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Plan Review Detail

Plan Number: TP-PRE-0826-00166
Parcel: 11446213B

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0826-00166
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-0826-00166 • Pre-Application Conference Review v1 • 2478 N DESERT LINKS DR TUCSON, AZ 85715:
Based on the information provided, TFD has the following comments:
1. Verify required hydrant coverage. IFC 24, 507.5
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
ROW Engineering Review * REVIEW COMPLETED Install sidewalk per PAG 200 along street frontages. Sidewalk along Tanque Verde not required
Install curb access ramps in accordance with City of Tucson Standard Detail 207.
Driveway entrances shall conform to PAG Standard Detail 206.
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0826-00166
Project: New aquatic sports center
Location: 2478 N DESERT LINKS DR
Review Date: 8/27/2026
Reviewer: Joe Macaulay – Civil Engineer – Site Engineering
Related Cases:

*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 (DP) will need to be submitted for the proposed development.
2. Trash enclosure:
a. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0
b. 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.
c. Provide space for two trash enclosures: solid waste AND recycle collection services. TSM 8-01.5.1.
d. 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 28’x40’ for two enclosures. TSM 8-01.5.3 and TSM 8-01.5.3.F
3. A full drainage report shall be submitted with the application for this development package. The report must demonstrate compliance with all applicable City of Tucson stormwater management requirements, including first-flush retention and critical 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
4. Sidewalks shall be flood free for all storm discharges of up to and including a ten-year frequency flood event. Drainage flowing across all pedestrian circulation paths shall be designed and constructed to convey flows under the path for up to and including the ten-year frequency flood events, except at street intersections, pedestrian crossings, and PAAL pedestrian crossings. [TSM 7-01.4.1.E & 7-01.4.3.E]
a. Provide keynotes and call-outs identifying all downspouts and sidewalk scupper locations on all related site plans and/or building sheets. This information is required to demonstrate compliance and to ensure coordination with building permit plan review.
b. If downspouts from rooftops are to be discharged at grade-level, ensure that the stormwaters up to and including flow from a 10-year event are directed away from accessible parking stalls.
5. Sight visibility triangles (SVT) will need to be shown at site access points:
a. E TANQUE VERDE RD has a current designation as an Arterial. Due to the median within E TANQUE VERDE RD, only near side SVT for the existing sight visibility triangles (based on the MS&R Plan typical cross sections) should be shown. TSM 10-01.5.0
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.
a. Please provide pedestrian access to trash enclosures.

*** 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 Joe Macaulay at joe.macaulay@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: NEW AQUATIC SPORTS CENTER AT 2478 DESERT LINKS DR
ACTIVITY NO: TP-PRE-0826-00166
ADDRESS: 2478 N DESERT LINKS DR
ZONING: COMMERCIAL ZONE (C-1)
LAND USE: COMMERCIAL POOL FACILITY
8.25.26

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. Provide a Native Plant Preservation Plan (NPPP) or a NPPO waiver 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. Interior landscape borders per UDC 7.6.4.C.3 and Table 7.6.4-1 and proposed Commercial Land Use:
A. An interior landscape border is required on commercial land use sites adjacent to office zones. This is the case at the east/northeast property line of this proposal. This border will require trees and a 5’ screen at the property line.

5. 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. Tanque Verde, Desert Links and Super Chicken all requires a 10’ landscape border. All street landscape borders shall be designed on the project side of the ROW/Future ROW.

6. 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.

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

8. 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.

9. 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.

10. 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.

11. 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.

12. 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.

13. **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

CITY OF TUCSON - PDSD
CHAD.KELLER@TUCSONAZ.GOV
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
PDSD Zoning Review
FROM: Krista Hansen, Lead Planner
PROJECT: Pre-submittal meeting TP-PRE-0826-00166

Parcel: 11446213B
Address: 2478 N DESERT LINKS DR
Zoning: C-1
Existing Use: Vacant
Proposed Use: Aquatics Center – Educational Use: Instructional School

TRANSMITTAL DATE: 8/27/26

COMMENTS:
1. Any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). 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.
2. The site is zoned C-1. The proposed use is Educational Use: Instructional School (Aquatics Center), which is permitted, subject to UCD use specific standards 4.9.13.O.
3. E Tanque Verde Rd is a Major Street and Route. All proposed development must meet the requirements in UDC 5.4.
4. Ensure compliance with the Rezoning conditions in C9-91-19.
5. Dimensional Standards per UDC Table 6.3-4.A:
a. Maximum building height: 30 ft
b. No maximum lot coverage
c. Street setback (Tanque Verde Rd): 10 ft (6.4.5.C.2.a)
d. Street setback (Desert Links Dr & Super Chicken Dr): 20 ft (6.4.5.C.2.b)
6. Motor Vehicle parking ratios (UDC Table 7.4.4-1). Ensure compliance with UDC 7.4.6, Design Standards and ADA parking requirements/standards (www.ada.gov/topics/parking). Calculate all parking using the Instructional School land use group (1 space per 200 sq ft GFA).
a. Based on the proposed plans (9,520 sq ft building), 48 parking spaces are required. To reduce the number of required parking spaces, please reach out to Mark Castro at Mark.Castro@tucsonaz.gov to apply for an Individual Parking Plan (IPP).
b. Include accessible parking requirements in the parking calculations table.

7. Bicycle parking ratios (UDC Table 7.4.8-1). Ensure compliance with UDC 7.4.9, Design Standards. Calculate using the Instructional Schools land use group:
a. Short-term parking (1 space per 10 students of planned capacity. Min 2 spaces)
b. Long-term parking (1 space per 10 employees plus 1 space per 10 students of planned capacity; or 1 space per 20,000 sq. ft. GFA, whichever is greater.)
8. Off-street loading (UDC Table 7.5.5-A) is not required.
9. Provide a pedestrian circulation path that connects all areas of development on-site and to any adjacent street frontage. The path must be ADA accessible and a minimum of 4’ wide (TSM 7-01).
10. 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.

For Site Zoning questions, please contact me at krista.hansen@tucsonaz.gov.
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
Please note that the available option to provide domestic water service to the proposed project is to tie into the existing service stub from the 8-inch Cement Asbestos water main (C Zone) located on the northwest side of the parcel, within the right-of-way of N Desert Links Dr.
Water pressure in this area is 71-78 PSI at an elevation of 2520ft. 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.