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Plan Review Detail

Plan Number: TP-PRE-0824-00192
Parcel: 125091430

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0824-00192
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-0824-00192 • Pre-Application Conference Review v1 • 2855 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 has no comments.
Site Engineering REVIEW COMPLETED 1. Based on Site Zoning determination, the proposed use is not permitted. If the proposed use is changed to retail, Site Engineering has no comments or objections. If the proposed use is changed to a permitted use other than retail, the following comments would apply:
2. The ADA parking space must be van-capable per ADA Accessibility Standards Chapters 208 and 502. Please revise.
3. Provide waste stream calculations and waste enclosure specifications compliant with TSM Section 8. The use of APCs requires approval from Environmental Services. Please contact Andy Vera at andy.vera@tucsonaz.gov.
4. Show locations of roof downspouts. Stormwater from roof drains may not pass over ADA sidewalks per TSM 7-01.4.3E.
5. Maximize rainwater harvesting by depressing landscape areas 6-9 inches and using curb cuts or flush curbs where feasible.

Mike Ortiz
michael.ortiz@tucsonaz.gov
Site Landscape REVIEW COMPLETED CDRC TRANSMITTAL
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
PDSD LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: TENANT IMPROVEMENT OF AN EXISTING BUILDING FOR MIGUEL"S QUALITY PAINTING'S OFFICE
ACTIVITY NO: TP-PRE-0824-00192
ADDRESS: 2855 E BROADWAY BL
ZONING: C-1 COMMERCIAL ZONE; SUNSHINE MILE DISTRICT OVERLAY
LAND USE: RETAIL; OTHER LAND USE REQUIRES FULL LANDSCAPE CODE COMPLIANCE

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.

SITE LANDSCAPE/NPPO COMMENTS:

RETAIL LAND USE:

1. Site landscape has no comments or concerns with this retail tenant improvement.

SUNSHINE MILE DISTRICT; MID-CENTURY SUBDISTRICT SITE LANDSCAPE COMMENTS:
1. Per the Sunshine Mile Overlay District, Open Space Standards Minimum Landscape Area is 40% of the open space and this minimum landscape requirement applies only to Public Open Space. See page IV-39 of the Sunshine Mile Final Document.

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

3. Section M (page III-28) Environmentally Conscious Design Practices outlines that each project shall include ten (10) or more of the following design practices. Number 3 states that shade is required for 70% of parking areas.

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).

GENERAL SITE LANDSCAPE CODE CONFORMANCE COMMENTS:

PER DISCUSSIONS IN THE PRE APPLICATION MEETING ON 9/19/24: A DDO MAY BE A VIABLE OPTION TO OFFSET SOME OF THE STREET LANDSCAPE BORDER STANDARD. POSSIBLY ADD ADDITIONAL LANDSCAPE BORDER PLANT MATERIAL ALONG BROADWAY TO OFFSET FOR THE LIMITED SPACE ON SITE AND IN THE ROW TO COMFORM TO THE BORDER REQUIREMENT ALONG STEWART.

6. 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.

7. 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.

8. An updated interior landscape border is required on the north property boundary of the site per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements.

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

10. DTM approval 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.

11. 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.

12. A Commercial Rainwater Harvesting plan is required for all commercial parking areas and new hardscape areas throughout the site 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.

13. 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.

14. Ensure that the Landscape Plan, the Commercial Rainwater Harvesting Plan and the Civil Grading Plans are coordinated to show identical basin size, grades, spot elevations and curb cut locations.

15. 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.

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

If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov
Site Zoning REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
PDSD Zoning Review
FROM: Georgia Pennington; Planner

Address: 2855 E Broadway Bl
Parcel(s): 125-09-1430
Zoning: C-1
Existing Use: Vacant
Proposed Use: Construction Service
TRANSMITTAL DATE: 9/19

COMMENTS:
1. Development must comply with the Administrative Manual Section 2-06 – Development Package. The Development Package is a separate submittal from the building permits, and the building permits cannot be approved until the Development Package is approved.

2. The existing zone in which the structure is located is C-1. Construction Service is not a permitted use in C-1.

3. This property is within the Sunshine Mile Overlay District. To find out more about utilizing this overlay zone, please contact Maria.Gayosso@tucsonaz.gov

4. This property is a nonconforming parcel which does not meet current UDC standards. For any other use than General Merchandise, retail, a Development Package and full code compliance (parking, landscaping, pedestrian access) will be required,

Per UDC Section 9.1.4., it is incumbent on the applicant to provide proof that their use qualifies for a continuance of a nonconforming status under UDC Section 9.2.

Although the comment response letter on a previous permit application indicates that the prior use was “retail”, any pre-existing use does not by default qualify as a nonconforming use. Per the UDC, a qualifying nonconforming use must have been “lawfully established and maintained”.

If this site does not qualify for continuance, per UDC Section 9.2.1.B, a site loses its nonconforming status upon a change of use and is required to fully meet the requirements of the UDC, to include for vehicular access, parking, ADA, landscaping, rights-of-way, and other standards.

5. If necessary, modifications can be sought (such as Variance, IPP, TSMR, etc.).

6. Maximum Height (6.3-4.A): 30 Feet

7. Setbacks (general non-residential):
a. Broadway Bl Streets: 10’ (6.4.5)
b. Steward Av: 20’ (6.4.5)
c. Side/Rear, Non-Res Non-Res: 0’ (6.3-4.A)

8. Motor Vehicle Space requirements (7.4.4):
a. General Commercial uses: 1 space/300 sf GFA

9. Bike Parking Requirements General Commercial Uses (7.4.9):
Short Term: 2 spaces.
Long Term: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces.


10. Parking Area Access Lanes (PAAL) shall be 24 feet wide for 2-way traffic and fire access.

11. Comply with Section 7-01 Pedestrian Access in the Technical Standards Manual.


12. 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 Georgia.Pennington@tucsonaz.gov.
Traffic Engineering Review REVIEW COMPLETED No comments
TW New Area Development REVIEW COMPLETED TP-PRE-0824-00192 - Pre-Application Conference Review v1 – 2855 E BROADWAY BL

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

1. If any new water service lines, fire services and/or water meters are needed for this development, please contact Tucson Water’s New Services Section by sending an e-mail with the details 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 these comments may be directed to:

Michael Asbury, Engineering Associate
Tucson Water, New Development Section
201 N. Stone Avenue, #2 Flr.
P.O. Box 27210
Tucson, AZ 85726-7210
(520) 837-2202
michael.asbury@tucsonaz.gov