Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0825-00149
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-0825-00149 • Pre-Application Conference Review v1 • 5605 S MISSION RD TUCSON, AZ 85746: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | ROW is in Pima County ROW. PC DOT should be added as a reviewer during the lot split application. If this was COT ROW, a single driveway for both lots with a shared access agreement would be required, Mission Road is an arterial street. Both lots would need to show onsite maneuverability, see access management guidelines. | |||
| Site Engineering * | REVIEW COMPLETED | TP-PRE-0825-00149 5605 S MISSION RD Site Engineering comments are as follows: 1. First flush retention and balanced basin detention compliant with sections 2 and 3 of the Design Standards for Stormwater Detention and Retention (DSSDR) Manual are required for the proposed project. Provide a drainage report which states how these requirements will be met. https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf 2. Please show that the entire septic system for Lot 1 is contained within the proposed lot line. Else, provide an easement for the leach field. 3. A tentative / final plat is the suggested method for this proposed split. Please provide depictions of road improvements including any proposed sidewalk. See AM 2-06.2.0. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8760 - JD_ADMSec.2-06.1.0 4. Provide a hydrology report which complies with Chapter 2 of the COT Drainage Manual. This report shall delineate any existing 100-year floodplain limits. https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/cot-drainage-manual-searchable.pdf 5. Show on-site maneuverability for residents’ vehicles. Ryan Insalaco Engineering Associate ryan.insalaco@tucsonaz.gov Phone: (520) 837-5351 |
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| Site Landscape * | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: SUBDIVIDE PARCEL ACTIVITY NO: TP-PRE-0825-00149 ADDRESS: 5605 S MISSION RD ZONING: R-2 RESIDENCE ZONE 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. SITE LANDSCAPE/NPPO COMMENTS FOR TENTATIVE PLAT/DEVELOPMENT PACKAGE SUBMITTAL: 1. UDC 5.3.4. SCENIC ROUTE BUFFER AREA (Highlighted requirements are represented in ALL CAPS below). The submitted site plan indicates that the Scenic Route Buffer Area for the proposed parcels is accounted for, but the driveway widths indicate that additional buffer area may be required. See section C number 1 below for calculations if the driveway width exceeds the 20% maximum for scenic route buffer disturbance. A. 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. B. Measurement of the Scenic Routes Buffer Area: 1. The Scenic Routes buffer area is measured from the future MS&R right-of-way, except as follows- 2. 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 ROUTES BUFFER AREA: C. PERMITTED IMPROVEMENTS: 1. 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. 2. Trenching for the placement of utility lines, if the area is revegetated in accordance with Section 5.3.4.D, Revegetation of Site. 3. 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. 4. 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. D. REVEGETATION OF SITE: 1. 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. 2. 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. 3. 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. OTHER 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. A landscape plan is required. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10 as well as to the Scenic Route Buffer area revegetation requirements. 3. An interior landscape border is required on the east property boundary of the south parcel per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 3 units/multifamily adjacent to Residential zone requires a 10’ interior landscape border. 4. A drip irrigation plan and details are required for all proposed landscape planting areas. The irrigation will need to serve the required interior landscape border as well as any revegetation required for the scenic route. 5. All landscape plans shall incorporate water conserving design as defined in UDC Section 7.6.6, Use of Water, and as described in the Technical Standards Manual 5.01-5.11. 6. Depress all landscape planting areas 6-9 inches for rainfall only water harvesting. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | PDSD TRANSMITTAL FROM: Jeffrey W Cassidy, Planner City of Tucson Planning & Development Services Department Current Zoning Review Section jeffrey.cassidy@tucsonaz.gov PROJECT: Address: 5605 S Mission Rd, Tucson, AZ 85746 Parcel(s): 137-15-144E Square Footage/Acreage: 21,499 square feet / .49 acres Existing Use: Duplex Proposed Use(s): Lot One: Duplex Lot Two: Multifamily Development (Non-Residential) Zoning: R-2 Pre-Submittal Conference: 1st Review Application: TP-PRE-0825-00149 Related Case Numbers: TC-MDP-0824-00895, T22-M0037 NARRATIVE: I am proposing to subdivide the parcel located at 5605 S Mission Rd into two separate lots to support future residential development. The existing lot currently contains a duplex (Unit 1 and Unit 2) with septic infrastructure in place. The proposed subdivision will create: Lot 1 – which will retain the existing duplex and septic system Lot 2 – which will accommodate a new duplex of similar dimensions as the existing structure, along with a single-family unit located west of the proposed duplex (within allowable setback constraints) The arterial scenic route 30' setback will be maintained as per code, and I understand that this area may be used for parking but not for building structures. I would like to confirm the subdivision requirements under applicable zoning regulations (including minimum lot size, access, and utility provisions), as well as any relevant considerations relating to engineering, site design, infrastructure upgrades, or compliance with City of Tucson development codes. A conceptual site plan showing the proposed building layout and tentative lot split is attached for reference. TRANSMITTAL DATE: August 20th, 2025 ZONING REVIEW SUMMARY 1. With the split history of the parcel combined with what is proposed, the project cannot be a simple lot split. A plat would be required demonstrating vehicular and pedestrian access and utilities while acknowledging the Scenic Corridor Zone (SCZ) and hydrology as the presence of a wash exists. Thus, a tentative plat (development package) and Final plat are required. 8.4.4. Tentative Plat https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6553 8.4.5. Final Plat https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6585 Section 2-08.0.0: Land Split Application https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-9108 2. Per 11.3.7.A.3., The definition of Multi-Family Development is as “any residential development consisting of three or more dwelling units on an integrated site or single lot.” LOT TWO is proposed to have one Single family residence and a duplex for a total of three units. Per 6.3.3.C., “for the purposes of determining the applicable dimensional standards, multifamily development is considered a nonresidential use.” 3. The proposed development for LOT TWO meets the requirements in 3.3.3.G.2., and therefore, must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package under https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8753 . For 3.3.3.G.2., refer to https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-640 . 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. 4. LOT TWO: Like Lot One, as proposed, a duplex is allowed with Use Specific Standards 4.9.7.B.6, .9, & .10. Refer to https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2638 5. LOT TWO: Single Family, Detached is permitted with Use Specific Standards 4.9.7.B.6, .9, & .10 Refer to https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2638 6. Per 5.3.4.B.1., S Mission Rd is designated as ‘Arterial Scenic’ as it falls under the Scenic Corridor Zone (SCZ) and the associated standards including the 30’-0” buffer measured from the future Major Streets and Routes (MS & R) right of way inward toward the site. Per 5.3.4.B., 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. Per 5.3.5.A.3., a residential structure shall not exceed 24’-0” in height and per figure 5.3-C., be sited at a ratio of 3’-0” in length for every 1’-0” in height. Thus, a 24’-0” building height would require siting the proposed single-family residence (on LOT TWO), 72’-0” from the future right of way. Per 5.3.6.A., the siting of structures shall be such that existing natural topography and vegetation is minimally disturbed. Grading beyond that necessary for siting of buildings, parking, private yards, and structural improvements is prohibited. 7. Per the City of Tucson Inclusive Home Design Ordinance (https://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. Ensure the route meets accessibility standards as articulated in Sections 402-404 of the ADA Accessibility Standards (https://www.access-board.gov/ada/chapter/ch04/). See TSM 7-01.4.3 for specifications, including slope and composition materials. 8. Per Section 7-01.0.0 of the UDC Technical Standards Manual, an ADA accessible circulation path that is a minimum of 4’-0” wide is required to connect all areas of development within the site and to any adjacent street frontage. Pedestrian connectivity to S Mission Rd. Refer to 7-01.4.0. for Location. 9. Dimensional Standards are as follows: a) LOT ONE, Density Standard: 1 Unit / 2, 904 sq. ft. thus, 2 units requires 5, 808 sf b) LOT TWO, Density Standard: 1 Unit / 2, 904 sq. ft. thus, 3 units requires 8, 712 sf c) LOT ONE, Lot Coverage Standard: 70 % d) LOT TWO, Lot Coverage Standard: 75% e) BOTH LOTS, Perimeter Yard* - North: 6’-0” or 2/3 Height of proposed structure** f) BOTH LOTS, Perimeter Yard - West: 10’-0” *** g) BOTH LOTS, Perimeter Yard – East: 6’-0” or 2/3 Height of proposed structure** h) LOT ONE, Perimeter Yard - South: 6’-0” or 2/3 Height of proposed structure** i) LOT TWO, Perimeter Yard – South: 10’-0” or ¾ Height of proposed structure** j) BOTH LOTS, Maximum Building Height: 24’-0” *** * Perimeter Yard = Setback ** Whichever distance is greater applies ***SCZ standards apply 10. Parking Stalls required: 1 parking stall / 1 dwelling unit a) LOT ONE, two units: 2 parking stalls b) LOT TWO, three units: 3 parking stalls 11. Short-Term Bicycle Parking Spaces Required: .1 x bedroom count a) LOT ONE, 5 bedrooms: .5 or 1 (rounded up); 2 minimum required b) LOT TWO, 5 bedrooms: .5 or 1 (rounded up); 2 minimum required 12. Long-Term Bicycle Parking Spaces Required: .5 x bedroom count a) LOT ONE, 5 bedrooms: 2.5 or 3 (rounded up) spaces required b) LOT TWO, 5 bedrooms: 2.5 or 3 (rounded up) spaces required 13. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, the Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. ADMINISTRATIVE MANUAL: SECTION 1: APPLICATION SUBMITTAL REQUIREMENTS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8355 UNIFIED DEVELOPMENT CODE (UDC): UDC ARTICLE 4: ZONES https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1785 UDC ARTICLE 5: OVERLAY ZONES https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3088 Per 5.3. Scenic Corridor Zone (SCZ) https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3362 UDC ARTICLE 6: DIMENSIONAL STANDARDS AND MEASUREMENTS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4833 UDC ARTICLE 7: DEVELOPMENT STANDARDS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5321 Per 7.4.4. and Table 7.4.4-1: Required Number of Motor Vehicle Standards https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 Per 7.4.6.B.2.a.(1)-(3) Visitor parking spaces on individual residential lots are permitted under the following conditions: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5587 Per 7.4.6.: Motor Vehicle Use Area Design Criteria https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5587 Per 7.4.8. and Table 7.4.8-1: Required Number of Bicycle Parking Spaces https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 Per 7.4.9.: Bicycle Parking Design Criteria https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5709 UDC ARTICLE 8: LAND DIVISION, LAND SPLIT AND SUBDIVISION STANDARDS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6428 TECHNICAL STANDARDS MANUAL: SECTION 7: PEDESTRIAN ACCESS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11582 SECTION 10: TRANSPORTATION https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-12214 |
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| TW New Area Development * | REVIEW COMPLETED | TP-PRE-0825-00149 (5605 S MISSION RD TUCSON, AZ 85746) Proposed Lot Split and Residential Development Based on the information provided, Tucson Water has no objections to, or comments on, the proposed development. We noticed that there’re four (4) water meters serving this lot, two on the North West side of the parcel which I’m guessing used to service the existing duplex on the north side of the lot. The other two meters are located on the South West side of the parcel, one used to serve the car wash in the corner, and the other one may potentially use to service the future plan for this lot split. 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. 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. Abdullah Salman | Project Manager Tucson Water - New Area Development | Abdullah.Salman@tucsonaz.gov |