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Permit Review Detail
Review Status: Completed
Review Details: DEV PKG
Permit Number - DP15-0076
Review Name: DEV PKG
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/04/2015 | AROMERO4 | START | PLANS SUBMITTED | Completed | |
| 08/04/2015 | MICHAEL ST. PAUL | ZONING | REVIEW | Reqs Change | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Michael St Paul Planning Technician PROJECT: DP15-0076 (Rezoning C9-14-04 R-1 to R-2) 4208 East Monte Vista FLD tentative plat R-2 TRANSMITTAL DATE: August 5, 2015 DUE DATE: August 5, 2015 1) 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. The rezoning case (C9-14-04) has a minor change to the preliminary development plan that approved a change from four quad buildings to seven duplex buildings. The plans submitted are for single-family buildings on individual lots. These plans do not match the approved conditions. It appears that no further changes are required per Peter McLaughlin and Glenn Moyer (phone communication at 9:00 am; August 5, 2015). 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 . 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 2-06.5.0 FLEXIBLE LOT DEVELOPMENT (FLD) - ADDITIONAL 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 2-06.3.1 - Each sheet shall measure 24 inches by 36 inches and include a minimum one inch margin on left side and one-half inch margin on all other sides to facilitate efficient record keeping. A larger sheet format may be used with the approval of the Planning and Development Services Department (PDSD). 2-06.3.2 - All mapped data shall be drawn at an engineering scale having no more than 50 feet to the inch. This scale is the minimum accepted to assure the plan will be legible during review and when digitized and/or reduced for record-keeping purposes. The same scale shall be used for all sheets within the set. Smaller scales (60:1 or greater) may be used for some or all of the sheets with the prior approval of PDSD when it is determined legibility and the ability to be digitized and/or reduced for archiving will not be affected. 2-06.3.3 - All lettering and text (upper or lower case), and numbering, shall be a minimum of three-thirty-seconds inches in height to assure the plan will be legible during review and when digitized and/or reduced for archiving. 2-06.3.4 - A title block shall be provided in the lower right quadrant of each sheet. 2-06.4.0 CONTENT REQUIREMENTS 2-06.4.2 - The title block shall include the following information and be provided on each sheet: 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; 2) COMMENT: Revise the legal description to include the common areas. 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; 3) COMMENT: State the total number of lots on the coversheet. 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 2-06.4.7.A.3 - If the plan/plat has been prepared in conjunction with a rezoning application, add the following note next to the existing zoning note: "Proposed zoning is ____." List the applicable rezoning file number and conditions of approval. Also place the C9-__-__ (if applicable) and the plan/plat file numbers in the lower right corner of each sheet. 4) COMMENT: The plan presented does not match plans for the approved minor change to the preliminary development plan for the rezoning. The building floor plans and elevations provided are not applicable to tentative plat submitted. Revise the building plans to match the subdivision. 2-06.4.7.C - Streets and Roads Notes 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." 5) COMMENT: A public or private street is required for this subdivision: All subdivisions must provide a minimum of one legal, all-weather access connection to all lots in conformance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual. If the proposed all-weather access connection is located outside the subdivision boundary, then the applicant must include assurances for financial participation in the offsite improvement. A. All subdivisions developed in phases must be designed to provide legal access of sufficient size for vehicular and pedestrian access to all phases of the development. B. Any proposed subdivision being divided from a larger piece of property must assure legal access of sufficient size to provide vehicular and pedestrian access to that portion of the property not included in the proposed subdivision. 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." 6) COMMENT: Provide the note as quoted above on the coversheet. 2-06.4.7.C.3 - Provided the following notes as applicable: 2-06.4.7.C.3.a - "Total miles of new public streets is ____________." 2-06.4.7.C.3.b - "Total miles of new private streets is ____________." 7) COMMENT: Provide the private street information on the cover sheet. 2-06.4.8.D - The following information regarding existing utilities shall be provided: the location and size of water wells, water pumping plants, water reservoirs, water lines, fire hydrants, sanitary and storm sewers, including the pipe diameter and the invert and rim elevations of all manholes and cleanouts; the Pima County Wastewater Management Department (PCWMD) reference number; locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights. If water mains and sewers are not located on or adjacent to the tract, indicate the direction, distance to, and sizes of those nearest the property. Identifying the locations of all utilities and service equipment immediately adjacent to the project is especially important in situations where pedestrian and vehicular access and circulation or landscaping can be in conflict. By knowing the location of the existing utilities, design of the project can take those elements into consideration and can help avoid expensive and time-consuming relocation of utilities, major redesign, or requests to vary regulations after commencement of construction. 8) COMMENT: Provide all of the relevant and necessary utility information, as described above. 2-06.4.8.H - Conditions on adjacent land significantly affecting the design of the project will be shown, such as the approximate direction and gradients of ground slope; character and location of adjacent development; and drainage-ways, arroyos, ditches, and channels, including their existing conditions. 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. 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. 9) COMMENT: Provide the lot square footage on each lot and common area. 2-06.4.9.C - If the project has common areas, label each common area individually with a separate letter designation. Enclose with a solid line each common area, private street, etc., that will have separate restrictions, a separate homeowners' association, or any common area that is separated by a public right-of-way. 10) COMMENT: Label the common areas. 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. 11) COMMENT: Provide all the zoning information, as described above, on the 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). 12) COMMENT: Provide all the street information as described above. This is not a PAAL: Parking Area Access Lane(s) (PAAL) The area within a parking lot serving as a travel lane or lanes, other than those in a street, that provides direct ingress and egress from individual parking spaces. Typical examples include shopping center parking lots, apartment developments using common parking, and other places in which the primary or sole purpose is to provide access to a parking area, as opposed to providing access directly to property. 2-06.4.9.H.3 - Indicate fire circulation, including accessibility and vehicle maneuverability. 13) COMMENT: See comments by the fire department. 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. 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. 14) COMMENT: Provide a street, either public or private, for this subdivision. The street must provide parking on both sides or the street, or guest parking must be provided at a ratio of one space per single-family residence (SFR) in the (TSM Article 10-01.2.4.D: See below). All subdivisions must provide a minimum of one legal, all-weather access connection to all lots in conformance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual. If the proposed all-weather access connection is located outside the subdivision boundary, then the applicant must include assurances for financial participation in the offsite improvement. B. Any proposed subdivision being divided from a larger piece of property must assure legal access of sufficient size to provide vehicular and pedestrian access to that portion of the property not included in the proposed subdivision. D. 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 parking space per dwelling within the subdivision. 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. 15) COMMENT: Depict, dimension and identify, as described above, all proposed easements. 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. 16) COMMENT: The grading plan must match the approved tentative plat. 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. 17) COMMENT: The pedestrian circulation is incomplete. Pedestrian refuge and sidewalk is required on each side of the proposed street (TSM 10-01.2.7.A; see below). 7-01.3.0 PEDESTRIAN CIRCULATION PATH REQUIRED 3.1 Pedestrian circulation paths located within any street, whether public or private, are regulated by Section 10-01.0.0, Street Technical Standard. (See Figure 7-A for a typical cross-section.) 3.2 Pedestrian circulation paths designed for barrier-free accessibility for the physically disabled and located within any development are regulated by the adopted building codes. 2.7 Sidewalk Areas A. All streets require a sidewalk area on each side of the street. A sidewalk area generally consists of a space between the curb and sidewalk, area for a sidewalk, and a ground slope area. Improvements include, but are not limited to, wheelchair ramps, sidewalks, driveways, utilities, street furniture, landscaping, and drainage structures. 2-06.4.9.U - Indicate graphically, where possible, compliance with conditions of rezoning. 18) COMMENT: The north end of the street is not designed as an exit only street. Revise the site plan to be consistent with the re-zoning conditions (9-14-04). 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. 19) COMMENT: Provide the mail box system on the plan. 2-06.4.9.W - Indicate the locations and types of proposed signs (wall, free-standing, pedestal) to assure there are no conflicts with other requirements and that minimal locational requirements can be met. Indicate if there are any existing billboards on site. Compliance to the Sign Code, Chapter 3 of the Tucson Code, is required. 20) COMMENT: All signage shall require separate permits. 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. 21) COMMENT: See comments by the landscape reviewer. 2-06.5.0 FLEXIBLE LOT DEVELOPMENT (FLD - ADDITIONAL REQUIREMENTS) 2-06.5.3 Additional Information The following are required in addition to the requirements of the tentative plat or site plan, whichever is applicable: 2-06.5.3 A. Reduced Perimeter Yards Street perimeter yards along interior street rights-of-way and perimeter yards between interior lots may be modified in accordance with Section 8.7.3.L, Perimeter Yards on Interior Lots, of the UDC. Applicants requesting a perimeter yard reduction must indicate what the required and reduced perimeter yards are and their locations. Applicants requesting a reduced street perimeter yard must provide a written description of how the reduced yard will enhance the architectural design or the vehicular circulation in the FLD and submit a transportation statement, or if required by the Department of Transportation, a traffic impact analysis; 22) COMMENT: The minimum setback for a developing area is the greater of twenty-one (21) feet or the height for streets with a ADT over 140 (UDC Section 6.4.5.C.2). The minimum driveway length is nineteen (19) feet from the back edge of the sidewalk and eighteen (18) feet from the property line to the front of the garage (UDC Section 6.4.5.C.2.b(1)(a)(b)). The ADT for thirty (30) single-family residences is three hundred (300) (TSM 10-01.2.2.A). 2-06.5.3.D - Building Elevations Provide dimensioned building elevations of all proposed units. The elevations can be preliminary drawings. The model home construction plans will be used to determine exact setbacks and screening requirements at the time of application for building permits; 23) COMMENT: The elevations provided do not fit the subdivision. Provide new plans that fit this subdivision. 2-06.5.3.E - Architectural Variation Plan When applicable, an architectural variation plan is required in accordance with Section 8.7.3.M.1 of the UDC as follows: 24) COMMENT: The elevations provided do not fit the subdivision. Provide new plans that fit this subdivision. 2-06.5.3.E.1 - Identify on the tentative plat or site plan the lots and/or units that must provide architectural variation; and, 25) COMMENT: The elevations provided do not fit the subdivision. Provide new plans that fit this subdivision. 2-06.5.3.E.2 - Provide a written statement and drawings (such as elevations and building footprints) demonstrating how the proposed architectural variation techniques comply with Section 8.7.3.M.1 of the UDC. 26) COMMENT: The elevations provided do not fit the subdivision. Provide new plans that fit this subdivision. 2-06.5.3.F - Privacy Mitigation Plan When applicable, a privacy mitigation plan is required in accordance with Section 8.7.3.M.2.d of the UDC as follows: 27) COMMENT: The elevations provided do not fit the subdivision. Provide new plans that fit this subdivision. 2-06.5.3.F.1 - Identify on the tentative plat or site plan the lots and/or units that must provide privacy mitigation; 28) COMMENT: The elevations provided do not fit the subdivision. Provide new plans that fit this subdivision. Be certain that the new plans comply with the privacy mitigation plan (see page 28). 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. Provide two copies of the proposed tentative plat, and the revised building elevation and floor plans. |
| 08/04/2015 | TOM MARTINEZ | OTHER AGENCIES | AZ DEPT TRANSPORTATION | Approved | Regional Traffic Engineering has no comments on this submittal and supports its acceptance. Thank you. -------------------------------------------------------------------------------- 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 email, and delete or destroy all copies plus attachments. . |
| 08/04/2015 | JASON GREEN | ENGINEERING | REVIEW | Reqs Change | DATE: July 27, 2015 DUE DATE: August 6, 2015 SUBJECT: Corner Stone Homes Lots 1-30 Development Plan Package- Engineering Review TO: Star Consulting; Attn: Erin Harris LOCATION: 4208 E Monte Vista Dr; T13S R14E Sec34 REVIEWERS: Jason Green, CFM ACTIVITY: DP15-0076 SUMMARY: Engineering Division of Planning & Development Services Department has received and reviewed the proposed Development Package, Hydrology Report (Star Consulting, 06JUL15), Geotechnical Engineering Evaluation (Pattison Engineering, LLC., 24MAR15), and Stormwater Pollution Prevention Plan (Star Consulting, 19MAR15). Engineering Division does not recommend approval of the Development Package at this time. This review falls under the Unified Development Code (UDC), Administration Manual (AM) and Technical Standards Manual (TSM). Refer to the following link for further clarification: http://www.amlegal.com/nxt/gateway.dll/Arizona/tucson_az_udc/administrativemanual?f=templates$fn=default.htm$3.0$vid=amlegal:tucson_udc_az The following items need to be addressed: SITE PLAN: 1) AM Sec.2-06.3.12: Revise the development package and sheet index to remove the topographic survey sheets from the submittal. Revise the index and sheet count to reflect. Provide the topographic sheets as supplemental information only not to be included as part of the development plan package. 2) AM Sec.2-06.4.2.C: Revise the development package and title block to include a reference to all proposed common areas i.e., Common area "A" detention/retention basin/swale, drainage infrastructure, private roadway, functional open space, etc. 3) AM Sec.2-06.4.2.D: Revise the development package to correct the page numbering and total number of pages once the topographic survey sheets are removed. 4) AM Sec.2-06.4.3: The relevant Development Package case number (DP15-0076) may be added to the lower right hand corner of the plan on all sheets. Specifically Sheet 8-10, Landscape Sheets, must have the reference number. 5) AM Sec.2-06.4.7: Revise the development package to provide all notes on Sheet 5 under the Grading Plan Note Section located on Sheet 1. 6) AM Sec.2-06.4.7.A.6: Revise the development package to include a General Note to read per the referenced section for the overlay(s) applicable to the site, specifically state that "the project is designed to meet the overlay zone criteria for Sec.5.4, Major Streets and Routes (MS&R) Setback Zone. 7) AM Sec.2-06.4.7.B: Revise the development package and General Note #15 to provide the correct FEAM designation for the subject property. Refer to the Hydrology Report, Sheet5, which correctly states that the subject property is located in a Shaded Zone X-1ooyear floodplain. 8) AM Sec.2-06.4.7.C.2: Revise the development package and General Note #17 to read per the referenced section; "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." Revise the package to remove all references to the old Development Standards. All notes should reflect the new Technical Standard Manual with correct corresponding code reference. 9) AM Sec.2-06.4.7.C.3: Revise the development package and General Note #18 to include the new private street information. Since the project is a FLD development PAALs can not be used for the required private (or public) street. 10) AM Sec.2-06.4.8.C: Revise the development package to label and dimension the existing ½ right-of-way for Monte Vista Dr. Provide the street center line and the dimension to property line in plan view. 11) AM Sec.2-06.4.9.A: Revise the development package to draw in all proposed lot lines with approximate distances and measurements. Label all boundary dimensions for Lots 1-30. 12) AM Sec.2-06.4.9.C: Revise the development package to label the required common areas, label each common area individually with a separate letter designation. Enclose with a solid line each common area that will have separate restrictions, a separate homeowners' association, or any common area that is separated by a public right-of-way. Specifically the Common Areas need to be defined for the private street, drainage swale, block walls, parking areas, open space, etc. The Note stating "All areas outside of the proposed lots is Common Area A" does not meet the intent of the code. 13) AM Sec.2-06.4.9.H.1: Revise the development package to label the proposed development as having either a public or private street. The development package needs to be revised to meet the minimum street design standards located within TSM Sec.10-01 or provide a TSMR application with justification for any proposed modifications to include the required 5-foot sidewalks at all locations. Per TSM Sec.10-01.1.1 the project must coordinate street improvements, both public and private so as to compose a convenient system and avoid undue hardship to adjoining properties. 14) AM Sec.2-06.4.9.H.1: Revise the development package to label and dimension the required sidewalk area located along the entire frontage of the proposed private street. Per TSM Sec.10-01.2.7 all streets require a sidewalk area on each side of the street. Specifically the area sections of sidewalk missing along the west side of the street, revise. 15) AM Sec.2-06.4.9.H.1: Revise the development package and Cross Section E/7 to remove the reference to PAAL. Provide this cross section in plan view on either or both of Sheets 4 and 5. 16) AM Sec.2-06.4.9.H.1: Revise the development package and Cross Section B/7 to meet the minimum sidewalk dimensions for local roadways. Per TSM Sec.10-01.4.1.A.1.a all new sidewalks will provide a minimum width of 5-feet along local roadways. 17) AM Sec.2-06.4.9.H.1: Revise the development package to label the required 25-foot radii at the driveway entrance on Glenn Street per TSM Sec.10-01.3.2.C and Figure 6. Provide written approval from TDOT Permits and Codes that the proposed project does not have to meet the minimum 18-foot radii and a smaller radii or standard driveway apron can be utilized a TSMR will be required to modify the standard. 18) AM Sec.2-06.4.9.H.1: Revise the development package to label and dimension the maneuverability for the proposed vehicular turn around area located in front of the gate at Glenn Street. The maneuverability must have minimum dimensions like a back-up spur at the end of the PAAL per UDC Sec.7.4.6.F.4. . Specifically the space must be a minimum of 3-feet in depth and have a three foot radii and it must also have a minimum distance of three feet provided between the back of space and the proposed gate which exceeds 6-inches in height. 19) AM Sec.2-06.4.9.H.1: Revise the development package to label Keynote #12 in plan view for the proposed gate locations. It appears that both driveways have a gate proposed, clarify. 20) AM Sec.2-06.4.9.H.1: Revise the development package to clearly label the directional signage or provide a Keynote for the required "Exist Only" sign at the driveway location along Monte Vista. The sign can be included in Keynote #12 to be added to the outside part of the gate so that vehicles can read it as they drive down Monte Vista Dr. 21) AM Sec.2-06.4.9.K: Revise the development package to identify and provide dimensions, approximate areas in square footage, and purposes of any lots proposed for dedication (such as open spaces, recreation areas, or detention/retention areas). Label the required functional open space with a common area designation and label the square footage of the common areas. 22) AM Sec.2-06.4.9.L: Revise the development package to verify any proposed easements (utility, sewer, drainage, access, etc.). All new easements are to be dimensioned and labeled as to their purposes and whether they will be public or private. The easements must be recorded and the recordation information (SEQ #) added to the development package sheets prior to approval. 23) AM Sec.2-06.4.9.M: Revise the development package to per TSM Sec.4-04.14.3.2. Provide a note on the development package to state that, "(a) the owner or owners shall be solely responsible for operation, maintenance, and liability for all detention/retention basins, drainage infrastructure, drainage channels and water harvesting areas; (b) that the owner or owners shall have an Arizona Registered Professional Civil Engineer prepare a certified inspection report for the drainage and detention/retention facilities at lease once every 12-months, and that these regular inspection reports will be on file with the owner for review by City staff, upon written request; (c) that City staff may periodically inspect the drainage and retention/detention facilities to verify that scheduled and unscheduled maintenance activities are being performed adequately; and (d) that the owner or owners agree to reimburse the City for any and all costs associated with the maintaining of the detention/retention basins and drainage structures should the City find the owner or owners deficient in their obligation to adequately operate and maintain their facilities." 24) AM Sec.2-06.4.9.M: Revise the development package and General Note #38 to specify conformance with City of Tucson Technical Standards Manual Sec.2-01 (excavation and grading requirements). Revise the package to remove all references to the old Development Standards. All notes should reflect the new Technical Standard Manual with correct corresponding code reference. 25) AM Sec.2-06.4.9.M: Revise the development package and Grading Note #3 to include the reference to the Geotechnical Report and any addendums prepared for this project. Provide the date, job number, engineer who prepared the report, etc. 26) AM Sec.2-06.4.9.N.1: Revise the development package, cross sections, Hydrology Report and overall design of the project to provide for the proposed detention swales, check dams and volume storage in a Common Area that will be owned and operated by a homeowners association. Per the Pima County Design Standards for Stormwater Detention and Retention Manual (a Supplement to Title 16, Chapter 16.48) Section 1.4 individual lot-storage systems within single family residential developments are not acceptable for meeting detention/retention criteria, but must be provided within a common area owned and maintained by a homeowners association. Verify in plan view that all areas of the swale fall within the Common Area and that it does not fall onto the individual lots or cross onto the proposed parking spaces. 27) AM Sec.2-06.4.9.N.3: Revise the development package to provide a keynote call out for all proposed wall locations with wall openings in plan view located within the common areas for the detention swale design. Provide a detail for the wall and the openings for construction purposes and ensure that they fall within the required common area and under the HOA maintenance section in the CC&Rs. 28) AM Sec.2-06.4.9.N.3: Revise the development package and Cross Section F/5 to provide the specifications for the riprap placement, sizing and thickness. Provide a label for the required filter fabric under the riprap if it not grouted. 29) AM Sec.2-06.4.9.R: Revise the development package to label all proposed handicap access ramps within the private roadway section. Provide a Keynote with a detail call out for construction purposes. 30) AM Sec.2-06.4.9.R: Refer to comments from the Zoning Section for all onsite handicap accessibility comments that may be associated with this project if the street is to remain private. 31) AM Sec.2-06.4.9.S: Revise the development package and all applicable details to reflect the correct sidewalk dimension of 5-feet for Monte Vista Drive and 6-foot sidewalk dimension for Glenn Street per TSM Sec.10-01.4.1.A.1.a. 32) AM Sec.2-06.4.9.S: Revise the development package to label all proposed handicap access ramps located within the public right-of-way of Monte Vista Drive and Glenn Street. Provide a Keynote with a reference to the PC/COT Standard Detail for Public Improvement #207. 33) AM Sec.2-06.4.9.T: Revise the development package to 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. Indicate by general note how and where refuse pickup will be provided, central dumpster, individual recycle and refuse containers etc. 34) AM Sec.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 to include the required detention/retention basins, swales, block walls, open space areas, street, etc. It is suggested to provide the CC&Rs as soon as possible for review to get correction updated prior to submitting the Final Plat review. HYDROLOGY REPORT: 35) Revise Section I.C of the Hydrology Report to accurately reflect the City of Tucson, not the Town of Marana. 36) TSM Se.4-03.1.4: Revise the Hydrology Report and overall design of the project to provide for the proposed detention swales, check dams and volume storage within a Common Area. Per the Pima County Design Standards for Stormwater Detention and Retention Manual (a Supplement to Title 16, Chapter 16.48) Section 1.4 individual lot-storage systems within single family residential developments are not acceptable for meeting detention/retention criteria, but must be provided within a common area owned and maintained by a homeowners association. Verify that all areas of the swale fall within the Common Area and that it does not fall onto the individual lots or cross onto the proposed parking spaces. 37) Verify in Section III.D. the effects of the infiltration rates of WH6. Per the landscape plans the open space area of WH6 is called out to have artificial turf placed in the bottom of the basin. Clarify if the proposed turf if permeable or if this will affect the rates of percolation based upon the Geotechnical Evaluation. SWPPP: The proposed SWPPP meets the minimum requirements of the AzPDES Construction General Permit (CGP) 2013. However the SWPPP and Exhibits can not be stamped approved until approval of the development plan package. Provide both copies with resubmittal for stamp approval. GENERAL COMMENTS: Please provide a revised Development Package and Hydrology Report that addresses the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments. Further comments maybe forth coming on the second review due to the amount of comments generated and how they are addressed. For any questions or to schedule meetings call me at 837-4929. Jason Green, CFM Senior Engineer Associate Engineering Division Planning & Development Services Department |
| 08/04/2015 | ED ABRIGO | PIMA COUNTY | ASSESSOR | Reqs Change | 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: Julieann Arechederra GIS Cartographer Pima County Assessor's Office DATE: July 16, 2015 RE: Assessor's Review and Comments Regarding: DP15-0076 CORNERSTONE HOME ON MONTE VISTA TENTATIVE PLAT * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * Plat meets Assessor's Office requirements. ___X___ Plat does not meet Assessor's Office requirements. COMMENTS: " GENERAL NOTES MUST HAVE THE GROSS AREA OF THE SUBDIVISION, THE NUMBER OF LOTS, THE NUMBER OF MILES OF NEW ROAD, PUBLIC OR PRIVATE, EVEN IF THE NUMBER IS 0, AND THE BASIS OF BEARING. " 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 APPROXIMATE DIMENSIONS FOR THE PERIMETER AND ALL LOT LINES AND ALL COMMON AREAS. " OUR RECORDS SHOW OWNERSHIP AS CORNERSTONE HOMES AT MONTE VISTA LLC. TENTATIVE PLAT SHOW OWNERSHIP AS CORNERSTONE HOMES. 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. |
| 08/04/2015 | FDILLON1 | DESIGN PROFESSIONAL | REVIEW | Denied | This project is exceeding 20 lots and therefore requires an Architectural Variation Plan (AVP) as outlined in UDC Section 8.7.3.M. Please resubmit the AVP for review by the City Design Professional. FD |
| 08/04/2015 | PGEHLEN1 | UTILITIES | SOUTHWEST GAS | Approved | See signed letter and additional documents in PRO July 17, 2015 City of Tucson CDRC Attn: Patricia Gehlen, Manager 201 N. Stone Avenue Tucson, AZ 85701 RE: SWG Plan Review for Cornerstone Home - Tentative Plat 1st Submittal CDRC: DP15-0076 Dear Ms. Gehlen: Southwest Gas Corporation (SWG) has no objection to the development of the above-mentioned project. Existing natural gas facilities are located in adjacent rights-of-way to the area of development and may be affected by construction of this project; specifically, existing 2" gas mains are located within the alley way between the area of development and Eastgate Drive as well as within the right-of-way of Monte Vista Drive. These facilities may be affected by construction of this project and may be utilized for extension to the proposed development. If additional public utility easements and/or common areas are to be granted, SWG respectfully requests that dedication verbiage be added to the project general notes, including dedication notes that document the following: " Utility easements allow for the installation and maintenance of both public and private utilities. " Private common areas allow for the installation and maintenance of private underground utilities Blue Stake and potholing are suggested for best accuracy when locating SWG facilities. Please be aware that SWG requires a minimum one-foot separation from distribution facilities and any proposed structures and two-foot separation from high pressure gas facilities. SWG requests the contractor use caution when working in the vicinity of gas facilities and protect and support gas facilities per Blue Stake requirements. SWG also requests that no trees be planted within close proximity to gas facilities due to root intrusion; therefore, SWG requires all tree placements have a minimum eight-foot clearance from the tree center line to existing or proposed gas facilities. Shrubs and bushes may be planted within the eight-foot clearance zone. All information is provided for reference use only. Please note that it is the responsibility of excavators or those developers planning excavation to verify actual field conditions in advance of construction so that requests for gas service or any potential issues can be addressed in a timely manner. Please include SWG in all future plat and development plan submittals of this project. If you have any questions or require any additional information, please contact me at (520) 794-6218 or TUCSWGDevReview@swgas.com. Sincerely, Arthur Lason Engineering Technician Southern Arizona Division Enc: SWG Contact Information (pdf) |
| 08/04/2015 | JOE LINVILLE | LANDSCAPE | REVIEW | Approv-Cond | |
| 08/04/2015 | PGEHLEN1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Approved | See letter in PRO |
| 08/04/2015 | PGEHLEN1 | OTHER AGENCIES | PIMA ASSN OF GOVTS | Approved | See additional documents in PRO No objections/adverse comments. See attached. -------------------------------------------------------------------------------- Disclaimer: This report and/or data was funded in part through grant[s] from the Federal Highway Administration and/or Federal Transit Administration, U.S. Department of Transportation. The contents of this report and/or data reflect the views and opinions of the author(s) who is responsible for the facts and accuracy of the data presented herein. The contents do not necessarily state or reflect the official views or policies of the U.S. Department of Transportation, the Arizona Department of Transportation, or any other State or Federal Agency. This report and/or data does not constitute a standard, specification or regulation. The information in this publication is provided on an “as is” basis, and there are no warranties, express or implied, including, but not limited to, any warranties of merchantability or fitness for a particular purpose. In no event shall PAG be liable for any damages resulting from the use of the information. PAG provides the information in good faith and has endeavored to create and maintain accurate data. The users of this report and/or data are advised to use the information with caution and to independently verify accuracy. ____________________________ Eric W. Kramer, Ph.D., AICP Senior Land-Use Modeler 1 E. Broadway Blvd, Ste. 401 Tucson, AZ 85701 (520) 495-1455 (tel) (520) 620-6981 (fax) www.pagregion.com ekramer@pagregion.com |
| 08/04/2015 | JENNIFER STEPHENS | PIMA COUNTY | ADDRESSING | Reqs Change | 201 N. STONE AV, 1ST FL TUCSON, AZ 85701-1207 MICHELENE NOWAKADDRESSING REVIEW PH #: 724-9512 TO: CITY PLANNING FROM: MICHELENE NOWAK, ADDRESSING REVIEW SUBJECT: DP15-0076 CORNERSTONE HOMES ON MONTE VISTA/ DEVELOPMENT PLAN- 1ST REVIEW DATE: July 17, 2015 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.On Sheet 3 please correct lot adjacent to Monte Vista Drive from Lot 12 to Lot 10 2.On Sheets 3, 4, 5 please correct Book/Pg for “Wright Addition” Book 13 Pg 38 Note: Please choose one administrative address for the project: 4208 E Monte Vista Dr or 4191 E. Glenn St. (Units 1 thru 30 will be addressed under one admin address.) |
| 08/04/2015 | ZELIN CANCHOLA | COT NON-DSD | TRAFFIC | Reqs Change | July 31, 2015 ACTIVITY NUMBER: DP15-0076 PROJECT NAME: Cornerstone Homes On Monte Vista PROJECT ADDRESS: 4208 E Monte Vista PROJECT REVIEWER: Zelin Canchola TDOT Resubmittal Required: Traffic Engineering does not recommend approval of the development package; therefore a revised plan is required for re-submittal. The following items must be revised or added to the plat. Include a response letter with the next submittal that states how all comments have been addressed. 1. The access points on Glenn Street shall have 25' radius curb returns. 2. 6 foot sidewalk is required along Glenn Street. 3. 5 foot sidewalk required on Monte Vista Drive. 4. Does Fair Oaks Avenue line up with proposed driveway along Glenn Street? If you have any questions, I can be reached at 520 837 6659 or zelin.canchola@tucsonaz.gov |
| 08/04/2015 | JOHN BEALL | COT NON-DSD | COMMUNITY PLANNING | Passed | |
| 08/04/2015 | PGEHLEN1 | COT NON-DSD | TUCSON POLICE DEPARTMENT | Approved | I have no issues with this proposal. CSO Becky Noel #37968 Tucson Police Dept. 1100 S. Alvernon Tucson, AZ 85711 520-837-7428 >>> DSD_CDRC 7/10/2015 10:59 AM >>> Dear Reviewers: This is an electronic distribution for a CDRC Tentative Plat review. If you normally receive paper copies of the review documents, you will receive them soon. The applicable case numbers are: CDRC Development Plan: DP15-0076 Existing and Proposed Zoning: R-1 and R-2 to R-2 Proposed Use: Residential SubdivisionDue Date: August 5, 2015 |
| 08/05/2015 | MICHAEL ST. PAUL | ZONING HC | REVIEW | Reqs Change | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Michael St.Paul Planning Tech PROJECT: Accessibility Review - On Site Only Tentative Plat (1st Review) DP15-0076 TRANSMITTAL DATE: August 5, 2015 DUE DATE: August 5, 2015 1) COMMENTS: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed. Provide an accessible route throughout the proposed subdivision. Insure and provide a note to that effect, that all accessible route slopes are to comply with ICC A117.1, Section 403.3; 5% maximum running slopes and 2% maximum cross slopes. It appears that the driveways shall exceed the maximum cross slope for the sidewalks Provide running slope directional arrows, running slope percentages, cross slope directional arrows and cross slope percentages for all surfaces along the required accessible route from the proposed building entrance to the sidewalk located in the right-of-way per ICC A117.1-2009 403.3 and IBC 107.2.1 Additional comments shall be required. |
| 08/05/2015 | PATRICIA GEHLEN | ADA | REVIEW | Passed | |
| 08/05/2015 | ROBERT SHERRY | PLUMBING-COMMERCIAL | REVIEW | Reqs Change | 1. Contrary to the note on sheet 6 of 12, the total flow for the private sewage collection system for this project is in excess of 3000 gallons per day. In addition, the system includes private manholes. The design for the system must be submitted to the Pima County Department of Environmental Quality for their approval prior to obtaining a permit for constructing the sewage collection system from the City of Tucson. Reference A. R. S. 49-104 (B) (13). 2. Where the finish floor elevation is less than 12 inches above the elevation of the next upstream manhole in the 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. Identify the buildings that will require the installation of a backwater valve. Reference: Section 715.1, IPC 2012, as amended by the City of Tucson. |
| 08/05/2015 | MARTIN BROWN | COT NON-DSD | FIRE | Reqs Change | Please provide more information/details regarding gate(s) into complex. Refer to 2012 IFC, section 503.5 for guidance. |
| 08/05/2015 | GLENN HICKS | COT NON-DSD | PARKS & RECREATION | Approved | No existing or proposed Tucson Parks and Recreation facilities are affected by this development. Howard B. Dutt, RLA Landscape Architect Tucson Parks & Recreation (520) 837-8040 Howard.Dutt@tucsonaz.gov >>> DSD_CDRC 7/10/2015 10:59 AM >>> Dear Reviewers: This is an electronic distribution for a CDRC Tentative Plat review. If you normally receive paper copies of the review documents, you will receive them soon. The applicable case numbers are: CDRC Development Plan: DP15-0076 Existing and Proposed Zoning: R-1 and R-2 to R-2 Proposed Use: Residential SubdivisionDue Date: August 5, 2015 |
| 08/10/2015 | PATRICIA GEHLEN | ZONING-DECISION LETTER | REVIEW | Reqs Change | PLANS MAY NOT BE RESUBMITTED UNTIL THERE IS A MEETING WITH STAFF. PLEASE CONTACT PATRICIA FOR MEETING 837-4919 This review has been completed and resubmittal is required. Please resubmit the following items: 1) Two 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 |
| 08/10/2015 | ROBERT YOUNG | PIMA COUNTY | PIMA CTY - DEV REVIEW | Passed | |
| 08/10/2015 | PGEHLEN1 | OTHER AGENCIES | TUCSON AIRPORT AUTHORITY | Passed | |
| 08/10/2015 | PGEHLEN1 | UTILITIES | CENTURYLINK | Passed | |
| 08/10/2015 | PGEHLEN1 | OTHER AGENCIES | U. S. POST OFFICE | Passed | |
| 08/10/2015 | PGEHLEN1 | UTILITIES | EL PASO NATURAL GAS | Passed | |
| 08/10/2015 | LIZA CASTILLO | UTILITIES | TUCSON ELECTRIC POWER | Approved | SUBJECT: CORNERSTONE HOMES ON MONTE VISTA - TENTATIVE PLAT/FLD DP15-0076 Tucson Electric Power Co. (TEP) has reviewed and approves the Development Package/Tentative Plat for Cornerstone Homes submitted on July 10, 2015. There appears to be existing underground facilities within the boundary of the new development that may be in conflict. Costs for relocation of these facilities may be billable to the developer. In order for an electrical design to be completed for this development, please provide a copy of the Approved Tentative Plat and the subdivision AutoCAD file to fmendez@tep.com. Easements for TEP facilities must be shown on the Final Plat before TEP can approve plat. If you have any questions, please feel free to contact me at 917-8744. Mary Burke Right of Way Agent Tucson Electric Power Co. Mail Stop HQE613 PO Box 711, Tucson, AZ 85702 Office - 520-917-8744 Cell - 520-401-9895 mburke@tep.com |
| 08/10/2015 | PGEHLEN1 | COT NON-DSD | ENVIRONMENTAL SERVICES | Reqs Change | The Development Plan has been reviewed on behalf of the Environmental Services Department. Please address the following on the resubmittal: 1. The service vehicle will not be able to turn into and back out of the stubbed streets and service the APCs for the westerly units. There are two options for units 6,7,10,11, 14,15. Either the APCs can be rolled out to the main PAAL/street, placed behind the curb, and then rolled back on collection day, or APCs can be placed in the alley if there is access provided. Units 2 and 3 will not be allowed to use the alley and will only be allowed to roll the APCS out to the main PAAL/street on collection day. 2. Add a general note stating Refuse and recycling service is to be individual curbside service. Plastic containers (APCs) shall be placed and removed from the curbside collection area along the main PAAL/street on the day of service, and shall be stored from public view and adjacent developments. If it is decided that some units will use the alley service, add that to the note and list those units. If there are any questions, I can be reached at kperry@perryengineering.net |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 02/17/2016 | EGALLET1 | OUT TO CUSTOMER | Completed |