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Plan Review Detail

Plan Number: TP-PRE-0426-00093
Parcel: 132250640

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0426-00093
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
Review Date Reviewer's Name Type of Review Description Status Comments
Fire New Construction * REVIEW COMPLETED TP-PRE-0426-00093 • Pre-Application Conference Review v1 • 4301 E IRVINGTON RD TUCSON, AZ 85714:
Based on the information provided, TFD has the following comments:
1. Verify required hydrant coverage. IFC 24, 507.5
Questions: patricia.shelton@tucsonaz.gov / 520.837.7
Residential Zoning * REVIEW COMPLETED PDSD TRANSMITTAL

CITY OF TUCSON, PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
Jeffrey William Cassidy, Planner jeffrey.cassidy@tucsonaz.gov (520) 837-4916
Current Zoning - Residential Review Section

TRANSMITTAL DATE:
May 14, 2026

PRE-APPLICATION CONFERENCE:
TP-PRE-0426-00093

BRIEF SUMMARY DESCRIPTION / NARRATIVE:
Preliminary Development Package for new Blue Sedona Pool Showroom: A new 4880sf building is proposed to be a Pool Showroom on a Vacant property. Utilities are available and a drainage basin has been proposed on the rear of the parcel to address stormwater. Typical parking and trash enclosure is proposed.

CUSTOMER:
Rene Martinez
Talavera Engineering 2455 E Speedway Ste # 102 Tucson, AZ 85719
RM@TALAVERAENGINEERING.COM (520) 628-3654

PROJECT:
Address:
4301 E IRVINGTON RD TUCSON, AZ 85714

Parcel:
132-25-0640

Legal Description:
ALVERNON MANOR LOT 22 EXC S 45' THEREOF BLK C
Township 14S, Range 14E, Section 34

Subdivision / Recorded Document:
Alvernon Manor; Book 8, Page 77, Sequence Number 20202451029

Acreage / Square Feet:
Approximately 2.52 acres or 109,816 square feet.

Zoning:
4.7.30. HEAVY INDUSTRIAL ZONE (I-2)

This zone provides for industrial uses that are generally nuisances, making them incompatible with most other land use. These nuisances may be in the form of air pollutants; excessive noise, traffic, glare, or vibration; noxious; the use of hazardous materials; or unsightly appearance. Select other agriculture, civic, commercial, industrial, retail, storage, utility, and wholesaling uses may also be permitted.

Existing Use / Certificate of Occupancy:
Vacant, Undeveloped Land

Proposed Use(s) (Per UDC Definition):
11.3.9. RETAIL TRADE USE GROUP

C. General Merchandise Sales
The selling, leasing, or renting of commonly used merchandise for personal or household use and the providing of services incidental to the selling, leasing, or renting of goods. Typical uses include department and variety stores, automotive accessories and new parts stores, fuel and lubricant sales, apparel stores, drugstores, florists, furniture stores, pet stores, and video tape rental and sales.

Permitted Use / Use Specific Standards:
Confirmation that Parcel 132-25-0640 lies within the I-2 zone and the proposed General Merchandise Sales use, as defined under 11.3.9.C is deemed as a permitted under Table 4.8-5 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2105

Related Case Numbers:
TC-COM-1124-02211 – 11/18/2024 PLACING A NEW PRE-FAB WAREHOUSE BUILDING ON OUR PROPERTY - In Review

TC-COM-0723-01645 – 07/06/2023 Electrical permit for Commercial Building - Approved

ZONING REVIEW COMMENTS SUMMARY:
1. 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, the Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards.

2. Comment:
As proposed, this project meets the criteria of New commercial and residential buildings / Tenant improvement of a newly occupied space / Tenant improvements resulting in a change of square footage / Tenant improvement or renovations involving a change in the occupancy type, occupancy classification, or requires a greater degree of safety.

A new Certificate of Occupancy will be required and the requirements are required under https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Occupancy-Certificates#section-1

3. Comment:
Per UDC Technical Standards Manual Section 7-01, a pedestrian circulation path is required to connect all areas of development, including accessible parking spaces, entrances, and dumpsters. A pedestrian circulation path to each adjacent street is also required.

a) The dumpster sidewalk appears to end prior to reaching the dumpster itself.

b) There is a sidewalk to runs alongside the east side of the proposed building toward the retention basin but ends. Perhaps this is intended to connect to some use or is drawn in error. Please clarify.


c) No connection was provided E Irvington Rd. Refer to site engineering review comments for furth direction.

ADMINISTRATIVE MANUAL:

SECTION 1: APPLICATION SUBMITTAL REQUIREMENTS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8355

4. Comment:
The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8753

Building permits can be submitted and reviewed concurrently with the development package but the building plans cannot be approved until the development package is approved and the building plans are reviewed for consistency.

This explains the reason why multiple reviewers for the TC-COM-1124-02211 permit were asking for a Development Package.

UNIFIED DEVELOPMENT CODE (UDC):

UDC ARTICLE 3: GENERAL PROCEDURES
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-640

Per 3.3. Zoning Compliance Review Procedures
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-829

UDC ARTICLE 4: ZONES
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1785

UDC ARTICLE 5: OVERLAY ZONES
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3088

5.6. AIRPORT ENVIRONS ZONE (AEZ)

5.6.2. ESTABLISHMENT, DESIGNATION, AND AMENDMENT OF AEZ MAPS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3574

This parcel lies within the NCZ-A Davis Monthan AEZ Paddle: TIA, DM AFB, NCZ-A, NCD-A

TIA - Tucson International Airport; Avigation Easement & Disclosure Area
AEZ Noise, DMAFB, AEZ Land Use Overlay Zone 3: NCZ-A
AE Height Overlay Zone 3: 60-80 feet
DMAFB Noise Control District: NCD-A
AHD – Airport Hazard District
DMAFB - Air Force Base Vicinity

5.6.3. APPLICABILITY IN THE TIA ENVIRONS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3591

5.6.7. APPLICABILITY IN THE DMAFB ENVIRONS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3695

5.6.9. NOISE CONTROL DISTRICT FOR DMAFB ENVIRONS
A. NCD-A - 65-70 Ldn
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3839

5.6.11. AIRPORT HAZARD DISTRICTS FOR TIA AND DMAFB ENVIRONS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3886

UDC ARTICLE 6: DIMENSIONAL STANDARDS AND MEASUREMENTS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4833

5. Comment:
As this project lies within the I-2 zone, refer to Table 6.3-5A for the Dimensional Standards
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4991

and Table 6.3-5B for any Exceptions
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5004

6. Comment:
Density Standard, Lot Size and Lot Coverage are Not Applicable

7. Comment:
Front Yard Setback (E Irvington Rd) – Street: 10’-0”

8. Comment:
West, North and East Property Line Setbacks – Interior – Non-Residential to Residential: 0’

9. Comment:
Maximum Building Height: 140’-0” feet*
* AE Height Overlay Zone 3: 60-80 feet

UDC ARTICLE 7: DEVELOPMENT STANDARDS - Tucson, AZ Unified Development Code (UDC)
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5321

Per 7.4.4. and Table 7.4.4-1: Required Number of Motor Vehicle Standards
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445

10. Comment:
1 parking stall / 300 square feet of Gross Floor Area (GFA) (Retail Trade Use Group)
C1 sheet states 4,850 square feet / 300 square feet = 16 parking stalls

Per 7.4.6.: Motor Vehicle Use Area Design Criteria
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5587

11. Comment:
Confirm what the use of the property is to be between the proposed building and retention basin and whether a dust control surface will be provided.

12. Comment:
It appears the garbage dumpster does not have a vehicular paved surface servicing this requirement. Refer to site engineering review comments for further direction.

Per 7.4.8. and Table 7.4.8-1: Required Number of Bicycle Parking Spaces
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698

Retail Trade Uses Less Than 50,000 sq. ft. GFA applies:

13. Comment:
Short-Term Bicycle Parking: 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces.

14. Comment:
Long-Term Bicycle Parking: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces.

Per 7.4.9.: Bicycle Parking Design Criteria
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5709

UDC ARTICLE 7a: SIGN STANDARDS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-25951

15. Comment:
Per UDC 7A.4.1., separate signage permits will be required for all signage. All signs shall be erected, reinstalled, altered, repaired, relocated, permitted and inspected in compliance with Section 3.3 Zoning Compliance Review, Section 4 Development Review Fee Schedule of the Administrative Manual, and the most recently adopted Unified Building Codes, as well as other applicable city codes. Additionally, if there is a design intent for a ‘monument’ sign, this will need to be included in the site plan to show compliance with setbacks and any vision clearance triangles.

TECHNICAL STANDARDS MANUAL:

SECTION 5: LANDSCAPING
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11368

SECTION 7: PEDESTRIAN ACCESS
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11582

SECTION 8: SOLID WASTE AND RECYCLE DISPOSAL, COLLECTION, AND STORAGE
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11666

SECTION 9-03.0.0: SOUND ATTENUATION WITHIN THE AIRPORT ENVIRONS ZONE
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-12167

SECTION 10: TRANSPORTATION
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-12214
ROW Engineering Review * REVIEW COMPLETED -Confirm PL location on plans. According to Deed recorded in Docket 1112 at Page 299 (seq 20202451029) the Property line starts 75' north of section line.
-Install driveway per PAG 206
-install sidewalk per PAG 200
daniel.urbina@tucsonaz.gov
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0426-00093
Project: Retail Pool Showroom
Location: 4301 E IRVINGTON RD
Review Date: 05/14/2026
Reviewer: Marco Contreras – Engineering Associate – Site Engineering
Related Cases: TC-COM-1124-02211

*This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-6 and Technical Standards Manual (TSM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code.*
City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes
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
Site Engineering Review Comments:
1. A Development Package will need to be submitted for the proposed development.
2. A drainage report with full compliance of first flush retention/balanced basin detention requirements. Refer to the DSSDR chapters 2, 3, & 4. Content and format requirements for the drainage report can be found in chapter 10 of the DSSDR.
a. It must be demonstrated through infiltration testing that the proposed basin falls within compliance with DSSDR 4.5.1 Storage standards that the basin drains down within the required 12hours as the basin is shown to have a max depth of 1’. This is based on the minimal details/information provided regarding the basin as is.
3. A submit a grading plan with the development package. The grading plan must show full compliance with grading requirements/standards as found in Technical Standards Manual 2-01.0.0. Please provide the following:
a. Total cut & fill quantities
b. Total area of disturbance in sq ft and acres
c. Depict existing condition vs proposed conditions. This includes drainage design
d. Delineate the limits of disturbance
4. A Storm Water Pollution Prevention Plan (SWPPP) and dust control permit will be required for development greater than 1 acre.
5. A geotechnical report associated with the new build will be required at submission of the Development Package.
6. Pedestrian circulation is required to connect all buildings, dumpster areas, common areas, and the sidewalk on all the street frontages per TSM 7-01.3.3. Please pedestrian access path to frontage on E Irvington Rd.
7. E Irvington Rd has a future designation as Arterial per MS&R 10-8-25 amended map. Sight visibility triangles (SVT) will need to be shown for current and future ROW for all entrances/exits to the site. TSM 10-01.5.0
8. Provide a trash enclosure detail that is compliant with TSM 8-01.0.0 This should include all necessary information as well as include the required minimum clear space. This detail should be comparable to figures found in TSM 8-01.9.0. It should contain all the related keynotes and details.
9. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0
10. Provide a detail displaying trash truck maneuverability for the trash enclosure in compliance with Technical Standards Manual, show it falls in compliance with back-up requirements. Maneuverability dimensions for operation are 14’x40’. TSM 8-01.5.3 and TSM 8-01.5.3.F
11. All proposed vehicular use areas must be surfaced, TSM 7.4.6.A & TSM 7.4.6.I.1. Please provide surfacing requirements for trash truck operations and maneuverability. At time of submission, a surfacing construction detail should be provided that falls in compliance with UDC 7.4.6.I
12. Show all downspouts and scuppers on site plan. Must match DP and building permit. TSM 7-01.4.1.E
13. Wheel stop curbing must be a minimum of two and one-half feet from the front of the parking space. Please provide required minimum distance per UDC 7.4.6.h.3.
14. Provide PAAL widths in accordance with UDC 7.4.6.
15. Provide and label required setbacks of the retention basin side slopes to the lot boundary on the north and east. Based on existing conditions, show that the retention/detention basins (Water harvesting basins as well) are the minimum required 10 feet setback from structures. DSSDR 5.3.1.11
16. It will be required that the vehicle use area be contained in compliance with UDC 7.4.6.H.1 Vehicles are not to extend beyond intended use areas and would need to be demonstrated through the use of curbing or other allowable methods.
17. Provide clarification regarding the intended use of the center of this property. Will this be kept empty for future development, or used for outdoor storage/vehicle use area?
18. If the intention is to build a display pool for the show room, please reach out to Matthew Carlton: Matthew.Carlton@tucsonaz.gov

*** Please note: this review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during formal review process.

If you have any questions or concerns, please contact Marco Contreras. Marco.Contreras@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: NEW POOL SHOWROOM
ACTIVITY NO: TP-PRE-0426-00093
ADDRESS/PARCEL: 4301 E IRVINGTON RD/132250640
ZONING: HEAVY INDUSTRIAL ZONE (I-2)
LAND USE: COMMERCIAL
5.12.2026

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 site is void of protected native plant material. A NPPO waiver is required per UDC 7.7. See UDC 7.7.3. Applicability; UDC 7.7.4 NPPO General Provisions and Standards; UDC 7.7.4.c. Plan Approval Prior to Permitting; UDC 7.7.4.d. Professional Expertise 7.7.5.c.5; also see AM 2-11.3.0 Permitted Exceptions. If applicable, the Planning and Development Services Department will provide the applicant with the NPPO waiver form upon request.

COPY THE FOLLOWING LINK INTO YOUR INTERNET BROWSER FOR ACCESS TO THE NPPO WAIVER:

https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf

2. UDC 7.6.2. APPLICABILITY
The provisions of this section apply to the following: All new developments require the submittal of a landscape plan set. Preparation of the landscape plans shall adhere to UDC 7.6 and Administrative Manual 2-10.

3. 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.

4. Street landscape borders per UDC 7.6.4.C.2 and Table 7.6.4-1 and proposed Commercial land use along MS&R and non-MS&R:
A. E Irvington Rd requires a 10’ landscape border and a 30 inch screen located at the rear perimeter of the landscape border. All street landscape borders should be designed on the project side of the ROW/Future ROW line.

5. 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) for review and approval if applicable for this project.

6. A drip irrigation plan and details are required for all proposed landscape planting areas.

7. All landscape plans shall incorporate water conserving design as defined in UDC Section 7.6.6, Use of Water, and as described in the Technical Standards Manual 5.01-5.11.

8. A Commercial Rainwater Harvesting plan is required: 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. The Rainwater Harvesting Plan shall consist of two elements: a Site Water Budget and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements requires coordination between project managers, site engineers and landscape architects from the inception of the project. The two elements of the Rainwater Harvesting Plan shall illustrate water harvesting how will meet 50% of annual landscape water demand, as required by the ordinance.

9. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades/percent slopes, spot elevations and curb cut inlet and outlet locations.

10. Maximize rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area.

11. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0. Or see City of Tucson Ordinance 10597 -- Sec. 6-182. Rainwater Harvesting Plan: Number 3 (a) A separate water meter connected to the main water supply; or (b) An irrigation sub-meter.

12. **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) may be an option to gain partial relief from some landscape requirements, 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 or Georgia Pennington with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov – Georgia.Pennington@tucsonaz.gov

Thank you.
Chad Keller, PLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
The lot currently has one existing domestic water meter size 1-inch, as well as a 6-inch fire service line. These services are connected to the 8-inch cast iron water main (D Zone) located within the south side of the parcel right-of-way of E Irvington Rd.
Water pressure in this area is 75-82 PSI at an elevation of 2617ft. Water pressure can vary by an additional 5 psi +/-.
Please note that there is a designated easement located along the north side of the parcel, which falls exactly on the north parcel perimeter. This easement is reserved for utility and/or access purposes, as recorded in the property documentation.
No physical construction or permanent structures are permitted within the boundaries of this easement.
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 Abdullah Salman (Project Manager) at Abdullah.Salman@tucsonaz.gov.