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Plan Review Detail

Plan Number: TP-PRE-0824-00205
Parcel: 12901013A

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0824-00205
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
Review Date Reviewer's Name Type of Review Description Status Comments
Design Review REVIEW COMPLETED 9/12/24: This property is within the boundaries of the Sunshine Mile District (SMD) overlay zone. If the SMD is going to be used as a tool for redevelopment, please let me know, so I can set up a presubmittal meeting with the Design Professional: maria.gayosso@tucsonaz.gov. For more information on the SMD: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/smd_handout_forweb_082724.pdf For the SMD doucment: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/smd_document_final_9-14-21.pdf . Thank you. 9/12/24: At the presubmittal conference, applicant indicated SMD will be pursued, adn will be providing elevations at a later time. Design Professional's preliminary review has been uploaded in TDC account and is also available in PRO. Any questions, or if would like to discuss with Design Professional, please let me know: maria.gayosso@tucsonaz.gov.
Fire New Construction REVIEW COMPLETED TP-PRE-0824-00205 • Pre-Application Conference Review v1 • 2330 E BROADWAY BL TUCSON, AZ 85719:
Additional information would be required to provide a quality review. Please reach out with any questions.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Historic REVIEW COMPLETED Site contains a structure that is a contributor to the Sunshine Mile National Register Historic District. If the SMD will be used, historic preservation review will be required, which includes review by the Tucson-Pima County Historical Commission's Plans Review Subcommittee (PRS). Any questions, please let me know: maria.gayosso@tucsonaz.gov. Thank you.
ROW Engineering Review REVIEW COMPLETED DTM has no comments.
Site Engineering REVIEW COMPLETED 1. Please include area of disturbance and cut/fill quantities on the plan set.
2. Ensure parking dimensions comply with UDC 7.4.6.
3. Pedestrian circulation is required to connect all buildings, dumpster areas, and the sidewalk on the street frontage per TSM 7-01.3.3. Show a continuous pedestrian path.
4. Ensure that the street pavers called out in the plan meet TSM sec 7-01.4.3.C
5. Separate permit required for work in the ROW including the alley.
6. Provide waste stream calculations and waste enclosure specifications compliant with TSM Section 8.
7. First flush retention and balanced basin detention compliant with sections 2 and 3 of the DSSDR will be required for the expansion. A drainage statement will be required to establish that these requirements are being met.

Chris Arrington
chris.arrington@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 MIXED USE DEVELOPMENT
ACTIVITY NO: TP-PRE-0824-00205
ADDRESS: 2330 E BROADWAY BL
ZONING: C-1 COMMERCIAL ZONE; UOD 3 SUNSHINE MILE (MID CENTURY 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.

SUNSHINE MILE DISTRICT 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, see section M for the full list. 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).

SITE LANDSCAPE/NPPO COMMENTS

1. A NPPO or a NPPO Waiver is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, must be submitted and approved or a request for an exception from the Native Plant Preservation requirements shall be approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Administrative Manual Section 2-11.0.0 prior to Grading Plan approval. PDSD will provide the applicant with the NPPO Waiver form upon request.

2. 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.

3. 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.

4. Update the required street landscape border to current UDC standards on 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.

5. 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) 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 for all proposed 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.

8. 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.

9. 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.

10. 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 the Site Landscape Section and I will provide the spreadsheet. The Site Water Budget is how the Water Department tracks the irrigation water use on-site.

11. 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: Loran Shamis; Project Manager

PROJECT: Stravenue Social – TP-PRE-0824-00205
Address: 2330 – 2360 E Broadway Blvd
Parcel(s): 12901013A, 012A, 0110, 024J, 024C, 024B
Zoning: C-1, SMD Mid-Century Subdistrict
Existing Use: Retail – General Merchandise/Shopping Center
Proposed Use: Commercial – Food Service, Industrial – Perishable Goods Manufacturing, Commercial – Recreation (Bowling Alley and Golf Sim)

TRANSMITTAL DATE: September 12, 2024

COMMENTS:
1. The proposed development must comply with Administrative Manual 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. Clarify the status of the alley between the existing buildings and the proposed parking to the south. If the alley is to remain, two development packages will be required – one for the buildings and the other for the parking area. If the alley will be abandoned and conveyed, one development package will be acceptable.
3. The site is within the Sunshine Mile District Urban Overlay District which is an optional overlay and may be used to waive or modify some of the underlying zoning standards. Refer to the Sunshine Mile District document and Contact Maria Gayosso (maria.gayosso@tucsonaz.gov) for more information.
4. The site is zoned C-1 and the proposed uses food services 4.9.4.M.1 & 5 and 4.9.13.O, and commercial recreation 4.9.13.O are permitted. Perishable goods manufacturing is not a permitted use in C-1. The SMD permits Food Services, Commercial Recreation, and Perishable Goods Manufacturing.
5. Parking ratios for the SMD are as follows:
Food Service - 1 space per 300 sq ft public seating area including outdoor seating;
Perishable goods manufacturing – 1 space per 1,500 sq ft gfa
Commercial recreation – 1 space per 300 sq ft gfa
Mixed use developments where no more than 50% of the GFA is dedicated to alcoholic and beverage services, parking may be provided at a ratio of 1 to 500 sq ft GFA. If opting into the SMD, verify if alcohol and beverage services account for less than 50% of the GFA.
Refer to SMD Table III.H.2 for Vehicular Parking Reductions- Nonresidential uses in an eligible, individually listed or contributing property which may or may not qualify for adaptive reuse may waive parking requirements for uses with parking ratios of fewer than 1 to 300 sq ft GFA

Parking ratios for the underlying zoning is as follows:
Food services – 1 space per 100 sq ft gfa
Commercial recreation – 1 space per 300 sq ft gfa
6. Bicycle Parking for SMD is as follows:
Food services – 1 short-term per 5,000 sq ft GFA; 1 long-term space per 12,000 sq. ft. GFA, minimum 2 spaces.
Commercial rec - 1 short-term per 5,000 sq ft GFA; 1 long-term space per 12,000 sq. ft. GFA, minimum 2 spaces.
Perishable goods manufacturing - 1 short-term per 5,000 sq ft GFA; 1 long-term space per 15,000 sq. ft. GFA.
Bicycle Parking for underlying zoning is as follows:
Food services – 1 short-term per 2,000 sq ft GFA; 1 long-term space per 12,000 sq. ft. GFA, minimum 2 spaces.
Commercial rec – 2 short-term spaces; 1 long-term space per 12,000 sq. ft. GFA, minimum 2 spaces.
Perishable goods manufacturing – 0 short-term; 1 long-term space per 15,000 sq. ft. GFA.

7. The required Electric Vehicle Supply Equipment (EVSE) parking for Food services and Commercial recreation is 5% of required parking to be EV Installed and 10% EV Capable. 4% of the EVSE dedicated parking shall be accessible, separate from the required ADA accessible parking. Refer to 7.4.12 for design criteria.
8. Provide a pedestrian circulation path that connects all areas of development and to any adjacent street frontage. The path must be ADA accessible and a minimum of 4’ wide (TSM 7-01). Provide pedestrian connectivity to the trash enclosure.
9. 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 Zoning to assure compliance with the applicable UDC development criteria and Technical Standards.

If you have any questions, please contact me at Loran.Shamis@tucsonaz.gov.
TW New Area Development REVIEW COMPLETED TP-PRE-0824-00205 - Pre-Application Conference Review v1 – 2330 E BROADWAY BL - Proposed Mixed Use

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

1. There is an existing 12” water main in Broadway BL that this project may connect to. See Sheet 11 of the as-built Plan No. 4-121-2016. All three of the buildings shown on the submitted document are currently connected to this existing water main.

2. Please contact Tucson Water’s New Services Section with any questions you may have about new domestic water, irrigation water, or fire water services needed to serve this proposed development. Tucson Water’s New Services Section can be reached by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov.

3. The boundaries of APN 129-01-0110 shown on the submitted document do not match those on PimaMaps. Be prepared to correct or explain this when preparing and submitting a development package for this project.

4. Please provide me with a copy of the 10’0” Ingress & Egress Water Easement and the 100’-0” Water Service Agreement Area recorded at DKT 227 PG 91 for further review by sending it to me at the email address in my signature at the bottom of this page. It may be feasible to have the City’s interests in the water easement and Water Service Agreement Area released.

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