Plan Review Detail
Plan Number: TP-PRE-1225-00258
Parcel: 11521013A
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-1225-00258
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-1225-00258 • Pre-Application Conference Review v1 • 1453 N SILVERBELL RD TUCSON, AZ 85745: Based on the information provided, TFD has the following comments: 1. Verify remoteness of fire apparatus access roads. IFC, 2024, 107.2 Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | DTM Review Comments: 1) Sidewalk meeting PAG 200 standards to be provided along both Speedway Frontages to up to Property Lines, and connecting to Existing Sidewalks (Speedway Frontage ) already in place. Repair to any damaged existing sidewalk panels will be required. 2) Pedestrian route connection between Public Sidewalk and Property will be required. 4) Traffic Impact Analysis will be required 5) Label Interior Roads Public (COT maintained) or Private ROW 6) Additional review will be required for road crossing of Wash or flood basins by Storm water reviewer at time of official submission. 7) PIA requirements will be required for off-site improvements within the Right of way Zane Swenson - Zane.swenson@tucsonaz.gov |
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| Site Engineering * | REVIEW COMPLETED | Site Engineering Review TP-PRE-1225-00258 1453 N SILVERBELL RD Summary: FLD under existing zoning to develop a residential neighborhood Site Engineering comments are as follows: 1. A Drainage report will be required. Show compliance with first flush retention/balanced basin detention requirements. Refer to Chapters 2, 3, & 4 of the Design Standards for Stormwater Detention and Retention Manual (DSSDR). Drainage report content and format requirements can be found in chapter 10 of the DSSDR, as well. 2. Floodplain limits will need to be determined and shown on all site & grading plan sheets for all water courses. Erosion hazard setback calculations will be required to be calculated regarding all of the water courses in questions. Refer to Site Landscaping comments regarding floodplain standards for ERZ Standards in a protected riparian area. 3. This proposed development will be required to follow criteria set forth in UDC 8.7.3 for FLD. 4. A tentative and final plat process will be required for the proposed FLD. See UDC 8.4.4 & 8.4.5 for submittal/processing requirements. 5. A grading plan with cut/fill quantities and area of disturbance will be required. TSM 2-01.0.0. If the area of disturbance is greater than one acre, a Storm Water Pollution Prevention Plan (SWPPP) and dust control permit will also be required for this development. 6. This site is in a designated Hillside Development Zone. Include Average Natural Cross Slope (ACS) calculations on the grading plan/sheet in compliance with UDC 5.2 (HDZ) & Technical Standards Manual 9-01.0.0 (Hillside Development). These standards will be used to determine limits of total grading as well as other design standards. Engineering Associate: Ryan Insalaco ryan.insalaco@tucsonaz.gov |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: FLD UNDER EXISTING ZONING TO DEVELOP A RESIDENTIAL NEIGHBORHOOD ACTIVITY NO: TP-PRE-1225-00258 ADDRESS: 1453 N SILVERBELL RD ZONING: R-1 RESIDENCE ZONE LAND USE: FLEXIBLE LOT DEVELOPMENT 01.06.2026 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. REVIEW COMMENTS APPLY TO CONCEPT 1 AND CONCEPT 2-- FLEXIBLE LOT DEVELOPMENT SITE LANDSCAPE COMMENTS: 1. UDC 8.7.3.H -- LANDSCAPING, SCREENING AND WALL REQUIREMENTS: 1. FLD projects shall comply with UDC 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. 3. On the Development Package landscape plan set, provide calculations for the required and provided functional open space. 4. UDC 8.7.3.F.2 CONFIGURATION AND LOCATION OF FUNCTIONAL OPEN SPACE WITHIN AN FLD PROJECT ARE AS FOLLOWS: - 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. - Functional open space shall be conveniently located to and usable by the maximum number of residential units on the site. - 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. - 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. ADDITIONAL STANDARD SITE LANDSCAPE/NPPO COMMENTS: 1. **The unnamed wash has been identified and set aside as part of this project. A hydraulic study will be required to establish the 100-year floodplain limits. The 100-year floodplain limits will define the extent of the Protected Riparian Area (PRA) and mitigation requirements for the access crossing the wash. PRA cannot be disturbed except for utility crossings, access crossings, and trail crossings. With these allowed crossing there must be an Environmental Resource Report provided for the disturbance area along with a riparian area mitigation plan. See TSM Section 4-02.2.0: DEVELOPMENT STANDARDS FOR FLOODPLAIN, WASH AND ERZ STANDARDS (PROTECTED RIPARIAN AREA). Also see TSM 4-02.2.5.3 for plant mitigation plan requirements. 2. **Hillside Development Zone: a. See UDC Section 5.2.6 for allowable development within a legally described natural area. b. See UDC Section 5.2.6-2 Vegetation Retention and Revegetation of HDZ zones. 3. **The Scenic Route Buffer Area along Speedway Bl, as indicated on the plans, will not be disturbed. If the area needs to be modified in any way, please refer to UDC 5.3.4. SCENIC ROUTE BUFFER AREA for site landscape and native vegetation/revegetation requirements. 4. A Native Plant Preservation Plan (NPPP) 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. If applicable, the Planning and Development Services Department will provide the applicant with the NPPO waiver form upon request. COPY THE FOLLOWING LINK INTO YOUR INTERNET BROWSER FOR ACCESS TO THE NPPO WAIVER: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf 5. 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. 6. The required 10-foot landscape borders are shown on both PDP’s. See UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 7. A drip irrigation plan and details are required for all proposed landscape planting areas. 8. Depress Functional Open Space landscape planting areas 6 inches to maximize rainwater harvesting on site. 9. 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. 10. **If it is determined that any of the above provided site landscape standards cannot be met due to the nature of the development, then a Design Development Option (DDO) will be required, see UDC 3.11.1.B.3 for landscape and screening modifications allowed. A Board of Adjustment Variance to the UDC site landscape requirements is also a viable alternative. Please reach out to Mark Castro with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov 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 FROM: Bobby Parsons, Planner PDSD Zoning Review PROJECT: Pre-submittal meeting TP-PRE-1225-00258 Address: 1453 N. Silverbell Rd. Tucson, AZ 85745 Zoning: R-1 Existing Use: Vacant Proposed Use: Flexible Lot Development TRANSMITTAL DATE: 1/8/2026 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. As this is a Flexible Lot Development (FLD), a tentative plat and final subdivision plat will be required. 3. This project is located within a Hillside Development Zone (UDC 5.2) and along a Scenic Corridor (UDC 5.3). Please refer to these sections of the UDC for more information. 4. This project proposes to utilize the FLD standards from UDC 8.7.3.C.3.b “Alternative B – Maximum Density”. 5. Maximum Density FLDs (Development Alternative B) in the R-1 zone allow site coverage of 70% maximum, up to 6.25 dwelling units per acre, and a building height of 24’ as this site is adjacent to a Scenic Corridor Zone UDC 5.3. 6. Per UDC Table 8.7.3-2, 269sf Functional Open Space (FOS) must be provided per unit. a. For Concept 1 – 132 proposed single family units, a minimum of 35,508sf of FOS is required. b. For Concept 2 – 81 proposed single family units, a minimum of 21,789sf of FOS is required. 7. Concept 1 proposes common parking areas. Please refer to UDC 8.7.3.I.3 for FLD common parking area guidelines. 8. Project site and interior lot line requirements are indicated in UDC 8.7.3.K and 8.7.3.L. 9. Building design for FLD projects must meet the design criteria indicated in UDC 8.7.3.M specifically an Architectural Variation Plan for both concepts, and potentially a Privacy Mitigation Plan if two-story buildings are proposed adjacent to existing single family dwellings. 10. Please adhere to UDC 8.7.3.M.3 - Dwelling units should be configured to allow solar access to adjacent structures in accordance with Section 7.3. 11. Ensure pedestrian circulation paths connect all areas of the development per UDC 8.7.3.J including barrier free access to functional open spaces. 12. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the review process, a full review will be made by Site Zoning to assure compliance with the applicable UDC development criteria and Technical Standards. If you have any questions, please contact me at Robert.Parsons@tucsonaz.gov. |
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| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to, or comments on the proposed development. Please note that there are two options available to provide domestic water service to the proposed project. The first option is to tie into the existing service stub from the 8-inch DI (Ductile Iron) water main (A Zone) located on the east side of the parcel, within the right-of-way of N Silverbell Road. The second option is to tie into the existing service stub from the 12-inch cement asbestos water main (A Zone) located on the south side of the parcel, within the right-of-way of W Speedway Bl. An overall 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 overall master plan must show the proposed construction phasing for the new water mains, and the water main layout. The proposed new on-site water mains will need to connect at least two different points in Tucson Water’s existing water distribution system and form a loop as required by Section 8-06.4.2.A of Tucson Water’s Design Manual to meet water quality and fire flow requirements. If such looping is not legally or 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). 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://www.tucsonaz.gov/water/tucson-water-electronic-file-submission. 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/water/contractors-developers-and-engineers. 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 Kathryn Gerber (Engineering Manager) at Kathryn.Gerber@tucsonaz.gov. |