Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0526-00116
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-0526-00116 • Pre-Application Conference Review v1 • 5180 E FORT LOWELL RD TUCSON, AZ 85712: Based on the information provided, TFD has the following comments: 1. Fire access lanes to be in accordance with IFC 24, 503. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Historic * | REVIEW COMPLETED | Per City of Tucson Ordinance 10776, structures older than 50 years old must go through Historic Review before demolition (see https://www.tucsonaz.gov/Departments/Planning-Development-Services/Historic-Preservation/Demolition-Requests). The parcel is within an archaeological sensitivity zone. Before the lot split, the HPO recommends a Class III archaeological survey by a qualified archaeological consultant be conducted on the property, to assess the impacts of the lot split and development on potential surface and subsurface cultural resources. |
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| ROW Engineering Review * | REVIEW COMPLETED | E Hill Dr is not a public street per Survey H-2001-027 completed in 2001. Public ROW dedication has not been accepted by COT. E Hill Dr should be treated as a private ingress/egress. 20' Roadway does not meet 24' Min. Technincal Standards Manual. If private street is designed for new lots, Turnaround will be required if longer than 150' and if municpality services need to use the street. The four proposed parcels can use Fort Lowell as Street frontage. |
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| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0526-00116 Project: 1 acre lot split into 4 new lots Location: 5180 E FORT LOWELL RD Review Date: 6/4/2026 Reviewer: Dylan Molina – Engineering Associate – Site Engineering Related Cases: SQ20260610463, SQ20260850491, SQ20260850580 & TD-DIV-0126-00005 *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. It will need to be determined whether the proposed development qualifies under a Minor Subdivision designation per UDC Section 8.4.3.B. All applicability criteria must be met in order to proceed under this process. 2. The submitted plan set identifies floodplain data associated with "Unknown Wash" on the property, which is also reflected in City of Tucson GIS mapping. As a result, a Drainage/Hydrology Report prepared by a licensed Arizona Professional Engineer will be required with this land division submittal. All findings, limits, and improvements must be clearly depicted on the plan set. Refer to comment #3 for further details. 3. Hydrology Report key requirements and standards: • Contributing Drainage Areas & Flow Paths — Identify and map all contributing drainage areas and flow paths, both on-site and off-site, for the 2-, 10-, and 100-year storm events. Pre- and post-developed peak discharge rates must be calculated and compared at the downstream property boundary. • Basin Designation — Identify whether the site falls within a Critical Basin, Balanced Basin, or Undesignated Basin (undesignated basins shall be treated as balanced per City of Tucson amendments). This designation governs detention/retention requirements: • Floodplain & BFE Determinations — Hydrologic calculations must establish the limits of any existing floodplain associated with the on-site wash. Base Flood Elevations (BFE) must be determined, and all proposed Finish Floor Elevations (FFE) must comply with applicable freeboard requirements above the BFE per Tucson Code Chapter 26. One-foot FFE above BFE is the requirement. • Erosion Hazard Analysis — Depending on the extent and nature of the wash, an erosion hazard analysis will be required. For watercourses with significant 100-year peak flows, an Erosion Hazard Setback from the top of bank may be required. No structures or grading shall encroach within the established setback. The setback must be clearly shown on the plan set. Note: per UDC 8.4.3.B, a property located within a 100-year regulatory floodplain or erosion hazard setback does not qualify for Minor Subdivision designation — confirm applicability with item 1 above. • All-Weather Access — At least one paved, permanent, all-weather access must be provided to each lot over terrain traversable by conventional motor vehicles during flood conditions, per TSM Section 10-02.4.4. The report must confirm that all proposed parcels satisfy this requirement. Note: this is also a qualifying criterion under UDC 8.4.3.B. • Site Description & Supporting Data — The report must include a location map, existing land use description, drainage basin context, topographic/grading information, and delineated drainage sub-basins. • Plan Depictions — All drainage-related elements including flow arrows, floodplain limits, erosion hazard setbacks, BFEs, detention/retention facilities, drainage easements, and discharge points must be clearly shown on the plan set. NOTICE: Hydrology Report comments are to aid as planning goes underway – not all factors including EHS analysis may apply if its determined no regulatory flood plain conditions are determined. 4. Incomplete land division permit MUST BE COMPLETED: TD-DIV-0126-00005. This land division permit is currently in “Requires Resubmittal” status and must be completed prior to new submittal for proposed lot split. Submit documents to TD-DIV-0126-00005 on TDC-Online, this was the remaining comment with next steps for completion: 1. Submit a copy of the Recorded approved and stamped drawings as well as the warranty deeds for the land to be divided (you can get the warranty deeds from your title company) to the Pima County Recorder's office to record. You should receive a receipt for the recordation and your warranty deeds will be stamped. 2. Submit a copy of the warranty deeds to Pima County Addressing so that the office can ensure the property addresses and parcel numbers are correct. You should receive a receipt or document showing the new or existing addresses on new parcels. 3. Submit the following documents for your land division into the TDC Online portal: A. Warranty Deeds with affixed label showing date it was recorded and the Sequence number B. Receipt or document (from Addressing) showing the new address(es). 5. The proposed access road must conform to all applicable technical standards. Per UDC 8.4.3.B, a Minor Subdivision requires that all streets forming the boundary of the subdivision be fully improved (sidewalks may be improved as part of the project). Additionally, per comments received from ROW/DTM, E Hill Drive is not a public road. Therefore, no access to the proposed subdivision from E Hill Drive will be permitted until the public vs. private status of that roadway is formally determined. Until that determination is made, all vehicular access must connect exclusively to E Fort Lowell Road. The applicant should coordinate with ROW/DTM to resolve the street status of E Hill Drive if access from that direction is intended. 6. Final Remarks: If the intended Minor Sub does not meet ALL criteria, then submitted application will switch to Final Plat and a Tentative Plat (development package) will be required to be submitted in addition. *** 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 Dylan Molina. Dylan.Molina@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: SPLIT 1ACRE LOT INTO 4 LOTS; REQUIREMENTS TO EXECUTE THIS PLAN ACTIVITY NO: TP-PRE-0526-00116 ADDRESS: 5180 E FORT LOWELL RD ZONING: RESIDENCE ZONE (R-1) LAND USE: RESIDENTIAL MIDDLE HOUSING ORDINANCE 6.1.2026 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. UDC 7.7.3. NATIVE PLANT PRESERVATION ORDINANCE APPLICABILITY: The provisions of this section apply to all developments as listed below. A. New Development All new developments proposed in the City of Tucson shall comply with the standards of this section. B. Expansions of Existing Development 1. If the expansion is less than 25%, the standards of this section apply only to the proposed expansion area. 2. If the expansion is 25% or greater or if expansions after March 24, 1997, cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the proposed expansion area and the remaining undeveloped site area. 3. See UDC7.7.3.D for Exceptions to the NPPO. 2. 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 MIDDLE HOUSING ORDINANCE 3. 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. 4. 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) 5. **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 Thursday Pre-Submittal Transmittal FROM: Bobby Parsons, Planner PDSD Zoning Review PROJECT: Pre-submittal meeting TP-PRE-0526-00116 Address: 5180 E. Fort Lowell Rd. Tucson, AZ 85712 Zoning: R-1 Existing Use: Vacant Proposed Use: Single Family Residence TRANSMITTAL DATE: 6/4/2026 COMMENTS: 1. A Minor Subdivision is an option as long as the required Hydrology report is sufficient. If a Minor Subdivision is not allowed, development must comply with Administrative Manual Section 2-06 – Tentative Plat and Section 2-07 – Final Plat. Please refer to Site Engineering comments for guidance. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8753 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8971 2. This site is located in the R-1 zone. Middle Housing (MH) is an allowed use Subject to Use Specific Standards 4.9.7.B.4-.6, .8, & .9. https://middle-housing-cotgis.hub.arcgis.com/. Single-family (SF) Detached is an allowed use Subject to Use Specific Standards - For 1 unit, 4.9.7.B.5 - .9; for 2 units (min. 10,000 sf lot size required), 3. Per UDC Table 6.3-2.A, the following dimensional standards apply to the C-1 zone: a. Maximum Residential Density: SF 1/6,000sf; SF 2 units 2/10,000sf; MH 4 units 4/6,000sf b. Minimum Lot Size: SF 1 unit – 6,000sf; SF 2 units – 10,000sf; MH 6,000sf c. Maximum Lot Coverage: 70% d. Maximum Height: 25’ from design grade e. Setbacks for the R-1 zone (Residential Use to Nonresidential Zone): I. Side/Rear = 5’ II. Street = Where a lot abuts more than one street, the owner chooses which street lot line is the front lot line. From other than the front lot line, the street perimeter yard is ten feet, as measured from the street property line. For carports and garages which face the street, the minimum required street perimeter yard is 20 feet regardless of the street. 4. As a new road is proposed, ensure it complies with section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual. Also, please refer to Right of Way and Site Engineering comments as it relates to the existing private road. 5. Motor vehicle parking is required at a rate of 1 space per dwelling unit. However, this requirement can be waived as this development is located less than 1/4 mile from a bus stop for a public transit route and/or an All Ages and Abilities Bikeway, as defined by the Department of Transportation and Mobility. Please refer to the City’s Middle Housing parking waiver eligibility map: https://middle-housing-cotgis.hub.arcgis.com/pages/Parking-Waiver- If you choose to go with Middle Housing, 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. 6. 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. |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. Potentially serving this requested development is an 8-inch CA (cement asbestos) B-zone potable water main located on the north side of the parcel within the right-of-way of E Fort Lowell Rd. Water pressure in this area is 62-69 PSI at an elevation of 2440ft. Water pressure can vary by an additional 5 psi +/-. 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. 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. |