Permit Review Detail
Review Status: Completed
Review Details: RESUBMITTAL - OVERLAY ZONE REVIEW
Permit Number - T05SA00404
Review Name: RESUBMITTAL - OVERLAY ZONE REVIEW
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/13/2006 | JOE LINVILLE | LANDSCAPE | REVIEW | Denied | The Landscape Section does not recommend approval of the WASH Mitigation Plan at this time. 1) The quantity of Prosopis velutina in the plant list does not meet the number required for mitigation (18). 2) The limits of grading appear to extend into the fifty foot study area in areas not included in the plant habitat inventory and mitigation plans. The limits of grading should be modified on the grading plan. 3) The grading plan and the mitigation plan should include information regarding the site preservation fencing. The fencing shall be in accordance with DS 2-06. Figure 1 and shall remain in place for the duration of construction. HDZ REVIEW 1) The project is required to screen parking areas from adjacent zones other than Commercial. Additional screen walls will be required and must be shown on the site plan, as well as the landscape plan. These walls will be required to conform to the following standard LUC 2.8.1.8.C. 2) "All exposed exterior walls and roofs of structures, retaining walls, and accessory structures, except satellite dishes, shall be earth tone in color and will blend with the predominant natural colors found on the lot or parcel. Satellite dishes may be black. White is not permitted." 3) Revegetation/native plant preservation will be required for the disturbance shown north of the wash study area where the new 8" water main is to be installed. 4) The landscape plans are required to be submitted with the HDZ application. The plans are required to be in conformance with DS 9-04. 5) A HDZ plan was not received with the application package. See DS 2-12.2.0. 6) The site plan is not yet approved. The retention/detention basin is required to comply with the slope requirements for multi-use basins of DS 10-01.4 and is required to provide an amenity in addition to meeting stormwater purposes. Potential changes in project design make it impossible to recommend approval of HDZ and WASH applications at this time. Resubmittal of sheets C-1-C-16, the WASH Inventory and Mitigation Plan, the Landscape and NPP plans, and the HDZ plan is required. |
| 03/31/2006 | ELIZABETH EBERBACH | ENGINEERING | REVIEW | Denied | SUBJECT: Canyon Ridge Overlay Re-submittal Engineering Review REVIEWER: Elizabeth Eberbach ACTIVITY NUMBER: T05SA00404 SUMMARY: The revised W.A.S.H. package was received on February 14, 2006. Development Services Department Engineering Division has done a review of the received items and does not recommend approval of the revised overlay package at this time. A meeting was requested to go over comments for the project, scheduled for April 3, 2006. The Drainage Report was reviewed for overlay purposes only. W.A.S.H. OVERLAY COMMENTS: 1) Tucson Code Sec. 29-15(b)(1): The W.A.S.H. Ordinance Mitigation Report submitted does not completely address all of the items listed in this section of the Tucson Code. Per this section of the W.A.S.H. Ordinance, address the remaining Maxwell Wash W.A.S.H. Report comments: a) Figure 4 exhibit shows a City W.A.S.H. Ordinance Limits line along the boundary of the development near the wash. This line does not appear to describe the edge of the W.A.S.H. study area. Address the following: i) Per 29-15(a), revise the location of the study area from the top of bank. Project to the north had undefined top of bank whereas this project has a more clearly defined wash bank along the south side and thus the top of bank is defineable. Depict a top of bank line, and a 50-ft offset for the 50-ft Study Area ii) any delineation for the resource area found within that study area. b) Tucson Code Sec.29-15(b)(1): Assure that there are complete discussions regarding any effects on hydrology and hydraulics to the study area due to each of the elements a - i listed in this section of the Tucson Code. Address the remaining element comments: i) Element a - Clearly show the 100-yr floodplain 200 feet upstream and downstream of the project on an exhibit. ii) Element c - Show the two utility easements dimensioned on the W.A.S.H. exhibit. iii) Element f - Add statement regarding impact of basin discharge to the W.A.S.H. groundwater recharge potential along this stretch of the Maxwell Wash. iv) Element g - It was stated that the utility construction is not expected to impact sediment transport factors; provide further explanation, similar to section 1c near end of report, including how grading construction for the utilities will minimize or negate an increase in sediment transport potential. v) Element h - There are two proposed utility crossings shown on sheet VRI of the mitigation/landscape documents. However they are not clearly depicted on the improvement plans. Show extents of sewer or water easement disturbance areas within the W.A.S.H. study and resource areas on the W.A.S.H. exhibit with revised contour lines along the embankments. (1) Explain how any proposed new utility crossings are laid out on the topography to prevent scour or erosion problems. (2) Also state whether reasonable alternative locations for new utility lines improvements are available. (3) Provide cross sections for existing and proposed grades and conditions at the utility crossings through the 50-ft study area and across the wash. vi) Element i- (1) On improvement plan sheet C-4, there are 3 locations where concentrated flows from onsite are proposed to discharge into the wash. Explain in the report if/how this will impact the existing embankment and whether the proposed spillways are sufficient to prevent additional erosion along the embankment of the wash. (2) There are 13 to 15 feet of retaining wall surrounding the south parking improvement. Describe adjacent conditions along wash for existing project to the east of the site and whether the proposed project matches the hydraulic and fill characteristics of other parcels along the wash. For grading review, retaining wall systems (including footer) shall be no higher than 10-ft. Revise design on plans for grading review. (3) State whether alternative locations for parking area are available. c) Provide introductory or closing statement in the W.A.S.H. report as to whether the development proposed, whether in the study area but not in the resource area, or within the resource area, is compatible with the purpose and intent of the W.A.S.H. Ordinance regulations. To further clarify this comment, see verbiage in section TC Sec.29-12(a; it may be necessary to add discussions to the W.A.S.H. Report regarding whether the proposed project is designed to accomplish the following: i) Maximizes opportunities for groundwater recharge through the preservation of specific washes with earthen channels and banks. ii) Protects existing vegetation found within and near specific washes. iii) Provides for restoration of vegetation disturbed as a result of development in and adjacent to specific washes. iv) Assists in the reduction of the urban heat island effect by retaining existing vegetation and minimizing structural improvement of urban washes. Submit the revised W.A.S.H. report with revised exhibit, any revised improvement plans, a response letter, and any other supporting documentation. The next submittal should address all the above W.A.S.H. items. If you have questions, call me at 791-5550, extension 2204. Elizabeth Eberbach, PE Civil Engineer Engineering Division Development Services |
| 04/11/2006 | MICHAEL ST. PAUL | ZONING | REVIEW | Denied | CDRC TRANSMITTAL FROM: Michael St.Paul, Planner Technician PROJECT: T05SA00404 HDZ and WASH Overlays 2656 West Broadway Boulevard Canyon Ridge Apartments 2nd Review TRANSMITTAL: April 11, 2006 COMMENTS: Please attach a response letter with the next submittal, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed. 1. This review is for the Hillside Development Zone (HDZ) and the Wash Ordinance (WASH) overlays. 2. There are no adverse comments concerning the WASH Overlay from Zoning Review at this time. 3. Please provide dimensions for the full height of the structure on the elevation drawings along with the midpoint between the eave and the ridge so that the building height can be determined. This height measurement is from design grade (usually ground level) to the midpoint. The elevation plans submitted provide the dimensions from finished grade. It appears that these buildings maybe too high. The top of the ridge is twenty-seven feet six inches (27'-6") and the eave is twenty-two feet (22'-0"). This would make the midpoint twenty-four feet nine inches (24'-9") from finish grade. When measured from design grade usually adds several inches to the height over finished grade. (LUC Section 3.2.7.2.A and Section 2.8.1.8.A with illustration). |
| 04/14/2006 | PATRICIA GEHLEN | ZONING-DECISION LETTER | WRITE DECISION LETTER | Denied | COMMUNITY DESIGN REVIEW COMMITTEE DEVELOPMENT SERVICES April 14, 2006 Paul Keesler Stantec 201 North Bonita Avenue Tucson, Arizona 85745 Subject: T05SA00404 Hillside and WASH Overlays for Canyon Ridge Apartments (T05CM01524) Dear Paul: Your submittal of February 14, 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 for each agency explaining how each outstanding requirement has been addressed: ALL BLUELINES MUST BE FOLDED 4 Copies Revised Scenic Corridor Overlay zone submittal package as detailed in the on line comments (Zoning, Landscape, Engineering, 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: 750-7470 |