Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-0926-00198
Review Name: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements * | REVIEW COMPLETED | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 10/21/2026 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-0926-00198 – Rosemont Grocery PROJECT ADDRESSES: 5028 E BROADWAY BLVD PARCEL NUMBERS: 12809001A, 12809001B EXISTING ZONING: C-1 COMMERCIAL, R-1 RESIDENTIAL EXISTING USE: VACANT PROPOSED ZONING: C-1 COMMERCIAL PROPOSED USE: Grocery Store, Retail PROJECT DESCRIPTION & LOCATION: The applicant is requesting feedback on a proposal to construct a grocery-anchored retail center at the southwest corner of Broadway Blvd and Rosemont Blvd. The development includes a 30,000 square-foot grocery store as well as several smaller retail stores, two of which feature a drive-thru lane. The subject location is currently vacant, with intermittent food truck activity and temporary seasonal sales of pumpkins or Christmas trees. The property is located in the Mixed-Use Activity Centers building block of Plan Tucson, and the Broadway-Craycroft Area Plan. APPLICANT NAME: JP Martin, SimonCRE E-MAIL: jp.martin@simoncre.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND BROADWAY-CRAYCROFT AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Applicable Plan Policies: Plan Tucson: The Plan Tucson Future Growth Scenario Map illustrates different building blocks within the city that have specific policies to promote future growth opportunities. Part of the proposed development lies within the Mixed-Use Activity Centers building block, which typically feature retail services along arterial roads. Broadway-Craycroft Area Plan: This Plan includes a future land use map indicating the subject location should be developed as residential, office, or commercial. Plan policy requires appropriate design elements and buffering techniques during rezonings and development review to ensure compatibility with and sensitivity to adjacent residential uses. The Plan includes specific policies around the subject site, with conditions to be met as part of rezoning and development: • Primary access should be to Broadway Blvd, with secondary access onto Rosemont. Rosemont access should be designed to direct traffic towards Broadway and away from the residential area to the south and should be located at least 100 feet south of the Broadway property line. • New structures should be set back at least one and one-half times the building height from property lines adjacent to residential properties. • A six-foot-high wall and landscaped strip including trees, shrubs, and groundcover should be provided along the south and west property lines. Some minor modifications to the exit on Rosemont would be required to comply with the Area Plan. Analysis: This location has been subject to an approved (now expired) rezoning and rezoning modification, and a withdrawn rezoning. The approved rezoning, which was originally adopted in 2015, was for an ER medical facility that was never developed and has since expired. In 2023, a separate rezoning was pursued to build a multi-family housing complex, but this application was withdrawn after the Zoning Examiner’s hearing in response to overwhelmingly negative public feedback, primarily from the neighborhood immediately south of the subject location. The 2015 rezoning and 2018 modification included 43 individual conditions, many of which were written in response to community input. Most of these focused on site compatibility and security, with landscaping and setback requirements which far exceeded UDC requirements, security lighting inside and outside perimeter walls, and limits on parking and drive-thru locations. While many of the conditions of the original zoning would be met by simply adhering to the UDC, there are several which would today demonstrate sensitivity to adjacent residential property and be in conformance with the Broadway-Craycroft Area Plan. Drive-thru locations should be limited to the building pad closest to the corner at Broadway and Rosemont, with external speakers facing towards the road, away from the south and west. Vehicle stacking should be located to limit light glare towards residential properties, or screening and other buildings should be incorporated to prevent headlights from shining towards residential properties. Illuminated signage should be directed north, and turned off after business hours. Some of the 2015 conditions created setbacks and screening requirements for solid waste facility locations and required trash compactors to be fully enclosed. These may also be reasonable conditions for the proposed use. There were also conditions placed on idling commercial vehicles, overnight parking, and limits on hours of operations. A recent zoning modification to allow a small grocery store in Ward 3 includes several conditions which would also likely be recommended for this project. Loading docks should face away from any residential use, be depressed into the ground and screened by a masonry wall, and the dock opening should have a skirt or other mechanism to fully enclose unloading operations. General traffic was limited so parking cars could not maneuver behind the building, and large landscape borders were required. While the 2015 rezoning would have prohibited overnight deliveries, some modern small grocers rely on a single overnight delivery to maintain stock, and this has been supported by neighbors with adherence to the above conditions. During the public input period for the ER rezoning and multifamily proposal, neighbors regularly expressed they would like a small grocery store at this location, and so the proposal may be more positively received by the public. Care should still be taken to proactively address compatibility concerns from the beginning of the entitlements process. The approved conditions and preliminary development plan for the 2015 rezoning (C9-15-03) can be found here: https://pro.tucsonaz.gov/plandetails/C9-15-03/ The application and neighborhood meeting materials for the withdrawn multifamily application (TP-ENT-0223-00012) can be found here: https://pro.tucsonaz.gov/plandetails/TP-ENT-0223-00012/ A plan amendment is not required to proceed as proposed. ADDITIONAL NOTES: None. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0926-00198 • Pre-Application Conference Entitlements Review v1 • 5028 E BROADWAY BL TUCSON, AZ 85711: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | Traffic Impact Analysis will be required. Sidewalk will be required along street frontage. Additional ROW dedication on NE corner of parcel will be required. A Private Improvement Agreement (PIA) will be required for ROW improvements. Median openings and driveway locations will need to follow access management guidelines. | |||
| Site Engineering * | REVIEW COMPLETED | 1. At time of development this site will need to demonstrate compliance with standard grading and drainage requirements including but not limited to balanced basin detention, first flush retention, and SWPPP. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: REZONING - PROJECT INCLUDES TWO PARCELS: 128-09-001A AND 128-09-001B (APPROX. 6.98 ACRES COMBINED). EXISTING ZONING: C-1 (NORTH PORTION) / R-1 (SOUTH PORTION). PROPOSED APPROX. 52,200 SF: 30,000 SF GROCERY, 11,500 SF SHOP BUILDING, AND TWO PADS (6,800 SF AND 4,000 SF), WITH 336 SURFACE PARKING SPACES ACTIVITY NO: TP-PRE-0926-00198 ADDRESS: 5028 E BROADWAY BL ZONING: RESIDENCE ZONE (R-1) LAND USE PER UDC TABLE 7.6.4-1: COMMERCIAL 10.15.2026 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. SITE LANDSCAPE/NPPO COMMENTS: 1. The PDP appears to be accounting for all commercial site landscape requirements. At time of Development Package submittal, this site will be required to meet all commercial standards for site landscape and commercial rainwater harvesting. Thank you. CHAD KELLER, PLA LANDSCAPE ARCHITECT CITY OF TUCSON, PDSD, SITE REVIEW SECTION CHAD.KELLER@TUCSONAZ.GOV 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Entitlements Pre-Application Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-0926-00198 Address: 5028 E BROADWAY BL Parcel(s): 12809001B and 12809001A Existing Zoning: R-1 and C-1 Proposed Zoning: Unspecified Existing Use: Vacant Proposed Use: Retail – Food and Beverage Sales, excluding Large Retail Establishment TRANSMITTAL DATE: October 21, 2026 COMMENTS: 1. COMMENT: The proposed development must comply with Administrative Manual 2-06 – Development Package. The Development Package (DP) can be submitted and reviewed concurrently with the Rezoning, but the DP cannot be approved until the Rezoning has been approved. Submitting concurrently is at-risk to the project team. 2. COMMENT: A lot combination processed through the Pima County Assessors will be required - https://www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf 3. COMMENT: The proposed use Retail – Food and Beverage Sales, excluding Large Retail Establishment subject to UDC 4.9.13.O (UDC Table 4.8-4). Please review UDC Table 4.8-4 to ensure other potential desired uses are permitted in C-1. 4. COMMENT: The proposed development may be eligible to use the Community Corridors Tool per UDC 5.11 rather than rezoning but would require a redesign of the site as presented. 5. COMMENT: The maximum permitted height is 30’ (UDC TABLE 6.3-4.A) 6. COMMENT: The minimum setback requirement for property line adjacent to residential zones is 1.5 the height of the proposed building wall measured from the property line to the exterior wall (UDC TABLE 6.3-4.A) 7. COMMENT: The minimum setback requirement along Broadway and Rosemont is 10’ measured from the existing or future property line (UDC 6.4.5.C). 8. COMMENT: Provide a parking calculation that complies with UDC Table 7.4.4-1. The minimum required parking for Retail – Food and Beverage Sales, excluding Large Retail Establishment is 1 space per 300 square feet of gross floor area. Other proposed uses may have a different minimum required parking ratio. The proposed development may qualify as a ‘Shopping Center’ per UDC definition (UDC 11.3.9), in which case all buildings on the site may use the 1 space to 300 square feet parking ratio. Vehicle use area must comply with UDC 7.4.6 9. COMMENT: Provide a bicycle parking calculation that complies with UDC Table 7.4.8-1. Design criteria can be found in UDC 7.4.9. 10. COMMENT: Provide an Electric Vehicle Supply Equipment calculation that complies with UDC Table 7.4.11-1. Design criteria can be found in UDC 7.4.12. 11. COMMENT: Provide a Loading Area calculation that complies with UDC Table 7.5.5-A. Design criteria can be fund in UDC 7.5.4. 12. COMMENT: A pedestrian circulation path that complies with Technical Standards Manual 7-01 is required. 13. 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, a full review will be made by Zoning to assure compliance with the applicable UDC development criteria and Technical Standards. |
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| Traffic Engineering Review * | REVIEW COMPLETED | - Per the ITE Trip Generation Manual, 12th Edition, a 52,200 SF retail center would fall under ITE land use code 821 - Shopping Plaza (40-150K) with Supermarket land use subcategory. Per ITE, this size development would generate between 4400-5300 new daily trips, including up to 185 new AM peak hour trips and 448 new PM peak hour trips. As such, a Traffic Impact Analysis (TIA) will be necessary in the future as the project moves forward. The TIA should include analysis including needs in the public right-of-way to serve the site, such as right turn lane warrant analysis and left turn phasing warrants to see if NB-SB left turn phases will be needed for the Broadway/Rosemont intersection. - Regarding the site plan attachment, we recommend that future documents show north pointing up. Unclear why the exhibits are all shown upside down when the roads are on a grid system. - Per the City's Access Management Guidelines, driveways to the site should be at least 150 feet away from the signalized intersection. It looks like the site plan exhibits are proposing to consolidate driveways and close up the existing deficient driveways located very close to the signalized intersection; this is good. - The desired westbound left-in access with median modification should be feasible. Median modification could be similar to that of the shopping center serving the south side of Broadway east of the intersection. A full median opening would not be recommended for safety reasons and proximity to existing median opening to the west. - Neighbors to the south may want the developer to do something that discourages folks exiting the shopping center at the Rosemont driveway to head south on Rosemont Blvd, or at least encourages them to head north (curb geometry, signage, etc.). - If any land uses are to include drive-thru, all vehicle stacking will need to be contained on site. This should be discussed in TIA. - Broadway Blvd is classified as an arterial street, while Rosemont Blvd is classified as a collector street. Rosemont used to be classified as a local street. If truck route is to enter the site from Rosemont on the south side of the parcels, it may be recommended to reconstruct Rosemont fronting the site with a more robust pavement section meant to accommodate WB-67 trucks. - Trucks leaving the site via Broadway Blvd looks good. Thanks! |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. For the proposed grocery store, building A, and pad-1 Potentially serving this proposed development is an existing 3-inch cement asbestos potable water main (C Zone) located along the alley on the south side of the parcel. There are currently four existing 5/8-inch water meters connected to the water main referenced above. These meters may be utilized/updated to bigger size to serve the proposed development For the proposed pad-2 There are currently seven existing 5/8-inch water meters connected to an existing 4-inch cement asbestos potable water main (C Zone) that runs approximately through the center of the two parcels. One of these existing meters may be utilized to serve the proposed development. Fire Hydrants There are two existing 6-inch fire hydrants located along the north side of the parcel. Meter Abandonment and new Fire Service For any existing water meters that need to be abandoned, or if new fire service is required for the proposed development, please contact Tucson Water’s New Services Section at 520-791-5164 or by email at 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 Deepesh Dawadi (Engineering Manager) at Deepeshraj.Dawadi@tucsonaz.gov |