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Permit Review Detail

Permit Number: DP18-0228
Parcel: 112022100

Address:
3675 N TUCSON BL

Review Status: Completed

Review Details: TENTATIVE PLAT REVIEW

Permit Number - DP18-0228
Review Name: TENTATIVE PLAT REVIEW
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
09/21/2018 KELLY LEE START PLANS SUBMITTED Completed
09/21/2018 KELLY LEE UTILITIES SOUTHWEST GAS Passed Agency notified for information only.
09/21/2018 KELLY LEE OTHER AGENCIES PIMA ASSN OF GOVTS Passed Agency notified for information only.
09/21/2018 KLEE1 TUCSON WATER NEW AREA DEVELOPMENT REVIEW Approved See Water Letter in PRO under documents.
09/21/2018 KELLY LEE OTHER AGENCIES U. S. POST OFFICE Passed Agency notified for information only.
10/08/2018 NROSS1 DESIGN PROFESSIONAL REVIEW Approv-Cond Date: October 6, 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 Flexible Lot Development Review DP18-0228 3645 N Tucson Blvd.

After review, based upon Unified Development Code (UDC) Section 8.7.3.M.1 - 4, of the required documents submitted to PDSD, I recommend approval with condition(s) on this project, as noted below:

1. If units placed on lots 1-6,7 and 12 end up being 2 story units. Apply recommendations called out in submitted PMP letter. No balconies will be placed at said lot locations, and opaque window film or clerestory windows with sills above five feet will be applied on all second story levels. This would apply to south facing elevations of lots 1-6, and west facing elevations of lots 6, 7, and 15.

END OF DP REVIEW
10/09/2018 LIZA CASTILLO UTILITIES TUCSON ELECTRIC POWER Approved Tucson Electric Power Co., (TEP) has reviewed and approves the Development Plan/Tentative Plat for Los Suenos Lots 1-15, submitted on September 19, 2018. In order for TEP to proceed with a preliminary electrical design, please approve, sign and return the Equipment Placement letter that was emailed on September 13, 2018, to Jerlacher@tep.com



If there are any questions, please contact me at 520-917-8744.



Thank you,



Mary Burke

Right of Way Agent III

Tucson Electric Power Co.

Land Resources – RC 131

3950 E. Irvington Road

Tucson, AZ 85714-2114

Office - 520-917-8744

Cell - 520-401-9895

mburke@tep.com
10/10/2018 MARTIN BROWN COT NON-DSD FIRE Reqs Change Please review appendix D (and COT modifications) for guidance regarding spacing of No Parking - Fire Lane signs and locate them on the plans. Also indicate a sign at the west end of the turnaround.
10/10/2018 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change ADMINISTRATIVE MANUAL
SECTION 2-10.0.0: LANDSCAPE PLAN REQUIREMENTS
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.
The landscape plan will contain the following identification in the lower right corner of each sheet:
Any relevant case numbers for reviews or modifications that affect the site.
8.7.3. FLEXIBLE LOT DEVELOPMENT (FLD)
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.

2. 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.


3. Landscape plans shall incorporate water-conserving design as defined in Section 7.6.6, Use of Water, and as described in the Technical Standards Manual.

Water harvesting techniques shall be incorporated as part of the landscape design based on the Water Harvesting Guidance Manual prepared for the City of Tucson Transportation Department Stormwater Section.

Graphically show how water Harvesting is achieved.

5. Mechanical equipment, utility boxes, irrigation equipment and similar elements shall be screened from adjacent streets exterior to the project and from adjacent existing residential development. Screening shall be architecturally integrated with the overall design of the FLD.

Identify and mechanical equipment and any screening required.

6. 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.

7. The following information must be provided on the landscape plans

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).


Ensure that all Zoning and Engineering comments and concerns are addressed.
Additional comments may apply
10/10/2018 MARTIN BROWN COT NON-DSD FIRE Reqs Change Please review appendix D (with COT modifications) for guidance regarding location and spacing of No Parking - Fire Lane signs and show them on plans. Also indicate a sign at west end of turnaround.
10/11/2018 NROSS1 PIMA COUNTY ADDRESSING Approv-Cond DP18-0228/LOS SUENOS FLD, LOTS 1-15/ 1ST SUBMITTAL is Conditionally Approved by Pima County Addressing subject to:

- correcting the parcel number in General Note #3
10/16/2018 DAVID RIVERA H/C SITE REVIEW Reqs Change see zoning comments.
10/16/2018 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: David Rivera
PDSD Zoning Review Section

PROJECT: Los Sueños FLD - Lots 1-15 and Common Areas A, B, and C
Development Package (1st Review) - 3645 N. Tucson Boulevard
DP18-0228 - R-1 Zoning

TRANSMITTAL DATE: October 11, 2018
DUE DATE: October 17, 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.

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 September 12, 2019.

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

2-06.3.0 FORMAT REQUIREMENTS

2-06.3.5 - A three-inch by five-inch space shall be reserved in the lower right quadrant of each sheet for an approval stamp.

1. COMMENT: Remove the Development Package PDSD approval stamp on all sheets. Reserve a three-inch by five-inch space in the lower right quadrant of each sheet for an approval stamp. The approval stamp will be applied electronically.


2-06.3.12 - An index of sheets in the development package shall be provided on the first sheet.

2. COMMENT: Revise the sheet index text block as follows; sheets 4 and 5 need to be revised to match the sheet index or the sheet index needs to be revised to list the correct 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;
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;
2-06.4.2.B - A brief legal description and a statement as to whether the project is a re-subdivision are to be provided. On re-subdivisions, provide the recording information of the existing subdivision plat;

3. COMMENT: Revise the title block on all sheets to include the information as noted in the above 3 standards.


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.

4. COMMENT: Provide the development package case number, DP18-0228, adjacent to the title block on each sheet.

Remove the administrative address from within the title block and add it in the lower right corner next to title block of all sheets.


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

5. COMMENT: Clarify if these dwellings will include a garage or carport (Occupancy note states 3,125 livable area.) If so include the square footage of the either include it in the site coverage calculation. If the areas have not been accounted for, the site coverage may be greater than allowed. Revise the calculations as required.


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

6. COMMENT: The proposed development site coverage is only .3% less than the allowed 70% site coverage. While at this time the site coverage can be met and approved as part of the review process, the future potential for exceeding the site coverage once the subdivision is completed could mean that a resident of this subdivision would have to apply for a B of A variance because he requests a permit for an accessory structure with a square footage that would increase the overall site coverage allowed. (Food for thought)


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.

7. COMMENT: See engineering and TDOT comments related to the standard above. Address as required.


2-06.4.9.A - Draw in all proposed lot lines with approximate distances and measurements.

8. COMMENT: Clearly delineate and label the distance and bearings for all common area lot lines.


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.

9. COMMENT: Address the common areas as noted by the standard above.


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

10. COMMENT: It does not appear that the circulation will work at Street B. Revise to meet the minimum access width for Fire and Refuse circulation.


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.

11. COMMENT: The proposed street design will have to be approved through a TSMR request for modifications. In addition the proposed design may not be acceptable to TDOT for dedication as a Public Street. The proposed street may have to be a private street/common area.


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.

12. COMMENT: Vehicle parking spaces that abut the pedestrian sidewalk must have a wheel stop provided 2.5 feet from the front of the parking spaces or the sidewalk must be widened to 6.5 feet or moved 2.5 feet away from the front of the parking spaces etc. Revise as required.

In order to use the proposed street cross section that includes no on-street parking throughout the subdivision with the exception of street b, visitor parking must be provided at a 1 to 1 ratio within a common area that is designed as a parking lot with PAALs for maneuvering in and out of the parking spaces. The design as proposed does not include a common area parking lot(s) and does not provide for a 1 to 1 visitor parking ratio. Parking does not appear to be allowed along Tucson Boulevard as it does not appear to have sufficient pavement width for on street parking, bicycle lane and travel lane.

The proposed subdivision streets appear to be a combination of parking on the street along Street B and 90 degree parking off Streets A and C. The street will have to be a private street and will require TSMR approval.

Revise the visitor parking space count listed on the cover sheet. The number of proposed visitor spaces is incorrect. Revise as required.

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.

13. COMMENT: Revise the building setbacks on the cover sheet to clearly state the required building setbacks for the dwelling and garage/carport for lots 7, 8 and 9. Lot 7 and 8 are fronting on three street and lot 9 fronts on 2 streets. Revise as required.

For the dwelling, interior street building setbacks are based on the greatest of 21 feet or the height from the nearest edge of travel lane. Garage and carport building setbacks for this project must be 19 feet from back of sidewalk.


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.

14. COMMENT: A four foot wide sidewalk along the south side of Street C and along the west side of Street B must be provided.


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.

15. COMMENT: See Engineering and TDOT comments related to the standard above.


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.

16. COMMENT: General note 32 states, see sheet 2 of 14 for gang mailbox location. Sheet 2 is the demo sheet. Revise the note to state the keynote number and the correct sheet number.


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.

17. COMMENT: If applicable. Add a general note that states that free standing monument signage will be permitted under separate permit.


2-06.5.0 FLEXIBLE LOT DEVELOPMENT (FLD - ADDITIONAL REQUIREMENTS) The following standards shall be listed under a separate text block labeled FLD notes and calculations.

2-06.5.2.A - Provide, by note on the plat, the developable area calculation for the entire FLD; and,

18. COMMENT: Add the note as noted by the standard above.


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

19. COMMENT: Add the note as noted by the standard above.


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;

20. COMMENT: Add the note as noted by the standard above.


2-06.5.3.B - Maximum Density Option
Applicants requesting a Maximum Density Option in accordance with Section 8.7.3.C.3.b must demonstrate compliance with the applicable criteria by written report or on the plat or site plan, whichever is appropriate;

21. COMMENT: To be determined be Design Professional if in compliance.


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;

22. COMMENT: To be determined be Design Professional if in compliance.


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: Elevations must be submitted with the next DP submittal and reviewed by the Design Professional.


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:

24. COMMENT: To be determined be Design Professional if in compliance.


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

25. COMMENT: Add the information once verified by the design professional.


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;

26. COMMENT: To be determined be Design Professional if in compliance.


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.

27. COMMENT: If the CC&R's are available submit with the next DP otherwise they will be required at time of the submittal of the final plat.


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.

28. COMMENT: Include if applicable.




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 any time during the week at (520) 837-4956 or email Steve.Shields@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
10/16/2018 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Where the finished floor elevation is less than 12 inches above the elevation of the next upstream manhole 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. Indicate which lots will require the installation of a backwater valve. Reference: Section 715.1, IPC 2012, as amended by the City of Tucson.
10/17/2018 KELLY LEE PIMA COUNTY WASTEWATER Passed
10/23/2018 LOREN MAKUS ENGINEERING REVIEW Reqs Change 1. Revise the drainage report to reflect the requirement for the retention basins to percolate the retained volume within 12 hours as specified in the standards.
2. Using the HSG B for the area with HSG A soils shows a greater discharge in the existing condition than will be seen in reality. Revise the existing-conditions analysis and discussion to account for this difference.
3. In the drainage report, provide an analysis of the total discharge directed toward the north in both the existing and proposed conditions. If the total discharge is increased, provide a notarized letter from the adjacent property owner providing permission for the off-site drainage solution.
4. The drainage report shows an increase in the peak discharge to the north of the proposed subdivision. Provide a notarized letter from the adjacent property owner providing permission for the off-site drainage solution.
5. The off-site drainage direction shown for the site discharge on the Existing Conditions Drainage Map is not substantiated by the contours on the map nor by the contours on MapTucson. Revise the exhibit to reflect the actual drainage conditions.
6. Revise the effective retention volume for the water harvesting areas. The drainage report state that the water harvesting areas will only contain the direct rainfall into them. Only 1.1 inches of depth may be counted for 2-year retention.
7. The basin routing sheets are labeled for the Midvale Goodwill Store. Provide the correct sheets for this project. These sheets have not been reviewed for this project since they are for another project.
8. Provide details for the retention basin, water harvesting areas and channels in the drainage report to demonstrate the dimensions used in the analysis.
9. Vertical parking is not approved for public rights-of-way. Revise the Development Package to provide parking in accordance with the Technical Standards.
10. The minimum pavement width for a public street is 24 feet where no parking is provided. Where parking is provided the minimum pavement width is 34 feet. Revise the plans to meet the standard.
11. Demonstrate access for solid waste vehicle access and egress, including turn-around locations. Demonstrate that the service trucks will be able to maneuver with vehicles in the parking spaces.
12. Provide clear existing and proposed spot grades. It appears that some of the parcels do not meet the requirements for the differential grading standard. If more than 2 feet of fill are placed in the outer 100 feet of the project, follow the process in the Technical Standard.
10/25/2018 KELLY LEE ZONING-DECISION LETTER REVIEW Reqs Change Ken:
This review has been completed and resubmittal is required. Please resubmit the following items:
Prepare a Comment Response Letter which tells the reviewer what changes have been made to the plan and what comments are addressed. When you have made the necessary corrections to the plans, please resubmit the following items to PDSD Filedrop: https://www.tucsonaz.gov/file-upload-pdsd

1) Corrected plan set
2) Items requested by review staff
Please remember to name your files appropriately, for example: second (2nd) submittal,
2_plan_set.pdf
2_swppp_report.pdf and the plans will re-enter the review cycle.
Thank you,
Kelly Lee
Lead Planner
Planning & Development Services
(520) 837-6999

Final Status

Task End Date Reviewer's Name Type of Review Description
12/07/2018 SBEASLE1 OUT TO CUSTOMER Completed