landscape border. All street landscape borders are designed on the project side of the ROW/Future ROW.

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

8. 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.

9. 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.

10. 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.

11. 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.

12. 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.

13. **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-0426-00080
Parcels: 134270050, 134270060, 134270090
Zoning: C-3, OCR-2, O-3
Existing Use: Vacant
Proposed Use: Personal Storage / Administrative and Professional Office
TRANSMITTAL DATE: 4/30/2026

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. Personal Storage is an allowed use in the C-2 and OCR-2 zones subject to Use Specific Standards 4.9.10.C.3 & .6. Personal Storage is not an allowed use in the O-3 zone. Administrative and Professional Office is an allowed use in the O-3 zone subject to Use Specific Standards 4.9.13.K. Plans refer to UDC 1.4.2.E which says “On any lot that was under single ownership and of record on September 20, 1948, and divided by a zoning boundary into two or more separate zoning categories, the permitted uses and accessory uses allowed in one zone may encroach 25’ into the other zone if such zone is more restrictive and the encroaching use is not permitted in the more restrictive zone”. Demonstrate compliance with this section of the code.

3. Demonstrate compliance with Broadway Proper Final Plat (MP39-087) which states “All lots within the plat shall be developed according to the terms of the Broadway Proper Redevelopment Plan adopted October 22, 1984.
https://maps-and-records.tucsonaz.gov/subdivisions/details/MP-39087&0
https://www.tucsonaz.gov/files/sharedassets/public/city-services/planning-development-services/documents/bpall.pdf

• Development Standards for Parcel 134270050 per the Broadway Proper Redevelopment Plan:
a. Primary Uses Permitted: Local business uses. Alternative uses: Multifamily not to exceed 80 dwelling units per acre and subject to OCR-2 zoning restrictions.
b. Maximum Height: 140’
c. Maximum Building Coverage: 30% of site area
d. Maximum Floor Area Ratio: 3.0
e. Minimum Landscape Coverage: 10% of site area

• Development Standards for Parcel 134270060 per Broadway Proper Redevelopment Plan:
a. Primary Uses Permitted: Local business uses. Alternative Uses: Multifamily not to exceed 60 dwelling units per acre and subject to OCR-2 restrictions.
b. Maximum Height: 75’
c. Maximum Building Coverage: 30% of site area
d. Maximum Floor Area Ratio: 1.0
e. Minimum Landscaping Coverage: 10% of site

• Development Standards for Parcel 134270090 per Broadway Proper Redevelopment Plan:
a. Primary Uses Permitted: Multifamily residences and non-housekeeping rooms, plus food and health services.
b. Maximum Height: 75’
c. Maximum Building Coverage: 20% of site area
d. Maximum Floor Area Ratio: 1.0
e. Minimum Landscaping Coverage: 10% of site

4. Submittal of a Zoning Determination will be necessary to ensure that the proposed uses are permissible per the final plat.

5. If necessary, you can modify the Broadway Proper Redevelopment Plan. Please reach out to John Beall at John.Beall@tucsonaz.gov for additional information about modifying the plan.

6. Per Maps and Records Book 39 Page 87 (MP89-087), there are several easements associated with these parcels. Ensure they are drawn, labeled, and dimensioned on the Development Package.

7. Setbacks:
a. C-3: Nonresidential Use to Nonresidential Zone = 0 side/rear
b. C-3: Nonresidential Use to Residential Zone = 1.5 x (Height) side/rear
c. OCR-2: Nonresidential Use to Nonresidential Zone = 0 side/rear
d. OCR-2: Nonresidential Use to Residential Zone = 2 x (Height) side/rear
e. O-3: Nonresidential Use to Nonresidential/Residential Zone = Greater of 10’ or ¾ (Height) side/rear
f. Front Street: 20’ nonresidential abutting a local street

8. Ensure compliance with UDC Table 7.4.4-1: Minimum Number of Motor Vehicle Spaces Required:
a. Personal Storage: 0 spaces required for storage units, if storage units have direct vehicular access, and a minimum of 2 spaces for any associated office. 1 space per 4,000sf GFA, if storage units don’t have direct vehicular access, and a minimum of 2 spaces for any associated office.
b. Administrative/Professional Office: 1 space per 300sf GFA

9. Ensure compliance with UDC Table 7.4.8-1: Minimum Number of Bicycle Parking Spaces:
a. Personal Storage – Short Term: 2 spaces
b. Personal Storage – Long Term: None
c. Administrative/Professional Office – Short Term: 1 space/20,000sf GFA; min. 2 spaces
Administrative/Professional Office – Long Term: 1 space/6,000sf GFA; min. 2 spaces

10. Ensure compliance with UDC 7.4.6-2: Two-way access lanes or PAAL’s within a storage use development are a min. 30’ wide.

11. Ensure compliance with UDC Table 7.4.11-1: Minimum Required EVSE
Personal Storage:
a. Not Required
Administrative and Professional Office:
a. EV Installed = 0
b. EV Ready = 5%
c. EV Capable = 15%

12. Ensure compliance with UDC Table 7.5.5-A: Required Loading Areas Land Use Group/Class Personal Storage w/o direct vehicular access:
a. Less than 50,000sf GFA = 1 space

13. 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 dumpster areas, and all other common use areas.

14. As these 3 properties will function as one site, a Lot Combination or a signed covenant will be required.
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/submission-documents/covenant-regarding-development-and-use-of-real-property-udc-with-release.pdf
https://www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf

15. 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.
Please note that there are three existing stubs available to provide domestic water service to the proposed project. All three stubs are connected to the existing 8-inch PVC water main (D Zone) located on the east side of the parcel, adjacent to Pantano Wash.
Water pressure in this area ranges from 81 to 88 PSI at an elevation of 2,589 feet. Please note that water pressure may vary by an additional ±5 PSI.
This project may receive higher than normal water pressure and may require individual pressure regulators as part of the private plumbing. The installation of a pressure regulator may create a closed system. Consult local plumbing codes for pressure relief and thermal expansion requirements.
There are designated easements located in and around the parcel. One easement is located along the eastern perimeter of the parcel, while another is located on the southeastern side within the parcel. These easements are 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 recorded easements.
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 Kathryn Gerber (Engineering Manager) at Kathryn.Gerber@tucsonaz.gov.