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Permit Review Detail

Permit Number: DP22-0105
Parcel: 14117746A

Review Status: Completed

Review Details: DEV PKG

Permit Number - DP22-0105
Review Name: DEV PKG
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
05/11/2022 SBEASLE1 START PLANS SUBMITTED Completed
05/12/2022 STEVE SHIELDS ZONING REVIEW Reqs Change PDSD TRANSMITTAL

FROM: PDSD Zoning Review

PROJECT: The Place at Rita Ranch – Multi-Family
Development Package (1st Review)
DP22-0105

TRANSMITTAL DATE: May 16, 2022

DUE DATE: May 11, 2022

COMMENTS: Resubmit revised drawings and 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 April 21, 2023.

2-06.2.0 APPLICATION SUBMITTAL REQUIREMENTS

1. COMMENT: 2-06.2.4 – The drawing shall be submitted as a single multi-page pdf.

2-06.3.0 FORMAT REQUIREMENTS

2. COMMENT: 2-06.3.12 – The index of sheets shall include all drawings submitted for review to include the landscape, NPPO, etc.

CONTENT REQUIREMENTS

3. COMMENT: 2-06.4.1 – Provide the email address for all of the Project Team listed on sheet 1.

4. COMMENT: 2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx) shall be inclusive of all sheets submitted for review, i.e. landscape, NPPO, etc.


5. COMMENT: 2-06.4.3 – Provide the development package case number, DP22-0105, adjacent to the title block on all sheets.

6. COMMENT: 2-06.4.4 – The vicinity map shall be drawn a scale of three-inch equals one mile.

7. COMMENT: 2-06.4.4.C – Provide the Section, township, and range, and label the section corners on the location map.
2-06.4.7 - General Notes
The following general notes are required. Additional notes specific to each plan are required where applicable.

2-06.4.7.A - Zoning and Land Use Notes

8. COMMENT: 2-06.4.7.A.4 – General Note 4 remove the reference to “(SUBJECT TO STANDARD 4.9.7.D.)” as it is not applicable to the proposed use, see UDC TABLE 4.8-3: PERMITTED USES - OFFICE ZONES.

9. COMMENT: 2-06.4.7.A.6 – Clearly demonstrate how the requirements of Article 5.3 are met;
a. Show the 400’ Scenic Corridor Zone on the plan, see UDC Article 5.3.3.A.
b. Show the 30’ Scenic Buffer on the plan, see UDC Article 5.3.4.A.1.
c. Based on the heights provided on the plan you have exceeded the allowed 30’-0” height within the Scenic Corridor Zone, see UDC Article 5.3.5.A.2. A Board of Adjustment for Variance, UDC Articles 3.10.1 and 3.10.3.
d. Until comment 25 is addressed Zoning cannot verify if perimeter yard setback requirements are met. Per UDC Article 5.3.5.A
e. Demonstrate on the plan that the requirements of UDC Article 5.3.6 are met.

10. COMMENT: 2-06.4.7.A.6 –

2-06.4.8 - Existing Site Conditions
The following information shall be provided on the plan/plat drawing to indicate the existing conditions on site and within 50 feet of the site. On sites bounded by a street with a width of 50 feet or greater, the existing conditions across the street will be provided.

11. COMMENT: 2-06.4.8.A - Provide site boundary/subdivision perimeter information, including bearing in degrees, minutes, and seconds, with basis for bearing noted, together with distances in feet, to hundredths of a foot for the perimeter property boundary.

12. COMMENT: 2-06.4.8.B – All existing easements to be abandoned shall be abandoned prior to approval of this DP.

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.

13. COMMENT: 2-06.4.9.A – As this site is made up of several parcels a lot combination is required. Provide a copy of the approved Pima County Combo Request form with your next submittal.

14. COMMENT: 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.

15. COMMENT: 2-06.4.9.H.2 - Show future and existing sight visibility triangles. On a designated MS&R street, the sight visibility triangles are based on the MS&R cross-section.

16. COMMENT: 2-06.4.9.H.5 – As it appears that covered parking structures are proposed show the required 1’-0” setback form the structure to the PAALs, see UDC Article 7.4.6.F.2.a.(1).

17. COMMENT: 2-06.4.9.H.5.a – Provide a floor plan for all proposed buildings so that vehicle parking requirements can be verified. The “1+ BEDROOM UNIT” depending on layout will determine how many bedrooms are in the unit. Zoning will look at it based on the definition of a Bedroom, see UDC Article 11.4.3.

18. COMMENT: 2-06.4.9.H.5.a – The vehicle parking space calculation shall include the number of van accessible spaces required and provided.

19. COMMENT: 2-06.4.9.H.5.a – Provide a detail for both a standard and accessible vehicle parking space. This detail shall include all applicable dimensions as required by UDC Figure 7.4.6-A and Table 7.4.6-1 and if applicable UDC Article 7.4.6.H.3.

20. COMMENT: 2-06.4.9.H.5.a – Provide a detail for the required accessible parking space sign.

21. COMMENT: 2-06.4.9.H.5.d – The reference to “TEMPORARY BICYCLE PARKING” is not correct and should be called out as “SHORT-TERM”.

22. COMMENT: 2-06.4.9.H.5.d – Provide the number of provided short-term bicycle parking spaces
23. COMMENT: 2-06.4.9.H.5.d – On sheet HC-01 you reference “BICYCLE RACK, SEE LANDSCAPE (TYP)” provide the detail number and sheet where the detail is provided.

24. COMMENT: 2-06.4.9.J – Show the future curb and sidewalk locations along Houghton Road. Contact Greg Orsini with DTM at Greg.Orsini@tucsonaz.gov for specific cross sections for this location.

25. COMMENT: 2-06.4.9.O – Provide perimeter yard setback dimensions on the plan. The street perimeter yard setback for Houghton Road is per UDC Article 5.3.5. The street perimeter yard setback for Jumping Cholla Rd is per UDC Article 6.4.5.C.2 & Table 6.4.5.C-1 ADT over 140 but less than 1,000. The north and east perimeter yard setback is per UDC TABLE 6.3-3.A: DIMENSIONAL STANDARDS FOR THE O-1, O-2, & O-3 ZONES. Perimeter yard setbacks apply to all structures.

26. COMMENT: 2-06.4.9.Q – Provide the square footage and the height of each structure within the footprint of the building(s). This includes the maintenance building and parking shade structures and what appears to be ramadas.

27. COMMENT: 2-06.4.9.R – Provide a sidewalk that connects to the right-of-way along Jumping Cholla, see TSM Section 7-01.4.A.

28. COMMENT: 2-06.4.9.R – Provide the required continuous pedestrian circulation path to the maintenance building to the rest of the development, see TSM Section 7-01.3.3.B

29. COMMENT: 2-06.4.9.R – Around the perimeter of the buildings it appears that parking vehicles will be allowed to overhang the 4’-0” sidewalk. Cleary demonstrate how parking vehicles will not reduce the sidewalk width.

30. COMMENT: 2-06.4.9.R – Provide the required continuous pedestrian circulation path to all dumpsters shown on the plan.

31. COMMENT: 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.

32. COMMENT: 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.

33. COMMENT: Provide a Residential Density Calculation the meets the requirements of UDC Article 6.4.7.


If you have any questions about this transmittal, please contact Nicholas Ross at Nocholas.Ross@tucsonaz.gov.

To resubmit your plans for additional review, please visit: https://docs.tucsonaz.gov/Forms/tucsonpermitapp

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
05/18/2022 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change The maximum distance between cleanouts in the building sewers shall be 100-feet, measured along the developed pipe length from the upstream entrance of the cleanout. Reference: Section 708.1.1, IPC 2018.
05/24/2022 JPEELDA1 FIRE REVIEW Reqs Change Fire apparatus access roads shall extend to within 150 feet of all portions of a facility. IFC 2018, Section 503, 503.1.1 Provide hose lay showing that all buildings are compliant.
Buildings that exceed 30' in height shall comply with IFC 2018, Appendix D, D105.2 - D105.4 please provide a dedicated FP sheet that will show this information. Note it does state one entire side of the building. On your plans you shall show the side for each building and add a note that in these areas, awning, canopies and or solar shall never be installed.

Questions:
Jennifer Peel-Davis
Jennifer.Peel-Davis@tucsonaz.gov
520-837-7033Fire Plans Examiner
06/01/2022 AWARNER1 LANDSCAPE REVIEW Reqs Change CDRC TRANSMITTAL
TO: Planning and Development Services Department, Plans Coordination
FROM: Anne Warner, RLA
PDSD Landscape/Native Plant Preservation Section

PROJECT: The Place at Rita Ranch
ACTIVITY NO: DP22-0105
Address: 8299 S Houghton Rd
Zoning: O-3
Existing Use: undisturbed Sonoran desert
Proposed Use: multi-family

TRANSMITTAL DATE: June 1, 2022
DUE DATE: May 23, 2022
COMMENTS: Please resubmit revised drawings along with a detailed response letter, which states how all Landscape Review Section comments were addressed.
This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants and water harvesting.
1. General Note - UDC 2-10.4.1 Identification and Descriptive Data - 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.

2. General Note - Ensure that Zoning and Engineering comments are addressed prior to landscape section approval.

3. Houghton Road is a Scenic Corridor, and a 30' natural buffer area, measured from the future right of way, is required. No improvements, including grading shall occur in this area. UDC 5.3.4. A 10' street landscape border is not required in lieu of the 30' natural buffer.

4. Please label the existing and future rights of way for all public streets, UDC 7.6.4.C.2.a.

5. There are unidentified plant symbols and on the planting plans, please revise.

6. Chilopis linearis is a smaller tree than both mesquite and palo verde, please adjust plant symbols to reflect a 20' tree.

7. Placing trees along the edge of a parking area or at the ends of parking row does not meet the intent of the UDC. Specifically, the uncovered spaces between the covered spaces or at the ends of covered spaces are deficient. It is not necessary to have parking medians everywhere, other solutions are acceptable. All spaces within 40' of a tree is only one of the requirements, and it is required to meet all. The intent is to provide as much shade on the asphalt as possible, and the requirement is 1 tree per 4 parking spaces; trees are expected to be placed within the parking area itself to mitigate the heat and glare radiated by the built environment, UDC 7.6.1.A.3. Trees are to be distributed evenly throughout the parking area, UDC 7.6.4.B.1.a., UDC Technical Standards Manual 5-01-.3.2

8. Please note that mitigation trees are in addition to other required trees.

9. Please provide a summary of quantities of mitigation and TOS plants in a manner that makes it simple to cross check between landscape and NPP plans.

10. Please indicate the installation of a private submeter if a separate irrigation meter is not being provided. UDC Technical Standards 4-01.6.1.A.1.

11. Please include a detail for the backflow preventer and locking enclosure.

12. Please add a detail to show depressed landscape areas or indicate with notes.

13. Provide a detail to show tree planting with root barrier adjacent to walkways.

14. The grading plan and water harvesting plan do not meet the requirements of the water harvesting ordinance and technical standard. The plan doesn't show the effective use of run-off to supplement irrigation.
a. The catchment areas must provide water to the infiltration areas. Revise the grading to direct runoff to the landscape infiltration areas to the maximum extent possible.
b. Catchment areas in the water harvesting table can only count the areas that are directed to the landscape infiltration areas.
c. Clearly show the areas in each catchment area and the areas of effective infiltration and water harvesting. All landscape areas should be included within infiltration areas.
d. UDC section 7.6.6.C requires the use of all runoff to supplement irrigation. Show how this is attained.
e. Provide a planting inventory or some other mechanism so we can confirm the canopy areas for each water harvesting infiltration area. Ensure all on-site landscape areas are accounted in the canopy area.
f. Show rooftop drainage patterns and show how they are incorporated into the water harvesting calculations.
g. Water harvesting areas should be depressed between 6 and 9 inches. These areas can be counted toward first flush retention requirements.

15. Identify curb inlets/splash pads to landscape areas on water harvesting or landscape plans.

16. Provide a maintenance schedule for the landscape and irrigation for this project. UDC 2-10-4.2.A.4., please be specific.

17. Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards for Stormwater Detention and Retention is required and shall work in conjunction with the Commercial Rainwater Harvesting design. https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-manual-board-version-201511.pdf

COT edits - https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf

18. Grading, hydrology, and landscape plans must be integrated to make maximum use of site storm water runoff for supplemental on-site irrigation purposes. The landscape plan shall indicate use of all runoff, from individual catch basins around single trees to basins accepting flow from an entire vehicular use area or roof area. UDC 7.6.6.C.2. The landscape, water harvesting, and grading plans must match.

19. A site visit is required to verify the low number of viable plants, prior to approval.

20. Please note that smaller caliper trees can used for TOS and may be counted towards larger caliper tree quantities or mitigation plants.

21. The monitor is responsible for an assessment of the condition of the site's plants one year after the final inspection has been performed on the site. The monitor shall visit the site and prepare a report on plant status, including general plant condition, the identification of plants under stress and the appropriate method to relieve the stress, and recommendations for replacement of plants that are dead or dying. Dead or dying plants must be replaced with the same size plant at a one-to-one ratio of like genus and species. Copies of the report must be submitted to the site owner/developer and to PDSD. The owner must respond to the plant needs as outlined in the status report within six months of report submittal or within a shorter period if required to improve the health of stressed plants and prevent plant loss.

22. Please identify the project monitor prior to any grading activities, UDC 7.7.5. On-monitoring of all aspects of site clearing, grading, plant protection, preservation, salvage, and mitigation must be provided during project construction at the expense of the developer for all residential development that is over five acres and for all commercial and industrial development that is over one acre . The monitoring must be performed by an individual who is qualified in arid lands native plant resource identification and protection as specified in UDC Section 7.7.4.D, Professional Expertise. The monitor must provide periodic progress reports to the developer outlining the status of work accomplished and any problems encountered. A copy of these reports must be submitted to the PDSD for the project file.


RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package

YOUR NEXT STEPS: Submit documents to the Filedrop
https://docs.tucsonaz.gov/Forms/tucsonpermitapp
Select "Existing Application"
1) Comment Response Letter (your response to
the reviewer's Requires changes comments)
2) Plan Set (or individual sheets)
3) Any other items requested by review staff

If you have any questions, please contact me at anne.warner@tucsonaz.gov
06/29/2022 SBLOOD1 ENGINEERING REVIEW Reqs Change Development Package Comments:
Sheet 1
1. Please provide the name and date of the geotechnical report. Provide the contact information of the Geotechnical Engineer.
2. Please change "Vicinity Map" to "Location Map"
3. Please revise "Site" callout in Location Map to read "This Project"
4. Please include a 3" X 5" block in the lower right quadrant for the approval stamp on all sheets.
5. The location map shall have a scale of 3" = 1 mile
6. Please provide the site boundary perimeter information.
7. Please provide dimensions of the right-of-way adjacent to the site.

Sheet 4
8. Please provide the site boundary perimeter information.

Sheet 7
9. Please verify stop sign location.

Sheet 8
10. Provide the cross slope on the proposed sidewalk and add spot elevations at the back of sidewalk.
11. Please provide the cross slope throughout the driveways.
12. Please revise the low point south of the maintenance shed & pump room.
13. Provide elevations at all catch basins
14. Please call out all high points
15. Provide a catch basin to collect the drainage for the northeast corner.
16. Revise the low point at the parking stall north of Building B.
17. Revise the grading around the trash enclosure north of Building B. Or, add a catch basin to collect the drainage in current grading design.
18. Add slopes at all sidewalks
19. Please call out all ADA ramps and add slopes and spot elevations.
20. Please provide cross-sections of the driveways.

Sheet 9
21. Please provide more spot elevations at TC and back of sidewalk to demonstrate cross slope is less than 2%.
22. Please provide a cross section of the driveway south of Building F to better understand the drainage.
23. Provide construction/key notes and call out standard details.
24. Please call out curb endings, typical.
25. Please call out saw cut limits

Sheet 10
26. Please revise the low point at the back of the parking stall north of Building A.

Sheet 11
27. Please provide slopes at ADA ramps and spot elevations at the back of sidewalk
28. Revise the low point at the curb south of Building G. Provide a cross section of the driveway to better understand the drainage.
29. Provide spot elevations at the back of parking stalls south of Building G.
30. Please provide spot elevations at the back of parking stalls west of Building G.
31. Please provide a cross section of the driveway west of Building G.

Sheet 12
32. Please provide invert elevation at all laterals.
33. Invert (OUT-N) is currently higher than invert (IN-S) at SSMH 1. Please review and revise.
34. Invert (OUT-S) is currently higher than invert (IN-E) at SSCO 8. Please review and revise.

Sheet 13
35. Please provide invert elevations at all utility crossings.

Drainage Report Comments:
1. Section 1.3 - Please update reference for objective 3. Latest version is dated November 2015.
2. Section 3 - Please provide First Flush summary table.
3. Section 4.3 -Please mention the channel adjacent to the project and demonstrate that the flows are contained within the concrete line channel and therefore not erosion hazard setback is necessary.
4. Section 5.1 - Please revise statement and provide more clarifying language discussing reduced runoff to swale is due to proposed on-site detention pipes. Please also provide calculations of existing culvert showing and drainage swale to demonstrate adequate conveyance of the 100-yr peak discharge and that there are no backwater affects from the proposed culvert downstream culvert on the new culvert crossing that would impact its headwater.
5. Appendix - Please provide detention calculations for detention pipe, rainwater harvesting, and existing and proposed culvert.
6. Existing Conditions Exhibit - Please label all existing drainage features. Include existing pipe size, material, headwater elevations. Please also provide the existing Q100 and water surface elevations for the adjacent channel.
7. Developed Conditions Exhibit - Please label all existing and proposed drainage features. Include size, material, etc. Please also provide the existing Q100 and water surface elevations for the adjacent channel.

Review and Comments provided by third party engineer reviewers under contract with the City of Tucson. For Questions or Concerns contact:
Stephen Blood
(520) 837-4958
Stephen.blood@tucsonaz.gov
08/05/2022 SBEASLE1 ZONING-DECISION LETTER REVIEW Reqs Change Email from: COTDSDPermits
To: David Tannous
Fri 8/5/2022 11:10 AM

REVIEW NOTICE
Returned for Corrections: DP22-0105

Site/Grading/Swppp/Floodplain - The Place at Rita Ranch 1. New apartment complex. 8371 S HOUGHTON RD

FEE BALANCE: $ 3,833.52
Please pay at a minimum, the REVIEW category fees.
A payment is required before your next submittal.

ONLINE PAYMENTS
** If the online amount doesn't match "Fee Balance" shown above, check back in a few hours **
https://www.tucsonaz.gov/pdsd/fees
1- Click on: Pay Planning & Permit Fees
2- Enter Permit Nbr, example: dp20-0000
(not case-sensitive but a hyphen-dash- is needed)
3- Business/Individual Name: Leave this field blank
4- "Continue"
5- In the Pay column - check the boxes
6- "Continue"

YOUR NEXT STEPS
1. SEE REVIEW COMMENTS and documents on PRO: www.tucsonaz.gov/pro
(If information is not available, check back later after data transfers to PRO.)
- Home page, Activity Search, enter the Activity/Permit Number
- Permits - click on blue tab
- Reviews section - click on REVIEW DETAILS
- Documents section - click on VIEW

2. Title your SECOND submittal documents accordingly, example: 2_Comment Response Letter

3. UPLOAD A RESUBMITTAL to Filedrop:
- Comment Response Letter (your response to REQUIRES CHANGE comments)
- Plan Set (all pages, full set, even if no changes were made)
- Any other documents requested by review staff

FILEDROP
https://docs.tucsonaz.gov/Forms/tucsonpermitapp
- "Existing Application"
- "Permit Number" field: enter the number (and any notes for our staff)
- Select "PLANS" for all documents


Sharon Beasley, Certified Permit Technician

City of Tucson, Planning & Development Services Dept.
Email: COTDSDpermits@TucsonAz.gov
(for development packages, land splits, Thursday Presubmittal meetings)
Email: PDSDinquiries@TucsonAz.gov
(for building permits)
09/07/2022 SBEASLE1 PIMA COUNTY - ADDRESSING PIMA COUNTY - ADDRESSING Passed email from: Nicholas Jordan
To: CDRC
09/06/2022

Please remove Pima County Addressing from the review for DP22-0105. The project can apply for unit addressing after the DP is approved.
Please note that the buildings should be identified numerically to include the club house and any maintenance buildings.
Thank you

Nicholas Jordan
Site Review Project Manager - Addressing Official

Pima County Development Services Department
201 N Stone AV – 1st Floor
Tucson, AZ 85701
(520) 724-9623