Plan Review Detail
Plan Number: TP-PRE-0825-00150
Parcel: 11521013A
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-0825-00150
Review Name: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements * | REVIEW COMPLETED | PDF file of preliminary review has been uploaded to TP-PRE-0825-00150. If you have any questions, please let me know: maria.gayosso@tucsonaz.gov. Thank you. | |||
| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0825-00150 • Pre-Application Conference Entitlements Review v1 • 1453 N SILVERBELL RD TUCSON, AZ 85745: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering * | REVIEW COMPLETED | 1. Balanced basin detention and first flush retention will be required for this development per the Design Standard for Stormwater Detention and Retention Manual (DSSDR). Include/designate areas on the plan for any required basins/drainage infrastructure to meet these requirements. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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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: PAD REZONING FOR MFR PROJECT ON SILVERBELL RD USING THE COMMUNITY CORRIDORS TOOL (CCT) ACTIVITY NO: TP-PRE-0825-00150 ADDRESS: 1453 N SILVERBELL RD ZONING: R-1 RESIDENCE ZONE; HILLSIDE DEVELOPMENT ZONE (HDZ) REZONING LAND USE: MULTIFAMILY 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. GENERAL SITE LANDSCAPE/NPPO COMMENTS: 1. HILLSIDE DEVELOPMENT ZONE (HDZ), UDC 5.2. Add the Vegetation Retention and Revegetation notes to the site landscape plans. 2. 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. 3. Aerial imagery indicates that possible riparian habitat is present on site. The area is not mapped officially as riparian area. Work with a qualified professional on establishing if there is Protected Riparian Area (PRA) present on site and apply the appropriate mitigation measures if applicable. 4. A landscape plan is required. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 5. Provide the required number of trees in all vehicular parking areas (1 tree to 4 parking spaces) per UDC 7.6.4.B.1. 6. An interior landscape borders is required on the north property boundary and the west property boundary of the site per UDC 7.6.4.C-2 and Table 7.6.4-1. Multifamily adjacent to Residential zone requires a 10’ interior landscape border. 7. A street landscape border is required along N Silverbell Rd as stated on the conceptual site plans, under landscape requirements. See UDC 7.6.4.C-2 and Table 7.6.4-1 for full landscape border requirements. Multifamily along MS&R and non-MS&R requires a 10’ street landscape border. 8. 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. 9. A Commercial Rainwater Harvesting plan is required: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. COMMUNITY CORRIDORS TOOL SITE LANDSCAPE REQUIREMENTS: SEE SECTION 5.11.6 DEVELOPMENT STANDARDS OF THE ADOPTED ORDINANCE NO 12152 TYPE 4 PROJECT SITE LANDSCAPE REQUIREMENTS: 1. Shading 2. Streetscape features 3. Public spaces 4. Parking requirements 5.11.6.E. PEDESTRIAN AMENITIES ***1. Shading ***a. Shade shall be provided for at least 50% of all sidewalks and pedestrian access paths and 35% of all public or private open space as measured at 2:00 pm on June 21 when the sun is 82 degrees above the horizon. ***b. Shade may be provided by trees, arcades, canopies, shade structures or buildings. c. Shading devices, attached or detached to a building, may encroach into the setback area by 10 feet, provided the setback area is not less than required per the adopted building code. ***d. The use of plantings and shade structures in the City right-of-way is permitted to meet this standard with the approval of the Department of Transportation and Mobility and will be evaluated for compliance with required utility setbacks. ***2. Streetscape Features a. When Type 2-4 projects are proposed with more than 75 ft of corridor street frontage, sidewalks and street landscape areas shall be provided on all existing and new public and private streets. The minimum width of sidewalk and landscape areas is provided below based upon street type. Information on the street types may be found in the Department of Transportation and Mobility Street Design Guide. ***STREET TYPOLOGY PER MOVE TUCSON INDICATES THE SILVERBELL IS: (1) Urban or Suburban Thoroughfare: 8 feet sidewalk, 10 feet landscape border ***b. Sidewalk and landscape areas are required for the length of the corridor street frontage of the site. Sidewalks must be designed to connect to existing sidewalks at the termination of the site boundaries. ***c. Sidewalk and landscape areas which are provided beyond a project site’s frontage along an existing street may substitute for shading requirements per Section 5.11.6.E.1. and public space requirements per Section 5.11.6.E.3. Once 100 linear feet of streetscape improvements are provided beyond the site’s frontage, shading requirements are considered fully substituted. For each 50 linear feet of streetscape improvements which are provided beyond the site’s frontage, 500 square feet of public space may be substituted. An agreement granting permission to construct and assuming future maintenance responsibility shall be recorded with any affected property owners along the frontage area. d. Along the existing City corridors, there are a variety of conditions and creative solutions will be necessary. In many cases, existing sidewalks or landscape areas may already exist. In some cases, combining (widening) existing and required areas will be feasible and desired, in other cases it will be more appropriate to duplicate required areas on private property. Preference will be given to designs which prioritize a safe and enjoyable experience for pedestrians with landscaping serving as a buffer from automobile traffic. Final placement of required sidewalks and landscape areas will be determined in consultation with PDSD and DTM staff. ***e. Required street landscape borders and sidewalks may be located entirely within the adjacent right-of-way area or within the Major Streets and Routes right-of-way area with approval of the City Engineer or designee. Maintenance shall be the responsibility of the adjacent property owner. ***f. Sidewalks provided on private property shall be connected to any sidewalks, bike infrastructure, or on street parking located in the public right-of-way. g. Outdoor seating, dining areas, and landscaping may be located in the sidewalk area where minimum accessible width around the design feature can be provided per U.S. Access Board Public Right-of-Way Accessibility Guidelines. ***h. Street landscape borders as required per section 7.6.4 shall be modified per the CCT to require one canopy tree for every 25 linear feet of landscape border or fraction thereof, excluding vehicular ingress or egress points. Trees shall be planted in an unpaved depressed planting area, which must be a minimum of 100 square feet in area and 8 feet in width. i. Street landscape borders provided as part of a CCT development project shall serve to meet the requirements of Section 7.6.4. ***3. Public Spaces a. Public spaces shall be provided for all development projects. The minimum amount of public space is based on project type and size. ***(6) Type 4 project: 10% of total site area b. Public spaces are intended for community gathering focal points and may be provided as plazas, courtyards, enhanced walkways, pocket parks, or other areas. Public spaces may be in different areas of the project, but each space must be a minimum of 300 square feet of usable space with a minimum width of 15 feet. Public spaces shall not be leftover areas of the site and may not include parking, loading, or maintenance areas. c. Public spaces shall be designed with the following: (1) Features which provide for active observation on the majority of the public spaces’ sides. This shall include ground floor building entrances and windows. When a commercial or retail space is proposed, outdoor dining, vendors, or outdoor retail displays would also be appropriate. ***(2) Connections to the space from the site and to nearby areas; and ***(3) Lighting which is uniform and provides for safety. ***d. Plazas or parks shall incorporate at least three (3) of the following features to activate the area: (1) Seating that is a minimum sixteen (16) inches in height and thirty (30) inches wide. Ledge benches shall be a minimum thirty (30) inches deep. (2) 50% shade (3) Water features (4) Public art (5) Outdoor eating areas or food vendors (6) Playgrounds or play features (7) Splash pads (8) Recreational equipment (9) Bike amenities e. Public spaces may be private or semi-private. For residential development, half of the required public space may be provided within private or resident-only areas located on the ground floor or street level. For nonresidential development, patron-only spaces such as restaurant seating may also serve as required public space. ***f. Commercial rainwater harvesting is required for projects meeting the criteria of Technical Standards Manual 4-01. as follows: ***(3) Type 4 project: Full compliance with TSM 4-01. is required. ***g. Interior landscape borders required per Section 7.6.4. may be satisfied by providing public spaces in accordance with this section, except for landscape borders required adjacent to residential zones on the site boundary. 5.11.6.G.3 PASSENGER VEHICLES a. Parking lots ***(1) New parking lots or garages shall be situated to the rear of a building. If placement to the rear is not feasible, the parking lot or garage shall be located with the lesser dimensional width facing the street and shall include enhanced landscaping on the street-facing side that includes 75% coverage with vegetative ground cover. ***b. A Type 2, 3, or 4 project is proposed; ***c. A designated pedestrian amenity or public open space area of a minimum of 1,000 sq ft is provided to breakup the parking lot; ***d. The parking lot improvements include all reasonable attempts to comply with the connectivity, landscaping, and rainwater harvesting development standards; and ***e. The parking lot setback standards in Table 5.11.6.-1. shall not apply. (4) Existing or proposed parking lots intended for transit ridership (park and ride) are permitted along a street frontage but not at a street corner upon confirmation with SunTran regarding the usage of the parking lot. ***(5) Parking lots which have any frontage along a street shall be screened by a minimum 29-inch masonry wall. ***(6) Parking lots shall provide canopy trees as follows: c. Parking lots which provide green space for large trees may reduce tree planting requirements if the following criteria are met. The green space may be counted towards required rainwater harvesting and public space per 5.11.6.E.3. if all other standards are met. The required tree planting shall be 1 tree per 8 parking spaces for the parking spaces which meet the distance requirement. The green space must: i. Be publicly usable or densely vegetated with 50% coverage of vegetative ground cover; ii. Allow for large-scale mature growth of shade trees; iii. Provide trees which are located within 10 feet of the parking spaces of which only those spaces are eligible for the reduction; and iv. Be a minimum of 1,000 square feet in area. d. Parking spaces which are covered by shade from parking canopies, plantings in the right-of-way, or a building as measured at 2:00 pm on June 21 when the sun is 82 degrees above the horizon may be excluded from providing the required tree plantings. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC TRANSMITTAL TO: Planning & Development Services Department FROM: Fernando L. García PDSD Zoning Review Section PROJECT: 1453 N Silverbell Rd, Tucson, AZ 85745 Parcel(s): 115-21-0070, 115-21-011B, 115-21-011C, 115-21-013A Current Zoning: R-1 Proposed Zoning: R-2 Rezoning Pre-Submittal Conference (1st Review) TP-PRE-0825-00150 TRANSMITTAL DATE: August 26, 2025 1. Upon effectuation of a rezoning, any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). A tentative plat and final subdivision plat will be required. 2. This project proposes a PAD utilizing R-2 as the base zoning. Multifamily development is a permitted use in the R-2 zone subject to use-specific standards 4.9.7.B.6, .9, & .10. 3. The submitted site plans show the site to include the corner of W Speedway Bl and N Silverbell Rd, which is currently City of Tucson right-of-way. Does the applicant intend to pursue purchase of this property from the City? 4. R-2 permits a residential density of 15 dwelling units per acre, or one unit per every 2,904 sf. For a site 23.57 acres in size, this roughly equals 353 dwelling units. Site Plan Option 1 proposes 493 units; this density would not be permitted in an R-2 zone. Site Plan Option 2 proposes 352 dwelling units, which would be permitted within an R-2 zone. Density based upon R-3 zoning, which allows 36 dwelling units per acre (or one dwelling unit per 1,210 sf) would potentially permit up to 848 dwelling units on this site. 5. This site is subject to the Major Streets & Routes (MS&R) Overlay, subject to UDC 5.4 due to its frontage on N Silverbell Rd and W Speedway Bl. N Silverbell Rd is an arterial road planned for a future right-of-way of 150’; it is currently 150’. W Speedway Bl is an arterial road planned for a future right-of-way width of 120’; it is currently greater than 120’. Future proposed right-of-way for this section of W Speedway Bl is 90’, although this proposal has not been adopted by the Mayor & Council as of this date. 6. This site is subject to the Scenic Corridor Zone (SCZ) Overlay, subject to UDC 5.3 due to its frontage on W Speedway Bl, an arterial scenic road. The SCZ applies to all properties within 400’ of the right-of-way and requires a 30’ buffer area to be left in its natural state. UDC 5.7.3.B.2, states “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.” Although access is permitted, parking areas, structures, and drainage is note permitted within this buffer area. 7. This site is subject to the Gateway Corridor Zone (GCZ) Overlay, subject to UDC 5.5 due to its frontage on N Silverbell Rd. 8. This site is subject to the Hillside Development Zone (HDZ) Overlay, subject to UDC 5.2. 9. This site is subject to the Environmental Resource Zone (ERZ) Overlay, subject t UDC 5.7. 10. Dimensional standards for R-2 are as follows: Maximum permitted height: 25’ (24’ within the SCZ area) Maximum lot coverage: 75% for multifamily development Perimeter yard: • South, to W Speedway Bl: 10’ • East, to N Silverbell Rd: 10’ • North, to R-1 zone: 10’ or ¾ height of the building, whichever is greater • West, to R-1 and O-3 zones: 10’ or ¾ height of the building, whichever is greater 11. Motor vehicle parking calculations for both site plans appear correct. Without a modification to standard parking standard parking requirements found in Table 7.4.4-1 in the PAD document, parking reductions of the size indicated on the site plans would require an Individual Parking Plan (IPP) per UDC 7.4.5. Reach out to Mark Castro at mark.castro@tucsonaz.gov to discuss and initiate an IPP. 12. Motor vehicle use area design is per UDC 7.4.6. The minimum width for two-way parking area access lanes (PAAL) is 24’. 13. Bicycle parking calculations for both site plans appear correct. 14. Electric vehicle supply equipment (EVSE) requirements per UDC Table 7.4.11-1 require 10% of required parking spaces to be EV Ready and 20% to be EV Capable. 15. Pedestrian circulation is to be designed per UDC TSM Article 7 and is required to connect all areas of the development, including common areas, dumpster areas, common mail boxes, amenities, and to sidewalks along the roadway frontage. Per UDC TSM 7-01.4.1.F, “Sidewalks or pedestrian refuge areas cannot be located between any motor vehicle parking space and the PAAL providing access to that space.” 16. Although this site may be eligible for CCT without a rezoning, CCT eligibility would still not permit multifamily development on this site under its current R-1 zoning designation. 17. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package/Tentative Plat review process, the Site Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 18. If you have any questions, please contact me at fernando.garcia2@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | A Traffic Impact Analysis (TIA) will be required as this project moves to the development package stage. A considerable amount of traffic will be added to the network by this development, so the TIA will document any mitigation necessary to maintain acceptable Level of Service. |