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Plan Review Detail

Plan Number: TP-PRE-0226-00045
Parcel: 10321710A

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0226-00045
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
Review Date Reviewer's Name Type of Review Description Status Comments
Fire New Construction * REVIEW COMPLETED TP-PRE-0226-00045 • Pre-Application Conference Review v1 • 2625 N SILVERBELL RD TUCSON, AZ 85745:
Based on the information provided, TFD has no comments at this time.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
ROW Engineering Review * REVIEW COMPLETED DTM Comments:
1) Sidewalk will be required to be added to Silver Mosaic Dr along the frontage of the Lower property connection to ROW. As well as Pedestrian circulation connection from property to Right of way.
2) Please provide more detail for the access connection between the upper development and the lower development of Silver Mosaic. DTM feels the lower section should be its own development with connection of Silver Mosaic to prevent unneeded increase of traffic flow through Siler Mosaic.
4) Request for a Traffic Impact study or Analysis for Silverbell Rd and over all impact to the Median access points and possible need for a Right turn lane to the property.
5) NO PIA is viewed as needed for this project
6) Standard Note - All work to be performed in the Right of Way will require Separate and individual ROW permit submission per scope of work performed
7) Note that as property owner responsible for sidewalk along frontages any broken or damaged existing sidewalk to be repair or replaced to maintain safe movement.
8) Plans should show Future Right of Way limits @ 150' width on Silverbells Rd .

Zane.Swenson@Tucsonaz.gov
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0226-00045
Project: Subdivision on C-1 properties
Location: 2625 N SILVERBELL RD
Review Date: 3/11/2026
Reviewer: Stephen Blood - Development Services Neighborhood Resources Section Manager – Site Engineering

*This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-6 and Technical Standards Manual (TSM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code.*
City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes
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

Site Engineering Review Comments:
The proposed project is located in the FEMA AE floodplain with Greasewood Wash running through it. Greasewood Wash is designated as ERZ so development will be restricted per Technical Standards Manual (TSM) 4-02.2.5, which outlines 2 options for development:
1. No Encroachment in Regulated Areas (100-yr floodplain boundary)
2. Encroachment in Regulated Areas (100-yr floodplain boundary) but will be required to provide an ERR (Environmental Resource Report) and will be restricted to include only the crossing of riparian habitats with roadways, bikeways, paved walkways and utilities as listed below where there is no viable alternate crossing available and the crossing is necessary for the reasonable development of the property.
3. A floodplain use permit will be required for any grading within the floodplain boundary and separate floodplain use permits with elevation certificates will be required for each building in or in close proximity to the floodplain boundary. Depending on the amount of encroachment into the floodplain an encroachment analysis may be required.
4. An Erosion Hazard Setback will need to be established along each side of the wash wherein no required improvement can be located without bank protection.
5. Pima County Regional Flood Control District (PCRFCD) has maintenance responsibility for the Greasewood Wash through the property and will need to be included in the review for this development.
6. Balanced basin detention and first flush retention will be required for this development.

This review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during submission process.

If you have any questions or concerns, please contact Stephen Blood, Stephen.Blood@tucsonaz.gov.
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: SUBDIVISION ON C-1 PROPERTIES
ACTIVITY NO: TP-PRE-0226-00045
ADDRESS: 2625 N SILVERBELL RD
ZONING: COMMERCIAL ZONE (C-1); ERZ; SCENIC CORRIDOR ZONE
LAND USE: RESIDENTIAL SUBDIVISION - FLEXIBLE LOT DEVELOPMENT (FLD)
03.11.2026

THE COMMENTS PROVIDED ARE PRELIMINARY AND ARE NOT TO BE ASSUMED AS A COMPLETE REVIEW OF THE PROPOSAL. DURING THE DEVELOPMENT PACKAGE REVIEW PROCESS, A FULL REVIEW WILL BE MADE BY THE SITE LANDSCAPE/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING.

SITE LANDSCAPE/NPPO COMMENTS:

1. This proposed project is located within the floodplain and an ERZ Wash runs through a portion of the site. See Site Engineering comments for guidance and reference to TSM 4-02.2.5. Also see UDC 5.7 - ENVIRONMENTAL RESOURCE ZONE (ERZ) for additional resource area standards.

2. UDC 5.3.4. SCENIC ROUTE BUFFER AREA

A. REQUIREMENTS:

1. **A BUFFER AREA 30 FEET WIDE, ADJACENT TO THE MS&R FUTURE RIGHT-OF-WAY LINE, IS REQUIRED AND SHALL BE PRESERVED AND MAINTAINED IN ITS NATURAL STATE.

2. NO DEVELOPMENT OR IMPROVEMENTS SHALL OCCUR IN A SCENIC ROUTE BUFFER AREA EXCEPT AS PROVIDED IN SECTION 5.3.4.C, PERMITTED IMPROVEMENTS; (SEE FIGURE 5.3-B.).

3. **THE BUFFER AREA SHALL BE RESTORED AS CLOSELY TO ITS NATURAL STATE AS POSSIBLE IN AREAS WHERE PUBLIC SAFETY OR THE DELIVERY OF PUBLIC SERVICES PRECLUDES PRESERVATION OF EXISTING VEGETATION.

4. **THE BUFFER AREA IS IN LIEU OF THE LANDSCAPE BORDER REQUIRED ALONG STREET FRONTAGES UNDER SECTION 7.6, LANDSCAPING AND SCREENING STANDARDS. FIGURE 5.3-B: PRESERVATION AND REESTABLISHMENT OF VEGETATION ADJACENT TO SCENIC ROUTE.

B. MEASUREMENT OF THE SCENIC ROUTES BUFFER AREA:

1. **The Scenic Routes buffer area is measured from the future MS&R right-of-way, except as follows-

2. **EXCEPTION: WHERE THE MS&R ROADWAY DESIGN INCLUDES INSTALLATION OF A SIDEWALK, PEDESTRIAN WAY, OR BIKE PATH, THE BUFFER MAY BE MEASURED FROM THE MS&R PROJECTED BACK OF THE SIDEWALK, pedestrian way, or bike path if the buffer does not encroach more than ten feet into the future MS&R right-of-way with the written permission of the City of Tucson Department of Transportation. The use of the MS&R right-of-way is permitted only if the area can be landscaped.

THE FOLLOWING IMPROVEMENTS ARE PERMITTED IN THE SCENIC ROUTES BUFFER AREA:

C. PERMITTED IMPROVEMENTS:

1. Driveways or access lanes, if their area does not exceed 20% of the Scenic Routes Buffer Area (Buffer Area). In this instance, the width of the Buffer Area is 30 feet in accordance with Section 5.3.4.A.1. For the purposes here, the Buffer Area is calculated as follows: Multiply the distance of the property’s frontage along the Scenic Route measured at the MS&R right-of-way line by 30 feet. If, due to topographical or engineering constraints, the driveway or access lane exceeds 20% of the Buffer Area, the width of the Buffer Area shall be increased to accommodate the square footage resulting from the following calculation: (Distance of the frontage along the Scenic Route measured at the MS&R right-of-way line - total width of driveways or access lanes) x 24 feet = Required Buffer Area in square feet. Specific sign types may also be placed in the Scenic Routes buffer area in accordance with Article 7A.11.3 Scenic Corridor Zone (SCZ) District.

2. Trenching for the placement of utility lines, if the area is revegetated in accordance with Section 5.3.4.D, Revegetation of Site.

3. An area not larger than 18 square feet and not exceeding 30 inches in height per lot or parcel for the placement of utility transformers, pedestals, and service meters and hookups for utilities.

4. **SELECTED VEGETATION MAY BE REMOVED WHEN THE DEPARTMENT OF TRANSPORTATION DETERMINES THAT REMOVAL IS NECESSARY FOR PUBLIC SAFETY IF THE REMOVED PLANTS ARE REPLACED WITH NATIVE VEGETATION.

D. REVEGETATION OF SITE:

1. **ANY PORTION OF THE SCENIC ROUTE BUFFER AREA AND THE MS&R RIGHT-OF-WAY DISTURBED BY DEVELOPMENT ACTIVITY SHALL BE REVEGETATED WITH NATIVE VEGETATION.

2. **WITHIN THE SCZ, EXCLUDING THE SCENIC ROUTES BUFFER AREA, ALL DISTURBED AREAS ON THE SITE THAT ARE VISIBLE FROM THE SCENIC ROUTE AND ARE NOT COVERED BY PERMANENT IMPROVEMENTS SHALL BE REVEGETATED WITH NATIVE PLANTS, PLANTS FROM THE DROUGHT TOLERANT PLANT LIST, OR A COMBINATION OF BOTH.

3. **IN AREAS NOT VISIBLE FROM THE SCENIC CORRIDOR ZONE, VEGETATION MAY CONSIST OF NATIVE PLANTS INDIGENOUS TO THE SITE OR DROUGHT TOLERANT PLANT MATERIAL. OASIS AREA LANDSCAPING MATERIAL MAY ALSO BE PLANTED WITHIN THIS AREA AT THE LEVELS PERMITTED BY THE LANDSCAPING ORDINANCE.

FLEXIBLE LOT DEVELOPMENT SITE LANDSCAPE COMMENTS:

**ON THE DEVELOPMENT PACKAGE LANDSCAPE PLANS, PROVIDE CALCULATIONS FOR FUNCTIONAL OPEN SPACE AND HOW THE PLAN MEETS THE STANDARDS SET FORTH IN THE FLD SECTION.

1. UDC 8.7.3.H -- LANDSCAPING, SCREENING AND WALL REQUIREMENTS:

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.
3. Landscape plans shall incorporate water-conserving design as defined in Section 7.6.6, Use of Water, and as described in the Technical Standards Manual.
4. Water harvesting techniques shall be incorporated as part of the landscape design based on the Water Harvesting Guidance Manual prepared for the City of Tucson Transportation Department Stormwater Section.
5. 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.
6. If a perimeter wall is proposed along an existing public right-of-way, it shall be constructed of, or painted with, graffiti-resistant materials. The wall shall incorporate one or more of the following decorative materials:
a. Tile
b. Stone
c. Brick
d. Adobe
e. A textured material such as stucco or plaster
f. Metal

2. UDC 8.7.3.F: OPEN SPACE REQUIREMENTS. See Table 8.7.3-2 for Functional Open Space Standards.

3. UDC 8.7.3.F.2 CONFIGURATION AND LOCATION OF FUNCTIONAL OPEN SPACE WITHIN AN FLD PROJECT ARE AS FOLLOWS:
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, to make those areas functional.
b. FLD projects more than five acres. Functional 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 spaces shall be conveniently located and usable by the maximum number of residential units on the site.
d. To the greatest extent possible, functional open 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 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.

ADDITIONAL SITE LANDSCAPE/NPPO COMMENTS:

4. A Native Plant Preservation Plan (NPPP) or a NPPO waiver is required per UDC 7.7. See UDC 7.7.3. Applicability; UDC 7.7.4 NPPO General Provisions and Standards; UDC 7.7.4.c. Plan Approval Prior to Permitting; UDC 7.7.4.d. Professional Expertise 7.7.5.c.5; also see AM 2-11.3.0 Permitted Exceptions. If applicable, the Planning and Development Services Department will provide the applicant with the NPPO waiver form upon request.

COPY THE FOLLOWING LINK INTO YOUR INTERNET BROWSER FOR ACCESS TO THE NPPO WAIVER:

https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf

5. UDC 7.6.2. APPLICABILITY: The provisions of this section apply to the following: All new developments require the preparation of landscape plans that adhere to ABOVE OUTLINED CODE SECTIONS and Administrative Manual 2-10.

6. **Both Silver Mosaic Pl and W Silver Sun Dr require a 10-foot street landscape border per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C. Residential subdivisions (FLD) in this case of 8 or more lots along and MS&R or non-MS&R require street landscape borders. Street landscape borders shall be designed on the interior of the ROW or Future ROW.

7. A drip irrigation plan and details are required for all proposed landscape planting areas.

8. Depress Functional Open Space landscape planting areas 6 inches to maximize rainwater harvesting on site.

9. DTM review is required for all planting and irrigation in the ROW prior to the approval of the development package. Reach out to David Marhefka (david.marhefka@tucsonaz.gov) if necessary for this project.

10. **If it is determined that any of the above provided site landscape standards cannot be met due to the nature of the development, then a Design Development Option (DDO) may be an option to gain partial relief from some landscape requirements, see UDC 3.11.1.B.3 for landscape and screening modifications allowed. A Board of Adjustment Variance to the UDC site landscape requirements is also a viable alternative. Please reach out to Mark Castro or Georgia Pennington with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov – Georgia.Pennington@tucsonaz.gov

Thank you.
Chad Keller, PLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
FROM: Georgia Pennington, Lead Planner
PDSD Zoning Review
PROJECT: Pre-submittal meeting TP-PRE-0226-00045
Address: 2625 N Silverbell Rd
Zoning: C-2
Existing Use: Single-Family Residential
Proposed Use: Residential Subdivision - FLD
TRANSMITTAL DATE: 3/3/26
COMMENTS:
1. Development must comply with the Administrative Manual Section 2-06, Development Package/Tentative Plat.
1. The existing zone is C-1. A Flexible Lot Development is a permitted use in the C-1 zone, subject to use-specific standard 8.7.3.
2. Maximum Height: 25 Feet (Table 8.7.3-1) Any height increase above 25' will need a Board of Adjustment Variance, contact Georgia.Pennington@tucsonaz.gov for more information on this process.
3. Maximum Density: 44 Dwelling Units/Acre (Table 8.7.3-1)
4. Site Coverage: 75% (Table 8.7.3-1)
5. Functional Open Space (active recreational, passive recreational, or scenic purpose): 269 SF/Unit =12,912 SF total required (Table 8.7.3-2)
6. Setbacks:
a. Front: 20’ from existing or future property line (6.4.5.C.1.a)
b. Interior Front/Side Street within proposed development: 5’ (6.4.5.C.1.d)
c. Side/Rear along interior lot lines: The perimeter yard requirements of Section 6.3.4, Dimensional Standards and Exceptions Tables, may be reduced for setbacks along interior lot lines to the extent permitted by the City’s adopted Building Codes. (Table 6.3-4.A)
7. Motor Vehicle Space requirements: 2 spaces per dwelling plus visitor parking required at a ratio of 0.25 space per unit. (86 units = 194 spaces) (7.4.4) For admin/office use = 1 Space for every 300 Sq. ft GFA = 12 spaces
8. Parking Area Access Lanes (PAAL) shall be 24 feet wide for 2-way traffic and fire access. (7.4.6)
9. Comply with Section 7-01 Pedestrian Access in the Technical Standards Manual for new construction.
10. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the review process, a full review will be made by Zoning to assure compliance with the applicable UDC development criteria and Technical Standards.
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
There is one existing meter serving the primary parcel on this application. For development, a looped water system will be required. There are 4 viable points of connection for this system. There are three existing 8-inch stubs from a 12-inch Cement Asbestos water main (A Zone) located on the east side of the parcel within the right-of-way of N Silverbell Rd. There is also a 4-inch water main in Silver Mosaic Dr and an 8-inch main in Silver Sun Dr. Water pressure in the area is 70-85 psi, varying by elevation. (2308 ft elevation has pressure at 79-85 +/- 5 psi)
A Water master plan will need to be prepared for this project and submitted to Tucson Water and local Fire Department for review and approval. The master plan must show the water main layout and identify if there is construction phasing for the new water mains.
The Water Master Plan and detailed Water Design Plan are separate submittals that must be made through Tucson Water’s electronic plan portal at https://www.tucsonaz.gov/water/tucson-water-electronic-file-submission, or can be combined into an “at risk” submittal.
More information about Tucson Water’s Water Master Plan and detailed Water Design Plan processes can be found on-line at https://www.tucsonaz.gov/water/contractors-developers-and-engineers.
If any new domestic water, irrigation water, or fire water services are needed to serve this proposed development, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov.
The above comments are based on the limited preliminary information provided by the applicant and should not be construed as a complete review of the proposal. Any questions, comments or concerns about these comments may be directed to Kathryn Gerber (Engineering Manager) at Kathryn.Gerber@tucsonaz.gov.