Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE RESIDENTIAL v.1
Plan Number - TP-PRE-1026-00206
Review Name: PRE-APPLICATION CONFERENCE RESIDENTIAL v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Fire New Construction * | REVIEW COMPLETED | TP-PRE-1026-00206 • Pre-Application Conference Residential v1 • 403 S EL PASO AV TUCSON, AZ 85701: Verify fire department access is in accordance with IFC 24, 503.1. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Historic * | REVIEW COMPLETED | DEMOLITION REVIEW REQUIRED: This property is considered a contributor to the Barrio Historico HPZ. All properties that are proposed for demolition within HPZs, whether contributing or non-contributing, must go through a Historic review process subject to the requirements of the Unified Development Code (UDC) 5.8.10 and UDC 3.12.1.A. This process includes review by Historic Preservation staff, the Historic Zone Advisory Board (HZAB), the Plans Review Subcommittee (PRS) of the Tucson Pima County Historical Commission, and the Planning & Development Services (PDSD) Director. Since this is a contributing historic building, the final decision is made by Mayor & Council during a noticed public hearing. HISTORIC REVIEW REQUIRED: This property is located within the Barrio Historico Historic Preservation Zone (HPZ). Full Historic Review is required for new construction. APPLICATION REQUIREMENTS: Historic Review requires the submittal of a supplemental Design Package. As part of your Design Package, please include the following items combined into a single PDF: project description/narrative, site plan showing existing and proposed, floor plan showing existing and proposed, elevations showing existing and proposed, roof plan showing existing and proposed, window and door schedule, window sections, photographs of existing conditions, product names/specifications/brochures, a Development Zone map as described in instructions along with precedent photographs, and the Historic Property Inventory Form, which can be accessed here: https://assets.tucsonaz.gov/share/preservation/inventoryforms/BEH-004.pdf. For the demolition component of the application, reference Unified Development Code (UDC) 5.8.10, which requires Reasonable Economic Use justification. For more information about the Historic review process and submittal requirements, reference the following handout, HISTORIC REVIEW INFORMATION GUIDE: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/historic-preservation/historic-review-information-guide_091726.pdf. Lastly, Architectural Documentation Prior to Demolition, UDC 3.12.1, is required. Per UDC 3.12.1, buildings 50 years and older in the City of Tucson must be documented prior to demolition. Reference the following handout, GENERAL INFORMATION ON DEMOLITIONS OF HISTORIC AND OLDER STRUCTURES: https://www.tucsonaz.gov/files/sharedassets/public/v/2/city-services/planning-development-services/historic-preservation/documents/2019_historic_or_older_demo_documentation_form_and_instructions.pdf. Staff contact: desiree.aranda@tucsonaz.gov |
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| Residential Building * | REVIEW COMPLETED | PROJECT: MIDDLE HOUSING ACTIVITY NO. TP-PRE-1026-00206 ADDRESS: 403 S EL PASO AV 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 IBC on January 1, 2026 and went into effect on January 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. 3. 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. 4. 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. 5. There will be Outdoor Lighting Code Review on this project, please plan 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 | PDSD TRANSMITTAL FROM: Erick Bieber Planning & Development Services Department – Site Zoning Review Section PROJECT: TP-PRE-1026-00206 – Pre-Application Conference 403 S El Paso Av, Tucson, AZ 85701 Parcel: 117-18-0560 Middle Housing TRANSMITTAL DATE: October 29th, 2026 COMMENTS: 1. This site is zoned HR-2. The underlying zone is R-2. Middle Housing is a permitted use in this zone subject to the following use-specific standards: 4.9.7.B.6, .8, .9, & .11-.14. 2. This site is in the Barrio Historico Historic Preservation Zone. Historic review and approval are required prior to Zoning approval. 3. Dimensional standards for the underlying R-2 zone are as follows: • Density: 4 residential units are allowed without requiring a Development Package • Minimum lot size: 4,000sqft • Maximum lot coverage: 70% • Maximum height: 25’ • Street perimeter yard: 20’, but can be reduced to 10’ to match prevailing setbacks • Side and rear setbacks: 5’ o All setbacks may potentially be further modified or reduced through the historic design review process. 4. This site is approximately 10,723sqft. Without pursuing a Flexible Lot Development (FLD), dividing this site into four lots is not permitted under the current code as the newly created lots will not meet the 4,000sqft minimum lot size. An upcoming zoning code amendment, CODE 26, is proposing a new Middle Housing Subdivision process which features reduced minimum lot sizes and can make dividing this site into 4 lots feasible. 5. An Accessory Dwelling Unit is not permitted on a site with 4 dwelling units. Alternatively, a Sleeping Quarters would be allowed, if it does not feature a full kitchen (full sized fridge and range). 6. One parking space per unit is required per UDC 7.4.4. Under the current code, an access easement serving more than 2 single-family homes may require the easement to be developed as a street or a PAAL. CODE 26 proposes increasing the number of single-family homes that an easement can access to 3, aligning with this proposed design. 7. Per UDC 4.9.7.B.11, privacy mitigation is required when multistory residences are proposed within 10 feet of a property line adjacent to existing single-story residences and the existing residences are zoned R-2 or more restrictive. Balconies, windows (except for clerestory and translucent windows), or any other features that overlook the rear and side yards of adjacent residences are discouraged. This site is located adjacent to a property with a single-story residence in the HR-2 zone, and the proposed dwellings feature a setback of less than 10 feet. Privacy mitigation is required. Either adjust the position of the dwellings on site, or the design of the balconies would need to be adjusted, and the proposed second-story windows overlooking the property to the south would need to be made translucent or clerestory. 8. Residential Landscaping is required per UDC 7.6.8. • One canopy tree is required for every 1,000sqft of gross floor area of the development project. 50% of required trees must be placed in the front yard and must follow relevant spacing guidelines from sidewalks, building foundations, and underground utility lines per UDC 7.6.8.B. • Vegetative groundcover is required in the front yard per the following equation: (X Linear feet of Street Frontage) - (Y Curb cut width) x (5 Foot Depth) = Z Square Feet of vegetative groundcover This area must be dimensioned on the site plan. • Indicate plant species for both the vegetative groundcover and canopy trees to ensure that they are on the ADWR Low Water Use/Drought Tolerant Plant List. • Existing landscaping may be used to meet landscaping standards but must be indicated and labeled on the site plan and protected during construction. It is unclear whether the proposal provides enough space in the front yard to accommodate required landscaping. Given this project will go through historic review, some modification may be entertained. 9. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the permit review process, the Site Zoning Review Section will conduct a full review to assure compliance with applicable UDC development criteria and technical standards. The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code For questions regarding Zoning comments, please contact me at: Erick.Bieber@tucsonaz.gov |
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| ROW Engineering Review * | REVIEW COMPLETED | 1. Install sidewalk along frontage per PAG 200. 2. Install driveway per PAG 206. Specify type and width 3. Close unused curb opening and restore the curb to match the existing adjacent curb according to City of Tucson standards. daniel.urbina@tucsonaz.gov |
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| Site Engineering * | REVIEW COMPLETED | Permit Activity Number: TP-PRE-1026-00206 Project: Middle Housing Complex & Land Division (BHHPZ) Location: 403 S EL PASO AV Review Date: 10/28/2026 Reviewer: Marco Contreras & Joe Macaulay Related Cases: XXX *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. Be aware that the City of Tucson Inclusive Home Design Ordinance requires all new dwellings — including ADUs, single-family residences, and duplexes — to provide an accessible route connecting the public street, sidewalk, or driveway to an accessible entrance of the home. This pathway must be shown, dimensioned, and labeled on the plans. What this means in plain terms: There needs to be a clearly defined, walkable path from where a person arrives (the street, sidewalk, or driveway) all the way to a usable door of the home — one that someone using a wheelchair or mobility aid could navigate without barriers. An exterior accessible route that shall conform to 2017 ICC A117.1 Sections 402 and 403 and City of Tucson Inclusive Home Design Ordinance. Ensure dimension the path at the minimum 4-feet required. 2. Waste Management Clarification items: a. It will need to be reviewed and decided in regard to how waste management (Trash & Recycling) will effectively be managed for these proposed dwellings. The plans show only 35-ft of ROW frontage which may be tight for placing 8 total APC’s (2 per dwelling minimum) with following spacing requirements. At time of submission, it will be required that APC locations be shown, as well as showing where the APC’s will be stored – out of view/screened. [TSM 8-01.4.C] b. It could be possible that the use of 300 Gallon APC be used for the proposal - If it is desired to pursue the use of modified APC use for waste management – it will be required that Environmental Services approval be acquired prior to approval to the overall building permit submissions. 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 3. All solid waste and recycle metal containers storage areas shall be screened from public view, and from adjacent developments. *** 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 marco.contreras@tucsonaz.gov |
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| TW New Area Development * | REVIEW COMPLETED | According to the submitted site plan, the distance from the front of the proposed building to the southern property line is 45 feet, with an additional 10-foot-wide access driveway proposed. However, please note that the width of the entire parcel is only 45 feet wide. This discrepancy should be addressed to demonstrate that the proposed layout can accommodate the proposed buildings, setbacks and easements. Please note that this proposed middle housing development does not represent a typical flagpole-lot configuration. To be considered as a flag pole lot, each individual lot shall have the frontage to S El Paso Avenue. Per the City of Tucson’s water easement requirements, “Easements shall be a minimum 15 feet wide, with the water main in the center of a 15-foot easement. Mains in easements wider than 15 feet shall be parallel to the easement and 7.5 feet minimum from the nearest parallel edge.” To meet Tucson Water’s frontage requirements and accommodate individual meter connections, the easement must extend 15 feet beyond the property corner and 5 feet beyond the water main terminus (blow-off assembly). For the possible extension of water main, a potential water source for the proposed development is an existing 6-inch asbestos-cement potable water main (A-zone) located along the west side of the parcel within the right-of-way of S. El Paso Avenue. Water pressure in this area ranges from approximately 60 to 67 psi at an elevation of 2,354 feet and may vary by approximately ±5 psi. Individual pressure regulators may be required as part of the private plumbing system. If new domestic water, irrigation water, or fire water services are needed to serve the proposed development, please contact Tucson Water’s New Services Section at 520-791-5164 or TW_Common@tucsonaz.gov. The subject parcel is located within an Archaeological Sensitivity Zone. For additional information regarding applicable requirements, please contact the City of Tucson Historic Preservation Office at 520-837-4984 or PDSDHistoric@tucsonaz.gov. The comments above 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 regarding these comments may be directed to Deepesh Dawadi, Engineering Manager, at Deepeshraj.Dawadi@tucsonaz.gov. |