Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0626-00134
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-0626-00134 • Pre-Application Conference Review v1 • APN’s: 140-37-072B, 140-37-073C, & 140-37-071D: Based on the information provided, TFD has the following comments: 1. Verify dead ends in excess of 150’ are provided with turnarounds. IFC, 2024, D103.4 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | DTM Review Comments: 1) Upload of the TIA or Traffic impact statement will be required 2) Multi-Use Path to be made a public access easement requiring full access at all times, or be located within the City ROW as shown in PAD 14 document on page 51 EXHIBIT III.A.4. 3) Current proposed driveway and gate does not show turn around area when park access gates are closed. Zane Swenson Zane.swenson@tucsonaz.gov |
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| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0626-00134 Project: Phase 1 of master plan for new city park Location: 14037071D Review Date: 6/25/2026 Reviewer: Dylan Molina – Engineering Associate – Site Engineering Related Cases: PAD 14 - Los Reales PAD *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.* PAD 14 - Los Reales PAD: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/exhibit-a-los-reales-sustainability-campus-pad-april-2025.pdf 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. Project is in PAD 14 – Los Reales Sustainability Campus and must follow planned area development amendment: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/exhibit-a-los-reales-sustainability-campus-pad-april-2025.pdf 2. Important sections of note in PAD for preparation and submittal: a. Part II: Hydrology and Water Resources (pg 29) b. Part II: Geology and Soils (pg 37) c. Part III: Open Space + Recreation District (pg 47) d. Part III: Drainage Plan (pg 54) e. Part III: Grading Plan (pg 54) f. Part IV: Open Space + Recreation District (pg 57) g. Part IV: Riparian Habitat, Floodplain and Drainage Standards (pg 61) Submittal Requirements with Development Package: 3. EDIT: AFTER THE MEETING: the bathroom was noted as requiring a FBB permit, and will be applied for at the same time as the development package. Just note, that the development package must be approved prior to Engineering approving the FBB permit – make sure to use the same site plan for FBB as the approved DP (do not submit a site plan with city stamps). If you have any questions regarding permit, please contact Matthew Carlton, Matthew.Carlton@tucsonaz.gov 4. Geotechnical Investigation Report - prepared by a Registered Professional Engineer licensed in the State of Arizona is required [IBC 1803]. The report shall be submitted with the development package submission. The report shall, at minimum, address the following: a. Soil Bearing Capacity & Site Classification – Including soil bearing capacity, site classification, expansive soil identification, and groundwater conditions, with all applicable foundation design recommendations for the proposed construction. b. Grading & Earthwork – The report shall provide recommendations for site preparation, fill compaction standards, and the suitability of on-site materials for reuse as engineered fill. c. Pavement Design – The report shall include pavement design recommendations for all proposed drive aisles, parking areas, and access improvements, including R-value or CBR testing results as applicable. d. Retaining Walls – Where retaining walls are proposed, the report shall address lateral earth pressures, backfill requirements, and wall foundation recommendations. (IF applicable) 5. Grading Plan - must be prepared, signed, and sealed by a licensed Arizona Civil Engineer and submitted in accordance with TSM 2-01.0.0. At a minimum, the grading plan submittal shall include: a. Regulatory Compliance: Demonstrate compliance with TSM 2-01.0.0 b. Existing Conditions: Depict existing topography with 1- or 2-foot contour intervals; include benchmark and datum reference (NAVD 88). c. Proposed Grading: Show proposed contours and/or spot elevations throughout the site, including finished grade elevations at all building corners, parking areas, and drainage structures. d. Limits of Disturbance (LOD): Delineate the full extent of all proposed grading, including all drainage-related improvements. e. Cut & Fill Quantities: Provide total area of disturbance (sq. ft.) and total cut and fill volumes (Earthwork Table). f. Pedestrian Pathway Slopes: Label percent slopes on all pedestrian pathways for ADA compliance (max. 2% cross-slope; max. 5% running slope). g. Basin & Wall Elevations: Identify top and bottom elevations for all retention/detention basins and retaining walls. h. Regulated Area Delineation: Clearly depict the 100-year floodplain limits, Protected Riparian Area (PRA), and Erosion Hazard Setback (EHS) on the grading plan in a surveyable manner. i. Engineer of Record: Include signed and sealed Engineer of Record stamp and signature block. j. Floodplain Notation: If grading is proposed within a mapped floodplain boundary, a Floodplain Use Permit will be required through the City of Tucson. 6. EDIT: AFTER THE MEETING: the master drainage report must cover the requirements listed below, and the site must conform to the Master Drainage Report. It is possible a Drainage Statement is all that will be required. Please provide more context and information during the CIP meetings. Drainage Report - a full drainage report shall be submitted concurrent with the Tentative Plat application for this Flexible Lot Development (FLD). The report must demonstrate compliance with all applicable City of Tucson stormwater management requirements, including first-flush retention and balanced basin detention. The following references from the Standards Manual for Drainage Design and Floodplain Management (COT Drainage Manual) and the Design Standards for Stormwater Detention and Retention Manual (DSSDR) shall govern report preparation: a. Report Formatting & Content: COT Drainage Manual §2.3; DSSDR Chapter 10 b. Flood Peak Estimation: COT Drainage Manual Chapter 4 c. Erosion Hazard Assessment: COT Drainage Manual Chapters 6 & 7 d. Drainage Facility Design Standards: COT Drainage Manual Chapters 9–11 e. First-Flush Retention & Detention Guidelines/Triggers: DSSDR Chapters 2, 3, & 4 f. Protect/Enhance Riparian Habitat and Other High Permeability Areas: DSSDR 2.3.2 g. Critical basin detention requirements applicable to this site, including the requirement that post-development peak discharges be reduced by a minimum of 15% from pre-development levels for the critical basin tributary area. 7. A Stormwater Pollution Prevention Plan (SWPPP) is required for any construction activity disturbing one (1) or more acres of land, in accordance with the AZPDES Construction General Permit (CGP No. AZG2025-001) issued by the Arizona Department of Environmental Quality (ADEQ). The SWPPP must be site-specific and prepared prior to submitting a Notice of Intent (NOI) via ADEQ's myDEQ portal. A Dust Control Permit issued by the Pima County Department of Environmental Quality (PDEQ) is also required prior to ground disturbance of one (1) or more acres. Contact PDEQ at (520) 724-7400 for permit requirements. 8. A floodplain use permit will be needed with development package, the permit will applied for on behalf of the applicant(s) at the time of development package review. Site Plan Related Comments: 9. 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 10. Provide trash enclosure details TSM 8-01.5.0 & TSM 8-01.9.0 a. Per PAD 14, Solid Waste and Recycling Standards: Development within the LRSC PAD is subject to the applicable solid waste standards of the UDC. The ESD Director may waive, reduce or modify solid waste and recycling standards at the time of development as necessary. (pg 62) Please contact Andy Vera, Andy.Vera@tucsonaz.gov for further assistance/clarification. 11. Wheel Stops Required at Sidewalk-Adjacent Spaces -Wheel stops are required at all parking spaces that abut a sidewalk or pedestrian circulation path where the sidewalk width would be reduced to less than 4 feet by vehicle overhang. Sidewalks measuring 6.5 feet or greater in width are exempt from this requirement, as the additional width accommodates standard vehicle overhang without encroaching on the minimum 4-foot pedestrian clear zone. UDC 7.4.6.H a. Evaluate all parking spaces that abut a sidewalk or pedestrian path. For any abutting sidewalk measuring less than 6.5 feet in width, wheel stops shall be added to the plans and called out accordingly. b. For sidewalks claimed to be 6.5 feet or wider and therefore exempt, demonstrate compliance by clearly dimensioning the sidewalk width at each applicable location on the plans. Dimensions must be shown - exemption will not be assumed. 12. Boundaries of 100 yr floodplain must be shown on site plan as provided from the drainage report. 13. Relocate gate or provide turn around so that vehicles are not backing out into MS&R 14. EDIT: AFTER THE MEETING: the applicants discussed having a gravel parking lot, and it was mentioned that a geo-grid would be required to stabilize. Please discuss this further in CIP meetings. The plan that was submitted for pre-application conference review showed paved parking area, but it was discussed that cost was a factor, and gravel was mentioned. Please note that the PAD document specifically calls out DG as an acceptable material as it does not allow the area to percolate. *** 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 Dylan Molina. Dylan.Molina@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: NEW CITY PARK. PHASE 1 OF THE PARK'S MASTER PLAN. MINIMUM DESIGN OF ONE SOCCER/FOOTBALL WITH A RESTROOM FACILITY AND ASSOCIATING PARKING LOT, WASTE ENCLOSURE, AND PARK ENTRANCE ACTIVITY NO: TP-PRE-0626-00134 ADDRESS: 14037071D ZONING: PAD 14 LOS REALES SUSTAINABILITY CAMPUS -- RESIDENCE ZONE (R-1) LAND USE: CITY OF TUCSON PARK/UDC RECREATION AREA 6.23.2026 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: PAD 14 LOS REALES SUSTAINABILITY CAMPUS COMMENTS 1. LANDSCAPE AND SCREENING STANDARDS: The following landscape and screening standards apply to the LRSC PAD. • Any land leased for private development is subject to the applicable landscape and screening requirements as specified by UDC Section 7.6.4. • A 10-foot (minimum) street landscape border in accordance with Section 7.6.4 of the UDC shall be provided adjacent to all public roads adjacent to new development. Trails or other multi-use paths that are natural in character are permitted to locate within these borders. • A 10-foot (minimum) landscape border shall be provided adjacent to the R-2 zoned subdivision to the north. The landscape border shall be planted in accordance with Section 7.6.4 of the UDC. • A 20-foot (minimum) landscape border, either natural or improved, shall be provided adjacent to the R-1-zoned subdivision to the east. Improvements in this area are limited to those associated with public utilities, rights-of-way, trails, etc. • A 480-foot (minimum) natural buffer shall be provided and maintained in the Open Space + Recreation District along the eastern property lines adjacent to the existing SH-zoned subdivisions. Improvements in this area are limited to those associated with public utilities, rights-of-way, trails, etc. • Landscaping provided in borders and parking areas is subject to the applicable standards set forth in UDC Section 7.6.4. • Landscape borders are not required for public uses proposed internally to the campus. • Screening for new development shall be provided in accordance with UDC Section 7.6.4. In the event that the screening requirements as prescribed by UDC Section 7.6.4 are not practical or feasible, screening requirements may be modified through the non-substantial amendment procedure outlined in Part V of the PAD. No screening is required for internal operations unless desired by ESD. • Plant material utilized for landscape border and landscape areas shall be selected utilizing the current version of Low Water Use & Drought Tolerant Plan List produced by the Arizona Department of Water Resource (ADWR). Recognizing that ADWR’s plant list is not an exhaustive list of low water use or drought tolerant species, additional plants native to the Sonoran Desert may be utilized so as long as the plants are non-invasive. 2. NATIVE PLANT PERSERVATION STANDARDS: New development within the LRSC PAD is subject to the Native Plant Preservation Ordinance and the standards as prescribed by UDC Section 7.7, except as provided in this document. The 30% set-aside method will be utilized to meet the requirements of the NPPO. Areas used for setaside will be managed as natural open spaces rather than natural undisturbed open spaces. Limited improvements/uses are allowed in NOS areas, including unpaved perimeter roads, environmental monitoring locations, hiking trails (and associated signage), and other passive recreational uses. Capped portions of the landfill may be utilized for set-aside areas. 3. RIPARIAN, FLOODPLAIN, AND DRAINAGE STANDARDS: The North Fork The North Fork of the Airport Wash is currently designated as a proposed Environmental Resource Zone (ERZ) Wash, and, for the purposes of implementation of this PAD, it will be treated as an ERZ Wash. Any encroachment into the regulatory floodplain of the North Fork of the Airport Wash shall be in accordance with UDC Section 7.14. Encroachment into the Airport Wash is permitted to facilitate unpaved roadways, utility improvements, drainage structures, game fencing and environmental monitoring locations. Areas where encroachment occurs should be revegetated to the greatest extent feasible and practicable. Because of prior disturbance associated with the construction of Interstate-10, the neighboring residential community, and informal roadways from previous property owners, the unnamed wash and the associated riparian habitat are not subject to the ERZ's requirements. Modifications to applicable riparian habitat, floodplain, and drainage standards may be necessary to further the goals of the LRSC. Such modificatons may be permitted in coordination with the City of Tucson Planning and Development Services Department Engineering Section Manager and Landscape Architect. Any land lease for private development within the LRSC PAD is subject to the applicable hydrology standards set forth in UDC Section 7.14. 4. UPDATING PART IV: Development Regulations to reflect current UDC standards, incorporate previously approved minor amendments, and the other proposed modifications as opposed to the previous standards that referenced the LUC. Landscape and drainage standards are also being updated to reflect current development package submittals and previous discussions with Planning and Development Services Department. 5. LANDSCAPE PLAN: The goals for landscaping within the Los Reales Sustainability Campus are: To preserve those areas with the highest habitat and wildlife value; To integrate substantial buffers between the campus and the adjacent residential properties; To showcase the campus as a community asset from a recreational and open space perspective and To incorporate green infrastructure and low-impact development techniques. 6. STREET LANDSCAPE BORDERS: Street landscape borders will be provided along Los Reales Road, Craycroft Road, Garden Stone Drive, and Swan Road. These borders will be developed utilizing drought-tolerant plant species and materials typical to the surrounding area, **AND SHALLOW DEPRESSED BASINS WILL BE INCORPORATED AS REQUIRED BY THE UDC TO MAXIMIZE RAINWATER HARVESTING OPPORTUNITIES. Trails and other multiuse paths that are natural in character may be located within the street landscape borders. 7. PERIMETER LANDSCAPE BORDERS: Perimeter landscape borders will be provided along the eastern and northern boundaries where residential communities abut the campus to create a substantial buffer. Because of their breadth, these borders are intended to remain largely natural except where disturbances occur for recreational amenities, such as multi-use paths, trails, etc. 8. NATURAL OPEN SPACE: In areas where encroachment occurs, native plant inventories, preservation plans, and mitigation plans shall be submitted and reviewed at the time of development. 9. CAMPUS LANDSCAPE AREAS: Campus Landscaped Areas consist of locations where formalized landscaping is installed, such as in parking areas, around building foundations, and in amenities areas, to serve aesthetic and functionality purposes. Canopy trees, shrubs, groundcovers, and rainwater harvesting basins will be integrated into the overall design to provide shade, mitigate urban heat island effect, control impact of stormwater runoff and sequester carbon emissions. GENERAL UDC SITE LANDSCAPE/NPPO REVIEW SECTION COMMENTS: 10. 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 PER PAD 14 REQUIREMENTS. 11. 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. 12. Interior landscape borders per UDC 7.6.4.C.3 and Table 7.6.4-1 and proposed Recreation Area Land Use: A. An interior landscape border is required on recreation area land use sites adjacent to residence zones. 13. Street landscape borders per UDC 7.6.4.C.2 and Table 7.6.4-1 and proposed Recreation Area land use along MS&R and non-MS&R: A. E Garden Stone Rd requires a 10’ landscape border and a 5’ wall 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. 14. 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. 15. A drip irrigation plan and details are required for all proposed landscape planting areas. 16. 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. 17. THIS PHASE OF THE PARK PROVIDES A COMMERCIAL SCALE PARKING AREA: 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. 18. 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. 19. 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. 20. 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. 21. **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 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal - PDSD Zoning Review FROM: Georgia Pennington, Lead Planner PROJECT: Los Reales Park Phase 1 Parcel(s): 140-37-072B, 140-37-073C and 140-37-071D Current Zoning: PAD-14 Existing Use: Undeveloped Proposed Use: Parks and Recreation TRANSMITTAL DATE: 6/25/26 COMMENTS: 1. Development must comply with Administrative Manual Section 2-06, Development Package. The Development Package is a separate submittal from the building permits. Building permits cannot be approved until the Development Package is approved. 2. The proposed project is located within the Open Space + Recreation District of PAD-14. Parks and Recreation is a permitted use within this district. 3. Each phase of proposal must be full code compliant. 4. The Open Space + Recreation District development standards are as follows: a. Minimum lot area: None. b. Maximum lot coverage: None. c. Maximum building height: 30 feet. d. 5. Required perimeter yards are as follows: a. New development adjacent to Garden Stone Drive: 10 feet. b. New development adjacent to an R-1 or more intense residential zone: 50 feet. c. Parking lots, trailhead access and trails adjacent to residential zoning: 20 feet. 6. Motor vehicle parking must comply with UDC Section 7.4.4. Provide 15 parking spaces per athletic field.The PDSD Director may approve a reduction when the plans demonstrate that adequate parking will be provided for anticipated park users. 7. Bicycle parking must comply with UDC Section 7.4.8. Provide two short-term bicycle parking spaces per athletic field. No long-term bicycle parking is required. 8. Comply with Technical Standards Manual Section 7-01, Pedestrian Access. 9. The proposed Parks and Recreation monument sign requires a separate sign permit and must comply with the applicable UDC sign standards. Show the proposed sign location on the Development Package for coordination. 10. These comments are preliminary and are not a complete review of the proposal. During the formal review process, Zoning will review the project for compliance with PAD-14 and all applicable Unified Development Code, Administrative Manual and Technical Standards Manual requirements. If you have any questions, please contact me at Georgia.Pennington@tucsonaz.gov. |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections on the proposed development. Potentially serving this new development is a 12inch potable water main (E Zone) located on the northeast side of the parcel, within the right-of-way of E Garden Stone Dr. Water pressure in this area is 61-68 PSI at an elevation of 2739ft. 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 Abdullah Salman (Project Manager) at Abdullah.Salman@tucsonaz.gov. |