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Plan Review Detail

Plan Number: TP-PRE-0724-00165
Parcel: 12409124A

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0724-00165
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 CDRC TRANSMITTAL
PROJECT: GASTRONOMY COLLECTIVE
ACTIVITY NO. TP-PRE-0724-00165
ADDRESS/PARCEL: 1601 E BROADWAY BL/MANY
ZONING: R-2, C-1; SUNSHINE MILE DISTRICT, UOD-3 BUNGALOW SUBDISTRICT

The scope of this plan review covers architectural, plumbing, mechanical, energy conservation and electrical. All code references are to the 2018 International Building Code. All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions and concerns before permit approval.
The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Building permit review process, a full review will be made by Building Safety to assure compliance with the applicable IBC building codes as adopted by the City of Tucson .

COMMENTS:
1. Keep in mind that the City is planning on adopting the 2024 ICC codes in January of 2024, so submittals post this adoption will be required to adhere to those requirements.
2. Will this be going through 3rd Party review? If so, whom?
3. If not through 3rd Party – it will probably be sent to one of our 2nd Party review agencies for review based on valuation,
4. As these sites would be considered a Level 4 Alteration as well as Change of Use & Occupancy, full code compliance would be required.
5. The above includes accessibility.
6. There must be an accessible route between the parking lot and all structures. Please include this in your building permit submittals.
7. Ensure that all special inspection certificates are submitted with the required field reports to ensure quicker turn-around.
8. Build Official Code Appeals are now processed as a sub-record through the TDC-Online Portal.
9. Ensure that all addressing issues go through Pima County prior to submittal to City of Tucson.
10. Ensure that you have received your Pima County wastewater permits and submit those as well as your receipts when uploading your construction documents. Reach out to sewer@pima.gov and rwrd@pima.gov to begin the application process and review.
11. Ensure that all Pima County Health Dept Permits and Inspections are documented and uploaded to your TDC Portal for Review. – including but not limited to grease trap inceptors.


If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov
Design Review REVIEW COMPLETED PDF file of Design Professional's preliminary review is available in TDC and PRO. If you have any questions, please let me know: maria.gayosso@tucsonaz.gov. Thank you.
External Reviewers - COT Environmental Services REVIEW COMPLETED 1. The trash enclosure detail on sheet 7 of DP East does NOT correlate to the enclosure area shown in the site plan sheet 4. The detail must match and include all dimensions.
2. The alley has low hanging wires which do not meet the required 15ft overhead clear travel lane requirements per TSM 8-01.6.2.A & B. Specifically behind 1610 (11ft high), 1622, 1636, & 1650 (all 13ft high) E. 10th St.
3. Must call out the 14ft x 40 ft clear approach in front of the enclosure. TSM 8-01.5.3.B
4. Depict turning radii for entering and exiting the alley. TSM 8-01.5.3.E

Please feel free to contact me if you have any questions regarding my comments.
Andy Vera
(520) 837-3798
Andy.Vera@tucsonaz.gov
Fire New Construction REVIEW COMPLETED TP-PRE-0724-00165 • Pre-Application Conference Review v1 • 1601 E BROADWAY BL TUCSON, AZ 85719:
Based on the information provided, TFD has the following comments:
1. Hydrants will need be placed in accordance with IFC 2018, 507.5.1 & Appendix C.
2. Provide Knox boxes at each gate per 2018 IFC, 506
Additional information is required to provide a thorough review.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Historic REVIEW COMPLETED Properties are historically designated as part of the Sunshine Mile National Register Historic District and if you are participating in the UOD, it will require review by the Plans Review Subcommittee (PRS). Please provide all the required documentation noted in Historic & Special Districts Application Instructions.
Once elevations are available, Historic staff will have additional comments. At this time, comments are limited. 1) staff is concerned about the proposed building/canopy located between 1601 and 1611, it is important to understand the proposed height and how it will impact the existing structures. Additionally, staff is concerned about the raised patio being forward of the existing houses. 2) there is a black line on the interior of 1641 but it is not clear what that is? The opening is original, but the window is not. Restoration would be encouraged, but removal would be discouraged. 3) When you are working on the elevations, please be sure to note where exterior doors/windows will be removed or enlarged and how they will be treated. Questions? Jodie.Brown@tucsonaz.gov
ROW Engineering Review REVIEW COMPLETED TP-PRE-0724-00165 • 1601 E BROADWAY BL

1. A dedicated accessible pedestrian route needs to be provided between the east and west half of the project.

If you have any questions, please contact Richard Leigh. at 520-403-0970 or at arnold.leigh@tucsonaz.gov
Site Engineering REVIEW COMPLETED Tucson codes and ordinances can be found online at: https://codelibrary.amlegal.com/codes/tucson/latest/overview
The Design Standards for Stormwater Detention and Retention (DSSDR) manual can be found online at: https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf
1. A Stormwater Pollution Prevention Plan is required for the site. See https://azdeq.gov/what-swppp for more information.
2. First flush retention and balanced basin detention compliant with sections 2 and 3 of the DSSDR will be required. A drainage report will be required to establish that these requirements are being met.
3. Show locations of roof downspouts. Stormwater from roof drains may not pass over ADA sidewalks per TSM 7-01.4.3E.
4. Ensure parking dimensions comply with UDC 7.4.6.
5. The ADA van-capable space is not designed per ADA standards. The clear space is required to be on the passenger side of the vehicle when angled parking is proposed.
6. The proposed pedestrian crosswalk across Cherry Ave does not appear to comply with ADA requirements or generally accepted safety practices. Proximity to Broadway Blvd poses a significant safety concern for high pedestrian traffic.
7. Alley access to refuse enclosures requires Environmental Services approval. Contact Andy Vera for further discussion at andy.vera@tucsonaz.gov.
8. Sunshine Mile Pedestrian Circulation (7) states that at least 1 Mid-Block pedestrian passthrough shall be provided for projects that propose to develop an entire block, and that they be designed so that they cannot be enclosed or locked.

Mike Ortiz
michael.ortiz@tucsonaz.gov

Josh Garcia
joshua.garcia@tucsonaz.gov
Site Landscape REVIEW COMPLETED CDRC TRANSMITTAL
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
PDSD LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: PROPOSED GASTRONOMY CENTER CONSISTING OF OUTDOOR PATIOS AND WALKWAYS ALONG WITH EACH OF THE EXISTING HISTORICAL BUILDINGS BEING IMPROVED TO HOST FUTURE COMMERCIAL APPLICATIONS
ACTIVITY NO: TP-PRE-0724-00165
ADDRESS/PARCEL: 1601 E BROADWAY BL/12409124A; 12408221B
ZONING: R-2, C-1; SUNSHINE MILE DISTRICT, UOD-3 BUNGALOW SUBDISTRICT

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

GENERAL SITE LANDSCAPE COMMENTS:
1. A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code requires all new development, or an expansion of greater than 25% of an existing development to submit a landscape plan, UDC 7.6.2. 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.

3. A street landscape border is required along E Broadway BL and along N Cherry Av E, per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements.

4. DTM approval is required for all planting and irrigation in the ROW prior to the approval of the development package. Contact David Marhefka, PLA (David.marhefka@tucsonaz.gov) if necessary for this project.

5. 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.

6. A Commercial Rainwater Harvesting plan is required per UDC Technical Standards Manual – Section 4-01.3.0. and Section 5-01.0.0 Landscaping and Screening. Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards is required.

7. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. The Landscape Plan should have spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan.

8. Maximize the 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.

9. The Commercial Rainwater Harvesting Plan must utilize the Site Water Budget. See TSM 4-01.3.1 Exhibit A. If a copy of the water budget spreadsheet is needed, please reach out to Site Landscape/NPPO and I will provide the spreadsheet. The Site Water Budget is how the Water Department tracks the irrigation water use on-site, not first flush retention volume charts.

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

SUNSHINE MILE LANDSCAPE COMMENTS:
11. Per the Sunshine Mile Overlay District and the Bungalow Subdistrict Overlay, the minimum landscape requirements only apply to Public Open Spaces, see page IV-39.

12. Section J (page III-23) Open Space #7, “Parking areas may not be counted as Open Space.”

13. Section M, Environmentally Conscious Design, which outlines that each project shall include ten (10) or more of the following design practices., #3 states that “Shade is required for 70% of parking areas”.

14. Sunshine Mile Overlay District and the Bungalow Subdistrict Overlay, for non-residential use, the amount of Open Space that is required is 10% of the overall lot area. Of that Open Space, 60% of it must be landscaped. (See page IV-19 of the Sunshine Mile Final Document).

15. Section E of the Sunshine Mile Overlay District Shade (page III-10), “..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.”

If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov
Site Zoning REVIEW COMPLETED CDRC TRANSMITTAL

TO:
Planning & Development Services Department

FROM: Fernando L. García
PDSD Zoning Review Section

PROJECT: 1601 E Broadway Bl, Tucson, AZ 85719
Parcel(s): 124-09-124A and 124-08-221B
Zoning: R-2 Residential and C-1 Commercial
Overlay: Sunshine Mile District (SMD)
Pre-Submittal Conference (1st Review)
TP-PRE-0724-00165

TRANSMITTAL DATE: August 8, 2024
DUE DATE: August 8, 2024

COMMENTS FOR GASTROMONY COLLECTIVE:
1. Development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Section 2-06.0.0 Development Package. Building permits may be submitted concurrently with the development package; however, the development package shall be approved by all reviewers prior to zoning approval of the associated building permits. Separate development packages will be required for the gastronomy collective and the off-site parking lot.

2. The project is located within the Bungalow Subdistrict of the Sunshine Mile District (SMD) Urban Overlay Zone. Pre-application documents indicate that the applicant intends to pursue development of the site(s) under the guidelines of the SMD overlay. If you are planning to use the SMD as a tool for development/redevelopment, please submit a special districts application as a sub-record of the development package, once submitted. In addition, please refer to the Special Districts Application Process guide for a complete list of materials required for this project.   https://www.tucsonaz.gov/files/pdsd/forms/Special_Districts_Application_Instructions.pdf  For applicable design standards and guidelines, please utilize the SMD document: https://www.tucsonaz.gov/files/integrated-planning/SMD_Document_FINAL_9-14-21.pdf

3. The proposed Administrative and Professional Office, Food Service, Alcoholic Beverage Service, and Retail uses are permitted in the Bungalow Subdistrict (Table III.B.1.). For future submittals, indicate the specific Retail Trade Use Group, “General Merchandise Sales” rather than “Retail/Sales” for consistency with the SMD ordinance.

4. All uses annotated on the development package should utilize uses from the UDC rather than the IBC. Sheet #3 includes a building information table that utilizes IBC classifications for each building. For the development package, the applicant should instead indicate what the use of each building (or part of building) is using the permitted uses listed in Table III.B.1. of the SMD ordinance.

5. A “commercial kitchen” kitchen is considered a type of Wholesaling Use and is not permitted in the Bungalow Subdistrict. If this area is wholly intended to serve as detached centralized kitchen for the site, indicate this. The IBC category “commercial kitchen” can be included on separate commercial building permit for this structure in reference to building safety and occupancy standards.

6. Square footage of patios and buildings are inconsistent between sheets #2 and #3 of submitted plans. Clarify and adjust site coverage and parking calculations as necessary based on correct square footage. Confirmation of parking requirement cannot be provided based on the currently available sets of square footage calculations. Once area calculations are clarified, feel free to reach out to discuss ensuing parking requirements for vehicles, bicycles, and EVSE.

7. Include outdoor dining/seating areas into gross floor area (GFA) calculations.

8. Sheet #2 of the pre-submittal plans indicates that structure #11 is a “canopy” between structures #1 and #2. Alternatively, sheet #3 of the plans and the reference floor plans document indicates this to instead be a full building addition (a “connective kitchen”). Please clarify.

9. Identify heights for all structures, including fences and walls. Per IV.B.3.b(2)., building height is limited to 18’. Accessory structures are limited to 16’.

10. Per III.G.7., at least one mid-block pedestrian passthrough is required when an entire block is developed. The SMD overlay ordinance defines a pedestrian passthrough as “a feature providing unrestricted public pedestrian access through a building or structure or between buildings or structures.” The passthrough shall be designed so it cannot be enclosed or locked.

11. No pedestrian circulation is shown from the seven individual bungalow entrances to E Broadway Bl or the rest of the site. If any of these are to function as entrances, pedestrian circulation should be demonstrated.

12. Since the proposed food service and alcoholic beverage services uses of this project are over 50% of gross floor area, the project cannot utilize the parking calculations for a mixed use development in the SMD overlay ordinance, section 1.D.

13. Off-site parking is permitted for the proposal as the associated parking lot is on an adjacent street and is located within 300 feet of the project site, subject to approval by DTM. A shared parking agreement with the City or a third-party will be required.

14. Approval of the development package for the gastronomy collective will be contingent upon completion of the associated off-site parking lot. Consider timeline for submission, approval, and construction of the parking lot will affect the approval timeline for the gastronomy collective.

15. Per III.M., all SMD-eligible projects must include at least ten or more environmentally conscious design practices as listed in the SMD overlay ordinance. Annotate these practices within the general notes of the development package.

16. 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 fernando.garcia2@tucsonaz.gov.

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COMMENTS FOR OFF-SITE PARKING LOT:
1. The current crosswalk at E Broadway Bl and N Cherry Av does not meet accessibility standards.

2. Per ADA Standards Section 208.3.1, accessible parking spaces shall be located on the shortest accessible route from parking to an accessible entrance. ADA Standards Section 206.3 states that accessible routes shall coincide with or be located in the same area as general circulation paths. Practically, it appears that customers – both on foot and by wheelchair – may naturally cross Cherry Av by the most direct route from the parking lot apron directly across to the northwest corner entrance gate of the gastronomy collective.

3. Annotate angle of parking spaces on plans.

4. Per ADA Standards Section 502.3.4, when angled, van accessible parking spaces shall have access aisles located on the passenger side. The submitted plan shows the access aisle on the driver's side.

5. One parking space is labeled as both accessible and EV Capable. Parking spaces used to meet the minimum accessibility requirements cannot also be used to meet the minimum EVSE requirements.

6. 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 fernando.garcia2@tucsonaz.gov.
Traffic Engineering Review REVIEW COMPLETED Would recommend having directional ramps for E-W at north end of site to provide safe crossing of Cherry Ave. Consider a streetlight at one of these two corners, as well.
TW New Area Development REVIEW COMPLETED TP-PRE-0724-00165 - Pre-Application Conference Review v1 – 1601 E BROADWAY BL

Tucson Water has no objections to, or comments on, the proposed development.

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:


Tim Rowe, P.E., Civil Engineer
Tucson Water, New Development Section
201 N. Stone Avenue, #2-220
P.O. Box 27210
Tucson, AZ 85726-7210
(520) 837-2106
tim.rowe@tucsonaz.gov