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Plan Review Detail

Plan Number: CIP-0826-00010
Parcel: 14037073C

Address: Unknown

Review Status: In Review

Review Details: CIP - DEV SITE + COMM STRUCTURE - INITIAL v.1

Plan Number - CIP-0826-00010
Review Name: CIP - DEV SITE + COMM STRUCTURE - INITIAL v.1
Review Status: In Review
Review Date Reviewer's Name Type of Review Description Status Comments
TSMR/PDMR - Engineering NOT REQUIRED
Zoning Administration NOT REQUIRED
Zoning Compliance Review NOT REQUIRED
CDRC Post Review Express PENDING ASSIGNMENT
Real Estate PENDING ASSIGNMENT
ROW Engineering Review PENDING ASSIGNMENT
Storm to Shade Review PENDING ASSIGNMENT
Traffic Engineering Review PENDING ASSIGNMENT
New Services/JOC REQUIRES RESUBMIT TUCSON WATER CANNOT ACCEPT THE PROJECT AS CURRENTLY SHOWN. SHEET C5.3 (PAGE 15 OF 34) SHOWS A PROPOSED 1-INCH DOMESTIC WATER SERVICE AND METER SERVING THE PROPOSED RESTROOM FACILITY, AND SHEET L4.0 (PAGE 26 OF 34) IDENTIFIES A PROPOSED 3-INCH IRRIGATION METER.

PLEASE SHOW AND LABEL THE REQUIRED UTILITY SERVICE AGREEMENT/EASEMENT LIMITS FOR ALL PROPOSED TUCSON WATER FACILITIES LOCATED OUTSIDE OF THE PUBLIC RIGHT-OF-WAY, EXTENDING FROM THE PUBLIC WATER MAIN/RIGHT-OF-WAY TO EACH PROPOSED WATER METER. THE UTILITY SERVICE AGREEMENT/EASEMENT LIMITS SHALL BE SHOWN ON THE SITE PLAN AND ALL APPLICABLE UTILITY PLAN SHEETS.

PROVIDE THE CORRESPONDING LEGAL DESCRIPTIONS AND EXHIBITS FOR THE PROPOSED UTILITY SERVICE AGREEMENT/EASEMENT AREAS, ALONG WITH A CURRENT TITLE REPORT.

ADDITIONALLY, PROVIDE THE REQUIRED 10' X 25' LARGE METER ENCLOSURE FOR THE PROPOSED 3-INCH IRRIGATION METER AND SHOW THE ENTIRE METER ENCLOSURE WITHIN THE APPLICABLE UTILITY SERVICE AGREEMENT/EASEMENT LIMITS.
Bldg Permits - Post Review Express REVIEW COMPLETED
Building Official REVIEW COMPLETED
Commercial Building REVIEW COMPLETED Please submit your revised documents and provide a letter with a written response letter addressing each of the comments indicating how the Review comments were resolved. Please note the submittal was incomplete and the plan review was conducted using the information presented. The subsequent review could generate more comments after original comments have been addressed.
Please contact me if you have any questions about the below comments. I can be reached at email mark.masek@tucsonaz.gov
1. Please provide complete construction drawings, details, and structural design information for the proposed structure. Including structural calculations. The site plan alone does not provide sufficient information to demonstrate compliance with the applicable requirements of the 2024 IBC. IBC Section 107.2.1.
Please contact me if you have any questions about the above comments.
Mark Masek
Plans Examiner – Building Safety
Planning and Development Services | City of Tucson
main 520.837.4994
email mark.masek@tucsonaz.gov
Commercial Electrical REVIEW COMPLETED Commercial Electrical Review CIP-0826-00010
Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide updated Plans/calculations and a written response Letter to each of the notated items indicating action taken. Resubmitted plans that do not contain a written response Letter addressing each of the notated items indicating action taken, may be delayed until response letter is received.
Code reference, 2024 International Building Code (IBC), 2023 National Electrical Code (NEC), 2012 Outdoor Lighting Code (OLC).
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/building-code/2012_outdoor_lighting_code_.pdf

Contact Jeremy Hamblin with any questions: Jeremy.hamblin@tucsonaz.gov

1. This is a commercial project, requiring all documents to be prepared, sealed, signed, and dated by a registered design professional. Provide complete electrical plans, design, and calculations, sealed by an Arizona Registrant. Reference: Arizona Revised Statutes 32-125, Board of Technical Registration Rules R4-30-304, 2018 IBC section 107.1, 2017 NEC, City of Tucson Commercial Plan Submittal Requirements. https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/checklists/commercial_submittal_requirements_july2023.pdf
2. Provide plans relevant to the scope of work being donePlans must show compliance to the currently adopted codes as listed above.
Commercial Mechanical REVIEW COMPLETED
Commercial Plumbing REVIEW COMPLETED The rim elevation of the next upstream sanitary manhole (MH# 1784-06, 2738.66) is higher than the first floor elevation of the proposed restroom building (2737.00). Provide a backwater valve per Section 714.1, IPC 2024, as amended by the City of Tucson.
If you have any questions about this review comment, I can be reached at Robert.Sherry@tucsonaz.gov
Entitlements REVIEW COMPLETED Conforms to PAD 14
Fire New Construction REVIEW COMPLETED
NPPO REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: DEVELOPMENT OF LOS REALES PARK PHASE I, SOUTHEAST OF LOS REALES LANDFILL
ACTIVITY NO: CIP-0826-00010
ADDRESS/PARCEL: 14037071D
ZONING: PAD 14
LAND USE: PARK
8.24.2026

THE PROPOSED PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH APPLICABLE DEVELOPMENT STANDARDS FOR SITE LANDSCAPE, NATIVE PLANTS, AND RAINWATER HARVESTING, PER-THE-CITY OF TUCSON UNIFIED DEVELOPMENT CODE (UDC), TECHNICAL STANDARDS MANUAL (TSM), AND ADMINISTRATIVE MANUAL (AM).

RESUBMIT REVISED DRAWINGS ALONG WITH A DETAILED RESPONSE LETTER, STATING HOW ALL SITE LANDSCAPE AND NPPO SECTION REVIEW COMMENTS HAVE BEEN ADDRESSED.

SITE LANDSCAPE/NPPO SECTION COMMENTS:

1. On the NPPO/Riparian legend on sheet L1.4 can a note be added to the representative set-aside area hatch to refer to the previous plan sheet and to the PAD 14 document for more information.

2. Remove specific entity name from the callout about conservation organization within the NPPO Mitigation summary. Best to leave this a broad range of conservation organizations that may have interest in the excess Barrel Cacti.

Thank you.

CHAD KELLER - PLA
LANDSCAPE ARCHITECT

CITY OF TUCSON - PDSD
CHAD.KELLER@TUCSONAZ.GOV
520.837.4923
Outdoor Lighting REVIEW COMPLETED Outdoor Lighting Review CIP-0826-00010
Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide updated Plans/calculations and a written response Letter to each of the notated items indicating action taken. Resubmitted plans that do not contain a written response Letter addressing each of the notated items indicating action taken, may be delayed until response letter is received.

Contact Jeremy Hamblin with any questions: Jeremy.hamblin@tucsonaz.gov

Code reference, 2024 International Building Code (IBC), 2023 National Electrical Code (NEC), 2012 Outdoor Lighting Code (OLC).
Outdoor Lighting Review:
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/building-code/2012_outdoor_lighting_code_.pdf

1. The replacement, relocation and installation of new lighting fixtures requires compliance with the City of Tucson Outdoor Lighting Code.
2. Provide an outdoor site lighting plan that meets the requirements of OLC 104.2. Show/locate the different light sources on your site plan, both new and existing. Number the light fixtures on your lighting fixture table and use the same number on your site plan.
3. List the Lighting Area per OLC (typically E3) chapter 3 and used in Table 401.1. Specify the compliance option from Table 401.1 that is being used. Total outdoor light output shall not exceed the lumen limits listed in Table 401.1.
4. Show compliance with City of Tucson Outdoor Lighting Code with an approved lighting calculation in accordance with OLC 104.2.1, 401.2. Include all exterior fixtures on the property in the calculations. List shielded and unshielded lights in the calculation.
5. Show unshielded fixtures with a maximum of 3,000 lumens, OLC 401.4.
6. Show lamps with a maximum of 3500K color temperature, OLC 402.1.
7. Provide the manufacturer’s specification sheets for the outdoor lighting fixtures. Include the lumen and color temperature values for each outdoor fixture type.
8. Indicate whether or not a special inspection is required per sec. 104.2.2, and 106.2.

https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/special_inspection_certificate_odl.pdf

9. Specify any exceptions used.

10. Provide Curfew lighting controls If applicable Per section 403.
Signs REVIEW COMPLETED
Site Engineering REVIEW COMPLETED Permit Activity Number: CIP-0826-00010 (1st Review)
Project: Development of Los Reales Park Phase I on vacant land southeast of Los Reales landfill
Location: 14037071D
Review Date: 8/25/2026
Reviewer: Marco Contreras – Engineering Associate & Joe Macaulay – Civil Engineer
Reviewer Contact Information: marco.contreras@tucsonaz.gov
Related cases:

Plan review for the above-referenced development package has been completed. This review was conducted for compliance with applicable development criteria including the City of Tucson Unified Development Code (UDC), Administrative Manual (AM) Section 2-6, and Technical Standards Manual (TSM) sections governing waste management, pedestrian access, hydrology – retention/detention requirements, and all applicable site standards.
The following comments must be addressed prior to approval. To help facilitate a timely resubmittal, please provide updated plans and calculations along with a written response to each comment, indicating what action was taken and where the change can be found on the plans. Do not use revision clouds on resubmittal drawings — clouds are reserved for post-permit revisions only. Submit your response letter and updated plan set & reports as separate files.

Applicable Code Links for quick/direct reference:
City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes
Floodplain Code: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-19333
Drainage Manual Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/cot-drainage-manual-searchable.pdf
Design standards for Stormwater Detention and Retention Link:
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf
City of Tucson Chapter 25: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-18593

Site Engineering Review Comments:
1. General note #13– Revise the keynote provided, the City of Tucson adopted The IBC 2024 with ICC A117.1 2017 edition at the beginning of 2026
2. Revise the cover sheet to include the name, registration number, seal, and contact information for the Geotechnical Engineer of Record, along with the name and address of the geotechnical firm. This information shall be presented with the other project registrant contact information on the cover sheet. [AM 2-06.4.1]
3. Earthwork Table – Revise the earthwork table provided on the cover sheet to provide the total Area of Disturbance in acres related to the development proposed.
4. A trash truck maneuverability exhibit has not been provided. Provide a dedicated exhibit or detail demonstrating that a standard solid waste collection vehicle can safely access, maneuver to, and service all proposed trash enclosures on the site in compliance with TSM 8-01.5.3 and TSM 8-01.5.3.F. The exhibit must address the following:
a. The turning radius and approach path of a standard collection vehicle for each enclosure(s) location.
b. Demonstration that the required back-up distance and maneuverability clearances are achievable within the proposed drive aisle and parking layout without conflict.
c. Confirmation that collection vehicles can enter and exit the site in a forward direction, or, if backing is required, that the back-up distance and sight conditions comply with the requirements of TSM 8-01.5.3.F.
d. Delineate the required clearance space in front of each container – 14x40 (single), 28x40 (double)
5. After reviewing the site plan provided, it appears the development exceeds established back-up manuvering requirements regarding Waste Management Servicing - Environmental services approval will be required in regard to accepting that they will have no issues with the proposed turnaround/maneuvering requirements which require the service vehicle to enter and perform extensive reversing after dumpster servicing. The contact to reach out to at ES will be Andy Vera at Andy.vera@tucsonaz.gov. Please submit the approval provided for the resubmission of this development package.
a. If approval is provided, it will be necessary that a Technical Standards Modification Request (TSMR) be included in resubmission.
6. The trash enclosure details and grading plan sheets must be revised to correctly show the required drainage slopes at and around all trash enclosure locations per TSM 8-01.0.0. The following slope requirements must be reflected on both the detail sheets and the grading plan for every enclosure on the project:
a. The approach ramp and surrounding pavement must slope at a minimum of 2% away from the enclosure to prevent water intrusion and standing water at the enclosure pad.
b. The enclosure slab must slope at a minimum of 1% toward the gate to drain away from the enclosure interior.
c. These slope requirements must be explicitly labeled and dimensioned on the grading sheets and the enclosure detail for each enclosure location. A generic note referencing compliance is not sufficient — slopes must be graphically shown and confirmed on the plans.
7. Provide the page number and total number of pages within the Development Package plan set (i.e., sheet xx of xx) on the bottom right corner of each page. [AM 2-06.4.2.D].
a. Ensure this remains consistent across the entire plan set. Currently, the plan set does not show progressive continuation of the page count, some sheets simply show “ ___ of 34.” Revise Accordingly.
Site Landscape REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: DEVELOPMENT OF LOS REALES PARK PHASE I, SOUTHEAST OF LOS REALES LANDFILL
ACTIVITY NO: CIP-0826-00010
ADDRESS/PARCEL: 14037071D
ZONING: PAD 14
LAND USE: PARK
8.24.2026

THE PROPOSED PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH APPLICABLE DEVELOPMENT STANDARDS FOR SITE LANDSCAPE, NATIVE PLANTS, AND RAINWATER HARVESTING, PER-THE-CITY OF TUCSON UNIFIED DEVELOPMENT CODE (UDC), TECHNICAL STANDARDS MANUAL (TSM), AND ADMINISTRATIVE MANUAL (AM).

RESUBMIT REVISED DRAWINGS ALONG WITH A DETAILED RESPONSE LETTER, STATING HOW ALL SITE LANDSCAPE AND NPPO SECTION REVIEW COMMENTS HAVE BEEN ADDRESSED.

SITE LANDSCAPE/NPPO SECTION COMMENTS:

1. On the NPPO/Riparian legend on sheet L1.4 can a note be added to the representative set-aside area hatch to refer to the previous plan sheet and to the PAD 14 document for more information.

2. Remove specific entity name from the callout about conservation organization within the NPPO Mitigation summary. Best to leave this a broad range of conservation organizations that may have interest in the excess Barrel Cacti.

Thank you.

CHAD KELLER - PLA
LANDSCAPE ARCHITECT

CITY OF TUCSON - PDSD
CHAD.KELLER@TUCSONAZ.GOV
520.837.4923
Site Zoning REVIEW COMPLETED PDSD TRANSMITTAL

FROM:
Jeffrey W. Cassidy, Planner
Planning & Development Services Department – Current Zoning Review Section

PROJECT:
CIP-0826-00010 – Capitol Improvement Project – Phase I Development of Los Reales Park on vacant land
Parcels 140-37-071D, 140-37-072B, 140-37-073C, and 140-37-071F (PAD-14 Zoning)
Development Package Review – 1st Review

TRANSMITTAL DATE: August 27, 2026

This plan has been reviewed for compliance with the Unified Development Code (UDC) Administrative Manual (AM) Section 2-06. Also, compliance with applicable development criteria for the proposed use as listed in the City of Tucson Uniform Development Code (UDC) and the UDC Technical Standards Manual (TSM).

The review comments include the actual standard first with the applicable Administrative Manual section number and the following paragraph is the actual comment related to the specific item that must be addressed. If you need to review the sections listed below click on the link or copy it in the address bar of your internet program. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8753

This link will take you directly to the section used for the standards review. The UDC & TSM requirements are in the Unified Development Code and can be viewed at the same web link as above.

Section 3.3.3.G.5.c UDC, an applicant has one year from the date of application to obtain approval of a site plan that complies with zoning and other development requirements in effect at the time of application, unless an ordinance adopted by Mayor and Council during this period states otherwise. A site plan application that has been in review for a period of one year and has not yet been approved is considered denied. To continue the review of a site plan for the property, a new site plan must be submitted that complies with regulations in effect at the time of re-submittal. The new submittal initiates a new one-year review period. One year Expiration date is August 11th, 2027.

SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS)

2-06.4.0 CONTENT REQUIREMENTS

2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx).

1. COMMENT: Provide missing ‘sheet xx of xx’ information on the sheets missing this.

2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet.

2. COMMENT: Provide the development package case number, CIP-0826-00010 adjacent to the title block on each sheet.

2-06.4.4 - The project-location map to be located on the first sheet of the development package in the upper right corner, shall cover approximately one square mile, be drawn at a minimum scale of three inch equals one mile, and provide the following information.

3. COMMENT: Add APN 140-37-071F label to Location Map.

2-06.4.4.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and,

4. COMMENT: Add S Burcham Av to Vicinity map.

2-06.4.7 - General Notes
The following general notes are required. Additional notes specific to each plan are required where applicable.

2-06.4.7.A - Zoning and Land Use Notes

2-06.4.7.A.2 - List the gross area of the site/subdivision by square footage and acreage.

5. COMMENT: Provide missing square footage and acreage for parcel.

2-06.4.7.A.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses.

6. COMMENT: Provide missing information per 2-06.4.7.A.4 standard. Refer to https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7039 for definitions of existing and proposed uses.

2-06.4.7.A.6 - If a plan or plat is prepared in conjunction with other applications or overlays or the parcel being developed is subject to conditions of an application processed previously, additional information must be added to the plan. Such applications and overlays include, but are not limited to: annexations; rezonings; special exceptions; Board of Adjustment variances; Design Development Options; Technical Standard Modification Request; overlays (Airport Environs Zone, Environmental Resource Zone, Gateway Corridor Zone, Hillside Development Zone, Historic Preservation Zone, Major Streets and Routes, Rio Nuevo District, Scenic Corridor Zone, WASH); Modification of Development Regulations through the Downtown Area Infill Incentive District or Rio Nuevo District; Downtown Heritage Incentive Zone; or, Design Review Board. Provide the following information on the plan.

7. COMMENT: C1.0 sheet, note 15 (MS &R) does not apply to this project. Remove note.

2-06.4.7.A.8 - For development package documents provide:

2-06.4.7.A.8.a - Floor area for each building;

8. COMMENT: Provide missing floor area for proposed restroom.

2-06.4.9 - Information on Proposed Development
The following information on the proposed project shall be shown on the drawing or added as notes.

2-06.4.9.F - All existing zoning classifications on and adjacent to the project (including across any adjacent right-of-way) shall be indicated on the drawing with zoning boundaries clearly defined. If the property is being rezoned, use those boundaries and classifications. The basis for this requirement is that some zoning requirements on a project are based on the zoning classification of adjacent property. Also, in some instances, each zone has to be taken into consideration on property that is split by two or more zoning classifications, as each may have different requirements.

9. COMMENT: Add PAD-14 zoning label and parcel 140-44-008D label to parcel south of Los reales Rd.

10. COMMENT: Include the height of the proposed restroom.

MISCELLANEOUS:

11. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other the PDSD reviewer comments.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED:

12. COMMENT: Corrected Development Package permit

13. COMMENT: Provide a detailed response letter with your submittal that clearly shows how you have addressed all Zoning comments.

To resubmit visit Tucson Development Center at https://tdc-online.tucsonaz.gov/#/home .

Instructions for resubmittal - https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/tdc-faq/old-pdfs/double-old/resubmittals.pdf

If you have any questions about this transmittal, please contact jeffrey.cassidy@tucsonaz.gov

The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code .
TW New Development Review REVIEW COMPLETED TUCSON WATER HAS NO HYDRAULIC CONCERNS WITH THE PROPOSED DEVELOPMENT. A FIRE FLOW DEMAND OF 1,500 GPM FOR 2 HOURS WAS MODELED IN ADDITION TO THE PEAK DAY DEMAND ASSOCIATED WITH THE PROPOSED 3-INCH IRRIGATION METER AND 1-INCH POTABLE WATER METER. NO VELOCITIES EXCEEDED 11 FT/S AND NO PRESSURES DROPPED BELOW 20 PSI THROUGHOUT THE SYSTEM. THE PROPOSED DEVELOPMENT DOES NOT ADVERSELY IMPACT THE EXISTING WATER DISTRIBUTION SYSTEM. PLEASE CONTACT TUCSON WATER NEW SERVICES WHEN READY TO REQUEST AND COORDINATE INSTALLATION OF THE PROPOSED WATER METERS.
TW Planning and Engineering Review REVIEW COMPLETED Please see email
Water - PDSD REVIEW COMPLETED 1. Installation of the irrigation water meter is to be 3” from the property line, in the right of way (see Tucson Water Standard Detail SD-309).
2. The installation of the reduced pressure assembly for the irrigation system shall be, “…outside, above ground, as close as possible to the water meter or service connection as possible and on private property...” (see Tucson Water Standard Detail SD-1802 https://www.tucsonaz.gov/files/sharedassets/public/v/1/living-and-working/parks-and-recreation/documents/sd-1802.pdf

If you have any questions about this review comment, I can be reached at Robert.Sherry@tucsonaz.gov
3. Provide the size of the water service meter, the reduced pressure backflow preventer assembly, and the water service mainline proposed for the irrigation system. Reference: Section 107.2.1, IBC 2024.
4. Assuming that all irrigation within the project area will be done using reclaimed water, there will be private reclaimed water lines and private potable water lines in the project area. The symbols and line-types for water lines and water meters shown in the drawings should clearly indicate whether each water line/water meter distributes reclaimed water or potable water to prevent inappropriate cross connections. Tucson Water strongly recommends that all water lines/water meters distributing reclaimed water be labeled “R” and the letter “W” be reserved for those water lines/water meters distributing potable water
Zoning Modifications - DDO REVIEW COMPLETED
Zoning Modifications - IPP REVIEW COMPLETED
Zoning Modifications - MS&R REVIEW COMPLETED
Zoning Modifications - Variance REVIEW COMPLETED