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Permit Review Detail

Permit Number: DP13-0252
Parcel: 12503019A

Address:
3035 E 5TH ST

Review Status: Completed

Review Details: TENTATIVE PLAT REVIEW

Permit Number - DP13-0252
Review Name: TENTATIVE PLAT REVIEW
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/02/2014 PGEHLEN1 POLICE REVIEW Approved I have no issues with this proposal.

CSO Becky Noel #37968
Tucson Police Dept
837-7428
01/02/2014 LIZA CASTILLO UTILITIES TUCSON ELECTRIC POWER Denied SUBJECT: THE RETREAT AT SAM HUGES TENTATIVE PLAT
DP13-0252

Tucson Electric Power Co. (TEP) has reviewed the Tentative Plat for The Retreat at Sam Hughes received on December 19, 2013. TEP is unable to approve the plat at this time. An electrical design must be completed and any required easements must be shown on the plat.

Please submit to my attention a pdf copy of the plat along with the subdivision AutoCAD file, including water plans, so that we may update our GIS database and prepare a preliminary design.

If you have any questions, please feel free to contact me at 917-8744.

Thank you,

Mary Burke
Right of Way Agent
Tucson Electric Power Co.
Mail Stop HQW603
PO Box 711, Tucson, AZ 85702
Office - 520-917-8744
Cell - 520-401-9895
mburke@tep.com<mailto:mburke@tep.com>
01/03/2014 MARTIN BROWN COT NON-DSD FIRE Denied Alleys are not usually acceptable as fire department access. Must meet all requirements of 2012 IFC Section 503 for approval.
Please indicate location of all existing and proposed fire hydrants, with dimensions to property lines. Refer to Section 507 for spacing requirements.
01/03/2014 ED ABRIGO PIMA COUNTY ASSESSOR Denied Office of the Pima County Assessor
115 N. Church Ave.
Tucson, Arizona 85701

BILL STAPLES
ASSESSOR




TO: CDRC Office
Subdivision Review
City of Tucson (FAX# 791-5559)


FROM: Sherry Hyde
Senior Property Technician
Pima County Assessor's Office


DATE: 1/3/14


RE: Assessor's Review and Comments Regarding
DP13-0252 THE RETREAT AT SAM HUGHES

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *

Plat meets Assessor's Office requirements.
___X____ Plat does not meet Assessor's Office requirements.

COMMENTS:

" THE TITLE BLOCK MUST BE IN THE LOWER RIGHT HAND CORNER; IT MUST HAVE THE NUMBER OF LOTS OR UNITS OR BLOCKS OR ANY COMBINATION OF THESE. IT MUST HAVE THE COMMON AREAS LISTED, IF THERE ARE ANY. IT MUST HAVE THE SECTION, TOWNSHIP AND RANGE AND IF IT IS A RESUBDIVISION, IT MUST MENTION THE PLAT NAME AND THE MAP & PLAT.
" GENERAL NOTES MUST HAVE THE NUMBER OF MILES OF NEW ROAD, PUBLIC OR PRIVATE, EVEN IF THE NUMBER IS 0.
" THERE MUST BE A SECTION TIE, WITH A BEARING AND DIMENSION FROM THE SECTION CORNER OR QUARTER CORNER TO THE POINT OF TIE ON THE SUBDIVISION.
" THERE MUST BE BEARINGS AND DIMENSIONS FOR THE PERIMETER AND ALL LOT LINES. THE CURVE TABLE FOR THE CURVES APPEARS TO BE MISSING.
" ALL ADJACENT SUBDIVISIONS SHOULD BE NAMED, WITH MAP AND PLAT IN THE APPROPRIATE AREAS AROUND THE SUBDIVISION.

NOTE: THE ASSESSOR'S CURRENT INVOLVEMENT IN PROCESSING ITS MANUAL MAPS TO DIGITAL FORMAT IS EXPEDITED GREATLY BY EXCHANGE OF DIGITAL DATA. IN THE COURSE OF RECORDING THIS SUBDIVISION YOUR ASSISTANCE IN PROVIDING THIS OFFICE WITH AN AUTOCAD COPY WOULD BE GREATLY APPRECIATED. THANK YOU FOR ANY DIGITAL DATA PREVIOUSLY SUBMITTED.
01/06/2014 JOE LINVILLE LANDSCAPE REVIEW Denied Submit a landscape plan. A detailed landscape plan is required. In accordance with Section 2-11.0.0, Landscape Plan Requirements. AM 2-06..4.9.X

A Native Plant Preservation Plan in accordance with Section 2-12.0.0 of the Administrative Manual is required.
UDC 7.7.4.A
01/06/2014 JOHN BEALL COT NON-DSD COMMUNITY PLANNING Passed
01/06/2014 ELIZABETH EBERBACH ENGINEERING REVIEW Denied DATE: January 6, 2014
TO: Ken Perry, P.E.
SUBJECT: The Retreat in Sam Hughes Development Package Review
LOCATION: T14S, R15E, Section 08
REVIEWER: Elizabeth Leibold P.E.
ACTIVITY NUMBER: DP13-0252

Summary: Engineering Division has reviewed the submitted development package including a copy of the site & grading plan sheets, Drainage Report, SWPPP, . During meeting held December 13, 2013, Fire, Solid Waste, and TDOT had not accepted the proposed layout; it is understood that this submittal acknowledges that there were outstanding issues for the layout still to be addressed. Engineering does not recommend approval or the project until following comments are addressed.

MASTER COVER SHEETS/ GENERAL NOTES/DRAINAGE/GRADING/SITE SHEETS COMMENTS:
1) Admin Man Secs.4.9.I, 2-06.4.8.C, 4.9.H.4, Tech Man Sec.10-01.5.1.A: On Site Plan sheet, address the following comments:
a. Label existing ROW around project boundary per recorded, approved final plats or other recordings.
b. Label existing sidewalk widths and proposed sidewalk widths along frontage streets and interior PAAL.
c. On Bentley and Country Club from alley, show existing SVT's on site plan and label dimensions for both future and existing SVT's on planview.
d. Admin Manual Sec.2-06.4.7.7: Property appears to be part of Himmel Subdivision; if the property is part of an existing subdivision plat that has been recorded, provide the case number in the lower right corner of each sheet. Provide reference to assessor's record map for parcel 125-03-019 or a legal description of property on cover sheet (whether this is a portion of the HIMMEL LOTS 9 THRU 20 & PTN ABAND ALLEYS EXC SPNDRLS & COUNTRY CLUB RD BLK 1).
e. Admin Manual Sec.2-06.4.8: Show and label on site plan sheet and in drainage exhibit, existing curb type in street along both sides of Bentley Avenue and west side of Country Club, and north side of 5th Street.
2) Tech Man Sec.4-04.1.5.1: For this project, private maintenance should be established as the drainageway is proposed on more than one lot. A Homeowners' Association shall be established for this subdivision in order to create the authority and responsibility for maintaining constructed channels within the subdivision. Add verbiage for maintenance in general notes section regarding
3) UDC 8.4.3.B.6, Admin Man Sec.2-06.4.9.N.4: Drainage Report needs to meet minimum standards per City Drainage Manual and Detention Retention Manual. Address the following comments:
a. Admin Man Sec.4.9.N.1: Additional flow exiting the site could cause adverse impact to downstream property owners. Provide additional explanation and clarification in tables, exhibits, and within the report, how pre-developed flow rates compare to proposed developed conditions. No adverse impact should be proposed for the project.
b. Tech Manual Secs.4-04, 4-03: Provide geotechnical report to substantiate waiver request.
c. Tech Man Sec.4-03.2.2: The watershed description in report should be revised to state that it in a non-designated watershed management area, which requires 5-yr threshold retention basin compliance. Volume of pre-developed basin should be clarified to equate to proposed water harvesting areas in proposed project, and/or include discussion of hydrologic soils on site - D Soils - which typically have poor percolation rates and whether retention is requested to be waived for site (allowed under this section of the standards).
d. Geotechnical and structural engineering recommendations are needed to address setbacks between stormdrain pipe and building and wall foundations, cover between PAAL / paring areas and stormdrain pipes. Recommend using safety factors and RCP. RCP will be required in ROW.
4) Admin Man Sec.4.9.O, Tech Man Sec.2-01.9: Address the following setback comments:
a. Regarding proposed vegetation, provide soils/geotechnical report showing that vegetation meets soils report recommendations, or, provide positive gradient away from structures with setback for irrigation and proposed vegetation per building codes.
b. Tech Man Sec.4-04.1.5, 4-04.2.3.1.4.C.5: Inadequate maintenance of the drainageway must not result in conditions that could cause loss of life or damage to other property. Sufficient building setback lines shall be shown that minimizes issues for maintenance access and drainage function. IBC Code 2012 sec.1804.3 requires 5% at 10-ft away from structure; provide a minimum of 20-ft distance between structures on lots 1-5, 2-6, 3-7, and 4-8.
5) Tech Man Sec.4-04.1.5.1: Regarding maintenance of drainageways, the City of Tucson will require that the proposed drainageways be encumbered by a 20-ft public flowage easement, on top of the private drainage maintenance easement. The flowage easement shall not give the City maintenance responsibility, but shall give the City the right to allow drainage water to flow freely (ie., unobstructed) through the drainageway. Therefore, if necessary, the City shall have the right, by easement, to order the drainageway cleaned or repaired by the responsible entity. The flowage easement shall also give the City the right, should the required maintenance not be performed in a timely manner, to perform the maintenance and be reimbursed by the responsible entity.
6) Tech Man Sec.4-04.2.3.1.6.A.d, IBC 2012 sections.1807, 1805, & 1808.7.1: Clearly mark dimensions of building setback in a surveyable manner based on structural analysis for safety considerations that includes setback horizontally and vertically from retaining wall footer and foundations. Be sure to show the dimensions or distances between proposed building structures and the proposed drainageway. Provide structural engineering review of proposed stormdrain pipe with relation to 45 degree loading from foundations and proximity to retaining footer. Structural recommendations should be provided to address damproofing and vehicular loading on stormdrain pipes at PAAL crossings as well.
7) Admin Man Sec.2-06.4.9.M, Tech Man Sec.2-01.4.F.b: Address the following grading comments:
a. Clarify areas where PAAL or parking is proposed over drainage easement; these areas will need to be assessed by structural and geotechnical engineer to assure minimum cover is provided.
b. Basis of bearing is indicated on planview - also label and add notes to either cover sheet or grading plan sheet, vertical benchmark and basis of horizontal bearing notes on planview.
c. Add note to grading plan that all disturbed areas that do not have improvement structures or revegetation shall have gravel or other sized rock cover.
d. Label surface spot elevations & grades within drainage easement showing positive gradient and labeled cover material (sediment/erosion control).
e. Provide cross sections at sides of buildings 1-5, 2-6, 3-7, and 4-8 showing proposed easement, setbacks, drainage system, screen wall, to show existing grade and proposed grades with sufficient earthen cover based on geotechnical and structural engineering recommendations, positive gradients from building structures, inverts & soffits for storm drain pipes, and FFE's.
f. Technical Manual section 2-01.8.1: Some proposed pad grades are indicated to exceed the 2-ft differential grading requirement. Differential grading procedure is therefore required, if proposed elevations are not revised to reflect less than 2-ft of fill. However with such close proximity to proposed drainage facilities it may be difficult to address. For the first step of the differential procedure, provide an engineering justification for the proposed fill to exceed 2-ft. Additional procedures will later include neighbor notification. Differential grading should be addressed as soon as possible to lessen delays in other aspects of the project's review.
g. Tech Manual Sec.2-01.4.1.C.3: Provide total disturbance area next to cut/fill quantities on grading sheet.
8) Tucson Code Chapter 26, Article II: SWPP comments:
a. Identify and add receiving waters to location map and as a general SWPPP note.
b. Additional SWPP comments will be provided once layout issues are resolved.
9) Tech Man Sec.11-01.4: Assure that there are no easement conflicts per title report. Show all easements including those listed on the Schedule B of title report, label with Book/page or Docket/page, and/or list as a blanket easement, and/or label with accurate dimensions and bearings on the plan. Please be aware that if easements are relocated, not in use, or proposed for abandonment, then the documentation of the vacation/abandonment/relocation shall be submitted.

RESUBMITTAL REQUIRED: Address comments and redlines. Development Package including revised Site & Grading Plan sheets, revised Drainage Report, SWPPP reports, copy of title report, differential grading engineering justification, geotechnical report, structural analysis, and response letter. I can be reached at 837-4934 if you have questions.

Elizabeth Leibold, P.E., CPM, CFM
Civil Engineer
Engineering Division
Planning & Development Services Department
City of Tucson
01/07/2014 PGEHLEN1 OTHER AGENCIES U. S. POST OFFICE Passed
01/07/2014 PGEHLEN1 ENV SVCS REVIEW Approv-Cond ES has no objections to providing refuse and recycle curbside service for lots 1,5,9,10,11, & 12 and alley service for lots 2,3,4,6,7, & 8.

Include in keynotes noting specific service to each lots as referenced above.

Let me know if you need anything else.

Thanks, Andy
01/07/2014 JANE DUARTE COT NON-DSD PARKS & RECREATION Passed
01/07/2014 PATRICIA GEHLEN ZONING-DECISION LETTER REVIEW Reqs Change This review has been completed and resubmittal is required. Please resubmit the following items:

1) 4 rolled sets of the plans
2) A disk containing all items submitted
3) All items requested by review staff
4) All items needed to approve this plan.
01/07/2014 ROBERT YOUNG PIMA COUNTY PIMA CTY - DEV REVIEW Passed
01/07/2014 PGEHLEN1 UTILITIES EL PASO NATURAL GAS Passed
01/07/2014 PGEHLEN1 OTHER AGENCIES TUCSON AIRPORT AUTHORITY Passed
01/07/2014 PGEHLEN1 UTILITIES CENTURYLINK Passed
01/07/2014 PGEHLEN1 PIMA COUNTY WASTEWATER Denied Reviewed by RWRD but no response to request for copy of comments.
12/19/2013 FERNE RODRIGUEZ START PLANS SUBMITTED Completed
12/20/2013 TOM MARTINEZ OTHER AGENCIES AZ DEPT TRANSPORTATION Approved Regional Traffic Engineering has no comments on this submittal and supports its acceptance. Thank you.
12/20/2013 RONALD BROWN ADA REVIEW Passed
12/20/2013 RONALD BROWN H/C SITE REVIEW Approved
12/20/2013 PGEHLEN1 TUCSON WATER NEW AREA DEVELOPMENT REVIEW Approved Trish,
Tucson Water has no comments on the Tentative Plat Review. Have a Happy Holiday!

Thanks,
Scott

Scott Schladweiler, P.E.
Engineering Manager, New Development
Tucson Water
P.O. Box 27210
Tucson, AZ 85726-7210
(520) 837-2122
12/20/2013 PGEHLEN1 OTHER AGENCIES PIMA ASSN OF GOVTS Approved See documents in SIRE
12/23/2013 ZELIN CANCHOLA COT NON-DSD TRAFFIC Denied From Zelin Canchola
TDOT
Date December 31,2013

RE: DP13-0252 The Retreat at Sam Hughes

The Tentative Plat needs to be revised. Primary alley access is unacceptable.
12/26/2013 PGEHLEN1 UTILITIES SOUTHWEST GAS Approved See documents in SIRE. Informational in nature
12/27/2013 PGEHLEN1 PIMA COUNTY ADDRESSING Denied 201 N. STONE AV, 1ST FL
TUCSON, AZ 85701-1207

[Description: Pcseal]


MICHELENE NOWAK
ADDRESSING REVIEW
PH #: 724-9512

TO:

CITY PLANNING

FROM:

MICHELENE NOWAK, ADDRESSING REVIEW

SUBJECT:

DP13-0252 THE RETREAT AT SAM HUGHES LOTS 1-12/1ST REVIEW OF TENTATVIE PLAT

DATE:

DECEMBER 27, 2013




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:

1. Label Project# DP13-0252 on all Sheets.

2. On Title Block area complete legal: The Retreat At Sam Hughes Lots 1-12 being a resubdivision of Lots 9 thru 20 Block 1 of Himmel Addition and recorded in Book 5 of Maps & Plats at Pg 51 and abandoned alleys lying within a portion of Section 8, Township 14 South, Range 14 East Gila Salt River Base &Meridian, City of Tucson, Pima County, Arizona

3. Verify and correct access for Lot 1 --Sheet 1 shows access from Bentley Av but Sheet 2 shows access from the Alley.

4. Include symbols in LEGEND for: OHE and Hatched area south of lots 1-3 and north of lots 5-8 (is this a drainage easement only?)

5. On Sheets 2 & 3 spell out street suffix for: Tucson Boulevard

6. On BASIS OF BEARING: Himmel Townhomes Final Plat was amended in Bk 38 Pg 76
12/27/2013 MICHAEL ST. PAUL ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Michael St Paul
Planning Technician

PROJECT: DP13-0252
3035 East 5th Street
Residential Subdivision R-1 zone

TRANSMITTAL DATE: January 3, 2014

DUE DATE: January 16, 2014

COMMENTS: Please resubmit revised drawings along a response letter, which states how all Zoning Review Section comments regarding the Unified Development Code, The Administrative and Technical Manuals were addressed.

This plan has been reviewed for compliance with the Development Package Standards listed in section 2-06 of the City of Tucson Administrative Manual. Also compliance with applicable development criteria for the proposed use as listed in the City of Tucson Uniform Development Code (UDC).

The review comments include the actual standard first with the applicable Administrative Manual section number and the following paragraph is the actual comment related to the specific item that must be addressed. If you need to review the sections listed below click on the link or copy it in the address bar of your internet program. http://www.amlegal.com/nxt/gateway.dll/Arizona/tucson_az_udc/administrativemanual?f=templates$fn=default.htm$3.0$vid=amlegal:tucson_udc_az

This link will take you directly to the section used for the standards review. The UDC requirements are in the Unified Development Code and can be viewed at the same web link as above

1. 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 December 20th 2014.

2. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS)
Section

2-06.1.0 GENERAL

2-06.2.0 APPLICATION SUBMITTAL REQUIREMENTS

2-06.3.0 FORMAT REQUIREMENTS

2-06.4.0 CONTENT REQUIREMENTS

2-06.1.0 GENERAL

2-06.1.1 PURPOSE
This standard has been prepared for the purpose of informing applicants of the submittal and review requirements for development package documents to assure proper and adequate information is presented in a consistent manner, thereby providing the basis for an efficient and timely review. The development package documents are prepared in support of applications for building permits and related reviews.

The information that is requested establishes the basis upon which the project will be approved and could affect what is required of the property in the future, should there be a proposal for expansion or for a different use of the property.

This standard does not waive any applicable city regulations or codes.

2-06.1.2 APPICABILITY
This standard shall be used for all site plans and tentative plats submitted to PDSD for review.

2-06.2.1 APPLICATION SUBMITTAL REQUIREMENTS
Development Package applications are available from PDSD. Completed applications and accompanying materials shall be submitted to PDSD. Incomplete or inaccurate applications will not be accepted, nor will any application in which the pre-application conference or neighborhood meeting requirements have not been met. The types of documents and the specific number of copies required of each of the documents are on the PDSD website or may be obtained from PDSD. Resubmittals of development packages require a comment response letter that details how all previous comments have been addressed. Provide the same number of copies of the comment response letter as plans provided.
The following documents and information shall be submitted upon application:

2-06.2.1 Application Form
A completed application signed by the property owner or authorized designee;

2-06.2.2 Development Package
A development package must be prepared to the format and content requirements described herein;

2-06.2.3 Related Reviews
In addition to the plan process, a project may require review for other types of plans and documents. The applications for those processes are submitted to the appropriate department for review and approval. These related reviews can be applied for so that review can occur concurrently with the development package application. However, it must be understood that, should the related application be approved subject to conditions or denied, this may affect the;

2-06.2.4 Concurrent Reviews
The development package is designed to allow for concurrent review of any site related reviews. Concurrent review means that all plans and documents needed for the review are submitted as one package. Examples of site related reviews include but are not limited to: site plans, landscape plans, NPPO plans, water harvesting plans, grading plans, SWPPP plans, floodplain use permits, and overlay reviews. Separate applications are often required for the different site related reviews even if the plans are submitted concurrently; and,

2-06.2.5 Fees
Fees in accordance with Section 4-01.0.0, Development Review Fee Schedule.

2-06.3.0 FORMAT REQUIREMENTS


2-06.3.6 - Provide a blank three-inch by five-inch block in the lower right corner of the plan adjacent to the title block on the first sheet of the development package for use by Pima County Addressing.

1) COMMENT: Provide the addressing block.


2-06.4.0 CONTENT REQUIREMENTS

2-06.4.1 - The name, mailing and email addresses, and phone number of the primary property owner of the site, the developer of the project, registrant(s), and other person(s), firm(s), or organization(s) that prepared the development package documents shall be provided on the right half of the cover sheet. The applicable registration or license number shall be provided if prepared by or with the assistance of a registered professional, such as a surveyor, architect, landscape architect, or engineer. All sealing shall be consistent with Arizona Board of Technical Registration guidelines.

2) COMMENT: Provide the email address with the information above on the cover sheet.

2-06.4.2 - The title block shall include the following information and be provided on each sheet:

2-06.4.2.A - The proposed name of the project or subdivision, or if there is no name, the proposed tenant's name;

3) COMMENT: Use the proposed legal description for the new subdivision. (See the following comment.)

2-06.4.2.B - A brief legal description and a statement as to whether the project is a resubdivision are to be provided. On resubdivisions, provide the recording information of the existing subdivision plat;

4) COMMENT: Provide the legal description with the Resubdivision of Himmel Lots 9 through 20 & Portions of abandoned alleys included.

2-06.4.2.C - The number of proposed lots and common areas are to be noted. If the subdivision is a Flexible Lot Development (FLD), a condominium, or a similar type of residential subdivision utilizing special provisions of the UDC, it shall be so noted;

5) COMMENT: Provide the number of lots in the title block.

2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx).

6) COMMENT: If any additional sheets are added the page numbering format must be continued.

2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet.

7) COMMENT: Provide the development package number (DP13-0252) and the subdivision number (when assigned) on all of the sheets of the development plan.

2-06.4.4 - The project-location map to be located on the first sheet of the development package in the upper right corner, shall cover approximately one square mile, be drawn at a minimum scale of three inch equals one mile, and provide the following information.

2-06.4.2.A - Show the subject property approximately centered within the one square mile area;

8) COMMENT: Provide the projection map with the subject property placed in the center of the map.

2-06.4.2.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and,

9) COMMENT: Depict the High School Wash on the plot plan. Also depict County Club Road and Sixth Street and Major Streets and Routes in the projection 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

10) COMMENT: Revise the zoning notes below.

2-06.4.7.A.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses.

11) COMMENT: Remove all the Land Use Code (LUC) references from the Zoning and Land Use notes and replace them with the proper Uniform Development Code (UDC) references: R-1 Zone UDC Section 4.7.8 and Table 4.8.2.

2-06.4.7.A.5 - On residential projects, list the total number of units/lots proposed.

12) COMMENT: The correct total number of units allowed is twelve (12). See Dimensional Standards Table 6.3-2.A for the correct lot coverage requirement and setbacks. The number of units per lot is one (1). The front setback requirements are the greater of twenty-one (21) feet or the height from the travel lane UDC Section 6.4.5.C). The correct setbacks for all the interior lot lines is the greater of six (6) feet or two-thirds (2/3) height (Table 6.3-2.A). Also provide the setback for the proposed garages and driveway in the calculations and demonstrate them on the tentative plat with dimensions and details. The correct minimum driveway length for a garage to the existing public street is eighteen (18) feet to the property line and nineteen (19) feet to the back of a sidewalk (UDC Section 6.4.5.C..2.b [all]). The two private streets have a minimum garage setback of one (1) foot. The maximum distance from the paving edge to the parking structure (garage) is eight (8) feet. Revise the plans so that all the driveways garages meet these minimum standards.

2-06.4.7.A.6 - If a plan or plat is prepared in conjunction with other applications or overlays or the parcel being developed is subject to conditions of an application processed previously, additional information must be added to the plan. Such applications and overlays include, but are not limited to: annexations; rezonings; special exceptions; Board of Adjustment variances; Design Development Options; Technical Standard Modification Request; overlays (Airport Environs Zone, Environmental Resource Zone, Gateway Corridor Zone, Hillside Development Zone, Historic Preservation Zone, Major Streets and Routes, Rio Nuevo District, Scenic Corridor Zone, WASH); Modification of Development Regulations through the Downtown Area Infill Incentive District or Rio Nuevo District; Downtown Heritage Incentive Zone; or, Design Review Board. Provide the following information on the plan.

13) COMMENT: If you apply for variances from the Board of Adjustment, place the case number and all conditions on the plan.

2-06.4.7.A.7 - If the property is part of a subdivision plat that is being reviewed or has been recorded, provide the case number in the lower right corner of each sheet. As a general note, indicate whether the project is part of a Flexible Lot Development (FLD), condominium, or another similar type project.

14) COMMENT: Provide the subdivision case number on the lower right corner of each sheet.

2-06.4.7.A.8 - For development package documents provide:

2-06.4.7.A.8.a - Floor area for each building;

15) COMMENT: You may provide this information on each individual plot plan after the subdivision has been approved.

2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage;

16) COMMENT: Provide this information on each individual plot plan, after the subdivision has been approved.

2-06.4.7.C - Streets and Roads Notes

17) COMMENT: Provide the following public and private street information on the cover sheet.

2-06.4.7.C.1 - List the following note if applicable: "All new public roads within and adjacent to this project will be constructed in accordance with approved plans. Construction plans will be submitted to the City Engineer's Office for review and approval."

18) COMMENT: There appears to be no public street planed for this subdivision at this time.

2-06.4.7.C.2 - List the following note on all development package documents: "No structure or vegetation shall be located or maintained so as to interfere with the sight visibility triangles in accordance with Section 10-01.5.0, Sight Visibility, of the Technical Standards Manual."

19) COMMENT: Provide the above note on the coversheet.

2-06.4.7.C.3 - Provided the following notes as applicable:

20) COMMENT: Provide both of the following notes.

2-06.4.7.C.3.a - "Total miles of new public streets is ____________."

21) COMMENT: Provide the above information on the cover sheet.

2-06.4.7.C.3.b - "Total miles of new private streets is ____________."

22) COMMENT: Provide the above information on the cover sheet.

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.

2-06.4.8.B - All easements shall be drawn on the plan. The recordation information, location, width, and purpose of all easements on site will be stated. Blanket easements should be listed in the notes, together with recordation data and their proposed status. Should an easement not be in use and be proposed for vacation or have been abandoned, so indicate. However, should the easement be in conflict with any proposed building location, vacation of the easement shall occur prior to approval of plan unless written permission from easement holder(s) is provided.

23) COMMENT: Provide all the existing easements, with the above information, on the plan. (See Engineering comments.)

2-06.4.8.C - The following information regarding existing private or public right-of-way adjacent to or within the site shall be provided: the name, right-of-way width, recordation data, type and dimensioned width of paving, curbs, curb cuts, and sidewalks.

24) COMMENT: Provide the dimensions, with center and curb location, for all the existing adjacent right-of-ways (ROWs), including streets and the alley. Also dimension the full width of the alley. The existing alley to the north of this subdivision has been design to be used as primary vehicle access for four (4) of the twelve (12) proposed lots.

"Alleys are public ways used primarily for the placement of utilities and refuse collection" (UDC 7.10 ALLEYS). "Alleys are to be used for utility placement, provision of sanitary services, and as a secondary point of access to property" (TSM Section 10-01.6.6).

"The use of alleys for vehicular maneuvering or loading is prohibited, unless specifically permitted by Section 7.4.6.K, (UDC Section 7.10.5).

An exception is provided: "Residential uses (including, but not limited to, single-family dwellings, … ) that require four or fewer off-street motor vehicle parking spaces" (UDC Section 7.4.6.K.1.a).

Such as use must meet the following conditions: "An alley, when used for access, must be a minimum of 20 feet wide, free of obstructions, and surfaced with a dust contol method that is acceptable to the TDOT City Engineer" (UDC Section 7.4.6.K.2).

We are presented with a total of four (4) houses (lots) with primary vehicle access through the existing alley for an estimated forty (40) trips per day (Technical Standards Manual, Section 10-01.2.2. Traffic Volumes). The volume presented appears to exceed the intent of the exception provided in Section 7.4.6.K. This matter should be determined by my superiors.

The Technical Standards Manual also provides for modification. See TSM Section 10-01.7.0 MODIFICATIONS.

2-06.4.9.B - Identify each block or lot by number within the subdivision boundary and include the approximate square footage of each, or a note may be provided stating that all lots comply with the minimum lot size requirements.

25) COMMENT: State the minimum lot size is 7000 square feet and that all lots comply with the minimum lot size on the cover sheet.

2-06.4.9.F - All existing zoning classifications on and adjacent to the project (including across any adjacent right-of-way) shall be indicated on the drawing with zoning boundaries clearly defined. If the property is being rezoned, use those boundaries and classifications. The basis for this requirement is that some zoning requirements on a project are based on the zoning classification of adjacent property. Also, in some instances, each zone has to be taken into consideration on property that is split by two or more zoning classifications, as each may have different requirements.

26) COMMENT: Place the zoning of the adjacent properties on the tentative plat.


2-06.4.9.H - Proposed Traffic Circulation

2-06.4.9.H.1 - Proposed traffic circulation will be designed in accordance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual, to include streets, intersections, street names, right-of-way widths, curve radii of centerlines and curb returns, and proposed improvements, such as pavement, curbs, access points (driveways), accessible ramps, and sidewalks. Street improvements, such as sidewalks, curbs, pavement, and accessible ramps, do not need to be drawn on the plan if such information is provided on typical street cross sections.
Please be aware that, if a new street is created (for other than for subdivisions) which divides the property into two or more lots, a subdivision plat is required (refer to the definition of subdivision in Section 11.4.20 of the UDC).

27) COMMENT: See comments from traffic.


2-06.4.9.H.3 - Indicate fire circulation, including accessibility and vehicle maneuverability.

28) COMMENT: See Fire comments.

2-06.4.9.H.4 - Indicate if existing streets are public or private; provide street names, widths, curbs, sidewalks, and utility locations, all fully dimensioned.

29) COMMENT: See previous comments concerning the existing right-of-ways.

2-06.4.9.H.5.a - Show all motor vehicle off-street parking spaces provided, fully dimensioned. As a note, provide calculations on the number of spaces required (include the ratio used) and the number provided, including the number of spaces required and provided for the physically disabled. The drawing should indicate parking space locations for the physically disabled. A typical parking space detail shall be provided for both standard parking spaces and those for the physically disabled. For information on parking requirements for the physically disabled, refer to adopted building and accessibility codes of the City of Tucson. Design criteria for parking spaces and access are located in Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC.

30) COMMENT: Provide the parking requirement calculations for the subdivision on the coversheet. The minimum parking requirement is two spaces per dwelling unit plus visitor parking at a ratio of 0.25 per unit. Please be aware that there are more intense parking requirements for units with five (5) or more bedrooms (UDC Section 4.9.7.B.7). There are also minimum parking requirements for subdivisions (TSM Section 10-01.2.4.D). (See the following comment.)


2-06.4.9.H.7 - If streets are proposed, indicate if they are designed for on-street parking to accommodate visitor parking or if parking is provided in common parking areas. Visitor parking is to be evenly distributed and usable by all residents of the project. Extra parking on individual lots, such as tandem parking in driveways, does not count toward visitor parking, as it is not available to other property owners within the project. Design criteria for streets are located in Technical Standards Manual Section 10-01.0.0.
Streets designed at the minimum width, without on-street parking, need clearance for access to all homes by life safety vehicles and, where no alleys are provided, by refuse collection vehicles. If motor vehicles are parked along streets that are not designed to allow for parking, life safety services will be inhibited and, in many situations, blocked.

31) COMMENT: "Local streets must be designed with parking on both sides of the street, unless parking is provided in common areas distributed throughout the subdivision, at a ratio of one space per dwelling within the subdivision" (Technical Standards Manual Section 10-01.2.4.D). Demonstrate publically accessible guest parking on the plan.

2-06.4.9.I - Show all right-of-way dedications on or abutting the site and label. If the development package documents have been prepared in conjunction with a subdivision plat or is required as a condition of approval of a review process, such as a rezoning, street dedications in accordance with the Major Streets and Routes (MS&R) Plan may be required by these processes.
Projects bounded by streets having only a portion of the right-of-way width dedicated will be required to dedicate right-of-way, up to one-half, to complete the street width.
Should there be any proposed street or alley vacation, provide this information. If vacation has occurred, include the recording information.

32) COMMENT: It appears that any required dedications for the MS&R have been completed. Provide any vacation information.

2-06.4.9.J - If street dedication is not required or proposed and the project site is adjacent to a Major Street or Route, draw the Major Street right-of-way lines for those streets. (Add the MS&R future sidewalk, right-of-way lines, sight visibility triangles, etc.)

33) COMMENT: depict the above information, with dimensions, on the tentative plat.

2-06.4.9.L - All proposed easements (utility, sewer, drainage, access, etc.) are to be dimensioned and labeled as to their purposes and whether they will be public or private. The easements may have to be recorded and the recordation information added to the development package prior to approval.

34) COMMENT: Provide all the proposed easement information on the plans. See comments from traffic concerning the proposed private streets. (See TSM Section 10-01.2.3.A.)

2-06.4.9.M - Grading Plan

2-06.4.9.M.1 - A conceptual grading plan is required on projects with significant topographic conditions. The PDSD Engineering Administrator or designee will determine the need for such a plan.

2-06.4.9.M.2 - Concurrent Review. For all projects, grading plans may be included in the development package and will be reviewed concurrently.

35) COMMENT: The grading plan appears to match the tentative plat. See comments by the engineering section.

2-06.4.9.O - All applicable building setback lines, such as erosion hazard, floodplain detention/retention basins, and zoning, including sight visibility triangles, will be shown.

36) COMMENT: See building and driveway setback comments.

2-06.4.9.R - Show on-site pedestrian circulation and refuge utilizing location and the design criteria in Section 7-01.0.0, Pedestrian Access, of the Technical Standards Manual.

37) COMMENT: Depict pedestrian circulation.

2-06.4.9.S - Show existing or proposed pedestrian circulation along abutting rights-of-way. Such sidewalks must comply with accessibility requirements for the physically disabled and the design criteria in Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual.

38) COMMENT: Depict pedestrian circulation.

2-06.4.9.T - Show refuse collection areas, including locations of dumpsters, screening location and materials, and vehicle maneuverability, fully dimensioned, and access route. If dumpster service is not proposed, indicate type of service. For specific information on refuse collection, refer to Section 8-01.0.0, Solid Waste and Recycle Disposal, Collection, and Storage, of the Technical Standards Manual. Refuse collection on all projects shall be designed based on that section, even if collection is to be contracted to a private firm.

39) COMMENT: Provide all the above information.


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.

40) COMMENT: Provide mailbox information.

2-06.4.9.X - Show compliance with landscaping and screening requirements by locations, material descriptions, and dimensions. Specific plant or hardscape material shall be detailed on a landscape plan. A detailed landscape plan is required. In accordance with Section 2-11.0.0, Landscape Plan Requirements.

41) COMMENT: See landscaping comments.

2-06.5.3.G - Covenants, Conditions, and Restrictions

2-06.5.3.G.1 - Provide three copies of the Covenants, Conditions, and Restrictions (CC&Rs) regarding the homeowner's association's responsibility for the ownership and maintenance of commonly-owned property.

42) COMMENT: Provide the CC&Rs.

2-06.5.3.G.2 - Provide two copies of the protective covenants or common use agreements for any shared areas being established by easements over individually-owned property.

43) COMMENT: Same as above.


If you have any questions about this transmittal, please call Michael St. Paul, (520) 837-4959.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package site plan and any requested documents.

The revised tentative plat, the vacation of easements and alleys and the CC&Rs.
12/30/2013 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Where the finish floor elevation is less than 12 inches above the elevation of the next upstream manhole or cleanout in the public sewer or private sewer collection system, a backwater valve shall be installed in the building drain or branch of the building drain serving that floor. Floors discharging from above that reference point shall not discharge through the backwater valve. Lots 2,3,4,6, 7, 8, 10, 11, and 12 appear to require backwater valves. Add a note on the drawing to require the installation of backwater valves to the affected lots. Reference: Section 715.1, IPC 2012, as amended by the City of Tucson.

Final Status

Task End Date Reviewer's Name Type of Review Description
01/10/2014 CPIERCE1 OUT TO CUSTOMER Completed
01/10/2014 CPIERCE1 REJECT SHELF Completed