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Plan Review Detail
Review Status: Completed
Review Details: CDRC RESUBMITTAL - TENTATIVE PLAT REVIEW
Plan Number - S02-042
Review Name: CDRC RESUBMITTAL - TENTATIVE PLAT REVIEW
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/30/2002 | FERNE RODRIGUEZ | START | INITIALIZE THE WORKFLOW | Completed | |
| 10/04/2002 | JOE LINVILLE | DEVELOPMENT SERVICES | LANDSCAPE | Denied | The Landscape Section does not recommend approval of the development plan. Previous comments have not been addressed successfully. ALL NEW PLANTINGS WITHIN THE ADJACENT RIGHT OF WAY AREAS MUST BE APPROVED BY THE CITY ENGINEER. PROVIDE VERIFICATION OF THE REQUIRED APPROVALS. LUC 3.7.2.9 SCREEN WALLS MAY ONLY BE LOCATED WITHIN STREET LANDSCAPE BORDERS IF CERTAIN CRITERIA ARE MET. SEE LUC 3.7.3.2.C.2.1 FOR DETAILS. REVISE THE PLAN TO LOCATE THE SCREEN WALL ALONG STONE AVENUE IN COMPLIANCE WITH THE REGULATION. Resubmittal of the landscape plan and development plan is required. |
| 10/10/2002 | ROGER HOWLETT | COT NON-DSD | COMMUNITY PLANNING | Approved | COMMUNITY PLANNING AND PRESERVATION COMMENTS Regarding SUBJECT: Community Design Review Committee Application CASE NUMBER: CASE NAME: DATE SENT S02-042 Stone Curves – Co Housing 10/08/02 Formerly D02-0020 ( ) Tentative Plat ( ) Development Plan ( ) Landscape Plan () Revised Plan/Plat () Board of Adjustment () Other CROSS REFERENCE: NEIGHBORHOOD PLAN: North Stone GATEWAY/SCENIC ROUTE: N/A COMMENTS DUE BY: October 28, 2002 SUBJECT DEVELOPMENT PLAN/PLAT HAS BEEN REVIEWED BY COMMUNITY PLANNING AND PRESERVATION, AND STAFF SUBMITS THE FOLLOWING COMMENTS: () No Annexation or Rezoning Conditions, Not an RCP - No Comment () Proposal Complies with Annexation or Rezoning Conditions () RCP Proposal Complies With Plan Policies ( ) See Additional Comments - Complies With Planning Comments Submitted on: 8-8-02 ( ) No Resubmittal Required: () Tentative Plat ( ) Development Plan ( ) Landscape Plan () Other REVIEWER: JBeall DATE: 10-04-02 Community Planning and Preservation Comments Stone Curves A CoHousing Neighborhood, S02-042 1. Applicant to correct case number, from D02-0020 to S02-042, listed on tentative plat/development plan, in the lower right corner next to the title block of all plan sheets, including landscape plan. No re-submittal required, to be checked by Development Services. COMMUNITY PLANNING AND PRESERVATION COMMENTS Regarding SUBJECT: Community Design Review Committee Application CASE NUMBER: CASE NAME: DATE SENT S02-042 Stone Curves – Co Housing 08/09/02 Formerly D02-0020 () Tentative Plat ( ) Development Plan ( ) Landscape Plan () Revised Plan/Plat () Board of Adjustment () Other CROSS REFERENCE: NEIGHBORHOOD PLAN: North Stone GATEWAY/SCENIC ROUTE: N/A COMMENTS DUE BY: August 13, 2002 SUBJECT DEVELOPMENT PLAN/PLAT HAS BEEN REVIEWED BY COMMUNITY PLANNING AND PRESERVATION, AND STAFF SUBMITS THE FOLLOWING COMMENTS: () No Annexation or Rezoning Conditions, Not an RCP - No Comment () Proposal Complies with Annexation or Rezoning Conditions () RCP Proposal Complies With Plan Policies ( ) See Additional Comments Attached () No Additional Comments - Complies With Planning Comments Submitted on: ( ) Resubmittal Required: () Tentative Plat ( ) Development Plan ( ) Landscape Plan () Other REVIEWER: JBeall DATE: 8-8-02 Community Planning and Preservation Comments Stone Curves A CoHousing Neighborhood, D02-0020 Since this is an RCP, it must be in conformance with the design policies and criteria of the General Plan, and any of its components. The Design Guidelines Manual, which offers insight and clarification into land use and community design policies is also used as an additional resource to the General Plan. Although the proposed development appears to have addressed landscaping and pedestrian access design elements along the site perimeter wall, the development plan does not indicate specific design treatment of the site perimeter wall. And there is concern regarding potential adverse impact with the parking area at the southwest corner of the site being located adjacent to R-2 zoned property. Plan policies call for appropriate design elements that reduce the impact of freestanding walls and afford visual relief for parking areas adjacent to residential (existing or zoned) properties. Please change Keynote 18 on sheet 2 of the development plan to read “5 foot high stuccoed site perimeter wall, with all walls visible from a public right-of-way to be graffiti-resistant and to incorporate one or more visually appealing design treatments, such as; the use of two or more decorative materials like stucco, tile, stone, or brick; a visually interesting design on the wall surface; varied wall alignments (jog, curve, notch, setback, etc.); and/or, trees and shrubbery in voids created by wall variations. Please change development plan keynotes to reflect that the site perimeter wall along the western R-2 zoned property will also be a 5 foot high stuccoed perimeter wall by labeling that section of the perimeter wall as keynote 18. There is concern as to the proposed roof line design for this development since elevations or design treatments were not shown or indicated on the development plan. The Plans encourage high quality and visually interesting roof horizon. And, specifically, the North Stone Area Plan requires appropriate design elements, which protect and preserve view corridors to the mountains. Please include a note in the General Notes section that the proposed development building will provide a variety of roof lines and plane lines especially where building height exceeds 20 feet. |
| 10/11/2002 | JIM TATE | DEVELOPMENT SERVICES | ENGINEERING | Denied | DATE: October 11, 2002 TO: Craig Gross; CDRC Coordinator FROM: James C. Tate, P.E. SUBJECT: Engineering review of the Stone Curves Tentative Plat. The activity number is S02-042. SUMMARY: Engineering does not recommend approval of the Tentative Plat or the Drainage Report. RESUBMITTAL REQUIRED: TP, DR The Drainage Report was reviewed for Tentative Plat purposes only. GENERAL COMMENTS 1. A Grading Plan and permit is required. Proposed grading in excess of 5,000 yards will require a soils engineering report and an engineering geology report with the Grading Plan submittal. Proposed fills in excess of two feet above existing grade at any location in the outer one hundred feet of the site adjacent to residentially zoned property will require the procedure outlined in IBC Chapter 36 Section 13.1 2. NPDES requirements apply to projects larger than 5 acres. For submittal requirements contact Loren Makus, 791-4251 3. Include the Assurance Package with the Final Plat submittal. 4. Include a copy of the CC&Rs with the Final Plat submittal. The maintenance notes specified in the Standards Manual for Drainage Design and Floodplain Management, SMDDFM, 14.3.2 must be included on the Final Plat or in the CC&Rs. The next submittal must address the following items: DEVELOPMENT PLAN 1. Label and dimension the existing and future right-of-way and curb for both Limberlost and Stone. The sight visibility triangles must be shown relative to the existing and future curbs. 2. Sheet DP2 shows the central water harvesting area with a depth of 8". Sheet DP7 shows 12" 3. Sidewalks must be flood free for up to the 10-yr. event. Show appropriate drainage structures. Show curb openings where appropriate. 4. Percolation tests are required for the retention basins. 5. Show 100-yr. peak outflow quantities for basins D2 and D4. 6. Please remove the weir design detail from the plan (Sheets DP2 and DP7). The basin table must remain on the plan (either or both sheets). Specific weir design details for each basin will be included on the Grading Plan. DRAINAGE REPORT 1. It is assumed that the intended weir structure for basins D2 and D4 are wall openings in the site perimeter wall. For D1 and D5 it is assumed that stormwater overflows through curb openings. The general weir design provided in the drainage report can be modified to meet these conditions. However, basin D3 is depressed without curbs or walls. What is the intended overflow structure? 2. Percolation tests are required. |
| 10/16/2002 | KAY MARKS | PIMA COUNTY | ADDRESSING | Denied | PIMA COUNTY DEVELOPMENT SERVICES DEPARTMENT 201 N. Stone Ave, 1st Floor Tucson, Arizona 85701-1207 KAY MARKS ADDRESSING OFFICIAL PH: 740-6480 FAX #: 740-6370 TO : CITY PLANNING FROM : KAY MARKS, ADDRESSING OFFICIAL SUBJECT : S02-042 STONE CURVES/REVISED DEVELOPMENT PLAN/TENTATIVE PLAT DATE : October 15, 2002 *********************************************************************************************************** The above referenced project has been reviewed by this Division for all matters pertaining to street naming/ addressing, and the following matters must be resolved prior to our approval: 1.) Label unit numbers for Condominiums per Pima County Addressing Code (See Attachment). COMMENTS ON FILE |
| 10/22/2002 | DAVID RIVERA | DEVELOPMENT SERVICES | ZONING | Denied | TO: Development Services Department Plans Coordination Office FROM: David Rivera Senior Planner FOR: Patricia Gehlen Principal Planner PROJECT: S02-042 Stone Curves A Co-housing Neighborhood Tentative plat/Development Plan TRANSMITTAL: October 21, 2002 DUE DATE: October 28, 2002 COMMENTS: 1. Section 4.1.7.1, LUC, permits a maximum of one year from the date of application to obtain approval of a tentative plat. If, at the end of that time, the tentative plat has not been approved, it must be revised to be in compliance with all regulations in effect at that time, and must be resubmitted for a full CDRC review. The one-year expiration date for this tentative plat is October 1, 2003. 2. As indicated on the previous set of comments, this plan had been first reviewed as an apartment complex and that further comments would forthcoming. Please review the following comments and address as required for the tentative plat and residential cluster project criterion. 3. Please revise the location map as indicated. Reference recorded subdivision plats by book and page numbers. DS 2-03.2.1.D.2 4. The title block must be revised to indicate the "number of condo units" in place of "number of lots" proposed as well as any required common areas, i.e. Common Area "A" Drainage, "B" Landscape, "C" Vehicle Use Area. The title block should also include a statement that this site is to be developed as a "Residential Cluster Project" with the density bonus. DS 2-03.2.1.G.2 5. Please, remove the development plan number "D02-0020" and replace with the assigned subdivision case number S02-042. The subdivision case number should be listed in the lower right corner next to the title block of all plan sheets. DS 2-03.2.2.B 6. General note 5 must be revised as follows, replace the words "As allowed by the" with "Subject to LUC sections 3.6.1. and 3.5.7.1" DS 2-03.2.2.B.2 7. Revise general note 21 to state units in place of "lots". This development is not proposed for subdivision of land. DS 2-03.2.2.B.4 8. This site is subject to the development criteria of the "Major Streets and Routes Setback" and the "Residential Cluster Project" overlay zones. Please revise general note 19 to state that this site is subject to both the MS&R and RCP overlay zone criteria. Stone Avenue is not designated as a Gateway Route on the MS&R map, please remove the Gateway note from general note 19. DS 2-03.2.2.B.7 9. Include in the building legend or separate building schedule the units proposed in each, i.e. Building 1, units "A", "B" C" & "D, Building 2 units "E", "F" etc. The cubic area "Air area" for each unit must be listed in the schedule excluding walls floors roofs etc. A separate schedule for the common areas must also be provided. The schedule should include every common area, which includes walls, roofs, floors, vehicle use, landscape, detention basins, balconies, etc. If the area to be owned by the prospective tenants is other than just air space please clarify. Please list on the plan how and what areas are specifically common areas and what the tenant owns. (Please, call me if there is any question regarding this comment.) Clarify how the balconies off of some of the units will be designated, i.e. limited use common areas, exclusive use etc. DS 2-03.2.4.A, .B, .C 10. 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. DS 2-03.2.4.C 11. Please clarify if the pedestrian sidewalk between buildings 4 and 6 continues out to the sidewalk in the Stone Avenue right of way. It is not clear if the sidewalk is meant to stop at the gate or continue to the street sidewalk. (The setback note within the sidewalk location can be relocated in order to depict the continuous circulation.) DS 2-05.2.4.F 12. All back up spurs must be provided with a minimum three (3) foot radius. Please add the radius as a keynote or add a dimensioned detail drawing depicting the typical back up spur. DS 2-05.2.4.D.3 DS 2-05.2.4.P 13. Provide on the plan, a building setback for the covered parking structure, which is proposed along the southwest corner of the property where adjacent to the R-2 zoned parcel. The minimum building setback is the greater of ten (10) feet or three-quarters the building height. As noted in the previous comment dated 8/13/02 the proposed locations of the detached accessory structures (carports) are not permitted to be constructed in the proposed locations as shown on the plan without a Board of Adjustment variance. (Previous Comment Dated 8/13/02) LUC section 3.2.5.3: Specifically Within Residential Zones. The structures used for an accessory use within a residential zone shall comply with the following. A. Accessory structures shall not exceed twelve (12) feet in height, unless attached to a principal structure. If attached to the principal structure, maximum height permitted is the same as for the principal structure. B. Detached accessory structures are not allowed in the buildable area extending the full width of the lot between the principal structure and the front street lot line, except for terraces and steps not over three (3) feet high above the natural grade, paved areas, and fences or walls. A Board of Adjustment variance would be required in order to construct the detached accessory structures as depicted on the plan. DS 2-05.2.4.I 14. Revise the keynote "number" for the parking spaces of the parking area located in the southwest corner of the site to eight (8). The keynote indicates 12 spaces but only 8 have been provided. DS 2-05.2.4.P 15. If applicable the location, type and size of existing or proposed signs must be indicated on the plan, including existing billboard signs. DS 2-05.2.4.W 16. See comments by the Landscape reviewer concerning landscape borders, screening, and NPPO. DS 2-05.2.4.X 17. In order to gain access from Stone Avenue onto the site, a portion of the one (1) foot no access easement at the southwest driveway location must be abandoned. Please clarify if the abandonment will occur at the final plat stage or will a separate instrument be utilized. 18. Provide a separate response letter that states how the provisions of 3.6.1.4 have been addressed and met. LUC section 3.6.1.3.B 19. When developed with a density increase, the RCP must provide for conveniently located commonly owned recreation facilities, designed for, and usable by, both adults and children residing within the project. Twenty-five (25) percent of the site area that is not part of the site coverage is to be commonly owned or set aside as accessible to all residents of the development. (Ord. No. 9374, §1, 4/10/00) Define the commonly owned area as defined above (LUC section 3.6.1.4.A.2) and add the square footage of the areas and percentage to the calculation block. LUC section 3.6.1.4.A.2 20. Refer to Community Planning comments concerning the compatibility or complimentary issues. (LUC section 3.1.6.4.A.3) LUC section 3.1.6.4.A.3 21. Twenty-five percent of the residential structures are to be provided with barrier free accessibility. List the number and which units will be barrier free. A detail that demonstrates compliance with barrier free accessibility must be added to the plan. (12 of the 48 units must be barrier free.) LUC section 3.6.1.4.A.5 22. Add the following note to the plan. "All mechanical equipment 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 RCP." In addition to the note, indicate if the mechanical equipment is to be roof or ground mounted. Add a detail drawing to the plan that demonstrates how the screening will accomplished and is architecturally integrated with the overall design of the RCP. LUC section 3.6.1.4.A.9 23. Add the following note. "In every RCP, there shall be no further division of land or resubdivision without the developer or successor in interest furnishing written notice to all property owners of record within the boundaries of the RCP. In no event shall further division of land occur without the written approval of the Mayor and Council." LUC section 3.6.1.4.A.10 24. See LUC section 3.6.1.5 A. - .C "Management of Common Properties" (CC&R's) requirements. A copy of the proposed CC&R's must be provided for review. LUC section 3.6.1.5.A - .C 25. Please provide a response letter that states how the requirements of LUC sections 3.6.1.4.B.7 and 3.6.1.4.B.8 have been addressed. Provide a copy of the Archaeological Study report. See Development Standard sections 2-10.4.0 - 4.1 and 2-10.5. - 2-10.5.3 If you have any questions about this transmittal, please call David Rivera, (520) 791-5608. DGR C:\planning\cdrc\tentativeplat\S02042tp.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: revised tentative plat/development plan plus all requested documents and response letters. |
| 10/30/2002 | FRODRIG2 | COT NON-DSD | REAL ESTATE | Denied | Case Number on plat needs to reflect the subdivision # No Access easement Dkt 10174, PG 3025 Note needs to be added to the plat on the area of the abandonment stating: "No access easement abandon by this plat." |
| 11/15/2002 | FRODRIG2 | PIMA COUNTY | WASTEWATER | Needs Review |