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Plan Review Detail

Plan Number: TP-PRE-0826-00178
Parcel: 12509005A

Address:
100 N TUCSON BL

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0826-00178
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
Review Date Reviewer's Name Type of Review Description Status Comments
Design Review * REVIEW COMPLETED PDF file of Design Professional's preliminary review is available in the TDC account. Thank you.
Fire New Construction * REVIEW COMPLETED TP-PRE-0826-00178 • Pre-Application Conference Review v1 • 100 N TUCSON BL TUCSON, AZ 85716:
Based on the information provided, TFD has the following comments:
1. Verify required hydrant coverage. IFC 24, 507.5
2. All buildings/units designated as R-2 require fire sprinklers. IFC 24, 903.2.8.
3. Provide Knox access at gates, IFC 2024, 506.1.1 (please note electric gates require a Knox key switch)
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
ROW Engineering Review * REVIEW COMPLETED Future ROW width per MS&R for Tucson Blvd. is 64', show on plans. Tucson Blvd. is under pavement moratoirum until 07/01/2029.
New driveways will need to be constructed per new COT SD 206.
Contact ROWEngineeringReview@tucsonaz.gov if you have any questions
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0826-00178
Project: New 35-unit housing development comprised of 8 buildings, a shared swimming pool and parking lot. Site development, utilities, landscaping and perimeter fencing are included in the project scope
Location: 100 N TUCSON BL
Review Date: 10/6/2026
Reviewer: Marco Contreras & Joe Macaulay
Related Cases:
Krista Running
*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 proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. 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.
2. A full drainage report shall be submitted with the application for the associated development package submittal. 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
3. Geotechnical Investigation Report — A Geotechnical Investigation Report prepared and sealed by a Professional Engineer registered in the State of Arizona is required [IBC 1803] and shall be submitted with the associated Development Package submittal. At a minimum, the report shall address the following:
a. Soil Bearing Capacity & Site Classification — Allowable soil bearing capacity, seismic site classification, expansive soil identification, and groundwater conditions, with all applicable foundation design recommendations for the proposed construction.
b. Grading & Earthwork — Recommendations for site preparation, fill compaction standards, and the suitability of on-site materials for reuse as engineered fill.
c. Pavement Design — Pavement design recommendations for all proposed drive aisles, parking areas, and access improvements, including R-value or CBR test results as applicable.
d. Retaining Walls (if applicable) - Backfill requirements and wall foundation recommendations.
e. Drainage Manual 14.2.6 Items — Soil classification, soil erodibility, soil permeability and infiltration rate, slope stability, and groundwater elevation; a recommended minimum setback from buildings and other structures; an evaluation of whether hydro-collapsing soils are present on the site; and the boring log(s) and laboratory results supporting the above based on the required 30-foot boring test.
4. Grading and Stormwater — The Development Package submittal shall include a grading plan showing both cut and fill quantities (cubic yards) and the total area of disturbance, expressed in both square feet and acres. [TSM 2-01.0.0]
a. Where the total area of disturbance is one (1) acre or more — or is part of a larger common plan of development that will ultimately disturb one acre or more — coverage under the AZPDES Construction General Permit is required. The applicant shall prepare a Stormwater Pollution Prevention Plan (SWPPP) and file a Notice of Intent with ADEQ prior to the start of any earth-disturbing activity.
b. A dust control permit from the Pima County Department of Environmental Quality is required separately and is triggered at the same threshold as the SWPPP. Confirm applicability with PDEQ prior to commencing site work.
5. Applicable Waste Management Standards:
a. Provide the Waste Stream Calculations for the entire site on the Development Package cover sheet or where able to on the plan set. [TSM 8-01.8.0]
b. Provide a trash enclosure detail(s) 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 14’x40’ & 28’x40’ for two enclosures. TSM 8-01.5.3 and TSM 8-01.5.3.F
d. All commercial developments are required to provide adequate space/capacity for both solid waste & recycling services [TSM 8-01.5.1.A]
6. If it is desired to pursue the use of modified waste enclosure for waste management – it will be required that Environmental Services approval be acquired prior to approval to the overall development package submission. The contact to reach out to at ES will be Andy Vera at Andy.vera@tucsonaz.gov. Please submit the approval provided for the submission of this future development package with the applicable TSMR application.
7. Sidewalks shall be flood free for all storm discharges of up to and including a ten-year frequency flood event. Drainage flowing across all pedestrian circulation paths shall be designed and constructed to convey flows under the path for up to and including the ten-year frequency flood events, except at street intersections, pedestrian crossings, and PAAL pedestrian crossings. [TSM 7-01.4.1.E & 7-01.4.3.E]
a. Provide keynotes and call-outs identifying all downspouts and sidewalk scupper locations on all related site plans and/or building sheets. This information is required to demonstrate compliance and to ensure coordination with building permit plan review.
b. If downspouts from rooftops are to be discharged at grade-level, ensure that the stormwaters up to and including flow from a 10-year event are directed away from accessible parking stalls.
8. Show that sidewalks in front of parking spaces maintain a minimum 4-foot unobstructed width per TSM 7-01.4.3 A. The parking spots must have wheel stops or the sidewalk must be 6.5 feet in total width to ensure that vehicles do not obstruct the 4-foot width.


*** *NOTICE: These comments are provided for pre-application purposes only and are based solely on the conceptual information submitted to date. This review does not constitute an approval, and compliance with these comments does not guarantee approval of a subsequent submittal. Additional comments, including comments on items not addressed here, may be issued during formal review of the Development Package as more detailed plans become available.*


If you have any questions or concerns, please contact marco.contreras@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: PROPOSED 35-UNIT HOUSING DEVELOPMENT COMPRISED OF 8 BUILDINGS, A SHARED SWIMMING POOL AND PARKING LOT. SITE DEVELOPMENT, UTILITIES, LANDSCAPING AND PERIMETER FENCING ARE INCLUDED IN THE PROJECT SCOPE.
ACTIVITY NO: TP-PRE-0826-00178
ADDRESS: 100 N TUCSON BL
ZONING: OFFICE ZONE (O-3); SUNSHINE MILE OVERLAY
LAND USE: MULTIFAMILY COMMERCIAL
10.5.2026

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.


SITE LANDSCAPE/NPPO COMMENTS:

SUNSHINE MILE DISTRICT

1. Except as required by Subsection III.F, Development Transition Standards, a complete or partial exception to Section 7.6 of the UDC, Landscaping and Screening Standards may be granted in order to encourage infill and redevelopment on constrained sites. If shade is provided for pedestrians and customers, such as along sidewalks, pedestrian circulation paths and outdoor patios (in accordance with Subsection III.J.1), and there are no adverse impacts on adjoining properties, an exception may be granted by the PDSD Director from the landscaping and screening requirements.

2. Upon submittal of the landscape plan development package, provide documentation and calculations summarizing how the Sunshine Mile District requirements are being met. The summary will be the determining factor in exemption from UDC 7.6 screening standards.

Examples: 40% open space and minimum landscape area; environmentally conscious design practices; 70% of the parking areas will be shaded; 50% shade requirement for all sidewalks and pedestrian paths.

3. Section J (page III-23) Open Space No. 7, Parking areas may not be counted as Open Space.

4. Sunshine Mile Overlay District states that Open Space for Non-Residential use is a minimum of 10% of the lot area. Of that Open Space, 60% of that area must be landscaped. (See page IV-19 of the Sunshine Mile Final Document).

5. Section E of the Sunshine Mile Overlay District, shade shall be provided for at least fifty (50) percent of all sidewalks and pedestrian paths as measured at 2:00 pm on June 21 when the sun is 82 degrees above the horizon. Shade may be provided by trees, arcades, canopies, or shade structures provided their location and design characteristics are compatible with the historic and design context of the street and the architectural integrity of the building. The use of plantings and shade structures in the City Right-Of-Way is permitted to meet this standard with the approval of DTM. See (page III-10).

6. The PDP appears to be well thought out for required landscape areas, shade and plant palette. The cross-section implies the use of 5 feet of the ROW for a partial street landscape border. Please reach out to DTM and David Marhefka, PLA, for review and approval prior to development package submittal.

ADDITIONAL STANDARDS PER UDC AND TSM:

7. This is a previously developed site as part of the WATSON ADDITION MP 09109 RECORDED: MAY 27, 1952, and is exempt from the Native Plant Preservation Ordinance, UDC 7.7. If applicable and plant material is viable on site for salvage and use elsewhere on site, then please include that information within the landscape plan set. A NPPO exception is always a positive to include as a record that the NPPO has been discussed for this site.

8. UDC 7.6.2. APPLICABILITY
The provisions of this section apply to the following: All new developments require the submittal of a landscape plan set. Preparation of the landscape plans shall adhere to UDC 7.6 and Administrative Manual 2-10.

9. Parking lot canopy trees are required at 1 tree for every 4 parking spaces provided, see UDC 7.6.4.B. Structurally covered parking spaces do not count toward the ratio, see UDC 7.6.4.B.1.c (8). Trees are to be distributed evenly throughout the parking area, see UDC 7.6.4.1.a.(1). See Technical Standards Manual 5-01.3.0 for additional landscaping in vehicular use area requirements.

10. 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.

11. A drip irrigation plan and details are required for all proposed landscape planting areas.

12. 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.

13. 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.

14. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades/percent slopes, spot elevations and curb cut inlet and outlet locations.

15. Maximize rainwater harvesting across the site into all landscape areas.

16. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0. Or see City of Tucson Ordinance 10597 -- Sec. 6-182. Rainwater Harvesting Plan: Number 3 (a) A separate water meter connected to the main water supply; or (b) An irrigation sub-meter.

Thank you.

CHAD KELLER, PLA
LANDSCAPE ARCHITECT

CITY OF TUCSON, PDSD, SITE REVIEW SECTION
CHAD.KELLER@TUCSONAZ.GOV
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
PDSD Zoning Review
FROM: Krista Hansen, Lead Planner
PROJECT: Pre-submittal meeting TP-PRE-0826-00178

Parcels: 125090010, 125090020, 125090030, 125090040
Address: 100 N TUCSON BL
Zoning: R-1, Sunshine Mile UOD
Proposed Use: Multifamily Residential

TRANSMITTAL DATE: 10/8/2026

COMMENTS:

1. Any proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package (DP). 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.
2. The site is zoned R-1 and is located in the Sunshine Mile (Mid-Century Restricted Area) Urban Overlay District (UOD). The proposed use is Multifamily Development which is not permitted in R-1; however, it is permitted in the Sunshine Mile District (SMD) UOD. An approved Special Districts application is required before zoning can approve the Development Package.
3. The site will require a lot combination of Parcels 125090010, 125090020, 125090030, and 125090040 processed through Pima County Assessors before final approval is provided to submitted plans: www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf.
4. Show compliance with the SMD Dimensional Standards (Figures IV.D.3.b(1)-(4)) and Development Standards. To meet the Building Height and Building Area Expansion requirements for the Mid-Century Restricted-Use Area, the R-1 parcels need to function as a separate site from parcel 12509005A.
5. Open Space Requirements: 30 sq ft per dwelling unit. Clearly show what is designated as “Open Space” and “Public Open Space”. Per SMD Open Space requirements, Public Open Space must incorporate at least 3 features to activate space.
6. Motor Vehicle parking ratios (SMD Table III.H.1). Show compliance with UDC 7.4.6, Design Standards and ADA parking requirements/standards (www.ada.gov/topics/parking).
7. Bicycle parking ratios (SMD Section III.H.5). Show compliance with UDC 7.4.9, Design Standards.
8. Provide a pedestrian circulation path that connects all areas of development on-site and to any adjacent street frontage, meeting the requirements in Technical Standards Manual 7-01.
a. Add wheel stops and/or show that sidewalks in front of parking spaces maintain a minimum 4-foot unobstructed width per TSM 7-01.4.3 A.
9. 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 Zoning to assure compliance with the applicable UDC development criteria and Technical Standards.

If you have any questions, please contact me at krista.hansen@tucsonaz.gov.
TW New Area Development * REVIEW COMPLETED Based on the information provided, Tucson Water has no objections to the proposed development.
For development, a looped water system will be required. If such looping is not technically feasible, a written explanation of what legal and/or technical reasons prevent such looping must accompany the Master Water Plan when it is submitted for review. (A Letter of Variance)
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
Important : 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.
Please note that the option available to provide domestic water service to the proposed project is to tie into the existing 6-inch Cement Asbestos water main (B Zone) located on the north side of the parcel, within the right-of-way of E 9th St. and form a loop by tying back into the 6-inch PVC located to the east side of the parcel within the right-of-way of N Forgeus Ave.
There’s an existing 2-inch irrigation water meter currently serving the lot connected to the 6-inch Cement Asbestos water main (B Zone) located on the north side of the parcel, within the right-of-way of E 9th St.
Water pressure in this area is 52-59 PSI at an elevation of 2464ft. 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.
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