Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE NEW v.2
Permit Number - TD-DEV-0326-00076
Review Name: DEVELOPMENT PACKAGE NEW v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/24/2026 | Site Engineering Standard | APPROVED | |||
| 07/06/2026 | External Reviewers - Design Professional Standard | REQUIRES RESUBMIT | Rick Gonzalez, Architect 214 E Suffolk Drive, Tucson, Az. 85704 (520) 850-7401 gonzalezrick34@gmail.com DATE: July 2, 2026 TO: Aaron Flores, City of Tucson FROM: Rick Gonzalez, Architect (#26992) COT On-Call Design Professional RE: DP Review, Cielo Reserve Phase II, TD-DEV-0326-00076 (2142 E GANLEY RD TUCSON, AZ 85706) I have provided a second review of the Development Package for a Flexible Lot Development (TD-DEV-0326-00076) submitted May 2026 for the purpose of determining conformance with the Design Requirements of the FLD. I have checked the submittal against the Flexible Lot Development (FLD) Development Requirements relative to Section 8.7.3., Design Standards under procedure described in Section M4a. Submittal Requirements Status 8.7.3. FLEXIBLE LOT DEVELOPMENT (FLD)-SUBDIVISION DESIGN STANDARDS 1. Additional Functional Open Space The project preserves at least 20% more Complies Functional Open Space than is required by Functional Open Space Requirements. The additional open space shall be usable for passive or active recreational uses, such as trails, walking paths, picnic areas, and playgrounds. 2. Additional Open Space within an FLD N/A, < 5 acres Greater than 5 Acres The project preserves features in a natural state at least 15% more area than is required by other sections of the UDC, including, but not limited to: Sections. These natural features include, but are not limited to, vegetation, washes, riparian floodplain, and hillsides. 3. Proximity to an Arterial Street N/A to this project The project is located in the City’s Central Core and is on a designated arterial street near transit facilities to promote the use of transit and reduce vehicle trips. The project density does not conflict with any applicable area or neighborhood plan. 4. Trail or Wildlife Corridor Dedication N/A to this project The FLD provides for dedication of trails or wildlife corridors, or both, that connect to offsite trails and wildlife corridors as approved by the Parks and Recreation Department. 5. Green Building Noted on Cover Sheet The project is designed and located to comply with the energy efficiency requirements. 6. Regulations for FLD Projects The following regulations are required of all FLD projects: 1. Development Alternative A is for standard FLDs. Alternative B is 2. Development Alternative B is for Maximum Density Applicable to this project Option FLDs. Zone R-2; Alt. B; Site Coverage 75%; Complies Density 22; Building Height 25' 7. Minimum Lot Size There is no minimum lot size within an R-2 FLD, except as follows: All lots developed with a septic system shall N/A to this project be at least one acre. 8. Open Space Requirements Functional Open Space Area Requirements Functional open space shall be provided as shown: 5 acres or less (<13 DU/AC = 109 sf/DU); > 13 DU/AC=161sf/AC; More than 5 acres (269sf/DU) Complies Functional open space shall be for an active recreational, passive recreational or scenic purpose. An FLD shall provide functional open space amenities appropriate for the mix of residents for which the FLD project is designed. A homeowners’ association or management Noted in CCRs. organization shall be established by the developer to be responsible for the ownership, permanent care, and maintenance of functional open space areas. Any portion of the FLD project site that has been Noted on plans areas of functional dedicated to and accepted by a public entity for functional open space public use as a functional open space amenity may be included in meeting the functional open space area requirements. Dedications that meet this requirement include, but are not limited to, parks, trail, and detention and retention basins that incorporate Multiple-Use Concepts and Aesthetic Design Guidelines. The portion of the FLD project site that includes N/A – no trails on or adjacent to all or portion of a trail located within a natural the property open space or natural undisturbed open space may be included in complying with the functional open space area requirements. Exemptions The following FLD projects are The exemptions do not apply exempt from functional open space requirements: to this project (1) An FLD project with 60 lots or fewer located within one-quarter of a mile of a City community park of at least 15 acres which does not require crossing an arterial roadway to reach the park; or, (2) An FLD project zoned SR, SH, RX-1 or RX-2. 9. Configuration and Location of Functional Complies Open Space within an FLD Project a. FLD projects five acres and less. Functional open space amenities should be configured as contiguous areas, but may also be incorporated into the design of other elements on the site, such as detention/retention basins and buffers, in order to make those areas functional. b. FLD projects more than five acres. Functional N/A to this project open space may be divided into smaller areas if they are distributed throughout the project site and conveniently located for residents of the FLD project. c. Functional open space shall be conveniently Complies located to and usable by the maximum number of the residential units on the site. d. To the greatest extent possible, functional open Complies space should not be comprised of remnant areas that are not usable by residents of the FLD project. e. Where the project is located near a public preserve, N/A to this project or can provide connections to open space areas or areas of environmentally or culturally significant features, the open space shall be configured in a manner to preserve this connectivity. 10. Detention and Retention Basis Complies To the greatest degree practicable, detention and retention basins within an FLD shall be designed as Functional Open Space by incorporating the Multiple-Use Concepts and Aesthetic Design Guidelines. Functional Open Space amenities within detention and retention basins may count toward meeting Functional Open Space requirements 11. Landscaping, Screening and Wall Requirements 1. One canopy tree shall be provided every 40 feet of pedestrian circulation systems, excluding crossings with streets, alleys, and driveways. If providing canopy trees every 40 feet is not achievable, the applicant shall: a. Provide the equivalent number of trees that would be obtained using the 40-foot increment measure; and, b. Distribute the trees within the FLD project b. provided required trees site along pedestrian circulation systems and along pedestrian within functional open space areas. 3. Landscape walkways plans shall incorporate water-conserving design. 3. Complies 4. Water harvesting techniques shall be incorporated 4. Complies as part of the landscape design. 5. Mechanical 5. Indicate compliance equipment, utility boxes, irrigation equipment CCRs provide for only A/C and similar elements shall be screened from Units on roofs. adjacent streets exterior to the project and from adjacent existing residential development. Screening shall be architecturally integrated with the overall design of the FLD. 6. If a 6. perimeter wall is proposed along an existing noted graffiti-resistant public right-of-way, it shall be constructed of, materials or finishes. Noted or painted with, graffiti-resistant materials. at least one listed material or The wall shall incorporate one or more of the finish. following decorative materials: Tile, Stone, Brick, Adobe, a textured material such as stucco or plaster, or Metal. 12. Parking An alley abutting an existing Complies development shall not be used for parking access. 1. 1. a. N/A Common parking areas shall meet the following 1.b. N/A requirements: a. No more than 60 parking spaces 1.c. N/A may be located in any single outdoor parking area; 1.d. Complies b. There shall be a minimum of 30-foot separation between common parking areas. Common parking areas shall be separated by a building or landscaping; c. The same parking area access lane (PAAL) may provide access to two or more parking areas; and, d. Curbed areas shall provide openings to allow water to flow into landscaped areas and water harvesting basins. 13. Circulation and Connectivity All elements of an FLD, including residential units and recreational amenities, shall be connected by a pedestrian circulation system. 1. Interior pedestrian sidewalks shall connect 1. Complies to sidewalks on abutting streets and to abutting commercial and recreational facilities with adjacent property owner’s consent. 2. Bus turn-out lanes and bus waiting shelters shall be provided if requested by the City. 3. Barrier 3. Complies free access to functional open space amenities: a. Barrier free access to functional open space Indicated FOS barrier free amenities shall be provided. Exception:FLDs access using the Housing for the Elderly maximum development option shall provide barrier free access pursuant to the City’s adopted Building Code. or 50%, but not less than one, of each type of functional open space amenity, whichever is greater. Trails that have current or future linkages to other trails, open space areas or recreation areas shall be provided as determined by the City’s Parks and Recreation Department. a. Trails shall be constructed in compliance with the design criteria established for trails. Hard and soft surface paths, when required, shall have an average separation of at least five feet to allow for landscaping that does not interfere with the paths, except where a reduced width is allowed by the City’s Parks and Recreation Department. 14. Perimeter Yards Along FLD Project Site Boundaries 6' or 2/3 height Perimeter yards along FLD project site boundaries (Ginter and Ganley) are required in accordance the site’s underlying Complies zone. 1. Street perimeter yards along FLD project site boundaries are required unless special zoning requirements dictate a greater distance or different point of measurement. 15. Perimeter Yards on Interior Lots 1. Perimeter 1. 6' or 2/3 height on side yards yards may be reduced for setbacks along interior but can be reduced to the 3' as lot lines. 2. Along interior street lot lines, street provided on the DP. perimeter yards are required. The street setback 2. Building street setback can may be administratively reduced by the PDSD be reduced to 5' as shown. Director based on a finding that the reduced setback enhances the architectural design or the vehicular circulation in the FLD and a transportation statement is approved by the City’s Traffic Engineering division. A street perimeter yard reduction request is considered for approval concurrent with the processing of the plat or site plan, whichever is applicable. 3. Along parking area 3. Complies access lanes (PAALs), setbacks are required. Design Criteria 16. Architectural Variation Purpose Applicability (1) Projects with 20 or more single-family 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. Requirements (1) The same architectural elevation shall not be repeated more often than every fourth lot. (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, ornamentation, or architectural style. (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. Architectural Variation Plan Required The AVP shall be included with the subdivision plat, The AVP will be submitted site plan, or building permit submittal. W/ the building permit plans 17. Transition Edge Treatment and Mitigation for Adjacent Properties Transition Edge Treatment Where a single-family attached or multi-family FLD N/A for detached 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. Examples of buffering include, but are not limited to, landscaping, a fence, or a wall. The proposed buffering shall be included as conditions on the approved subdivision plat or site plan. Privacy Mitigation Applicability Privacy mitigation is required when multistory A PMP is N/A to this project residences are proposed adjacent to existing single story residences and the existing residences are zoned R-2 or more restrictive. Prohibited Improvements Balconies, windows (except for clerestory and translucent windows), or any other feature on an upper floor that overlook the rear and side yards of an adjacent residence are prohibited. 18. Privacy Mitigation Plan (a) PMPs shall demonstrate that adequate measures, such as screening, setbacks, building mass, solar access, air circulation, and light access are incorporated into the design of the project to preserve the existing residents’ privacy. (b) PMPs shall be included with submittal of the tentative plat or site plan, whichever is applicable. 19. Solar Access and Passive Solar Solar Access Dwelling units should be configured to allow Optional solar access to adjacent structures. Passive Solar FLD projects should incorporate passive solar Optional design when practicable. 20. Alternative Compliance. Optional Alternative Compliance requests may be considered. General Comments: Please respond to yellow highlighted comment indicated above regarding mechanical equipment, utility boxes, irrigation equipment and similar elements shall be screened from adjacent streets exterior to the project and from adjacent existing residential development. Screening shall be architecturally integrated with the overall design of the FLD. CCRs provide for only for screening A/C Units on roofs. Based on a 2nd review of the DP Package for Carson Corner Subdivision, I recommend resubmittal of the DP as indicated in my General Comment above. Sincerely, Rick Gonzalez, Architect RGA |
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| 06/18/2026 | Site Landscape Standard | REQUIRES RESUBMIT | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: TENTATIVE PLAT/ DEVELOPMENT PACKAGE FOR CIELO RESERVE PHASE II LOTS 52-75 AND COMMON AREA "A" A FLD PROJECT ACTIVITY NO: TD-DEV-0326-00076 ADDRESS: 2142 E GANLEY RD ZONING: RESIDENCE ZONE (R-2) LAND USE: FLEXIBLE LOT DEVELOPMENT REVIEW NO: 2 6.18.26 THE PROPOSED PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH APPLICABLE DEVELOPMENT STANDARDS FOR SITE LANDSCAPE, NATIVE PLANTS, AND RAINWATER HARVESTING, PER-THE-CITY OF TUCSON UNIFIED DEVELOPMENT CODE (UDC), TECHNICAL STANDARDS MANUAL (TSM), AND ADMINISTRATIVE MANUAL (AM). RESUBMIT REVISED DRAWINGS ALONG WITH A DETAILED RESPONSE LETTER, STATING HOW ALL SITE LANDSCAPE AND NPPO SECTION REVIEW COMMENTS HAVE BEEN ADDRESSED. SITE LANDSCAPE/NPPO SECTION COMMENTS: 1. It is unclear where the screened rock is supposed to be located along both street landscape borders. SR is called out within the hydroseed hatched area of the southernmost basin. Revise as necessary. 2. Section E of UDC 7.6.4 does state that organic ground cover can be used at all disturbed areas such as basins. Hydroseed could take multiple growing seasons to become a viable ground cover. We are recommending a screened rock as an alternative to the hydroseed to provide a finished aesthetic at project completion. 3. Section E.1 of UDC 7.6.4 states that all landscape planting areas that are not covered with vegetation from the ADWR plant list must be treated with an inorganic ground cover (decomposed granite/screened rock). Clearly indicate the location of the SR within the required street landscape borders with leader callouts and remove the hydroseed from the street landscape border planting areas. 4. FLD - UDC 8.7.3.H -- LANDSCAPING, SCREENING AND WALL REQUIREMENTS: See No. 2, a & b below and provide the calculation and number of trees required and provided on site. 1. FLD projects shall comply with Section 7.6, Landscaping and Screening Standards, except as otherwise provided by this section. *2. One canopy tree shall be provided for every 40 feet of pedestrian circulation systems, excluding crossings with streets, alleys, and driveways. If providing canopy trees every 40 feet is not achievable, the applicant shall: a. Provide the equivalent number of trees that would be obtained using the 40-foot increment measure; and, b. Distribute the trees within the FLD project site along pedestrian circulation systems and within functional open space areas. 5. Remove the “lot wall to serve as screen” description on the landscape border table under screening. 6. Call out the existing and future ROW along both streets on all plan view sheets in the set. Civil sheet 3 states a 30-foot ½ ROW. Thank you. Chad Keller, PLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| 06/22/2026 | Site Zoning Standard | REQUIRES RESUBMIT | CDRC TRANSMITTAL REVIEWED BY: Bobby Parsons Site Zoning Review Section PROJECT: Flexible Lot Development Subdivision Tentative Plat/Development Package TD-DEV-0326-00076 2142 E Ganley Rd, Tucson, AZ 85706 TRANSMITTAL DATE: June 22, 2026 Per UDC Section 3.3.3.G.5.c, an applicant has one year from the date of application to obtain approval of a site plan that complies with zoning and other development requirements in effect at the time of application, unless an ordinance adopted by Mayor and Council during this period states otherwise. A site plan application that has been in review for a period of one year and has not yet been approved is considered denied. To continue the review of a site plan for the property, a new site plan must be submitted that complies with regulations in effect at the time of re-submittal. The new submittal initiates a new one-year review period. One year expiration date is March 26, 2027. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS) 2-06.4 CONTENT REQUIREMENTS 4.2 Required Zoning and land use notes: 1. COMMENT: 2-06.4.7.G – Follow up to previous comment 3: The City of Tucson has updated the minimum setbacks as noted in UDC Table 6.3-2.A which reduces the minimum required setbacks. The setbacks for residential use in the R-2 zone to both a nonresidential zone and a residential zone are now 5’. Please update the East and West minimum setbacks on Sheet 1 to reflect these updated numbers. 2-06.5 FLEXIBLE LOT DEVELOPMENT (FLD) - ADDITIONAL REQUIREMENTS 5.3.E Architectural Variation Plan. When applicable, an Architectural Variation Plan (AVP) is required in accordance with UDC Section 8.7.3.M.1 as follows: 1) Identify on the tentative plat or site plan the lots and/or units that must provide architectural variation; and, 2) Provide a written statement and drawings (elevations, building footprints) demonstrating how the proposed architectural variation techniques comply with UDC Section 8.7.3.M.1. 3) Alternative Compliance requests require the following in addition to the Architectural Variation Plan: 4) Rationale for Alternative Compliance with the requirements of Section 8.7.3.M.1; 5) Explanation of how the proposed is best practice; and, 6) Photographs and/or graphical illustrations to support the rationale and best practice. 2. COMMENT: 2-06.5.3.E – Follow up to previous comment 7: It is acknowledged an Architectural Variation Plan (AVP) will be submitted when the building plans are submitted. Please include a general note stating this on Sheet 1. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Please resubmit revised drawings and any corrected plans along with a detailed response letter, stating how all Site Zoning Review comments were addressed. **Instructions for resubmittal - www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/tdc-faq/new-pdfs/revisions-and-resubmittals.pdf. ***For additional information on the standards presented in this memo, please refer to the City of Tucson Administrative Manual Section 2-06 or Technical Standards noted in the comments. If you have any questions about this transmittal, please contact Bobby Parsons at Robert.Parsons@tucsonaz.gov. |
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| 06/01/2026 | CDRC Application Completeness Express | REVIEW COMPLETED | |||
| 06/10/2026 | External Reviewers - Tucson Airport Authority Standard | REVIEW COMPLETED | June 9, 2026 Planning and Development Services City of Tucson 201 North Stone Avenue Tucson, AZ. 85701 RE: TD-DEV-0326-00076, 2 nd Submittal, Tentative Plat/ Development Package for Cielo Reserve Phase II Lots 52-75 and Common Area "A" a FLD project / 2142 E Ganley Rd, Tucson, AZ. 85706, Received June 1, 2026 To whom this may concern, Thank you for the opportunity to comment on TD-DEV-0326-00076, 2 nd Submittal, a development plan for a new single family residential development at 2142 E Ganley Rd. This development is located in the N.W. quarter of the S.W. quarter of Section 8, Township 15S, Range 14E, of the Gila and Salt River Meridian. The development site occupies parcel number 140-28-015C, covers approximately 4.3 ± acres, and is zoned as Residence 2 Zone (R-2). The nearest major roadway intersection is South Sears Boulevard and East Ginter Road, approximately 650 feet to the southwest of the subject development. This site does lie within the Tucson International Airport avigation easement requirements and public disclosure area, FAA traffic pattern airspace, FAA Part 77 airspace, City of Tucson Airport Environs Zone – Airport Hazards Districts, and City of Tucson Airport Environs Zone – Height Zone 50 – 65 Feet. The Tucson Airport Authority does not object to the 2nd submittal of this project and has no additional comments to provide. Please do not hesitate to contact me if you have any questions or concerns regarding this comment letter. I can be reached by email at srobidoux@flytucson.com or by telephone at 520- 573-4811. Respectfully, Scott Robidoux, C.M. Manager of Planning |
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| 06/15/2026 | ROW Engineering Review Standard | REVIEW COMPLETED |