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Plan Review Detail

Plan Number: S04-114
Parcel: Unknown

Review Status: Completed

Review Details: TENTATIVE PLAT REVIEW

Plan Number - S04-114
Review Name: TENTATIVE PLAT REVIEW
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
08/25/2004 FERNE RODRIGUEZ START PLANS SUBMITTED Completed
08/27/2004 JIM EGAN COT NON-DSD FIRE Approved The Tentative Plat is approved August 27, 2004.
08/29/2004 KAY MARKS PIMA COUNTY ADDRESSING Denied 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: S04-114 LIMBERLOST TOWNHOMES/TENTATIVE PLAT
DATE: 8/27/04



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:

Change Terrace Park Bk 9, Pg 15 to Pg 115 on Location Plan.

Spell out all street suffixes except on Location Plan.

Guadalajara is a duplicate street name. Please submit a list of names to check for duplication. The suffix of this street will be Loop.
09/03/2004 JCLARK3 ENV SVCS REVIEW Approved * No known landfill w/in 1000 feet of this project.
* Refuse collection will be individual APC's to be picked up at curbside.
* APC's to be placed and removed from the pickup area on the day of collection.
* On-site storage area is required for two (2) 90 gallon APC's.
09/13/2004 ROGER HOWLETT COT NON-DSD COMMUNITY PLANNING Denied DEPARTMENT OF URBAN PLANNING & DESIGN

Regarding

SUBJECT: Community Design Review Committee Application

CASE NUMBER: CASE NAME: DATE SENT

S04-114 Limberlost Townhouses 09/13/04

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

CROSS REFERENCE: C15-88-04

NEIGHBORHOOD PLAN: Northside Area Plan

GATEWAY/SCENIC ROUTE:

COMMENTS DUE BY: September 21, 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:
() Resubmittal Required:
() Tentative Plat
( ) Development Plan
() Landscape Plan
( ) Other

REVIEWER: K. Aragonez 791-4505 DATE: 9/10/2004

This subdivision plat falls under the conditions as amended for annexation case number C15-88-04. At this time the Mayor and Council has not approved the request for a change of conditions as it relates to this site. This review is based on a draft set of conditions that will be presented to the Mayor and Council at a future date. Please be advised that this review may change based on what is actually approved by the Mayor and Council.

All approved conditions of annexation that are pertinent to this site must be placed on the tentative plat. A tentative set of conditions are provided as follows:

A subdivision plat in substantial compliance with the preliminary development plan dated July 1, 2004, and the Design Detail dated August 2, 2004, is to be submitted and approved in accordance with Section 4.1.1. of the Land Use Code.

Owner/developer shall install the following improvements along the entire Limberlost Drive frontage of the site:
a. Curb
b. Six (6) foot wide sidewalks
c. Additional pavement to ensure a minimum 46' pavement width (to provide for 1 travel lane in each direction, a center turn lane and 2 - 5' wide bike lanes).

All buildings along the east, west and south boundaries, and lots abutting the excluded parcel to the north of the site, are to be limited to one story in height.

All buildings shall incorporate a southwestern motif in architectural style and colors.

When visible from adjacent rights of way, building facades at rear and side are to be designed with attention to architectural character and detail comparable to the front facade, including but not limited to, comparable color palette, rooflines, and materials. Dimensioned elevation drawings and photos of the surrounding neighborhood are to be submitted as a part of the development plan.

A minimum of one fifteen-(15) gallon tree, no more than ten (10) feet from the back of the sidewalk, on every other lot frontage shall be required.

All private open space and landscape areas, including detention/retention areas, to be designated as common area and maintained by the homeowners association.

Provide safe and convenient pedestrian connections to common areas, open space, and recreation facilities.

Passive/active recreation area will be provided that is equal in area to one lot and shall be accessible and usable by all residents and centrally located within the subdivision.

An archaeological assessment and survey shall be performed by a qualified archaeologist before any grading or other ground modification takes place. If cultural features or remains are found, testing and data recovery shall be completed as needed. Copies of testing plans, testing reports, data recovery plans and final reports shall be submitted to and approved by the City Historic Preservation Office prior to construction work commencing. If, during construction, human remains and associated burial items are discovered, ground disturbing activities in the vicinity of the discovery will cease, the discovery site will be secured, and the Arizona State Museum will be immediately notified as required under A. R. S. 41-865.

To enhance public safety and reduce the incidences of crime, “Safe by Design” concepts shall be incorporated in the development plan for review by the Tucson Police Department.

The owner/developer shall hold a meeting(s) to offer the surrounding homeowner associations within one mile and residents within three hundred (300) feet of the site a review of the proposed tentative plat no less than ten (10) days prior to the CDRC submittal. Documentation of the meeting(s) with the homeowner associations, including invitations, sign-in sheets, and minutes, to be provided with the CDRC submittal.

All walls visible from a public right-of-way and that abut existing residential uses are to be graffiti-resistant and 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 provide dimensioned elevation drawings of models and photos taken of the surrounding neighborhood as stipulated in the proposed conditions of annexation. These are required to check for four-sided architecture, verify southwestern motif and color, and design compatibility to adjacent uses.

Please revise the landscape plan to include one fifteen (15) gallon tree on every other lot, placed no more than ten (10) feet from back of sidewalk as stipulated in the proposed conditions of annexation.

Please identify the location of the required passive/active recreation area as stipulated in the proposed conditions of annexation. This area is to be equal to one lot in size and centrally located. This area must also be handicapped accessible by way of all-weathered paths that are a minimum of five (5) feet in width that are in addition to required sidewalks per the development standards.

Please provide documentation of the meeting(s) with the homeowner associations, including invitations, sign-in sheets, and minutes, to be provided with the CDRC submittal, as stipulated in the proposed conditions of annexation.

Please provide a detail of perimeter walls that are visible from public right-of-way and abut existing residential uses. This detail should show compliance to the proposed annexation condition requiring these walls to be graffiti-resistant, and 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.
09/14/2004 JOE LINVILLE LANDSCAPE REVIEW Denied 1) The height of the proposed screen/retaing wall is limited per LUC 3.2.5.2.H. Revise the plans indicate the maximum height of the structures proposed along the west property line.

2) Revise the proposed retention basins to comply with the requirements for basin slopes per DS 10-01.0, p. 78.

3) Revise the landscape plans to avoid conflicts with utility easements along the east property line and other locations. Clarify that proposed transplants or other plantings will not interfere with existing or proposed overhead electric lines and that plantings will be located outside of designated easements. LUC 3.7.2.6.B

4) Revise the native plant preservation plan and future grading plans to establish a grading boundary to protect trees designated as preserved-in place. DS 2-15.5.0

RESUBMITTAL OF ALL PLANS IS REQUIRED.
09/15/2004 JIM TATE ENGINEERING REVIEW Denied TO: Craig Gross; CDRC Coordinator
DATE: September 7, 2004

SUBJECT: First Engineering review of the Limberlost Townhomes Tentative Plat. The activity number is S04-114.

SUMMARY: The Tentative Plat and Drainage Report were received by Engineering on
August 30, 2004. Engineering has reviewed the received items and does not recommend approval of the Tentative Plat or the Drainage Report.

RESUBMITTAL REQUIRED: TP, DR

GENERAL COMMENTS

1. The Drainage Report was reviewed for Tentative Plat purposes only.

2. Include the Assurance Package with the Final Plat submittal. This package must include the original Third Party Trust, the original Amendment to Trust, a copy of the Trust Agreement, a copy of the Deed, and a recent Title Report.

3. Include a copy of the CC&Rs with the Final Plat submittal. The specific maintenance notes specified in the Standards Manual for Drainage Design and Floodplain Management, SMDDFM, 14.3.2 must be included in the CC&Rs. The term "owner" in the maintenance notes is to be replaced with "Homeowners Association".

4. Provide a copy of the boundary closure calculations with the Final Plat submittal.

5. A Grading Plan and Permit will be required. Proposed grading in excess of 5,000 yards is designated "engineered grading" and a soils engineering report is required with the Grading Plan submittal. IBC Chapter 36, Section 9. The Soils Report must also address the requirements detailed in the Standards Manual for Drainage Design and Floodplain Management, SMDDFM, 14.2.6.

6. Proposed fills in excess of two feet above existing grade at any location in the outer one hundred feet of the developing site adjacent to residentially zoned property require the procedure outlined in IBC Chapter 36 Section 13.1. This process must be complete prior to Grading Plan approval.




7. Proposed developments disturbing areas exceeding 1 acre are subject to NPDES requirements. Contact Patricia Gilbert, 791-5550 for submittal requirements. The NPDES submittal must accompany the Grading Plan submittal.

8. A Flood Use Permit is required prior to Grading Plan approval.

NOTE: BECAUSE OF THE LARGE NUMBER OF REVIEW COMMENTS, ADDITIONAL NEW COMMENTS CAN BE EXPECTED IN SUBSEQUENT REVIEWS.

The next submittal must address the following items:

TENTATIVE PLAT

1. Place the subdivision case number (S04-114) in the lower right corner of the lot next to the title block. DS 2-03.2.2.B.1

2. Provide the note, "Total miles of new public street is 0".

3. All existing easements must be drawn on the plat, and recordation information, locations, widths, and purposes must be included. DS 2-03.2.3.C

4. The following information regarding the existing public right-of-way will be provided: the name, right-of-way width, recordation data, type and dimensioned width of paving, curbs, curb cuts, and sidewalks. DS 2-03.2.3.D

5. Show and label existing and proposed floodplain limits and water surface elevations. DS 2-03.2.3.J

6. Keynote 13 says 100-yr. flood WSEL. This line is not an elevation. It would appear to be some combination of flood limit and ponding limit.

7. The sight-visibility-triangles (svt) on the plat and details are incorrect. The near side should be 180 ft, not 260. 3-01.5.3

8. Proposed common areas must be clearly defined. There is no clear demarcation between C.A. A and B at the northeast corner of the plat. DS 2-03.2.4.C

9. New sidewalk and curb are required on Limberlost. Show, label and dimension. DS 3-01.3.2.A and 3-01.3.3.A

10. All basins require a maintenance access ramp. Keynote 9 is not located anywhere on the plat. Provide a ramp. Standards Manual for Drainage Design and Floodplain Management, SMDDFM, 14.3.4

11. A soils report must is required in conjunction with the design of all surface storage facilities which utilize infiltration as a method of basin drainage. The soils report must include percolation tests that show that the basin will drain in 12 hours. The report must also provide a recommend building setback from the basins. Stormwater Detention/Retention Manual, SDRM, 3.5.1.5

12. Show the curb radii for lot 49. DS 3-01 Fig. 6

13. Show the curb return radii for the intersections of the new private street to Limberlost. DS 3-01 Fig. 6

14. Label the new street (Guadalajara Court) as public or private. DS 2-03.2.4.F

15. The line type along the property line adjacent to the new street shows a dash-dot. This is not in the legend. What is this line for?

16. Finish floor elevations of structures must be a minimum of one foot above the 100-yr. peak water surface elevation of any adjacent basin. Lots 22-37 appear to be too low. SDRM, 3.5.

17. There appears to be a differential grading problem at lots 4-19. See General Comment number 6 above.

18. Section D shows minimum pad elevation of 31.35. The location of the section is lot 38 with an FFE of 31.1.

19. Section E shows no bank protection on the outlet slope from the basin. The plan shows rip rap.

20. All proposed drainage structures must be shown, labeled and dimensioned on the plan with appropriate details/sections. This would include all scuppers, culverts, catchbasins, depressed curbs, weirs, wall openings, etc. Elevations of all critical parts of these structures must be shown. DS 2-03.2.4.L.2,3

21 Provide ground elevations at different points on each lot for reference to future grading and site drainage. DS 2-03.2.4.L.4

22. For all basins, show top elevation, bottom elevation, weir invert elevation, 100-yr. peak WSEL, 100-yr. peak ponding limits, side slope gradients.

23. Detail H specifies "front draining lots". This is the only lot drainage detail on the plat. It would seem therefore that all lots are front draining. However, Exhibit 2 of the Drainage Report shows front draining lots (1-11), split flow lots (41-48), side flow? lots (49), front draining with backyard to the back? lots (15-37). The plat must reflect the Drainage Report. Lot drainage must be very clearly shown on the plat in all its varieties. Whether or not the plat is viable as proposed depends in a large part on the proposed drainage scheme. The plat will not be approved unless the proposed drainage scheme is very clearly shown on the plat.

24. Detail ) shows the basin slope starting at the property line. See the Grading Ordinance for grading setbacks to property lines.

DRAINAGE REPORT

1. The Drainage Report page 1 states that the majority of the site is in FEMA Zone X. It appears that the entire site is in Zone X.

2. The contours on the plat and TDOT appear to indicate that the property slopes to Limberlost. A site visit also appears to validate this assumption. The submittal shows a stormwater discharge to the west of 62 cfs. Should this flow be directed across the site to Limberlost? Stormwater must be accepted and released in approximately the location as in existing conditions. Standards Manual for Drainage Design and Floodplain Management, SMDDFM, 12.5.

3. The basin weir discharges to Limberlost over a 50 ft. weir. This concentration of flow does not match existing conditions. SMDDFM, 12.5.

4. Page 11 of the plat specifies a basin bleed pipe. This pipe must be shown on the plat with appropriate dimensions, elevations, etc. DS 2-03.2.4.L

5. Floodplain limits for both existing and proposed conditions must be shown on the plat with WSEL. The limits should coincide at the acceptance and discharge points (to avoid concentration of flow).

6. The plan shows 278 cfs of flow being accepted at the south property line. The drainage report specified this as sheet flow. The drainage structure accepting this flow must be designed according to collector channel standards. See SMDDFM, 8.5.13 for proper design criteria.

7. The basin must be designed according to the multi-use concepts found in the Stormwater Detention/Retention Manual, Chapter IV

8. Security barriers must be provide a the top of all basin slopes steeper than 4:1, where water depths exceed two feet. SMDDFM, 3.6.2

9. See SMDDFM 3.6.1 for basin slope/depth ratios for multi-use basins.

James C. Tate, P.E., CFM
Civil Engineer
09/17/2004 ED ABRIGO PIMA COUNTY ASSESSOR Approved Office of the Pima County Assessor

115 N. Church Ave.

Tucson, Arizona 85701

RICK LYONS
ASSESSOR





TO: CDRC Office
Subdivision Review
City of Tucson (FAX# 791-5559)


FROM: Ed Abrigo, Mapping Supervisor
Pima County Assessor's Office
Mapping Department

DATE: September 17, 2004


RE: Assessor's Review and Comments Regarding Tentative Plat
S04-114 Limberlost Townhouses T131419 (108-20)


* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *

X Plat meets Assessor's Office requirements.
_______ Plat does not meet Assessor's Office requirements.


COMMENTS: PLEASE MAKE THE FOLLOWING ADJUSTMENTS PRIOR TO THE FINAL PLAT:

1. ADD BEARINGS FOR ALL LOT LINES.
2. ADD COMPLETE CURVE DATA FOR ALL CURVES.

NOTE: THE ASSESSOR'S CURRENT INVOLVEMENT IN PROCESSING ITS MANUAL MAPS TO
DIGITAL FORMAT IS EXPEDITED GREATLY BY EXCHANGE OF DIGITAL DATA. IN THE
COURSE OF RECORDING THIS SUBDIVISION YOUR ASSISTANCE IN PROVIDING THIS
OFFICE WITH AN AUTOCAD COPY WOULD BE GREATLY APPRECIATED. THANK YOU FOR ANY
DIGITAL DATA PREVIOUSLY SUBMITTED.

THANK YOU FOR YOUR SUBMITTAL.
Rosanna Werner




EA\rw
09/17/2004 LIZA CASTILLO UTILITIES TUCSON ELECTRIC POWER Approved SUBJECT: LIMBERLOST TOWNHOUSES
Lots 1-49
S04-114

Tucson Electric Power Company (TEP) has no objection to the tentative plat
submitted for review dated August 24, 2004.

The preliminary point where TEP will serve this project is from the existing
facilities along Limberlost Drive proceeding through the interior of the
subdivision. Enclosed is a copy of TEP's facility map showing the
approximate location and unit numbers of the existing facilities. There are
two TEP poles in conflict with the entrances to the subdivision. All
relocation costs will be billable to the developer.

TEP will provide a preliminary electrical design on the Approved Tentative
Plat within fifteen (15) working days upon receipt of the plat. Additional
plans necessary for preparation of the design are: building plans including
water, electrical, landscape, sidewalk and paving plans. Should you have
any questions, please contact me at (520) 917-8745.


Liza Castillo
Land Management
Tucson Electric Power Company
lcastillo@tep.com
Office: (520) 917-8745
Cell Phone: (520) 904-2668
Fax: (520) 917-8700
09/21/2004 GLENN HICKS COT NON-DSD PARKS & RECREATION Approved DATE: September 20, 2004

TO: Ferne Rodriguez, Development Services

FROM: Glenn Hicks, Parks and Recreation

SUBJECT: CDRC Transmittal, S04-114 Limberlost Townhouses: TP

CC: Craig Gross, Development Services


Staff has no comments.




Glenn Hicks
Parks and Recreation
791-4873 ext. 215
Glenn.Hicks@tucsonaz.gov
09/24/2004 FRODRIG2 PIMA COUNTY WASTEWATER Denied September 22, 2004

TO: Derek Roberts, Arcadis

THRU:


FROM: ____________________________________
representing the Pima County
Departments of Wastewater Management and Environmental Quality

SUBJECT: Limberlost Townhomes, Lots 1-49 and Common Areas A & B
- Submittal
S04-114


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.


This project will be tributary to the Roger Road Wastewater Treatment Facility via the South Rillito Central Interceptor. Provide a letter from PCWWM Planning Services, written within the past 90 days, stating that treatment and conveyance system capacity for this project is available. Contact Robert Decker, PCWWM Planning Services, at (520) 740-6625 regarding this matter.

Based on the historical evaluation, this project would qualify for Non-Participating sewer connection fee rates.

ALL SHEETS. Add the project number, S04-114, to the title block of each sheet. This number should be shown larger or bolder than any cross-reference numbers.

SHEET 2. Pima County design standards do not allow for HCSs to connect to public manholes. Therefore, please extend the location of manhole 6 to serve lots 23 and 24. Lots 21 and 22 shall connect to the sewer line between manholes 3 and 4.

SHEET 2. All sewer infrastructure within 100 feet of a tentative plat must be shown. As such, please show the public sewer directly to the east of the property including sewer line size and Pima County plan number.

SHEET 2. The Pima County plan number shown just north of lot 37 is incorrect. Please label this section of the public sewer with the plan number G-145.

We will require a revised set of bluelines, and a response letter, addressing these comments. Additional comments may be made during the review of these documents.

County Ordinance 2003-29 went into effect on April 11, 2003. This ordinance requires that a wastewater review fee be paid for each submittal of the tentative plat. The fee for the first submittal is $166 plus $50 per sheet. For the second submittal, the review fee is $50 per sheet. For all subsequent submittals, the review fee is $39 per sheet.

The next submittal of this project will be the second (2nd) submittal. A check for the review fee of this submittal in the amount of $50.00 (made out to PIMA COUNTY TREASURER) must accompany the revised set of bluelines and response letter.

If the number of sheets changes, please adjust the review fee accordingly.


If you wish to discuss the above comments, please contact me at the phone number provided above, under my signature.

Copy: Project
09/30/2004 DALE KELCH COT NON-DSD TRAFFIC Denied Traffic Engineering REJECTS this TP:

1. The maximum driveway width for a common (shared) drive is 30' per Tucson City Code chapter 25. It appears that several of these common walled garages exceed this maximum.

2. This portion of Limberlost Drive is designated as a local roadway per the current MSRP. The SVTs as depicted in section G/4 is oversized. It is acceptable as it is conservative. The label for this section calls out "Irvington Place." Correct this discrepancy.

D. Dale Kelch, EIT
Senior Engineering Associate
Traffic Engineering Division
(520)791-4259x305
(520)791-5526 (fax)
dale.kelch@tucsonaz.gov
09/30/2004 TOM MARTINEZ OTHER AGENCIES AZ DEPT TRANSPORTATION Approved no comments
09/30/2004 CRAIG GROSS OTHER AGENCIES PIMA ASSN OF GOVTS Approved no comments
10/04/2004 DOROTHY ROBLES COT NON-DSD REAL ESTATE Approved No objection
10/05/2004 DAVID RIVERA ZONING REVIEW Denied CDRC TRANSMITTAL

TO: Development Services Department Plans Coordination Office
FROM: David Rivera Senior Planner

FOR: Patricia Gehlen
Principal Planner

PROJECT: S04-114
Limberlost Townhouses, Lots 1- 49 and Common Areas "A" and "B"
Tentative Plat

TRANSMITTAL: October 4, 2004

DUE DATE: September 21, 2004

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 August 25, 2005.

2. Please draw and label on the location map the City of Tucson/Pima County jurisdictional limits. DS 2-03.2.1.D.4

3. This project has been assigned the subdivision case number S04-114. Please list case number in the lower right corner of all plan sheets including the landscape and NPPO plan sheets. Also this site is subject to conditions of Annexation, which are related to conditions of rezoning prior to the Annexation. List the case number C15-88-04. One of the conditions is that the all lots for single family homes must be a minimum of 7000 square feet. This condition is applicable to this site and this development. What is not clear is whether the conditions applies to cluster development. I will review this project for compliance with the applicable development criteria for the tentative plat and for compliance with the RCP criteria. A letter of determination related to this condition must be requested from Glenn Moyer. The letter of determination must make clear as to whether the condition was specific to all single family lots or were certain types of developments such as RCPs exempt from this condition once annexed by the City of Tucson. A change of condition may have to be requested to the Mayor and Council in order to approve the RCP development. The letter from Glenn with his determination must be included with the next tentative plat submittal. DS 2-03.2.2.B.1

4. Add a general note that states that this site or development has been designed to meet the criteria of the LUC section 3.6.1 Residential Cluster Project (RCP) overlay zone. DS 2-03.2.2.B.7

5. Add the following as a general note. "This subdivision is subject to Ordinance 7286 which established zoning in the Vista Del Norte Annexation Area". DS 2-03.2.2.B.9

6. Per general note 7, the streets are proposed as private streets. Please label on the drawing next to the street name that the streets are private. Also private streets must be part of a common area. Please label the streets as Common Area "C". Revise the title block to include the private street common area designation.

I acknowledge that 13 spaces are required and have been depicted on the plan based on .25 spaces per unit. For clarity and reference, please depict other locations on the street where cars may park without interfering with driveways. Also for clarity please draw more clearly the footprint of the dwelling units and carport/garages. Depict the parking spaces on site. DS 2-02.2.2.G

7. Draw and label the perimeter yard building setbacks. The setback adjacent to the R-2 Zone is based on the greatest of 10 feet or ¾ the height of the structure. The building setback from Limberlost Drive is based on the ADT for the roadway. With and ADT of 140 to 1000 the setback is based on the greatest of 21 feet or the height of the structure from the nearest edge of travel lane. If the ADT exceeds 1000 the required building setback is the same but is measured from the back of the future curb location. Please add and label the perimeter setbacks as required.

The interior building setbacks are based on the proposed town home development criteria. It is clear that interior building setbacks will be 0 feet except for lots 14, 15, 22, and 23. Please add on the plan the approximate building setback for these lots where applicable.

Add typical lot detail drawings for a corner and interior lots based on the proposed models. The lot details must depict the carports/garages and dwelling footprints along with the open areas clearly defined and dimensioned. A total of 300 square feet of the open space with a total of 100 square feet of the contiguous open space is required for each unit. DS 2-10.3.1.A and .B

8. Clarify if the individual lot coverage includes the driveway and garage square footage. If so please separate the areas and list as dwelling coverage and vehicular use coverage. If the vehicular area has not been included please do so and revise the calculations accordingly. DS 2-10.3.1.C

9. Revise the detail on the plan that demonstrates how the accessibility requirement will be met. The detail should reflect how accessibility is provided to the proposed buildings on this development. DS 2-10.3.1.D

10. On projects that have lots less than four thousand (4,000) square feet in size, submit:

A. Building elevations of all proposed units with height dimensions. These assist in determining compliance with perimeter yard setbacks and screening of mechanical equipment. 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. Add to the tentative plat, the building elevation drawings with building heights based on the proposed models. DS 2-10.3.2.D.2

B. A list indicating which model homes fit which lots. Unless a lot is planned for another use, each lot will be designed so that at least one of the model units fits on the lot in compliance with Code requirements. The list should indicate whether optional covered patios, porches, etc., would still allow the unit to fit on the lot in compliance with requirements. DS 2-10.3.2.D.3

11. All internal sidewalks must extend out onto the Limberlost right and connect to the on-street sidewalk. Revise the plan to demonstrate compliance. Please align the access ramps to be across from each other rather than as drawn on the plan.

If you have any questions about this transmittal, please call David Rivera, (520) 791-5608.

DGR C:\planning\cdrc\tentativeplat\S040114tp.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised tentative plat, land landscape plans, and additional requested documents
10/05/2004 CRAIG GROSS ZONING-DECISION LETTER REVIEW Completed