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Plan Review Detail

Plan Number: TP-PRE-0726-00156
Parcel: 113043150

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0726-00156
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: HABITAT FOR HUMANITY – MOUNTAIN VIEW
ACTIVITY NO. TP-PRE-0726-00156
ADDRESS: 1112 E HALCYON RD/113-04-3030, 113-04-3060, AND 113-04-3150

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 TFD has no comments or concerns at this time.
john.vincent@tucsonaz.gov
5203495581
Residential Building * REVIEW COMPLETED SEE BUILDING OFFICIAL COMMENTS
ROW Engineering Review * REVIEW COMPLETED 1. Private Imrpovement Agreement with DTM will be required for new public streets.
2. Add 2' buffer space between sidewalk and wedge curb or apply for TSMR, street signage, and municipal services (trash pickup, mail box) will need to be shown on exhibit.
3. Min. distance between driveways is 12'. TSMR will be required
4. Add 2' grading setback to 46' ROW
5. Depressed curb require near trash enclosure
6. Add wedge curb and buffer space to Halcon Rd
7. Adjust curb return, Offset curb extensions on Navajo Rd
DTM Comment file has been added to attachments.
Contact ROWEngineering@tucsonaz.gov if you have any questions.
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0726-00156
Project: Middle Housing Subdivision
Location: 113043150, 113043040, 113043030, 113043050, 113043060
Review Date: 08/05/2026
Reviewer: Joe Macaulay – Civil Engineer – Site Engineering
Related Cases:

*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 Development Package (DP) will need to be submitted for the proposed development.
2. Access through E HALCYON RD to E NAVAJO RD will require approval from ROW/Department of Mobility and Transportation.
3. E HALCYON RD and E NAVAJO RD both have a current designation as a Minor Local Road. Sight visibility triangles (SVT) will need to be shown for current ROW for all entrances/exits to the site. TSM 10-01.5.0
4. Trash enclosure:
a. Provide the Waste Stream Calculations for the entire site. TSM 8-01.8.0
b. Provide a trash enclosure detail that is compliant with TSM 8-01.0.0. This should include all necessary information as well as include the required minimum clear space. This detail should be comparable to figures found in TSM 8-01.9.0.
c. Provide a detail displaying trash truck maneuverability for the trash enclosure in compliance with Technical Standards Manual, show it falls in compliance with back-up requirements. Maneuverability dimensions for operation are 28’x40’ for two enclosures. TSM 8-01.5.3 and TSM 8-01.5.3.F
5. Upon submission of the DP, a floodplain use (FPU) permit will be created on behalf of the applicant. The lot exists within a FEMA regulated Flood Zone associated with Navajo Wash, and a floodplain use (FPU) permit with elevation certificates is needed for all building permits.
6. 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
7. In addition to the drainage report submission, it will be required that the drainage report demonstrate encroachment compliance in regard to floodplain watercourse development.
a. It will need to be demonstrated that the proposed fill/cut for the project, and all proposed structures & improvements on the proposed site including erosion protection treatments, do not create an adverse impact to surrounding properties or affect drainage up or down stream, including assessment of velocities, depths, erosive capacity, direction of flow, and increased scour conditions, etc.
8. Provide keynotes and call-outs identifying all downspouts and sidewalk scupper locations on the site plan sheets. Sidewalks shall be flood free for all storm discharges up to and including a ten-year frequency flood event, and drainage flowing across any pedestrian circulation path shall be conveyed under the path for up to and including the ten-year frequency flood events. [TSM 7-01.4.1.E and 7-01.4.3.E] This information is required to demonstrate compliance and to ensure coordination with building permit plan review.
9. 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.
10. 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)
11. 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.
12. Show the 2-foot minimum bench grading setback from the property line on the grading plan TSM 2-01.9.0. Dimension this setback on the grading plan view and on all applicable cross-section details. Any reduction of this setback requires a geotechnical justification demonstrating no adverse impacts from grading and drainage improvements adjacent to the property line. [TSM 2-01.9.0]
a. Demonstrate the grading setback along the east and west property lines.


*** 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: PROPOSED 29-LOT MIDDLE HOUSING ATTACHED RESIDENTIAL SUBDIVISION
ACTIVITY NO: TP-PRE-0726-00156
ADDRESS: 1112 E HALCYON RD
ZONING: RESIDENCE ZONE (R-2)
LAND USE: RESIDENTIAL SUBDIVISION OF 8 OR MORE LOTS AND MIDDLE HOUSING
8.5.2026

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.

SUBDIVISION TENTATIVE AND FINAL PLAT SITE LANDSCAPE/NPPO COMMENTS:

1. 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

2. Subdivisions of 8 or more lots along a MS&R and Non-MS&R require a street landscape border. See street landscape borders per UDC 7.6.4.C.2 and Table 7.6.4-1 and proposed residential subdivision land use along MS&R and non-MS&R. Provide the required street landscape border along E Halcyon Rd and along E Navajo Rd.

3. The tentative plat for this project will include the landscape border planting plan, the irrigation proposed for the plants in the street landscape border and any other applicable notes, specification and details necessary for construction.

4. 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.

MIDDLE HOUSING ORDINANCE SITE LANDSCAPE/NPPO COMMENTS:

5. PROPOSED LANDSCAPING AND RELATED ITEMS FOR MIDDLE HOUSING LANDSCAPE STANDARDS SHALL BE INCLUDED ON A RESIDENTIAL PLOT PLAN.

6. 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.

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

7. 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.

8. 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.

9. 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

10. 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.

Thank you.

CHAD KELLER - PLA
LANDSCAPE ARCHITECT

CITY OF TUCSON - PDSD
CHAD.KELLER@TUCSONAZ.GOV
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
PDSD Zoning Review
FROM: Georgia Pennington, Lead Planner

PROJECT: Middle Housing Subdivision
Parcel(s): 113-04-3030 through 113-04-3060 and 113-04-3150
Current Zoning: R-2
Existing Use: Vacant/Undeveloped
Proposed Use: Middle Housing / Subdivision
TRANSMITTAL DATE: 8/5/26

COMMENTS:

1. Development must comply with Administrative Manual Section 2-06, Development Package/Tentative Plat, and applicable subdivision/platting requirements. Building permits cannot be approved until required development and platting approvals are completed. (Administrative Manual Sections 2-06 and 2-07)
2. Single-family Residential is permitted in the R-2 zone, subject to UDC Section 4.9.7.B.6, .8, .9. Middle Housing is permitted in the R-2 zone, subject to UDC Section 4.9.7.B.6, .8, .9, & 11-.

3. A supplemental site plan is strongly encouraged.


4. R-2 Middle Housing development standards (UDC Table 6.3-2.A) include:
a. Max density of 4 dwelling units per 4,000 sq. ft.
b. Minimum site area of 4,000 sq. ft.
c. Maximum lot coverage of 70%
d. Maximum height of 25 ft.

5. Zoning acknowledges that future land division may be needed to comply with the middle housing subdivision process. The current R-2 minimum lot size/site area for Middle Housing is 4,000 square feet. (UDC Table 6.3-2.A)

6. Setbacks include:
a. Street perimeter yards along E Navajo Rd. and E Halcyon Rd. of 20 ft
b. Interior perimeter yard adjacent to residential zoning of 5 ft.

c. Garage setbacks must comply with UDC Section 6.4.5.C.1.d. The applicant states the internal streets will have an ADT of 140 or less, which would allow a garage or carport setback of one foot from the property line. However, based on preliminary zoning calculations, the ADT appears to be approximately 174. If the final ADT exceeds 140, the proposed one-foot garage setback will require a modification. The applicable modification process will be determined during formal review. (UDC Table 6.3-2.A and UDC Section 6.4.5.C.1.d)


7. Privacy mitigation is required where multistory residences are within 10 ft. of adjacent single-story residential properties. Provide mitigation such as building orientation, window placement, screening, walls, or landscaping. (UDC Section 4.9.7.B.11)

8. Parking must comply with UDC Table 7.4.4-1 and Section 4.9.7.B.12. Each unit is proposed with a two-car garage and on-street guest parking within 46-ft. rights-of-way. Provide final parking calculations and identify all garage, driveway, and on-street spaces. Parking may be reduced or waived if within ¼-mile of an All Ages and Abilities Bikeway or transit route; identify applicable route if requesting waiver. (UDC Table 7.4.4-1 and UDC Section 4.9.7.B.12)

9. Middle Housing Landscaping: Provide one tree per 1,000 square feet of proposed project area. At least half of the required trees for primary dwellings must be in the front yard. Existing protected trees may count toward this requirement. (UDC Section 7.6.10) This will be enforced for each middle housing site.

10. These comments are preliminary and not a complete review. Full compliance with the Unified Development Code, Administrative Manual, and Technical Standards Manual will be evaluated during formal review. (UDC, Administrative Manual, and Technical Standards Manual)
For questions, contact Georgia.Pennington@tucsonaz.gov.
TW New Area Development * REVIEW COMPLETED Tucson Water has no objections to the proposed development.
For development, a looped water system will be required.
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
Please note that the available options to provide domestic water service to the proposed project are as follows:
• Tie into the existing 8-inch CA (Cement Asbestos) water main (A Zone) located on the north side of the parcel, within the right-of-way of E Halcyon Road, and form a looped water system; or
• Tie into the existing 8-inch CA (Cement Asbestos) water main (A Zone) located on the south side of the parcel, within the right-of-way of E Navajo Road, and form a looped water system.
Water pressure in this area is 54-61 PSI at an elevation of 2366ft. Water pressure can vary by an additional 5 psi +/-.
Two of the parcels currently has two existing domestic water meters. These services are connected to the same water main within the right-of-way of Halcyon Rd mentioned above.
If these services will be abandoned, 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.