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Plan Review Detail

Plan Number: TP-PRE-0426-00083
Parcel: 14020024C

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0426-00083
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-0426-00083 • Pre-Application Conference Review v1 • 909 E BANTAM RD TUCSON, AZ 85706:
Based on the information provided, TFD has the following comments:
1. Verify dead ends in excess of 150’ are provided with turnarounds. IFC, 2024, D103.4
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
ROW Engineering Review * REVIEW COMPLETED DTM Review Comments -
1) Bantam Rd Street frontage to require placement of 5' Min width Sidewalk meeting PAG 200 standard detail, and Min Wedge curb placement Standard Detail 209 Sheet 3 Wedge Curb. 
2) Minimum of 14' Access easement required per Parcel from Bantam frontage or Creation of Private Road servicing each parcel with a 10' Min drive and 4' Sidewalk to be required.
Permanent dead-end streets will be designed with an adequate turnaround at the dead end, except for dead-end streets less than 150 feet in length, if municipal services, such as fire, refuse, and postal service, can be provided without the use of the street. Manual Section 10-01.6.2. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-12497

Zane.Swenson@Tucsonaz.gov
Site Engineering * REVIEW COMPLETED *****
Additional Comments After Pre-App Meeting:

Thank you again for joining us today about the proposed residential development at 909 & 913 E Bantam. As mentioned, middle housing is an option for this site and city wide. I shared a couple websites on the City of Tucson's Middle Housing Ordinance: https://middle-housing-cotgis.hub.arcgis.com/ AND Ordinance (https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/middle-housing/middle-housing-ordinance-clean.pdf).

Since the lot has been split once before, there is an option for lot line adjustment where you can reconfigure the lines of the lots to accommodate a different design plan and attain up to 8 dwellings (4 on each site). It requires our approval through the "Land Split" application on TDC-Online.

If you were interested in pursuing an FLD option (https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/handouts/flexible-lot-development-process_v2_013025-1.pdf), there is information on our website, it would require a tentative and final plat.

Also mentioned were the model permits for middle housing. While that library does not currently exist, there is a library for ADUs, there are some SFRs and Duplexes as options as well: https://casitas-in-tucson-cotgis.hub.arcgis.com/pages/casita-model-plan-library


*****
Permit Activity Number: TP-PRE-0426-00083
Project: Multifamily Development/Land Division
Location: 909 & 913 E BANTAM RD
Review Date: 04/28/2026
Reviewer: Dylan Molina – Engineering Associate – Site Engineering
Related Cases:

*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:
1. Multifamily – goal is to utilize middle housing per email communication on 4/28/2026. https://middle-housing-cotgis.hub.arcgis.com/
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/middle-housing/middle-housing-ordinance-clean.pdf
2. Current proposal shows 10 dwellings utilizing one “site” which does not fall under the definition of middle housing, which allows 4 dwellings per “site.” Any cross-access easements to access more than 4 dwellings will be reviewed as a commercial site and must follow commercial standards. A development package review would be required, and the following items would need to be addressed:
a. Turn-a-round for fire
b. A Storm Water Pollution Prevention Plan (SWPPP) and dust control permit will be required for development greater than 1 acre.
c. Pedestrian circulation is required to connect all buildings, dumpster areas, common areas, and the sidewalk on all the street frontages per TSM 7-01.3.3.
d. Sight visibility triangles (SVT) will need to be shown at site access points TSM 10-01.5.0
e. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0
f. Provide a detail displaying trash truck maneuverability for the trash enclosure in compliance with Technical Standards Manual, show it falls in compliance with back-up requirements. Maneuverability dimensions for operation are 14’x40’. TSM 8-01.5.3 and TSM 8-01.5.3.F
g. Show downspouts and scuppers on site plan. Must match DP and building permit. TSM 7-01.4.1.E

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 Dylan Molina, Dylan.Molina@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: (2) EXISTING PARCELS TO BE SPLIT INTO (5) PARCELS; OWNED BY (2) SEPARATE ENTITIES; EACH NEW PARCEL TO HAVE (1) MODEL DUPLEX
ACTIVITY NO: TP-PRE-0426-00083
ADDRESS: 909 E BANTAM RD
ZONING: RESIDENCE ZONE (R-2)
LAND USE: MULTIFAMILY
2026.04.27

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. 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

2. UDC 7.6.2. APPLICABILITY
The provisions of this section apply to the following: All new developments require the submittal of a landscape plan set. Preparation of the landscape plans shall adhere to UDC 7.6 and Administrative Manual 2-10.

3. Parking lot canopy trees are required at 1 tree for every 4 parking spaces provided, see UDC 7.6.4.B. Structurally covered parking spaces do not count toward the ratio, see UDC 7.6.4.B.1.c (8). Trees are to be distributed evenly throughout the parking area, see UDC 7.6.4.1.a.(1). See Technical Standards Manual 5-01.3.0 for additional landscaping in vehicular use area requirements.

4. Interior landscape borders per UDC 7.6.4.C.3 and Table 7.6.4-1 and proposed Multifamily Land Use:
A. An interior landscape border is required on multifamily land use sites adjacent to residence zones. This is the case at the west and north property lines of this proposal. Provide a 10-foot interior landscape border at each property line. *POSSIBLE EXCEPTIONS TO THE LANDSCAPE BORDER STANDARDS AT THE NORTH PROPERTY LINE: (2) WHERE AN ALLEY, DRAINAGEWAY, OR OTHER RIGHT-OF-WAY TEN FEET OR MORE IN WIDTH PHYSICALLY SEPARATES THE SITE FROM AN ADJACENT PROPERTY. VERIFY THE NORTH PROPERTY LINE AND ADJACENT USE AND WIDTH.

5. Street landscape borders per UDC 7.6.4.C.2 and Table 7.6.4-1 and proposed Multifamily land use along MS&R and non-MS&R:
A. E Bantam Rd requires a 10’ landscape border. All street landscape borders are required to be designed on the project side of the ROW/Future ROW.

6. 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) for review and approval if applicable for this project.

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

8. All landscape plans shall incorporate water conserving design as defined in UDC Section 7.6.6, Use of Water, and as described in the Technical Standards Manual 5.01-5.11.

9. A Commercial Rainwater Harvesting plan is required: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. The Rainwater Harvesting Plan shall consist of two elements: a Site Water Budget and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements requires coordination between project managers, site engineers and landscape architects from the inception of the project. The two elements of the Rainwater Harvesting Plan shall illustrate water harvesting how will meet 50% of annual landscape water demand, as required by the ordinance.

10. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades/percent slopes, spot elevations and curb cut inlet and outlet locations.

11. Maximize rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area.

12. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0. Or see City of Tucson Ordinance 10597 -- Sec. 6-182. Rainwater Harvesting Plan: Number 3 (a) A separate water meter connected to the main water supply; or (b) An irrigation sub-meter.

13. **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

14. If the Middle Housing Ordinance No: 12219 becomes an avenue for this development, please see UDC 7.6.10. NEW SINGLE FAMILY, MIDDLE HOUSING, AND ACCESSORY DWELLING UNITS for site landscape requirements. The standards of this section will cover the required trees, other landscape vegetative ground cover, depressed landscape area and plant watering method.

Thank you.
Chad Keller, PLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
PDSD Zoning Review
FROM: Bobby Parsons, Planner
PROJECT: TP-PRE-0426-00083 (5 lot subdivision)
Address: 909 E. Bantam Rd. Tucson, AZ 85706
Zoning: R-2
Existing Use: Residential
Proposed Use: Single Family Residential/Multifamily/Flexible Lot Development
TRANSMITTAL DATE: 4/30/2026

COMMENTS:

1. As proposed, this project would not qualify as a middle housing development. Per the email correspondence with Dylan Molina, maximizing housing density for the site is what you are looking for. Potential options to explore include a Flexible Lot Development (UDC 8.7.3) or a Multifamily Development.

2. Development must comply with the Administrative Manual Section 2-06, Development Package/Tentative Plat, and 2-07, Final Plat.

3. The existing zone is R-2.
a. Single family residential is a permitted use in the R-2 zone, subject to Use Specific Standards 4.9.7.B.6,.9, and .10.
b. Multifamily is a permitted use in the R-2 zone, subject to Use Specific Standards 4.9.7.B.6, .9, & .10.
c. Flexible Lot Development is a permitted use in the R-2 zone, subject to Use Specific Standards 8.7.3.

4. Dimensional Standards for the R-2 zone:
a. Minimum Lot Size: 4,000 square feet (UDC 6.3-2.A)
b. Maximum Lot Coverage: 70% single family; 75% multifamily (UDC 6.3-2.A)
c. Maximum Height: 25’ (UDC 6.3-2.A)
d. Maximum Residential Density: 15 dwelling units per acre (one dwelling per 2,904 square feet)

5. Setbacks for the R-2 zone:
a. Front street perimeter yard: 20’ (UDC 6.4.5.C)
b. Side/Rear perimeter yard: 5’ for residential use to residential/nonresidential zone, 10’ or ¾ (Height) for nonresidential use to residential/nonresidential zone (Table 6.3-2.A).

6. Ensure compliance with Table 7.4.4-1: Minimum Number of Motor Vehicle Spaces Required.

7. Ensure compliance with Technical Standard 10-01.6.2.B which goes into detail about minimum turnaround requirements.

8. Per UDC 7.8.4, an easement cannot be used to serve more than two single-family dwellings. As such, the proposed access would have to be built to street or parking area access lane (PAAL) standards and included within common area that an identified homeowner’s association would be responsible for maintaining. In addition, an open space or retention/detention areas required for the development would also be part of the common area.

9. The project must comply with TSM 7-01.3.0, which requires a pedestrian circulation path that connects all public areas of the site (including trash enclosures), as well as a pedestrian connection to the street.

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.

If you have any questions, please contact me at Robert.Parsons@tucsonaz.gov.
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
Please note that the available option to provide domestic water service for the proposed project is to tie into the existing 8-inch CA (Cement Asbestos) water main (C Zone) located on the south side of the parcel, within the right-of-way of E Bantam Rd.
Water pressure in this area is 73-80 PSI at an elevation of 2516ft. Water pressure can vary by an additional 5 psi +/.
There’s an existing 5/8-inch water meter currently serving the lot, connected to the same water main mentioned above, if this service will be abandoned due to the building being demolished, and new service connections will be required, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov

Please note that there’s a designated easement located on the west side of the parcel. This easement is reserved for utility and/or access purposes as recorded in the property documentation.
No physical construction or permanent structures are permitted within the boundaries of this easement.
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.