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Plan Review Detail
Plan Number: TP-PRE-1225-00255
Parcel: 132171220
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-1225-00255
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: 1/7/2026 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-1225-00255 Wildcat Shops PROJECT ADDRESSES: 1028 E BROADWAY BLVD PARCEL NUMBERS: 124120080 EXISTING ZONING: C-3 COMMERCIAL, R-2 RESIDENTIAL EXISTING USE: SMOKE SHOP, RETAIL, VACANT LAND PROPOSED ZONING: C-3 COMMERCIAL PROPOSED USE: Smoke Shop, Food Service, Parking PROJECT DESCRIPTION & LOCATION: The applicant is requesting feedback on a proposal to rezone two parcels located along Fremont Ave south of Broadway Blvd to C-3 to support the construction of surface parking supporting the various uses along Broadway. The applicant’s site plan depicts the parking accessed from a private alley off Fremont Avenue to the east. The Subject parcels are immediately north of Arroyo Chico Wash. The project is located in the Mixed-Use Corridors building block of Plan Tucson, the Arroyo Chico Area Plan, and the Miles Neighborhood Plan. APPLICANT NAME: Richard Macias E-MAIL: richard@azrealtydesign.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND EDMOND STATION AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 1 YES 0 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 Corridors building block of the Plan Tucson Future Growth Scenario Map. This building block features a mix of retail services, housing, and employment centers. Typical housing types include mid- and high-rise multifamily or mixed-use multifamily. Arroyo Chico Area Plan: The subject site is not designated on the future land use map for the Miles/San Antonio Neighborhood Subarea for non-residential use. A similar request for a rezoning to parking in the Plumer-Country Club area plan was approved in 2015, but this rezoning also required a plan amendment pursued concurrent with the rezoning application. It is noted that the proposed surface parking location is outside of the 50-foot buffer area from Arroyo Chico Wash. Miles Neighborhood Plan: The Miles Neighborhood Plan Compatible Development Policy seeks to preserve current R-2 zoning “as the Neighborhood Plan does not support up-zoning, except along Broadway Boulevard frontage as shown in the Arroyo Chico Area Plan, Residential Subarea 1, Miles and San Antonio Neighborhoods map.” Additionally, the Plan encourages development to adhere to Neighborhood design guidelines in residential areas. The rezoning proposal would also require an amendment to the Miles Neighborhood Plan. Analysis: The project does not conform to the Area or Neighborhood Plans which guide rezonings in this area. Plan Amendments for both would need to be pursued concurrent to the rezoning request, and may face considerable neighborhood opposition. The Sunshine Mile District overlay can help to mitigate parking requirements, especially for locations on Broadway Boulevard where opportunities for additional parking are limited. A rezoning for the purpose of additional surface parking would not conform to plan policy, and it’s recommended the applicant explore opting-into the Sunshine Mile District overlay zone to mitigate parking requirements. A plan amendment is required to proceed as proposed. ADDITIONAL NOTES: None. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-1225-00255 • Pre-Application Conference Entitlements Review v1 • 1028 E BROADWAY BL TUCSON, AZ 85719: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Historic * | REVIEW COMPLETED | The Project Area is within the Sunshine Mile Historic District. The project proposes to demolish a structure that is non-contributing to the Historic District. Per City of Tucson Ordinance 10776, minor architectural review must be submitted as part of the permit package for demolition. See the following webpage for additional information: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/historic_demolition_application_form.pdf |
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| ROW Engineering Review * | REVIEW COMPLETED | Add mid block ADA ramps to cross Fremont to connect to existing sidewalk. | |||
| Site Engineering * | REVIEW COMPLETED | 1. Pedestrian access to Broadway through the loading space on lot 4 is acceptable if striped as a pedestrian refuge area since it is gated off to the general public. 2. The trash pins will need to be placed within trash enclosures per Technical Standards Manual section 8-01. 3. New trash waste stream calculations for the entire site will need to be provided to show the site has adequate capacity in the existing rollout bins. 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, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: THE REDEVELOPMENT OF LOTS 1, 3, 4 15 & 16 OF UNIVERSITY HEIGHTS ACTIVITY NO: TP-PRE-1225-00255 ADDRESS: 1028 E BROADWAY BL ZONING: C-3 COMMERCIAL ZONE, SUNSHINE MILE DISTRICT OVERLAY LAND USE: COMMERCIAL RETAIL; CHANGE OF USE – FULL LANDSCAPE CODE COMPLIANCE REQUIRED 01.05.2026 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 project is in the Sunshine Mile District Overlay. If opting into the SMD overlay, then please review the Sunshine Mile District document for specific site landscape requirements that may apply to the site with regard to landscape plantings, shade, etc. 2. UDC 7.6.2. APPLICABILITY The provisions of this section apply to the following: 2. Buildings 10,000 Square Feet or Less On sites where the gross floor area of the existing building (s) is 10,000 square feet or less, expansions in square footage of land area, floor area, lot coverage, or vehicular use area as follows. b. If the expansion is 50% or greater or if expansions as of February 15, 1991, cumulatively result in a 50% or greater expansion in land area, floor area, lot coverage, or ***vehicular use area, the standards of this section apply to the entire site. 3. A landscape plan set is required. Preparation of the landscape plans shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 4. Parking lot canopy trees are required at 1 tree for every 4 parking spaces provided, see UDC 7.6.4.B. Structurally covered parking spaces do not count toward the ratio, see UDC 7.6.4.B.1.c.(8). Trees are to be distributed evenly throughout the parking area, see UDC 7.6.4.1.a.(1). See Technical Standards Manual 5-01.3.0 for additional landscaping in vehicular use area requirements. 5. An interior landscape border is required at the south property lines of the lot 15 and 16 and at the west property line of lot 15. See UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C. Commercial land use adjacent to Residential zone requires a 10’ interior landscape border and a 5’ masonry wall located on the property line. 6. A street landscape border is required along S Freemont and is shown on the site plan. An updated street landscape border will be required along E Broadway adjacent to lots 3 and 4, per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C. Commercial land use along MS&R and non-MS&R requires a 10’ street landscape border. 7. A drip irrigation plan and details are required for all proposed landscape planting areas. 8. DTM review 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. 9. A Commercial Rainwater Harvesting plan is required for the proposed parking area at lots 15 and 16: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. 10. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 and the Commercial Rainwater Harvesting Ordinance. 11. ***If it is determined that any of the above provided site landscape standards cannot be met due to the nature of the development, then a Design Development Option (DDO) will be required, see UDC 3.11.1.B.3 for landscape and screening modifications allowed. A Board of Adjustment Variance to the UDC site landscape requirements is also a viable alternative. Please reach out to Mark Castro with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov 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-1225-00255 Address: 1028 E BROADWAY BL Parcel(s): APN 12412006A, 124120080, 124120070, 124120200, 124120190 Existing Zoning: C-3 and R-2 Proposed Zoning: C-3 Existing Use: Retail, Smoke Shop, Vacant Proposed Use: Retail, Food Services, Smoke Shop TRANSMITTAL DATE: December 29, 2025 COMMENTS: 1. COMMENT: A Development Package that meets the requirements of 2-06 is required for formal submittal. 2. COMMENT: The site is zoned R-2 and the proposed zoning is C-3. The following are the proposed uses: a. Retail – General Merchandise Sales, excluding large retail establishment is permitted in C-3 subject to UDC 4.9.9.B.1. b. Commercial – Food Service is a permitted use in C-3 subject to UDC 4.9.4.M.1, .6, & .7 c. Retail – Smoke Shop is permitted through MCSE in C-3 subject to UDC 4.9.9.H 3. COMMENT: A lot combination is required to be processed by Pima County Assessors. 4. COMMENT: A change of use from Retail to Food Services triggers full code compliance for the site as Food Services requires more parking than the Retail Use (see UDC 7.4.3.D). 5. COMMENT: If an expansion of the Retail – Smoke Shop use is proposed, a Mayor and Council Special Exception Procedure is required. 6. COMMENT: The UDC defines the site as “the land area consisting of a portion of a lot, an entire lot, or contiguous lots, not including dedicated public property, designated for development as a single entity (UDC 11.4.20). The proposed development is functioning as a single site. 7. COMMENT: The development package and the rezoning can be review concurrently however, the development package submittal will be at-risk to the property owner. 8. COMMENT: Per UDC Table 7.4.4-1, the parking requirement for Commercial – Food and Beverage Services is 1 space to 100 square foot in gross floor area and any outdoor seating area. The parking requirement for Retail – General Merchandise Sales, excluding large retail establishment and Retail – Smoke Shop is 1 space to 300 square feet gross floor area. 9. COMMENT: Per UDC Table 7.4.8-1, the following are the required bicycle minimums: a. Food Service: 1 short term per 2,000 sf GFA with a minimum of 2 required; 1 long-term per 12,000 sf GFA with a minimum of 2 required b. Retail: 1 short-term space per 5,000 sf GFA with a minimum of 2 required; 1 long-term per 12,000 sf GFA with a minimum of 2 required. 10. COMMENT: Per UDC 9.3.2, nonconforming structures (not meeting setbacks) may continue to be utilized as they existing at the time such structures became nonconforming, however any expansions made to the nonconforming structures after the date of the create of the nonconformity must be in compliance with current standards. 11. COMMENT: Per UDC 7.4.11-1, the minimum requirement for Electric Vehicle Supply Equipment (EVSE) for Food Service is 5% EV Installed and 10% EV Capable; for Retail – General Merchandise Sales, excluding large retail establishment is 5% EV Installed and 10% EV Capable. Per UDC 7.4.11.B Retail Trade Uses and Commercial – Food Services with less than 50 total required motor vehicle parking spaces prior to any reduction are exempt from minimum required EVSE. 12. COMMENT: Per Technical Standards Manual 7-01, pedestrian circulation is required to connect all areas of -development and to any street frontage. Per TSM 7-01.4.1.C, a sidewalk is required adjacent to any parking space accessed by a PAAL where the space is located on the same side of the PAAL as any building and no other parking spaces or PAALs intervene. 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. If you have any questions, please contact me at Loran.Shamis@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | No comments at this time | |||
| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to, or comments on the proposed development. Potentially serving this project is a 4-inch Cast Iron (CI), B zone potable water main located on the north side of the parcel ROW of E Broadway Bl. We identified an existing water meters of 5/8”size serving lots 1,3 and 4, If these services will be abandoned due to the building being updated, and new service connections will be required, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov. Lots 15 and 16 do not currently have water service. If water service is required, the lots can either be connected to the 4 inch water main in Broadway or a 4 inch Cement Asbestos (CA) B zone potable water main located on the south side of the parcel ROW of E 12th St. please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to 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 Kathryn Gerber (Engineering Manager) at Kathryn.Gerber@tucsonaz.gov |