Subdivision and Development Plan Review

Planning and Development Division and Water Resources Division staff review subdivision plats, Development Plans and Improvement Plans in coordination with Pima County Development Services. Examples of projects that we review include single-family and industrial subdivisions, multi-family development, commercial development, and improvement plans. Our guidelines and requirements for reviews and submittals are outlined below.

Subdivision Plats and Development Plans

Owners, developers, engineers and landscape architects work with RFCD to create a site proposal which protects property and people from negative impacts that could result from site drainage and removal of riparian habitat. The Floodplain Ordinance stipulates that the site itself will preserve natural drainage patterns and that the new development will not create adverse impacts to adjacent properties.

Step 1:  The first step in getting your project to RFCD Development Review is to submit all site plans and material to the Subdivision Coordinator, Development Services, Public Works Building, 201 N. Stone Avenue, Tucson, Arizona  85701, 740-6515.

RFCD is only one of several reviewing departments.  The applicant should provide the materials described in the Development Services requirements for Development Plans, Tentative Plats and Final Plats. RFCD conducts two separate reviews. One is completed by the Planning and Development Division, and one is completed by the Water Resources Division.

The Development Review Division reviews drainage patterns and site drainage engineering. For projects not impacted by regulatory flows, RFCD requires a brief Drainage Statement indicating the site drainage conditions and potential development impacts. For projects impacted by regulatory flows, RFCD requires a Hydrologic and Hydraulic Analysis which conforms to Technical Policy, TECH-114 (PDF format). A checklist of drainage information requirements (PDF format) is also available.

The Water Resources Division reviews the project site for the presence of mapped, regulated riparian habitat relative to proposed disturbance. For projects that do not have mapped, regulated riparian habitat, there are no submittal requirements. For projects that do have and/or impact mapped, regulated riparian habitat, including off-site impacts (roadways, utilities, etc.), RFCD requires information be provided as outlined in the requirements for Development Plans, Tentative Plats and Final Plats. If impacts to regulated riparian habitat exceed 1/3 acre, a Riparian Habitat Mitigation Plan is required. For projects requiring a Riparian Habitat Mitigation Plan, follow requirements outlined in the Regulated Riparian Habitat Mitigation Standards and Implementation Guidelines. In addition to the Guidelines, a Development Review Mitigation Plan Checklist is available.

Policies, design standards and mitigation standards may be found in the following sources:

• Floodplain Ordinance
• RFCD Technical Policies
• Drainage and Channel Design Standards for Local Drainage (PDF format)
• Stormwater Detention/Retention Manual (PDF format)
• Rule Clarification - Runoff Detention Systems Requirements of Ordinance Section 16.48.040 (PDF format)
• Detention/Retention Waiver Request Form (PDF format)
• Standards Manual for Drainage Design and Floodplain Management in Tucson, Arizona
• PC-Hydro, Version 5.x
• Regulated Riparian Habitat Mitigation Standards and Implementation Guidelines
• Development Review Mitigation Plan Checklist

Step 2:  After Planning and Development Devision and Water Resources Division staff complete reviews of the site plan, Hydrologic and Hydraulic Analysis, and/or Riparian Habitat Mitigation Plan, reviewers prepare a memorandum stating the submittal is Approved (all necessary material and analyses meet minimum standards), Denied (further material and analyses are required), or Approved Pending Quality Assurance Routing (further materials and analyses are required to meet minimum standards, but a re-submittal is not required).  RFCD delivers a copy of the memorandum to the applicants shown on the original Subdivision Coordination Application.  In addition, the comment memos may be located at www.pimaxpress.com.

Step 3:  If the submittal is Approved, RFCD conducts a Quality Assurance review which is distributed by the Subdivision Coordinator.  If the submittal is Denied, the applicant provides a new submittal to the Subdivision Coordinator with additional material and analyses for a repeat review.  The applicant may contact the reviewer at 243-1800 to discuss requirements prior to re-submittal.

Improvement Plans

Development Review comments on Improvement Plans in the following cases:

Development Proposals by Jurisdictional Entities Exempt from the Pima County Zoning Code

When the applicant applies for a construction permit, RFCD Planning and Development Division conducts a review of all drainage-related issues in the interest of public safety and prevention of adverse impacts to adjacent properties.

In addition, Improvement Plans are reviewed for impacts to regulated riparian habitat and for compliance with the Floodplain Ordinance and the Sonoran Desert Conservation Plan.

RFCD Development Review will communicate any missing standard requirements to the applicant through a comment letter or e-mail.  Review times are shortened in the interest of promoting progress for governmental entities.

Because this type of project does not receive a Subdivision Review Committee Project Number from Development Services, the RFCD Floodplain Management Division (243-1800) assigns a Floodplain Use Permit Number to the submittal.

Grading with a Significant Impact on Regulatory Floodplains

When Development Services Grading Review (740-6315) receives a submittal that contains significant construction or impact to a regulatory floodplain and/or regulated riparian habitat, RFCD Planning and Development Division and/or Water Resources Division will conduct a review of the plans for compliance with the Floodplain Ordinance.

Drainage Addendum for a Tentative Plat or Development Plan Revises the Drainage Scheme on the Approved Plat or Plan

When Development Services Grading Review receives a Drainage Addendum which revises the previously approved drainage plan for a project, RFCD Planning and Development Division and/or Water Resources Division may review the Drainage Addendum and Improvement Plan at the request of Development Services.

Re-zoning Site Analysis, Comprehensive Plan Amendments, and Specific Plan Amendments Hydrology and Riparian:

As requested by the RFCD Long Range Planning Section (243-1800), RFCD Development Review reviews hydrologic and hydraulic analyses and regulated riparian habitat impacts submitted with the Re-zoning Site Analysis, Comprehensive Plan Amendment or Specific Plan Amendment.