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Permit Review Detail

Permit Number: T03CM01133
Parcel: 122123800

Review Status: Completed

Review Details: SITE

Permit Number - T03CM01133
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
07/09/2003 JIM EGAN FIRE REVIEW Denied 1. Cul-de-sac dimensions shall be in accordance with COT Dev. Std. 3-01 Figure 21.
2. No on street parking permitted. Fire lane signs must be provided so indicating. Show proposed location of fire lane signs on plan.
07/17/2003 PATRICIA GILBERT SANITATION REVIEW Denied See Engineering Folder comments.
07/17/2003 PATRICIA GILBERT ENGINEERING REVIEW Denied DATE: July 17, 2003
ACTIVITY NUMBER: T03CM01133
PROJECT NAME: Bellevue Apartments
PROJECT ADDRESS: 4441 East Bellevue Street
PROJECT REVIEWER: Patricia Gilbert, Engineering Associate

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, DRAINAGE REPORT

THE DRAINAGE REPORT WAS REVIEWED FOR SITE PLAN PURPOSED ONLY.

THE GRADING PLAN WAS REVIEWED FOR SITE PLAN PURPOSES ONLY. A SEPARATE GRADING APPLICATION AND REVIEW IS REQUIRED.

1. Add existing sight visibility triangles. For a local to local street the near side length is 180 feet and the far side length is 110 feet. DS 2-02.21.A.10.

2. Show driveway locations (curb cuts). DS 2-02.2.1.A.11

3. Clearly identify and dimension the pedestrian and handicap circulation from the street to each structure. DS 2-02.2.1.A.12.

4. All streets require sidewalks on both side of the street. Sidewalks will extend the full length of the street frontage of the development to provide continuity of the pedestrian and disabled pedestrian circulation path. Show a sidewalk along both sides of the new proposed private street and the entire length of the project. DS 3-01.3.3.B.2.

5. Add a note on the site plan giving the estimated cut and fill quantities. DS 2-02.2.1.A.13. Please submit a grading permit application card (the green card) with the second submittal. Proposed grading in excess of 5,000 yards is designated "engineered grading" and a soils engineering report is required with the Grading Plan submittal. Engineered grading plans must be prepared by a Registered Professional Civil Engineer. IBC Chapter 36, Section 9

6. Show on the site plan dimensions from Bellevue Street centerline to existing and/or proposed curbs and sidewalks. DS 2-02.2.1.A.21.

7. Show refuse container location, size, and access thereto fully dimensioned. If the intent is to have curbside pickup this requires written approval from John Clark from the Department of Sold Waste Management (791-5543 ext. 1126) DS 2-02.2.1.A.32. Refer to DS 6-01 for Solid Waste requirements.

8. Add a general note stating the entire site is located within FEMA Flood Hazard Zone AE. DS 2-02.2.1.A.15.

9. Add a note on the plan, "All roof down spouts on all structures must be routed under any adjacent sidewalk." Sidewalks must be flood free for up to the 10-yr. event. DS 2-08.4.1.E.

10. In residential areas, the right-of-way turnaround radius must be a minimum of 42 feet. Currently on the site plan the turnaround radius is 25'. Revise plan accordingly. Refer to DS 3-01.6.2.C.1.a and figure 21.

11. Show roof drainage (flow arrows). DS 2-02.2.1.A.16

12. Show drainage patterns and proposed finish floor elevations (FFE) on the Site Plan. DS 2-02.2.1.A.16

13. Specify on the plan benchmark based on City of Tucson datum including field book and page number. The plan must specify which datum is being used for all elevations on the plan. All elevations must use the same datum. DS 2-02.2.1.A.23

14. Show a cross-section through the proposed private street which must meet to design requirements of DS 3-01. See specifically DS 3-01 Figure 1.

15. The turnaround area must be curbed. Vehicles can not traverse the curb in order to utilize parking spaces. Relocate the parking.

16. A new 4 ft. sidewalk is required along the entire Bellevue Street frontage. Location of the sidewalk is 3 ft. from back of curb. Show this on the plan. DS 3-01.3.3.A, 3-01.3.3.B.1, DS 3-01.4.1.A.1

17. 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 Section13.1. This process must be complete prior to Grading Plan approval.

18. Show 100- yr. peak water surface elevations on the plan. DS 2-02.2.1.A.15 Standards Manual for Drainage Design and Floodplain Management, SMDDFM, 2.3.1.4.C.1

19. The plan shows an existing contour line approximately mid-property of 2483. Assuming this is NAVD 88, aerial photos show this contour as 2482. Supply substantiated evidence that the contours provided are correct.

20. The proposed drainage on the Site Plan does not follow the recommendation made in the Drainage Report. See Drainage Report comments.

DRAINAGE REPORT

1. The Site Plan shows proposed drainage to the south. The Drainage Report specifies that drainage will be directed to the north. The Site Plan drainage scheme does not agree with that provided in the Drainage Report in any way. Correct. Because of the huge discrepancy between the plan and the report, new additional comments are likely in subsequent submittals.






2. An encroachment analysis is required. Provide HEC-2 data. All of the following points must be addressed.

· The calculations used to assess the hydraulic effects that proposed structures will have upon the flood plan is needed whenever significant development is planned within FEMA recognized floodplains. SMDDFM 2.3.1.4.F

· Development in the floodplain may not increase the base flood elevation more than one-tenth foot. Tucson Code Chapter 26-5.2

· The plan shows proposed finished grades across the entire property as being higher than the FEMA WSEL. The encroachment is therefore the entire property. Also a screenwall encircles the property also completely blocking flow.

· Development shall not result in higher floodwater velocities which significantly increase the potential for flood or erosion damage. Tucson Code Chapter 26-5.2.(6)

· Development shall not result in adverse impacts, including but not limited to erosion, upstream or downstream. It must be proved that the forcing of floodwaters around this proposed development will not adversely affect adjacent properties. Tucson Code Chapter 26-5.2.(3)

3. In areas where fill is to be used to raise the elevation of the building site, the building line shall be located not less than 25 ft. landward from any edge of the fill, unless a study prepared by a state-registered professional civil engineer and approved by the city engineer shows that a lessor distance is acceptable. Tucson Code Chapter 26-8(d)(2)
09/19/2003 JOE LINVILLE NPPO REVIEW Denied 1) A native plant preservation plan is required. LUC 3.8
See also DS 2-15.2.0 for information on projects that may qualify for an exception.
09/19/2003 JOE LINVILLE LANDSCAPE REVIEW Denied 1) Identify all proposed and existing plantings by genus and species. DS 2-07.2.2.A.1

2) List the plant quantities and show proposed locations. DS 2-07.2.2.A.1

3) An irrigation plan is required. DS 2-07.2.2.C

4) 50% of the street landscape border must be covered with shrubs or vegetative groundcover. LUC 3.7.2.4.A.4
Revise the plans to show all required groundcover plantings.

5) Note the project address on the landscape plan.
DS 2-07.2.1.B

6) Clarify compliance with the requirement to provide dust control materials for the adjacent public right of way area along Bellevue out to the street curb. If there is no curb and sidewalk, extend the dust control the the edge of pavement.
Contact the Engineering reviwer for information regarding sufacing requirements for the pedestrian area along Bellevue.

7) A native plant preservation plan or application for exception will be required. The landscape plan may require revision in order to comply with the regulations DS 2-15.3.4.B
09/22/2003 DAN CASTRO HANDICAP-SITE REVIEW Denied 1. Provide disabled pedestrian access paths to all buildings from the public right-of-way and disabled access aisle. (D.S. 2-02.2.1.A.8)

2. Detail handicapped parking and disabled access aisle. Detail access ramps. Post disabled parking signs. (D.S. 2-02.2.1.A.8)
09/22/2003 DAN CASTRO ZONING REVIEW Denied 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.
CODE SECTION/ DEVELOPMENT STANDARD

1. The property has been previously platted under Bellevue Townhomes Book 39 Page 48. The subject property must be block platted through the Final Plat review process prior to site plan approval. A block plat is required to eliminate the existing CC&R's and easements affecting the property. For more information regarding the final plat review process please refer to Development Standards 2-03 and/or contact Marilyn Kalthoff with the Community Design Review Committee (CDRC) office at 791-5550.

2. The following comments are based on a site plan review as required by Development Standards 2-01.

3. Note the project address. (D.S. 2-02.2.1.A.3)

4. Note the proposed building height for all buildings. Building height is measured from design grade and not the finished floor elevation. Setbacks may not be verified for compliance until his information has been clearly noted on the site plan. (D.S. 2-02.2.1.A.6)

5. Zoning setbacks do not appear to be met along all perimeter yards. North, east, and west property line building setback requirements are based on "the greater of 10 feet or ¾ of the exterior building wall height", south (street) property line setback is based on "the greater of 20 feet or 1.5 times the exterior building wall height." Revise setback requirements as required and provide dimensions to all building walls along a property line. (D.S. 2-02.2.1.A.7)

6. Per LUC Sec. 3.2.6.6, covered porches may not extend into the required perimeter yard. (D.S. 2-02.2.1.A.7)

7. Provide a standard parking space detail. (D.S. 2-02.2.1.A.8)
8. Relabel "private access road" to "PAAL". Since this project is comprised of one (1) lot, access to the on-site parking spaces is provided by a PAAL. (D.S. 2-02.2.1.A.11)

9. Wheelstop curbing is required for the outdoor parking spaces to prevent vehicle from damagin the adjacent screen wall. A wheelstop is to be located two and-half (2 ½) feet from the front of the parking space. (D.S. 3-05.2.3.C.2) (D.S. 2-02.2.1.A.8)

10. Provide disabled pedestrian access paths to all buildings from the public right-of-way and disabled access aisle. (D.S. 2-02.2.1.A.8)

11. Detail handicapped parking and disabled access aisle. Detail access ramps. Post disabled parking signs. (D.S. 2-02.2.1.A.8)

12. Per LUC Sec. 3.3.4 Multi-family dwelling, bicycle parking is required for this project. Two (2) Class II bicycle parking spaces are required. Please note the number and type of bicycle parking spaces required and provided. (D.S. 2-02.2.1.A.9) (D.S. 2-02.2.2.A.3)

13. Provide a fully dimensioned Class II bicycle parking space detail, which includes the type of paving and access aisle dimension. Refer to D.S. 2-09 for design criteria. (D.S. 2-02.2.1.A.9)

14. Label and dimension existing sight visibility triangles. (D.S. 2-02.2.1.A.10)

15. Sidewalks adjacent to the PAAL must be raised concrete except where the driveway openings are located to gain entrance into the garages. (D.S. 2-08.4.1.B)

16. If applicable, provide a detail of existing and/or proposed free-standing signage and outdoor lighting on the site plan. (D.S. 2-02.2.1.A.13) (D.S. 2-02.2.1.A.25)

17. Label and dimension the right-of-way for Bellevue Street. (D.S. 2-02.2.1.A.19)

18. If applicable, all existing or proposed easements must be shown on the plan including width, type, and recording docket and page reference. D.S. 2-02.2.1.A.20

19. Please note the proposed land use as follows: Family-Dwelling, "K", subject to: Sec. 3.5.7.1.F (D.S. 2-02.2.1.A.31)

20. All requested changes must be made to the site and landscape plans. (D.S. 2-07.2.1.A)

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

Final Status

Task End Date Reviewer's Name Type of Review Description
04/17/2007 ANGIE SHOFFSTALL REJECT SHELF Completed
11/18/2003 CINDY AGUILAR OUT TO CUSTOMER Completed