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Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE NEW v.1
Permit Number - TD-DEV-1025-00277
Review Name: DEVELOPMENT PACKAGE NEW v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 12/03/2025 | NPPO Standard | APPROVED | Include the DP Activity Number (TD-DEV-1025-00277) on the NPPO plans with your next submittal. Thank you. Chad Keller, RLA chad.keller@tucsonaz.gov |
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| 11/25/2025 | Commercial Plumbing Standard | REQUIRES RESUBMIT | ACTIVITY NO. TD-DEV-1025-00277 ADDRESS/PARCEL: (7777 E STELLA RD TUCSON, AZ 85730) COMMENTS: 1. A backwater valve is required for Lot 97. a. The RIM elevation of the nearest upstream manhole (MH #8) is 2723.57 and the FFE of Lot 97 is 2724.4. Since the FFE is less than 12 inches above the elevation of the next upstream manhole cover, a backwater valve will be required. Reference: Section 714.1, IPC 2018, as amended by the City of Tucson. |
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| 11/05/2025 | Design Review Standard | REQUIRES RESUBMIT | Rick Gonzalez, Architect 214 E Suffolk Drive, Tucson, Az. 85704 (520) 850-7401 gonzalezrick34@gmail.com DATE: November 4, 2025 TO: Aaron Flores, City of Tucson FROM: Rick Gonzalez, Architect (#26992) COT On-Call Design Professional RE: DP Review, Carson Corner Subdivision, FLD-TD-DEV-1025-00277 (7777 E STELLA RD TUCSON, AZ 85730) I have reviewed the Development Package for a Flexible Lot Development (FLD-TD-DEV-1025-00277) submitted November 2025 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 Complies 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 Indicate how the project complies 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 B is 2. Development Alternative B is for Maximum Density Applicable to this project Option FLDs. Zone R-1; Alt. B; Site Coverage 70%; Complies Density 6.25; Building Height 25' 7. Minimum Lot Size There is no minimum lot size within an R-2 FLD, N/A, proposed zoning is R-1 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); N/A to this project > 13 DU/AC=161sf/AC; N/A to this project 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 Add a note onto the plans in organization shall be established by the regard to this submital developer to be responsible for the ownership, requirement 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 Complies all or portion of a trail located within a natural 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 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 1. One canopy tree shall be provided every 40 1. provide trees along south feet of pedestrian circulation systems, excluding pedestrian walkways or equivalent crossings with streets, alleys, and driveways. number 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. provide 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 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 6. Walls appear to be CMU, if perimeter wall is proposed along an existing CMU, note graffiti-resistant public right-of-way, it shall be constructed of, materials or finishes. Call-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 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 (20' on Perimeter yards along FLD project site boundaries Pantano and Stella) 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' 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' 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 Please provide an AVP 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, site plan, or 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 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 if there are no proposed two single story residences and the existing residences units facing the R-2 to the are zoned R-2 or more restrictive. Southeast. Please confirm. 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 comments indicated above. Based on review of the DP Package for Carson Corner Subdivision, I recommend resubmittal of the DP as indicated in my General Comment's above. Sincerely, Rick Gonzalez, Architect RGA |
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| 11/21/2025 | External Reviewers - Pima County Addressing Standard | REQUIRES RESUBMIT | Reviewer Name Reviewer Email Reviewer Phone David Wilging david.wilging@pima.gov 520-724-6381 Report Date: 11/19/2025 Description : Addressing Review For TD-DEV-1025-00277 - Addressing Review For TD-DEV-1025-00277 Address : , , , Record Type : Addressing Document Filename : Development Package Reviewer Contact Information: Corrections in the following table need to be applied before a plan is approved Review Report - Resubmittal Requested Application Number: P25AD00829 Comment ID Comment Date Corrections Needed Page Ref Reviewer : Department Review Comments DSD Addressing 1 11/19/252025 Yes 1 David Wilging : DSD Addressing E. Geo McConnell St. 2 11/19/252025 Yes 1 David Wilging : DSD Addressing S. Middle School Av. General Comments Pima County Public Works 201 N. Stone Ave. Tucson, AZ 85701 If you have any questions please call 520- 724-6490 for an appointment to discuss this notice. If following discussions with staff you still disagree with the below listed deficiencies, you may appeal to the Building Official in accordance with Pima County Code 15.04.060 by submitting the form posted on our web site with payment of appeal fee prior to permit application expiration. Disputes about the interpretation of the Zoning Code may be appealed to a Pima County Board of Adjustment under A.R.S. § 11 -816 and P.C.C. § 18.93.060. Please submit all plans, calculations and specifications to us electronically via the Digital Projects page in the online portal. Re-Submittal Procedures Please submit all documents using Citizen Access at permits.pima.gov (i.e. plans, drawings, calculations, quantities, exhibits, photographs, letters, etc.). 1. Please go to permits.pima.gov and login to your account to access review comments and resubmit. 2. If you have questions or need clarification regarding comments, please contact the reviewer. 3. Provide a response to each correction comment. 4. To resubmit, upload revised full plan set. Should the resubmittal not completely address this request for corrections, the application maybe denied requiring a new application and payment all applicable review fees in accordance withA.R.S. § 11-1605. S PANTANO RD. (PUBLIC STREET) R&M BK. 9, PG. 99 E STELLA RD. (PUBLIC STREET) R&M BK. 1, PG. 125 E KEITH DR. (PUBLIC STREET) S MARC DR. (PUBLIC STREET) E 42ND ST. (PUBLIC STREET) S MARC DR. (PUBLIC STREET) E DAVID DR. (PUBLIC STREET) M&P BK. 29, PG. 46 S CARSON AVE. S GARY AVE. (PUBLIC STREET) (PUBLIC STREET) E SHIMMERING WAY (PUBLIC STREET) E MAGICAL WAY (PUBLIC STREET) BASIS OF BEARINGS S PANTANO RD. (PUBLIC STREET) R&M BK. 9, PG. 99 E STELLA RD. (PUBLIC STREET) R&M BK. 1, PG. 125 E KEITH DR. (PUBLIC STREET) S MARC DR. (PUBLIC STREET) E 42ND ST. (PUBLIC STREET) S MARC DR. (PUBLIC STREET) E DAVID DR. (PUBLIC STREET) M&P BK. 29, PG. 46 S CARSON AVE. S GARY AVE. (PUBLIC STREET) (PUBLIC STREET) E SHIMMERING WAY (PUBLIC STREET) E MAGICAL WAY (PUBLIC STREET) 29 28 27 26 25 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 5 7 C.A. "B-3" 8 4 67 3162 39 47 61 53 38 46 60 52 37 45 59 51 36 44 66 58 C.A. "A-1" 35 43 65 57 34 42 64 56 33 41 63 55 32 40 48 62 54 69 70 71 72 73 74 C.A. "B-2" 75 68 76 30 31 77 82 C.A. "A-2" 78 79 80 81 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 E SHIMMERING WAY S GARY AVE. S STREET "B" E STREET "A" (PUBLIC STREET) (PUBLIC STREET) (PUBLIC STREET) (PUBLIC STREET) C.A. "B-1" 49 50 C.A. "B-4" BEING A PORTION OF SECTION 29, TOWNSHIP 14 SOUTH, RANGE 15 EAST GILA & SALT RIVER MERIDIAN, PIMA COUNTY, ARIZONAContact Arizona 811 at least two full working days before you begin excavation Call 811 or click Arizona811.com26TD-DEV-1025-000XXP25WS00___ 520-795-1000 rickengineering.com 3945 E FORT LOWELL RD #111 TUCSON, AZ 85712 SAN DIEGO ORANGE RIVERSIDE SACRAMENTO SAN LUIS OBISPO SANTA CLARITA PHOENIX TUCSON LAS VEGAS DENVER DEVELOPMENT PACKAGE FOR AN FLD SUBDIVISION LOTS 1-99 & COMMON AREAS "A-1"-"A-2" (FUNCTIONAL OPEN SPACE AND DRAINAGE), "B-1"-"B-4" (OPEN SPACE, LANDSCAPE, UTILITIES, AND DRAINAGE) BASIS OF BEARING BASIS OF ELEVATION CIVIL ENGINEER ADDRESS OWNER GEOTECHNICAL ENGINEER LANDSCAPE ARCHITECT WATER RESOURCES DEVELOPER SHEET 3 M DEVELOPMENT PACKAGE FOR CARSON CORNER TD-DEV-1025-000XX AN FLD SUBDIVISION LOTS 1-99 & COMMON AREAS "A-1"-"A-2" (FUNCTIONAL OPEN SPACE AND DRAINAGE),"B-1"-"B-4" (OPEN SPACE, LANDSCAPE, UTILITIES, AND DRAINAGE) SHEET 4 E GOLF LINKS RD DP-01 01 GENERAL NOTES TABULATIONS SEWER GENERAL NOTES † † SHEET INDEX LEGEND E. Geo McConnell St. S. Middle School Av. |
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| 11/12/2025 | External Reviewers - Tucson Electric Power (TEP) Standard | REQUIRES RESUBMIT | Permit Number: TD-DEV-1025-00277 Permit Type: Development Package Description: 99-Lot Flexible Lot Development (FLD) single family detached residential subdivision at the northwest corner of E. Stella Rd. & S Pantano Rd. Address: Main Address: 7777 E STELLA RD TUCSON 85730 Parcel: 136210120 City of Tucson Project?: [none] Project Name/Title: Carson Corner Tucson Electric Power Co. (TEP) has reviewed the Flexible Lot Development for Carson Corner submitted for review on November 5, 2025. TEP is unable to approve the plat at this time. TEP has existing facilities and an existing easement (Docket-2967 at Page-613) within the project boundary that must be shown on the plat. Please note that any costs for the relocation or removal of our existing facilities will be billable to the developer. If you have any questions, please feel free to contact me at (520) 965-4030. Thank you, Liza Castillo Right-of-Way Consultant for Tucson Electric Power Co. Land Resources (520) 965-4030 tepdevrev@tep.com |
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| 11/25/2025 | Fire New Construction Standard | REQUIRES RESUBMIT | -Could not locate the fire hydrants. Please show existing and proposed fire hydrants. Fire hydrants shall be within 600' of all buildings/houses as the hose lays. john.vincent@tucsonaz.gov 5203495581 |
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| 12/03/2025 | ROW Engineering Review Standard | REQUIRES RESUBMIT | PIA will be required. 42nd St and Stella Rd are under pavement moratorium, utility pavement cuts should be restored per public utility administrative manual. Gary Ave should be labelled as Grady Ave. Midblock ADA ramp should be placed on 'T' intersection of Carson Ave and Stella. Dedicate 25' radius on corner of Stella and Pantano to public ROW. Retaining wall footing for lots 68-76 look like it is located in alley, adjust footing design to be on private property. |
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| 11/25/2025 | Site Engineering Standard | REQUIRES RESUBMIT | TD-DEV-1025-00277 7777 E STELLA RD Site Engineering Comments are as follows: 1. Please provide sediment control around the entire limits of disturbance. It is understood that the flow of the site is southeast to northwest, however the grading may temporarily disturb this flow pattern. 2. General note 16 on the cover sheet calls for the use of (APS’s). Please revise this note to state that (APC’s) will be used. 3. Please provide the entire development package number, TD-DEV-1025-00277 in the title block of each page, and on the cover sheet. 4. The comments requiring resubmission of this Plat must be addressed prior to Site Engineering’s approval. Ryan Insalaco Engineering Associate ryan.insalaco@tucsonaz.gov |
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| 12/03/2025 | Site Landscape Standard | REQUIRES RESUBMIT | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: 99-LOT FLEXIBLE LOT DEVELOPMENT (FLD) SINGLE FAMILY DETACHED RESIDENTIAL SUBDIVISION ACTIVITY NO: TD-DEV-1025-00277 ADDRESS: 7777 E STELLA RD ZONING: R-1 RESIDENCE ZONE LAND USE: FLD 12.03.2025 THE PROPOSED PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH APPLICABLE DEVELOPMENT STANDARDS PER THE CITY OF TUCSON UNIFIED DEVELOPMENT CODE (UDC), TECHNICAL MANUAL (TSM), AND ADMINISTRATIVE MANUAL (AM) FOR SITE LANDSCAPE, NATIVE PLANTS, AND RAINWATER HARVESTING. PLEASE RESUBMIT REVISED DRAWINGS ALONG WITH A DETAILED RESPONSE LETTER, STATING HOW ALL OF THE SITE LANDSCAPE AND NPPO SECTION REVIEW COMMENTS HAVE BEEN ADDRESSED. SITE LANDSCAPE/NPPO SECTION COMMENTS: 1. Remove the arrow from the leader calling out stabilized DG path at the play area with curb edging on sheet L-2. I’m assuming that the play area surfacing will be spec’d during construction. Just a clarity item to avoid any confusion during construction, unless it is intended to be stabilized DG. 2. RECOMMENDATION, NOT A REQUIREMENT: As part of an effort to start implementing the upcoming City of Tucson “Low Impact Development” standards, can a simple leader callout be added to all of the common areas that include trees and other plant material to be depressed 6 inches where feasible. The civil grading includes a slope from the property wall currently, which is great, and your tree planting and tree staking details show the 6–9-inch depression pretty well. This is just some redundant clarity for the contractor. Likely in the future this can be handled by adjusting the tree planting detail to include a much larger diameter tree planting pit, IE: (4 X width of root ball minimum) or something similar. 3. Include the development package activity number (TD-DEV-1025-00277) on all site landscape sheets with the next submittal. Your plans look good overall. Thank you for your continued communication and coordination efforts with your projects. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| 12/05/2025 | Site Zoning Standard | REQUIRES RESUBMIT | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Ramiro Olivarez PROJECT: Development Package (1st Review) TD-DEV-1025-00277 TRANSMITTAL DATE: December 05, 2025 DUE DATE: November 26, 2025 COMMENTS: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed. This plan has been reviewed for compliance with the Unified Development Code (UDC) Administrative Manual (AM) Section 2-06. Also compliance with applicable development criteria for the proposed use as listed in the City of Tucson Uniform Development Code (UDC) and the UDC Technical Standards Manual (TSM). The review comments include the actual standard first with the applicable Administrative Manual section number and the following paragraph is the actual comment related to the specific item that must be addressed. If you need to review the sections listed below click on the link or copy it in the address bar of your internet program. http://www.amlegal.com/nxt/gateway.dll/Arizona/tucson_az_udc/administrativemanual?f=templates$fn=default.htm$3.0$vid=amlegal:tucson_udc_az This link will take you directly to the section used for the standards review. The UDC & TSM requirements are in the Unified Development Code and can be viewed at the same web link as above Section 3.3.3.G.5.c UDC, 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 , 2016. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS) Section 2-06.1.0 GENERAL 2-06.2.0 APPLICATION SUBMITTAL REQUIREMENTS 2-06.3.0 FORMAT REQUIREMENTS 2-06.4.0 CONTENT REQUIREMENTS 2-06.5.0 FLEXIBLE LOT DEVELOPMENT (FLD) - ADDITIONAL REQUIREMENTS 2-06.1.0 GENERAL 2-06.1.1 PURPOSE This standard has been prepared for the purpose of informing applicants of the submittal and review requirements for development package documents to assure proper and adequate information is presented in a consistent manner, thereby providing the basis for an efficient and timely review. The development package documents are prepared in support of applications for building permits and related reviews. The information that is requested establishes the basis upon which the project will be approved and could affect what is required of the property in the future, should there be a proposal for expansion or for a different use of the property. This standard does not waive any applicable city regulations or codes. 2-06.1.2 APPICABILITY This standard shall be used for all site plans and tentative plats submitted to PDSD for review. 2-06.2.1 APPLICATION SUBMITTAL REQUIREMENTS Development Package applications are available from PDSD. Completed applications and accompanying materials shall be submitted to PDSD. Incomplete or inaccurate applications will not be accepted, nor will any application in which the pre-application conference or neighborhood meeting requirements have not been met. The types of documents and the specific number of copies required of each of the documents are on the PDSD website or may be obtained from PDSD. Resubmittals of development packages require a comment response letter that details how all previous comments have been addressed. Provide the same number of copies of the comment response letter as plans provided. The following documents and information shall be submitted upon application: 2-06.2.1 Application Form A completed application signed by the property owner or authorized designee; 2-06.2.2 Development Package A development package must be prepared to the format and content requirements described herein; 2-06.2.3 Related Reviews In addition to the plan process, a project may require review for other types of plans and documents. The applications for those processes are submitted to the appropriate department for review and approval. These related reviews can be applied for so that review can occur concurrently with the development package application. However, it must be understood that, should the related application be approved subject to conditions or denied, this may affect the; 2-06.2.4 Concurrent Reviews The development package is designed to allow for concurrent review of any site related reviews. Concurrent review means that all plans and documents needed for the review are submitted as one package. Examples of site related reviews include but are not limited to: site plans, landscape plans, NPPO plans, water harvesting plans, grading plans, SWPPP plans, floodplain use permits, and overlay reviews. Separate applications are often required for the different site related reviews even if the plans are submitted concurrently; and, 2-06.2.5 Fees Fees in accordance with Section 4-01.0.0, Development Review Fee Schedule. CONTENT REQUIREMENTS 2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet. 1. COMMENT: Provide the development package case number, TD-DEV-1025-00277, adjacent to the title block on each sheet. 2-06.4.7 - General Notes The following general notes are required. Additional notes specific to each plan are required where applicable. 2-06.4.7.A - Zoning and Land Use Notes 2-06.4.7.A.3 - If the plan/plat has been prepared in conjunction with a rezoning application, add the following note next to the existing zoning note: "Proposed zoning is ____." List the applicable rezoning file number and conditions of approval. Also place the C9-__-__ (if applicable) and the plan/plat file numbers in the lower right corner of each sheet. 2. COMMENT: List the rezoning case number C9-77-43 as noted in the Standard above. 2-06.4.7.A.6 - If a plan or plat is prepared in conjunction with other applications or overlays or the parcel being developed is subject to conditions of an application processed previously, additional information must be added to the plan. Such applications and overlays include, but are not limited to: annexations; rezonings; special exceptions; Board of Adjustment variances; Design Development Options; Technical Standard Modification Request; overlays (Airport Environs Zone, Environmental Resource Zone, Gateway Corridor Zone, Hillside Development Zone, Historic Preservation Zone, Major Streets and Routes, Rio Nuevo District, Scenic Corridor Zone, WASH); Modification of Development Regulations through the Downtown Area Infill Incentive District or Rio Nuevo District; Downtown Heritage Incentive Zone; or, Design Review Board. Provide the following information on the plan. 3. COMMENT: If applicable, list the information as noted by the Standard above. 2-06.4.7.A.6.a - List additional applications and overlays, by case number (if applicable), in lower right corner of each sheet. As a general note provide the type of application processed or overlays applicable, a statement that the project meets the criteria/conditions of the additional application or overlay, the case number, date of approval, what was approved, and the conditions of approval, if any. 4. COMMENT: If applicable, list the information as noted by the Standard above. 2-06.4.7.A.8 - For development package documents provide: 2-06.4.7.B - Drainage Notes List the following notes as appropriate: 2-06.4.7.B.3 - List the following note on all development package documents: "Drainage will remain in its natural state and will not be altered, disturbed, or obstructed other than as shown on this site plan." 5. COMMENT: Correct general note number 7 to match the note above. 2-06.4.7.D - Utilities Note All development package documents are to include the following note: "Any relocation or modification of existing utilities and/or public improvements necessitated by the proposed development will be at no expense to the public." 6. COMMENT: Correct general note number 13 to match the note above. 2-06.4.7.E - Wastewater Management Notes List the following notes as appropriate. 2-06.4.7.E.1.a.1 - "On-site sanitary sewers will be public and will be designed and constructed to Pima County Wastewater Management Department Standards and must be accepted and released for service by Pima County Wastewater Management prior to the issuance of sewer connection permits." 7. COMMENT: Correct sewer general note number 1 to match the note above. 2-06.4.7.E.1.a 2 - "A project Construction Permit must be secured from Pima County Wastewater Management before beginning any work on this project." 8. COMMENT: Correct sewer general note number 2 to match the note above. 2-06.4.8 - Existing Site Conditions The following information shall be provided on the plan/plat drawing to indicate the existing conditions on site and within 50 feet of the site. On sites bounded by a street with a width of 50 feet or greater, the existing conditions across the street will be provided. 2-06.4.8.F - Existing storm drainage facilities on and adjacent to the site will be shown. 9. COMMENT: If applicable, include the adjacent information as noted by the Standard above. 2-06.4.9 - Information on Proposed Development The following information on the proposed project shall be shown on the drawing or added as notes. 2-06.4.9.H - Proposed Traffic Circulation 2-06.4.9.H.1 - Proposed traffic circulation will be designed in accordance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual, to include streets, intersections, street names, right-of-way widths, curve radii of centerlines and curb returns, and proposed improvements, such as pavement, curbs, access points (driveways), accessible ramps, and sidewalks. Street improvements, such as sidewalks, curbs, pavement, and accessible ramps, do not need to be drawn on the plan if such information is provided on typical street cross sections. Please be aware that, if a new street is created (for other than for subdivisions) which divides the property into two or more lots, a subdivision plat is required (refer to the definition of subdivision in Section 11.4.20 of the UDC). 10. COMMENT: See Site Engineering comments related to this Standard. 2-06.4.9.H.5.a - Show all motor vehicle off-street parking spaces provided, fully dimensioned. As a note, provide calculations on the number of spaces required (include the ratio used) and the number provided, including the number of spaces required and provided for the physically disabled. The drawing should indicate parking space locations for the physically disabled. A typical parking space detail shall be provided for both standard parking spaces and those for the physically disabled. For information on parking requirements for the physically disabled, refer to adopted building and accessibility codes of the City of Tucson. Design criteria for parking spaces and access are located in Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC. 11. COMMENT: Indicate the locations for visitor parking. Will it be street parking or within common areas? 2-06.4.9.H.7 - If streets are proposed, indicate if they are designed for on-street parking to accommodate visitor parking or if parking is provided in common parking areas. Visitor parking is to be evenly distributed and usable by all residents of the project. Extra parking on individual lots, such as tandem parking in driveways, does not count toward visitor parking, as it is not available to other property owners within the project. Design criteria for streets are located in Technical Standards Manual Section 10-01.0.0. Streets designed at the minimum width, without on-street parking, need clearance for access to all homes by life safety vehicles and, where no alleys are provided, by refuse collection vehicles. If motor vehicles are parked along streets that are not designed to allow for parking, life safety services will be inhibited and, in many situations, blocked. 12. COMMENT: Provide the information as noted by the Standard above. 2-06.4.9.I - Show all right-of-way dedications on or abutting the site and label. If the development package documents have been prepared in conjunction with a subdivision plat or is required as a condition of approval of a review process, such as a rezoning, street dedications in accordance with the Major Streets and Routes (MS&R) Plan may be required by these processes. Projects bounded by streets having only a portion of the right-of-way width dedicated will be required to dedicate right-of-way, up to one-half, to complete the street width. Should there be any proposed street or alley vacation, provide this information. If vacation has occurred, include the recording information. 13. COMMENT: See Site Engineering comments related to this Standard. 2-06.4.9.J - If street dedication is not required or proposed and the project site is adjacent to a Major Street or Route, draw the Major Street right-of-way lines for those streets. (Add the MS&R future sidewalk, right-of-way lines, sight visibility triangles, etc.) 14. COMMENT: If applicable, provide the information as noted by the Standard above. 2-06.4.9.O - All applicable building setback lines, such as erosion hazard, floodplain detention/retention basins, and zoning, including sight visibility triangles, will be shown. 15. COMMENT: Clarify where the 5’ minimum building street perimeter yard is coming from. Demonstrate street perimeter yard code compliance with section 8.7.3.L.2. of the UDC. 2-06.4.9.W - Indicate the locations and types of proposed signs (wall, free-standing, pedestal) to assure there are no conflicts with other requirements and that minimal locational requirements can be met. Indicate if there are any existing billboards on site. Compliance to the Sign Code, Chapter 3 of the Tucson Code, is required. 16. COMMENT: If applicable, include the information as noted by the Standard above. 2-06.4.9.X - Show compliance with landscaping and screening requirements by locations, material descriptions, and dimensions. Specific plant or hardscape material shall be detailed on a landscape plan. A detailed landscape plan is required. In accordance with Section 2-11.0.0, Landscape Plan Requirements. 17. COMMENT: See Landscape reviewer comments related to the Standard above. 2-06.5.0 FLEXIBLE LOT DEVELOPMENT (FLD - ADDITIONAL REQUIREMENTS) 2-06.5.3.D - Building Elevations Provide dimensioned building elevations of all proposed units. The elevations can be preliminary drawings. The model home construction plans will be used to determine exact setbacks and screening requirements at the time of application for building permits; 18. COMMENT: Provide the information as noted by the Standard above. 2-06.5.3.F - Privacy Mitigation Plan When applicable, a privacy mitigation plan is required in accordance with Section 8.7.3.M.2.d of the UDC as follows: 19. COMMENT: Provide the information as noted by the Standard above. 2-06.5.3.F.1 - Identify on the tentative plat or site plan the lots and/or units that must provide privacy mitigation; 20. COMMENT: Provide the information as noted by the Standard above. 2-06.5.3.F.2 - Provide photographs of the site and its interface with the adjacent properties documenting the existing conditions; and, 21. COMMENT: Provide the information as noted by the Standard above. 2-06.5.3.F.3 - Provide a written statement and drawings (such as elevations and landscape plans) demonstrating how the proposed mitigation techniques comply with Section 8.7.3.M.2.b of the UDC. The plan should include when practicable additional design elements to increase privacy such as the siting angle of buildings, windows, and lots; 22. COMMENT: Provide the information as noted by the Standard above. 2-06.5.3.G - Covenants, Conditions, and Restrictions 2-06.5.3.G.1 - Provide three copies of the Covenants, Conditions, and Restrictions (CC&Rs) regarding the homeowner's association's responsibility for the ownership and maintenance of commonly-owned property. 23. COMMENT: Provide the information as noted by the Standard above or prior to final approval of the Final Plat. 2-06.5.3.G.2 - Provide two copies of the protective covenants or common use agreements for any shared areas being established by easements over individually-owned property. 24. COMMENT: Provide the information as noted by the Standard above or prior to final approval of the Final Plat. If you have any questions about this transmittal, please Ramiro Olivarez, Ramiro.Olivarez@tucsonaz.gov RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Corrected Tentative Plat/development package. |
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| 11/04/2025 | CDRC Review Coordinator Express | REVIEW COMPLETED | EXTERNAL REVIEWERS CDRC added:, TEP, ADDRESSING, LABEL, SWG USPS, and PAG to the workflow. Review request email sent to TEP, ADDRESSING and FYI email sent to, SWG USPS PAG. |
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| 11/04/2025 | External Reviewers - Pima Association of Governments Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 11/04/2025 | External Reviewers - Southwest Gas Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 11/04/2025 | External Reviewers - United States Postal Service (USPS) Standard | REVIEW COMPLETED | CDRC sent FYI email sent to PAG, USPS, SWG. No further action is required. | ||
| 11/03/2025 | OK to Submit - Engineering Fast | REVIEW COMPLETED | |||
| 10/31/2025 | OK to Submit - Zoning Fast | REVIEW COMPLETED |