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Plan Review Detail

Plan Number: TP-PRE-0526-00106
Parcel: 10321710A

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0526-00106
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-0526-00106 • Pre-Application Conference Review v1 • 2256 W SILVER SUN DR 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 Install sidewalk per PAG 200
Install Driveways per PAG 206
daniel.urbina@tucsonaz.gov
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0526-00106
Project: Subdivision
Location: 2256 W SILVER SUN DR
Review Date: 6/11/2026
Reviewer: Joe Macaulay – Civil Engineer – 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:
1. A Drainage report will be required. Show compliance with first flush retention/balanced basin detention requirements. Refer to Chapters 2, 3, & 4 of the Design Standards for Stormwater Detention and Retention Manual (DSSDR). Drainage report content and format requirements can be found in chapter 10 of the DSSDR, as well.
2. A grading plan with cut/fill quantities and area of disturbance will be required. TSM 2-01.0.0. If the area of disturbance is greater than one acre, a Storm Water Pollution Prevention Plan (SWPPP) and dust control permit will also be required for this development.
3. N Silverbell Rd is on the Major Streets & Routes plan and identified as Scenic. As such, this site is covered by the Scenic Corridor Zone (SCZ) and must adhere to UDC 5.3, Scenic Corridor Zone.
4. Show the existing easements shown on the Silverbell & Ironwood Final Plat.

*** Please note: this review is for Pre-Application purposes. Please be aware that additional comments may be forthcoming during formal review process.

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

PROJECT: A MINOR SUBDIVISION TO DIVIDE THE CURRENT, VACANT PARCEL INTO 7 LOTS TO ALLOW FOR SINGLE FAMILY RESIDENTIAL UNITS
ACTIVITY NO: TP-PRE-0526-00106
ADDRESS: 2256 W SILVER SUN DR
ZONING: COMMERCIAL ZONE (C-1)
LAND USE: 7 LOT SUBDIVISION; MIDDLE HOUSING LANDSCAPE STANDARDS APPLY
6.8.2026

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 ORDINANCE

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.

3. THE FOLLOWING CODE OUTLINES ALL SITE LANDSCAPE ITEMS REQUIRED PER-THE-MIDDLE HOUSING ORDINANCE WITHIN UDC 7.6.8 and 7.6.9.

UDC 7.6.8. NEW SINGLE FAMILY, MIDDLE HOUSING, AND ACCESSORY DWELLING UNITS

A. The following landscaping is required for all new single family residential, middle housing development, and accessory dwelling units. These requirements do not apply to new single family residential dwellings within new subdivisions of 5 or more units.

1. One canopy tree is required for every 1,000 square feet of gross floor area of the development project.

2. Vegetative groundcover is required within the front yard setback per the following calculation. (X Linear feet of Street Frontage) – (Y curb cut width) x (5 Foot Depth) = Z Square Feet of required vegetative groundcover An example, using a parcel with 115 feet of street frontage and a 15 foot curb cut:

(115 Linear Feet of Street Frontage) – (15 curb cut) X (5 Foot Width) = 500 Square Feet of vegetative groundcover required within the front yard setback.

Parcels with less than 30 linear feet of street frontage may place the required groundcover in alternate locations indicated on the site plan.

Irregular-shaped lots, including flag lots, will use the street frontage parallel to their parcel (see Figure 7.6.2.A).

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.
a. 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 5-01.5.11 of the Technical Standards Manual but can be planted one radius of their mature width from foundations, enclosed sidewalks, sidewalks, and curbs.

b. 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 (Figure 7.6.2.B). 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 groundcover may also be used toward the required landscaping.

See Figure 7.6.2-B: Obstructed and unobstructed driplines on various size trees, located 10 feet from an existing structure

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.

D. Proposed landscaping and related items can be included in a residential plot plan; a Landscape Plan is not required. (Ord. 12219, 12/16/2025)

4. See UDC 5.3.4. SCENIC ROUTE BUFFER AREA AND REVEGETATION REQUIREMENTS.

5. Provide a Native Plant Preservation Plan (NPPP) or a NPPO waiver 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

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. 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.

8. **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
PDSD Zoning Review
FROM: Krista Hansen, Lead Planner
PROJECT: Pre-submittal meeting TP-PRE-0526-00106

Parcel: 10321710A
Address: 2256 W SILVER SUN DR
Zoning: C-1
Existing Use: Vacant
Proposed Use: Residential Subdivision (7 Lots)

TRANSMITTAL DATE: June 11, 2026

COMMENTS:
1. Any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). The proposed plans will require a tentative and final plat, approved prior to issuance of a building permit.
2. The site is zoned C-1. The proposed use is Residential Single-Family Dwelling, which is permitted, subject to UDC use specific standard 4.9.7.B.12. This site is located in the Scenic Corridor Zone (SCZ), subject to UDC 5.3.
a. While it appears that Siting and View Corridor requirements are met (UDC 5.3.6.B), Lots A-E are applicable. Correct note on site plan that states, “Lot B-G, Not Applicable.”
3. Dimensional Standards per UDC Table 6.3-4.A:
a. Max lot coverage: 75% (residential)
b. No min lot size
c. Side yard setbacks: 5 ft
d. Front street setback (to Silver Mosaic Dr): 20 ft
e. Rear setback (to Silverbell Rd): 3 x the height of the structure
4. Required parking may be waived per UDC 4.9.7.B.12 (within ¼ mile of bus route).
5. Show all existing and proposed easements on the site plan (reference Subdivision Map & Plat MP-57-047). Indicate if any existing easements are proposed to be abandoned or vacated.
6. 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 krista.hansen@tucsonaz.gov.
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
Potentially serving this proposed development is a 6-inch PVC A-Zone potable water main located along the west side of the parcel within the right-of-way N. Silver Mosaic Drive.
An existing 6-inch fire hydrant is located at the southwest corner of the parcel, near the intersection of W. Silver Sun Drive and N. Silver Mosaic Drive.
Water pressure in this area is 72-79 PSI at an elevation of 2326ft. Water pressure can vary by an additional 5 psi +/-.
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 Abdullah Salman (Project Manager) at Abdullah.Salman@tucsonaz.gov.