Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1025-00209
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-1025-00209 • Pre-Application Conference Review v1 • 3410 S MISSION RD TUCSON, AZ 85713: Based on the information requested, TFD has the following comments: 1. Provide turnaround that meets the requirements of IFC, 2024, D103.4 (if private street is not connected to W. 44th St.) 2. Verify hydrant coverage. IFC 24, 507.5. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | ROW should be public to connect to 44th St. Private Improvement agreement will be required. ROW street section should have vertical curb on both sides. Add 3-5'' buffer space between curb and sidewalk ROW dedication should be in whole numbers. |
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| Site Engineering * | REVIEW COMPLETED | TP-PRE-1025-00209 3410 S MISSION RD Site Engineering Comments are as follows: 1. First flush retention and critical 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. Provide the area of disturbance as well as cut and fill quantities. Because the site area is greater than 1 acre, a Stormwater Pollution Prevention Plan (SWPPP) will be required. A dust permit will also be required. 3. A turn-around is required for vehicular maneuverability. See IFC Appendix D [Fig. D103.1] for allowable configurations. https://codes.iccsafe.org/content/IFC2021P2/appendix-d-fire-apparatus-access-roads Ryan Insalaco Engineering Associate ryan.insalaco@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: 10 LOT SUBDIVISION – FLEXIBLE LOT DEVELOPMENT ACTIVITY NO: TP-PRE-1025-00209 ADDRESS/PARCEL: 3410 S MISSION RD/11921018A ZONING: R-1 RESIDENCE ZONE; ARTERIAL SCENIC ROUTE LAND USE: FLD 10.22.2025 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. FLEXIBLE LOT DEVELOPMENT SITE LANDSCAPE COMMENTS: 1. UDC 8.7.3.H -- LANDSCAPING, SCREENING AND WALL REQUIREMENTS: 1. FLD projects shall comply with Section 7.6, Landscaping and Screening Standards, except as otherwise provided by this section. 2. One canopy tree shall be provided for every 40 feet of pedestrian circulation systems, excluding crossings with streets, alleys, and driveways. If providing canopy trees every 40 feet is not achievable, the applicant shall: a. Provide the equivalent number of trees that would be obtained using the 40-foot increment measure; and, b. Distribute the trees within the FLD project site along pedestrian circulation systems and within functional open space areas. 3. Landscape plans shall incorporate water-conserving design as defined in Section 7.6.6, Use of Water, and as described in the Technical Standards Manual. 4. Water harvesting techniques shall be incorporated as part of the landscape design based on the Water Harvesting Guidance Manual prepared for the City of Tucson Transportation Department Stormwater Section. 5. Mechanical equipment, utility boxes, irrigation equipment and similar elements shall be screened from adjacent streets exterior to the project and from adjacent existing residential development. Screening shall be architecturally integrated with the overall design of the FLD. 6. If a perimeter wall is proposed along an existing public right-of-way, it shall be constructed of, or painted with, graffiti-resistant materials. The wall shall incorporate one or more of the following decorative materials: a. Tile b. Stone c. Brick d. Adobe e. A textured material such as stucco or plaster f. Metal 2. UDC 8.7.3.F: OPEN SPACE REQUIREMENTS. See Table 8.7.3-2 for Functional Open Space Standards and Requirements. 3. UDC 8.7.3.F.2 CONFIGURATION AND LOCATION OF FUNCTIONAL OPEN SPACE WITHIN AN FLD PROJECT ARE AS FOLLOWS: a. FLD projects five acres and less. Functional open space amenities should be configured as contiguous areas but may also be incorporated into the design of other elements on the site, such as detention/retention basins and buffers, to make those areas functional. b. FLD projects more than five acres. Functional open space may be divided into smaller areas if they are distributed throughout the project site and conveniently located for residents of the FLD project. c. Functional open space shall be conveniently located to and usable by the maximum number of residential units on the site. d. To the greatest extent possible, functional open space should not be comprised of remnant areas that are not usable by residents of the FLD project. e. Where the project is located near a public preserve or can provide connections to open space areas or areas of environmentally or culturally significant features, the open space shall be configured in a manner to preserve this connectivity. ***4. Exemptions to providing on site Functional Open Space: The following FLD projects are exempt from functional open space requirements: (1) An FLD project with 60 lots or fewer located within one-quarter of a mile of a City community park of at least 15 acres which does not require crossing an arterial roadway to reach the park. STANDARD SITE LANDSCAPE/NPPO COMMENTS INCLUDING SCENIC ROUTE LANDSCAPE BUFFER: 5. This parcel was originally recorded in 1996: A PLAT OF KENNEDY PARK HILLS, LOTS 1-100 & COMMON AREAS "A"-"E" A RESIDENTIAL CLUSTER PROJECT, making the site exempt from the NPPO. See UDC 7.7.D Exceptions: The provisions of this section do not apply to the following: 1. Single- family residential development on lots recorded before March 24, 1997. ***Provide documentation on the landscape plans that spell out this exception to the NPPO. 6. UDC 7.6.2. APPLICABILITY: The provisions of this section apply to the following: All new development requires the preparation of landscape plans that adhere to UDC 7.6.4 and Administrative Manual 2-10. 7. A 10-foot interior landscape border is required along the north, west and south property lines per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. ***SEE UDC 8.7.3.H FLD REQUIREMENTS ABOVE -- LANDSCAPING, SCREENING AND WALL STANDARDS FOR ADDITIONAL OPTIONS TO THE INTERIOR LANDSCAPE BORDER REQUIREMENTS. 8. UDC 5.3.4. SCENIC ROUTE BUFFER AREA ***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. ***RAINWATER HARVESTING IS NOT ALLOWED WITHIN THE 30’ SCENIC ROUTE BUFFER AREA. ***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. 9. A drip irrigation plan and details are required for all proposed landscape planting areas. 10. Depress Functional Open Space landscape planting areas 6 to 9 inches to maximize rainwater harvesting on site. 11. 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. Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal PDSD Zoning Review FROM: Krista Hansen, Lead Planner PROJECT: Pre-submittal meeting - TP-PRE-1025-00209 Parcel: 11921018A Address: 3410 S MISSION RD Zoning: R-1 Existing Use: Single-Family Residence Proposed Use: FLD – Single-Family Residential Development TRANSMITTAL DATE: 10/23/2025 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 zone R-1. The proposed use is a Flexible Lot Development (FLD) which is permitted, subject to use specific standards UDC Section 8.7.3. a. 20 units are shown on the site plan, which exceeds the allowable density. Per UDC Table 8.7.3-1, Development Alternative B for the R-1 zone allows 6.25 units per acre. A lot size of ~1.9 acres permit up to 11 units. b. Building setbacks listed on the site plan are incorrect. Perimeter yard setbacks along the site boundaries shall meet the requirements of the underlying zoning (R-1). See UDC Table 6.3-2.A. c. Demonstrate compliance with Design Criteria in UDC Section 8.7.3.M. 3. This site is not eligible to utilize the Community Corridors Tool (CCT) per UDC 5.11.2.C. 4. This site is located outside of the proposed Missing Middle Housing geographic region. More info here: https://middle-housing-cotgis.hub.arcgis.com/ 5. The private street, sidewalks, functional open space, and landscaping are considered a Common Area among all parcels and will require a Homeowners Association (HOA). Add note on plat that a HOA will be established for maintenance of all private streets and common areas/common uses. 6. All streets require a sidewalk area on each side of the street (TSM 10-01.2.7.A). 7. Show concrete driveways on site plan. 8. Indicate how the functional open space will be used (such as trails, walking paths, picnic areas, playgrounds, etc.). 9. Reach out to the Department of Transportation and Mobility (DTM) to determine requirements for connecting private street to W 44th St. ** 10. UPDATED COMMENT: If you would like to explore rezoning, please reach out to Gabriel Sleighter with Entitlements at Gabriel.Sleighter@tucsonaz.gov. 11. 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. |
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| TW New Area Development * | REVIEW COMPLETED | TP-PRE-1025-00209 (3410 S MISSION RD TUCSON, AZ 85713) Divide the existing ±2.00-acre parcel into [4–5] individual residential lots Based on the information provided, Tucson Water has no objections to, or comments on, the proposed development. Please note that the existing 5/8” water meter in the east side of the parcel is a private plumber’s meter and cannot be used for the proposed lot split. Connection must be made to the 8" cement asbestos water main (B Zone) located on the west side of the parcel. An extension of the water main will be required, as well as the creation of a public utility easement for water service. 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 Tucson Water - New Area Development Abdullah.Salman@tucsonaz.gov |