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Plan Review Detail
Review Status: Completed
Review Details: RESUBMITTAL - CDRC - TENTATIVE PLAT REVIEW
Plan Number - S06-125
Review Name: RESUBMITTAL - CDRC - TENTATIVE PLAT REVIEW
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/25/2006 | FERNE RODRIGUEZ | START | PLANS SUBMITTED | Completed | |
| 10/23/2006 | JOE LINVILLE | LANDSCAPE | REVIEW | Denied | The Landscape Section does not recommend approval of the plans at this time. 1) Submit a native plant preservation plan. One was not received with this submittal. Incorporate any mitigation requirements and a mitigation summary into the landscape plan. 2) Revise the native plant preservation plan to list the area (in square feet) of NUOS & NROS (requested in the previous review). LUC 3.8.6.4.B, C9-06-07 3) Show any easements associated with the Pantano Riverpark Corridor Trail. C9-06-07 4) A separate native plant preservation plan will be required prior to the construction Rincon Knolls Loop. Contact Gary Wittwer of TDOT for additional information. LUC 3.8.3.1. 5) Per condition of rezoning, the tentative plat shall include calculations and a certification from a registered land surveyor that 45% of the site is set-aside as NUOS. The area set aside as NUOS is to be designated as a conservation easement on the tentative and final plats. 6) Label each common area individually with a separate letter designation. The common areas should not have more than one letter designation and any common area seperated by public right-of-way is to have a seperate letter designation. DS 2-03.2.4.C 7) Revise the plan to reference any of the following special overlay zones that are applicable, and add a note stating that the plat is designed to meet the WASH criteria and note the case file number, date of approval, and any conditions of approval. DS 2-03.2.2.B.7 8) Revise note 7 on sheets 26 and 28 of the tentative plat. The disturbed and revegetated area cannot be applied to the total NUOS area. 9) Revise the call outs that refer to the W.A.S.H. resource area on the tentative plat. The WASH regulations define the resource area as: "the channel and banks of a wash, and those portions of the study area containing vegetative resources and wildlife habitat areas". 10) The landscape plan states that the regional trail is "on land purchased from Arizona State Lands". If this statement is true indicate on the tentative plat. If not, correct the landscape plan. If an easement is acquired, identify and show the easement on the landscape plan. 11) Revise the ERR table of contents to identify Exhibits IIC.1-II.C.17. 12) Sheet 1 of the landscape plan indicates a 65' wide trail corridor on the west side of the site, while the plan dimensions and the tentative plat indicate a 100' total width. revise as necessary. 13) Revise the tentative plat and related plans to provide the wildlife friendly culvert crossings required per condition of rezoning. The culverts are to meet the sizing and design standards established in the Environmental Resource Report. C9-06-07 14) The project is subject to the provisions of the Watercourse, Amenities, Safety, and Habitat Ordinance, a separate application and review and approval is required. TCC 23-12. RESUBMITTAL OF THE TENTATIVE PLAT, INCLUDING THE NUOS BOUNDARIES CERTIFIED BY THE REGISTERED LAND SURVEYOR, LANDSCAPE PLAN, AND NATIVE PLANT PRESERVATION IS REQUIRED. |
| 10/23/2006 | 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: S06-125 RINCON KNOLLS/REVISED TENTATIVE PLAT DATE: 10/23/06 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 addresses for lots in Rancho Del Lago Block 44 on all applicable sheets. Delete direction on Red Iron Trail on Sheet 3. Correct Star Knolls Drive to Star Knolls Loop On Sheets 1 and 8. Label suffix of Lane to Quail Wash Canyon on Sheet 9. Correct Paige Wash Canyon to Paige Canyon Lane on Sheet 9. Correct Adam Camp Trail to Pantano Knolls Drive (adjacent to lots 240-252) on Sheets 1, 9 and 11. Correct Huston Canyon Way (adjacent to lots 151-181) to Arnold Ranch Road on Sheets 1 and 16. es |
| 10/23/2006 | JIM EGAN | COT NON-DSD | FIRE | Denied | 1. Show how Rincon Knolls Loop will connect with the emergency access in the regional park corridor at both ends. The south end of Rincon Knolls Loop must have 20 foot wide lanes if vertical curbs are used. 2. The north connection to Rincon Nolls requires a Fire Department lock box on the 20 foot gate. 3. The water line at the Rincon Knolls Loop connection to the Regional Park Corridor dead ends. An approved water plan and analysis is required to show fire flow will be achieved meeting IFC Appendix B. 4. Combustible construction materials will not be allowed on site until the water supply for fire and fire access are installed to that area. |
| 10/24/2006 | ROGER HOWLETT | COT NON-DSD | COMMUNITY PLANNING | Denied | DEPARTMENT OF URBAN PLANNING & DESIGN AND THE OFFICE OF CONSERVATION AND SUSTAINABLE DEVELOPMENT Regarding SUBJECT: Community Design Review Committee Application CASE NUMBER: CASE NAME: DATE SENT S06-125 Rincon Knolls Tent. Plat 10/23/06 (X) Tentative Plat () Development Plan (X) Landscape Plan () Revised Plan/Plat () Board of Adjustment () Other CROSS REFERENCE: C9-06-07 Wycozona – Mary Ann Cleveland Way MASTER PLAN: Houghton Area Master Plan (H.A.M.P.) GATEWAY ROUTE: No COMMENTS DUE BY: October 23, 2006 SUBJECT DEVELOPMENT PLAN/PLAT HAS BEEN REVIEWED BY BOTH COMMUNITY PLANNING & PRESERVATION, AND THE OFFICE OF CONSERVATION AND SUSTAINABLE DEVELOPMENT. 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 (X) Other – Model Elevations and Color Palette REVIEWER: msp 791-4505 DATE: October 9, 2006 REVIEWER: ap 791-4505 DATE: October 23 , 2006 A. - Department of Urban Planning and Design (DUPD) Comments S06-125 – Rincon Knolls – Tentative Plat October 9, 2006 The following comments are carry-over from staff’s (DUPD) previous comments. These are comments, which have not yet been addressed adequately to comply with rezoning requirements. The proposed tentative Plat, with submittal dated 9/18/06 shows the required Pantano River Park corridor (Trail # 5), to be located off-site, along the full length of the western edge of the development. As a requirement of option “A” of rezoning condition # 9, the tentative plat process requires the owner/developer to receive approval on the location of the Pantano River Park corridor (Trail #5), by the Arizona State Land Department, Pima County Department of Natural Resources, and the City of Tucson Parks and Recreational Department. Therefore, prior to tentative plat approval, the applicant shall provide documentation that verifies the proposed location of the Pantano River Park corridor (Trail #5) has been reviewed and tentatively approved by the applicable entities. Rezoning condition # 20 requires a native canopy tree within ten feet of the front property line on every other lot, on every street within the development. Landscape plan to read verbatim the language provided by rezoning condition # 20. Please revise landscape plan, sheet 1 of 9, note #13 to read as following: Provide a native canopy tree within ten feet of the front property line on every other lot, on every street within the development. Landscape plan, sheet 1 of 11, note #9 provides instructions on how to install the required temporary fencing, based on development standards. However, as written note # 9 does not acknowledge rezoning requirements related to the installation of temporary fences. Please revise landscape plan, sheet 1 of 11, note # 9 to be in compliance with rezoning conditions # 11 & 12. Rezoning conditions # 11 and 12 read as following: Rezoning Condition # 11 Temporary construction fences shall be installed on the NUOS boundary. Construction fencing shall be installed under the supervision of a registered land surveyor. Grading will not be permitted until the installation of the construction fencing in compliance with the tentative plat, grading plan, and final plat has been verified by a survey prepared by a registered land surveyor. Rezoning Condition #12 Temporary construction fences and the required NUOS boundary fences shall be installed under the supervision of a registered land surveyor. Upon completion of all required fencing installation, the registered land surveyor shall certify by letter that the physical placement of all required temporary construction fencing has been installed as shown and identified on final plat and grading plan. As per previous staff comment, dated July 5, 2006, - Please revise the tentative plat NUOS and NROS calculations to exclude land area (square footage) from land designated, since the concept design, for Parks and Trail amenities. These Common Areas are located within Neighborhood Open Spaces/Common Areas “B,” and per rezoning condition #15, these common areas are required to be constructed with recreational amenitities. The current submittal shows one recreational area (amenity) within Neighborhood 5, for all of the 500 residential units. As per the conceptual development plan, Common Areas “B” designated for park amenities include the following Common Areas “B,” Common Area “B” located north of Neighborhood 7, and; Common Areas “B” located within Neighborhoods 1, 3, 4, and 5. This project is a residential cluster project (RCP) and among other considerations, requires appropriate and accessible recreational amenities to be designed as part of an RCP project, as outlined under section 3.6.1.1.G is the following: LUC 3.6.1.1.G – Providing usable and suitably located recreational facilities and other public and common facilities. Established park areas in the conceptual development plan are shown on this resubmittal as NUOS areas. Compliance with rezoning C9-06-07, condition # 15, requires all Common Areas outlined in the conceptual development plan as Park Areas, to include a combination of the following landscape material and recreational amenities, as approved by the City of Tucson through the tentative plat process: Rezoning C9-06-07, conditions # 15 reads: All pocket parks shall be landscaped with thornless native trees, plants and shrubs. Tot lots shall have turf areas, a ramada and a table and benches , bar-be-que grills, and attached trash receptacles. All weather access shall be provided for pedestrian paths that connect the street sidewalk to all pocket park amenities. Prior to tentative plat approval, the Department of Urban Planning & Design requires documentation which establishes that the applicant is in contact with the Department of Development Services (DSD), Zoning Review Section to discuss an agreement on methods by which rezoning condition # 19, 21 and 22 will be tracked for compliance at the time of housing permit issuance. B - Office of Conservation and Sustainable Development (OCSD) Comments S06-125 – Rincon Knolls – Tentative Plat October 23, 2006 OCSD staff comments: 1. Rezoning C9-06-07, conditions # 28 reads: A Desert Tortoise survey shall be completed prior to tentative plat approval. If any Desert Tortoise and/or active burrows are located on site, a qualified biological monitor shall be present during all phases of construction to insure Tortoise viability. In the event that active burrows are located within a grading limits, a complete mitigation plan must be completed and submitted to the City of Tucson Environmental Services Department. Tierra Right of Way Services prepared and submitted a Sonoran Desert Tortoise Survey and Mitigation Report for this property, dated August 18, 2006. This report provided specific information on tortoise occupancy and habitat conditions at the site, and described mitigation measures needed to address impacts to tortoises, burrows and habitat due to construction and permanent occupancy of the site. In the mitigation plan, Tierra reiterated the commitments made by AmericaBuilt in the March 10, 2006 Environmental Resources Report, which included, but were not limited to, constructing artificial burrows to replace disturbed occupied burrows, addressing tortoise identification and relocation during construction activities, enhancing vegetation in disturbed areas using species appropriate for tortoise habitat, and addressing wildlife crossings with signage, speed controls and conarches beneath roadways. AmericaBuilt also indicated they may provide educational materials to homebuyers addressing the tortoises. In the recommendation section of the mitigation plan, Tierra referenced the addendum dated April 17, 2006, to the March 10, 2006 Environmental Resources Report, which describes the locations and designs of wildlife crossings at wildlife corridors 1 through 5. Tierra recommended that all mitigation measure regarding wildlife corridors as approved in this addendum, and all conditions of rezoning, be followed. Finally, Tierra specified additional recommendations to address site monitoring prior to grading, tortoise tagging during relocation, biological monitoring during construction activities, training of construction personnel, appropriate species for use in revegetation efforts, and educational materials. The current plan set submitted by AmericaBuilt has minimal information regarding wildlife crossings, and does not appear to direct plan implementers from the primary construction sheets to the minimal wildlife crossing details that are made available on sheet 23. The details on sheet 23 do not provide sufficient information to ensure the crossings will be constructed consistent with details in the April 17, 2006 Addendum to the Environmental Resources Report. To ensure the measures specified in the above-referenced documents to mitigate for impacts to Desert Tortoise are fully incorporated, AmericaBuilt shall revise plans as follows: Add a separate sheet in the tentative plat specifically to address Desert Tortoise, wildlife crossings, and other wildlife details. This sheet should contain the following, at a minimum: - Full site plan showing the locations of all wildlife crossings, signage, and all other wildlife-related features per the documents referenced above Cross sections, plan views, and any other details needed to fully specify detailed construction information for wildlife crossings per the specifications in the documents references above Specific instructions for contacting qualified biological monitoring personnel prior to site grading and during construction activities, including contact information for approved monitoring personnel Instructions on how to proceed if Desert Tortoises are encountered by site personnel, including contract information for qualified biological personnel, in case that is needed. b. Revise the components of the revegetation seed mix specified in the landscape plan to comply with the mitigation plan specifications by adding the following species appropriate for Desert Tortoise forage: Bromus rubens (red brome), Erodium cicutatarium (redstem filaree), Plantago sp (plantain), Astragalus sp (milkvetch), and Janusia gracilis (janusia) (assembled from page 5 of the mitigation report). c. Ensure the locations of all wildlife crossings, signage and other wildlife features are specified on each sheet of the plan where they occur, and that plan implementers are appropriately referred to the appropriate detail on the newly prepared wildlife sheet. Add “Wildlife Notes” section to plan sheets as needed to provide necessary detail about wildlife elements. This note should include a caution that only trained personnel shall handle Desert Tortoises encountered during construction activities, and shall direct the reader to the wildlife sheet for instructions on how to proceed. In addition to the plan revisions, AmericaBuilt will provide information on how and when site personnel training will occur, per the recommendations provided in the documents references above, and will provide information on how they will insure that site monitoring is conducted per the mitigation plan recommendations. Review of the revised tentative plat and landscape plan by City staff will involve close reading of the above referenced documents to insure all necessary details have been provided in the revised plans. AmericaBuilt is to go back to the above referenced documents to determine the exact details for mitigation efforts, which have been summarized in the text above. |
| 10/25/2006 | HEATHER THRALL | ZONING | REVIEW | Denied | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Heather Thrall Senior Planner PROJECT: S06-125 Rincon Knolls Residential Cluster Project Subdivision Tentative Plat, 2nd review TRANSMITTAL DATE: October 25, 2006 DUE DATE: October 23, 2006 COMMENTS: This review is segmented into tentative plat, RCP and general comments. The overlay zone information is reviewed separately, on a separate submittal. TENTATIVE PLAT REVIEW COMMENTS 1 (Per last review). Per DS 2-02.2.4.C, with regards to common areas: A) Throughout plat, show square footage of individual common areas. RESPONSE: Staff noted information provided, thank you. Please clarify: A) On sheet 13, common areas B and C are listed separately with their respective square footages. Please provide delineation lines between the two areas to show separation. 2. (Per last review). Per DS 2-03.2.4.E, clarify if the project will be phased. If so, provide phase lines and calculations for development for each phase and cumulative in phasing to overall development calculations (site coverage, density, etc.) Note, if separate phases, each phase will require a separate final plat submittal. RESPONSE: I noted the basic phasing notes on sheet 1, thank you. Provide site coverage, density, etc. per phase, ensure each phase is in compliance with LUC criteria. In addition, I acknowledge the response expressing the desire to not have to submit a separate final plat for each phase of the development. It is my understanding that a separate final plat is required for each phase. To assist you with this matter, I recommended you consult Patricia Gehlen, CDRC Manager at Development Services. She can be reached at 520-791-5608x1179 or via email at Patricia.Gehlen@tucsonaz.gov 3. (Per last review) Per DS 2-03.2.4.G, with regards to streets: A) Provide ADT for each typical street cross section RESPONSE: Information not found. Please provide ADT's for all street cross sections. B) Provide sidewalk for cross section 4 on sheet 18 (alternative is to apply for DSMR) RESPONSE: I acknowledge the response desiring to not install a sidewalk in Tortoise Point Place, and the reasons given for that desire. Per my consultation with the supervisor of the zoning review division, I stand corrected that a DSMR (Development Standard Modification Request) is required. Instead of a DSMR, a Board of Adjustment variance is required to eliminate a sidewalk because the project is an RCP. As the LUC 3.6.1. directs sidewalks to be a part of the RCP, to eliminate one requires a variance, the process by which modifications of the LUC are addressed. I would advise that in the argument for a variance to be accepted, that findings in DS 3-01.3.3.A be reviewed and listed in support for your desire to eliminate the sidewalk. For Board of Adjustment information, please contact Russlyn Wells, 791-4541x1134 or Russlyn.Wells@tucsonaz.gov You may also desire to consult the supervisor advising of this finding, David Rivera at 791-4541x1181 at David.Rivera@tucsonaz.gov 4. (Per last review) Per DS 2-03.2.4.J, ensure all easements are shown with respective purposes. Ensure access across State of Arizona land is provided easement/agreement. RESPONSE: I acknowledge the response that the access agreement is being sought, thank you. This comment will remain to remind me to check for such documentation. RCP REVIEW COMMENTS 5. (Per last review/This review) Per LUC RCP-4, building setbacks required for the units on the perimeter of the subdivision are based upon adjacent zoning. Staff acknowledges the building setbacks listed, but will determine setbacks based upon adjacent zones in the resubmittal. RESPONSE: Staff noted that building setbacks listed for the exterior boundaries of the subdivision are the greater of 10' or ¾ of the height of the exterior building wall. This setback is acceptable against adjacent county zoning classification "SP" and city zoning classification "MH-1". The minimum setback required for an RCP 4, "BB" designator, against an RH zone is 25'. Please ensure all lots abutting county "RH" zoning have a 25' setback, shown on the plat pages where applicable. In addition, even if 25' setback from RH zone is met from subdivision boundary to individual property lines, ensure that 3' minimum is given from interior rear lot line to structure. 6. (Per last review/This review) Per DS 2-10.3.1.B, Provide typical detail drawing for corner lot building setbacks. RESPONSE: I acknowledge the typical detail drawings for setbacks provided on page 21, thank you. Please provide the following: A) Label sidewalk and on each detail drawing B) Label curb on each detail drawing C) Label property line on each detail drawing D) List circumstance (adjacent zoning SP or MH-1 on subdivision boundary edge) that requires a setback of greater of 10' or ¾ the height of the exterior building wall. E) List interior subdivision lots rear yard setbacks minimum of 3' (same as side yards) ON THIS REVIEW: On corner lot typical detail, revise setbacks from side of house to side street as - greater of 21' or the height of the exterior building wall - from nearest edge of travel lane. Show setback dimension please, calling out the travel lane. Provide a typical detail drawing showing setbacks for lots abutting Rincon Knolls Loop, which appears to be a Major Streets and Routes over 1000 Average Daily Traffic. Provide a typical detail drawing showing setbacks from RH zone to structure at 25' minimum. Include note - if 25' met from subdivision boundary line prior to reaching or at property line, a minimum 3' setback from property line to structure will be provided. 7. (Per last review) Per DS 2-10.3.2.D, any lots under 4000 s.f. require staff to review building plans to determine the models opted can be built on such a small lot. Lot 433 is under 4000. RESPONSE: Advised lot 433 made larger, acknowledged. On a check through the resubmittal, I saw that lot 217 is under 4,000 square feet. I recommend checking the plat and ensuring all lots are 4000 square feet or larger, or I'll need to check building plans. 8. (Per last review) Provide copies of CCRS to ensure that all common areas are maintained. RESPONSE: I did not find any CCRs with the resubmittal packet. REZONING REVIEW COMMENTS: Per Rezoning case C9-06-07, please address the following: 9. submit a separate response letter explaining how conditions of rezoning will be met. RESPONSE: Rezoning condition received reviewed, thank you. Please address the following: A) Condition 14 requires that if a desert park is constructed between neighborhoods 5 & 6, the tentative plat and landscape plan shall identify this area asas NUOS/Desert Park with conditions of a-e allowed for disturbance. Per the neighborhoods identified on sheet 1, there are two potential parks between these neighborhoods - neither state NROS/Desert Park on them, just their type of common area. Please label one of these common areas to meet the condition. B) Condition 19 response indicates a tracking system to meet this condition (single vs. two-story) will be provided to ensure condition 19 met. This comment will remain until tracking system is clarified and provided for staff to review. C) Condition 21 response noted that elevations will be provided soon. D) Condition 22 response states that future elevations will assist with clarifying 19, and 21, as well as 22 - understood. There is a concern however with the current information presented. Condition 22 states adjacent structures are not permitted to have same garage setbacks, yet all typical detail drawings show same garage setbacks. Please provide a note on the typical lot details that indicates a varying garage setback will be provided per rezoning condition 22, with a minimum setback required (as you have shown) of 19' from back of sidewalk/18 from property line. E) Conditions 23, 25 and 26 with regards to walls will be examined with the grading plans, understood. 10 Advise where tot lots are -call out with separate common area designations. RESPONSE: Indicates tot lots are in common areas "E", yet on page 16, there is a common area C/D that states tot lot. Clarify, revise plat as needed. 11. Change rezoning note 19 to show exact wording per Mayor & Council report. GENERAL NOTES/DETAILS REVIEW COMMENTS 12. Review plan and provide handicapped access across streets where current handicapped ramps are proposed. Ensure equal and convenient accessibility throughout the subdivision for handicapped access. RESPONSE: Indicates that the comment was not understood. Staff was pointing out that handicapped access ramps -on streets -should be provided throughout the development in a manner that allows wheel chair access conveniently, not requiring someone to travel a far distance to reach another ramp to cross streets. An example -page 4, Cienega Knolls Loop - access ramps are on just one side of the street - how is a handicapped person going to get across the street if there aren't any ramps on the other side? 13. Depending upon responses provided, further review comments may be forthcoming. Contact me at Heather.Thrall@tucsonaz.gov or at 791-4541x1156 if you have questions. C:\planning\cdrc\tentativeplat\S06-125 rincon knolls 2.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised tentative plat, CC&R's and additional requested documents. |
| 10/25/2006 | JOSE ORTIZ | COT NON-DSD | TRAFFIC | Denied | October 25, 2006 ACTIVITY NUMBER: S06-125 PROJECT NAME: Rincon Knolls-TP PROJECT ADDRESS: 10495 S Millicent Trail PROJECT REVIEWER: Jose E. Ortiz PE, Traffic Engineer Resubmittal Required: Traffic Engineering does not recommend approval of the Tentative Plat; therefore a revised Tentative Plat is required for resubmittal. The following items must be revised or added to the plat. 1. Include a response letter with the next submittal that states how all comments have been addressed. 2. Callout the radius on all curb-returns at intersecting local roads. The radius shall be a minimum 18' per (DS 3-01.0 figure 6). 3. A meeting is needed to discuss the TIA recommendation for continuous right/left turn lanes to South Rincon Knolls and Red Iron Trail. If you have any questions, I can be reached at 791-4259 x305 or Jose.Ortiz@tucsonaz.gov |
| 11/01/2006 | FRODRIG2 | COT NON-DSD | REAL ESTATE | Approv-Cond | S06-125 Rincon Knolls: Resubmittal- CDRC - Tentative Plat Review - Multiple comments: 1. Rincon Knolls Loop crosses State land and will need to be established prior approval of Final Plat. 2. Request status of MaryAnn Cleveland Way and River Park concerning access. 3. No comments to Tentative Plat. |
| 11/07/2006 | GLENN HICKS | COT NON-DSD | PARKS & RECREATION | Denied | DATE: November 07, 2006 TO: Ferne Rodriguez, Development Services FROM: Glenn Hicks Parks and Recreation 791-4873 ext. 215 Glenn.Hicks@tucsonaz.gov CC: SUBJECT: S06-125 Rincon Knolls: Tentative Plat(9-25-06) Denied. The tentative plat cannot be approved until a site for the Pantano River Park is secured and detailed plans for the river park are submitted and approved. |
| 11/16/2006 | LOREN MAKUS | ENGINEERING | REVIEW | Denied | November 16, 2006 To: Patricia Gehlen, CDRC/Zoning Manager From: Loren Makus, Senior Engineering Associate Re: S06-125 Rincon Knolls, Tentative Plat (SecondReview) Resubmittal Required: Revised Tentative Plat, The Tentative Plat and Drainage Report have been reviewed by the Engineering Division. The Tentative Plat and Drainage report cannot be approved at this time. The following concerns must be addressed fully before the project can be approved. Tentative Plat Comments: 1. Clearly indicate the end of the Public Right-of-Way and the beginning of the Private streets. 2. The TP indicates that Rincon Knolls Loop is to be dedicated as public right-of-way by the plat. Explain how the developer has the authority to dedicate this land. 3. Provide a single designation for each common area. Where multiple uses are designated, provide delineations for the separate uses. 4. Sheet 8 of the Tentative Plat seems to indicate proposed retaining walls that will be up to 27 feet tall. The Land Use Code limits the total height of retaining walls in perimeter yards to 10 feet. This includes the height of any patio wall or fence on top of the retaining wall. Revise the tentative plat to be consistent with the LUC. 5. Provide details for the filled road beds that cross ravines. Indicate the side slopes for the fill areas and indicate on the plan the extent of the proposed run out. 6. Note that on T-intersections sight visibility triangles are required only along the through street. Provide SVTs along all branches of all other intersections. 7. Show discharge quantities for the locations where culverts and scuppers are proposed. Drainage Report Comments: The drainage report is accepted for tentative plat purposes. I can be reached at loren.makus@tucsonaz.gov or at 520.791.5550 ext 1161. Loren Makus, E.I.T. Senior Engineering Associate Engineering Division |
| 12/04/2006 | PATRICIA GEHLEN | ZONING-DECISION LETTER | REVIEW | Denied | COMMUNITY DESIGN REVIEW COMMITTEE DEVELOPMENT SERVICES December 4, 2006 Ron Peetz. America Built Development Inc. 5255 Williams Circle Suite 6000W Tucson, AZ 85711 Subject: S06-125 Rincon Knolls Tentative Plat Dear Ron: Your submittal of September 25, 2006 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 12 Copies Revised Tentative Plat (OCSD, Fire, Engineering, Addressing, DUPD, Wastewater, Traffic, Real Estate, Landscape, Parks and Recreation, Zoning, DSD) 7 Copies Revised Landscape Plan (OSD, Landscape, DUPD, Parks and Recreation, Zoning, Engineering, DSD) 2 Copies Revised NPPO Plans (Landscape, DSD) 2 Copies ERR (Landscape, DSD) 2 Copies Color Elevations and Floor Plans (Zoning, DUPD, DSD) PER DISCUSSIONS WITH PIMA COUNTY WASTEWATER, APPLICANT IS WORKING WITH THE AGENCY ON WASTEWATER ISSUES. PIMA COUNTY WASTEWATER HAS NOT YET PROVIDED THE CDRC OFFICE WITH REVIEW COMMENTS. ONCE RECEIVED, THE COMMENTS WILL BE POSTED ON-LINE. APPICANT MAY NOT RESUBMIT UNTIL WASTEWATER REVIEW HAS BEEN COMPLETED AND POSTED. 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: 790-2399 |
| 12/04/2006 | PGEHLEN1 | PIMA COUNTY | WASTEWATER | Denied | "A complete review of this submittal has been greatly delayed do to the PCWMD's concerns about about the five private sewer lift stations being proposed, and the PCWMD's current lack of a formal process for deciding when multiple private sewer lift stations may be used. It is my understanding that Americabuilt has revised the street and lot layout, and in the process, has eliminated one of the private lift stations. If so, the revised layout is more likely to be more acceptable to the PCWMD. Please close out this review and allow Americabuilt to make their next submittal. No wastewater review fees will apply to the next submittal." |
| 12/04/2006 | PGEHLEN1 | PIMA COUNTY | WASTEWATER | Denied | December 15, 2006 TO: Ron Peetz AmericaBuilt Development, Inc. THRU: Patricia Gehlen City of Tucson, Development Services Department FROM: R S Engineering (Contract Reviewer) Chandubhai Patel, P.E. Pima County Development Services Department Development Review Division (Wastewater) SUBJECT: Rincon Knolls Lots 1-500 and Common Areas “A”-“E” Tentative Plat – 2nd Submittal S06-125 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. The following comments are from the review letter dated 10/13/06. The letter was never forwarded to you or the city. We have been informed by PCWMD that the project is going through a redesigned. Please consider any appropriate comments while drafting the new design. The response letter states the capacity letter was received from PCWWM, however such letter was not found in the submittal, as requested. This is the second request for the capacity letter. You are proposing the construction of a private sewer collection system in a residential subdivision. This type of sewer now necessitates prior written authorization, pursuant to PCWMD Director, Michael Gritzuk’s letter to PCDSD Director, Carmine DeBonis, dated March 13, 2006, regarding Private Sewers and Public Pump Stations. Provide approval, in writing from the PCWMD Directors office. Mr. Mike Bunch, PCWMD Deputy Director, is the contact for the above-mentioned approval. A copy of Mr. Gritzuk’s letter, to Mr. DeBonis, is being provided for your inspection with this email. This tentative plat will be approved when PCWMD approves the private sewer design. Sheet 2: Revise General Note #10 so that it states: THE ON-SITE SANITARY SEWERS, EXCEPT PUBLIC SEWERS WITHIN PUBLIC SEWER EASEMENTS OR RIGHTS-OF-WAY, WILL BE PRIVATE AND WILL BE CONSTRUCTED, OPERATED AND MAINTAINED ON A PRIVATE BASIS, AND IN ACCORDANCE WITH AN APPROVED OPERATION AND MAINTENANCE PLAN, IF REQUIRED. THE LOCATION AND METHOD OF CONNECTION TO AN EXISTING PUBLIC SANITARY SEWER IS SUBJECT TO REVIEW AND APPROVAL BY THE PIMA COUNTY WASTEWATER MANAGEMENT DEPARTMENT. Add a General Note that states: ANY WASTEWATER DISCHARGED INTO THE PUBLIC SANITARY SEWERAGE SYSTEM SHALL MEET THE REQUIREMENTS OF THE INDUSTRIAL WASTE ORDINANCE (PIMA COUNTY ORDINANCE NO. 1991-140, AS AMENDED). Sheet 3: Revise the site plan so that: The existing subdivision, Rancho Del Lago “Block 44”, and all of its elements are shown shaded to be shown less prominent then this project. A portion of the sewer that will serve this project will lie below the proposed public street, Rincon Knolls Loop, and this portion will be required to be constructed as a public sewer. Revise the design so that: The portion of sewer located in the public street is identified as public sewer and the public manholes are located in either public rights of way or public sewer easements. In the Sewer Manhole Table – Gravity block, you show the inverts of the 8’ pipe entering the 15’ pipe with only a 0.2 foot elevation change. Revise the design so that: The 8’’ pipe and the 15” pipe inverts are such that the pipes match elevations crown to crown. I have checked the Sewer Pipe Table – Gravity block and found both slopes to be incorrect. Revise this table so that it shows: The correct pipe slopes for S-1 and S-2 and check the other slopes in this project for accuracy. We will check all sheets on the next submittal. This office 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. Pima County Code Title 13.20.030.A.2 requires that a wastewater review fee be paid for each submittal of the tentative or preliminary 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 third (3rd)) submittal. A check for the review fee of this submittal in the amount of $78.00 (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 have any questions regarding the above mentioned comments, please contact me. Sincerely, Michael J. Harrington Sr. CEA Telephone: (520) 740-6579 Copy: RSE Job #0432.82 |