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Plan Review Detail

Plan Number: TP-PRE-0126-00016
Parcel: 10826007E

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1

Plan Number - TP-PRE-0126-00016
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 PDF file of prelinminary comments are avaialble in TDC account. For any questions, please reach out: maria.gayosso@tucsonaz.gov. Thank you.
Fire New Construction * REVIEW COMPLETED TP-PRE-0126-00016 • Pre-Application Conference Entitlements Review v1 • 4001 N COUNTRY CLUB RD TUCSON, AZ 85716:
Based on the information provided, TFD has no comments at this time.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
ROW Engineering Review * REVIEW COMPLETED Cul-de-sac turaround required at Country Club Rd and North Cactus Blvd. New driveways should be constructed per PAG SD 206
Site Engineering * REVIEW COMPLETED 1. Provide a master drainage plan that demonstrates balanced basin detention and first flush retention requirements for the site.
2. Demonstrate pedestrian circulation throughout the site.

Stephen Blood
(520) 837-4958
Stephen.blood@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: AREA PLAN AMENDMENT & PAD FOR TUCSON RACQUET & FITNESS CLUB IMPROVEMENTS & EXPANSION
ACTIVITY NO: TP-PRE-0126-00016
ADDRESS: 4001 N COUNTRY CLUB RD
ZONING: SUBURBAN RANCH ZONE (SR)
LAND USE: FITNESS CLUB/PROPOSED MULTIFAMILY DEVELOPMENT/OTHER COMMERCIAL USES
02.04.2026

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 narrative outlines that on-site landscape screening and parking lot trees are part of the overall proposal. **Possibly add illustrative site landscape layout to the PDP for clear intent for review at this preliminary stage.

2. In addition to the above-mentioned landscape border screening and parking lot shade trees for heat island dampening, commercial rainwater harvesting will be required for all new development as well as native plant preservation plans for the undeveloped parcels to the north.

3. A landscape plan set is required. Preparation of the landscape plans shall adhere to UDC 7.6 and Administrative Manual 2-10.

Thank you.
Chad Keller, RLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Entitlements Pre-Application Transmittal
PDSD Zoning Review

FROM: Loran Shamis; Principal Planner

PROJECT: TP-PRE-0126-00016
Address: 4001 N Country Club
Parcel(s): 10824023A, 10824028F, 10824024N, 10824027E, 10824025R, 10826007E, 10824025M
Existing Zoning: SR
Proposed Zoning: Planned Area Development
Existing Use: Commercial – Commercial Recreation, Commercial – Food and Beverage Services
Proposed Use: Civic – Civic Assembly, Residential – Multifamily Residential Development, Commercial – Alcohol Beverage Services

TRANSMITTAL DATE: February 11, 2026

COMMENTS:
1. COMMENT: After approval of a PAD, any new development will require the submittal of a development package in accordance with Administrative Manual Section 2-06. The development package will be compared to the PAD document and any approved site plans to ensure that the DP is in substantial compliance with the two. Please be aware that deviations may require the submission of a modification to the PAD document before final approval on the DP could be provided.

2. COMMENT: The site’s existing uses are Commercial – Commercial Recreation, Commercial – Food and Beverage Services

3. COMMENT: Per UDC 3.5.5.B.1 - A PAD may have land use regulations different from the zoning regulations in the UDC, any other PAD District, or other zoning districts. The following comments are references to standards in the UDC for consideration while the PAD document is being developed.

4. COMMENT: Proposed additional future uses appear to include "Commercial Services Land Use Group - Food Service, excluding soup kitchens", "Commercial Services Land Use Group - Alcoholic Beverage Service, excluding a large bar", "Residential Land Use Group - Family Dwelling (Multifamily Development)"; "Commercial Services Land Use Group - Entertainment, excluding large dance hall"; and "Civic Land Use Group - Civic Assembly".

From the plans, it is possible that "Commercial Services Land Use Group - Alcoholic Beverage Service, with microbrewery as an accessory use" may also be a proposed use. In this case, please be aware of the use-specific standards under commercial and mixed-use zones (that is, UDC 4.9.5.E.6, .7, and .8), which would limit the size of the microbrewery use below what is shown on the draft plans.

5. COMMENT: Use Tables (UDC 4.8), Use Specific Standards (UDC 4.9), Definitions of Land Use Groups, Classes and Types (UDC 11.3)

6. COMMENT: Dimensional Standards (UDC Article 6)

7. COMMENT: Development Standards (UDC Article 7), including motor vehicle and bicycle parking requirements and area design, electric vehicle supply equipment requirements, loading zone requirements, and landscaping.

8. COMMENT: Pedestrian Circulation (TSM 7-01)

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 or fernando.garcia2@tucsonaz.gov.
Traffic Engineering Review * REVIEW COMPLETED It appears the comments provided at the 12/31/25 meeting to discuss this PAD were taken to heart, as the concepts place less emphasis on Cactus Blvd. We agree that Cactus Blvd should not be used as a primary access point to any new multi-family residential or event center, but rather as a secondary/emergency access, taking into account Cactus Blvd's existence as a low stress, bicycle boulevard street that terminates as a roadway where the racquet club gated driveway exists (to the north, Cactus serves as a multi-use path to connect pedestrians and bicyclists to The Loop). Here are some notes from the traffic impact perspective:
- There are a variety of new facilities and uses on the two concepts, as well as a few hundred new parking spaces shown for these new facilities.
- Multi-family residential with 100 units would generate around 55 new trips in the PM peak hour. MFR with 250 units would generate around 130 new trips in the PM peak hour (examples).
- Country Club Rd, an MS&R collector street, would receive the vast majority of new site traffic.
- These concepts will need further detailed traffic analysis as they move forward. It will need to be determined if off-site improvements on Country Club Rd will be necessary to accommodate for the increase in traffic. A Traffic Impact Analysis (TIA) should accompany the PAD documents.
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
Potentially serving this project are multiple A-zone water mains located south and west of the parcel. Water pressure in this area is 55-62 PSI at an elevation of 2364 ft. Water pressure can vary by an additional 5 psi +/-.
If any new domestic water, irrigation water, or fire water services are needed to serve this proposed development, 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.