Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE RESIDENTIAL v.1
Plan Number - TP-PRE-0826-00163
Review Name: PRE-APPLICATION CONFERENCE RESIDENTIAL v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Residential Building * | REVIEW COMPLETED | PROJECT: PARCEL LOT SPLIT & MIDDLE HOUSING DEVELOPMENT ACTIVITY NO. TP-PRE-0826-00163 ADDRESS: 2300 N Tucson BLVD/123-02-0920 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. 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. 3. 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. 4. Ensure your building design meets any and all fire rating/fire separation distances, both between the new buildings and between all adjacent buildings and parcels. This will be especially important on this lot split. 5. 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 6. 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. |
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| Residential Zoning * | REVIEW COMPLETED | CITY OF TUCSON, AZ PLANNING AND DEVELOPMENT SERVICES DEPARTMENT (PDSD) TRANSMITTAL ZONING REVIEW Jeffrey William Cassidy jeffrey.cassidy@tucsonaz.gov Roxanne Johnston, roxanne.johnston@tucsonaz.com Residential Plans Examiner – Current Zoning Section PRE-APPLICATION CONFERENCE / RELATED CASE NUMBER(S): TP-PRE-0826-00163 PRE-APPLICATION CONFERENCE DATE: August 27 2026 CUSTOMER: Dockins, Chris; cldockins@gmail.com ; (503) 964-8518 PROJECT SCOPE / SUMMARY / DESCRIPTION / NARRATIVE: Proposed lot split of an existing corner parcel located at 2300 N. Tucson Boulevard, with frontage along Tucson Boulevard and Edison Street. The intent is to use the City’s middle housing development option on both the existing parcel and the newly created parcel. The meeting is requested to confirm the applicable land division process and the zoning, access, utility, setback, parking, visibility, and site-planning requirements that may affect the proposed split and future middle housing development. Key questions include how the front lot line and street frontage will be determined for each resulting parcel, whether Edison Street may be designated as the frontage for the proposed western parcel, and confirmation of the applicable front, street-side, interior-side, and rear setbacks, particularly as they relate to parking feasibility and future middle housing development. Please also confirm the required sight-visibility triangle dimensions at the Tucson Boulevard and Edison Street intersection and at any existing or proposed driveway. We would like clarification on where each triangle is located, which reference points control its placement, and how the measurements are taken from the curb, edge of pavement, property line, right-of-way line, intersection, or driveway. Please also confirm the allowable height of walls, fences, landscaping, and other obstructions within each visibility area. Staff guidance is also requested regarding minimum lot dimensions, access, utility service, easements, drainage, fire access, parking and maneuvering, middle housing eligibility and unit allowances on each resulting parcel, and any other considerations relevant to the proposed lot split and future development. PARCEL(S); ADDRESS; ACREAGE / SQUARE FEET: 123-02-0920; 2300 N TUCSON BL, Tucson, AZ 85716; Approximately 0.38 acres or 16,375 square feet. EXISTING USE(S) (Per UDC Article 11 Definition(s)): https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7039 11.3.7. RESIDENTIAL USE GROUP, A. FAMILY DWELLING, 6. SINGLE-FAMILY DWELLING, DETACHED A dwelling unit that is not attached to any other dwelling unit by any structural elements, surrounded by open space and located on its own separate lot. PROPOSED USE(S) (Per UDC Article 11 Definition(s)): https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7039 11.3.7. RESIDENTIAL USE GROUP, A. FAMILY DWELLING, 3. MIDDLE HOUSING A building or buildings with two to four dwelling units on a site, including townhomes, excluding Accessory Dwelling Units. PARCEL(S) ZONING: UDC ARTICLE 4: ZONES https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1785 4.7.8. RESIDENCE ZONE (R-1) This zone provides for urban, low density, single-family, and middle housing residential development, together with schools, parks, and other public services necessary for a satisfactory urban residential environment. Certain other uses, such as day care and urban agriculture, are permitted that provide reasonable compatibility with adjoining residential uses. PERMITTED USE: Confirmation that Parcel 123-02-0920 lies within the R-1 zone and the proposed Middle Housing use, as defined under 11.3.7.A.3 is deemed as a permitted use under Table 4.8-2 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2077 APPLICABLE USE SPECIFIC STANDARDS: TABLE 4.8-2. Allows middle housing per the following Use Specific Standards: 4.9.7.B.4-.6, .8, & .9, .11- .14: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-2638 ZONING REVIEW COMMENTS SUMMARY: COMMENT: PRELIMINARY REVIEW The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the permit review process, the Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. 1. COMMENT: UDC ARTICLE 8: LAND DIVISION, LAND SPLIT AND SUBDIVISION STANDARDS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6428 An application that meets the requirements of AM 2-07 Final Plat is required via https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8971 A separate Supplemental Site plan will be required depicting all structures on the existing parcel along with the proposed lot line and dimension from the existing residence to the proposed lot line to demonstrate perimeter yard (setback) compliance. A sample plan of what would be required via https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/plan-samples/full-site-plan_feb2026.pdf 2. COMMENT: UDC ARTICLE 6: DIMENSIONAL STANDARDS & MEASUREMENTS DENSITY: 1 single family unit / 6,000 square feet (SF), 4 middle housing units / 6,000 SF LOT SITE / SITE AREA MINIMUM: 6,000 SF LOT COVERAGE: 70% (square footage of enclosed buildings and vehicular use area / Lot SF) MAXIMUM BUILDING HEIGHT: 25’-0” FRONT YARD SETBACK (OWNER’S CHOICE ON CORNER LOT): 20’-0” SIDE YARD SETBACK (OWNER’S CHOICE ON CORNER LOT): 10’-0” INTERIOR SIDE YARD SETBACK, RESIDENTIAL USE ADJACENT TO RESIDENTIAL ZONE: 5’-0” Reference Table 6.3-2.A for Dimensional Standards https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4861 3. COMMENT: 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 Lot One: One Single Family Residence – 2.25 spaces (2) per 4.9.7.B.7: Per UDC Article 4.9.7.B.7 For any new single-family dwelling in the R-1 zone with five bedrooms, three parking spaces are required. For every bedroom over five, one additional space is required for each bedroom. For all single-family dwellings in the R-1 zone with five or more bedrooms, and for all lots containing two or more single-family dwellings, with the second dwelling having more than one bedroom, all parking spaces must be located on-site, either in a side or rear perimeter yard. Parking spaces may not be located in a vehicular use area in any front street perimeter yard. A parking area is not required to be developed to a commercial standard. A dustproof parking surface is required to at least a minimum of two inches of compacted pea gravel. An existing covered residential parking area may be used. Lot One: Middle Housing – 1 space per new dwelling unit. – The proposed lot split will need to show the future right of way line for N. Cambell Av. If any structures are not able to meet required setbacks, a variance from the Board of Adjustment will be required. Lot Two: Middle Housing - 1 space per dwelling unit. Per 4.9.7.B.12., 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. Parking provided is exempt from Section 7.6.4, Landscape Standards. Front yards are permitted one driveway no more than 20 feet in width and up to 400 square feet of additional vehicular use area. Landscape Requirements: Reference 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 and https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code 4. COMMENT: PEDESTRIAN CIRCULATION Per the City of Tucson Inclusive Home Ordinance 10463: 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, sidewalk, or street to an accessible entrance. Ensure the route meets accessibility standards as articulated in Sections 402-404 of the Accessibility Standards. See also TSM 7-01.4.3 for specifications, including the minimum 4ft-width, slope and permissible composition materials. 5. COMMENT: UDC ARTICLE 5: OVERLAY ZONES https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3088 Parcel One falls within the Major Streets and Routes (MS&R) overlay zone (N Tucson Bl) and is subject to stipulations as indicated in UDC Sections 5.4. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3448 TECHNICAL STANDARDS MANUAL REFERENCES: SECTION 5: LANDSCAPING AND SCREENING https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11368 SECTION 7: PEDESTRIAN ACCESS https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11582 |
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| ROW Engineering Review * | REVIEW COMPLETED | DTM Review Comments - 1) Show Current and Future Right of Way Lines for Property location based on MS&R Maps. 2) Show Site Visibility Triangle for current driveway that will be used for Lot 2 and proposed NEW Driveway for Lot 1 - 3) Note and show that new Driveway will be required to meet PAG/COT Standard Detail 206, Technical Standards Manual 10-01.4.3, and COT DTM Code Chapter 25 - Sec 25-38 for driveway placement. 4) Review and Ensure that Metal fence along Tucson Blvd on North section of Property is not within Right of Way and Maintains a Minimum set back of 1ft behind ROW/Property line. DTM notes that is a preliminary review of the provided documents and that a more detail review will be performed at the time of submission of Development package or Official Plan/Permit submission. Additionally please review Update DTM permit fees and review process at the City of Tucson Web page under Transportation permitting - https://www.tucsonaz.gov/Departments/Transportation-Mobility/Permits-and-Codes-Section/Rate-and-Fee-Changes Contact Email address : Zane.Swenson@tucsonaz.gov |
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| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-0826-00163 Project: Middle Housing with Land Division Location: 2300 N TUCSON BL Review Date: 8/25/2026 Reviewer: Ryan Insalaco – Engineering Associate - 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. The requirements for content of a Minor Subdivision may be found within [Administrative Manual 2-07.5.0]. 2. In the event of redesign/redrawing of the proposed lots due to anther reviewers comments, please be aware that the minimum street frontage required is 15-ft along established ROW. 3. The subsequent plat must include delineation of the 100-yr floodplain limits of the Wilson Avenue Wash. 4. Current and future ROW is dependent on ROW Engineer reviewer. 5. Sight Visibility Triangle requirements will remain dependent on Right of Way’s determination on whether future right of way will impact the lot size during lot split. *** 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 Ryan Insalaco – ryan.insalaco@tucsonaz.gov |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. For proposed lot 1 The existing building currently has one existing domestic water meter size (5/8-inch). This service is connected to the 6-inch cement asbestos water main (B Zone) located within the south side of the parcel within the right-of-way of E Edison St. For proposed lot 2 Please note that creating a separate lot will require a new water meter service. The new service can tie into the existing 6-inch cement asbestos water main (B Zone) located along the south side of the parcel within the right-of-way of E. Edison St. Water pressure in this area is 68-75 PSI at an elevation of 2426ft. Water pressure can vary by an additional 5 psi +/-. 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. Please coordinate with the City of Tucson Department of Transportation and Mobility (DTM) to confirm the paving schedule and whether the proposed work will be subject to the City’s 5-year pavement cut moratorium. 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 |