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Plan Review Detail

Plan Number: TP-PRE-0626-00135
Parcel: 14020024B

Address:
913 E BANTAM RD

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0626-00135
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-0626-00135 • Pre-Application Conference Review v1 • 913 E BANTAM 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 DTM Review Comments for 913 E Bantam Rd - 60' ROW - 30' Paved width.
1) Placement of Sidewalk and Curb (Wedge) along full distance of Property frontage to be required - 5' min with 3' Buffer total 8' - Meeting PAG 200 standard Detail
2) Parking Lane - 10-01.2.4 Parking Lanes will be required 8' total with 2' of width addressed by wedge curb.
3) Refer to City of Tucson Street design guide example Section 23 Typical Local.
4) Driveway construction to meet PAG 206 standard detail - 20' max width for Single Driveway with 12' min separation; 30' max for shared driveway, 12' Min driveway.
5) Current proposed design plan - 913_Site Plan_520 Duplex _ Bantam Site does not show Min 10' driveway width being maintained for access to 909 E Bantam Parcel. Note: 14' Min require for Pedestrian circulation connection requirement to 909 E Bantam; and 20' Min require for Fire access if distance exceeds 150' distance to 909 E bantam parcel structures( At reference to Fire Review requirements).

Zane Swenson DTM Engineering Associate -
Zane Swenson@Tucsonaz.gov
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0626-00135
Project: Residential
Location: 913 E BANTAM RD
Review Date: 07/02/2026
Reviewer: Dylan Molina – Engineering Associate – Site Engineering
Related Cases: TP-PRE-0426-00083

*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

1. Turn-around for fire is required when access dead-ends at 150’ or greater.
2. As mentioned in email, an overall “site” can be determined when viewing access with more than 4 dwellings. This occurs when utilizing access across one or more parcels for more than 4 dwellings. Current 2nd phase, and first submitted site plan show this as access utilized by more than 4 dwellings, thus would be viewed as multi-family/commercial, not middle housing.
3. Option for dedication of access lane is made to ROW (if permissible by ROW). Meaning the proposed lane would need to be built to street standard and then dedicated in the lot line adjustment.
4. Single duplex would need to decrease the amount of parking in the front and/or indicate that parking will be on the street, along the side or back of the building. Only 400 sq ft of parking and maneuverability is permissible with Middle Housing requirements.
5. You may proceed with individual model permit applications for existing lot configuration, and continue to work towards lot line adjustment, however, we want to see an overall site plan of both lots with the submittal, and the plan to develop further so that the site can be viewed as a whole and remain residential.

*** 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: SITE PLAN FOR DUPLEX BUILDING MODEL
ACTIVITY NO: TP-PRE-0626-00135
ADDRESS: 913 E BANTAM RD
ZONING: RESIDENCE ZONE (R-2)
LAND USE: MIDDLE HOUSING ORDINANCE
7.1.2026

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 AND NATIVE PLANTS.

SITE LANDSCAPE / NPPO COMMENTS:

1. COMMENT: 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. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6171

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. COMMENT: 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.

3. COMMENT: THE FOLLOWING CODE OUTLINES ALL SITE LANDSCAPE ITEMS REQUIRED PER-THE-MIDDLE HOUSING ORDINANCE WITHIN UDC 7.6.8 and 7.6.9. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6131 and https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-29078

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. https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code

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.

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. 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)

Thank you.
Chad Keller, PLA
Landscape Architect
chad.keller@tucsonaz.gov
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
FROM: Bobby Parsons, Planner
PDSD Zoning Review

PROJECT: Pre-submittal meeting TP-PRE-0626-00135
Parcel(s): 14020024C, 14020024B
Zoning: R-2
Existing Use: SFR/Vacant
Proposed Use: Middle Housing

TRANSMITTAL DATE: 7/2/2026

COMMENTS:

1. The updated site plan received on 7/1/26 shows only 1 duplex. The previous site plan showed 4 duplexes on 2 lots however the access was all shared. I assume the plan is to have 2 duplexes on each independent lot, so these comments refer to the minimum Middle Housing requirements.

2. Middle Housing is a permitted use in the R-2 zone subject to Use Specific Standards 4.9.7.B.6, .8, & .9 (UDC Table 4.8-2).

3. Dimensional Standards
a. Middle Housing: 4 units/4,000sf
b. Minimum Lot Size (minimum): 4,000sf
c. Lot Coverage (maximum): SF – 70%
d. Height: 25’
e. Setbacks: Side/Rear – 5’ for Residential Use to Residential Zone
5’ for Residential Use to Nonresidential Zone
f. Street: For Middle Housing, Duplex, and Single Family, 20’ for residential abutting a local street.
g. Street perimeter yards may be reduced to match the perimeter yard of an adjacent property on the same street. The perimeter yard may be reduced to no less than 10 feet. Additional reductions may be potentially requested through a variance or design development option.

4. Parking for middle housing is required per UDC Table 7.4.4-1. Required parking may be met with on street parking or waived if the site is within a quarter-mile walking distance of an "All Ages and Abilities Bikeway" as defined by the Department of Transportation and Mobility or a public transit route. Front yards are permitted one driveway no more than 20 feet in width and up to 400 square feet of additional vehicular use area. The current parking layout shown in the updated site plan does not meet these requirements. One suggestion would be to create tandem parking spaces along the side/rear of the duplex(es) to meet these minimum standards. This property is eligible for the parking waiver reduction if you wish to go that route.

5. Ensure the site complies with section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual. Within the entire development, a continuous pedestrian circulation path is required. The areas within the development which must be connected include, but are not limited to, all buildings, all bicycle and vehicle parking areas, all dumpster areas, and all other common use areas. A pedestrian circulation path to E. Bantam Rd. will be required.

6. The proposed duplex(es) are only one story however if you wish to have 2 story units please adhere to the following privacy requirements. Privacy mitigation is required when multistory residences are proposed within 10 feet of a property line adjacent to existing single-story residences and the existing residences are zoned R-2 or more restrictive. Balconies, windows (except for clerestory and translucent windows), or any other features that overlook the rear and side yards of adjacent residences are discouraged. Privacy mitigation measures, such as the incorporation of vegetation, screening elements, walls, building placement and orientation, balcony and window placement and orientation, or other design strategies shall be incorporated.

7. Ensure the minimum site landscape requirements are met for Middle Housing. Please refer to Landscape comments for additional information about the minimum requirements.

8. 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.

9. Here are some additional links for reference:
Dimensional Standards
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4930
7.6.8. New Single Family, Middle Housing, and Accessory Dwelling Units
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6131
7.8. Access
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6378
Section 7: Pedestrian Access (TSMR)
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11582

If you have any questions, please contact me at Robert.Parsons@tucsonaz.gov.
TW New Area Development * REVIEW COMPLETED Tucson Water has reviewed the submittal with no comments.
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.