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Permit Review Detail

Permit Number: T02CM02975
Parcel: 106041250

Review Status: Completed

Review Details: SITE

Permit Number - T02CM02975
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
10/09/2003 JIM TATE ENGINEERING REVIEW Denied None of the previous review comments were addressed. OK to resubmit is required by J. Tate. A meeting to discuss submittal requirements is necessary prior to the next resubmittal.

DATE: October 8, 2003
ACTIVITY NUMBER: T02CM02975
PROJECT NAME: Parker Triplex
PROJECT ADDRESS: 413 E. Mohave
PROJECT REVIEWER: James C. Tate, P.E.

Previous review comments (June 25, 2003):

The following items must be revised or added to the site plan. Please include a response letter with the next submittal that states how all comments have been addressed.

Resubmittal Required: Site Plan

Submittal Required: Flood Use Permit Application, Hydrology Report

1. The project site is in FEMA flood hazard zone AE. A Flood Use Permit is required. Submit the Flood Use Permit Application with the next Site Plan review.

2. A Hydrology Report is required. See the Standards Manual for Drainage Design and Floodplain Management, SMDDFM, 2.3.1 for specific report requirements.

3. Show north arrow and scale. DS 2-02.2.1.A.1

4. Show lot dimensions and bearings. DS 2-02.2.1.A.5

5. Show sight visibility triangles. DS 2-02.2.1.A.10

6. Show points of egress and ingress including locations and width of driveways and parking area access lanes (PAALS). DS 2-02.2.1.A.11

7. Show vehicular, pedestrian, and handicapped circulation clearly identified.

8. Show limits of the 100-year floodplain and water surface elevations. DS 2-02.2.1.A.15

9. Show drainage patterns, proposed finish floor elevations and finish grades. DS 2-02.2.1.A.16

10. Show estimated cut and fill quantities. Fill quantities in excess of 50 yards requires a Grading Plan and permit. If required, submit the Grading Plan and permit application with the next Site Plan submittal. Proposed fills in excess of two feet above existing grade at any location in the outer one hundred feet of the developing site adjacent to residentially zoned property require the procedure outlined in IBC Chapter 36 Section 13.1. This process must be complete prior to Grading Plan approval.

11. Show dimensioned right of way. DS 2-02.2.1.A.19

12. Show dimensions from street center line to existing and proposed curbs and sidewalks. DS 2-02.2.1.A.21 Sidewalk must be provided along the entire street frontage. At least one sidewalk must be provided from the project to the street. Sidewalks must connect all areas of the development.

13. Show existing topographic contours at intervals not exceeding two feet and/or spot elevations as pertinent and Bench Mark based on City of Tucson Datum, including City Field Book and page number. DS 2-02.2.1.A.23

14. Show refuse container location, size, and access thereto fully dimensioned. DS 2-02.2.1.A.32 See DS 6-01 for complete requirements. New projects consisting of three or more dwelling units must provide centralized on-site refuse storage
10/09/2003 JIM TATE SANITATION REVIEW Denied See Engineering Folder comments.
11/03/2003 Joseph Linville LANDSCAPE REVIEW Denied 1) Per DS 3-05.2.3.C.1 "A vehicular use area must be provided with post barricades or wheel stop curbing designed to prevent parked vehicles from extending beyond the property lines; damaging adjacent landscaping, walls, or buildings; or overhanging adjacent sidewalk areas or unpaved areas on or off site and to prevent vehicles from driving onto unimproved portions of the site." Revise the plans to include or describe barriers at the perimeter of all paved areas.

2) List both the proper and common name of each type of plant material. DS 2-07.2.2.A.1.d

3) Revise the plans to comply with LUC 3.7.2.3 which porovides standards regarding trees required for vehicular use areas.

4) Revise the plans to meet the plant cover/dust control standards of LUC 3.7.2.7. The entire parcel including the adjacent unimproved street right of way is subject to the requirement. The notes regarding "DG between plants" do not sufficiently capture the level of compliance required. The entire site is required to be developed, paved, landscaped, seeded with native plants or covered with a suitable dust control material.

5) Any refuse storage areas must be screened from adjacent streets and properties in compliance with LUC Table 3.7.2-I.
Revise the plans as necessary to comply.

6) The vehicular use area must be screened from Mohave Street with a five-foot high screen. LUC Table 3.7.2-I
The required screening must be located outside of the sight visibility triangles. See DS 3-01.5.0

7) Screens or other items may not be located in the sight visibility triangles. Show the SVT's on the plans and maintain visibility per DS 3-01.5.0.

8) Canopy trees are required for the street landscape border.
See LUC 3.7.2.4. List the species of acacia proposed.

9) Any mechanical equipment must be screened entirely from view along the street frontage. Add notes to site/landscape plan to indicate compliance and revise any building plans as necessary. LUC Table 3.7.2-I

10) The street landscape border required along Mohave Road must be a minimum of ten feet wide. LUC 3.7.2.4.A.1
Revise the plans to provide a ten foot wide street landscape border in front of the vehicular use area.

11) Interior landscape borders are required along the entire lenght of the east, north, and west property lines. Canopy trees (1 per 33 ft.) are required. LUC 3.7.2.4.


12) An irrigation plan is required. DS 2-06.5.4, DS 2-07.2.2.C

13) The site is subject to the Native Plant Preservation requirements of LUC 3.8. Revise the landscape plans as necessary to comply with the regulations.
11/03/2003 JOE LINVILLE NPPO REVIEW Denied A Native Plant Preservation submittal is required. LUC 3.8
Plans will not be accepted for additional review without the required plans or application for exception. The permits will not be approved without native plant preservation approval.
11/04/2003 David Rivera ZONING REVIEW Denied DSC TRANSMITTAL

FROM: David Rivera
Senior Planner

FOR: Patricia Gehlen
Principal Planner

PROJECT: T02CM02975
413 E Mohave Road
New Triplex - Multi-family Development
Second Review

TRANSMITTAL: November 4, 2003
This was re-submitted without a response letter(s) to the comments that were made by all the site pplan reviewers. Based on the site plan that was submitted for review it does not appear that the site plan was satisfactorily revised as requested by the zoning comments. Please insure that the plan is revised accordingly and submit along with the site plan a written response letter(s) to the reviewers stating how all the comments and concerns have been addressed. Some of the zxoning comments have been addressed to some degree but still do not meet the requirements. If you would like to meet with me personally to go over the comments please call me and make an appointment so that we can discuss the project as a whole and what zoning requirements are still outstanding.


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. Revise the location map as redlined. Add the section corners surrounding section 25, revise the section, township and range of the section shown, and add a few additional streets as redlined.
DS 2-02.2.1.A.4

2. Upon review of a 1998 aerial photograph and a on site inspection it appears that all structures such as sheds and/or mobile type units have not been depicted on the plan. The plan should depict all existing structures whether on permanent foundations or mobile. The structures should be drawn in a dashed line and labeled as existing but to be removed etc.
DS 2-02.2.1.A.6

3. Building setbacks from the side yard property line to the buildings could not be verified at this time because elevation drawings were not provided and the height of the structure was not listed. List the building height of all existing and proposed buildings.
DS 2-02.2.1.A.7

4. Off-street parking, including fully dimensioned layout, location, parking space size, number, and typical parking space details for both handicapped and standard spaces, together with access thereto.

This project is not required to provide a handicapped parking space unless the owner wishes to do so.

The parking spaces must be dimensioned and/or a separate fully dimensioned detail drawing depicted. All vehicle-parking spaces must be a minimum eight and one-half feet wide by eighteen feet long. A wheel stop two an one-half (2-1/2) feet from the front of the vehicle parking space must be provided at all vehicle parking spaces. See Development Standards 3-05 for more information.

The number of vehicle parking spaces required is based on the number of bedrooms of each unit. The requirements are as follows, for a one bedroom unit one and one-half parking spaces are required, for a two bedroom unit two spaces are required, for a three bedroom unit 2.25 spaces area required, for unit with four or more bedrooms 3 spaces be required. At this time the number of vehicle parking spaces cannot be verified because the number of bedrooms for each unit were not listed and a floorplan of the existing and proposed structures were not provided with the site plan package. See LUC 3.3.4 residential use.

The vehicular use area must meet the requirements as outlined in Development Standards 3-05. Vehicles may not back out onto the right way. All maneuverability into and out of the parking space must occur within a parking area access lane. The vehicle parking spaces as shown for the existing building do not meet this criterion. The vehicles would be backing our directly onto the right-of-way.

Back-Up Spur. A back-up spur will be provided at the end of a row of parking if no ingress or egress is provided at that end. The spur will be a minimum of three (3) feet in depth, will have a three (3) foot radii, and will have a wheel barrier to prevent encroachment onto any unsurfaced areas. A minimum distance of three (3) feet will be provided between the back of spur and any wall, screen, or other Obstruction over six (6) inches in height.

The proposed or existing fence appears to split the parking spaces for the existing structure (building one). If the fence is to remain as shown on the plan the parking spaces must be made accessible to the tenants of building one by placing the required number of parking spaces within the fenced area for building one. (The number of required vehicle parking spaces for building one could not be determined at this time.) Demonstrate how this will be accomplished. Revise as required.

Additional comments may be required based on the next submittal of the site plan and on how the parking, vehicular area etc. was revised.
DS 2-02.2.1.A.8 and DS 3-05

5. Off-street bicycle parking, including materials for lighting, paving, and security; fully dimensioned layout; location; specific type of rack and the number of bicycles it supports; and the location and type of directional signage.

Bicycle parking facilities are required for this project. The number of vehicle parking spaces provided determines the number of bicycle parking spaces. The ratio of bicycle parking is based on 8% of the number of vehicle parking spaces provided. This project would most likely require no more than 12 vehicle parking spaces. The total number of bicycle parking spaces required is two (2). Both can be class two facilities, a post with two rings would be a class two facility. See Development Standards 2-09 for more information about bicycle parking facilities. The location of facility must be shown on the plan. The facility must be fully dimensioned and must meet the requirements D.S. 2-09.
DS 2-02.2.1.A.9 and DS 2-09

6. Existing and future sight visibility triangles must be shown and dimensioned. See Engineering comment related to sight triangles.
DS 2-02.2.1.A.10

7. All points of ingress/egress must be a minimum of 24 feet wide. Dimension the driveway entrance for the building one parking area.
DS 2-02.2.1.A.11

8. As indicated in previous comments the vehicular use area must be redesigned to meet the criterion in Development Standards 3-05 and location of the bicycle parking facility.

Continuous pedestrian circulation must also be provided. The pedestrian circulation must connect to all units on the site and out to the sidewalk in the right-of-way. The sidewalk must be physically separated from the vehicular use area and must be constructed of concrete. The sidewalk must also be handicap accessible. Please indicate where access ramps will be provided and label the slope. The minimum width of the required sidewalk is four (4) feet unless adjacent to a PAAL and an enclosed structure, the sidewalk must be five (5) feet wide. See Development Standards 2-08 for more information regarding continuous circulation, sidewalk location, width, construction materials etc. This project has not been provided with a continuous pedestrian circulation to all units nor does is it connect to the sidewalk within the right-of-way (Mohave Road).
DS 2-08.2.1.A.12

9. If applicable, indicate on the plan the location, type and size of any existing or proposed freestanding sign or billboard.
DS 2-02.2.1.A.13

10. Right-of-way dimensions for Mohave Road must be added to the plan. Existing curb, sidewalk, and pavement must be shown, labeled, and dimensioned.
DS 2-02.2.1.A.21

11. If applicable existing or proposed freestanding lighting must be shown be shown on the plan. The type and height of poles must be labeled.
DS 2-02.2.1.A.25

12. Label the surrounding zoning classifications as follows, R-3 to the north, south, east, and across the street.
DS 2-02.2.1.A.28

13. List the existing and proposed use of the site, i.e. residential, commercial, multi-family.
DS 2-02.2.1.A.31

14. The location and type of the refuse container must be indicated on the plan to ensure that other code items are not compromised such as pedestrian circulation, vehicle parking, landscaping, vehicular use areas.
DS 2-02.2.1.A.32

15. The site plan must be accompanied by a landscape plan with information specified in Development Standard 2-07.0. The site plan and landscape plan must show identical site layout to avoid conflict between the two plans.
DS 2-02.2.1.C

16. See redlines for required LUC calculations, which should be added to the plan. In addition, see redlines for areas that are deficient and should be revised. The redlines are for reference purposes and are not intended to design the project. If the project must be re-designed please refer to the appropriate Development Standards and Land Use Code reference sections.
DS 2-02.2.2.A.1-.6

If you have any questions about this transmittal, please call David Rivera, (520) 791-5608.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised Site plan and Landscape plan.
11/04/2003 David Rivera HANDICAP-SITE REVIEW Denied see zoning comments
11/18/2003 JIM EGAN FIRE REVIEW Denied 1. Provide complete code review checklist.
2. Provide information on "Existing ACC Bldg."(Occupancy classification, type of construction, fire rating of exterior walls and opening protectives.)

Final Status

Task End Date Reviewer's Name Type of Review Description
12/02/2003 LISA LESNY OUT TO CUSTOMER Completed
11/18/2003 ANGIE SHOFFSTALL REJECT SHELF Completed