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Permit Review Detail
Review Status: Completed
Review Details: DEVELOPMENT PLAN
Permit Number - D06-0002
Review Name: DEVELOPMENT PLAN
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/18/2006 | FERNE RODRIGUEZ | START | PLANS SUBMITTED | Completed | |
| 01/19/2006 | JIM EGAN | COT NON-DSD | FIRE | Approved | The Development Plan is approved January 19, 2006. |
| 01/20/2006 | TOM MARTINEZ | OTHER AGENCIES | AZ DEPT TRANSPORTATION | Approved | NO COMMENT D06-0002 LEADSTAR ENGINEERING ESPARANZA EL ESCALANTE ********************************************************************* Confidentiality and Nondisclosure Notice: This email transmission and any attachments are intended for use by the person(s)/entity(ies) named above and may contain confidential/privileged information. Any unauthorized use, disclosure or distribution is strictly prohibited. If you are not the intended recipient, please contact the sender by e-mail, and delete or destroy all copies plus attachments. ********************************************************************* |
| 01/30/2006 | JCLARK3 | ENV SVCS | REVIEW | Denied | * No known landfill with in 1000 feet of this development. * No refuse enclosures shown for this development. |
| 02/10/2006 | RICHARD WILLIAMSON | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Approv-Cond | Conditioned upon meeting Tucson Water requirements for water service. |
| 02/12/2006 | PMCLAUG1 | LANDSCAPE | REVIEW | Denied | 1. More information regarding the existing and proposed use of the site is required prior to a review of the landscape plan and development plan. Also, clarify whether this is a subdivision plat or a development plan, or a tentative plat/ development plan. The title and title block indicate that it is a development plan but the general notes on sheet 1 of 6 indicate that it is a subdivision plat. Add the CDRC case number to all plans. Clarify so that a review may be Further comments will be forthcoming once the use and type of project is specified on the plans. 2. Add the site zoning and adjacent zoning information to all plans. 3. The title block of the development plan mentions only one common area ("A") while the general 6 indicates there are two common areas ("A" and "B"), and the landsacape plan title block does not list any common areas indicate any common areas although they are roughly shown without any clear boundaries on the drawing. Revise plans to be consistent and to accurately depict all common areas in a surveyable manner on the drawing. 4. Show right-of-way for all streets fully dimensioned on the plans. 5. The landscape plan states in the notes a certain number of trees along the interior and street landscape borders but a lesser number is depicted on the drawing. Revise to be consistent and to meet the requirements of 1 canopy tree to be provided for every thirty-three linear feet of landscape border of fraction thereof. Note that for landcape borders along a 663-foot site boundary, 21 canopy trees are required and for a 1324-foot site boundary, 41 canopy trees are required. LUC 3.7.2.4. 6. Show locations, size, and name of all existing vegetation to remain in place. 7. Submit a native plant preservation plan per LUC 3.8.3. 8. Landscape plan shall include irrigation specification design and layout per DS 2-06.5.4.A & DS 2-06.5.4.B including source of irrigation, sleeves for driveways and sidewalks, locations of valves, low-flow bubblers or drip irrigation. 9. Within a vehicular use area, one (1) canopy tree is required for each 10 motor vehicle parking spaces and every parking space shall be located within forty (40) feet of the trunk of a canopy tree (as measured from the center of the tree trunk) per LUC 3.7.2.3.A.1.a 10. Landscaping is required along retention basin side slopes, bottom and periphery. Plant materials used in basins shall withstand periodic inundation. A minimum of 20 trees per acre must be provided, 33% of tress shall be 24" box or larger. A minimum of 2 shrubs for each tree is required per DS 10.01. Revise landscape plan to include basin(s) treatment. 11. Dimension all landscape borders on the landscape plan. |
| 02/14/2006 | KAY MARKS | PIMA COUNTY | ADDRESSING | Denied | 201 N. STONE AV., 1ST FL TUCSON, AZ 85701-1207 KAY MARKS ADDRESSING OFFICIAL PH: 740-6480 FAX #: 740-6370 TO: CITY PLANNING FROM: KAY MARKS, ADDRESSING OFFICIAL SUBJECT: D06-0002 ESPERANZA EL ESCALANTE/DEVELOPMENT PLAN DATE: February 13, 2006 The above referenced project has been reviewed by this Division for all matters pertaining to street naming/addressing, and the following matters must be resolved prior to our approval: Delete “direction” from street names in Location Map. Delete addresses and parcels from Location Map. Please call to arrange a meeting for discussion of addressing prior to further review. If this is to be reviewed as a Development Plan, please delete or modify all notes referring to a subdivision and lots. jg |
| 02/15/2006 | LAITH ALSHAMI | ENGINEERING | REVIEW | Denied | Laith Alshami, Engineering and Floodplain Review, 02/15/2006 RECEIVED: Development Plan, Landscape Plan and Drainage Report on January 18, 2006 The subject project has been reviewed. We offer the following comments: Drainage Report: 1. It is not clear on which drainage exhibit the "Existing Model with Lateral Weir" is shown. Clarify. 2. It is not clear how the flow split and the amount of offsite runoff that enters the site (i.e. 138-cfs) was determined. Clarify. 3. The drainage exhibits do not clearly show what is being proposed and where the proposed drainage facilities and their details are proposed. 4. The last two sheets of the drainage report appear to be out of place. 5. The drainage report does not address onsite drainage solutions in detail and how the runoff will be moved to the concentration points through the buildings, PAAL's and parking areas without causing adverse impact on the development. 6. The driveway and P.A.A.L. capacity calculations should be included. Show on the drainage exhibits the locations of the cross sections. 7. Any proposed drainage structures construction information and dimensions should be shown and labeled on the drainage exhibit including invert elevations. 8. Reference the source of all equations used in the drainage report (i.e. the Standard Manual for Drainage Design and Floodplain Management, Detention/Retention Manual, etc.). 9. According to Section 14.3 of the "Standard Manual for Drainage Design and Floodplain Management In Tucson, Arizona", the proposed detention/retention basins require maintenance access ramps that should be wide enough to accommodate vehicular access. The minimum width should be 15' and the ramp slope should not exceed 15 percent. Please be advised that maintenance ramps should be designed in such a way that does not allow access to vehicles except maintenance vehicles. Additionally, the proposed drainage structures maintenance responsibility should be addressed in the Report and a maintenance check list for the proposed drainage structures should be include in the Report. 10. According to Section 3.3.5 "Low-Flow Channels" of the Stormwater Detention/Retention Manual, the proposed basins floors should be sloped to provide positive drainage. The section recommends a minimum of 0.5% floor slope and 0.2% low flow concrete channel slope. Please be advised that based on the City's experience with similar projects, 0.5% slope was difficult to construct and maintain which resulted in nuisance ponding in the basins. Show the provided positive drainage on the drainage exhibit. 11. Address in the Drainage Report and show, label, and dimension on the onsite drainage exhibits the proposed detention/retention basins and their side slopes, sediment traps, the type and location of the proposed outlets, the erosion control structures at the outlets, maintenance access ramps, the proposed runoff conveyance systems and their material (i.e. cmp's concrete pipes, concrete channels, scuppers, curb openings etc.). Verify that security barriers are not required. 12. Address water harvesting. 13. The drainage report does not address roof drainage and sidewalk scuppers. According to D.S. 2-05.2.4.H.3. and D.S. 3-01.4.4.F. 10-year flow has to be completely conveyed under sidewalks when the runoff crosses any sidewalk/walkway. Additionally, show the roof drainage direction on the drainage exhibit and provide sidewalk scuppers for the roof drains. Please be advised that the 10-year flow requirement does not apply to roof drainage. Roof drainage has to be discharged in its entirety to avoid prolonged ponding on the roof that might cause the roof to collapse. Demonstrate compliance with the sidewalk scupper requirement including design calculations. 14. The drainage report does not show the proposed detention routing and the drainage exhibit does not appear to show the location of the basin. 15. Without the detention basin information, it is difficult to determine if basin requires security barriers. Additionally, the basin requires maintenance access ramps. 16. Considering the extensive and costly maintenance required for on-line detention basins, which might be a burden on a non-profit organization, this Office will not accept an on-line basin. Additionally, it is not clear how the basin would be considered online if the offsite runoff is proposed to be blocked off by the proposed wall. 17. Buildings set backs need to be determined from the proposed detention basin based on the recommendations of the Geotechnical Report. Submit a Geotechnical Report that addresses required setbacks. Development Plan: 1. Provide the correct D(yr)-______ subdivision case number as required by D.S. 2-05.2.2.B.2. 2. This submittal is not a tentative plat. Remove General Note #1 as it does not apply. The note can be revised to reference Development Standard 2-05. 3. Remove General Note #2. It does not apply. 4. The site area, as shown in General Comment #3 is slightly different from the area shown in the Drainage Report. Revise as necessary. Additionally, remove the reference to "subdivision" in General Note #3. 5. List as a general note: Existing zoning is _______." (D.S. 2-05.2.2.B.1.). 6. List the proposed use of the property (D.S. 2-05.2.2.B.3). 7. The City does not have Type 2 Grading Permit. Remove General Note 30 Accordingly. 8. The submittal seems to indicate that this Development is privately owned by "Esperanza El Escalante", which means that the buildings will not be sold to different owners. Consequently, common areas are not required and the maintenance responsibility falls on the owner. Revise the Development Plan including General Note #6 accordingly. 9. Since this development is not a subdivision, a homeowners association will not be formed. Revise all the General Notes that refer to a "homeowners association". 10. Special Exceptions are similar to Rezonings and Annexations. Therefore, list the Special exception case number in the lower right corner, next to the title block (D.S. 2-05.2.1.K.). 11. List the Special Exception conditions of approval (D.S. 2-05.2.2.B.2.). 12. General Note #23 (i.e. all-weather Access etc.) is repeated in General Note #31. Revise. 13. Show the Basis of Bearing and how the proposed subdivision ties into it (D.S. 2-05.2.3.A.). Please be advised that should be established from two found, physically monumented points. 14. All existing easements shall be shown including recordation information as required by D.S. 2-05.2.3.B.). 15. Show the right of way width, recordation data etc. as required by D.S. 2-05.2.3.C. 16. Show floodplain information including the 100-year-flood limits for all flows of 100 cfs or more with 100-year floodwater surface elevations (D.S. 2-05.2.3.I) and (D.S. 2-05.2.4.H.6). 17. Detail 2/6 should also show the parking areas. 18. The Interceptor Channel design was not addressed in details in the Drainage Report. The capacity of the channel can not be verified. 19. The proposed wall along Calle Polar, mentioned in the Drainage Report, does not appear to be shown on the Development Plan. 20. If the project is phased, the phase under consideration shall be designed so those phases are assured legal access. Verify compliance with D.S. 2-05.2.4.D.4. 21. In conjunction with the drainage report, include all applicable information required by D.S. 2-05.2.4.H. 22. Show all applicable building setbacks as required by D.S. 2-05.2.4.I. Please be advise that detention basin setbacks have to be determined in the Geotechnical Report. 18. According to D.S. 2-05.2.4.H.3. and D.S. 3-01.4.4.F. 10-year flow has to be completely conveyed under sidewalks when the runoff crosses any sidewalk/walkway. Additionally, show the roof drainage direction on the Development Plan and provide sidewalk scuppers for the roof drains where applicable. Please be advised that the 10-year flow requirement does not apply to roof drainage. Roof drainage has to be discharged in its entirety to avoid prolonged ponding on the roof that might cause the roof to collapse. 19. All proposed easements are to be dimensioned and labeled as required by D.S. 2-05.2.4.G. 20. Show existing or proposed sidewalks along abutting right of way. Such sidewalks must comply with accessibility requirements for physically disabled (D.S. 2-05.2.4.L.). 21. Show refuse collection areas, including locations of dumpsters, screening location and materials and vehicle maneuverability, fully dimensioned. (D.S. 2-05.2.4.T.). 22. Indicate graphically, where possible, and by notes, in all other instances, compliance with conditions of the Special Exception (D.S. 2-05.2.4.U.). 23. Indicate location and type of postal service to assure there are no conflicts with other requirements, such as pedestrian accessibility, utilities and landscaping (D.S. 2-05.2.4.V.) 23. As per Federal ADA requirements, all wheel chair ramps shall have the Truncated Domes instead of the standard grooves, which are shown on City of Tucson Standard Detail 207. Aside from the Truncated Domes, the wheel chair ramps shall be constructed in accordance with the Standard Detail 207. 24. All proposed work in the public right of way will require a right of way excavation permit or a Private Improvement Agreement. Contact Steve Tineo of Transportation Department Permit and Codes at 791-5100 for additional information. 25. Revise the Development Plan according to the Drainage Report revisions. Landscape Plan: 1. Clarify where the proposed locations of water-harvesting basins. Additionally, water-harvesting basins bottoms need to be natural to allow percolation. Grouted bottoms are not acceptable. 2. Show the proposed interceptor channel. 3. Show the public right of way curb and sidewalk to verify that the locations of sight visibility triangles (SVT's) are correct. Provide the SVT's dimension. 4. Provide the correct D(yr)-______ subdivision case number and the Special Exception number. Prepare a detailed response that explains the revisions that were made and references the exact location in the drainage report and on the Development Plan where the revisions were made. RESUBMITTAL REQUIRED: Revised Development Plan, Landscape Plan and Drainage Report |
| 02/15/2006 | FRODRIG2 | OTHER AGENCIES | PIMA ASSN OF GOVTS | Approved | Estimated daily traffic in 24 hr period - 345 |
| 02/17/2006 | LIZA CASTILLO | UTILITIES | TUCSON ELECTRIC POWER | Denied | SUBJECT: ESPERANZA EL ESCALANTE D06-0002 Tucson Electric Power Company (TEP) has reviewed the plans submitted January 18, 2006. TEP is unable to approve the plans at this time. There are existing electrical facilities within the boundaries of this project. In order for TEP to approve the plans, the facilities and easement recording information must be depicted on the plans. Attached is a pdf file of a TEP facility map showing the approximate location of the existing facilities. Please resubmit two revised bluelines to the City of Tucson for TEP's review. You may contact me at (520) 917-8745 if you have any questions. (The attached map is meant for general information use only, and does not necessarily depict the exact location or nature of any TEP facilities) Liza Castillo Right of Way Agent Land Management Tucson Electric Power Co. (520) 917-8745 lcastillo@tep.com |
| 02/17/2006 | FRODRIG2 | COT NON-DSD | REAL ESTATE | Approved | No comment |
| 02/17/2006 | ROGER HOWLETT | COT NON-DSD | COMMUNITY PLANNING | Denied | DEPARTMENT OF URBAN PLANNING & DESIGN Regarding SUBJECT: Community Design Review Committee Application CASE NUMBER: CASE NAME: DATE SENT D06-0002 Esparanza El Escalante 02/16/06 () Tentative Plat (X) Development Plan (X) Landscape Plan () Revised Plan/Plat () Board of Adjustment () Other CROSS REFERENCE: SE-03-08 Esperanza En Escalante-Calle Polar NEIGHBORHOOD PLAN: South Pantano Area Plan GATEWAY/SCENIC ROUTE: NO COMMENTS DUE BY: 2/15/06 SUBJECT DEVELOPMENT PLAN/PLAT HAS BEEN REVIEWED BY COMMUNITY PLANNING AND PRESERVATION, AND STAFF SUBMITS THE FOLLOWING COMMENTS: () No Annexation or Rezoning Conditions, Not an RCP - No Comment () Proposal Complies with Annexation or Rezoning Conditions () RCP Proposal Complies With Plan Policies (X) See Additional Comments Attached () No Additional Comments - Complies With Planning Comments Submitted on: (X) Resubmittal Required: () Tentative Plat (X) Development Plan (X) Landscape Plan () Other REVIEWER: msp 791-4505 DATE: 1/30/06 Department of Urban Planning and Design Comments D06-0002 Esperanza El Escalante: Development Plan February 1, 2006 Staff offers the following comments based on Special Exception case SE-03-08 requirements. Please revise development plan, sheet 1 of 6 to include locations/boundaries for each phase, “A” thru “M.” Please revise development plan, sheet 1 of 6 to include within the development name block information that Common Area “B” will be used for drainage, landscape, and recreation. Please revise development plan, sheet 1 of 6 to indicate the project number is D06-0002, instead of S-05 - . Please revise general notes 2, 3, 7, and 13, by use of revised language to indicate this is a development plan and not a subdivision. Please revise development plan to include special exception case number SE-03-08, Esperanaza En Escalante –Calle Polar conditions of approval. Please list the special exception conditions of approval, per verbatim and as enumerated (see attached copy). Special exception condition # 1 requirements have not been met. The first requirement is that the proposed development plan is to clearly specify what elements shall be constructed in the first phase and all subsequent phases. The second requirement is that the development plan is to be presented to the neighboring property owners for their review in a public meeting no less than fifteen (15) days prior to submittal to the Community Design Review Committee (CDRC). Documentation of the meeting shall be provided with the CDRC submittal. Development plan, sheet 1 of 6 indicates the phasing boundaries but does not specify what development(s) are to occur in each of these future phases. If the information provided on the proposed landscape plan, sheet 1 of 1, which provides proposed buildings and pedestrian connectivity between phases is correct, then this type of information should be added to development plan, sheet 1 of 6. Please provide documentation to prove compliance has been met on special exception condition # 2, which reads: The large dirt mount shall be leveled and any weeds removed within 30 days of approval of the special exception. Please revise development plan and landscape plan, to provide a pedestrian sidewalk on all appropriate sheets (including street cross section), to verify compliance with special condition # 3, which reads: There shall be a maximum of one pedestrian walkway connecting to Calle Polar. The walkway shall be located adjacent to the vehicular access point. Please revise development plan, to indicate by general note or by use of building elevations (scaled) to verify the site design is in compliance with special condition # 4, which reads: All structures shall be single-story. Please revise development plan, to show compliance with special exception condition # 5, which reads: All phases of development shall contain a continuous all-weather pedestrian circulation system using A.D.A. compliant materials that is handicap accessible for all residents of the site. One example to review in the development plan is on sheet 6 of 6, cross-section 7, which seems to indicate the pedestrian sidewalk system located between the two proposed buildings (see sheet 2 of 6 for location), will have variable slopes. Please revise as required to meet A.D.A. criteria. Please revise the overall site design to show compliance with special condition # 5. Please revise development plan and landscape plan to show compliance with special exception condition # 7, which reads: Each phase shall contain a centralized outdoor recreation center consisting of a 20 foot by 20 foot shade structure, benches and canopy trees to provide a passive activity facility and shall be completed prior to occupancy of residences within that phase, except for phase 4 which contains no centralized area. Please revise development plan to verify compliance with special exception condition # 8, which reads: Building facades, color and roof pitch shall include architectural elements that compliment the adjacent residential neighborhood. Please include colored and scaled renderings of the proposed buildings and photos of adjacent residential units to compare architectural elements and compatibility. Please revise landscape plan to verify compliance with special exception condition # 9, which reads: Landscaping along the north and east property line shall include canopy trees at thirty-three feet on center, 25% to be twenty-four inch boxed, the remainder can be 15 gallons. The proposed landscape plan indicated all trees to be only 15 gallons trees. Please revise landscape plan to indicate by adding a new tree symbol and include a new landscape note that 25% of the trees required along the north and east landscape perimeter are twenty-four inch boxed trees. |
| 02/27/2006 | TIM ROWE | PIMA COUNTY | WASTEWATER | Denied | February 22, 2006 TO: Steven Hill, P.E. Leadstar Engineering THRU: Patricia Gehlen City of Tucson, Development Services Department FROM: Dickie Fernández, E.I.T. Pima County Development Services Department Development Review Division (Wastewater) SUBJECT: Esperanza El Escalante Development Plan – 1st Submittal D06-002 The proposed sewer collection lines to serve the above-referenced project have been reviewed on behalf of the Pima County Department of Environmental Quality (PDEQ) and the Pima County Wastewater Management Department (PCWMD). This review letter may contain comments pertaining to the concerns of either Department. The following comments are offered for your use. Provide a letter from PCWWM Planning Services, written within the past 90 days, stating that treatment and conveyance system capacity for this project is available. A capacity request form may be found at http://www.pima.gov/wwm/forms/docs/CapResponseRequest.pdf. ALL SHEETS. Add the project number, D06-0002, to the title block of each sheet. This number should be shown larger or bolder than any cross-reference numbers. Based on the evaluation of the proposed sewer design, this project qualifies for Standard sewer connection fee rates. SHEET 1. There will be three different types of sewers on your next submittal, therefore, please differentiate them in the legend by using three different symbols to clearly identify each one of them. The next submittal will have existing public sewers, existing private sewers and proposed private sewers, please use these three different symbols in the layout. SHEET 1. Delete General Notes 10 and 12 as they are not required. SHEET 1. Add the following General Note and fill in the blanks appropriately. THIS PROJECT HAS ____ PROPOSED AND ____ EXISTING WASTEWATER FIXTURE UNIT EQUIVALENTS, PER TABLE 13.20.045(E)(1) IN PIMA COUNTY CODE 13.20.045(E). SHEET 1. Revise General Note 9 to read ON-SITE SANITARY SEWERS WILL BE PRIVATE AND WILL BE CONSTRUCTED, OPERATED AND MAINTAINED ON A PRIVATE BASIS. THE LOCATION AND METHOD OF CONNECTION TO AN EXISTING PUBLIC SANITARY SEWER IS SUBJECT TO REVIEW AND APPROVAL BY THE PIMA COUNTY WASTEWATER MANAGEMENT DEPARTMENT AT THE TIME OF SUBMITTAL OF PLUMBING OR BUILDING PLANS. SHEET 1. Add the following General Note ANY WASTEWATER DISCHARGED INTO THE PUBLIC SANITARY SEWERAGE SYSTEM SHALL MEET THE REQUIREMENTS OF THE INDUSTRIAL WASTE ORDINANCE (PIMA COUNTY ORDINANCE NO. 1991-140, AS AMENDED). SHEET 1. Add the following General Note MAINTENANCE AND OPERATION OF THE PRIVATE SANITARY SEWER TO ITS POINT OF CONNECTION TO THE PUBLIC SEWER IS THE RESPONSIBILITY OF THE PROPERTY OWNER. SHEET 2. Show the rim and invert elevations of the two proposed cleanouts. SHEET 2. Define keynote 7. SHEET 2. Show the existing public sewer to which this project is connecting, including the size and Pima County plan number. All development plans shall show the proposed private sewers all the way to their point of connection to the existing public sewer, no matter how far the existing public sewer may be. SHEET 2. Show the six-digit manhole number for all existing public manholes shown on this plan. We will require a revised set of drawings and a response letter addressing each comment. Additional comments may be made during the review of these documents. The next submittal of this project will be the 2nd submittal. A check for the review fee of this submittal in the amount of $100.00 made out to PIMA COUNTY TREASURER must accompany the revised set of bluelines and response letter. For any questions regarding the fee schedule, please go to http://www.pimaxpress.com/SubDivision/Documents/Fees.PDF where you may find the appropriate wastewater review fees at the bottom of page 1. If the number of sheets changes, please adjust the review fee accordingly. If you have any questions regarding the above mentioned comments, please contact me. Sincerely, Dickie Fernández, E.I.T. Telephone: (520) 740-6947 Copy: Project |
| 03/03/2006 | DALE KELCH | COT NON-DSD | TRAFFIC | Denied | Traffic Engineering REJECTS this DP: 1. Show and label as to size (ie 20x110) both existing and future SVTs (DS 2-05.2.4.R) If the existing and future SVTs are coincident, label it as both existing and future. This is applicable to the intersection of Calle Polar and the access to the project. 2. The near side SVT at the intersection of Calle Polar and the access to the project should be 260'. 3. List the name, ROW width, recordation data, type and dimensioned with of paving, curbs, curb cuts and sidewalks. (DS 2-05.2.2.D). The width is not listed for Calle Polar. Also, make sure that existing and future ROW are presented. If future and existing are ROW are coincident, label it as both existing and future. 4. This plan as submitted does not demonstrate compliance with SE-03-08 condition 10. D. Dale Kelch, PE Senior Engineering Associate Traffic Engineering Division (520)791-4259x305 (520)791-5526 (fax) dale.kelch@tucsonaz.gov |
| 03/03/2006 | GLENN HICKS | COT NON-DSD | PARKS & RECREATION | Approved | DATE: March 1, 2006 TO: Ferne Rodriguez, Development Services FROM: Glenn Hicks Parks and Recreation 791-4873 ext. 215 Glenn.Hicks@tucsonaz.gov SUBJECT: D06-0002 Esparanza El Escalante: Development Plan Review Staff has no comments. |
| 03/10/2006 | HEATHER THRALL | ZONING | REVIEW | Denied | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Heather Thrall Senior Planner PROJECT: D06-0002 Esperanza el Escalante 3700 S. Calle Polar TRANSMITTAL DATE: March 10, 2006 DUE DATE: February 15, 2006 COMMENTS: 1. Section 5.3.8.2, LUC, permits a maximum of one year from the date of application to obtain approval of a development plan. If, at the end of that time, the development plan has not been approved, it must be revised to be in compliance with all regulations in effect at that time, and must be resubmitted for a full CDRC review. The one-year expiration date for this development plan is January 17, 2007. 2. This plan was reviewed for compliance with requirements of the Land Use Code (LUC), Development Standard (DS), American National Standard Institute (ANSI), and International Building Code 2003 (IBC). The plan was specifically reviewed for compliance with DS 2-05, which outlines development plan criteria. The project lists several subdivision notes, and refers to common areas. This project was submitted as a development plan for a residential care service/apartment complex style development, and it was reviewed strictly for development plan requirements. It should be clarified in the response letter on the next submittal whether a subdivision is planned in the future. Be advised, the Zoning Administrator should be consulted via written request to determine if a residential care service, subject to a Special Exception, may proceed through a land subdivision or condominium process prior to making any such application. Please remove all references to a subdivision, a home owner's association and a common area from the plan notes. 3. Per DS 2-05.2.1.D., add the following street names to the location plan: Stella, Mann, Nicaragua and Calle Polar. 4. Per DS 2-05.2.1.K, add the following case numbers in the lower right hand corner: A) annexation case C9-86-33 B) special exception case SE-03-08 C) development plan D06-0002. D) Remove the reference "S05-" from the plan. 5. Per DS 2-05.2.2.B.1, provide a note "Existing zoning is RX-1." 6. Per DS 2-05.2.2.B.3, provide a note "proposed residential care service". 7. Per DS 2-05.2.2.B.4, list total number of units proposed, by phase and in entirety. 8. Per DS 2-05.2.2.B.5, list the lot coverage calculations - phased and overall. 9. Per DS 2-05.2.2.B.5, list the Floor Area Ratio calculations - phased and overall. 10. Per DS 2-05.2.2.B.2, list all Special Exception requirements of case SE-03-08 - see comment 29. 11. Per DS 2-05.2.2.B.11, next to general note 3 with an acreage notation, provide the square footage of the site. 12. Per DS 2-05.2.3.B, all easements -with recordation information shall be depicted on the plan. Several easements shown do not have recordation information provided. 13. Per DS 2-05.2.3.C, for Calle Polar and Nicaragua, provide dimensioned right of way, including centerline, any curbs, sidewalks and curb cuts. 14. Per DS 2-05.2.3.G, advise if existing buildings will be kept, provide floor plans to determine number of bedrooms. (Number of bedrooms determines number of parking spaces.) Dimension distance between all existing buildings, buildings to property lines and proposed PAALs. 15. Per DS 2-05.2.4.A, clarify if any land splits are proposed. 16. Per DS 2-05.2.4.B, provide zoning classifications and use information for all adjacent properties and across Nicaragua and Calle Polar. 17. Per DS 2-05.2.4.C, provide development information - such as lot coverage, floor area ratio, building footprints, number of units/bedrooms, parking calculations, setbacks, building heights, etc. for each phase of the development. Note, as each phase is completed, the development must be able to stand alone - i.e. enough parking must be provided with each phase, etc. Use of any vacant portions of the site is not permitted. 18. Per DS 2-05.2.4.D.1, it appears the PAAL width proposed is acceptable on this submittal. Further review on vehicular access and circulation will be done once parking and access issues are addressed in comment 20. 19. This site requires full code compliance due to the size of the expansion. Even if the existing buildings are not going to be kept - which needs to be clarified- full code compliance is required. Due to this full code requirement, should the existing buildings be kept, the infrastructure to support those units must be provided - parking, sidewalks, handicapped access, etc - at the first phase of construction. Please clarify whether the existing units will be kept, and if so, provide the required infrastructure delineated on the plan at the next submittal. Note, floor plans and the use of each building should be provided to ensure correct parking ratios will be accounted for. Further review comments may be forthcoming, depending upon the information provided in the resubmittal. 20. Per DS 2-05.2.4.K, continuous pedestrian access must be provided from all streets abutting this site connecting all buildings on site. Revise the drawing to show pedestrian access, noting it is also required for all existing buildings, if they are to remain. 21. Per DS 2-05.2.4.K, tying in with the need for pedestrian access, handicapped access is also required. Provide as such throughout the site, referring to ANSI for all ramp, truncated dome (early warning devices) and parking access aisle requirements - fully dimensioned and labeled on the plan. Correct the handicapped parking detail shown to provide ramps, access aisles adjacent to all handicapped parking spaces - fully dimensioned with truncated domes - connecting to sidewalks. Correct the Handicapped parking sign detail to show the height of the sign post from bottom of the sign to the ground as 7 feet. In addition, show the wording of the local (TCC) ordinance with fine of $518 for parking illegally in a handicapped parking space. 22. Per DS 2-05.2.4.M, clarify the use for each building, providing floor plans as well with all rooms labeled. 23. Per DS 2-05.2.4.N, label heights of all buildings, provide dimensions on all building footprints (existing buildings if they are to remain). 24. Per DS 2-05.2.4.P, provide parking calculations per LUC 3.3.4 residential care service criteria - phased and overall. Parking for each building is to be noted. Correct dimension from front of parking space to (include the entire) wheel stop barrier at only 2.5 feet. Further review comments on parking may be made, depending upon response provided. 25. Per DS 2-05.2.4.Q, provide bicycle parking calculations and typical rack/locker detail drawings. 26. Per DS 2-05.2.4.T, clarify trash service/location - see engineering for further comments. 27. Clarify type of postal service, and any walls or free-standing lighting (with applicable specifications). 28. The correct list of conditions for the SE 03-08 case is dated August 21, 2003. Please submit a copy of this list with the resubmittal, and ensure this list is completely listed on the plan. 29. Per condition 1 of the Special Exception SE-03-08, provide documentation the development plan submitted was presented to neighboring property owners within 15 days of submittal to CDRC. 30. Condition 7 of the SE case does not appear to be met with this submittal. This condition, as shown on the preliminary development plan showing 4 phases of construction, stipulates that a common outdoor rec center/passive activity facility is to be provided for each of the 4 phases - and must be constructed prior to occupancy of each phase. Demonstrate compliance with this condition, for the 4 phase areas shown on the preliminary plan. It is acknowledged that 9 phases are shown for this project under the current submittal. 31. Provide a written response letter advising how each condition of the special exception case has been - or will be- met. 32. Depending upon the responses provided, further review comments may be forthcoming. Should you have questions on this review, contact me at Heather.Thrall@tucsonaz.gov or at 791-4541x1156. If you have any questions about this transmittal, please call (520) 791-5608. C:\planning\cdrc\developmentplan\D06-0002 esperanza el escalante.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development plan, additional requested documents. |
| 03/13/2006 | PATRICIA GEHLEN | ZONING-DECISION LETTER | REVIEW | Denied | COMMUNITY DESIGN REVIEW COMMITTEE DEVELOPMENT SERVICES March 13, 2006 Steve Hill Leadstar Engineering 1010 North Finance Center Drive, Suite 200 Tucson, Arizona 85710 Subject: D06-0002 Esperanza El Escalante Development Plan Dear Steve: Your submittal of January 18, 2006 for the above project has been reviewed by the Community Design Review Committee and the comments reflect the outstanding requirements which need to be addressed before approval is granted. Please review the comments carefully. Once you have addressed all of the comments, please submit the following revised documents and a DETAILED cover letter for each agency explaining how each outstanding requirement has been addressed: ALL BLUELINES MUST BE FOLDED 10 Copies Revised Development Plan (Environmental Services, Addressing, Community Planning, TEP, Wastewater, Traffic, Landscape, Zoning, Engineering, DSD) 5 Copies Revised Landscape and NPPO Plans (Community Planning, Zoning, Landscape, Engineering, DSD) 2 Copies Revised Drainage Report (Engineering, DSD) Should you have any questions, please call me at 791-5608, ext. 1179. Sincerely, Patricia Y. Gehlen CDRC Manager All comments for this case are available on our website at http://www.ci.tucson.az.us/dsd/ Via fax: 571-1961 |