Permit Review Detail
Review Status: Completed
Review Details: LUCAPPS - OVERLAY ZONE REV
Permit Number - T06SA00112
Review Name: LUCAPPS - OVERLAY ZONE REV
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/16/2006 | JOE LINVILLE | LANDSCAPE | REVIEW | Denied | The project may be subject to additional HDZ, SCZ, and ERZ requirements upon establishment of City zoning and provision of requested information. 1) Boundaries of all set aside areas shall be clearly delineated on the subdivision plat. LUC 3.8.6.4.D. 2) Submit an Environmental Resource Report. LUC 3.8.6.4.A 3) Revise the portion of note 6 on sheet 1 of the tentative plat that indicates an ERR will not be required. 4) Clearly indicate all common areas and blocks on the tentative plat. DS 2-04.2.4.C 5) Include plat boundary line information and show all of the area therein. DS 2-05.2.3.B 6) All lettering and dimensions shall be the equivalent of twelve (0.12") point or greater in size (see D3, D4). DS 2-05.2.1.A 7) Identify all common areas and areas to be left undisturbed in the ERR/NPP exhibit. DS 1-07III.II.A.1.h 8) Identify each block within the subdivision boundary and include the approximate square footage of each on the plat. DS 2-05.2.4.B 9) Revise the calculations for natural open space on sheet 1 of the tentative plat and the related plans to correspond. DS 2-15.3.5 10) Revise sheet 5 of the plat to list the correct area for common area E in all notations. 11) The set aside area may not include the 100' electric easement or other existing or proposed easements in the area calculation. A minimum of thirty (30) percent of the site shall be set aside in perpetuity as NUOS. LUC 3.8.6.4.B 12) Per LUC 3.8.6.4.B The set aside area shall consist of the area(s) with the highest resource value as determined by the ERR. The native plant preservation plan indicates that the wash supports the greatest density and diversity of vegetation, while the set-aside is comprised primarily of upland vegetation on a hillside adjacent to Pima County Open Space that is not dicussed in detail. Revise as necessary. 13) The SCZ requirements include a provision that requires drainage-ways be preserved in a natural state. The drainage design may be affected. The bleed pipe that crosses the scenic route buffer area is subject to approval by the City Engineer. LUC 2.8.2.6.C RESUBMITTAL OF ALL PLANS IS REQUIRED. AN ENVIRONMENTAL RESOURCE REPORT IS REQUIRED. |
| 06/11/2006 | DAVID RIVERA | ZONING | REVIEW | Denied | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: David Rivera Principal Planner PROJECT: T06SA00112 Irvington West Estates Subdivision Special Application review for SCZ, ERZ and HDZ TRANSMITTAL DATE: June 11, 2006 DUE DATE: May 23, 2006 COMMENTS: Please resubmit revised drawings along a response letter, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed. 1. As also referenced in the tentative plat comments all notes related to allowed or proposed building heights must be revised to state that the maximum building height allowed in both the HDZ and the SCZ is 24 feet. The allowed building height in the SH zone is 30 feet if not within a parcel or land designated as SCZ or HDZ overlay area. Revise all notes related to the allowed building height as required. See LUC section 3.7.2.A.3 and .4 for building height measurement. 2. All color palettes inclusive of paint and building materials samples must be listed on the tentative plat. The name, paint/material identification number, and manufacturer must be listed. If applicable to this development the specific model plans that will fit only on certain lots should be listed as a note. 3. Correct the Detail on sheet two depicting height measurement. See comment one. 4. Draw, dimension, and label the view sheds on the appropriate tentative plat sheets. 5. The 30-foot scenic corridor buffer note should in the following "30 foot undisturbed natural buffer to be preserved and maintained in it's natural state". If the SCZ buffer must be re-seeded to provide the natural vegetation due to utility placement or provide natural vegetation similar to the existing vegetation along the street frontage to the north and the south of the site, add a note stating the intent. 6. The following notes must be added to sheet T-2 or to an additional sheet that is specific to the Scenic Corridor Overlay requirements. A. If a color or construction materials palette is proposed , add both matrix tables, which includes the proposed exterior color name, number and manufacturer, proposed roof material type and color, required screening wall materials and color, etc. B. Please add the appropriate following notes to the tentative, development plat. a) Individual SCZ case not required for each lot, but site plans, elevations, and colors must be submitted for each lot for review of compliance to Scenic Corridor Zone case number SCZ 99-05 for height, colors, and setbacks. This development is subject to the review and approval of the special application for the Scenic Corridor Overlay. The Special application case number is T06SA00112.The special application has been reviewed and approved, approval date (add the date of approval), without conditions. b) Maximum height of structures will be 1/3 the distance of the structure from the future right-of-way of Mission Road, not to exceed 24 feet for residential development from design grade. c) No grading beyond that is necessary for siting of buildings, drives, private yards, and structural improvements. All viable vegetation with a caliper of 4 inches or greater and all saguaro cacti will be preserved or relocated on the site per the Native Plant and Preservation Ordinance. d) Drainage ways are to be maintained in their natural state. e) All new utilities for development on private property or public right-of-way along Mission Road will be underground. Trenching is permitted for the placement of utilities lines, if area is re-vegetated in accordance with Land Use Code Sec. 3.7.5.2.D f) Building or structure surfaces, which are visible from Mission Road will have colors, which are, predominate within the surrounding landscape. Colors are as follows: (list approved colors from SCZ 99-05 case. g) Fencing and freestanding walls facing Mission Road will meet material restrictions in Land Use Code Sec. 3.7.3, Screening Requirements. h) All areas between the MS & R right-of-way line and the existing street right-of-way that are disturbed by development shall be re-vegetated with native vegetation. i) All disturbed areas on the site that are visible from Mission Road and are not covered by permanent improvements shall be re-vegetated with native plants, plants from the Drought Tolerant Plant List, or a combination of both. j) Exposed cut and fill slopes shall be no greater than 1-foot rise or fall over a 3-foot length. C. Clarify how the following has been satisfied or demonstrate compliance. Land Use Code Section 2.8.1.7 Natural Areas. Natural areas may be designated on any lot or parcel, subject to the following criteria. A. Development other than hiking trails will not be permitted within the legally described boundaries of a natural area. (See Illustration 2.8.1.7.) B. The natural area will be delineated in a surveyable manner on the tentative and final plats of a subdivision or on the development plan required for development other than a subdivision and designated by legal description on a document recorded with the Pima County Recorder for a lot division. C. A natural area may be designated as a deed-restricted portion of a privately-owned lot or as a separate parcel. This parcel may be under the ownership of a homeowners' association or deeded to any organization willing to accept responsibility for the perpetual preservation of the natural area, subject to approval and acceptance by the City of Tucson. (See Illustration 2.8.1.6.) 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. E. If natural areas are designated, then at least one (1) such natural area, if in a parcel of four (4) acres or more in size, shall be at least one-half (½) acre in size or immediately adjacent and contiguous to other land also designated as natural area which, in the aggregate, is at least one-half (½) acre in size. Sec. 2.8.1.7 applies only to natural areas and not to other common areas and open spaces, such as recreation areas, road medians, etc., which are not designated as required natural area. D. Add the following notes LUC section 2.8.1.8 Hillside Site Improvement Standard. A. Building Height. Buildings are limited to a building height of twenty-four (24) feet for residential development and thirty (30) feet for nonresidential development or the maximum height permitted by the underlying zone, whichever is more restrictive. If the building also falls within the boundaries of other overlay zones, the more restrictive of the requirements applies. (See Illustration 2.8.1.8.) B. Site Improvement Standard. All proposed site work, including grading, will comply with Development Standard 9-01.0. (Ord. No. 9967, §2, 7/1/04) C. Color. 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. If you have any questions about this transmittal, please call David Rivera, (520) 791-5608. DGR C:\planning\cdrc\specialapps\T06SA00122.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised tentative plat with requested information added. |
| 06/19/2006 | ELIZABETH EBERBACH | ENGINEERING | REVIEW | Approv-Cond | TO: Patricia Gehlen; CDRC Coordinator FOR: Corrales Engineering SUBJECT: Irvington West Estates Subdivision Overlay submittal Engineering Review REVIEWER: Elizabeth Eberbach ACTIVITY NUMBER: S06-087 SUMMARY: The Tentative Plat, Drainage Report, environmental assessment reports, Landscape documents, and title report schedule were received and reviewed for Overlay conformance. The Drainage Report was reviewed for Tentative Plat purposes only. Development Services Department Engineering Division has completed the review of the received items and the following overlay recommendations are provided: Engineering recommends approval for the Environmental Resource Zone (ERZ) Overlay. Engineering does not recommend approval at this time for the Scenic Corridor (SCZ) Overlay. Engineering does not recommend approval for the Hillside Development Zone (HDZ) Overlay. SCZ and HDZ OVERLAY COMMENTS: 1) Land Use Code Section (LUC) 2.8.2.2: This project is within the Scenic Corridor Zone where drainageways are to be maintained in their natural state, and slopes no steeper than 3:1(H:V) are acceptable. Natural state includes both vegetative and topographic characteristics of the existing terrain. Thus, grading for drainage improvements must be designed in such a way to maintain the topographic consistency of the area. Discuss in the drainage report how a revised natural grading design will accommodate drainage, and show on the conceptual grading plan for the Tentative Plat how natural grading design for basins and channels will be achieved (see additional comments below). Address the following: a) LUC Sec.2.8.1.2.C: The drainage needs to be maintained in natural state. Basin 1 location is not accepted and the basin design for basins 1, 3 and 6 will need to be revised. b) Per LUC Sec.3.7.5.2.E: Exposed cuts or fills within the 400 foot scenic corridor shall be no greater than 3:1(H:V). In SCZ submittal, provide a sheet that shows on plan view, exposed slopes areas within the 400 foot SCZ area that may be affected by this restriction. It shall be clear which areas are restricted by 3:1(H:V) maximum slope requirement. Revise the conceptual grading design on Tentative Plat accordingly. Clarify slope at south side of basin 6. 2) DS Sec.9-04.2.1.G: Submit one sheet with topographic contours and the project boundary line based on an engineering scale for review of HDZ calculations, so that DSD may determine HDZ review applicability and confirm proposed ACS. This sheet shall be a part of either the revised Tentative Plat or revised conceptual grading plan. 3) DS Sec.11-01.9.3: The toe of fill slope shall be made not nearer to the site boundary line than one half of the height of the slope with a minimum of 2 feet. Assure that the Tentative Plat conceptual grading plan reflects conformance with regard to HDZ grading (DS Sec.9-04.3) and grading standards (DS Sec.11-01). Specifically, assure that there is sufficient runout and area within the grading limits to show any interceptor swales, benching, and/or grading setbacks. Show that runout for the slopes provides sufficient area to meet grading requirements. Slopes must conform to DS Sec.9-04.3 & 11-01. 4) Per D.S. 2-03.2.4.K, LUC Sec.2.8.1: Per Hillside Development Zone, development for these projects should utilize construction methods which ensure slope stabilization and minimize soil erosion. The plans show extreme slopes and extensive amounts of runout and disturbance for the 3:1(H:V) slopes between lot 115 and basin 6. In order to provide sufficient runout that allows for SCZ requirement of 3:1(H:V) within the 400' SCZ, and to comply with required slope setback (see comment above), the slope along the south side of basin 6 would need more area to accommodate this basin. There is also the consideration that the shape and layout of the basins throughout this project do not meet the Detention Retention Manual with regards to natural, curvilinear shaped basins. Angles proposed in basin 6 do not seem feasible as the sharp angled slopes at the west two corners would eventually smooth out over time if not during construction and not provide the adequate volume required. Specifically address the following: a) Redesign basins to provide acceptable basin shape, slope grades, and setbacks. b) Situate end of cul-de-sac to accommodate for slope setback from edge of pavement structure as well as edge of project boundary. 5) DS Sec.2-03.2.2.B.7: Approval of the Tentative Plat may not be recommended prior to completion and approval of the Overlay processes. 6) Submit revised Tentative Plat, revised conceptual grading plan, revised Drainage Report, and response letter. The next submittal should address all the above items. If you have questions or would like to set up a meeting, call me at 791-5550, extension 2204. Elizabeth Eberbach, PE Civil Engineer Engineering Division Development Services |
| 07/12/2006 | PATRICIA GEHLEN | ZONING-DECISION LETTER | WRITE DECISION LETTER | Denied | COMMUNITY DESIGN REVIEW COMMITTEE DEVELOPMENT SERVICES July 12, 2006 Charles Corrales Steve Corrales Engineering Corporation 108 West St Mary's Road, Building #1 Tucson, Arizona 85745 Subject: T06SA00112 Scenic Corridor, Hillside Development, and Environmental Resource Overlay Zones for Irvington West Estates Subdivision (S06-087) Dear Charles: Your submittal of April 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 for each agency explaining how each outstanding requirement has been addressed: ALL BLUELINES MUST BE FOLDED 4 Copies Revised Overlay zone submittal package as detailed in the on line comments (Zoning, Engineering, 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: 622-2554 |