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Permit Review Detail

Permit Number: DP14-0177
Parcel: 14102013D

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP14-0177
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
09/29/2014 RBROWN1 ADA REVIEW Passed
10/01/2014 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change 1. An approved development plan is not to be used for construction of on-site utilities (e.g. water service to the building, building sewer, site lighting, electrical service to the building, etc.). The construction of the on-site utilities may be included with the permit for constructing the building or as a separate permit.
2. Where the finish floor elevation is less than 12 inches above the elevation of the next upstream manhole in the public sewer or private sewer collection system, a backwater valve shall be installed in the building drain or branch of the building drain serving that floor. It appears that all of the buildings on this site will require backwater valves. Floors discharging from above that reference point (e.g. the portions of building #4 that have a first floor elevation of 10.00') shall not discharge through the backwater valve. Reference: Section 715.1, IPC 2012, as amended by the City of Tucson.
3. The presence of manholes and a lift station in a private sewer collection system will require review of the sewer design by the Pima County Department of Environmental Quality. A separate plumbing permit from Development Services will be required for construction of the private sewer collection system.
10/06/2014 RONALD BROWN H/C SITE REVIEW Reqs Change SHEET 5
1. At note 6 delete "ADA" and insert reference to 2012 IBC, Chapter 11 and 2009 ICC A117.1.
SHEET 6
2. Identify the sidewalk ramp, show all dimensions, slopes, directional arrows and percentages.
3. Provide a man gate for egress to the right of way.
SHEET 8
4. At the north east corner of building 3 there is an unidentified element that looks rather like an outdoor stage area (Amphitheater?). Please provide a large scale detail of this area and show all accessible requirements including ramps, landings, slopes, directional arrows and slope percentage, landings and handrails. Provide a large scale elevation detail of the handrails.
5. At the south end of building 3 there is another special area that looks like seating in the round. Please provide a large scale detail and show all accessible requirements as per the 2012 IBC, Section 1108.2 and the 2009 ICC A1217.1, Section 802. Show all companion seating.
SHEET 11
6. At detail S: Generic details are not acceptable. Please provide large scale details for all the different types of parking layouts as shown on the site and grading plans. Show all accessible parking requirements.
SHEET 12
7. At detail X:
a. Show all handrails in plan and elevation for all ramps and stairs. Show required handrail extensions.
b. Provide large scale detailed elevations of all handrails.
c. Show all stair and ramp dimensions, riser and treads, slopes, directional arrows and landings.
d. Draw all details to scale.
END OF REVIEW
10/08/2014 MICHAEL ST. PAUL ZONING REVIEW Denied CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Michael St Paul
Planning Technician

PROJECT: DP14-0177
9455 East Valencia Road
Religious Use: SR zone

TRANSMITTAL DATE: October 8, 2014


COMMENTS: Please resubmit revised drawings along a response letter, which states how all Zoning Review Section comments regarding the Unified Development Code, The Administrative and Technical Manuals were addressed.

This plan has been reviewed for compliance with the Development Package Standards listed in section 2-06 of the City of Tucson Administrative Manual. Also compliance with applicable development criteria for the proposed use as listed in the City of Tucson Uniform Development Code (UDC).

The review comments include the actual standard first with the applicable Administrative Manual section number and the following paragraph is the actual comment related to the specific item that must be addressed. If you need to review the sections listed below click on the link or copy it in the address bar of your internet program. http://www.amlegal.com/nxt/gateway.dll/Arizona/tucson_az_udc/administrativemanual?f=templates$fn=default.htm$3.0$vid=amlegal:tucson_udc_az

This link will take you directly to the section used for the standards review. The UDC requirements are in the Unified Development Code and can be viewed at the same web link as above

1. Section 3.3.3.G.5.c UDC, An applicant has one year from the date of application to obtain approval of a site plan that complies with zoning and other development requirements in effect at the time of application, unless an ordinance adopted by Mayor and Council during this period states otherwise. A site plan application that has been in review for a period of one year and has not yet been approved is considered denied. To continue the review of a site plan for the property, a new site plan must be submitted that complies with regulations in effect at the time of re-submittal. The new submittal initiates a new one-year review period. One year Expiration date is .

2. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS)
Section

2-06.1.0 GENERAL

2-06.2.0 APPLICATION SUBMITTAL REQUIREMENTS

2-06.3.0 FORMAT REQUIREMENTS

2-06.4.0 CONTENT REQUIREMENTS

2-06.1.0 GENERAL

2-06.1.1 PURPOSE
This standard has been prepared for the purpose of informing applicants of the submittal and review requirements for development package documents to assure proper and adequate information is presented in a consistent manner, thereby providing the basis for an efficient and timely review. The development package documents are prepared in support of applications for building permits and related reviews.

The information that is requested establishes the basis upon which the project will be approved and could affect what is required of the property in the future, should there be a proposal for expansion or for a different use of the property.

This standard does not waive any applicable city regulations or codes.

2-06.1.2 APPICABILITY
This standard shall be used for all site plans and tentative plats submitted to PDSD for review.

2-06.2.1 APPLICATION SUBMITTAL REQUIREMENTS
Development Package applications are available from PDSD. Completed applications and accompanying materials shall be submitted to PDSD. Incomplete or inaccurate applications will not be accepted, nor will any application in which the pre-application conference or neighborhood meeting requirements have not been met. The types of documents and the specific number of copies required of each of the documents are on the PDSD website or may be obtained from PDSD. Resubmittals of development packages require a comment response letter that details how all previous comments have been addressed. Provide the same number of copies of the comment response letter as plans provided.
The following documents and information shall be submitted upon application:

2-06.2.1 Application Form
A completed application signed by the property owner or authorized designee;

2-06.2.2 Development Package
A development package must be prepared to the format and content requirements described herein;

2-06.2.3 Related Reviews
In addition to the plan process, a project may require review for other types of plans and documents. The applications for those processes are submitted to the appropriate department for review and approval. These related reviews can be applied for so that review can occur concurrently with the development package application. However, it must be understood that, should the related application be approved subject to conditions or denied, this may affect the;

2-06.2.4 Concurrent Reviews
The development package is designed to allow for concurrent review of any site related reviews. Concurrent review means that all plans and documents needed for the review are submitted as one package. Examples of site related reviews include but are not limited to: site plans, landscape plans, NPPO plans, water harvesting plans, grading plans, SWPPP plans, floodplain use permits, and overlay reviews. Separate applications are often required for the different site related reviews even if the plans are submitted concurrently; and,

2-06.2.5 Fees
Fees in accordance with Section 4-01.0.0, Development Review Fee Schedule.

2-06.3.0 FORMAT REQUIREMENTS

2-06.3.1 - Each sheet shall measure 24 inches by 36 inches and include a minimum one inch margin on left side and one-half inch margin on all other sides to facilitate efficient record keeping. A larger sheet format may be used with the approval of the Planning and Development Services Department (PDSD).

1) COMMENT: Provide the minimum one inch margin along the left side of all the sheet, and maintain the minimum one-half inch margin on all the other sides of each sheet.

2-06.3.7 - A small, project-location map shall be provided in the upper right corner of the cover sheet.

2) COMMENT: See comment # 5 concerning the wash.

2-06.3.10 - A legend that shows and describes all symbols used on the drawing is to be provided, preferably on the first sheet.

3) COMMENT: There is no symbol in the legend for a wash.

2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet.

4) COMMENT: Provide the development package number (DP14-0177) in the lower-right corner of each sheet adjacent to the title block.

2-06.4.0 CONTENT REQUIREMENTS

2-06.4.4 - The project-location map to be located on the first sheet of the development package in the upper right corner, shall cover approximately one square mile, be drawn at a minimum scale of three inch equals one mile, and provide the following information.

2-06.4.2.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and,

5) COMMENT: Provide the wash information.

2-06.4.7 - General Notes
The following general notes are required. Additional notes specific to each plan are required where applicable.

2-06.4.7.A.6.c - If the property includes Protected Riparian Area add a note stating that the project is designed to comply with Technical Manual Section 4-02, Floodplain, WASH, and ERZ Standard, specifying all lots impacted and including a total for the regulated area and the Protected Riparian Area.

6) COMMENT: Clearly depict and label the wash in the site. The wash is identified as a Proposed ERZ and/or WASH ordinance wash. See comments by both the Landscape and Engineering Review sections concerning the riparian area and the wash.

2-06.4.7.A.8 - For development package documents provide:

2-06.4.7.F - Trails Notes
List the following notes as appropriate.

7) COMMENT: Trails have identified on the maps. Both Bunny Trail (Natural; Open) and Harrison Road Greenway (Planned; Hard) are identified as on this site. These Trails should be identified and depicted on the site plan. See landscaping comments.

2-06.4.7.F.1 - If a trail or path is proposed, provide a note, as appropriate, indicating that a trail or path will be constructed for public or private use, the general location of the trail or path, and whom it will be constructed and maintained by. If it is intended to connect to an offsite feature, such as an exiting trail, wash, sidewalk, road, commercial or residential development, etc., so indicate. If the trail or path is to be dedicated, indicate the method of dedication.

8) COMMENT: See Landscaping comments. See comment # 7.

2-06.4.7.F.2 - If a new trail or path will be constructed, add the following note, as appropriate: "All new onsite and offsite trails or paths constructed in conjunction with this project will be constructed in accordance with approved plans. Construction plans will be subject to the review and approval of the city's Parks and Recreation Department, and, if requested, Pima County Natural Resources, Parks and Recreation."

9) COMMENT: See Landscaping comments.

2-06.4.8.B - All easements shall be drawn on the plan. The recordation information, location, width, and purpose of all easements on site will be stated. Blanket easements should be listed in the notes, together with recordation data and their proposed status. Should an easement not be in use and be proposed for vacation or have been abandoned, so indicate. However, should the easement be in conflict with any proposed building location, vacation of the easement shall occur prior to approval of plan unless written permission from easement holder(s) is/are provided.

10) COMMENT: Identify, depict and dimension all existing easements, as described above, on the plans.

2-06.4.8.D - The following information regarding existing utilities shall be provided: the location and size of water wells, water pumping plants, water reservoirs, water lines, fire hydrants, sanitary and storm sewers, including the pipe diameter and the invert and rim elevations of all manholes and cleanouts; the Pima County Wastewater Management Department (PCWMD) reference number; locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights. If water mains and sewers are not located on or adjacent to the tract, indicate the direction, distance to, and sizes of those nearest the property.
Identifying the locations of all utilities and service equipment immediately adjacent to the project is especially important in situations where pedestrian and vehicular access and circulation or landscaping can be in conflict. By knowing the location of the existing utilities, design of the project can take those elements into consideration and can help avoid expensive and time-consuming relocation of utilities, major redesign, or requests to vary regulations after commencement of construction.

11) COMMENT: Be certain to provide all utility information, both on the side and adjacent to the site, as described above, on the site plans.


2-06.4.9.G - If the project is to be phased, provide calculations, setbacks, etc., to indicate that each phase complies with all requirements as a separate entity. Show phase lines on the drawing. Show and label any temporary improvements that may be needed to make the site function for each phase as one entity. If such temporary improvements are off the site of the phase under consideration, a temporary easement or other legal documentation to assure legal use of the property is required. Note recording information.

12) COMMENT: The bicycle parking calculations and locations do not take the second phase into consideration. Revise the plans to anticipate the phase 2 requirements. See comment # 13.

2-06.4.9.H - Proposed Traffic Circulation

2-06.4.9.H.5.d - Show bicycle parking facilities fully dimensioned. For specifics, refer to Section 7.4.9, Bicycle Parking Design Criteria, of the UDC. Provide, as a note, calculations for short and long term bicycle spaces required and provided.

13) COMMENT: Short-term bicycle parking must be within fifty (50) feet of each public entrance, must be clearly visible from all public drives, sidewalks and entrances, and distributed to within fifty (50) feet or each public entrance (UDC Sections 7.4.9.C.2.a, .c and .d; and Figure 7.4.9-A). Also, there is nothing provided for the short-term and long-term bicycle parking for the buildings identified in the phase 2 portion of this project. Provide the proper bicycle parking for both phases of this project.

2-06.4.9.J - If street dedication is not required or proposed and the project site is adjacent to a Major Street or Route, draw the Major Street right-of-way lines for those streets. (Add the MS&R future sidewalk, right-of-way lines, sight visibility triangles, etc.)

14) COMMENT: Delineate, with dimension, the future sidewalk on the site plans.

2-06.4.9.L - All proposed easements (utility, sewer, drainage, access, etc.) are to be dimensioned and labeled as to their purposes and whether they will be public or private. The easements may have to be recorded and the recordation information added to the development package prior to approval.

15) COMMENT: If there are any propose easements, provide all the information as described above.

2-06.4.9.S - Show existing or proposed pedestrian circulation along abutting rights-of-way. Such sidewalks must comply with accessibility requirements for the physically disabled and the design criteria in Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual.

16) COMMENT: Show the proposed pedestrian circulation along the right-of-way, as described above.

2-06.4.9.W - Indicate the locations and types of proposed signs (wall, free-standing, pedestal) to assure there are no conflicts with other requirements and that minimal locational requirements can be met. Indicate if there are any existing billboards on site. Compliance to the Sign Code, Chapter 3 of the Tucson Code, is required.

17) COMMENT: All signs shall require a separate permit.

2-06.4.9.X - Show compliance with landscaping and screening requirements by locations, material descriptions, and dimensions. Specific plant or hardscape material shall be detailed on a landscape plan. A detailed landscape plan is required. In accordance with Section 2-11.0.0, Landscape Plan Requirements.

18) COMMENT: See comments by the Landscaping review section. Note the comments for the Trails, the Riparian area and the Wash.

If you have any questions about this transmittal, please call Michael St. Paul, (520) 837-4959.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package site plan and any requested documents.

Provide two copies of the revised plans and a comment response letter.
10/10/2014 JOE LINVILLE NPPO REVIEW Completed See Landscape comments.
10/10/2014 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change 1) Provide screening for parking lots in accordance with UDC TABLE 7.6.4-1.

Parking Lot
Same as Vehicular Use Area.
Vehicular Use Area
Any area of a site or structure used for the movement, parking, or standing of motor vehicles. The vehicular use area includes access drives, maneuvering areas, refuse collection locations, loading spaces

2) Revise the grading and landscape and NPP plans to identify the limits of grading and the proposed Protected Riparian Area, which will be protected per TSM 4-03.2.6

3) Temporary Fencing Required. No grubbing, grading, or construction will occur on a project site which includes areas designated as protected riparian area to be retained in a natural state until those designated areas are temporarily fenced. The temporary fencing shall remain in place during all phases of construction that could affect the protected riparian area. TSM 4-03.2.5.B.2.h

4) Review the Encroachment Note & Encroachment Inventory and Mitigation plans. Provide appropriate mitigation per TSM 4-03.2.5.B.2.


5) Trees with basal trunk diameters ranging from two to four inches and shrubs should be replaced at a two to one ratio. TSM 4-03.2.5.B.3.a.1.i

6) A description of the maintenance program that provides for revegetated/restored or enhanced areas. The program shall include irrigation to establish native plants, provide for regular inspection, removal of invasive species, and native plant replacement as necessary to successfully establish the mitigation habitat. All mitigation plantings and related improvements shall be maintained for at least three years following installation.
TSM 4-03.2.5.B.3.b.3

7) Where the protected riparian area is on property that remains under the ownership of a single person or entity following the development, the protected riparian area shall be protected through a conservation or public easement or other legal restriction upon further development. TSM 4-03.2.6

8) A modification shall not exceed 5% of the total area of the protected riparian area on the site . TSM 4-02.4.1
10/10/2014 ELIZABETH LEIBOLD ENGINEERING REVIEW Reqs Change TO: Paul Iezzi P.E., Mark Fellinger R.L.A.
SUBJECT: DP14-0177 Development Package (SP/GP/SWPP) 1st submittal Engineering Review
ADDRESS: 9455 E Valencia Rd, Ward 4
LOCATION: T15S R15E Section 15
PROPERTY: 117-06-0620, TUCSON LOT 3 BLK 80
FLOODPLAIN: FEMA zone X-unshaded, 2277L, local jurisdictional riparian floodplain
REVIEWER: Elizabeth Leibold, P.E.

SUMMARY: Engineering has reviewed Development Package for site plan and grading review including Drainage Report review, and does not recommend approval of the Development Package at this time until the following comments are addressed. Due to size of project additional comments may be forthcoming.

MASTER COVER SHEETS/ GENERAL NOTES:
1) Admin Man Sec.2-06.4.7.6.a,B.2.b: Address the following Development Package general note comments:
i) List additional applications and overlays, by case number (if applicable), in lower right corner of each sheet. As a general note provide the type of application processed or overlays applicable, a statement that the project meets the criteria/conditions of the additional application or overlay, the case number, date of approval, what was approved, and the conditions of approval, if any. Provide sequence number for any easements on site and grading sheets.
ii) Add the following as a general note: "A floodplain use permit and/or finished floor elevation certificates are required for new constructed buildings."

BASE LAYER SHEET COMMENTS:
2) Admin Man Sec.2-06.3: Add DP14-0177 case number to Development Package sheets.
3) Show 100-year floodplain limits more clearly on all planview sheets including landscape sheets.

SITE PLAN SHEET COMMENTS:
4) Admin Man Sec.2-06.4.8.B: All easements shall be drawn on the plan. The recordation information, location, width, and purpose of all easements on site will be stated. Blanket easements should be listed in the notes, together with recordation data and their proposed status. Should an easement not be in use and be proposed for vacation or have been abandoned, so indicate. However, should the easement be in conflict with any proposed building location, vacation of the easement shall occur prior to approval of plan unless written permission from easement holder(s) is provided. Assure proposed new buildings are not on top of any easement.
5) Admin Man Sec.2-06.4.8.C: Label Valencia Rd as MS&R Arterial.
6) Admin Man Sec.2-06.4.8.F: Label type and size of existing stormdrain pipes in ROW.
7) Admin Man Sec.2-06.4.9.O: Label minimum setback at north boundary.
8) Admin Man Sec.2-06.4.9.T: Show vehicle maneuverability with turning radii delineations on planview for refuse collection area per Tech Man Sec.8-01.5.3.C. Provide Environmental Services documentation for acceptance of solid waste pick-up proposed layout.
9) Explain whether combo for parcels ahs occurred yet.

DRAINAGE REPORT COMMENTS:
10) Tech Man Sec.4-03.2.2: Due to soil conditions at site, retention volume may be waived, if requested.
11) Tech Man Sec.4-03.3.5: Detention basins shall have slope gradient called out to focus stormwater to outlet area and bleed pipes shall be provided.
12) Tucson Code Chapter 29 Article IIIX: Explain pedestrian and vehicular crossing velocities during 100-year storm. Show proposed pedestrian bridge or show signage provided to restrict access when floodwaters occur.
13) Address the following drainage report comments:
a) Admin Man Sec.2-06.4.9.H.1: Assure existing conditions exhibit is provided in next drainage report submittal.
b) Tech Man Sec.4-03.3.3.4: Provide velocity discussion in report. Also if needed, provide any erosion protection design taking into account 100-year flow velocity in existing conditions. Provide additional proposed elevations for proposed onsite drainage systems including toe and top of erosion protection infrastructure on planviews. Provide additional information in section/details for proposed west swale on section C/10 or other drainage improvements.
c) Tech Man Sec.4-04.1.5.2: Provide a maintenance checklist for any drainage improvement in the Drainage Report.
14) Tech Man Sec.4-03.3.5.1.10, 4-04.13.4: Assure lowest finished floor of building meets RFE at upstream edge of structures. Add WSEL nearest to upstream corner of each proposed building. Structurally attached rooms shall constitute one building. Clarify grading plan and site plan sheets for RFE and proposed FFE's for each building.

ERR COMMENTS:
15) Tech Man Sec.4-02.2.2.B.2, -B.4: The regulated area for WASH watercourses includes channel and banks of a watercourse and the area within 50 feet of the top of the bank, or where there is no defined bank, 50 feet from the ten-year flood boundary. WASH watercourses include: Watercourses that have been designated for preservation in the Tucson Stormwater Management Study and delineated as proposed for WASH designation or as under review for WASH designation shall be considered as WASH designated watercourses. The regulated area for watercourses under this technical standard shall not extend beyond the 100-year floodplain. Assure that the plan sheets clearly define 100-year floodplain for all planviews.
16) Tech Man Sec.4-02.2.3: The protected riparian area is the area that has riparian habitat that is to be preserved. Except for watercourses designated by ordinance as subject to ERZ and WASH regulations, the protected riparian area shall not exceed the 100-year floodplain. protected riparian areas include areas that provide habitat structure, wildlife food and shelter, and that also aid in supporting wildlife connectivity, erosion control and help to improve stormwater quality. Riparian habitat may include the vegetative resources, mapped areas and wildlife habitat and corridors listed below where such habitat is riparian in nature and function.
17) Tech Man Sec.4-02.2.5.B.1.o, 4-02.2.4:Add additional information or clarify map identifying the type, location and extent of all riparian resources and plant associations, including but not limited to, hydroriparian habitat, mesoriparian habitat, xeroriparian habitat, tobosa grass habitat, mesquite bosques, individual cacti and trees with a caliper of four inches or greater, and all saguaros, regardless of size. The identification of riparian habitat shall cover the entire site and is not limited to the regulated areas. Specifically, on a ERR planview sheet, for comparison, show mapped riparian areas for Shaw and PC riparian areas, and label intermediate xeroriparian riparian watercourse. Also, revise southern portion of eastern floodplain to include additional riparian area.
18) Tech Man Sec.4-02.2.5.B.1.c: Clarify soil conditions in and adjacent to the watercourse including C soils on southern portion (poor percolation) and B soils within northern portion (better for basin detention facilities).
19) Tech Man Sec.4-02.2.5.B.1.e: Clarify the existing and proposed ownership of any drainageway facilities adjacent to the site and identification of the persons responsible for the maintenance of such facilities. (see comment below)
20) Tech Man Sec.4-02.2.5.B.1.i: Explain whether there were any previous hydraulic/hydrology studies or maps prepared for the watershed and relevant floodplain studies, delineations, LOMR applications and approvals affecting the project site; there may have been Valencia Road improvement drainage studies; state whether these were these used in this project's drainage assessment. Additional information about the southwest drainage crossing the site should be provided to include how proposed entrance area accommodates for the existing stormwater runoff from the ROW.
21) Tech Man Sec.4-02.2.5.B.1.i: Clarify existing and proposed utilities to and across the site -there appears to be an utility (sewer?) crossing site from southeast to northwest.
22) Tech Man Sec.4-02.2.5.B.1.j: Any other elements that may be characteristic of watercourses on or adjacent to the site.
23) Tech Man Sec.4-02.2.5.B.1.n: The project site is located within the Atterbury Wash (UG) which is a Balanced Basin Management Plan Area.
24) Tech Man Sec.4-02.2.5.B.1.p: Revise delineation of the proposed protected riparian area (see other comment) and revise calculations on ERR sheet for the total area of the necessary protected riparian area, the area within the regulated area, and the total of additional areas proposed to be disturbed within the protected riparian areas. (south riparian floodplain area should be included).
25) Tech Man Sec.4-02.2.5.B.1.q: Trail designation shall be provided and labeled along western portion of site. Show how project conforms to trail requirements and label sequence number for recorded trail easement. Trail is indicated at west portions of property. Delineation of the riparian resources and any proposed open space linkages or facilities recommended by parks, recreation, open space, and trails plan, for a distance of 500 feet or one-half times the length of the watercourses on the property, whichever is greater, both upstream and downstream from the property. This shall be based on information that is available from aerial photographs, the Hydrologic Data and Wash Information maps on the Tucson Department of Transportation internet web site and other public sources.
26) Tech Man Sec.4-02.2.5.B.1.u: A description of the impact of the encroachment on riparian resources within the property and on the adjacent property as identified in subsection q, explaining whether the road crossing improvements change flow characteristics at outfall. Address this comment in drainage report with pre-developed and post developed cross sections labeling velocities, depth of flow, Q100, and width of floodplain at north property line.
27) Tech Man Sec.4-02.2.5.B.2.a. Roadway, bike path, and paved walkway improvements and utility encroachments will cross the riparian habitat areas, not to run parallel to the protected riparian areas;
28) Tech Man Sec.4-02.2.5.B.2.c: All utilities in protected riparian area areas will be located underground; utilities will be placed either in proposed or existing public right of way along roadway, bike path, or paved walkway improvements or within approved easements. Explain what appears to be an utility (sewer?) crossing site from southeast to northwest. Provide scour calculation in report and provide detail showing depth of utility at floodplain crossing(s).
29) Tech Man Sec.4-02.2.5.B.2.d: Any roadway, bike path, or paved walkway improvement must be constructed in such a manner as to provide means for safe and accessible passage for wildlife. Explain how wildlife crosses both proposed constructed crossings.
30) Tech Man Sec.4-02.2.5.B.2.g: Where a roadway, paved walkway, or bike path improvement or utility encroachment occurs within the protected riparian area, explain locations of mitigation in conformance with Section 4-02.2.5.B.3.
31) Tech Man Sec.4-02.2.5.B.2.h: Add as note to grading plan or grading notes: Temporary Fencing Required. No grubbing, grading, or construction will occur on a project site which includes areas designated as protected riparian area to be retained in a natural state until those designated areas are temporarily fenced. The temporary fencing shall remain in place during all phases of construction that could affect the protected riparian area.
32) Tech Man Sec.4-02.2.D: Where the protected riparian area is on property that remains under the ownership of a single person or entity following the development, the protected riparian area shall be protected through a conservation or public easement or other legal restriction upon further development. Show recordation of conservation easement for the proposed undisturbed PRA.
33) Tech Man Sec.4-02.4.1: Assure additional PRA is less than 5%. A modification under this subsection shall not exceed 5% of the total area of the protected riparian area on the site. Modification requires TSMR. Provide TSMR prior to or concurrently with next submittal.

GRADING, PAVING, DETAIL SHEET COMMENTS:
34) Tech Man Secs.2-01.4.1.C, 8-01.5.2.G: Address the following grading comments:
a) Provide Basis of Bearings and local Basis of Elevation location labeled and identified on grading plan.
b) Label minimum 2% slope away within trash enclosure pad on planview. Assure solid waste pick-up areas are clearly elevated so as not to become a flowline for general local flows in the area.
c) Show additional grades for each building pad so to provide elevated pad out of the floodplain.
35) Tech Man Sec.8-01.5.2.D: For Refuse Enclosure, add note that gates shall be opaque (no see-through gates allowed).
36) Tech Man Secs.2-01.4.1.C: Assure typical slope treatment table matches geotechnical recommendations.
37) Tech Man Sec.4-02.2.3.1: Explain how thickened edge accommodates flows entering from eastern property line, and how flows are directed through site once entering from western concentration points.
38) Tech Man Sec.4-02.2.3.1: Clarify with additional details the proposed improvements at entrance and outlet area downstream of vehicular floodplain crossing, adding flow depth, velocity, and freeboard.
39) Tech Man Sec.4-02.2.3.1.5: Clarify with details how subsurface scour protection will be connected to gabion structure in minimize scour of protection structure failure at joint.

UTILITIES / EASEMENTS COMMENTS:
40) Admin Man Sec.2-06.4.8.B: All easements shall be drawn on the plan. The recordation information, location, width, and purpose of all easements on site will be stated. Blanket easements should be listed in the notes, together with recordation data and their proposed status. Should an easement not be in use and be proposed for vacation or have been abandoned, so indicate. However, should the easement be in conflict with any proposed building location, vacation of the easement shall occur prior to approval of plan unless written permission from easement holder(s) is provided. Assure complete information is provided for easements on the site including sewer (?) line running southeast to northwest.

STORMWATER POLLUTION PREVENTION PLAN COMMENTS:
41) Additional comment forthcoming.

SOILS/GEOTECHNICAL REPORT COMMENTS:
42) No comments at this time.

Please provide a revised Development Package plan sheets, revised Drainage Report, Soils Report, and comprehensive response letter that address the comments provided above. Provide TSMR for 5% PRA encroachment prior to or concurrently with next submittal. It is recommended that a meeting is held prior to resubmittal. If you have questions, call me at 837-4934.

Elizabeth Leibold, P.E., CPM, CFM
Civil Engineer
Engineering Division
Planning & Development Services Department
10/13/2014 KEN BROUILLETTE FIRE REVIEW Approved

Final Status

Task End Date Reviewer's Name Type of Review Description
10/14/2014 CPIERCE1 REJECT SHELF Completed