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Plan Review Detail

Plan Number: TP-PRE-0625-00117
Parcel: 12902048A

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0625-00117
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
Review Date Reviewer's Name Type of Review Description Status Comments
Entitlements REVIEW COMPLETED Alcohol Service and Food/Beverage components require opting into the Sunshine Mile Urban Overlay District.
Development guidelines and restrictions can be found in the SMD Overlay document here:
https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/smd_document_final_9-14-21.pdf
Fire New Construction REVIEW COMPLETED TP-PRE-0625-00117 • Pre-Application Conference Review v1 • 2920 E BROADWAY BL TUCSON, AZ 85716:
Based on the information provided, TFD has no comments at this time.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
ROW Engineering Review REVIEW COMPLETED DTM ROW Engineering has no comments at this time.
Site Engineering REVIEW COMPLETED TP-PRE-0625-00117
2920 E Broadway Bl

Site Engineering comments are as follows:

Please provide a site plan to show full code compliance for the entire site.
New waste stream calculations are required for shared trash bins, trash enclosures are required, and new waste calculations are required for shared trash bins. REF: TSM 8-01.8.0
Location of maneuverability should be shown on the site plan. REF: TSM 8-01.5.3

Isaac Tineo isaac.tineo@tucsonaz.gov
Site Landscape REVIEW COMPLETED CDRC TRANSMITTAL
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: REMODEL OF TENANT SPACE FOR STACKS II BOOK CLUB
ACTIVITY NO: TP-PRE-0625-00117
ADDRESS: 2920 E BROADWAY BL
ZONING: C-1 COMMERCIAL ZONE; UOD-3 (MID-CENTURY SUBDISTRICT)
LAND USE: COMMERCIAL BOOKSTORE, COFFEE AND BEER SALES (CHANGE OF USE, FULL CODE COMPLIANCE REQUIRED)


This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants, and water harvesting.

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 and NPPO section to ensure compliance with the applicable UDC development criteria and Technical Standards.

SUNSHINE MILE; MID CENTURY SUB DISTRICT SITE LANDSCAPE/NPPO COMMENTS:

1. Except as required by Subsection III.F, Development Transition Standards, a complete or partial exception to Section 7.6 of the UDC, Landscaping and Screening Standards, may be granted in order to encourage infill and redevelopment on constrained sites. If shade is provided for pedestrians and customers, such as along sidewalks, pedestrian circulation paths and outdoor patios (in accordance with Subsection III.J.1), and there are no adverse impacts on adjoining properties, an exception may be granted by the PDSD Director from the landscaping and screening requirements.

2. Upon submittal of the landscape plan development package, provide documentation and calculations explaining how all of the Sunshine Mile District requirements are being met. Examples: 40% open space and minimum landscape area; environmentally conscious design practices; 70% of the parking areas will be shaded; 50% shade requirement for all sidewalks and pedestrian paths. See the following link for the Sunshine Mile guidelines and requirments: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/smd_document_final_9-14-21.pdf

ADDITIONAL SUNSHINE MILE COMMENTS:

3. Section J (page III-23) Open Space No. 7, Parking areas may not be counted as Open Space.

4. Sunshine Mile Overlay District states that Open Space for Non-Residential use is a minimum of 10% of the lot area. Of that Open Space, 60% of that area must be landscaped. (See page IV-19 of the Sunshine Mile Final Document).

5. Section E of the Sunshine Mile Overlay District, shade shall be provided for at least fifty (50) percent of all sidewalks and pedestrian paths as measured at 2:00 pm on June 21 when the sun is 82 degrees above the horizon. Shade may be provided by trees, arcades, canopies, or shade structures provided their location and design characteristics are compatible with the historic and design context of the street and the architectural integrity of the building. The use of plantings and shade structures in the City Right-Of-Way is permitted to meet this standard with the approval of DTM. See (page III-10).


STANDARD COMMERCIAL SITE LANDSCAPE COMMENTS:

1. A landscape plan is required. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10.

2. Provide the required number of trees in all vehicular parking areas (1 tree to 4 parking spaces) per UDC 7.6.4.B.1. Trees are to be distributed evenly throughout the parking area, UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a. If it is determined that this standard cannot be met due to the nature of the development, then a variance to the UDC site landscape requirements is a viable alternative. Please reach out to Mark Castro with PDSD for more information on the variance process. Mark.Castro@tucsonaz.gov

3. A street landscape border is required along E Broadway Bl per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Commercial landuse (change of use) along MS&R and non-MS&R requires a 10’ street landscape border. If it is determined that this standard cannot be met due to the nature of the development, then a variance to the UDC site landscape requirements is a viable alternative. Please reach out to Mark Castro with PDSD for more information on the variance process. Mark.Castro@tucsonaz.gov

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

5. 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) if necessary for this project.

6. 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.

7. 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. Rainfall only water harvesting infiltration areas will meet the intent of the ordinance.

8. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades, spot elevations and curb cut locations.

9. 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.

10. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0

Thank you.
Chad Keller, RLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
Site Zoning REVIEW COMPLETED CDRC TRANSMITTAL

TO:
Planning & Development Services Department

FROM: Ramiro Olivarez
PDSD Zoning Review Section

PROJECT:
2920 E BROADWAY BL TUCSON, AZ 85716
Zoning: C-1
Pre-Submittal Conference (1st Review)
TP-PRE-0625-00117
TRANSMITTAL DATE: July 17, 2025

1. Comment: 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. Comment: The proposed plans will be considered a change of use.
3. Comment:
*General Merchandise Sales, excluding Large Retail Establishment use is allowed in the C-1 zone with use specific standards C-1:

4.9.9.B.3 –
1. Outdoor display or storage of fertilizer, manure, or other odorous material shall be located at least 30 feet from any interior lot line.
2. The maximum floor area is 2,000 square feet.
3. The site is limited to a maximum of 12 fuel dispensing locations.
4. The following standards shall apply to the retail establishment (store):
a. The retail establishment (store) is limited to a maximum of 100,000 square feet of floor area. The 100,000 square feet of floor area includes gross floor area , outdoor storage areas, and any outside area that provides associated services to the public, such as, but not limited to, outdoor merchandise display, snack bars, etc. Motor vehicle parking or loading areas are not included in the floor area calculation.
b. For the purposes of determining the applicability of the 100,000 square foot floor area maximum, the aggregate square footage of all adjacent stores that share check stands, management, a controlling ownership interest, and storage areas shall be considered one establishment, e.g., a plant nursery associated with a general merchandise store, such as a home improvement store.
c. Establishments greater than 100,000 square feet of floor area (Large Retail Establishments) shall be considered through a special exception land use process as provided in the applicable zone.

and

4.9.13.O -
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 .

*Food service: With Alcoholic Beverage Service as an accessory use to a Food Service use is allowed in the C-1 zone with use specific standards:
C-1: 4.9.4.V.1 - The Food Service establishment shall provide regular meal service at regularly available tables during all hours of operation or until 10:00 p.m. to guests for compensation. The establishment shall have kitchen facilities for keeping, cooking, and preparing foods for meals.
4.9.4.V.3 - 3. The Food Service establishment may serve alcoholic beverages with meals ; however, an area separate from the Food Service use shall not be provided with tables, counter areas, and/or booths for persons to sit at primarily for service of alcoholic beverages operating as an Alcoholic Beverage Service establishment, unless:
a. The Food Service establishment has 75 seats or more for the serving of meals at tables (seating at counters, in banquet rooms, and outdoor seating shall not count toward the 75-seat requirement) that are available at all hours of operation;
b. The Alcoholic Beverage Service area does not exceed, in size, 25% of the Food Service floor area, including any Food Service outdoor area; and,
c. The Alcoholic Beverage Service area does not have an outside public entrance separate from the main entrance to the Food Service use.

4.9.4.V.5-9 -
5. A Food Service use with more than 75 seats for the serving of meals at tables that are available at all hours of operation may have a dance floor, provided such dance floor shall not be larger than 200 square feet. Seating at counters, in banquet rooms, and outdoor seating shall not count toward the 75-seat requirement.
6. Signs are not permitted in or on a window or on the exterior of any building or structure within the project that is visible from a public street or adjacent residentially zoned property identifying or advertising the Alcoholic Beverage Service use or the sale of spirituous liquors.
7. Alcoholic beverages shall not be provided with drive-in or drive-through services.
8. Alcoholic Beverage Service may be provided outdoors if the outdoor area is a minimum of 100 feet from residentially zoned property excluding public right-of-way , or is separated by a building from adjacent residentially zoned property. If the use is within 600 feet of a residential zone, no loudspeakers or music, live or recorded, are permitted.
9. A Food Service establishment that is located within 300 feet of a residential zone, excluding public right-of-way , measured in a straight line from the licensed premises to the zone boundary line of R-3 or more restrictive zoning may serve alcoholic beverages upon conformance with the following conditions:
a. The applicant is required to submit a mitigation plan to the PDSD Director that will be reviewed in accordance with Section 3.3.5, 400' Notice Procedure. The mitigation plan shall specifically address noise from the use, including parking lot noise, screening of lighting from vehicle headlights and light standards on site, parking, and access to adjacent neighborhoods, but shall not address issues that are the purview of the Arizona Department of Liquor Licenses and Control, such as the number of liquor licenses in the area or the hours of liquor sales.
b. If the use is operated in a manner that violates the mitigation plan or conditions for permitting the use or causes adverse land use impacts, the use may be suspended or terminated in accordance with Section 10.4, Penalties and Remedies.

4.9.4.C.3 - Large bars and dance halls are prohibited.

4.9.13.O - The following restrictions apply to all uses and in this :
1. services are prohibited except as follows.
a. Commercial Services and Retail Trade Uses may provide one lane.
b. Financial Services Use may provide two lanes and one Automated Teller Machine (ATM) service lane.
2. All activities shall be conducted entirely within an unless specifically provided otherwise, except as follows:
a. Agricultural Use Group: Community , Urban Farm, or any -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 ), 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 area.
4. Comment: This site is located within Sunshine Mile District Overlay and a special districts application may be utilized.

5. Comment: Parking - Ensure compliance with 7.4.6. Motor Vehicle Use Area Design Criteria.
Ensure compliance with Table 7.4.4-1: Minimum Number of Motor Vehicle Spaces Required for Retail Trade use:
1 space per 300 sq. ft. GFA
and
Ensure compliance with Table 7.4.4-1: Minimum Number of Motor Vehicle Spaces Required for Food Service:
1 space per 100 sq. ft. GFA and outdoor seating areas. 1 space per designated vendor stall for Food Courts which operate solely outdoors.

6. Comment: General Merchandise Sales, excluding Large Retail Establishment - Ensure compliance with Table 7.4.11-1: Minimum Required EVSE –
a. Food service EV Installed is 5%.
b. Food service EV Ready Required is not required.
c. Food service EV Capable Required is 10%.
Food service - Ensure compliance with Table 7.4.11-1: Minimum Required EVSE –
d. Food service EV Installed is 5%.
e. Food service EV Ready Required is not required.
f. Food service EV Capable Required is 10%.

7. Comment: Ensure EV Parking Design is compliant with 7.4.12 of the UDC.

8. Comment: Ensure compliance with Table 7.4.8-1: Minimum Required Bicycle Parking Spaces –
Retail trade use group:
a. Short-term: 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces.
b. Long-Term: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces.
(No long-term bicycle parking is required on a site where there is less than 2,500 square feet of gross floor area.)
Food Service:
a. Short-Term: 1 space per 2,000 sq. ft. GFA. Minimum requirement is 2 spaces.
b. Long-Term: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces.

9. Comment: Ensure bike parking design is compliant with 7.4.9 of the UDC.
10. 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.

If you have any questions, please contact me at Ramiro.Olivarez@tucsonaz.gov.
TW New Area Development REVIEW COMPLETED - Pre-Application Conference TP-PRE-0625-00117 Review v1 –

Tucson Water has no objections to the proposed development and offers the following comment for your convenience:

1. 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 comment is 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 this comment may be directed to:

Mario Rivera, Senior Engineering Associate
Tucson Water, New Development Section
201 N. Stone Avenue, #2 Flr.
P.O. Box 27210
Tucson, AZ 85726-7210
(520) 837-2202
mario.riveraalvarez3@tucsonaz.gov