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Plan Review Detail

Plan Number: S04-179
Parcel: Unknown

Review Status: Completed

Review Details: TENTATIVE PLAT REVIEW

Plan Number - S04-179
Review Name: TENTATIVE PLAT REVIEW
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/03/2005 MARILYN KALTHOFF PIMA COUNTY WASTEWATER Approv-Cond January 3, 2005

TO: Joe Riojas
EEC

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: Empire Heights, Lots 1-248, Common Areas A & B and Blocks 1-6
Tentative Plat - 1st Submittal
S04-179

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.

1. This project will be tributary to the Roger Road Wastewater Treatment Facility via the Southeast 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.

2. Based on our evaluation of this site, this project would qualify for Non-Participating sewer connection fee rates.

3. ALL SHEETS. Add the project number, S04-179, to the title block of each sheet. This number should be shown larger or bolder than any cross-reference numbers.

4. SHEET 4. Revise the design to include 8-inch diameter pipe and the appropriate slopes.

5. 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
01/04/2005 PAUL MACHADO ENGINEERING REVIEW Denied To: Craig Gross DATE: January 4, 2005
Planning Administrator
SUBJECT: Empire Heights
Tentative Plat S04-179 (First Review)
T15S, R15E, Section 25

RESUBMITTAL REQUIRED: Tentative Plat and Drainage Report.

The Tentative Plat (TP) and Drainage Report (DR) cannot be approved as submitted. Please address the following review comments prior to the next submittal.

Tentative Plat:

1. Please include a response letter to the comments along with the corrected copies of the TP.
2. Please provide property description per D.S. 2-02.2.1.3.
3. Edit note 4 of the General notes by replacing the reference to 3-01 to 11.0 of the Development Standards.
4. Show the lot accesses and 1' private access control easement for lots 13, 14, 63 and 61.
5. Show the limits of the 100-year floodplain and water surface elevation or provide note stating the 100-year event will be contained in the channel per D.S. 2-02.2.1.15.
6. Please list estimated cut & fill quantities per D.S. 2-02.2.1.17.
7. All easement of record must be graphically shown on the plan together with recording docket and page per D.S. 2-02.2.1.20. Call out the docket and page for the existing drainageway West of the property.
8. Dimension from street monument lines to existing and proposed curbs, sidewalks, driveways, and utility lines per D.S. 2-02.2.1.21. Include an existing cross-section of Jumping Cholla Drive in the re-submittal.
9. Show Tentative Plat number (S04-179) on all sheets per D.S. 2-02.2.1.29.
10. Placement of fill in excess of 2' above existing grade at any location in the outer 100' of the developing site is not allowed and/or shall meet the requirements per D.S. 11-01. Please address. The lots on the Western edge of the subdivision are affected by the 2' grading differential, review and adjust the pad as necessary.
11. The Transportation department will not allow temporary cul-de-sacs in the manner shown. Permanent R/W must be used in lieu of the temporary cul-de-sacs for turn around areas, then abandoned when the remainder of the street is built.
12. A turn around area for the East end of Jumping Cholla Drive will be required.
13. The R/W width for Cholla Jumping Drive must be matched in width from the existing R/W on the recorded plat on Richman American Homes at Rita Ranch, Bk. 53, Pg. 92. Why was a 60' R/W used for the width of Jumping Cholla Dr.?
14. A permit or a private improvement agreement will be necessary for any work performed within the Right-of-way. Contact Permits and Codes at (520) 791-5100 for permit information.
15. Please show the proposed roof drainage patterns, 100% of the 10-year flow must be conveyed under the sidewalks including any other site drainage as well. Please provide supporting calculations to demonstrate compliance with D.S. 3-01.4.4. If the location(s) of the roof scuppers have not yet been decided, a general note indicating sidewalk scuppers will be used when the roof scuppers locations have been designed and located will suffice.
16. Add note: "Depress all landscaped areas 6" maximum for water harvesting".
17. A Stormwater pollution prevention plan will be required with the grading plan. Contact Paul P. Machado at 791-5550 x1193 for additional information.
18. 5' sidewalks are required per DS 3-01.2.3 and 3-01.3.3.A

Drainage Report:
1. Please include a response letter to the comments along with the corrected copies of the DR.
2. This review was performed for TP purposes only. Final acceptance will be done with the grading approval.
3. Please include a statement in the DR that you have reviewed and agree with the data from the Master Drainage Report for Rita Ranch.
4. As per the conversation with Tracy Bogardus on January 4, 2005, it was mentioned that there are options being considered for the design of the channel accepting the off-site drainage. It was also mentioned in the DR that repair orders have been issued for the existing channel to correct the compromised design to the West by the adjacent developer. Considering these actions, further comments on the DR may be warranted.
5. Many of the lots on the Western portion of the subdivision do not meet the criteria for the 2-foot grading differential ordinance. Also see comment no. 10 for the TP.
6. Show the project address on the cover of the DR.


If you have any questions, I can be reached at 791-5550 x1193 or Paul.Machado@ci.tucsonaz.govs
Paul P. Machado
Senior Engineering Associate
City of Tucson/Development Services Department
201 N. Stone Avenue
P.O. Box 27210
Tucson, Arizona 85726-7210
(520) 791-5550 x1193 office
(520) 879-8010 fax
C:/Empire Heights TP
01/05/2005 DALE KELCH COT NON-DSD TRAFFIC Denied Traffic Engineering REJECTS this TP:

1. Add a general note to read “All non-signalized intersection street manes must have E-W block number addresses for E-W roadways and N-S block number addresses for N-S roadways.”

2. Parking is not allowed in cul-de-sacs from PRC to PRC. So indicate on the plans by showing locations of no parking signs. (DS 3-01.0 figure 21)

3. We are in receipt of and APPROVE the submitted TIA.

D. Dale Kelch, EIT
Senior Engineering Associate
Traffic Engineering Division
(520)791-4259x305
(520)791-5526 (fax)
dale.kelch@tucsonaz.gov
01/05/2005 FRODRIG2 OTHER AGENCIES PIMA ASSN OF GOVTS Approved Transportation Information for Rezoning,
Subdivision and Development Review Requests
File Number Description Date Reviewed
E
Pima Association of Governments
Transportation Planning Division
177 N. Church Avenue, Suite 405
Tucson, AZ 85701
Phone: (520) 792-1093
Fax: (520) 792-9151
www.pagnet.org
S04-179 Empire Heights 1/3/2005
1. Nearest Existing or Planned Major Street
2. Is improvement planned as part of the 5-Year Transportation Improvement Program
Planned Action:
STREET IDENTIFICATION
3. Existing Daily Volume – Based on Average Daily Traffic
4. Existing Daily Capacity- Level of Service “E”
5. Existing Number of Lanes
9. Estimated Traffic Generation for Proposed Development
(Expressed in Average 24 Hr. Vehicle Trips)
8. Future Number of Lanes
TRANSIT AND BIKEWAYS CONSIDERATIONS
10. Present Bus Service (Route, Frequency, Distance)
11. Existing or Planned Bikeway
Remarks:
Street Number 1 Street Number 2
Year Year
Planned Action:
VOLUME/CAPACITY/TRAFFIC GENERATION CONSIDERATIONS
6. Future Daily Volume - Adopted Plan System Completed
7. Future Daily Capacity - Level of Service “E”
Houghton Rd (Rita Rd to I-10)
No 0
9,400
24,500
2
46,000
61,124
4
2,373
None
Bike route with striped shoulder
0
0
0
0
0
0
0
01/05/2005 ED ABRIGO PIMA COUNTY ASSESSOR Approved Office of the Pima County Assessor
115 N. Church Ave.
Tucson, Arizona 85701

BILL STAPLES
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: January 5, 2005


RE: Assessor’s Review and Comments Regarding Tentative Plat
S04-179 Empire Heights T151525 (141-17)

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

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


COMMENTS: Thank you for your submittal. Please make the following additions/corrections in the final plat.
Please add the basis of bearings in the note on sheet 1 as well as identifying it on the plat.
Add the bearings for the lot lines and add the complete curve data.
On sheet 2 and 3, add the square footage to each of the blocks.
On sheet 3, 4 and 5, add the lines that are missing. For example, on sheet 3 the outer lines on the west are missing or ghosted in, even though these lines finish lots 160-174. It is the same applies to sheet 4 and the north lines of those lots.
If there are any questions, please contact Susan King at 740-4391.

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.







Susan King
01/06/2005 LIZA CASTILLO UTILITIES TUCSON ELECTRIC POWER Approved SUBJECT: EMPIRE HEIGHTS
Lots 1-248
S04-179

Tucson Electric Power Company (TEP) has no objection to the tentative plat
submitted for review dated December 7, 2004.

The preliminary point where TEP will serve this project is from the existing
facilities west of the subdivision proceeding through the interior.

TEP will provide a preliminary electrical design on the Approved Tentative
Plat within twenty two (22) 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
01/11/2005 FRODRIG2 COT NON-DSD REAL ESTATE Approved No objection
01/11/2005 JOE LINVILLE LANDSCAPE REVIEW Denied 1) Include the CDRC case number on the landscape and native plant preservation plans. DS 2-07.2.1

2) Note 16 on sheet 1 of the native plant preservation plan indicates that a temporary nursery will be located in the future right of way. Identify the location on the aerial photo.
DS 2-15.3.4.A.5

RESUBMITTAL OF ALL PLANS IS REQUIRED.
01/19/2005 GLENN HICKS COT NON-DSD PARKS & RECREATION Approv-Cond DATE: January 7, 2004

TO: Ferne Rodriguez, Development Services

FROM: Glenn Hicks, Parks and Recreation

SUBJECT: CDRC Transmittal, S04-179 Empire Heights: Tentative Plat Review

CC: Craig Gross, Development Services



The plat is conditionally approved provided the developer and the Parks and Recreation Department can come to an agreement regarding an appropriate contribution for development of the Houghton Greenway. The contribution is to be made when permits are pulled for the subject development.




Glenn Hicks
Parks and Recreation
791-4873 ext. 215
Glenn.Hicks@tucsonaz.gov
01/21/2005 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 -179
Empire Heights, Lots 1- 248 and Common Areas "A" and "B", and Blocks 1-6
Tentative Plat

TRANSMITTAL: January 19, 2005

DUE DATE: January 4, 2005

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 December 7, 2005.

2. Add a statement to the title block that states that this development is for a Residential Cluster Project. DS 2-03.2.1.G.3

3. This project has been assigned the subdivision case number S04 -177. Please list the case number in the lower right corner of all plan sheets including landscape and NPPO sheets. DS 2-03.2.2.B.1

4. List the recordation information and width of the public right-of-way that will provide access to this development. DS 2-03.2.2.

5. Please clarify if this will be a phased development. Per the title in the title block it appears that 6 blocks are to be platted with this plat yet the tentative plat depicts all the lots. Please clarify if the block labels are specific to the small portions of land along the north boundary and what is the proposed use of these parcels. (Why are they not common areas?) If this project is to be phased, each phase must with code requirements as a separate entity. DS 2-03.2.4.B and .E

6. All interior roadway sidewalks must be a minimum of five feet wide. Please revise the interior roadway cross section on sheet 6 to depict a five-foot wide sidewalk. Please clarify if the proposed cul-de-sacs along the north boundary of the subdivision are temporary or if the lots affected by the cul-de-sacs will be redesigned to accommodate the required turnaround. DS 2-03.2.4.F

7. It is assumed that the number of visitor parking spaces will be provided on both sides of the street based on the cross section for the interior street B-6. Please label on the plan that no parking will be allowed on Jumping Cholla Drive. DS 2-03.2.4.G

8. Please draw and label the perimeter yard building setbacks based on the adjacent zoning. The required building setback for the north, east, and south perimeters is 20 feet (adjacent Zoning to RX-1) and the building setback adjacent to the west perimeter is the greatest of 10' or ¾ the height of the structure (adjacent Zoning to MH-1). DS 2-03.2.4..M

9. Please clarify how development criteria 3 will be met. It is acknowledged that the five percent of the units will be constructed for the physically disabled but what has not been addressed is the parking requirements for the physically disabled. At least one of the off street parking spaces required for each unit must me constructed to the standards for the physically disabled and must be in close proximity to the unit. Please add a detail drawing, which demonstrates compliance this requirement. LUC section 3.6.1.B.3

10. The following comments are related to RCP criteria. Please address and revise the drawing as required to demonstrate compliance with these specific criterions.

Add a general note on sheet one that states that 25 percent of the units will be provided with barrier free accessibility and list the lot numbers. LUC 3.6.1.4.AS.

The general note related to the mechanical equipment does not indicate if the equipment is to be ground or roof mounted. If the equipment is to be ground mounted add a note describing the method of screening. If the equipment is roof mounted revise the note as required and add a detail drawing that demonstrates how the screening will comply with LUC criteria 3.6.1.4.A.5

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

DGR C:\planning\cdrc\tentativeplat\S04179tp.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised tentative plat, land landscape plans, and additional requested documents
01/25/2005 CRAIG GROSS ZONING-DECISION LETTER REVIEW Completed
12/08/2004 FERNE RODRIGUEZ START PLANS SUBMITTED Completed
12/09/2004 JIM EGAN COT NON-DSD FIRE Denied The Tentative Plat is denied December 09, 2004.
1. Indicate all weather service provided for "Temporary Turnarounds".
2. Indicate no on-street parking permitted in all turnarounds and signs provided so indicating.
12/10/2004 TOM MARTINEZ OTHER AGENCIES AZ DEPT TRANSPORTATION Approved NO COMMENT
S04-179
ENGINEERING and ENVIRONMENTAL CONSULTANTS
EMPIRE HEIGHTS
12/11/2004 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: S04-179 EMPIRE HEIGHTS/TENTATIVE PLAT
DATE: December 10, 2004



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:

Delete all street directions on Location Map.

Change Rita Rd to Rita Ranch Rd on Location Map.

Label approved interior street names on Final Plat.













jg
12/13/2004 JCLARK3 ENV SVCS REVIEW Approved * No known landfill w/in 1000 feet of this development.
* Approved for curb side service for single family dwellings. Containers to be placed and removed from the collection area on the day of service.
* Storage area of the containers shall comply with the Development Standers.
* Is there any refuse service proposed for the commond area?
12/29/2004 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

S04-179 Empire Heights 12/29/04

( x ) Tentative Plat
( ) Development Plan
( x ) Landscape Plan
( ) Revised Plan/Plat
( ) Board of Adjustment
( ) Other

CROSS REFERENCE: Houghton Area Master Plan

NEIGHBORHOOD PLAN: Esmond Station Area Plan

GATEWAY/SCENIC ROUTE: N/A

COMMENTS DUE BY: January 04, 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
( x ) See Additional Comments Attached
( ) No Additional Comments - Complies With Planning Comments Submitted on:
( x ) Resubmittal Required:
( x ) Tentative Plat
( ) Development Plan
( x ) Landscape Plan
( ) Other

REVIEWER: E. Anderson 791-4505 DATE: 12/29/04

DEPARTMENT OF URBAN PLANNING AND DESIGN COMMENTS
EMPIRE HEIGHTS S04-179: 1ST SUBMITTAL

The Houghton Area Master Plan (HAMP) will establish the policy and procedural framework necessary to guide growth and development within the HAMP area, according to the tenets presented in the City of Tucson's General Plan. The Houghton Area Master Plan, General Plan, and Design Guidelines Manual all provide guidance for the review of this development.

1. The HAMP, General Plan, and Design Guidelines Manual state that open space should be oriented in a way that maximizes visibility and accessibility. At this time the proposed park does not meet this policy guidance. This could be achieved by fronting the park along streets, rather than isolating it behind walls. Please reconfigure the park to make it more visible and accessible. A possible solution is to locate the park along two north/south streets in addition to along Jumping Cholla Drive. This would create a situation where lots face the park, as opposed to backing up to the park. The park could also be located more in a east/west configuration along Jumping Cholla Drive to allow the park to be more of a central focus point in the subdivision and along the collector street, Jumping Cholla Drive. This could result in a street along the south side of the park and homes to the south.

2. The plans promote maximum visibility and an enhanced pedestrian environment along all streets. In this development, Jumping Cholla Drive has the possibility to be visually dominated by the screen walls along the sideyards of the houses that are along the street. Please provide at minimum a 10 feet wide area between the sidewalk and screen walls. This area should have extensive ground vegetation, understory vegetation, and canopy trees.

3. The HAMP, General Plan, and Design Guidelines Manual state that larger developments should have a variety of housing unit types. This is to allow visual diversity and to prevent a dominating pattern of housing types. Please provide and submit the proposed unit types. Please make a note on the plat that states that there shall be no more than two of the same unit type in a row.

4. The HAMP, General Plan, and Design Guidelines Manual all promote diverse color patterns for houses in residential subdivisions. Please provide and a submit the proposed color combinations. Please make a note on the plat that states that there shall be no more than two of the same color combinations in a row.

5. The Design Guidelines Manual states that higher quality facades, at the rear and sides of new buildings, and rooflines should be constructed through careful design and detailing. Building facades at the rear and side and rooflines should be designed with attention to architectural character and detail comparable to the front façade, with consistent design treatment. Please show the five-sided architecture on building elevations.

6. The HAMP, General Plan, and Design Guidelines Manual all promote accessibility and connectivity. The proposed subdivision layout creates blocks that will be at minimum 1/8 of a mile long. Please locate a local street half right-of-way along the north side of the tentative plat and along the southern side of the tentative plat along lots 62, 63, and 87, or create the north/south blocks closer to 400 feet in length.

7. Please label the amenities in the proposed park.

8. Please construct the sidewalks in the development five feet wide.

9. The General Plan and Design Guidelines Manual encourage the creation of cooling microclimates along pedestrian paths that are internal to the subdivision. In order to provide such a microclimate it is required to provide a minimum of one fifteen gallon shade tree, no more than 10 feet from the back of the sidewalk, on every other lot.

10. Please locate 15 gallon canopy trees in the vegetation area along the eastern edge of the property.

11. To create a pedestrian friendly environment, enhanced pedestrian crossings across Jumping Cholla Drive should be used. This could include the incorporation of a variety of materials, textures, or colors. Also, to slow traffic along Jumping Cholla Drive at the park and street "C", please provide a traffic slowing device. A possibility is a traffic circle, or similar device.

12. Encourage carpool and alternative fuel vehicles through dedicated parking spaces at the proposed park.

13. Locate substantial bicycle parking at the park.

14. Any required or proposed masonry screen wall, including screen walls on individual lots, should incorporate one of the following decorative materials: a) tile, b) stone, c) brick, d) textured brick/block, e) a coarse-textured material such as stucco or plaster, or a combination of the above materials. To soften the visual impact, the walls should be constructed with two different earth tone colors. Please show a colored detail.

15. Any continuous wall greater than 75 feet in length and 3 feet in height, including the combination of individual lot screen walls, shall vary the wall alignment (jog, curve, notch, or setback, etc.) and include trees or shrubs in the voids created by the variations.

16. The land use pattern of the HAMP creates a realistic scenario that a collector or arterial street will be constructed along the east side of the property. Please make a note on the plat that a collector or arterial street may be located along the east side of the property.

17. If the park is to remain along the south border of the property, please incorporate pedestrian connectivity from the park to the property to the south. This needs to be done with a handicapped accessible and hard surfaces pedestrian path.