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Plan Review Detail
Review Status: Completed
Review Details: RESUBMITTAL - CDRC - TENTATIVE PLAT REVIEW
Plan Number - S06-050
Review Name: RESUBMITTAL - CDRC - TENTATIVE PLAT REVIEW
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/04/2007 | FERNE RODRIGUEZ | START | PLANS SUBMITTED | Completed | |
| 06/18/2007 | JASON GREEN | ENGINEERING | REVIEW | Denied | DATE: June 18, 2007 SUBJECT: Las Nubes Tentative Plat- 3rd Engineering Review TO: Patricia Gehlen, CDRC Manager LOCATION: 2740 W Goret Road, T13S R13E Sec33, Ward 1 REVIEWER: Jason Green, CFM ACTIVITY: S06-050 SUMMARY: Engineering Division of Development Services Department has received and reviewed the revised Tentative Plat, revised Hydrology/Hydraulic Report (Stanley Engineering and Drainage, Inc., 31MAY07), Pavement Section Design Geotechnical Report (Pattison-Evanoff Engineering, LLC, 11APR05), Preliminary Development Plan, DSMR approval, the homeowners letter of intent for the $30,0000 contribution, and Title Report and does not recommend approval of the Tentative Plat at this time. The Drainage Report was reviewed for Tentative Plat purposes only. The following items need to be addressed: DRAINAGE REPORT: 1) DS Sec.10-02.5.3.2: The revised Drainage Report shows an encroachment of greater than 0.1-foot at the upstream end of the proposed 60-inch culvert along the adjacent property boundary. Per Chapter 26 of the Tucson Code encroachment into the floodplain cannot adversely impact adjacent property owners by increasing the water surface elevation by more than 0.1-foot. Revise the Drainage Report to show no adverse impact to adjacent property owners. Provide a backwater flow depth analysis for each wash crossing designs for the 48" and 60" culverts (or similar engineering method) to verify that the proposed culverts do not cause encroachment upstream. 2) DS Sec.2-03.2.2.B.3: Revise the Drainage Report with a discussion on the detention/retention requirements. Per DS Sec.10-01.2.2 this project is greater than 1 acre with less than 3 units per acre therefor retention requirements are not needed. Provide a discussion with reference to the Detention/Retention Manual showing volume calculations for the entire site and discuss how stormwater runoff from the proposed development flows into a sand bottom wash that would have excellent percolation rates versus a man-made basin. Remove all reference to the proposed online detention at the proposed culverts for a faster review. TENTATIVE PLAT: Provide a note on the revised Tentative Plat that states "Individual lots require a separate grading plan with the building plan submittal for conformance to the last approved tentative plat and grading plan." 3) DS Sec.2-03.2.1.C: Provide the detail reference in Keynote #4 for the rock riprap scour protection. The detail on sheet 3 needs to be referenced within the keynote. 4) DS Sec.2-03.2.2.B.3: Engineering Division has received the letter from the property owner stating their intent of contributing the $30,000 towards the cost of a traffic signal at the intersection of Goret Road and Silverbell Road, this is required prior to Final Plat approval. Please contact Thomas Weiderman at 837-6617 for further clarification. 5) DS Sec.2-03.2.3.A: Revise the Tentative Plat to provide all subdivision control monuments found or set. Specifically 1) the northwest corner of the subdivision, 2) the shown monument directly west of the entrance spandrel, 3) the 2 monuments adjacent to the right-of-way transition from 25-feet to 40-feet. Verify that all monuments read found or set. 6) DS Sec.2-03.2.3.C: Provide all existing easements in plan view that are shown in the submitted Title Report. Specifically provide items 3 and 6 on Schedule B for review. 7) DS Sec.2-03.2.3.J: Revise Tentative Plat to reflect the revised Drainage Report. A revised Drainage Report is required to verify that the proposed culverts do not increase the WSEL by more than 0.1 foot along adjacent property lines. GEOTECHNICAL REPORT COMMENTS: 8) DS Sec.2-03.2.4.K: A revised Geotechnical Report is required for this project due to the placement of fill at the wash crossings. The soils report needs to discuss the suitability and feasibility of the project and is to include a discussion on the description of existing soil constraints for the site, structural design recommendations, and other typical geotechnical data that is needed for the placement of fill at all wash crossings. GENERAL COMMENTS: The following items are required at the Grading Plan Stage. Arizona Pollutant Discharge Elimination System (AZPDES) requirements are applicable to this project. Stormwater Pollution Prevention Plans and text addressing stormwater controls for all areas affected by construction activities related to this development will be required with grading plan submittal. For further information, visit www.adeq.state.az.us/environ/water/permits/stormwater.html A Floodplain Use Permit will be required for all work proposed in the floodplain or erosion hazard area. Please provide a revised Tentative Plat, revised Drainage Report, and a revised Geotechnical Engineering Report at re-submittal. The revised Tentative Plat, Drainage Report, and Geotechnical Report must address the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments. If you have any questions, I can be reached at 520-837-4929. Jason Green, CFM Senior Engineer Associate Engineering Division Development Services |
| 06/27/2007 | JOE LINVILLE | LANDSCAPE | REVIEW | Denied | 1) The project is subject to the provisions of the Scenic Corridor Overlay Zone. LUC 2.8.2. The Tentative Plat may not be approved until the SCZ application is approved. 2) Along the scenic route, exposed cut or fill slopes shall be no greater than a one (1) foot rise or fall over a three (3) foot length. Clarify how the entrance street complies with the 3:1 slope requirement. LUC 3.7.5.2.E 3) Provide a conceptual grading plan for the entire site showing areas of cut or fill. Submit a grading plan with the SCZ application. This will be necessary in order to verify that NUOS areas can be preserved in a natural state and determine compliance with HDZ and SCZ requirements. 4) When using the Set Aside Methodology an Environmental Resource Report (ERR) per Development Standard 1-07.0 and in conformance with Development Standard 2-15.3.5 shall be prepared for the entire site to determine the general viability, density, and variety of Protected Native Plants within areas on the site. The Report shall include an assessment of areas of NUOS and shall prioritize the natural resource value of vegetated areas on the site in conformance with the intent and purpose of this Division. Provide an aerial photograph, taken within a maximum of three (3) years of submittal, is required at a minimum 1" = 100’ delineating the natural resource values for areas on the site and the area to be set aside which will be platted and included in Covenants, Conditions, and Restrictions (CC&Rs) as NUOS. 5) Within the 30' scenic route buffer area, indigenous plant material is to remain. Identify the scenic route buffer on the landscape plan. 6) Provide documentation for the proposed landscape improvements shown on the street side of the SCZ buffer in the area to be dedicated to the City. Landscaping in right-of-way or MS&R areas must be approved by the City Engineer or designee and comply with the City Engineer's requirements on construction, irrigation, location, and plant type. Provide verification, in writing, of any approvals obtained. Contact Gary Wittwer, DOT Landscape Architect for specific requirements. 7) Revise the native plant preservation and landscape plans to and identify (and dimension) the scenic route buffer area. DS 2-15.3.4.A 9) Show the NUOS area and clarify the grading limits on the grading plans. 10) Revise the tentative plat to label the area set aside for native plant preservation as Natural Undisturbed Open Space. LUC 3.8.6.4.B 11) Revise sheet 2 of the tentative plat to delineate the NUOS area documented on sheet 3. 12) Note 2 on sheet 1 of the landscape plans indicates that all common areas should be treated as mentioned. The treatment is inconsistent with provisions of the SCZ and HDZ requirements and NUOS areas. Portions of the site are required to be restored using native plants and a native seed mix. 13) Submit plans in compliance with DS 2-12.0. Identify any natural areas set aside to comply with LUC 2.8.1.7. The landscape section did not receive an HDZ plan or the required information. Submit HDZ calculations. Per LUC 2.8.1.7.D D. To protect the natural areas, covenants which run with the land will be provided in favor of the City of Tucson and of all owners with record interest in the natural area. 14) Revise the plans as necessary to comply with the requirements of the Hillside Site Improvement Standard. DS 9-04.0 15) Revise keynote 5 on TP sheet 2 to refer to an appropriate note. 16) The site contains regulatory floodplain areas that may contain riparian habitat. A revised DS 2-13.0 has been approved since the initial application date. A condition of the review extension for the tentative plat requires revisions to reflect all code revisions adopted since March 1, 2006. A) This habitat may not unnecessarily altered per TCC Sec. 26-5.2. Refer to DS 2-13 for the preparation, submittal, and review procedures for development within areas that have environmentally valuable habitat in conformance with Article 1, Division 1, Floodplain and Erosion Hazard Area Regulations. B) Submit an Environmental Resource Report (ERR) per DS 2-13.2.5.B.1 if encroachment is proposed in the regulatory area. The report will document (1) the areas that contain riparian and wildlife habitat that is to be preserved and (2) those areas without such habitat within the regulatory floodplain. C) All tentative plats, development plans, site plans, plot plans or other plans providing for approval of development within property that includes any Regulated Area as defined in Development Standard 2-13.2.2.A shall identify and delineate the Regulated Areas and the Protected Riparian Area Revise the plans as necessary D) All development within the Protected Riparian Area shall be reviewed to insure that there is no unnecessary disturbance of the riparian resources. Refer to DS 2-13.2.5.B.2 for the section on Development Restrictions and revise the plans as necessary to comply. E) Where any development encroaches within the Protected Riparian Areas, mitigation will be required. A mitigation report shall be submitted with the Environmental Resource Report demonstrating that the proposed mitigation is in conformance with this subsection and applicable codes. DS 2-13.2.5.C F) Landscape plans are required to document compliance with the mitigation plan requirements. A summary of mitigation and preservation requirements shall be included on the plans. The plans shall show the location of mitigation areas; techniques used for mitigating impacts to, or preservation of, natural areas; specifications for restoration and revegetation of disturbed areas; and general compliance with the applicable standards. Revise as necessary. G) Encroachments that cross the Protected Riparian Area shall be located and constructed to minimize disturbance of the habitat and wildlife movement. DS 2-13.2.5.B.2 17) Revise the calculations on the NPPO plans to meet the minimum font size requirements. 18) Revise the ERR and the NPP plan to correspiond regarding the number of existing saguaros on the site. 19) Sheet 2 of the NPPO Plan indicates 11 PIP saguaros based on the symbols provided in the legend. Please clarify. RESUBMITTAL OF ALL PLANS IS REQUIRED. AN ENVIRONMENTAL RESOURCE REPORT IS REQUIRED PER DS 2-13.2.2.C. |
| 06/28/2007 | DAVID RIVERA | ZONING | REVIEW | Denied | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: David Rivera Principal Planner PROJECT: S06-050 Las Nubes, Lots 1-14 and Common Areas Tentative Plat TRANSMITTAL DATE: June 27, 2007 DUE DATE: July 2, 2007 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 February 28, 2008. 2. Revise or remove as needed, the following items: a. General Note 6 should be removed or revised to correctly state the number of lots allowed and proposed based on the developable area after street area is subtracted. b. The word "REWIRE" in note 31 should be revised to 'REQUIRED'. c. Remove the reference to RCP in note 38. This project is not an RCP development. d. List the special application case number T07SA00095 in the lower right corner of the sheets. Also list the case number in note 39. Once approval of the special application has been given an approval date will be available to add to note 39. e. Revise keynote 5 on sheet two. The keynote refers to Preliminary grading envelope and note 34 refers to fire hydrants. f. The view sheds drawn on sheet 4 are not depicted correctly. The view sheds are to be drawn up to the 400-foot SCZ buffer line. Keep in mind that view sheds must remain open through the 400-foot distance. Structures may not obstruct the view sheds. g. Zoning did not do a Hillside because the Hillside plan sheets were not included with the Zoning package. The Hillside sheets should be part of the tentative plat package. Additional comments may be forthcoming on this item as well as additional notes to be added to the Hillside plan sheets. 3. Dimensions for the gated turnaround were on the previous tentative plat plans. The dimensions have been left off this plan. In order to ensure that there is sufficient queue of vehicles and turnaround widths label the dimensions as were provided on the previous plan. |
| 07/16/2007 | PATRICIA GEHLEN | ZONING-DECISION LETTER | REVIEW | Denied | COMMUNITY DESIGN REVIEW COMMITTEE DEVELOPMENT SERVICES July 16, 2007 Jeff Stanley Stanley Engineering and Drainage PO Box 1888 Tucson, AZ 85702 Subject: S06-050 Las Nubes Tentative Plat Dear Jeff: Your submittal of June 4, 2007 for the above project has been reviewed by the Community Design Review Committee and the comments reflect the outstanding requirements which need to be addressed before approval is granted. Please review the comments carefully. Once you have addressed all of the comments, please submit the following revised documents and a DETAILED cover letter explaining how each outstanding requirement has been addressed: ALL BLUELINES MUST BE FOLDED 5 Copies Revised Tentative Plat (PDEQ, Landscape, Zoning, Engineering, DSD) 4 Copies Revised Landscape and Irrigation Plans (Landscape, Zoning Engineering, DSD), 2 Copies Revised NPPO Plans (Landscape, DSD), 2 Copies Revised drainage reports (Engineering, DSD) 2 Copies Geotechnical Report (Engineering, DSD) 2 Copies Environmental Resource Report (Landscape, DSD) 2 Copies Conceptual Grading Plan (Landscape, DSD) Should you have any questions, please call me at 791-5608 ext. 1179. Sincerely, Patricia Y. Gehlen CDRC Manager All comments for this case are available on our website at http://www.ci.tucson.az.us/dsd/ Via fax: 792-0318 |
| 07/16/2007 | FRODRIG2 | PDEQ | PIMA COUNTY DEPT OF ENVIRONMENTAL QUALITY | Denied | DATE: July 16, 2007 TO: Subdivision Coordinator, City of Tucson FROM: Mike Redmond, R.S., Water/Waste Program Mgr. SUBJECT: Las Nubes, Lots 1-14 Plat # S06-050 The tentative plat has been reviewed for conformance with Department of Environmental Quality requirements. Please note the following comments: 1. In accordance with P.C.C. 7.21.038.C, use the percolation test and boring log results to demonstrate on the tentative plat that each lot can accommodate the primary disposal area, a 100% reserve area and a building footprint for a hypothetical 4 bedroom home, while meeting all required setbacks. In addition, please ensure that the footprints for the primary and reserve areas match the design calculations. The design calculations contained in the Subsurface Soil Investigation and Percolation Tests report, dated September 9, 2005, are based on a percolation rate of 6 minutes and 9 minutes per inch, while the testing results showed percolation rates of 11 minutes per inch. Please adjust the calculations to show a primary and reserve field, on the tentative plat, using a percolation rate of 11 minutes per inch. 2. The tentative plat is not approved until the above comments are satisfied. Any grading land clearing or earthmoving of more than one acre, more than 50 feet of road construction, or more than 300 feet of trenching will require an Air Quality Activity Permit. These permits must be obtained prior to commencement of construction. cc: Robert Flynt, Development Services |