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Permit Review Detail

Permit Number: DP22-0105
Parcel: 14117744A

Review Status: Requires Resubmit

Review Details: DEVELOPMENT PACKAGE REVIEW v.1

Permit Number - DP22-0105
Review Name: DEVELOPMENT PACKAGE REVIEW v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
05/11/2023 CDRC Post Review PENDING ASSIGNMENT
04/26/2023 Commercial Plumbing REQUIRES RESUBMIT The revised private sewer collection system requires backwater valves to be installed for buildings B, C, D, J, and K. Verify that no fixtures located more than 12” above the rim elevation of the next upstream manhole (e.g. fixtures located on the second floor) discharge through the backwater valve. Reference: Section 714.1, IPC 2018, as amended by the City of Tucson.
04/18/2023 External Reviewers - Tucson Electric Power (TEP) REQUIRES RESUBMIT Hello,
Attached is our response letter for The Place at Rita Ranch 1, DP22-0105.
Thank you,
Conor Mahoney
Design Administrator
OH201
Desk: (520) 918-8388

Cell: (520) 404-8437
04/27/2023 NPPO REQUIRES RESUBMIT See comments under Landscape
05/11/2023 ROW Engineering Review REQUIRES RESUBMIT DP22-0105
8371 S. Houghton Rd.

Comments:
1. A Traffic Impact Analysis (TIA) is needed for this development.
2. A PIA is going to be required for this project. https://www.tucsonaz.gov/tdot/private-improvement-agreement Contact TDOT Engineering for information. DOT-Engineering-Review-Section@tucsonaz.gov Or call. 520-791-5100 Jesus Villezcas
3. Please provide the PIA number for approval of the DP.

Construction Requirements in the Right of Way:

1. New Concrete Curb per P.A.G. standard 209, is required along the entire property frontage of Jumping Cholla Dr. (Note: Maintain tangent-curb-alignment from the neighborhood at the east, on out to Houghton Rd. The “curb-alignment,” not tying into existing curb.)
2. Concrete Curb Terminal section per P.A.G. standard 212 will be required at the end of the curb at the end of the property frontage to the east, on Jumping Cholla.
3. Tie-in to the “Drain Grate” which runs across Jumping Cholla also with Concrete Curb Terminal section, per P.A.G. standard 212.
4. Positive and adequate street drainage will be required to be shown on the PIA plans for Jumping Cholla Dr.
5. New 5’ wide Concrete Sidewalk per P.A.G. standard 200 along the entire property frontage of Jumping Cholla.
6. 3’ minimum buffer between curb and sidewalk, unless ROW is limited.
7. (Pending the TIA results.) Ingress/ Egress driveway entrance, tie-in to Houghton Rd, must have 25’ minimum curb returns.
8. Where the existing multi-use path ties into new curb returns, new Concrete Curb Access Ramps are required per P.A.G. standard 207.
9. Please provide an appropriate and adequate drainage facility for the entrance crossing the drainageway along Houghton Rd. This design needs to be on the PIA plans.
10. At least one sidewalk is required to connect the onsite circulation path to sidewalk in the ROW on Jumping Cholla and also on Houghton Rd.
11. Where adjoining sidewalk from the property ties to sidewalk along the ROW frontage, a 60” X 60” ADA landing is required. Landings shall be 60” X 60” and not to exceed a 2% cross slope in all directions. (Tying in to the multi-use path also must meet the requirements of an ADA Landing.)
12. Protect in place existing streetlights.
13. Protect in place existing catch basins.
14. Protect in place or relocate accordingly, existing regulatory or warning signs.

David Stiffey
DTM Project Coordinator
David.Stiffey@tucsonaz.gov
04/24/2023 Site Engineering REQUIRES RESUBMIT 1. The 45 gal/unit cited in (TC 15-10.1.E) must be provided passively, that is, independently of number of collections per week. Therefore 50.6 cy must be provided (or provide a letter from andy.vera@tucsonaz.gov approving the current collection volume)
2. Ensure a pedestrian circulation path from each building out to the trash enclosures, Houghton Rd, and Jumping Cholla Rd
3. Ensure any traffic comments regarding potential sidewalk along Houghton Rd are addressed
4. Ensure 40X14' clear space in front of each proposed waste container (TSM 8-01), esp. the double container to the East
5. Clarify if the waste container to the East is two single enclosures or a double enclosure, and provide a detail of the double if required
6. Show how 4' of sidewalk will be maintained with a 2.5' overhang from wheel stop or curb edge on sidewalks adjacent to parking spaces (TSM 7-01)
7. Water harvesting could be further maximized by adding curb cuts at points where street flow hits curb returns. Also show how water will flow into basins # 2E, and 5E from the street (if they are passive, they will not count for first flush retention) through grading, curb cuts, and/or flush curbs
8. Show locations of proposed roof drainage (it looks like that is being routed to the underground storage, just provide a callout of the gutter or other drainage mechanism off the room and into the storm system). Ensure roof drainage up to the 10-yr storm is directed around/under adjacent sidewalks through the use of gutters/scuppers (TSM 7-01)
9. PC-LID is intended to be used for attenuating detention requirements through stormwater harvesting basins, and is not intended for use with underground storage systems. Provide basin routing calculations for the underground storage basins (PC-ROUTE software may be used, along with manufacturer provided routing volumes, to find the "100%" detention volume of the underground storage. Please note: The stormwater attenuation on PC-LID through depressed water harvesting basins may be used to account for the extra 50% required detention volume. Ensure
10. From discussions with ADS, it has been determined the isolator row is a key component of the underground storage system as it acts as a settling tank for any potentially contaminating soil. Clarify how water will be entering an isolator row before entering the rest of the underground storage chambers. Ensure the isolator row has the woven geotextile on its floor to ensure protection of clean rock from soil during normal storm events.
11. Per the retention/detention manual, add an inspection port to the isolator row(s) (it is not needed on the other additional storage rows)
12. Provide a draft of the required underground storage covenant. The covenant must be recorded before permit final
13. An infiltration test for the proposed underground retention must be completed before permit issuance
14. Show location and flow path of emergency overflow drainage into Eastern drainageway as proposed in the drainage report
15. Show top and bottom elevation of water harvesting basins to ensure water harvesting maximization, and to show proposed .75' retention depth (Landscaping plan references civil plan for depth details)
16. Provide approval from DTM for use of corrugated metal pipe culvert in ROW, generally culverts must be constructed of concrete
17. Culvert should be designed following a process similar to Chapter 11 of the COT drainage manual to ensure backwater effects do not violate drainage/flooding requirements. Ensure this accounts for upstream discharge from the Jumping Cholla culvert and channel. Please contact DTM for more information.
18. Show proposed inlet and outlet inverts for the culvert on grading plan, and provide a detail showing construction standards and specifications for any headwalls, piping, etc
19. Show a 1' setback from the edge of any parking canopy to the adjacent P.A.A.L
20. Provide callouts and keynotes for all necessary ADA ramps, ensure a maximum 8.33% slope and reference the details
21. Provide callouts for areas with 6" vertical curb, wedge curb, etc and reference the details
22. Provide callouts for the waste enclosure and reference the details

Scott Haseman
scott.haseman@tucsonaz.gov
04/27/2023 Site Landscape REQUIRES RESUBMIT TO: Review Coordinator
FROM: Anne Warner, RLA
PDSD Landscape/Native Plant Preservation Section

PROJECT: The Place at Rita Ranch
ACTIVITY NO: DP22-0105 v2
Address: 8299 S Houghton Rd
Zoning: O-3
Existing Use: undisturbed Sonoran desert
Proposed Use: multi-family

TRANSMITTAL DATE: April 27, 2023
DUE DATE: April 29, 2023
COMMENTS: Please resubmit revised drawings along with a detailed response letter, which states how all Landscape Review Section comments were addressed.
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.

1. Please provide 7041 registrant information, as the name and number is not listed by the AZ Tech Board of Registration.

2. This comment was not sufficiently addressed - Please label the existing and future rights of way for all public streets, UDC 7.6.4.C.2.a.

3. Landscape buffer calc table is incorrect, replace 10’ for 30’ for Scenic Overlay.

4. This comment was not sufficiently addressed - Please provide a summary of quantities of mitigation and TOS plants in a manner that makes it simple to cross check between landscape and NPP plans. Sort plants by species, then by low, medium, high.

5. This comment was not sufficiently addressed - Please include a detail for the backflow preventer and locking enclosure.

6. This comment was not sufficiently addressed - Provide a detail to show tree planting with root barrier adjacent to walkways, not just in ROW.

7. Engineer and LA - This comment was not sufficiently addressed - The grading plan and water harvesting plan do not meet the requirements of the water harvesting ordinance and technical standard. The plan doesn't show the effective use of run-off to supplement irrigation. The water budget table is incorrect and below the 50% water harvesting requirement. The grading plan doesn’t show curb openings, scuppers, catch basins (slope, top/bottom elevations). Move from “Materials Plan”.
a. The catchment areas must provide water to the infiltration areas. Revise the grading to direct runoff to the landscape infiltration areas to the maximum extent possible.
b. Catchment areas in the water harvesting table can only count the areas that are directed to the landscape infiltration areas.
c. Clearly show the areas in each catchment area and the areas of effective landscape areas should be included within infiltration areas.
d. Show rooftop drainage patterns and show how they are incorporated into the water harvesting calculations.
e. Water harvesting areas should be depressed between 6 and 9 inches. These areas can be counted toward first flush retention requirements. The notes/plans indicate a .5’ depth, whereas the water budget table shows .75’.

8. This comment was not sufficiently addressed - Identify curb inlets/splash pads, scuppers to landscape areas on water harvesting and grading plans.
9. This comment was not sufficiently addressed - Grading, hydrology, and landscape plans must be integrated to make maximum use of site storm water runoff for supplemental on-site irrigation purposes. The landscape, water harvesting, and grading plans must match.This comment was not sufficiently addressed - Provide a maintenance schedule for the landscape and irrigation for this project. UDC 2-10-4.2.A.4., please be specific.
11. A site visit is required to verify the low number of viable plants, prior to approval.

12. This comment was not adequately addressed - Please identify the project monitor, by name, address and phone number, prior to any grading activities, UDC 7.7.5. On-monitoring of all aspects of site clearing, grading, plant protection, preservation, salvage, and mitigation must be provided during project construction at the expense of the developer for all residential development that is over five acres and for all commercial and industrial development that is over one acre . The monitoring must be performed by an individual who is qualified in arid lands native plant resource identification and protection as specified in UDC Section 7.7.4.D, Professional Expertise. The monitor must provide periodic progress reports to the developer outlining the status of work accomplished and any problems encountered. A copy of these reports must be submitted to the PDSD for the project file.


RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package

YOUR NEXT STEPS:
Submit documents to the Tucson Development Center
https://tdc-online.tucsonaz.gov/#/home
1) Comment Response Letter (your response to
the reviewer's “Requires Changes” comments)
2) Plan Set (or individual sheets)
3) Naming Conventions 2nd resubmittal & subsequent reviews (3,4, etc.) should be labeled as:
2_Plan Set
2_Comment Response Narrative
2_Structural Calcs
3) Any other items requested by review staff

If you have any questions, please contact me at anne.warner@tucsonaz.gov
04/24/2023 Site Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: PDSD Zoning Review

PROJECT: The Place at Rita Ranch – Multi-Family
Development Package (2nd Review)
DP22-0105

TRANSMITTAL DATE: April 24, 2023

DUE DATE: April 28, 2023

COMMENTS: Resubmit revised drawings and a detailed response letter, which states how all Zoning Review Section comments were addressed.

This plan has been reviewed for compliance with the Unified Development Code (UDC) Administrative Manual (AM) Section 2-06. Also, compliance with applicable development criteria for the proposed use as listed in the City of Tucson Uniform Development Code (UDC) and the UDC Technical Standards Manual (TSM).

Section 3.3.3.G.5.c UDC, an applicant has one year from the date of application to obtain approval of a site plan that complies with zoning and other development requirements in effect at the time of application, unless an ordinance adopted by Mayor and Council during this period states otherwise. A site plan application that has been in review for a period of one year and has not yet been approved is considered denied. To continue the review of a site plan for the property, a new site plan must be submitted that complies with regulations in effect at the time of re-submittal. The new submittal initiates a new one-year review period. One-year Expiration date is April 21, 2023.

2-06.3.0 FORMAT REQUIREMENTS

1. This comment was not addressed. COMMENT: 2-06.3.12 – The index of sheets shall include all drawings submitted for review to include the landscape, NPPO, etc.

CONTENT REQUIREMENTS

2. This comment was not fully addressed. Sheets 50 – 54 are not numbered correctly. COMMENT: 2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx) shall be inclusive of all sheets submitted for review, i.e. landscape, NPPO, etc.


3. This comment was not fully addressed. No case number was provided n sheets 22 – 54. COMMENT: 2-06.4.3 – Provide the development package case number, DP22-0105, adjacent to the title block on all sheets.

4. This comment was not addressed. COMMENT: 2-06.4.4 – The vicinity map shall be drawn a scale of three-inch equals one mile.

5. This comment was not addressed. COMMENT: 2-06.4.4.C – Provide the Section, township, and range, and label the section corners on the location map.

2-06.4.7 - General Notes
The following general notes are required. Additional notes specific to each plan are required where applicable.

2-06.4.7.A - Zoning and Land Use Notes

6. This comment was not addressed. COMMENT: 2-06.4.7.A.4 – General Note 4 remove the reference to “(SUBJECT TO STANDARD 4.9.7.D.)” as it is not applicable to the proposed use, see UDC TABLE 4.8-3: PERMITTED USES - OFFICE ZONES.

7. COMMENT: 2-06.4.7.A.6 – Clearly demonstrate how the requirements of Article 5.3 are met;
a. This comment was not addressed. Show the 400’ Scenic Corridor Zone on the plan, see UDC Article 5.3.3.A.
b. This comment was not addressed. Sheet HC-01 still shows a building heights of 39.33’ within the footprints. Based on the heights provided on the plan you have exceeded the allowed 30’-0” height within the Scenic Corridor Zone, see UDC Article 5.3.5.A.2. A Board of Adjustment for Variance, UDC Articles 3.10.1 and 3.10.3.
c. Until comment 25 is addressed Zoning cannot verify if perimeter yard setback requirements are met. Per UDC Article 5.3.5.A
d. This comment was not addressed. Demonstrate on the plan that the requirements of UDC Article 5.3.6 are met.

8. COMMENT: 2-06.4.7.A.6 –

2-06.4.8 - Existing Site Conditions
The following information shall be provided on the plan/plat drawing to indicate the existing conditions on site and within 50 feet of the site. On sites bounded by a street with a width of 50 feet or greater, the existing conditions across the street will be provided.

9. Until the abandonment is complete this comment stands. There also appears to be a discrepancy on what easements are to be abandoned. Sheet EC-01 shows a “20’ UTILITY EASEMENT TO BE RELINQUISHED” in the northeast portion of the site but the provided record of survey doesn’t show this easement to be abandoned. COMMENT: 2-06.4.8.B – All existing easements to be abandoned shall be abandoned prior to approval of this DP.

2-06.4.9 - Information on Proposed Development
The following information on the proposed project shall be shown on the drawing or added as notes.

10. Until the combo is recorded this comment stands. COMMENT: 2-06.4.9.A – As this site is made up of several parcels a lot combination is required. Provide a copy of the approved Pima County Combo Request form with your next submittal.

11. This comment was not addressed. Zoning was not able to find the 1’-0” setback on sheet HC-01. COMMENT: 2-06.4.9.H.5 – As it appears that covered parking structures are proposed show the required 1’-0” setback form the structure to the PAALs, see UDC Article 7.4.6.F.2.a.(1).

12. The vehicle parking space calculation is not totally correct. Under ‘CARRIAGE HOUSE” you show 9 units requiring 2 space per unit for a total of 44 stalls. 9 x 2 should equal 18. COMMENT: 2-06.4.9.H.5.a – Provide a floor plan for all proposed buildings so that vehicle parking requirements can be verified. The “1+ BEDROOM UNIT” depending on layout will determine how many bedrooms are in the unit. Zoning will look at it based on the definition of a Bedroom, see UDC Article 11.4.3.

13. This comment was not addressed. COMMENT: 2-06.4.9.H.5.a – The vehicle parking space calculation shall include the number of van accessible spaces required and provided.

14. Zoning acknowledges that a detail was provided for an accessible vehicle parking space but a standard vehicle parking space detail was not provided. Both details shall include a parking space depth and a loction dimension for the wheel stop shown, see UDC Articles 7.4.6.D & 7.4.6.H.3. It appears that the accessible sign will encroach into the 2’-6” vehicle overhang, clearly demonstrate that the sign does not encroach. COMMENT: 2-06.4.9.H.5.a – Provide a detail for both a standard and accessible vehicle parking space. This detail shall include all applicable dimensions as required by UDC Figure 7.4.6-A and Table 7.4.6-1 and if applicable UDC Article 7.4.6.H.3.

15. Provide a mounting height for the proposed accessible sign. If wall mounted the height is 5’-0” and if within a pedestrian circulation are the height is 7’-0”. COMMENT: 2-06.4.9.H.5.a – Provide a detail for the required accessible parking space sign.

16. Zoning acknowledges that a detail reference, L6-01, was provided on sheet HC-01 but there is not a sheet L6-01 in the plan set. Zoning reviewed detail 2 sheet L5-01 and the comments below are applicable. COMMENT: 2-06.4.9.H.5.d – On sheet HC-01 you reference “BICYCLE RACK, SEE LANDSCAPE (TYP)” provide the detail number and sheet where the detail is provided.

17. COMMENT: 2-06.4.9.H.5.d – The bicycle parking calculation is not correct and should be based on 342 bedrooms.

18. COMMENT: 2-06.4.9.H.5.d – The provided bike rack detail does not addressed UDC Article 7.4.9.B.1.e.

19. This comment was not addressed. There are no setback dimensions show on the plan. Setback dimesnions are required for all structures on the site to include the maintenance shed, & parking shade structures. Building height is based on a measurement from design grade to the highest point of the wall, see UDC Article 6.4.4.A.3. As all heights shown on the elevations is from finished floor Zoning shall add 6” to the heights shown. That said elevation “D” exceeds the allowed 30’ height. COMMENT: 2-06.4.9.O – Provide perimeter yard setback dimensions on the plan. The street perimeter yard setback for Houghton Road is per UDC Article 5.3.5. The street perimeter yard setback for Jumping Cholla Rd is per UDC Article 6.4.5.C.2 & Table 6.4.5.C-1 ADT over 140 but less than 1,000. The north and east perimeter yard setback is per UDC TABLE 6.3-3.A: DIMENSIONAL STANDARDS FOR THE O-1, O-2, & O-3 ZONES. Perimeter yard setbacks apply to all structures.

20. This comment was not fully addressed; no height or square footage was provided for the parking shade structures and a height was not provided for the maintenance shed. COMMENT: 2-06.4.9.Q – Provide the square footage and the height of each structure within the footprint of the building(s). This includes the maintenance building and parking shade structures and what appears to be ramadas.

21. This comment was not addressed. COMMENT: 2-06.4.9.R – Provide a sidewalk that connects to the right-of-way along Jumping Cholla, see TSM Section 7-01.4.A.

22. If vehicles are allowed to overhang the sidewalks the sidewalk shall be a minimum 6’-6” wide. Per UDC Article 7.4.6.H.3 vehicle overhangs are 2’-6”. COMMENT: 2-06.4.9.R – Around the perimeter of the buildings it appears that parking vehicles will be allowed to overhang the 4’-0” sidewalk. Cleary demonstrate how parking vehicles will not reduce the sidewalk width.

23. Provide a note on the plan stating that the mailboxes are provide within the clubhouse. COMMENT: 2-06.4.9.V - For gang mailboxes indicate location to assure there are no conflicts with other requirements, such as pedestrian accessibility, utilities, and landscaping.

24. This comment was not addressed, Zoning was not able to find the required calculation. COMMENT: Provide a Residential Density Calculation the meets the requirements of UDC Article 6.4.7.

Additional comments due to changes to plans:

25. COMMENT: 2-06.4.4.B - Identify major streets within the square mile area and all streets that abut the subject property on the location map.

26. COMMENT: 2-06.4.9.H.5.d – The total number of bedrooms shown under the short- & long-term bicycle parking is not correct and should be 342. Correct the total number of bedrooms and provide a correct calculation for both the short- and long-term bicycle parking.

27. COMMENT: 2-06.4.9.H.5.d – Clearly demonstrate that the following are met for the short-term bicycle parking: UDC Article 7.4.9.B.1.e, 7.4.9.B.2.d, .f., .g & .h.

If you have any questions about this transmittal, please contact Nicholas Ross at Nocholas.Ross@tucsonaz.gov.

To resubmit your plans for additional review, please visit: https://docs.tucsonaz.gov/Forms/tucsonpermitapp

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
05/09/2023 Traffic Engineering Review REQUIRES RESUBMIT DP22-0105
8371 S. Houghton Rd.

Comments:
1. A Traffic Impact Analysis (TIA) is needed for this development.
2. A PIA is going to be required for this project. https://www.tucsonaz.gov/tdot/private-improvement-agreement Contact TDOT Engineering for information. DOT-Engineering-Review-Section@tucsonaz.gov Or call. 520-791-5100 Jesus Villezcas
3. Please provide the PIA number for approval of the DP.

Construction Requirements in the Right of Way:

1. New Concrete Curb per P.A.G. standard 209, is required along the entire property frontage of Jumping Cholla Dr. (Note: Maintain tangent-curb-alignment from the neighborhood at the east, on out to Houghton Rd. The “curb-alignment,” not tying into existing curb.)
2. Concrete Curb Terminal section per P.A.G. standard 212 will be required at the end of the curb at the end of the property frontage to the east, on Jumping Cholla.
3. Tie-in to the “Drain Grate” which runs across Jumping Cholla also with Concrete Curb Terminal section, per P.A.G. standard 212.
4. Positive and adequate street drainage will be required to be shown on the PIA plans for Jumping Cholla Dr.
5. New 5’ wide Concrete Sidewalk per P.A.G. standard 200 along the entire property frontage of Jumping Cholla.
6. 3’ minimum buffer between curb and sidewalk, unless ROW is limited.
7. (Pending the TIA results.) Ingress/ Egress driveway entrance, tie-in to Houghton Rd, must have 25’ minimum curb returns.
8. Where the existing multi-use path ties into new curb returns, new Concrete Curb Access Ramps are required per P.A.G. standard 207.
9. Please provide an appropriate and adequate drainage facility for the entrance crossing the drainageway along Houghton Rd. This design needs to be on the PIA plans.
10. At least one sidewalk is required to connect the onsite circulation path to sidewalk in the ROW on Jumping Cholla and also on Houghton Rd.
11. Where adjoining sidewalk from the property ties to sidewalk along the ROW frontage, a 60” X 60” ADA landing is required. Landings shall be 60” X 60” and not to exceed a 2% cross slope in all directions. (Tying in to the multi-use path also must meet the requirements of an ADA Landing.)
12. Protect in place existing streetlights.
13. Protect in place existing catch basins.
14. Protect in place or relocate accordingly, existing regulatory or warning signs.

David Stiffey
DTM Project Coordinator
David.Stiffey@tucsonaz.gov
03/22/2023 CDRC Application Completeness REVIEW COMPLETED
03/22/2023 CDRC Review Coordinator REVIEW COMPLETED
04/13/2023 External Reviewers - COT Parks & Recreation REVIEW COMPLETED Hello CDRC team,

On behalf of the City of Tucson Parks and Recreation Department, I have no comments on the above development plan.

Tom Fisher
Project Manager
City of Tucson Parks and Recreation Department
900 S. Randolph Way
Tucson, Arizona 85716
(520) 837-8037
03/22/2023 External Reviewers - Pima Association of Governments REVIEW COMPLETED FYI EMAIL SENT PER SOP.
03/22/2023 External Reviewers - Southwest Gas REVIEW COMPLETED FYI EMAIL SENT PER SOP.
03/22/2023 External Reviewers - United States Postal Service (USPS) REVIEW COMPLETED FYI EMAIL SENT PER SOP.
04/25/2023 Fire New Construction REVIEW COMPLETED