Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0626-00132
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Building Official * | REVIEW COMPLETED | PROJECT: VISTA SONORA ESTATES ACTIVITY NO. TP-PRE-0626-00132 ADDRESS: 3410 S MISSION RD/119-21-018A If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov Please note: this is a cursory review based on what was submitted to the Pre-Application. COMMENTS: 1. City of Tucson adopted the 2024 IRC on January 1, 2026 and went into effect on Januray 1, 2026 – please ensure all plans adhere to those standards. 2. City of Tucson adopted the 2024 IECC on January 1, 2026 and went into effect July, 1, 2026 – please ensure that all plans adhere to those standards. 3. Ensure your building design meets any and all fire rating/fire separation distances. 4. There will be Outdoor Lighting Code Review on this project, please plan ahead and ensure your engineer submits those pages are part of your submittal. https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/2012_outdoor_lighting_code_.pdf 5. Please ensure that all special inspections/deferred submittals (field reports, etc) are understood by the General Contractor who understands the timing of when they are to be approved. City of Tucson *will* withhold final C of O’s until they have been approved. They should be submitted in a timely manner that fits the sequencing of the actual construction process, i.e Post Tension Special Inspection reports should be submitted shortly after they are performed. The day before a C of O is to be sought will not give staff enough time to review these. 6. Ensure you have settled all addressing issues prior to submittal – that is contact Pima County Addressing (https://www.pima.gov/2588/Addressing) and have new addresses for these units prior to your submittal of any and all building permits. 7. Ensure you have begun the process for any and all sewer/wastewater related permits through Pima County prior to the submission of any and all new building permits related to the site. |
|||
| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0626-00132 • Pre-Application Conference Review v1 • 3410 S MISSION RD TUCSON, AZ 85713: 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 | 24' PAAL area shall be constructed to street standards. If street connects to 44th St It will need to be dedicated as public and Private Improvement agreement will be required. If private, turnaround will be required. Street section shall meet Street Design Guide and Technical Standards Manual requirements. 30' Scenic Route Buffer Area exists on Mission Rd. Unused driveway shall be closed. | |||
| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0626-00132 Project: Multifamily Development – Middle Housing Location: 3410 S MISSION RD Review Date: 7/21/2026 Reviewer: Dylan Molina – Engineering Associate – Site Engineering Related Cases: TP-PRE-1025-00209 *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: Items of importance: 1. Comments provided are based on the current layout, alternatives may be discussed during the Pre-Application Conference. 2. Proposed site must accept the drainage from 30’ drainage easement of subdivision: ENCHANTED HILLS (79-365). Site is in a designated Critical Basin; detention is required. 3. Site is adjacent to S MISSION RD an ARTERIAL SCENIC road type in Major Street & Routes: SVT 4. Access through S 44TH to S MISSION RD will require approval from ROW/Department of Mobility and Transportation. *** After Pre-App: Approval of private road in "gated subdivision" would require review by DTM, Fire, and Environmental Services, as well as provide turn around space in front of gate adjacent to S Mission. Submission Requirements with Development Package: 5. A full drainage report shall be submitted with the application for this development package. The report must demonstrate compliance with all applicable City of Tucson stormwater management requirements, including first-flush retention and critical basin detention. The following references from the Standards Manual for Drainage Design and Floodplain Management (COT Drainage Manual) and the Design Standards for Stormwater Detention and Retention Manual (DSSDR) shall govern report preparation: a. Report Formatting & Content: COT Drainage Manual §2.3; DSSDR Chapter 10 b. Flood Peak Estimation: COT Drainage Manual Chapter 4 c. Erosion Hazard Assessment: COT Drainage Manual Chapters 6 & 7 d. Drainage Facility Design Standards: COT Drainage Manual Chapters 9–11 e. First-Flush Retention & Detention Guidelines/Triggers: DSSDR Chapters 2, 3, & 4 f. Protect/Enhance Riparian Habitat and Other High Permeability Areas: DSSDR 2.3.2 g. Critical basin detention requirements applicable to this site, including the requirement that post-development peak discharges be reduced by a minimum of 15% from pre-development levels for the critical basin tributary area. 2. A Stormwater Pollution Prevention Plan (SWPPP) is required for any construction activity disturbing one (1) or more acres of land, in accordance with the AZPDES Construction General Permit (CGP No. AZG2025-001) issued by the Arizona Department of Environmental Quality (ADEQ). The SWPPP must be site-specific and prepared prior to submitting a Notice of Intent (NOI) via ADEQ's myDEQ portal. A Dust Control Permit issued by the Pima County Department of Environmental Quality (PDEQ) is also required prior to ground disturbance of one (1) or more acres. Contact PDEQ at (520) 724-7400 for permit requirements. 6. Geotechnical Investigation Report - prepared by a Registered Professional Engineer licensed in the State of Arizona is required [IBC 1803]. The report shall be submitted with the development package submission. The report shall, at minimum, address the following: a. Soil Bearing Capacity & Site Classification – Including soil bearing capacity, site classification, expansive soil identification, and groundwater conditions, with all applicable foundation design recommendations for the proposed construction. b. Grading & Earthwork – The report shall provide recommendations for site preparation, fill compaction standards, and the suitability of on-site materials for reuse as engineered fill. c. Pavement Design – The report shall include pavement design recommendations for all proposed drive aisles, parking areas, and access improvements, including R-value or CBR testing results as applicable. d. Retaining Walls – Where retaining walls are proposed, the report shall address lateral earth pressures, backfill requirements, and wall foundation recommendations. (IF applicable) 7. Grading Plan - must be prepared, signed, and sealed by a licensed Arizona Civil Engineer and submitted in accordance with TSM 2-01.0.0. At a minimum, the grading plan submittal shall include: a. Regulatory Compliance: Demonstrate compliance with TSM 2-01.0.0 b. Existing Conditions: Depict existing topography with 1- or 2-foot contour intervals; include benchmark and datum reference (NAVD 88). c. Proposed Grading: Show proposed contours and/or spot elevations throughout the site, including finished grade elevations at all building corners, parking areas, and drainage structures. d. Limits of Disturbance (LOD): Delineate the full extent of all proposed grading, including all drainage-related improvements. e. Cut & Fill Quantities: Provide total area of disturbance (sq. ft.) and total cut and fill volumes (Earthwork Table). f. Pedestrian Pathway Slopes: Label percent slopes on all pedestrian pathways for ADA compliance (max. 2% cross-slope; max. 5% running slope). g. Basin & Wall Elevations: Identify top and bottom elevations for all retention/detention basins and retaining walls. h. Engineer of Record: Include signed and sealed Engineer of Record stamp and signature block. Next Steps for Tentative/Final Plat application: 8. Follow the tentative and final plat process UDC 8.4.4 & 8.4.5 a. AM 2-06.0.0 Tentative Plat, AM 2-07.0.0 Final Plat ***Updated after Pre-App Meeting: UDC 8.6.4. PERMITS FOR MODEL HOMES - Upon approval of the tentative plat, up to five single-family model homes may be authorized for construction prior to recordation of the final plat: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6674 (The above code reference is specifically to subdivisions with model permits AND only one dwelling per parcel. It would need to be discussed further if this is an option for newly created subdivisions.) *** 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 |
|||
| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: 12 RESIDENTIAL LOTS, EACH CONTAINING ONE PRIMARY RESIDENCE, TWO TWO-BEDROOM UNITS, AND ONE ONE-BEDROOM UNIT ACTIVITY NO: TP-PRE-0626-00132 ADDRESS: 3410 S MISSION RD ZONING: RESIDENCE ZONE (R-1); SCENIC CORRIDOR ZONE LAND USE: RESIDENTIAL MIDDLE HOUSING; FLEXIBLE LOT DEVELOPMENT 7.21.2026 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: *THE FOLLOWING COMMENTS OUTLINE SCENIC CORRIDORS, MIDDLE HOUSING AND FLEXIBLE LOT DEVELOPMENT LANDSCAPE REQUIREMENTS AND STANDARDS. ALL CAPS AND ASTRIX REPRESENT HIGHLIGHTED SECTIONS FOR CONSIDERATION AS THE DESIGN IS BEING PRODUCED. *ARTERIAL SCENIC - UDC 5.3.4. SCENIC ROUTE BUFFER AREA REQUIREMENTS: 1. A BUFFER AREA 30 FEET WIDE, ADJACENT TO THE MS&R FUTURE RIGHT-OF-WAY LINE, IS REQUIRED AND SHALL BE PRESERVED AND MAINTAINED IN ITS NATURAL STATE. 2. NO DEVELOPMENT OR IMPROVEMENTS SHALL OCCUR IN A SCENIC ROUTE BUFFER AREA EXCEPT AS PROVIDED IN SECTION 5.3.4.C, PERMITTED IMPROVEMENTS; (SEE FIGURE 5.3-B.). 3. THE BUFFER AREA SHALL BE RESTORED AS CLOSELY TO ITS NATURAL STATE AS POSSIBLE IN AREAS WHERE PUBLIC SAFETY OR THE DELIVERY OF PUBLIC SERVICES PRECLUDES PRESERVATION OF EXISTING VEGETATION. 4. THE BUFFER AREA IS IN LIEU OF THE LANDSCAPE BORDER REQUIRED ALONG STREET FRONTAGES UNDER SECTION 7.6, LANDSCAPING AND SCREENING STANDARDS. FIGURE 5.3-B: PRESERVATION AND REESTABLISHMENT OF VEGETATION ADJACENT TO SCENIC ROUTE. 5. MEASUREMENT OF THE SCENIC ROUTES BUFFER AREA: The Scenic Routes buffer area is measured from the future MS&R right-of-way, except as follows- ***A. EXCEPTION: WHERE THE MS&R ROADWAY DESIGN INCLUDES INSTALLATION OF A SIDEWALK, PEDESTRIAN WAY, OR BIKE PATH, THE BUFFER MAY BE MEASURED FROM THE MS&R PROJECTED BACK OF THE SIDEWALK, pedestrian way, or bike path if the buffer does not encroach more than ten feet into the future MS&R right-of-way with the written permission of the City of Tucson Department of Transportation. The use of the MS&R right-of-way is permitted only if the area can be landscaped. *THE FOLLOWING IMPROVEMENTS ARE PERMITTED IN THE SCENIC ROUTE BUFFER AREA: 6. PERMITTED IMPROVEMENTS: A. DRIVEWAYS OR ACCESS LANES, IF THEIR AREA DOES NOT EXCEED 20% OF THE SCENIC ROUTES BUFFER AREA (BUFFER AREA). IN THIS INSTANCE, THE WIDTH OF THE BUFFER AREA IS 30 FEET IN ACCORDANCE WITH SECTION 5.3.4.A.1. For the purposes here, the Buffer Area is calculated as follows: Multiply the distance of the property’s frontage along the Scenic Route measured at the MS&R right-of-way line by 30 feet. If, due to topographical or engineering constraints, the driveway or access lane exceeds 20% of the Buffer Area, the width of the Buffer Area shall be increased to accommodate the square footage resulting from the following calculation: (Distance of the frontage along the Scenic Route measured at the MS&R right-of-way line - total width of driveways or access lanes) x 24 feet = Required Buffer Area in square feet. Specific sign types may also be placed in the Scenic Routes buffer area in accordance with Article 7A.11.3 Scenic Corridor Zone (SCZ) District. B. TRENCHING FOR THE PLACEMENT OF UTILITY LINES, IF THE AREA IS REVEGETATED IN ACCORDANCE WITH SECTION 5.3.4.D, REVEGETATION OF SITE. C. AN AREA NOT LARGER THAN 18 SQUARE FEET AND NOT EXCEEDING 30 INCHES IN HEIGHT PER LOT OR PARCEL FOR THE PLACEMENT OF UTILITY TRANSFORMERS, PEDESTALS, AND SERVICE METERS AND HOOKUPS FOR UTILITIES. D. SELECTED VEGETATION MAY BE REMOVED WHEN THE DEPARTMENT OF TRANSPORTATION DETERMINES THAT REMOVAL IS NECESSARY FOR PUBLIC SAFETY IF THE REMOVED PLANTS ARE REPLACED WITH NATIVE VEGETATION. E. REVEGETATION OF SITE: ANY PORTION OF THE SCENIC ROUTE BUFFER AREA AND THE MS&R RIGHT-OF-WAY DISTURBED BY DEVELOPMENT ACTIVITY SHALL BE REVEGETATED WITH NATIVE VEGETATION. F. WITHIN THE SCZ, EXCLUDING THE SCENIC ROUTES BUFFER AREA, ALL DISTURBED AREAS ON THE SITE THAT ARE VISIBLE FROM THE SCENIC ROUTE AND ARE NOT COVERED BY PERMANENT IMPROVEMENTS SHALL BE REVEGETATED WITH NATIVE PLANTS, PLANTS FROM THE DROUGHT TOLERANT PLANT LIST, OR A COMBINATION OF BOTH. G. IN AREAS NOT VISIBLE FROM THE SCENIC CORRIDOR ZONE, VEGETATION MAY CONSIST OF NATIVE PLANTS INDIGENOUS TO THE SITE OR DROUGHT TOLERANT PLANT MATERIAL. OASIS AREA LANDSCAPING MATERIAL MAY ALSO BE PLANTED WITHIN THIS AREA AT THE LEVELS PERMITTED BY THE LANDSCAPING ORDINANCE. *MIDDLE HOUSING ORDINANCE 1. PROPOSED LANDSCAPING AND RELATED ITEMS CAN BE INCLUDED IN A RESIDENTIAL PLOT PLAN; A LANDSCAPE PLAN IS NOT REQUIRED. SEE (ORD. 12219, 12/16/2025) 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 4. 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. A. ONE CANOPY TREE IS REQUIRED FOR EVERY 1,000 SQUARE FEET OF GROSS FLOOR AREA OF THE DEVELOPMENT PROJECT. B. 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). C. 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. 6. REQUIRED LANDSCAPING MUST BE LOCATED AS FOLLOWS: A MINIMUM OF FIFTY PERCENT OF THE REQUIRED CANOPY TREES MUST BE LOCATED WITHIN THE FRONT YARD SETBACK AREA. - 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. - Exception: The tree required for an accessory dwelling unit may be placed anywhere on site. 7. Trees may be planted at varying distances apart. A. Required landscaping is not restricted to the first 10 feet onto the property from the existing or future right-of-way line. B. 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. C. Trees shall be placed a minimum of ten feet from the center of the tree trunk to any enclosed structure. D. 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. E. 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. F. 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. G. See Figure 7.6.2-B: Obstructed and unobstructed driplines on various size trees, located 10 feet from an existing structure 8. 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: A. DRIP OR BUBBLER IRRIGATION WITH BACKFLOW PROTECTION. A SIMPLE IRRIGATION SYSTEM CAN BE PART OF THE DOMESTIC WATER SUPPLY FOR THE RESIDENCE. B. ALTERNATE METHODS, SUCH AS RAINWATER HARVESTING, HAND WATERING, AND GREYWATER SYSTEMS, AS PROPOSED BY THE PROPERTY OWNER AND APPROVED BY THE PDSD LANDSCAPE ARCHITECT. *FLEXIBLE LOT DEVELOPMENT SITE LANDSCAPE COMMENTS: 1. ON THE DEVELOPMENT PACKAGE LANDSCAPE PLANS, PROVIDE CALCULATIONS FOR FUNCTIONAL OPEN SPACE AND HOW THE PLAN MEETS THE STANDARDS SET FORTH IN THE FLD SECTION. 2. UDC 8.7.3.H -- LANDSCAPING, SCREENING AND WALL REQUIREMENTS: A. FLD projects shall comply with Section 7.6, Landscaping and Screening Standards, except as otherwise provided by this section. B. 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: i. Provide the equivalent number of trees that would be obtained using the 40-foot increment measure; and, ii. Distribute the trees within the FLD project site along pedestrian circulation systems and within functional open space areas. iii. 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. 3. 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. 4. 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. 5. 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 f. Metal 6. UDC 8.7.3.F: OPEN SPACE REQUIREMENTS. See Table 8.7.3-2 for Functional Open Space Standards. 7. 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 spaces shall be conveniently located 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. *ADDITIONAL 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 preparation of landscape plans that adhere to UDC 7.6 and Administrative Manual 2-10. 3. A drip irrigation plan and details are required for all proposed landscape planting areas. 4. Depress Functional Open Space landscape planting areas 6 inches to maximize rainwater harvesting on site. 5. 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) if necessary for this project. 6. **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 [permit number] Parcel: 119-21-018A Address: 3410 S MISSION RD Zoning: R-1 Existing Use: Single-Family Residential Proposed Use: Residential Subdivision TRANSMITTAL DATE: 7/23/26 COMMENTS: 1. Any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). A tentative and final plat are required (UDC 8.4.4 & 8.4.5). 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. This site is not eligible to utilize the Community Corridors Tool (CCT) per UDC 5.11.2.C. 3. An alternative option is to develop the site as Middle Housing, which is permitted, subject to UDC 4.9.7.B.4-.6, .8, & .9. 4. This site is located along Mission Rd, a designated Scenic Corridor Zone (SCZ), and needs to meet the requirements in UDC Section 5.3. A buffer area of 30 ft wide is required and shall be preserved and maintained in its natural state. 5. Dimensional Standards for Middle Housing in R-1 per UDC Table 6.3-2.A: a. Minimum lot size: 6,000 sq ft b. Max density: 4 Units per 6,000 sq ft c. Max lot coverage: 70% d. Max building height: 24’ (per UDC 5.3.5.A.3 SCZ) e. Front street setback: 20 ft; Side and rear yard setbacks: 5 ft 6. Required parking may be met with on-street parking or waived because the site is within a ¼ mile of a public transit route (UDC 4.9.7.B.12). 7. Per the City of Tucson Inclusive Home Design Ordinance (www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/inclusivehomedesignordinance.pdf), all new dwellings have a requirement to provide an “accessible route from public and common areas, including, but not limited to, a driveway or public street or sidewalk”. Draw, dimension, and label an accessible route from the driveway (or apron), sidewalk, or street to an accessible entrance. Accessible route shall conform to 2017 ICC A117.1 Sections 402 and 403. 8. 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. To provide water service for the proposed development, a connection must be made to the existing 8-inch cement asbestos B Zone water main located on the west side of the parcel within the right-of-way of W. 44th Street. The proposed water system shall be looped by extending the water main and tying it into the existing 12-inch ductile iron B Zone water main on the east side of the parcel within the right-of-way of S. Mission Road. This will require an extension of the public water main, as well as the dedication of a public utility easement (PUE) to accommodate the new water facilities and provide water service to the proposed development. Water pressure in this area is 65-72 PSI at an elevation of 2434ft. Water pressure can vary by an additional 5 psi +/-. 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 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. |