7.8.2. ACCESS REQUIRED - SUBDIVISIONS

   All subdivisions must provide a minimum of one legal, all-weather access connection to all lots in conformance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual. If the proposed all-weather access connection is located outside the subdivision boundary, then the applicant must include assurances for financial participation in the offsite improvement.

   A.   All subdivisions developed in phases must be designed to provide legal access of sufficient size for vehicular and pedestrian access to all phases of the development .

   B.   Any proposed subdivision being divided from a larger piece of property must assure legal access of sufficient size to provide vehicular and pedestrian access to that portion of the property not included in the proposed subdivision .

7.8.3. ACCEPTABLE TYPES OF ACCESS

   A.   Public street access , which is ingress-egress to a parcel provided by an abutting public street .

   B.   Private street access , which is ingress-egress to a parcel provided by an abutting private street in which the owner of the parcel has a legal interest to assure perpetual use for access.

   C.   Access easement , which is ingress-egress to a parcel provided over some other parcel through an area dedicated for such perpetual use.

7.8.4. WIDTH OF ACCESS

   A.   The minimum width required for access to a parcel is that dimension sufficient to provide for the type of access. The minimum required width is based on access improvements being centered within the dimension. If the improvements are located off-center, an additional width may be required.

   B.   All lots shall be designed with access to a public street . If a proposed lot does not have public street  frontage , access must be provided by means of a private street or an access easement of sufficient size to accommodate motor vehicle and pedestrian access and public services as required for the type of development proposed for the lot .

   C.   If access is provided by an easement and the easement serves more than two single-family homes the City may require the easement to be developed as a street or as a parking area access lane (PAAL) . The determination as to whether a developed street or PAAL is required will be made at the time of review of the proposed land division or development of the property based on the need for public services, such as utilities , refuse collection, and fire suppression, and on the projected average daily traffic (ADT) of the access easement .

7.9. STREETS

   Streets must be designed in accordance with Section 5.4, Major Streets and Routes Setback  Zone, of the UDC ; Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual; Chapter 25, Streets and Sidewalks, of the Tucson City Code; and, the all applicable sections of the Standard Details for Public Improvements for City of Tucson/Pima County (2003 edition) and the Standard Specification for Public Improvements for City of Tucson/Pima County (2003 edition).

7.9.1.   Whenever a tract to be subdivided includes any part of a street designated in the adopted MS&R Plan , the street must be platted in conformance with the MS&R Plan and Section 5.4, Major Streets and Routes  Setback  Zone.

7.9.2.   Certain proposed streets , as designated by the City Engineer or designee, must be extended to the subdivision boundary to provide future connection with adjoining unplatted land.

7.9.3.   Street layout must provide for the continuation or discontinuation of such streets as the City Engineer or designee may designate.

7.9.4.   The City of Tucson may not accept private streets for dedication as public streets if the private street was not constructed in conformance with the requirements of this section and Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual.

7.10. ALLEYS

   Alleys are public ways used primarily for the placement of utilities and refuse collection. Alleys are not required for new development not located in a subdivision . Alleys are required in new subdivisions only for the purposes of completing existing alley systems or providing turning radii for vehicles within existing alley systems that abut the proposed subdivision .

7.10.1.   When alleys are required or are provided by the developer, they may be not less than 16 feet wide where there is residential development or residential zoning on both sides of the alley and not less than 20 feet wide where there is nonresidential development or nonresidential zoning on at least one side.

7.10.2.   Alley intersections and sharp changes in alignment shall be avoided, but if necessary, corners will be designed with a radius spandrel in accordance with City Engineering standards as provided in Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual to permit safe vehicular movement. Spandrels of lesser dimensions may be approved by the City Engineer or designee where determined that safe circulation and public services will not be impeded.

7.10.3.   Alleys must be designed in accordance with the standard street design requirements as they pertain to pavement and base materials and thicknesses. Additionally, the design must meet minimum and maximum cross slopes requirements in accordance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual.

7.10.4.   Alleys must be designed to operate as water conveyance systems. The design must improve drainage conditions, or at least not worsen them.

7.10.5.   The use of alleys for vehicular maneuvering or loading is prohibited, unless specifically permitted by Section 7.4.6.K, Use of Street or Alley for Maneuvering Area, or another section of this article.

7.11. DETENTION AND RETENTION BASINS

7.11.1.   Detention and retention basins shall be:

   A.   Located in a common area, outside the boundaries of a residential lot ;

   B.   Owned and maintained by the homeowners organization or management organization established by the developer;

   C.   Located within the perimeter wall, fence, or screening surrounding the FLD project site boundaries, if provided; and,

   D.   Designed and constructed in compliance with the Stormwater Detention/Retention Manual.

7.11.2.   Slopes should be no steeper than four to one where water depths exceed two feet within a detention or retention basin so that a safety barrier is not required.

7.12. EASEMENTS REQUIRED

   Easements shall be provided for utilities , vehicular and pedestrian access, drainage, and other purposes as required by the appropriate utility agency, review agency, or City department.

7.13. EXCAVATING AND GRADING

   Excavating and grading must be conducted in accordance with Section 2-01.0.0, Excavating and Grading, of the Technical Standards Manual.

7.14. HYDROLOGY

   All subdivisions , new development and expansions of existing development must comply with the following when applicable:

7.14.1.   City of Tucson’s Floodplain Ordinance regulations, Tucson Code Chapter 26;

7.14.2.   Watercourse Amenities, Safety, and Habitat, Tucson Code Chapter 29 Article VIII;

7.14.3.   Stormwater Detention/Retention Manual;

7.14.4.   City of Tucson Standards Manual for Drainage Design and Floodplain Management in Tucson, Arizona; and,

7.14.5.   Commercial Water Harvesting, Section 4-01.0.0 of the Technical Standards Manual.