Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-0526-00097
Review Name: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements * | REVIEW COMPLETED | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 5/27/2026 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-0526-00097 Desert Springs PROJECT ADDRESSES: 10129 E SPEEDWAY BLVD PARCEL NUMBERS: 13303315H EXISTING ZONING: SR SUBURBAN RANCH EXISTING USE: VACANT PROPOSED ZONING: R-2 RESIDENTIAL PROPOSED USE: Single-Family Housing PROJECT DESCRIPTION & LOCATION: The applicant is requesting feedback on a proposal to rezone their property 10129 E Speedway Blvd to the R-2 zone to develop the site as a residential project of about 60 two-story attached homes. Two concepts are presented, one with 57 homes at 6 residences per acre, and one with 64 homes at 7 residences per acre. The development is on the southern two-thirds of the site, with access from Speedway at the southwest corner of the site, and an emergency access drive at the southeast corner. The project is located in the Neighborhoods building block of Plan Tucson, and lies within the Pantano East Area Plan. APPLICANT NAME: Lazarus & Silvyn, P.C., and The WLB Group Inc. E-MAIL: KSILVYN@LSLAWAZ.COM / RLONGAKER@WLBGROUP.COM PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND PANTANO EAST AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Applicable Plan Policies: Plan Tucson: The Plan Tucson Future Growth Scenario Map illustrates different building blocks within the city that have specific policies to promote future growth opportunities. The proposed development lies within the Neighborhoods building block of the Plan Tucson Future Growth Scenario Map. This building block typically features a primarily residential land use mix, with neighborhood-serving commercial, schools, parks, and places of worship also present. Typical housing types include single-family, townhomes, or low- to mid-rise multifamily. Pantano East Area Plan: The site lies at the northeast edge of the Pantano East Area Plan. While there is no future land use map in the plan, it does provide land use policy direction to guide future development or re-development. The Plan defines low-density residential as up to 6 residences per acre, and medium density as up to 15 residences per acre. The Plan also supports medium- or high-density residential uses along arterial streets. It also requires developments to remain outside the 100-year floodplain. Analysis: The Plan also finds low- and medium-density developments are generally appropriate along collector streets, with medium- and high-density developments along arterial streets. Speedway Blvd at this location is considered an arterial roadway per the Major Streets & Routes overlay and supports the development of either submitted concept plan. The Plan also requires that new development ensure compatibility with existing land uses. There are existing residential neighborhoods across Speedway Blvd from the subject parcel which are zoned R-2 with relatively high densities. Southeast of the subject parcel, a multifamily development is zoned C-1, and a large multifamily development two parcels west is zoned R-3. The proposed development is comparable in scale and density to surrounding land uses. Part of the proposed development is within the 100-year floodplain, but that area is intended to be removed from the floodplain via LOMR (Letter of Map Revision) per a memo from an engineering firm. The project conforms to the Plan Tucson Future Growth Scenario Map and the policy direction presented by the Pantano East Area Plan. A plan amendment is not required to proceed as proposed. ADDITIONAL NOTES: None. |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0526-00097 • Pre-Application Conference Entitlements Review v1 • 10129 E SPEEDWAY BL TUCSON, AZ 85748: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | Provide street section for 40' ROW "Dead End" streets should be avoided for public streets, turn around or knuck design required. 90 degree parking will need to be in common area. Parallel parking can be allowed on public streets. DTM comment file has been added to attachments. |
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| Site Engineering * | REVIEW COMPLETED | 1. Erosion Hazard Setbacks will need to be determined at the time of development. 2. Balanced basin detention and first flush retention will be required for this development. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: REZONING TO PERMIT HABITAT FOR HUMANITY RESIDENTIAL PROJECT ACTIVITY NO: TP-PRE-0526-00097 ADDRESS: 10129 E SPEEDWAY BL ZONING: SUBURBAN RANCH ZONE (SR) LAND USE: RESIDENTIAL 5.18.2026 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 MIDDLE HOUSING LANDSCAPE STANDARDS VS. FLEXIBLE LOT DEVELOPMENT (FLD) SITE LANDSCAPE STANDARDS. MIDDLE HOUSING: 1. There are two plan templates, based on the project complexity. The Full Site Plan is required for most projects, including those that are adding a dwelling unit, additions, and most accessory structures larger than 200 square feet. Middle Housing Site Landscape requirements are outlined in UDC Sections 7.6.8 NEW SINGLE FAMILY, MIDDLE HOUSING, AND ACCESSORY DWELLING UNITS AND UDC 7.6.9 MAINTENANCE. All information must be included for the plan to be accepted for review. 2. SEE ADMINISTRATIVE MANUAL SECTION 2-06.4.7. A.2.a: If the gross area of the site is 10 contiguous acres or greater, then Middle Housing is allowed on at least 20 percent of all lots. FLEXIBLE LOT DEVELOPMENT: 3. SEE UDC 8.7.3.H -- LANDSCAPING, SCREENING AND WALL REQUIREMENTS. 4. SEE UDC 8.7.3.F: OPEN SPACE REQUIREMENTS. See Table 8.7.3-2 for Functional Open Space Standards. 5. SEE UDC 8.7.3.F.2 CONFIGURATION AND LOCATION OF FUNCTIONAL OPEN SPACE WITHIN AN FLD PROJECT. ADDITIONAL APPLICABLE SITE LANDSCAPE/NPPO COMMENTS FOR SUBDIVISIONS AND FLDs: 6. 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 7. 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 UDC 7.6 and Administrative Manual 2-10. 8. Subdivisions of 8 or more lots require a 10-foot street landscape border along MS&R and non-MS&R per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 9. A drip irrigation plan and details are required for all proposed landscape planting areas. 10. Depress Functional Open Space landscape planting areas 6 inches to maximize rainwater harvesting on site. 11. **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 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Entitlements Pre-Application Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-0526-00097 Address: 10129 E Speedway Bl Parcel(s): 13303315H Existing Zoning: SR Proposed Zoning: R-2 Existing Use: Vacant Proposed Use: Flexible Lot Development TRANSMITTAL DATE: May 27, 2026 COMMENTS: 1. COMMENT: Formal submittal shall comply with Administrative Manual 2-06 – Tentative Plat, including 2-06.5.0 – Flexible Lot Development (FLD) Additional Requirements, as well as Administrative Manual – 2-07 – Final Plat. 2. COMMENT: The proposed development must comply with UDC 8.7.3 – Flexible Lot Development. 3. COMMNET: After internal discussion with leadership, it has been determined the Flexible Lot Development and Middle Housing are considered two separate uses in the UDC Use Tables with their own unique use specific standards and would not be permitted to be used concurrently. 4. COMMENT: Per UDC 8.7.3.P, a neighborhood meeting in accordance with Section 3.2.2.C.1.b is required prior to submitting a Tentative Plat for an FLD application. Notice of the submittal of an FLD application shall be sent to the applicant, property owners within 400 feet of the project site, and neighborhood associations within one mile of the project site. 5. COMMENT: Projects that are more than 5 acres are required to provide 269 square feet of functional open space per unit. Functional open space is defined as open space that is a designed element of the development and has a functionally described and planned use as an active or passive recreational amenity for the direct benefit of the residents and guests of the development. 6. COMMENT: Perimeter yards along FLD project site boundaries are required in accordance with the site’s underlying zone as provided in Section 6.3.4, and in accordance with Section 6.4.5.C for street perimeter yards. The minimum setback requirement to Speedway is 20’ from the existing or future property line. The minimum setback requirement to the west, north and east is 5’ from the property line. 7. COMMENT: Perimeter yard setbacks on interior lots may be reduced to the extent permitted by the City’s adopted Building Codes. 8. COMMENT: Per UDC 8.7.3.L.2 and .3, along interior street lot lines, street perimeter yards are required in accordance with Section 6.4.5.C but the street setback may be administratively reduced by the PDSD Director based on a finding that the reduced setback enhanced the architectural design or the vehicular circulation in the FLD and a transportation statement is approved by the City’s Traffic Engineering division. Along PAALs, setbacks are required in accordance with Section 7.4.6.F.2. 9. COMMENT: An Architectural Variation plan is required for projects with 20 of more single family detached units in accordance with UDC 8.7.3.M. 10. COMMENT: Privacy Mitigation Plan may be required if the development is proposing multistory story units. 11. COMMENT: Streets within the FLD site for which on-street parking is proposed shall be designed with parking lanes that comply with Section 10-01, Street Technical Standards. 12. COMMENT: All elements of an FLD, including residential units and recreational amenities, shall be connected by a pedestrian circulation system. 13. COMMENT: 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 Zoning to assure compliance with the applicable UDC development criteria and Technical Standards. If you have any questions, please contact me at Loran.Shamis@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | Per the ITE Trip Generation Manual, 64 attached homes should generate about 30 AM peak hour trips and 33 PM peak hour trips. This amount of traffic can be accommodated for by the existing roadway network. The narrative notes a 40 ft right-of-way for internal roads - if parking is desired on one side of the street, at least 28 feet of pavement width will be needed to meet emergency services needs. Thanks! | |||
| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. For development, a looped water system will be required. If such looping is not technically feasible, a written explanation of what legal and/or technical reasons prevent such looping must accompany the Master Water Plan when it is submitted for review. (A Letter of Variance) 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://cityoftucsonaz-energovweb.tylerhost.net/apps/selfservice#/home, 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/Departments/Planning-Development-Services/Frequently-Asked-Questions/Tucson-Development-Center-Online-Instructions Please note that the available option to provide domestic water service for the proposed project is to tie into the existing service stub from the 8-inch PVC water main (D Zone) located on the southwest side of the parcel, within the right-of-way of E Speedway Blvd. Water pressure in this area is 79-86 PSI at an elevation of 2593ft. Water pressure can vary by an additional 5 psi +/. This project may receive higher than normal water pressure and may require individual pressure regulators as part of the private plumbing. The installation of a pressure regulator may create a closed system. Consult local plumbing codes for pressure relief and thermal expansion requirements. The building currently has two existing domestic water meters of varying sizes, as well as a 4-inch fire service line. These services are connected to the same water main mentioned above. If these services 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. This parcel falls within an Archaeological Sensitivity Zone. For additional information or requirements, please contact the City of Tucson Historic Preservation Office at (520) 837-4984 or PDSDHistoric@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 Abdullah Salman, Project Manager, at Abdullah.Salman@tucsonaz.gov |