Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE NEW v.2
Permit Number - TD-DEV-0626-00153
Review Name: DEVELOPMENT PACKAGE NEW v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/19/2026 | External Reviewers - Pima County Addressing Standard | APPROVED | Good morning, Pima County Addressing approves TD-DEV-0626-00153. Thank you, David Wilging Planner I - Addressing Division Pima County Development Services 201 N. Stone Avenue 1st Floor Tucson, Arizona 85701 520-724-6381 |
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| 09/01/2026 | Site Landscape Standard | APPROVED | |||
| 09/03/2026 | Commercial Plumbing Standard | REQUIRES RESUBMIT | ACTIVITY NO. TD-DEV-0626-00153 ADDRESS/PARCEL: 7555 E DOGWOOD ST TUCSON, AZ 85730 Submit your revised drawings along with a detailed response letter, which states how all comments were addressed. Review will not proceed without the response letter. The submitted documents were incomplete and a thorough plan review could not be performed. Please be aware, new comments may arise with the next review. If you have any questions about these review comments, I can be reached at Sean.Severson@tucsonaz.gov. COMMENTS: 1. A backwater valve is required for Lot 22. The RIM elevation of the nearest upstream manhole (MH #6) is 2752.50 and the FFE is 2753.20. Since the FFE is less than 12 inches above the elevation of the next upstream manhole, a backwater valve is required. Reference: Section 714.1, IPC 2024, as amended by the City of Tucson. 2. A backwater valve is not required for Lot 42. The RIM elevation of the nearest upstream manhole (MH #7) is 2755.87 and the FFE is 2757.74. Since the FFE is more than 12 inches above the elevation of the next upstream manhole, a backwater valve is not required. Reference: Section 714.1, IPC 2024, as amended by the City of Tucson. |
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| 08/31/2026 | Site Engineering Standard | REQUIRES RESUBMIT | Permit Activity Number: TD-DEV-0626-00153 (2nd Review) Project: Tentative Plat/Development Package for Lyons Grove, an FLD Subdivision, Lots 1-63 & Common Areas "A" and "B" Location: 7555 E DOGWOOD ST Review Date: 8/31/2026 Reviewer: Marco Contreras – Engineering Associate & Joe Macaulay – Civil Engineer Reviewer Contact Information: marco.contreras@tucsonaz.gov Related cases: Plan review for the above-referenced development package has been completed. This review was conducted for compliance with applicable development criteria including the City of Tucson Unified Development Code (UDC), Administrative Manual (AM) Section 2-6, and Technical Standards Manual (TSM) sections governing waste management, pedestrian access, hydrology – retention/detention requirements, and all applicable site standards. The following comments must be addressed prior to approval. To help facilitate a timely resubmittal, please provide updated plans and calculations along with a written response to each comment, indicating what action was taken and where the change can be found on the plans. Do not use revision clouds on resubmittal drawings — clouds are reserved for post-permit revisions only. Submit your response letter and updated plan set & reports as separate files. Applicable Code Links for quick/direct reference: City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes Floodplain Code: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-19333 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 City of Tucson Chapter 25: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-18593 Site Engineering Review Comments: 1. Previous Comment #5 not addressed correctly – the provided stabilized aggregate path provided is not sufficient in meeting accessibly standards. It will be required that this path be revised into a concrete or asphalt sidewalk. 2. Previous Comment #9 - Please update color of text to black for clarity on plans. |
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| 09/08/2026 | Site Zoning Standard | REQUIRES RESUBMIT | 1. COMMENT: Rezoning condition 11 required the development to "Provide a 10-foot-wide landscape border along the entire southern Property boundary fronting E Dogwood St, including the 16-foot existing alley near the southwest corner of the Property. Landscape border to contain shade trees, drought-tolerant vegetation. Provide additional landscaping at both the southwest and southeast corners of the Property." The landscape plan on Sheet L-1 indicates that "No Land Border Req'd" in the western ~165' of the southwest property line; Sheet L-2 does not show any proposed border. Per condition 11, a 10' landscape border is required here. Contact Fernando Garcia, Lead Planner, Site Zoning at fernando.garcia2@tucsonaz.gov. |
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| 08/26/2026 | External Reviewers - Design Professional Standard | REVIEW COMPLETED | Rick Gonzalez, Architect 214 E Suffolk Drive, Tucson, Az. 85704 (520) 850-7401 gonzalezrick34@gmail.com DATE: August 25, 2026 TO: Aaron Flores, City of Tucson FROM: Rick Gonzalez, Architect (#26992) COT On-Call Design Professional RE: DP Review, Lyon's Groove, TD-DEV-0626-00153 (7555 E DOGWOOS ST, TUCSON, AZ 85730) I have reviewed the Development Package for a Flexible Lot Development (TDDEV-0626-00153) submitted June 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, the proposed project is Greater than 5 Acres in an area previously The project preserves features in a natural developed and is not in it's state at least 15% more area than is required natural state 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 Standard FLD; not req. to comply The project is designed and located to w/Green Building Requirements comply with the energy efficiency (TSM 3-01.3.0) requirements. 6. Regulations for FLD Projects The following regulations are required of all FLD projects: 1. Development Alternative A is for standard FLDs. Alternative A 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 = or <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 Complies or scenic purpose. An FLD shall provide functional open space Complies amenities appropriate for the mix of residents for which the FLD project is designed. A homeowners’ association or management noted on the plans 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 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 N/A to this project > 5 acres 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 Complies 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 Complies 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. Indicated compliance 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. 6. If a perimeter wall is proposed along an existing 6. Noted graffiti-resistant public right-of-way, it shall be constructed of, materials or finishes. Called-out 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 2. N/A unless requested by the City 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' (provided 10') 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, Noted on Development Plan, but site plan, or building permit submittal. but please plans that it will be provided with the building permit submittal 17. Transition Edge Treatment and Mitigation for Adjacent Properties Transition Edge Treatment Where a single-family attached or multi-family FLD N/A for SFR 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 required relative to residences are proposed adjacent to existing lots with any two story units single story residences and the existing residences adjacent existing R-2 zoned are zoned R-2 or more restrictive. Properties to the South & East. Noted plans that a PMP will be provided with the building permit review 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: Applicant appropriately responded to all comments indicated above. Based on review of the DP Package for Lyon's Groove, I recommend approval of the DP as indicated in my General Comment's above. Sincerely, Rick Gonzalez, Architect RGA |
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| 09/04/2026 | Fire New Construction Standard | REVIEW COMPLETED |