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Permit Review Detail

Permit Number: DP16-0176
Parcel: 13815005C

Address:
120 E MEDINA RD

Review Status: Completed

Review Details: RESUBMITTAL - CDRC - TENTATIVE PLAT REVIEW

Permit Number - DP16-0176
Review Name: RESUBMITTAL - CDRC - TENTATIVE PLAT REVIEW
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
04/27/2018 KROBLES1 START PLANS SUBMITTED Completed
05/01/2018 KLEE1 WATER REVIEW Passed Note the submitted Tucson Water Letter was issued on August 24, 2018. The letter will be null and void two years from the date of issuance.
05/01/2018 KELLY LEE OTHER AGENCIES TUCSON AIRPORT AUTHORITY Approv-Cond May 1, 2018

Kelly Lee
Lead Planner
City of Tucson
Public Works Buildings - 201 North Stone Avenue
Tucson, AZ. 85701

RE: DP16-0176/ 6th & Medina FLD Tentative Plat/ 4th Submittal, Received April 27, 2018

Dear Ms. Lee,

Thank you for the opportunity to comment on DP16-0176, 6th and Medina FLD Tentative Plat; 4th Submittal, a development package application of a Flexible Lot Development (FLD) tentative plat for an approximately 8.71 acre site located on the northeast corner of South 6th Avenue and East Medina Road. The proposed land use is residential, established single family homes.

The Tucson Airport Authority acknowledges that the development of a residential use is allowed on this project site since it is currently zoned as Medium Density Residential (R-2) and is in compliance with the City of Tucson's Compatible Use Zone 2 (CUZ-2) overlay.

The Tucson Airport Authority continues to object to this project since it is a new residential use in the immediate vicinity of the Tucson International Airport that will have residents who will be impacted by future aircraft operations and noise. The Tucson Airport Authority submitted previous comment letters, dated 12/9/2016 and 3/14/2017, objecting to this project.

The following conditions shall be added to any approval associated with this project. These conditions shall be identified in the general notes of the approved development plan.

Conditions of approval:

1. "According to the FAA Notice Criteria Tool, this project is located in proximity to a navigation facility and could impact navigation signal reception. The applicant shall file Form 7460 with the FAA at least 45 days before construction activities begin for the project. It is highly recommended that the applicant file earlier than 45 days to provide the applicant with sufficient time to respond to any concerns which are identified by the FAA. Any cranes used which are used must also be identified with Form 7460. Please file Form 7460 at https://oeaaa.faa.gov/oeaaa/external/portal.jsp"

2. "That development shall not cause or potentially affect aviation in the vicinity of the site, including but not limited to, physical obstructions to aircraft operations, interference with operations by way of electrical static, visual obstructions through emissions or glare, and/or the open storage of petroleum products, explosive materials, or materials which attract or lead to the concentration of wildlife."

3. "That prior to the City's approval of the Flexible Lot Development (FLD) Tentative Plat, the property owner shall record the Avigation Easement prior to the subdivision process which discloses the existence, and operational characteristics of the Tucson International Airport to future owners or tenants of the property and further conveys the right to the public to lawfully use the airspace above the property. The content of such documents shall be according to the form and instructions provided."

The current property owner or person authorized to sign on behalf of the current property owner shall complete, sign, and record the Avigation Easement. Please record the Avigation Easement with the Pima County Recorder's Office. The Avigation Easement document shall be recorded in a manner which documents the Avigation Easement as having title liability; all subsequent title searches on this property shall identify and document the recorded Avigation Easement. Once the Avigation Easement is recorded please send a complete copy of the recorded easement to Tucson Airport Authority by either email (send to srobidoux@flytucson.com) or to the mailing address provided below.

Scott Robidoux
Senior Airport Planner
Tucson Airport Authority
7250 South Tucson Boulevard
Suite 300
Tucson, AZ 85756

4. "The developer shall provide the Airport Disclosure Statement form, at time of sale, to the new property owners with new unit purchases. In the event the development of any residential uses does not involve the sale of new units, but is instead offering rental residential units to the public, the new tenant of the rental unit shall be provided a copy of the Airport Disclosure Statement form. The intent of the Airport Disclosure Statement form is to educate and notify the new residents that they are living near an airport. The content of such documents shall be according to the form and instructions provided."

The new property owner or new tenant shall forward a signed copy of the Airport Disclosure Statement form to the Tucson Airport Authority, using the mailing address provided below.

Scott Robidoux
Senior Airport Planner
Tucson Airport Authority
7250 South Tucson Boulevard
Suite 300
Tucson, AZ 85756

Please do not hesitate to contact me if you have any questions or concerns regarding this comment letter. I can be reached by email at srobidoux@flytucson.com or by telephone at 520-573-4811.





Respectfully,


Scott Robidoux,
Senior Airport Planner

cc MS
file
05/01/2018 KELLY LEE DESIGN PROFESSIONAL REVIEW Reqs Change Date: April 30, 2018
From: Rick Gonzalez, Architect, City of Tucson On-Call Design Professional
To: Kelly Lee, Planning and Development Services Department (PDSD)
Re: Design Professional review comments for FLD 4th Review DP16-0176, NE corner of Medina and 6th Ave.
After review, based upon Unified development Code (UDC) Section 8.7.3M, of the required plans and documents submitted to PDSD, I recommend resubmission of this project, as noted below:
1. All the model plans presented in the AVA show protruding garages. No more than 50% of detached residential units throughout the FLD shall be designed with garages that protrude from or are flush with the front wall of the living area or front porch of the house.
2. Model plan 1890 is multi-story, please note that a PMP is required if said units are adjacent to existing single story residences and the existing residences are zoned R-2 or more restrictive zoning.


With Regards,
Rick Gonzalez
COT DP
05/02/2018 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: David Rivera for Steve Shields - Principal Planner
PDSD Zoning Review Section
PROJECT:
Development Package (3rd Review)
DP16-0176

TRANSMITTAL DATE: May 1, 2018

DUE DATE: May 3, 2018

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.

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

Section 3.3.3.G.5.c UDC, An applicant has one year from the date of application to obtain approval of a site plan that complies with zoning and other development requirements in effect at the time of application, unless an ordinance adopted by Mayor and Council during this period states otherwise. A site plan application that has been in review for a period of one year and has not yet been approved is considered denied. To continue the review of a site plan for the property, a new site plan must be submitted that complies with regulations in effect at the time of re-submittal. The new submittal initiates a new one-year review period. One year Expiration date is November 1, 2018 (extension Granted).


***Due to a resubmittal as an FLD development additional review will be made to assure compliance with the requirements of the Flexible Lot Development criteria. All FLD comment by zoning have been added to the end of the zoning review comments. The applicant must also address any and all comments made by the Design Professional related to the FLD review.


1. Follow up to the previous comment 6: The use information has not been added as a general note as requested. This project is to be developed as an FLD Detached Single Family Home Development, Subject to UDC Specific Section 8.7.3 using the FLD option to allow reduced building setbacks. The note should state that the overall development is being designed based on the FLD allowances in the R-2 zone. The note shall include the Use specific Section 8.7.3.

Previous Comment 6: Review UDC Section 5.6 and list the correct UDC section(s) that is/are applicable to this development. The section listed in General note 32 is from the LUC. Remove and replace with the correct UDC sections.

2. Comment: Review and revise the FLD development criteria calculations, site coverage, lot coverage, etc . Verify that the square footages listed in the tables match the square footages labeled on the site plan drawing etc.



3. Comment: Include in the general note 32 that this development is also within the CUZ 2 Overlay area of the TIA AEZ.


4. Comment: Revise the lot details and the setbacks as discussed per the meeting on April 2. Verify that the building setbacks and setbacks for the Garages and carports are correctly identified based on the lot locations.

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.

PREVIOUS COMMENT 27: Draw and label the street and interior perimeter building setbacks on plan sheet two.

Dimensioned lot details that identify the building footprint and building setback requirements may also be included to demonstrate how the building setbacks from the MS&R, interior streets, interior perimeter setbacks and boundary setbacks will be met. The largest model floor plan may be used as reference.


5. Follow Up To Previous FLD Comment 14: In the CC&R's Document, specifically under the Recitals section A, the information listed does not match what is listed in the title block of the tentative plat. In addition the information shall also be listed on the cover sheet.

Because there will have to be some revisions to the common areas it is best to communicate the changes to the attorney or the responsible party drafting the CC&R's document. The legal under the recitals will have to match the legal in the title block.


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.

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.


6. Comment: Review all sheets for redlines and address as required.


FLD Comments: Address the Design Professional Comments specifically related to the FLD and revise the tentative plat as required.

2-06.5.0 FLEXIBLE LOT DEVELOPMENT (FLD - ADDITIONAL REQUIREMENTS)

2-06.5.2.B - Show the maximum developable area of each lot (i.e., building footprint).

1. COMMENT: List the information based on the largest building footprint, and typical driveway area.


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.C - Functional Open Space
Delineate the boundaries of the proposed functional open space on the tentative plat or site plan, whichever is applicable. Provide, by note on the plat, the required and proposed functional open space calculations;

2. COMMENT: The required functional open spaces requirement for this project is 269 SF per dwelling. Add a FOS calculation- 30 lots x 269 SF = 8,070 SF required.

The proposed areas designated as FOS on the individual lot(s) are not acceptable. Remove the shading for the proposed FOS within the lots.

It appears that the areas designated as Common Area "A" next to lots 8 and 9 and Common Area "C" next to lot 10 could be designated as the FOS. The square footage of the two Common Areas is greater than the required FOS square footage and will meet the FOS requirements.

See additional comments by the Design Professional Comments related to the FLD standard above.


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;

3. COMMENT: See the Design Professional Comments related to the FLD standard above.

Verify that the proposed floor plans will work on the lots with regards to the building and garage/carport setbacks. Revise the lot details accordingly to demonstrate the required setbacks.


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:

4. COMMENT: See the Design Professional Comments related to the FLD standard above.


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,

5. COMMENT: See the Design Professional Comments related to the FLD standard above.

If applicable label the lots that must provide architectural variation.

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.


6. COMMENT: See the Design Professional Comments related to the FLD standard above.

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:

7. COMMENT: See the Design Professional Comments related to the FLD standard above.

2-06.5.3.F.1 - Identify on the tentative plat or site plan the lots and/or units that must provide privacy mitigation;

8. COMMENT: See the Design Professional Comments related to the FLD standard above.


2-06.5.3.F.2 - Provide photographs of the site and its interface with the adjacent properties documenting the existing conditions; and,

9. COMMENT: See the Design Professional Comments related to the FLD standard above.


2-06.5.3.F.3 - Provide a written statement and drawings (such as elevations and landscape plans) demonstrating how the proposed mitigation techniques comply with Section 8.7.3.M.2.b of the UDC. The plan should include when practicable additional design elements to increase privacy such as the siting angle of buildings, windows, and lots;

10. COMMENT: See the Design Professional Comments related to the FLD standard above.


If you have any questions about this transmittal, Contact David Rivera on Tuesday or Wednesday at (520) 837-4957 or by email David.Rivera@tucsonaz.gov or contact Steve Shields, (520) 837-4956 or Steve.Shields@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
05/02/2018 ANDREW CONNOR NPPO REVIEW Reqs Change 7.7. NATIVE PLANT PRESERVATION

7.7.4. GENERAL PROVISIONS AND STANDARDS
A. Submittal Requirements
If the Set Aside Methodology is selected, an Environmental Resource Report in accordance with Section 7.7.5.A.3 and Section 2-11.4.5, Set Aside Submittal, of the Administrative Manual must be submitted.
Site Assessment
An Environmental Resource Report (ERR) in accordance with Sections 2-03.5.0, Environmental Resource Report, and 2-11.4.5, Set Aside Submittal, of the Administrative Manual must be prepared for the entire site to determine the general viability, density , and variety of Protected Native Plants within areas on the site . The ERR shall include an assessment of such areas of NUOS and shall prioritize the natural resource value of vegetated areas on the site in conformance with the intent and purpose of this section. Any area left undisturbed as provided in this Section must be shown in the ERR , and no other assessment need be done for such areas. The natural resource value for an area is assessed by the consideration of factors such as:
(1) Health, size, density, and variety of native plant species;
(2) The visual resource value of the area(s); and,
(3) The potential to maximize the preservation of contiguous areas of NUOS both on- and off-site.
b. Mitigation Standards
A minimum of 30% of the site shall be set aside in perpetuity as NUOS area. The set aside area shall consist of the area(s) with the highest resource value as determined by the ERR or area(s) that is left undisturbed and preserved as provided in Section 5.7, Environmental Resource Zone.
c. Federal Endangered Species, Saguaros, and Ironwood Tree Mitigation Standards
The ERR shall include an inventory and analysis of all plants listed as Federal Endangered Species, all Saguaros, and all Ironwoods designated as Protected Native Plants in accordance with Section 2-11.0.0, Native Plant Preservation Plan Requirements, of the Administrative Manual. Preservation and mitigation standards for these genus and species shall conform to Section 7.7.5.A.1, Plant Inventory Methodology.
Provide ERR with next submittal
05/02/2018 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change UNIFIED DEVELOPMENT CODE
4.1 Identification and Descriptive Data
A. All improvements and site information, such as adjacent rights-of-way and property lines, shown on the landscape plan will be identical in size and location to those shown on the base plan (site plan or tentative plat). Should amendments be required to the base plan through the review process, the same amendments will be made to the landscape plan which will then be resubmitted along with the base plan.
Landscaping, Screening and Wall Requirements

1. FLD projects shall comply with Section 7.6, Landscaping and Screening Standards, except as otherwise provided by this section.

Street Landscape Borders

Residential Subdivisions
Street landscape borders for residential subdivisions of eight or more lots shall conform to the following standards.
(1) Street landscape borders are only required along the exterior boundaries of subdivisions.

Minimum Width
Street landscape borders must be a minimum of ten feet wide as measured from the street property line. On streets designated as Major Streets and Routes (MS&R), the street landscape border must be measured from the future MS&R right-of-way line as determined by Section 5.4.4, Establishment of MS&R Right-of-Way Lines and Gateway Routes.

Located on Site

Street landscape borders must be located entirely on site, except that, if approved by the City Engineer or designee, up to five feet of the required ten foot width may be placed within the adjacent right-of-way area or within the Major Streets and Routes (MS&R) right-of-way area on MS&R streets.


Provide the 10' required landscape buffer and permission for use of ROW.

One canopy tree shall be provided every 40 feet of pedestrian circulation systems, excluding crossings with streets, alleys, and driveways. If providing canopy trees every 40 feet is not achievable, the applicant shall:
a. Provide the equivalent number of trees that would be obtained using the 40-foot increment measure; and,
b. Distribute the trees within the FLD project site along pedestrian circulation systems and within functional open space areas.

Provide required trees for pedestrian circulation or provide calculation for equivalent number of trees

7.6.5. SCREENING STANDARDS
When Required
Screening for individual land uses and zones must be provided as determined in Table 7.6.4-1 and in addition to the required landscape borders. Screening is not required between similar uses in accordance with Table 7.6.4-1.

The landscape plan shall include the following:

Screening
a. Location of screening elements;
b. Height of screening material and reference point for measurement;
c. Nature of screening material (e.g., permanent or temporary as in phased development); and,
d. Type of screening material (e.g., masonry wall, wood fence, species of plant material).

8.7.3. FLEXIBLE LOT DEVELOPMENT (FLD)

Landscaping, Screening and Wall Requirements

If a perimeter wall is proposed along an existing public right-of-way, it shall be constructed of, or painted with, graffiti-resistant materials. The wall shall incorporate one or more of the following decorative materials:
a. Tile;
b. Stone;
c. Brick;
d. Adobe;
e. A textured material such as stucco or plaster; or,
f. Metal.

Identify screening elements on landscape plan.

Detention and Retention Basins
To the greatest degree practicable, detention and retention basins within an FLD shall be designed as Functional Open Space by incorporating the Multiple-Use Concepts and Aesthetic Design Guidelines described in Chapter IV of the Stormwater Detention/Retention Manual, the Floodplain Ordinance, and in accordance with UDC Section 7.6.6.C, Stormwater Runoff.

2-06.5.3.C - Functional Open Space
Delineate the boundaries of the proposed functional open space on the tentative plat or site plan, whichever is applicable. Provide, by note on the plat, the required and proposed functional open space calculations;

7.7. NATIVE PLANT PRESERVATION

7.7.4. GENERAL PROVISIONS AND STANDARDS
A. Submittal Requirements
If the Set Aside Methodology is selected, an Environmental Resource Report in accordance with Section 7.7.5.A.3 and Section 2-11.4.5, Set Aside Submittal, of the Administrative Manual must be submitted.
Site Assessment
An Environmental Resource Report (ERR) in accordance with Sections 2-03.5.0, Environmental Resource Report, and 2-11.4.5, Set Aside Submittal, of the Administrative Manual must be prepared for the entire site to determine the general viability, density , and variety of Protected Native Plants within areas on the site . The ERR shall include an assessment of such areas of NUOS and shall prioritize the natural resource value of vegetated areas on the site in conformance with the intent and purpose of this section. Any area left undisturbed as provided in this Section must be shown in the ERR , and no other assessment need be done for such areas. The natural resource value for an area is assessed by the consideration of factors such as:
(1) Health, size, density, and variety of native plant species;
(2) The visual resource value of the area(s); and,
(3) The potential to maximize the preservation of contiguous areas of NUOS both on- and off-site.
b. Mitigation Standards
A minimum of 30% of the site shall be set aside in perpetuity as NUOS area. The set aside area shall consist of the area(s) with the highest resource value as determined by the ERR or area(s) that is left undisturbed and preserved as provided in Section 5.7, Environmental Resource Zone.
c. Federal Endangered Species, Saguaros, and Ironwood Tree Mitigation Standards
The ERR shall include an inventory and analysis of all plants listed as Federal Endangered Species, all Saguaros, and all Ironwoods designated as Protected Native Plants in accordance with Section 2-11.0.0, Native Plant Preservation Plan Requirements, of the Administrative Manual. Preservation and mitigation standards for these genus and species shall conform to Section 7.7.5.A.1, Plant Inventory Methodology.
Provide ERR with next submittal
Ensure that all Zoning and Engineering comments and concerns are addressed prior to landscape approval.
Additional comments may apply.
05/02/2018 DAVID RIVERA HC SITE REVIEW Approved
05/03/2018 JENNIFER STEPHENS PIMA COUNTY ADDRESSING Approv-Cond Pima County Addressing conditionally approves DP16-0176/ 6th & Medina FLD Tentative Plat/ 4th Submittal pending the correction of the following:



Please use 2 letter abbreviations for all street name suffixes on all sheets per Pima County Zoning Code 18.83.040.D.2.c



MANOR VIEW CTR should be MANOR VIEW CT
05/03/2018 MARTIN BROWN COT NON-DSD FIRE Approved
05/04/2018 LOREN MAKUS ENGINEERING REVIEW Reqs Change 1. Revise the CC&Rs to reflect the current status. Provide the current date and change the book and page references to sequence numbers.
2. Carefully proofread the CC&Rs.
3. Revise the drafting on all sheets so all numbering and lettering can be clearly seen and read.
4. Revise the grading notes to reference the PAG Standard Details and PAG Standard Specifications.
5. Revise references to the Development Standards to the correct Technical Standards.
6. A complete SWPPP report must be included
05/04/2018 KELLY LEE PIMA COUNTY WASTEWATER Passed Separate Submittal required to Pima County Wastewater. Email sewer@pima.gov for requirements.
05/08/2018 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Lots 8, 11, 12, 16.17, and 22 are shown as requiring backwater valves but the FFE for all of these lots is more than 12" above the rim of the next upstream manhole. Plumbing fixtures located on floor levels 12" or higher than the rim of the next upstream manhole shall not discharge through a backwater valve. Reference: Section 715.1, IPC 2012, as amended by the City of Tucson. [Second comment: Based on the FFE being 0.67' higher than the given pad elevation and the approximate rim elevation of public manhole 4107-12 being 2532', lots 1, 2, 3, and 4 will require the installation of a backwater valve when future plumbing activities take place. Similarly, lots 18 and 19 will also require the installation of a backwater valve.] [Initial comment: Show the approximate points of connection of the building sewers to the proposed public (?) sewers. If the rim elevation of the next upstream sanitary manhole is higher than the first floor elevation or is less than 12" below the first floor elevation, provide a note on the plans requiring the installation of a backwater valve when future plumbing activities take place. Reference: Section 715.1, IPC 2012, as amended by the City of Tucson.]
05/09/2018 KELLY LEE ZONING-DECISION LETTER REVIEW Reqs Change This review has been completed and resubmittal is required. Please resubmit the following items:
1) Two rolled sets of the plans
2) All approved documents submitted previously
3) A disk containing all items submitted
4) All items requested by review staff
5) All items needed to approve these plans

Final Status

Task End Date Reviewer's Name Type of Review Description
05/09/2018 KLEE1 OUT TO CUSTOMER Completed