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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-1025-00215
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: 11/05/2025 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-1025-00215 Tucson Tasting Room – Avenida del Sembrador PROJECT ADDRESSES: 185 S AVENIDA DEL SEMBRADOR PARCEL NUMBER: 116-20-5510 EXISTING ZONING: PAD-10 MENLO PARK MERCADO DISTRICT PAD EXISTING USE: SINGLE-FAMILY RESIDENTIAL PROPOSED ZONING: PAD-10 (MODIFICATION) PROPOSED USE: Food and Beverage Sales, Alcoholic Beverage Service PROJECT DESCRIPTION & LOCATION: The applicant is requesting feedback on a proposal to operate a wine tasting room as a home occupation within the neighborhood center of the Mercado District PAD (PAD-10). The project is located at 185 S Avenida del Sembrador, within the Santa Cruz Area Plan Key Parcel 9, and the Plan Tucson Mixed-Use Centers building block. The applicant seeks to perform a partial interior demo to move the dwelling kitchen to the second floor, and dedicate most of the first floor to the home occupation. No other information such as hours of operation have been provided. APPLICANT NAME: Sonya Keister E-MAIL: sonya.keister@gmail.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND SANTA CRUZ 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. The proposed development lies within the Mixed-Use Centers building block of the Plan Tucson Future Scenario Growth Map. This building block combines a variety of housing options with retail, services, office, and public gathering places within proximity to each other. Santa Cruz Area Plan, Key Parcel 9: Proposed development in this parcel should be consistent with the Rio Nuevo Redevelopment Plan, which identifies residential as the principal use, with a preference for townhouses. PAD-10 - Menlo Park Mercado District PAD: This parcel is located in the Neighborhood General portion of the PAD. This area is primarily single-family row-house-style homes, two stories with garage access through rear alleyways and front entrances facing pedestrian focused plazas and shared common areas. Analysis: The Mercado District PAD permits secondary land uses within the Neighborhood General Area, including land uses in the Commercial Services Use Group and Retail Trade Use Group. It does not include an allowed list of accessory uses to these secondary uses, however, and a wine tasting room would not be allowed by-right. In order to proceed with permitting for this project, an Amendment to the PAD must be requested. The PAD allows the addition of uses not specifically listed as permitted but which may be determined to be similar in nature to those uses explicitly listed as permitted. A narrative statement supporting the Amendment request will be required with that submittal. After submittal, staff will determine if the change constitutes a minor or a major change. Additionally, the PAD includes performance standards for Home Occupation which may affect the final design: • All home occupation requests must be reviewed and approved by the Mercado District DRC prior to submittal. • No more than 50% of all square footage of buildings on the lot may be devoted to the home occupation. • No more than two nonresidents at any one time may be employed in the Neighborhood General area. • Signage shall conform to the Special District section of the City of Tucson Sign Code, and also comply with the PAD. Approval from the Mercado District DRC should be included in a request for a modification to allow the Alcoholic Beverage Sales land use. Approval of the modification may be subject to conditions such as limits to hours of operation. A plan amendment is not required to proceed as proposed. ADDITIONAL NOTES: None. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-1025-00215 • Pre-Application Conference Entitlements Review v1 • 185 S AVENIDA DEL SEMBRADOR TUCSON, AZ 85745: Based on the information requested, TFD has the following comments: It appears this project will maintain an occupant load of less than 50, since the existing fire sprinkler system is not required (I believe the requirement is through the HOA), no additional fire suppression is required. It appears changes to the existing system will be required because of construction, this work will require a fire construction permit. Please feel free to reach out with any additional questions. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | No comments at this time | |||
| Site Engineering * | REVIEW COMPLETED | Site Engineering has no comments at this time. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: CONVERTING THE GROUND FLOOR TO A COMMERCIAL SPACE, ADDITIONAL PARKING FOR COMMERCIAL USE, AND FIRE SUPPRESSION ACTIVITY NO: TP-PRE-1025-00215 ADDRESS: 185 S AVENIDA DEL SEMBRADOR ZONING: PAD-10 MENLO PARK PAD; (MERCADO) RIO NUEVO AREA 11.04.2025 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. SITE LANDSCAPE/NPPO COMMENTS: 1. No comments or concerns with this commercial project. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Entitlements Pre-Submittal Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-1025-00215 Address: 185 S Avenida Del Sembrador Parcel(s): 116205510 Existing Zoning: PAD-10 Existing Use: Residential – Single Family Residential Proposed Use: Commercial – Food Service, Retail - Alcohol Beverage Sales TRANSMITTAL DATE: November 5, 2025 COMMENTS: 1. COMMENT: The site is zoned PAD-10 and the proposed use is Commercial – Food Services which is a permitted use at this location, and Retail - Alcoholic Beverage Sales , which is not a permitted use in this location. An amendment to PAD-10 is required to permit Alcoholic Beverage Sales in this location (page 12, PAD-10). 2. 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. If you have any questions, please contact me at Loran.Shamis@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | none |