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Permit Review Detail
Review Status: Approved
Review Details: DEVELOPMENT PACKAGE NEW REVISION v.1
Permit Number - TD-DEV-0224-00053
Review Name: DEVELOPMENT PACKAGE NEW REVISION v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/12/2026 | Site Zoning Standard | APPROVED | |||
| 01/12/2026 | Design Review Standard | NOT REQUIRED | Site not located in a Special District. | ||
| 12/19/2025 | CDRC Application Completeness Express | REVIEW COMPLETED | |||
| 12/23/2025 | CDRC Review Coordinator Express | REVIEW COMPLETED | |||
| 01/12/2026 | External Reviewers - Design Professional Standard | REVIEW COMPLETED | Architectural Variance Plan (AVP) Review: Date: January 12, 2026 From: Richard Fe Tom, AIA, City of Tucson On-Call Design Professional To: Loran Shamis, Planning and Development Services Department Re: Design Professional review comments for the Architectural Variance Plan (AVP) review of Bella Tierra Phase 4 (TD-DEV-0224-00053) The following review comments are provided to detail the Design Professional’s recommendation for approval of the AVP for this project. The review is based upon Unified Development Code (UDC) Section 8.7.3.M.1: Design Criteria and Section 2‐ 06.5.3.E, Architectural Variation Plan, of the Administrative Manual. M. DESIGN CRITERIA (UDC Section 8.7.3.M) Design Professional's Comment: 1. Architectural Variation a. Purpose: To provide architectural diversity, visual interest, and to avoid monotony in architectural design by requiring variations in such architectural treatments as color, finished materials, massing and rooflines, orientation of units, garages, and porches. Meets criteria – An Architectural Variation Plan for Bella Tierra Phase 4 has been submitted as required by FLD Subdivision Note #4 on Sheet 1 of Development Package TDDEV- 0224-00053. The AVP as submitted meets the “Purpose” of UDC Section 8.7.3.M. b. Applicability: (1) Projects with 20 or more singlefamily detached residential units except when residential units are on lots larger than 10,000 square feet or, where dwelling units are separated by 30 feet or more; or, (2) Elevations of single-family detached units abutting a public street designated as a collector or arterial street in the Major Streets and Routes Plan; or, a private or public street designed and/or designated as a residential collector street. Meets criteria – Bella Tierra Phase 4 FLD will contain more than 20 single-family detached residential units. Meets criteria – Bella Tierra Phase 4 FLD will contain single-family detached residential units that abut public streets to the north, west and south that are designated as a collector or arterial streets. c. Requirements: (1) The same architectural elevation shall not be repeated more often than every fourth lot. Meets criteria – Bella Tierra Phase 4 will offer a total of 12 different floor plans. The AVP states that a Builder/Sales Management Program will be employed that will restrict a buyer’s choice of floor plans to ensure that the same architectural elevation will not be repeated more often than every fourth lot. the architecture company TD-DEV-0224-00053 Bella Tierra Phase 4 FLD – AVP Review tac project #25012 Date: 01/12/26 Page 2 of 4 (2) Architectural variation may be accomplished by incorporating a minimum of two of the following design features into the affected elevations: different building footprint orientation, building elevation, garage placement, roof type, orientation, or architectural style. The applicant shall work with the City’s Design Professional to ensure that adequate variation is achieved. Meets all criteria – Architectural variation is achieved by each of the 3 separate elevations for each floor plan, offering variety through: i. Massing relief ii. Roof type iii. Garage to living space orientation iv. Front door patio configuration v. Ornamentation (3) Garage Placement. For FLD projects with over 20 or more single-family detached residential units, no more than 50% of detached residential units throughout the FLD shall be designed with garages that protrude from or are flush with the front wall of the living area or front porch of the house. Meets all criteria – The AVP indicates that garage placement will be managed so that a minimum of 50% of the lots/homes will feature at least one of the following: a. Livable space forward of the garage b. Second story overhangs above the garage c. Increased setback of the garage from the street d. A low courtyard wall in front yard An optional low wall provides design flexibility necessary to guarantee compliance with AVP. . d. Architectural Variation Plan Required (1) An Architectural Variation Plan (AVP) demonstrating compliance with the requirements of this section shall be prepared in accordance with the Section 2- 06.5.3.E, Architectural Variation Plan, of the Administrative Manual. (2) The AVP shall be included with the subdivision plat, site plan, or building permit submittal. (3) An AVP is reviewed and considered for approval as part of the subdivision plat, site plan, or building permit review procedure, whichever is applicable, with the Design Professional included as the reviewer of the AVP. The Design Professional will review AVPs for compliance with this Section and forward his or her findings and recommendation in writing to the PDSD Director for consideration of approval. (4) The PDSD Director's decision may be appealed in accordance with Section 3.9.1, Design Review Board Appeal Procedure. Provided - An Architectural Variation Plan (AVP) has been submitted for review by the Design Professional prior to issuance of a Building Permit for the first building plan in accordance with UDC Section 8.7.3.M.1.d.(3) and as noted on FLD Subdivision Note #4 on Sheet 1 of the FLD Development Package TD-DEV-0224-00053. Requirement has been met. Requirement has been met. No Appeals have been requested. the architecture company TD-DEV-0224-00053 Bella Tierra Phase 4 FLD – AVP Review tac project #25012 Date: 01/12/26 Page 3 of 4 (5) Conditions of the approved AVP shall be included as notes on the approved plat or site plan, whichever applies, and the building plan. (6) An AVP shall be approved prior to issuance of a building permit. Requirement has been met. Requirement has been met for approval. 2. Transition Edge Treatment and Mitigation for Adjacent Properties Transition Edge Treatment: 1) Where a single-family attached or multifamily FLD project is adjacent to existing single-family residential development, the FLD shall provide buffering in order to preserve the privacy of the existing residential development. Not Applicable – This section does not apply. The proposed house plans are limited to single story homes and surrounded by adjacent roadways to the north, west and south, and one single family home to the east. b. Privacy Mitigation: (1) Applicability: Privacy mitigation as required by this section is required when multistory residences are proposed adjacent to existing single-story residences and the existing residences are zoned R-2 or more restrictive. Not Applicable – This section does not apply. The proposed house plans are limited to single story homes and surrounded by adjacent roadways to the north, west and south, and one single family home to the east. 3. Solar Access and Passive Solar a. Dwelling units should be configured to allow solar access to adjacent structures in accordance with Section 7.3, Solar Considerations. b. FLD projects should incorporate passive solar design when practicable. Complies – The submitted floor plans and elevations demonstrate that the buildings will be designed structurally to accommodate future solar panels. Adjacent building heights will vary minimally as to not create shadows that affect solar access between the hours of 9:00 a.m. to 3:00 p.m. to the greatest extent feasible. 4. Alternative Compliance Alternative Compliance requests may be considered for projects requiring compliance with Section 8.7.3.M.1. These requests shall be made per Administrative Manual Section 2-06.5.3.E, Architectural Variation Plan. No Comment – No Alternative Compliance requests have been submitted. the architecture company TD-DEV-0224-00053 Bella Tierra Phase 4 FLD – AVP Review tac project #25012 Date: 01/12/26 Page 4 of 4 Design Professional's Conclusions: This concludes my review, based upon Unified Development Code (UDC) Section 8.7.3.M.1: Design Criteria and Section 2‐ 06.5.3.E, Architectural Variation Plan of the Administrative Manual of the Architectural Variation Plan (AVP) for the Bella Tierra Phase 4 FLD Development Package (TD-DEV- 0224-00053) (stamped “approved” 10-16-24). I hereby recommend approval of the Bella Tierra Phase 4 (TD-DEV-0224-00053) Architectural Variation Plan that has been submitted to the City of Tucson, Planning and Development Services Department for review by the Design Professional prior to issuance of a Building Permit in accordance with UDC Section 8.7.3.M.1.d.(3). End of Review 01/12/2026 Richard Fe Tom, AIA City of Tucson, Design Professional |
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| 12/23/2025 | OK to Submit - Zoning Fast | REVIEW COMPLETED | Review of the Architectural Variation Plan (AVP) by a Design Professional is required. |