Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0625-00127
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-0625-00127 • Pre-Application Conference Review v1 • 2142 E GANLEY RD TUCSON, AZ 85706: 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 | 1. A Private Improvement Agreement (PIA) will be required. For more information visit https://www.tucsonaz.gov/files/sharedassets/public/v/1/transportation-and-mobility/engineering/documents/pia_guidelines_rev_6-17-2021.pdf Contact Jesus Villezcas at jesus.villezcas@tucsonaz.gov for more information. 2. Curb and sidewalk required along street frontage on Ganley, see DTM Plan No. I-2024-021 for street section. 3. Curb and sidewalk will not be required along street frontage on Ginter, TSMR will be required during DP review. 4. A pedestrian pathway shall connect new sidewalk (end of cul-de-sac) to existing sidewalk on Ginter by additional ROW dedication or pedestrian access easement. |
|||
| Site Engineering | REVIEW COMPLETED | TP-PRE-0625-00127 2142 E Ganley Rd Site Engineering comments are as follows: A Grading Plan, Drainage Report, and a Stormwater Pollution Protection Plan (SWPPP) will be required. Detention and retention basins should be shown. REF: Design Standards for Stormwater Detention and Retention Manual Cul-de-sac radius needs to be dimensioned to meet the maneuverability requirements for turning radiuses. REF: TSM 8-01.9 Figure 7 Location of trash enclosures should be shown. Isaac Tineo isaac.tineo@tucsonaz.gov |
|||
| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: PROPOSED SFR FLEXIBLE LOT DEVELOPMENT SUBDIVISION ACTIVITY NO: TP-PRE-0625-00127 ADDRESS: 2142 E GANLEY RD ZONING: R-2 RESIDENCE ZONE LAND USE: FLD This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants, and water harvesting. 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 and NPPO section to ensure compliance with the applicable UDC development criteria and Technical Standards. STANDARD SITE LANDSCAPE/NPPO COMMENTS: 1. A NPPO 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. PDSD will provide the applicant with the NPPO Waiver form upon request. 2. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 3. A street landscape border is required along E Ganley Rd and along E Ginter Rd per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 4. DTM approval is required for all planting and irrigation in the ROW. Contact David Marhefka with DTM if necessary for this project. (david.marhefka@tucsonaz.gov) **THE PRELIMINARY SITE PLAN INDICATES THAT ALL OF THE FOLLOWING FLD STANDARDS CAN BE MET** FLEXIBLE LOT DEVELOPMENT COMMENTS FOR REFERENCE: 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; or, 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 space shall be conveniently located to 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 4. Depress Functional Open Space landscape planting areas 6 inches to maximize rainwater harvesting on site. Thank you. Chad Keller, RLA chad.keller@tucsonaz.gov 520.837.4923 |
|||
| Site Zoning | REVIEW COMPLETED | FROM: Ramiro Olivarez PDSD Zoning Review PROJECT: Pre-submittal meeting TP-PRE-0625-00127 Address: 2142 E GANLEY RD Existing Zone: R-2 Proposed Use: SUBDIVISION / FLEXIBLE LOT DEVELOPMENT TRANSMITTAL DATE: July 17, 2025 FLEXIBLE LOT DEVELOPMENT COMMENTS: 1. Comment: The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. Building permits can be submitted and reviewed concurrently with the development package but the building plans cannot be approved until the development package is approved and the building plans are reviewed for consistency. 2. Comment: Flexible Lot Development use is allowed in the R-2 zone with use specific standards 8.7.3. 3. Comment: An applicant shall hold a neighborhood meeting in accordance with Section 3.2.2.C.1.b prior to submitting a FLD application. 4. Comment: This site is located in the Airport Hazard District & AE Height Zone (Height 50 – 55). See UDC 5.6.11for height restrictions, and UDC 11.4.2 “Airport Hazard” for restricted obstructions. 5. Comment: R-2 FLD Dimensional Standards, UDC Table 8.7.3-1: a. Development Alternatives A – i. Site Coverage = 62% ii. Allowable Density = 8.71 iii. Building Height (ft) = 25 b. Development Alternatives B – i. Site Coverage = 75% ii. Allowable Density = 22 iii. Building Height (ft) = 25 6. Comment: No minimum lot size 7. Comment: Functional Open Space Standards, Table 8.7.3-2: a. Project Size for 5 acres or less i. Functional Open Space Requirement is 13 Dwelling Units/Acre or more = 107 SF/unit 8. Comment: A homeowners’ association or management organization shall be established by the developer to be responsible for the ownership, permanent care, and maintenance of functional open space areas. (UDC 8.7.3.F.1.d.) 9. Comment: 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, in order to make those areas functional. 10. Comment: Functional open space shall be conveniently located to and usable by the maximum number of the residential units on the site. (UDC 8.7.3.F.2.c) 11. Comment: UDC 7.11.1. Detention and retention basins shall be: A. Located in a common area, outside the boundaries of a residential lot; B. Owned and maintained by the homeowners organization or management organization established by the developer; C. Located within the perimeter wall, fence, or screening surrounding the FLD project site boundaries, if provided; and, D. Designed and constructed in compliance with the Stormwater Detention/Retention Manual. 12. Comment: Parking shall comply with Section 7.4, Motor Vehicle and Bicycle Parking, applicable sections of Section 7.6.4.B, Landscaping and Screening in Vehicular Use Areas, and the Technical Standards Manual, applicable regulations related to accessibility, and the following criteria. 13. Comment: Circulation and Connectivity, The right-of-way and pavement widths for internal ways, common parking areas , streets , roads, or other means of vehicular circulation and for surface drainage serving the FLD shall be in accordance with Section 10-01.2.4, Parking Lanes, of the Technical Standards Manual and Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC. (UDC 8.7.3.J.1) 14. Comment: UDC 8.7.3.K. Perimeter Yards Along FLD Project Site Boundaries 1. Perimeter yards along FLD project site boundaries are required in accordance the site ’s underlying zone as provided in Section 6.3.4, Dimensional Standards and Exceptions Tables. 2. Street perimeter yards along FLD project site boundaries are required in accordance with Section 6.4.5.C, Street Perimeter Yards, unless special zoning requirements dictate a greater distance or different point of measurement. UDC 8.7.3.L. Perimeter Yards on Interior Lots 1. 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. 2. Along interior street lot lines , street perimeter yards are required, in accordance with Section 6.4.5.C, Street Perimeter Yards. The street setback may be administratively reduced by the PDSD Director based on a finding that the reduced setback enhances the architectural design or the vehicular circulation in the FLD and a transportation statement is approved by the City’s Traffic Engineering division. A street perimeter yard reduction request is considered for approval concurrent with the processing of the plat or site plan, whichever is applicable. 3. Along parking area access lanes (PAALs) , setbacks are required in accordance with Section 7.4.6.F.2, Setbacks from Access Lanes and PAALs. 15. Comment: Architectural Variation is required for projects with 20 or more single-family detached residential units except when residential units are on lots larger than 10,000 square feet or, where dwelling units are separated by 30 feet. (UDC 8.7.3.M.1.b(1)) 16. Comment: An FLD shall be prepared, processed, and have a tentative and final plat or site plan , whichever is applicable, approved prior to issuance of a building permit with the following exception. Model homes may be authorized for construction prior to recordation of the final plat in accordance with Section 8.6.4, Permits for Model Homes. (UDC 8.7.3.P) If you have any questions, please contact me at Ramiro.Olivarez@tucsonaz.gov |
|||
| TW New Area Development | REVIEW COMPLETED | TP-PRE-0625-00127 - Pre-Application Conference Review v1 – 2142 E GANLEY RD Tucson Water has no objections to, or comments on, the proposed development. Tucson Water has no objections to the proposed development and offers the following comments for your convenience: An OVERALL Water master plan will be required : An overall water master plan will need to be prepared for this project and submitted to the local Fire Department and Tucson Water for review and approval. The overall master plan must show the proposed construction phasing for the new water mains, and the water main layout. Connect and Looping : The proposed new on-site water mains will need to connect at least two different points in Tucson Water’s existing water distribution system and form a loop as required by Section 8-06.4.2.A of Tucson Water’s Design Manual to meet water quality and fire flow requirements. If such looping is not legally or 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) For other technical challenges please see review comments on Tucson Water plan number 2-013-2025 for Phase 1 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: Michael Asbury, Senior Engineering Associate Tucson Water, Planning and Engineering 201 N. Stone Avenue, #2 Flr. P.O. Box 27210 Tucson, AZ 85726-7210 (520) 837-2202 michael.asbury@tucsonaz.gov |