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Plan Review Detail

Plan Number: S04-026
Parcel: Unknown

Review Status: Completed

Review Details: RESUBMITTAL - TENTATIVE PLAT REVIEW

Plan Number - S04-026
Review Name: RESUBMITTAL - TENTATIVE PLAT REVIEW
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
09/29/2004 FERNE RODRIGUEZ START PLANS SUBMITTED Completed
10/01/2004 KAY MARKS PIMA COUNTY ADDRESSING Approved 201 N. STONE AV., 1ST FL
TUCSON, AZ 85701-1207

KAY MARKS
ADDRESSING OFFICIAL
PH: 740-6480
FAX #: 740-6370


TO: CITY PLANNING
FROM: KAY MARKS, ADDRESSING OFFICIAL
SUBJECT: S04-026 SEC HOUGHTON/VALENCIA / REVISED TENTATIVE PLAT
DATE: OCTOBER 1, 2004



The above referenced project has been reviewed by this Division for all matters pertaining to street naming/addressing, and we hereby approve this project.



***The Pima County Addressing Section can use digital CAD drawing files when
submitted with your final plat Mylar. These CAD files can be submitted through the Pima
County Subdivision Coordinator. The digital CAD drawing files expedite the addressing
and permitting processes when we are able to insert this digital data into the County’s
Geographic Information System. Your support is greatly appreciated.***
10/11/2004 ROGER HOWLETT COT NON-DSD COMMUNITY PLANNING Approved DEPARTMENT OF URBAN PLANNING AND DESIGN COMMENTS

Regarding

SUBJECT: Community Design Review Committee Application

CASE NUMBER: CASE NAME: DATE SENT

S04-026 Houghton/Valencia 10/11/04

() Tentative Plat
() Development Plan
() Landscape Plan
( ) Revised Plan/Plat
( ) Board of Adjustment
() Other (NPPO, Elevations)

CROSS REFERENCE: C9-00-27

NEIGHBORHOOD PLAN: Esmond Station Area Plan

GATEWAY/SCENIC ROUTE: Valencia Rd. & Houghton Rd. (both scenic)

COMMENTS DUE BY: October 12, 2004

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: 04/02/04
( ) Resubmittal Required:
( ) Tentative Plat
( ) Development Plan
( ) Landscape Plan
( ) Other

REVIEWER: K. Aragonez 791-4505 DATE: October 11, 2004
10/12/2004 DAN CASTRO ZONING REVIEW Denied COMMENTS (Site layout has significantly changed from the 1st Review)

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 March 3, 2005.

2. Since the proposed project includes retail and financial service uses, the title block only states medical/professional, which does not include all aforementioned land uses. Revise to include all applicable uses or revise statement to i.e. "commercial plaza."

3. Per D.S. 2-03.2.1.D.2, reference recorded subdivision plats by book and page numbers within the location map.

4. Under general note six (6), list all proposed principal and secondary land uses along with the development designator and applicable "subject to" sections as listed under LUC Sec. 2.5.3.2.
Bank is classified as: Financial Service "28", subject to Sec. 3.5.4.5.A.
Gas station is classified as: General Merchandise Sales "28", subject to Sec. 3.5.9.2.C. (maximum 12 pumps). Automated Car Wash is listed as a permitted secondary land use to General Merchandise Sales as: Automotive-Minor Service and Repair subject to Sec. 3.5.4.2.G which states "Limited to one (1) automatic in-bay car wash which shall not include conveyors or motorized air-drying.
It shall be enclosed within a structure except at points of ingress and egress, have a maximum floor area of six hundred (600) square feet, and not exceed twelve (12) feet in height."
List the type of Medical Service use proposed (i.e. "outpatient" or "major") along with applicable development designator and "subject to" sections.
Office is classified as: Administrative and Professional Office "29".

5. Add "Major Streets and Routes (MS&R) Setback Zone" to general note 23. (D.S. 2-03.2.2.B.7/ D.S. 2-05.2.2.B.10)

6. Tentative Plat may not be approved prior to SCZ review and approval.

7. All existing and proposed easements on this site must be shown on the plat (sheet 7 of 12), including the type, width, recordation information, and whether they will be private or public. If an easement is to be recorded by final plat, please so state on plat. (D.S. 2-03.2.4.J/ D.S. 2-05.2.4.G)

8. Label and dimension the building setback from the future right-of-way line along Valencia Road and Houghton Road to the to the gas station canopy and all buildings along both street frontages. (D.S. 2-05.2.4.I)

9. Label and dimension existing and future "sight visibility triangles" and "curb" locations. D.S. 2-05.2.3.B) (D.S. 2-05.2.4.F)

10. Response acknowledged: Vehicle and pedestrian cross access agreement to be provided with CC&R's at final plat review.

11. Dimension the width of all PAAL's on the plan (sheet 7 of 12). Where a PAAL is one-way please label as so on the plan. (D.S. 2-05.2.4.D)

12. Dimension the width of the PAAL located north of the loading zone on Lot 1. (D.S. 2-05.2.4.D)

13. a) Financial Service is limited to three (3) drive-through service lanes, with one (1) restricted to drive-through automated teller machine (ATM) service only. Label each lane to verify the aforementioned criteria. Fourth (4) lane may be used as an escape lane only. Refer to D.S. 3-05.2.1.C.2 for drive-through lane criteria.
b) Label and dimension stacking spaces for the drive through lane for both the bank and automated car wash..
c) Label and dimension the length of the stacking spaces for both the bank and automated car wash. The length of a stacking space is 18 feet.
d) The minimum drive-through lane width leading to the window is eleven feet and must be striped, marked, or otherwise clearly delineated. The minimum drive-through lane width at the window is nine (9) feet. No more than two (2) car lengths may be less than the minimum width of eleven feet.

14. a) All buildings must be connected through a continuous on-site pedestrian circulation system and to the pedestrian circulation path in both right-of-ways (Valencia and Houghton Roads). A minimum four (4) foot wide sidewalk is required for the on-site pedestrian circulation system, except where located between a PAAL and a building. In that location a minimum five (5) foot pedestrian refuge area with at least a four (4) foot sidewalk is required.
b) Dimension the width of the sidewalk around all buildings. (D.S. 2-05.2.4.K/ D.S. 2-08.)

15. Under the parking calculations table on sheet 2 of 7, please add a separate column for loading zone requirements at each phase and/or revise general note 19 to show a complete loading zone calculation for all land uses provided. (D.S. 2-05.2.4.O/ LUC 3.4.5)

16. Fully dimension vacuum bay spaces (space length, degree of angle, space width, space depth) Vacuum bay spaces may not count towards the required vehicle parking.

17. Revise the parking ratio for the bank. A bank is classified as a "Financial Service" in the Land Use Code. Per LUC Sec. 3.3.4, Financial Service is parked at one (1) space per 175 square feet of gross floor area.

18. Convenience market requires two (2) Class II bicycle parking spaces per LUC Sec. 3.3.4 "General Merchandise Sales." parking criteria

19. a) Per LUC 3.3.3.5, the number of required bicycle parking spaces is calculated as a percentage of the total number of motor vehicle parking spaces provided. The calculation provided is based on the the number required.
b) Per LUC Sec. 3.3.7.8.A, any use providing less than 50 motor vehicle parking spaces may substitute Class 2 spaces for Class 1 spaces.

20. Show all vehicle parking spaces which require wheelstop curbing on the plan (sheet 7 of 12). Wheelstop curbing is required for all vehicle parking spaces abutting landscaped areas, SCZ buffers, and sidewalks less than 6.5 feet wide.

21. a) Indicate the location of the bicycle parking spaces for each building and add a note, which states the number and Class type provided.
b) Show the required five (5) feet of maneuverability in front of the bicycle parking spaces.
(LUC 3.3.4/ D.S. 2-09)

22. Per rezoning condition 1d, two (2) points of pedestrian access is required to the parcel to the east. (D.S. 2-05.2.4.U)

23. Since this project is being developed as a "mixed use development", the project must comply with the criteria listed under the definition for "mixed use" under LUC Sec. 6.2.13. The number of curb cuts is limited to two (2) or less, unless a greater number is approved by the City Traffic Engineer or designee. Written approval shall be submitted indicating the proposed number of curb cuts for this project is acceptable.

24. Provide a detail for the proposed free standing outdoor lighting and indicate the proposed locations to verify compliance with rezoning condition 15.

25. Gas fuel pump stations are incorrectly labeled with keynote 48. Use correct keynote number.

26. All requested changes must be made to the tentative plat/development plan and landscape plans. (D.S. 2-07.2.1.A)

If you have any questions about this transmittal, please call Dan Castro, (520) 791-5608.
10/12/2004 JCLARK3 ENV SVCS REVIEW Denied * No enclosure shown for service for the NE proposed building.
* Enclosure for the bank site is located on another parcel. Service needs to be assured through CC&R's.
* The NW site for a convience store with gas meets standards. These type of bussinesses have a lot of recyclables and a double wide enclosure is recommended.

* The curb next to the enclosures falls within the 14' x 40' clear area and could be damaged if not reinforced.
* The angle of the enclosures needs to be reduced to allow the service vehicles to get into the service clear area. Concerns with the three southern enclosures and the east enclosure. With doors on the enclosures the vehicle has to stop 10' away to open and close the doors.
10/12/2004 JOE LINVILLE LANDSCAPE REVIEW Approv-Cond Add the following note to the landscape plans:
Screening is required for this project per LUC Table 3.7.2-I, in areas where existing vegetation does not provide the minimum screening required additional plantings or screening elements may be required by the landscape inspector.
10/15/2004 DALE KELCH COT NON-DSD TRAFFIC Denied Traffic Engineering REJECTS this TP/DP

1. Show and label both existing and future ROW (DS 2-05.2.3.C, 2-05.2.4.E, 2-05.2.4.F)(DS 2-03.2.4.M)
The existing is shown but the future is not. (pg7/12)

2. Sht 4/12 shows 18' radius returns at the access points to the site from Houghton. Sheet 7/12 shows 25' radius returns for these same access points. 25' is required.

3. Lengthen the proposed median in Houghton Road to at least the beginning of the proposed left turn bay opening for the turn bay to access point "A" as described in the Traffic Report. Having the median terminate at the tangent point for the curb return for driveway "B" will not have the desired deterrent effect.

4. The striping plan as submitted sht 4/12 was not reviewed for compliance with the Pavement Marking Design Manual. This review will be done at the time of Private Improvement Agreement plans are submitted. When the TP/DP is approved, it shall not be construed as an approved striping plan.

5. The Category II TIA is APPROVED and satisfies rezoning condition #6.

D. Dale Kelch, EIT
Senior Engineering Associate
Traffic Engineering Division
(520)791-4259x305
(520)791-5526 (fax)
dale.kelch@tucsonaz.gov
10/19/2004 GLENN HICKS COT NON-DSD PARKS & RECREATION Denied DATE: October 19, 2004

TO: Ferne Rodriguez, Development Services

FROM: Glenn Hicks, Parks and Recreation

SUBJECT: CDRC Transmittal, S04-026 Houghton/Valencia: Resubmittal Tentative Plat

CC: Craig Gross, Development Services


The 8 ft wide decomposed granite trail is no longer being constructed as a component of the Houghton Greenway at this time. Please remove the trail and re-locate the 12 ft paved path at the location of the
trail(adjacent to the future right of way line). The paved path does not meander.



Glenn Hicks
Parks and Recreation
791-4873 ext. 215
Glenn.Hicks@tucsonaz.gov
10/20/2004 MARILYN KALTHOFF PIMA COUNTY WASTEWATER Approved October 20, 2004

TO: Gordon Stone
Stantec Consulting Inc.

THRU: Craig Gross
City of Tucson, Development Services Department

FROM: Dickie Fernández, E.I.T.
Pima County Development Services Department
Development Review Division (Wastewater)

SUBJECT: SEC Houghton/Valencia
Development Plan/Tentative Plat – 2nd Submittal
S04-026


The proposed sewer collection lines to serve the above-referenced project have been reviewed on behalf of the Pima County Department of Environmental Quality (PDEQ) and the Pima County Wastewater Management Department (PCWMD). This review letter may contain comments pertaining to the concerns of either Department. The following comments are offered for your use.


SHEET 2. Add the following General Note and fill in the blanks appropriately. Additionally please e-mail me the number of wastewater fixture unit equivalents at dickie.fernandez@dsd.pima.gov in order to prepare the corresponding sewer service agreement.

THIS PROJECT HAS ____ PROPOSED AND ____ EXISTING WASTEWATER FIXTURE UNIT EQUIVALENTS, PER TABLE 13.20.040(F)(1) IN PIMA COUNTY CODE 13.20.040(F).

Subject to the above, the Pima County Department of Environmental Quality and Wastewater Management Department hereby approve the above referenced submittal of the tentative plat. The required revision(s) may be shown on the Mylars.

Please note the following: Approval of the above referenced submittal does not authorize the construction of public or private sewer collection lines, or water distribution lines. Prior to the construction of such features, a Construction Authorization (Approval To Construct) may need to be obtained from the Pima County Department of Environmental Quality.

Also, air quality activity permits must be secured by the developer or prime contractor from the Pima County Department of Environmental Quality before constructing, operating or engaging in an activity which may cause or contribute to air pollution.

If you have any questions regarding the above mentioned comments, please contact me. Sincerely,





Dickie Fernández, E.I.T.
Telephone: (520) 740-6947

Copy: Project
10/22/2004 LAITH ALSHAMI ENGINEERING REVIEW Denied Laith Alshami, 10/22/2004

RECEIVED: Tentative Plat, Landscape Plan and Drainage Report on September 29, 2004

The subject project has been reviewed. We offer the following comments:

Landscape Plan:

The Landscape Plan is acceptable for Engineering and Drainage purposes.

Drainage Report:

1. The reference of Figure 2 in the 7th line on page 3 is incorrect. Revise.
2. Address, in more details, in the Drainage Report and on Figures 4 and 5 the impact by the Atterbury Wash tributary along the East Side of the project. Verify that the 100-year floodplain and the erosion hazard setback do not impose adverse impact on the subject project.
3. Address erosion control requirements at the proposed detention basin inlets, outlets and low flow pipes.
4. The runoff coefficient (Cw100 = 0.85) used in determining the required 5-year threshold retention volume in Appendix B is low for a commercial development. Cw100 = 0.92 is more appropriate.
5. The weighted runoff coefficient (Cw100 = 0.87) used in determining site drainage for future conditions in Appendix B is low for a commercial development. Cw100 = 0.92 is more appropriate.
6. Clarify why the inflow amounts for A2, B2 and B3 are different from the values determined in the hydrologic data sheets. If the difference is a result of hydrograph summation of inflow from upstream detention basins, this should be clarified in the report.
7. Show on the onsite drainage map the proposed detention/retention basin A5 side slopes.
8. Show on Figure 5, the maintenance access ramps for detention basins A1, A2, B1, B2 and B3, to allow standard maintenance work with manual tools (i.e. wheelbarrows, shovels, rakes, etc.). The ramps do not have to accommodate vehicular access.
9. Provide, on Figure 5, the detention/retention basin dimensions, inlet and outlet types and locations. Additionally, detention/retention basins must incorporate sediment traps at their inlets and their bottoms must be sloped to prevent nuisance ponding. All these construction details must be clearly shown on the grading plan.
10. It appears that detention basins A1, A2, B1, B3 and A5 require security barriers. Revise as necessary.
11. Address water-harvesting provision.
12. Delineate on the drainage exhibits the limits of all 100-year runoffs of 100 cfs or more.
13. It is not clear how the discharge from detention basin A2 drains once it reaches the 30' natural buffer area. Does the buffer area have conveyance capacity, and where does the water eventually go?
14. Provide a cross section across Houghton Road frontage to demonstrate provision for offsite drainage conveyance. It appears that the proposed pedestrian path and trail encroach on the conveyance area. Additionally, clarify in the report and on Figure 5, how offsite runoff is accommodated by this project. Please be advised that a Floodplain Use Permit is required for this work.
15. 10-year flow has to be completely conveyed under sidewalks/walkways when the runoff crosses them. This also applies to roof drainage and walkways that are adjacent to the proposed buildings. Demonstrate compliance with this requirement. If the locations of the roof drains have not been determined yet, add a general note, which addresses this issue and refers to the Grading Plan for exact drain locations.




Tentative Plat/Development Plan:

1. The layout of the project suggests that there will be areas of common use, which requires the establishment of common areas and an owners association to take over the maintenance responsibilities (e.g. Basin A5 and some PAALs straddle lot lines). Revise the Tentative Plat to reflect this on the plan and in the Title Block as required by D.S. 2-03.2.1.G.2.
2. The existing contour lines are light and do not have elevations. Revise.
3. Provide a cross section on Valencia Road to demonstrate compliance with Rezoning Condition #4. If compliance with Rezoning Condition #4 is not possible based on the way the condition is phrased, resolve this issue with the Department of Transportation (DOT) and submit compliance verification based on the agreement/resolution with DOT.
4. Provide, in the Title Block, the number of the proposed Common Areas and their description based on their proposed use (i.e. drainage, recreation, park, etc.) (D.S.2-03.2.1.G.2).
5. Delineate the 100-year flood limits for all flows (onsite and offsite) of 100 cfs or more with water surface elevations as required by D.S. 2-03.2.3.J and D.S. 2-03.2.4.L.6.
6. Show proposed right of way dedication as required by D.S. 2-03.2.4.H. and Rezoning Condition #2. Point out the General Note(s) that addresses this issue.
7. Show all proposed easements (i.e. cross access easements, etc.) as required by D.S. 2-03.2.4.J.
8. Note on the Tentative Plat the right of way dedication, which is required by Rezoning Condition #2. Point out the General Note(s) that addresses this issue.
9. Point out the General Notes that verify compliance with Rezoning Conditions #3 through #10.
10. According to D.S. 2-05.2.4.H.3. and D.S. 3-01.4.4.F. 10-year flow has to be completely conveyed under sidewalks and walkways when the runoff crosses them. This also applies to roof drainage and walkways that are adjacent to the proposed buildings. Demonstrate compliance with this requirement. If the locations of the roof drains have not been determined yet, add a general note, which addresses this issue and refers to the Grading Plan for exact drain locations.
11. If the subject project is not impacted by the 100-year floodplain (not necessarily in a FEMA floodplain), add a note, which addresses this issue.
12. A Floodplain Use Permit for the proposed work within the offsite 100-year floodplain (along Houghton) is required to demonstrate compliance with Rezoning Condition #11.
13. Show the proposed detention/retention basins dimensions (i.e. length and width).
14. Show 1' (foot) no vehicular access easement along parcel boundary and/or along lot lines abutting common areas as required by D.S. 2-03.2.4.F. and D.S. 3-01.6.1.H.
16. In order to minimize the possibility of inadvertent vehicular access through the depressed curb onto the pedestrian path and trail at the southeast corner of Valencia and Houghton, the trail can be designed to end into the path rather than at the curb.
15. Revise the Tentative Plat according to the Drainage Report revisions.

Prepare a detailed response that explains the revisions that were made and references the exact location in the drainage report and on the Tentative Plat where the revisions were made.


RESUBMITTAL REQUIRED: Revised Tentative Plat and Drainage Report
10/25/2004 CRAIG GROSS ZONING-DECISION LETTER REVIEW Completed