Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0226-00030
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Residential Zoning * | REVIEW COMPLETED | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TP-PRE-0226-00030 – Residential Building – Scope (See Narrative below) 1509 N 6TH AV TUCSON, AZ 85705 Parcel 115-07-3340 NR-2 Zoning Residential Site Plan Review – 1st Review TRANSMITTAL DATE: April 17, 2026 NARRATIVE: Owners of a single-family residence located in Feldman's Neighborhood Preservation Zone are pursuing demolition of the existing residence and a shift from R-2 zoning to R-3 zoning for development of a 4-unit multifamily property. Given the following factors, we are pursuing a pre-application conference to validate next steps: 1) the property's status as "contributing property" to the NPZ, 2) consideration for recent "Middle Housing" ordinance in pursuing R-3 zoning 3) compliance with all NPZ requirements prior to permit application. USES ALLOWED / USE SPECIFIC STANDARDS: This site is in the NR-2 Residence Zone (UDC 4.7.9). A duplex is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .9, & .10 This site is in the NR-2 Residence Zone (UDC 4.7.9). Middle Housing is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .8, & .9. The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code REVIEW 1. COMMENT: This review to introduce the customer to design and development standards as well as provide options for direction consideration. Once formal building permits are submitted, more detailed review comments will be provided to address the design submitted at that time. DEFINITION CLARIFICATION 2. COMMENT: MULTI-FAMILY DEVELOPMENT, Per UDC 11.3.7.A.3: Any residential development consisting of five or more dwelling units on an integrated site or single lot. Using this language implies a commercial level review that would require commercial level standards to be met and a development package. Multi-Family density in this zone is one unit / 2,904 square feet and the property is just over 7,300 square feet. Thus, the math doesn’t work for 5 units nor be an option for multi-family development. MIDDLE HOUSING OPTION 3. COMMENT: With the recently approved middle housing program, Ordinance 12219, an option now exists where the customer could elect to make this a middle housing project by eliminating the shared property line (with the jog in it). Four units are allowed on 4, 000 square feet. Any residential development that is 4 units and under does not require a development package. There are landscaping requirements, and the parking requirements are less stringent if not eligible to be waived. Parking Waiver : https://middle-housing-cotgis.hub.arcgis.com/pages/Parking-Waiver-Eligibility Landscaping: https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code 4. COMMENT: Should you decide to pursue a middle housing submittal, the following requirements will need to be met: A. One parking space is required per every unit, thus 4 are required and you are currently showing eight stalls. However, this requirement can be entirely/partially waived as you are less than ¼ mile from a bus stop (public transit route) and/or an “All ages and Abilities Bikeway as defined by the Department of Transportation and Mobility (to the south of this property). B. Should you decide to keep the parking stalls at some capacity, a total of 400 square feet of parking (two parking spaces) is permitted in the front yard with an additional 400 square feet toward vehicular maneuvering. The remaining parking spots must be located at the side and/or rear of the property. Revise design accordingly to meet this standard. C. As you are pursuing a design that is two stories in height adjacent within 10’-0” of a property with an existing one-story residence and their zoning is R-2 or more restrictive, privacy mitigation will be required in the form of a wall, landscape materials, screening materials, building placement and orientation so as to avoid the visual accessibility into side and rear yards. D. Interior perimeter yard (setbacks) are now 5’-0” from the property line. However, for a structure featuring second story, this too, will be a 5’-0” setback unless there is a window facing the property with the one story residence. Any second story building elevation featuring a window will be required to be setback 6’-0” so as to accommodate laying a ladder up against the wall (fire). E. If the prevailing setback adjacent to your parcel are both 17-0” feet, your front yard setback will be allowed to be a minimum of 17’-0” as well. LANDSCAPING AND IRRIGATION 5. COMMENT: a. As part of the passing of Ordinance 12219 this past December of 2025, the following landscaping is required for all new single family residential, middle housing development, and accessory dwelling units, as of January 01, 2026, per UDC 7.6.10. https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code 1. One tree / 1,000 floor area. 2. A 5’-0” wide strip of vegetative groundcover is required within the front yard setback per the calculation below (minus the sections that have a driveway and/or pedestrian sidewalk (from the street sidewalk to the units’ front entrance). Parcels with less than 30 lineal feet of street frontage may place the required ground cover in alternate locations indicated on the site plan. (X Linear feet of Street Frontage) – (Y curb cut width) x (5 Foot Depth) = Z Square Feet of required vegetative groundcover. 3. Plants must be low to very low water use with a hardiness rating of 15 degrees Fahrenheit or lower and non-invasive. Options are listed in Section 5-02.5.0 of the Technical Standards Manual. Exceptions to these criteria or plants that are not listed in Section 5-02.5.0 of the Technical Standards Manual, may be approved by the PDSD Landscape Architect. b. Required landscaping must be located as follows: 1. A minimum of fifty percent of the required canopy trees must be located within the front yard setback area. i. Exception: If site constraints prevent new tree placement in a front yard, five shrubs may be substituted per required tree. Required trees must still be placed elsewhere on the site. Shrubs used as a substitute plant material for the required tree shall range from three feet in height by three feet in width, or larger. Shrubs must follow the relevant spacings from utility lines in section 5 01.5.11of the Technical Standards Manual but can be planted one radius of their mature width from foundations, enclosed sidewalks, sidewalks, and curbs. ii. Exception: The tree required for an accessory dwelling unit may be placed anywhere on site. 2. Trees may be planted at varying distances apart. 3. Required landscaping is not restricted to the first 10 feet onto the property from the existing or future right-of-way line. 4. Newly planted trees must be placed at a minimum distance from existing or proposed City of Tucson-owned or private utility-owned lines, as found in section 5-01.5.11 of the Technical Standards Manual. Tree plantings are not permitted in El Paso Gas Easements or under overhead power lines. 5. Trees shall be placed a minimum of ten feet from the center of the tree trunk to any enclosed structure. 6. Trees shall be placed a minimum of five feet from the back of the sidewalk or curb. If this standard cannot be met, then root barriers are required and must be illustrated on the submitted construction plans. 7. Trees must be planted in a six-to-nine-inch depressed planting area of at least 50 square feet (four-foot radius, or alternatives as proposed) and at least ten feet away from a building foundation. 8. Existing, established trees on property, at least 4 inches trunk diameter at chest height, located at least ten feet from the foundation or with an unobstructed dripline at maturity, shall count toward this requirement. The root systems of existing trees used for this requirement must be protected from soil compaction during construction using perimeter protective fencing around the dripline. Established trees are not required to have a depressed planting area. Existing shrubs and vegetative groundcovers may also be used toward the required landscaping. c. Vegetation shall be established, maintained, and sustained throughout its life in support of the City’s tree count, climate, and walkability goals. One of the following two options may be used: 1. Drip or bubbler irrigation with backflow protection. A simple irrigation system can be part of the domestic water supply for the residence. 2. Alternate methods, such as rainwater harvesting, hand watering, and greywater systems, as proposed by the property owner and approved by the PDSD Landscape Architect. PRIVACY MITIGATION 6. COMMENT: Per use specific standard UDC 4.9.7.12., privacy mitigation is required when multistory residences are proposed within 10 feet of a property line adjacent to existing single-story residences and the existing residences are zoned R-2 or more restrictive. Balconies, windows (except for clerestory and translucent windows), or any other features that overlook the rear and side yards of adjacent residences are discouraged. Privacy mitigation measures, such as the incorporation of vegetation, screening elements, walls, building placement and orientation, balcony and window placement and orientation, or other design strategies shall be incorporated. SITE PLAN GRAPHICS / CONTENT 7. COMMENT: Upon submitting for a building permit, site plan will be required: Provide a site plan that meets the requirements show in the plot plan example at the following link: FULL VERSION: https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/plan-samples/full-site-plan_feb2026.pdf VEHICULAR PARKING 8. COMMENT: Per UDC Table 7.4.4-1 and under the Residential Use Group and Single-Family Dwellings, 2 spaces per dwelling unit plus visitor parking required at a ratio of 0.25 space per unit. Exception. Middle Housing Option: One parking stall / one unit. EASEMENTS 9. COMMENT: Be sure to check the property title report for any recorded easements. SETBACKS 10. COMMENT: Per 6.4.5.C.1.A., For a single-family and duplex development, the minimum required front street perimeter yard is 20’-0” measured from the street property line. 11. COMMENT: As it relates to this specific parcel and per ordinance 12219 https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/middle-housing/middle-housing-ordinance-clean.pdf , the side and rear yard setbacks are 5’-0” to the north, south and west property lines. INCLUSIVE HOME 12. COMMENT: Per the City of Tucson Inclusive Home Ordinance 10463: all new dwellings have a requirement to provide an “accessible route from public and common areas, including, but not limited to, a driveway or public street or sidewalk”. Draw, dimension, and label an accessible route from the driveway, sidewalk, or street to an accessible entrance. Ensure the route meets accessibility standards as articulated in Sections 402-404 of the Accessibility Standards See also TSM 7-01.4.3 for specifications, including the minimum 4ft-width, slope and permissible composition materials. Plans submitted post January 1st 2026– 2017 ICC A117.1 with Supplement 1 Accessible and Usable Buildings and Facilities OVERLAY ZONES 13. COMMENT: The site is in the Neighborhood Preservation Review (NPZ) overlay. Review per https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4427 . A NPZ review will be required since the project is within the NPZ overlay and they are proposing exterior modifications to the structure that are visible from the right of way. An NPZ application will be required, and the project will need to comply with the neighborhood design manual prior to obtaining zoning approval. For more information, see below and for questions about the NPZ process please contact gabriel.sleighter@tucsonaz.gov 14. COMMENT: Zoning has acknowledged this property has a structure on-site with a with ‘contributing status’ with the National Register of Historic Places and advises the owner to contact the State Historic Preservation Office (HPO) to determine if this project will impact the status. Contact https://azstateparks.com/SHPO for more information. This comment is purely made as a courtesy as there may be tax implications. No action is required and is at the discretion of the owner. DEMOLITION 15. COMMENT: A separate demolition permit will be required and approved to any building permit getting approved. 16. COMMENT: Property is over 50 years of age. The Pima County Assessor’s effective construction date for your house is 1935. The actual construction date may be earlier. Per UDC 3.12.1.A., these regulations apply when an application for a demolition permit involves the complete or partial demolition of a building that is partially or in its entirety 50 or more years old Documentation will be reviewed and approved by the Historic Preservation Office before a permit is issued. Demolition (Historic Structures) Application and General Information may be downloaded at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Historic-Preservation/Historic-Frequently-Asked-Questions Pima County Assessor's records can be found at: https://www.asr.pima.gov/ParcelData/prc/11507/3340.pdf For questions contact Jason.Lilinthal@tucsonaz.gov 17. COMMENT: The collection of The Notification Affidavit is required prior to issuance of permit. Please visit https://www.tucsonaz.gov/files/sharedassets/public/city-services/planning-development-services/documents/demolition_confirmation_statement2-14-14.pdf to download the form. Once the form has been filled out, please upload to the Attachments tab on your portal. 18. COMMENT: Provide a scaled site plan with the existing residence (and other structures) to be demolished, property lines and dimensions of not only the existing residence but dimensions from each side of the residence to the property line perpendicular to each side of the residence. Provide square footages of each structure to be demolished and the zoning of this parcel (NR-2). If you have any questions about this zoning review, please contact jeffrey.cassidy@tucsonaz.gov The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code |