Permit Review Detail
Review Status: Completed
Review Details: LUCAPPS - OVERLAY ZONE REV
Permit Number - T06SA00248
Review Name: LUCAPPS - OVERLAY ZONE REV
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/22/2007 | ELIZABETH EBERBACH | ENGINEERING | REVIEW | Denied | SUBJECT: 3007 W Via De Suenos HDZ Engineering Review REVIEWER: Elizabeth Eberbach ACTIVITY NUMBER: T06SA00248, T06CM02975 SUMMARY: The residential overlay plans were received and reviewed by Engineering. Engineering does not recommend approval of the overlay plan or site plan review until the following items are addressed. OVERLAY AND SITE/GRADING PLAN REVIEW COMMENTS: 1) Land Use Code Article II Division 8 (LUC) Sec.2.8.1.10.A.1: Clarify disturbance limits on Site/Grading plan sheets. a) Label any areas of future disturbance (i.e. future pool area or gazebo) and include in disturbance limits. b) Label existing road / driveway access. c) Revise grading limits to tie into existing access road. Show on planview. d) Clarify disturbance limits using a linetype that is more distinguishable on the grading plan. e) Revise and clarify the line for "TOTAL GRADED AREA" by identifying the areas included in the total square footage of proposed disturbance; list the area as area that includes the driveway, the building pads as well as any future amenities. 2) LUC Sec.2.8.1.6.A: On the Site/Grading plan sheet address/clarify the following: a) In order to assure placement of buildings so that there is excess runout of fill /cut is minimized during construction, dimension distance from property corners to buildings, or provide bearing/distance along lot boundary to the dimension lines shown, as well as providing bearing/distances on dimensions. b) Dimension distances between building and edge of building pad. c) It is unclear what slope is proposed for surface treatments on cut and fill slopes. Rip rap will require either filter fabric or grout depending on geotechnical recommendations. Label all proposed slopes. d) Provide a geotechnical report that provides minimum slope recommendations for the site. e) DS Sec.11-01.10.5: There appears to be a potential for stormwater from the upstream watershed to enter into the rear yard area at southwest side of building pad. Provide a cross section that clarifies proposed 10-ft cut slope at southwest side of pad that addressed the following interceptor swale comments that will be required at the top of cut slope: i) Capacity for interceptors shall have a minimum of 30-in wide and 12-in deep, unless a larger capacity is necessary for the uphill contributing watershed. Show detail for this interceptor swale and depict on planview. ii) Provide grouted rock or other erosion protection design to reduce velocity / erosion potential in the interceptor swale from stormwater runoff conditions. f) Land Use Code Article II Division 8 (LUC) Sec.2.8.1.10.A.1, DS Sec.9-04.2.1, DS Sec. DS Sec.2-12.2.3: Review ACS calculation for this parcel was determined to be over 25%, however the plan sheets state the ACS is 20.63. Show topography lines along south portion of the lot where the contour lines appear to be missing and recalculate the ACS for the lot. The allowable area must be noted on the plan indicating the allowable disturbance area (in square feet and percent of lot), as well as the proposed disturbance area (in square feet and percent of lot). Revise calculations and notes. g) Address the following Site Note comments: i) Remove reference to Pima County Grading Ordinance in second and third notes. Provide reference to City of Tucson grading standards DS Sec 11-01. ii) Add note that all rip rap shall be handplaced per HDZ requirements. iii) Revise reference to builder approving any changes. The plans will need to be submitted for City of Tucson Development Services Department review if any changes to disturbance limits or building layout is proposed. h) Provide reference to sheet with keynote information or provide it on each site/grading sheet. i) DS Sec.2-02.2.1.A.20: Show all existing easements and recordation information (docket & page), locations, widths, and purposes shall be included. Specifically, label bearing/distance and docket and page for Access Easement: 3) LUC Sec.2.8.1.7.C: Designate any Natural Areas on the lot and label as excluded from development. Resubmittal is required and should address all the above items. Submit the revised site plan. For questions or to set up a meeting, call me at 791-5550, extension 2204. Elizabeth Eberbach, PE Civil Engineer Engineering Division Development Services |
| 01/24/2007 | PATRICIA GEHLEN | ZONING-DECISION LETTER | WRITE DECISION LETTER | Denied | COMMUNITY DESIGN REVIEW COMMITTEE DEVELOPMENT SERVICES January 24, 2007 Rodolfo B. Garcia 5518 South Bryant Stravenue Tucson, Arizona 85706 Subject: T06SA00248 Hillside Development Zone for 3007 West Via De Suenos (T06CM02975) Dear Rodolfo: Your submittal of November 9, 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 (Landscape, Zoning, Engineering, DSD). The public comment period will be opened within the next two weeks. 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: No Fax -letter has to be mailed. |
| 12/08/2006 | JOE LINVILLE | LANDSCAPE | REVIEW | Denied | The following comments reflect the review for Overlay application T06SA00248 and site plan review T06CM02975. The comments are based on LUC 2.8.2, DS 2-13.0 and DS 9-04.0 1) Remove notes related to the Pima County grading ordinance. Revise the Site/Grading Plan to include the following required general notes: A) All proposed site work, including grading, will comply with Development Standard 9-04.0. LUC 2.8.1.8.B B) The developer and/or property owner will is responsible for the following: 1. Submitting average natural cross-slope and sloped area analyses, certified by an Arizona registered professional, such as an engineer, land surveyor, architect, or landscape architect, for review and verification by the City Engineer or designee. 2. Surveying, staking, and inspection of the lot or parcel by a certified engineer or land surveyor to determine compliance with the provisions of this Section. 3. On-site enforcement by certifying to the City Engineer or designee that the development complies with the Hillside Development Zone (HDZ) regulations during the period of development. 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 D) Grubbing, grading, and clearing are to occur only within the areas identified on the grading plan and staked on the site or lot. E) The portions of the site or lot to be left un-graded are to remain undisturbed and are not to be used for stockpiling of materials or excess fill, construction vehicle access, storage of vehicles during construction, or similar uses. To protect natural areas designated on a site or lot, temporary fencing (per DS 2-06 Figure 1) will be installed at the limits of grading. F) The site or grading plan and the grading staking will be approved by the City Engineer and the required fencing must be inspected by the Engineering Inspector and/or the Landscape Inspector prior to any grubbing, grading, or clearing. G) Existing trees with four (4) inch or greater trunk diameter and cacti will be preserved in their original locations, except for building sites and access and utilities serving building sites. H) When retention of trees and cacti in their original locations is not possible due to building site location, the trees and cacti will be salvaged and replanted in areas requiring revegetation, whenever possible. I) All cut or fill slopes which are no steeper than three horizontal to one vertical (3:1) and all utility trenches or septic leaching fields which are not located in parking or driveway areas will be revegetated in compliance with the following requirements. 1. All plants used in revegetation must be the same as the native vegetation on the site or any adjacent site prior to grading or clearing. 2. Revegetation will be accomplished with the following minimum requirements for plants. a. Desert trees, a minimum of fifteen (15) gallon size with a minimum trunk diameter of two (2) inches measured at the soil level, or large specimen cactus will be placed at the same vegetation density found on the site prior to any clearing, grubbing, or grading. b. Seeds for trees, desert shrubs, and grasses will be planted with a density adequate to control erosion and may use one of the following methods of planting or any other method approved by the Zoning Review Section at DSD. The seed mix must conform to DS 9-06 Exhibit I, Native Seed List: 1) Raked into the soil with appropriate mulch materials; 2) Hydroseeding; 3) Anchored mulches; or 4) Established on jute, rolled straw, or similar material. A temporary watering system must be installed until the revegetation materials are established. J) 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 K) Grubbing, grading, and clearing are to occur only within the areas identified on the grading plan and staked on the site or lot. L) The portions of the site or lot to be left un-graded are to remain undisturbed and are not to be used for stockpiling of materials or excess fill, construction vehicle access, storage of vehicles during construction, or similar uses. To protect natural areas designated on a site or lot, temporary fencing (per DS 2-06 Figure 1) will be installed at the limits of grading. M) The site or grading plan and the grading staking will be approved by the City Engineer and the required fencing must be inspected by the Engineering Inspector and/or the Landscape Inspector prior to any grubbing, grading, or clearing. N) Existing trees with four (4) inch or greater trunk diameter and cacti will be preserved in their original locations, except for building sites and access and utilities serving building sites. When retention of trees and cacti in their original locations is not possible due to building site location, the trees and cacti will be salvaged and replanted in areas requiring revegetation, whenever possible. O) All cut or fill slopes which are no steeper than three horizontal to one vertical (3:1) and all utility trenches or septic leaching fields which are not located in parking or driveway areas will be revegetated in compliance with the following requirements. 1. All plants used in revegetation must be the same as the native vegetation on the site or any adjacent site prior to grading or clearing. 2. Revegetation will be accomplished with the following minimum requirements for plants. a. Desert trees, a minimum of fifteen (15) gallon size with a minimum trunk diameter of two (2) inches measured at the soil level, or large specimen cactus will be placed at the same vegetation density found on the site prior to any clearing, grubbing, or grading. b. Seeds for trees, desert shrubs, and grasses will be planted with a density adequate to control erosion and may use one of the following methods of planting or any other method approved by the Zoning Review Section at DSD. The seed mix must conform to DS 9-06 Exhibit I, Native Seed List: 1) Raked into the soil with appropriate mulch materials; 2) Hydroseeding; 3) Anchored mulches; or 4) Established on jute, rolled straw, or similar material. A temporary watering system must be installed until the revegetation materials are established. 2) Provide a legend on the site plan that defines any keynotes used on the drawing. 3) The lot coverage indicated on the plan exceeds the figure indicated for total grading. Revise the plans to include the area of any dwellings, vehicular areas, yards, and other graded areas in "total grading" figure. 4) Revise the figure for maximum grading allowed, it is incorrect. 5) Revise the street name at the north property line. It appears to be Mockingbird lane. 6) Revise the plans to show location, size, color, and textural treatment of all retaining walls, riprapped slopes, or other constructed means of slope stabilization. 7) Areas of fifteen (15) percent or greater slope must be shown on the topographic map. 8) The portions of the site or lot to be graded will be clearly shown by the developer's engineer or land surveyor, both on a site or grading plan and by staking on the site or lot. Revise the plans to clearly identify grading limits and have the plans sealed by a registrant licensed by the State of Arizona. 9) Vegetation retention and revegetation should be used in conjunction with riprapping. Submit vegetation retention and revegetation plans. DS 9-04.3.2 10) Provide recording data for the access easement indicated on the plans. |
| 12/19/2006 | HEATHER THRALL | ZONING | REVIEW | Denied | TO: Development Services Department Plans Coordination Office FROM: Heather Thrall Senior Planner PROJECT: T06CM02975 3007 W. Via de Suenos, new residence and new detached garage, SR Site plan, 1st review & HDZ review TRANSMITTAL DATE: December 14, 2006 COMMENTS: Please resubmit revised drawings along with redlines and a response letter, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed. 1. This project was reviewed for compliance with the requirements of the Land Use Code (LUC) for site plan criteria and Hillside Development Zone criteria. 2. On the site plan, I see several key noted items that are not referenced in the notes as to what they are. Perhaps a page or legend is missing - please identify all items key noted. 3. Please identify - key note is fine - all utility lines on the site plan. 4. Please increase the type face of all keynotes to 12 point at minimum - and ensure the house and garage are labeled with a 12 point minimum note. 5. Please identify how you are measuring heights for these buildings. From what points, grade to top of wall, top of roof, etc? (See HDZ comments below) 6. Please call out distance each structure is from nearest edge of Via de Suenos easement. 7. Please call out the docket and page the Via de Suenos easement is listed under and identify the total width of the easement. Please do the same for Mockingbird Lane. 8. Please identify what the room off the detached garage is going to be used for. 9. (See comment 14 after reading this comment) Per LUC Section 3.2.5.3.C, detached accessory structures are not permitted in the buildable area extending the full width of the lot between the principal structure and the front street lot line. The front street lot line in this case is the north edge of the property, abutting Mocking Bird Lane, as Mockingbird Lane and Via de Suenos meet the definition of a street per the LUC. Therefore, the garage, as proposed in location, cannot be placed in this area without obtaining a Board of Adjustment variance to do so. PLEASE SEE ME IN PERSON TO HELP YOU WITH THIS. I HAVE A SUGGESTION, AND IT'S DIFFICULT TO DESCRIBE DUE TO THE SHAPE OF THE LOT. 11. Per LUC Section 3.2.5.3.B, accessory structures shall not exceed 12 in height. The detached garage is allowed to have a 4' design parapet above the roof line. The proposal indicates that the roof line is approximately 12' from ground to the top of the flat roof, and a design parapet is proposed at an additional 5'4" from the top of the roof. The elevation provided should show measurements from grade. In addition, the parapet wall is only allowed to be 4' tall above the roof line at minimum. HILLSIDE DEVELOPMENT ZONE COMMENTS: 12. (See comment 14 after reading this comment) Per LUC 2.8.1.8.A, the maximum height of a residence in the HDZ is 24'. This height is measured overall from the lowest point of grade at a wall to the roof line. The plans show a height from grade at the garage to the height of the roof at the 2nd story above the garage at 30'4" - not including the parapet wall at the 2nd story, which appears to extend another 3'. The residence is too tall and must be modified to be total under 24' in height. To help you, please see the diagram on Page 127 of the LUC, Section 2.8.1.8.A. 13. Per LUC 2.8.1.8.C, please add a note to the plans that states "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." 14. Should you have any questions on this review, please contact me at Heather.Thrall@tucsonzag.gov or at 791-4541x1156. Please note, you may consult the Zoning Administrator, Walter Tellez, to make a determination with regards to the LUC criteria relayed in this review and the applicability of those criteria with regards to this property. You may contact him in writing, with a copy of the proposal, at P.O. Box 27210, Tucson, AZ 85726. Should you seek a determination, please provide a copy of the Zoning Administrator's response in the resubmittal package. If you have any questions about this transmittal, please call (520) 791-5608. HCT C:\planning\site\DSD\T06CM02975 3007 w via de suenos.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents |