Permit Review Detail
Review Status: Completed
Review Details: RESUBMITTAL - SITE
Permit Number - T03CM04154
Review Name: RESUBMITTAL - SITE
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/12/2003 | Loren Makus | ENGINEERING | REVIEW | Denied | DATE: November 12, 2003 TO: Mr. Manuel Rojo SUBJECT: Mehl Electrical Service Site Plan Review REVIEWER: Loren Makus ACTIVITY NUMBER: T03CM04154 SUMMARY: The Site Plan was reviewed by Development Services Department Engineering Division. The Site Plan does not appear to meet the requirements of the City of Tucson Development Standard (DS) at this time. The site plan was not approved. Please address the following comments. Site Plan Comments: 1) Provide lot bearings and basis of bearing. (DS 2-02.2.1.A.5) 2) Provide sight visibility triangles for the intersection of 21st Street and Mountain Avenue. Provide corrected sight visibility triangles for the driveways. The near side triangle should appear to the exiting driver's left. Ensure that lines of sight are not obscured by landscaping or structures between 30 and 72 inches. (DS 2-02.2.1.A.10) 3) Show drainage patterns, and proposed and existing finish floor elevation and finish grades on site plan. Indicate that all flows up to a 10-year event will be conveyed under sidewalks. (DS 2-02.2.1.A.16 and DS 2-08.5.1.E) Revise the site plan to address all of these comments and resubmit two copies for review. Include a letter explaining how each comment has been addressed. Loren Makus Senior Engineering Associate Engineering Division Development Services |
| 11/14/2003 | Joseph Linville | LANDSCAPE | REVIEW | Denied | 1) A native plant preservation plan or application for exception is required. LUC 3.8 2) Street landscape borders are required along Mountain Avenue and 21st St. The borders are to be a minimum of ten feet wide along the entire street frontage per LUC 3.7.2.4.A.1. Use of up to five feet of the public right of way for landscaping has only been approved along Mountain adjacent to the existing building and east of the ingress/egress location along 21st St. Revise the plans to provide a minimum 10' buffer on site along the entire street frontage, except where use of the right of way has been approved. LUC 3.7.2.4. 3) The screening along Mountain Ave. and 21st St. is required to be continuous and without gaps, it must continue along the entire street frontage, except for ingress/egress locations. Revise the landscape plans to provide the screening, locating elements outside of any SVT's. LUC 3.7.3.4 ,LUC Table 3.7.2-I. 4) Barriers must be provided per DS 3-05.2.3.C.1 and LUC 3.7.2.3.B around the perimeter of all vehicular use areas. Revise the plans to include curbing, fencing or other suitable barriers as necessary. barriers are required in the northern part of the site where the vehicular use area abuts landscape areas. 5) A minimum of one canopy tree must be located within the vehicular use area per LUC 3.7.2.3.A.1.b.2. The planting area must be a minimum of four feet wide and contain at least 34 sq. ft. 6) Per LUC 3.7.4.3.B "Grading, hydrology, and landscape structural plans are to be integrated to make maximum use of site storm water runoff for supplemental on-site irrigation purposes. The landscape plan shall indicate use of all runoff, from individual catch basins around single trees to basins accepting flow from an entire vehicular use area or roof area." Revise the plans as necessary to comply. Landscape areas may provide suitable water harvesting areas. It could not be verified that the site/grading plan complies with this requirement. 7) The refuse storage is required to be located behind a street landscape border. LUC Table 3.7.2-I |
| 11/14/2003 | JOE LINVILLE | NPPO | REVIEW | Denied | Submit a native plant preservation plan or application for exception. LUC 3.8, DS 2-15.0. |
| 11/19/2003 | David Rivera | HANDICAP-SITE | REVIEW | Denied | See Zoning Review comments |
| 11/19/2003 | David Rivera | ZONING | REVIEW | Denied | DSC TRANSMITTAL FROM: David Rivera Senior Planner FOR: Patricia Gehlen Principal Planner PROJECT: T03CM04154 Mehl Electrical Service Construction Service Use 1221 E. 21st Street Site Plan Transmittal date: 1st Review November 19, 2003 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. Resubmit the redlines along with the revised site plan. 1. The proposed addition has been relocated to meet the required side street building setback and will not require a building setback variance as previously indicated. This existing structure does not meet the required street side building setback and because of the change of use and full code compliance requirements a building setback variance (Lot Development Option) will be required. The existing building has a building setback of eight (8) feet and per land use code section 3.2.6.5.A the side street building setback within established areas must be ten feet. (Previous Comment: As a result of the change of use from a dwelling to a commercial use this site must meet full code compliance as it pertains to the land use code and the development standards. The street building setbacks for this project are based on the developed area setbacks. It is obvious that 21st street is the front street and that Mountain Avenue is the side street. Therefore the required building setback from the front street property line is based on the greatest of 20 feet or the one and one-half times the height of the structure. The required building setback from the side street property line is based on ten feet from the property line (label the overall side street dimension from the property line to the existing and new structures. The existing structure and the proposed addition do not meet the minimum side street building setback. A lot development option variance for the street side building setback must be applied for and approved by Zoning Enforcement prior to approval of the site plan. The LDO review takes approximately four and one-half weeks and final approval. The LDO must be applied for prior to next submittal of the site plan in order to allow the review and appeal period. Zoning cannot approve the site plan until we have verification of the approval of the LDO. DS 2-02.2.1.A.) 2. An increase in gross floor area has been indicated on the revised site plan. The revised site plan now has a 320 square foot building proposed on the east side of the existing building. The increase in overall building square footage (1,750) requires that the site be provided with seven (7) vehicle parking spaces and one 12 feet by 35 feet loading space. The vehicle parking spaces have been provided on site as required. The loading zone has not been drawn on the plan and per general note 2, it is acknowledged that a Board of Adjustment variance will be requested to eliminate the loading space. LUC 3.5.4.3 table 3. Provide a backup spur as depicted in Development Standards 3-05.2.2.D. As indicated in the previous comment all access points must be a minimum of 24 feet wide to allow for two-way ingress and egress. The driveway entrance is an extension of the PAAL and must be 24 feet wide. A Board of Adjustment variance approval will be required to allow the existing entrances to remain at 14 feet wide for the west entrance and 20 feet for the south entrance. LUC section 3.3.7.2 Any required landscaping must be placed entirely on site unless approval by the City Engineer is given to allow up to five feet of the required landscape border to be placed within the public right-of-way. If the City Engineer does not approve required landscaping in the right-of-way a Project Development Option may be applied for or a board of adjustment variance will be required. (Previous Comment: Based on the total building square footage (existing and proposed) 1484, this site must be provided with six (6) vehicle parking spaces of which one (1) space must be van accessible. The required six (6) vehicle-parking spaces have been drawn on the plan. The following items for the vehicle use area must be addressed. The minimum width for the driveway entrances is 24 feet, the back-up spurs have not been drawn, the width of the PAAL in the front yard of the development must be dimensioned, wheel stops must be provided at each vehicle-parking space etc. In addition the handicap parking space and access aisle should be placed closer to the building next to the access ramp. The location would be more convenient for the customer.) All required landscaping must be provided on the site. Vehicle-parking spaces may not encroach into the landscape buffer areas. Parking space three (3) encroaches into the ten-foot wide front street landscape buffer. See comments by the Landscape Reviewer regarding landscape buffers, screening and NPPO. DS 2-02.2.1.A.8 3. As indicated in the previous comment, a sidewalk is to be provided from the sidewalk located in the public right-of-way. If a sidewalk is not present along the frontage of the project site and a sidewalk is not required by the Engineering section the sidewalk must be provided from the street property line onto the site and must connect to the onsite pedestrian circulation (sidewalk). The required sidewalks have not been provided from either street right-of-way or property lines. Provide the four-foot wide concrete sidewalks as required. The sidewalks must connect to the pedestrian circulation and must be accessible to the handicap. (Previous Comment: DS 2-08.4.1 - Sidewalks. Sidewalks within a project must be physically separated from any vehicular travel lane by means of curbing, grade separation, barriers, railings, or other means, except at crosswalks, and must meet the following location requirements. A. At least one (1) sidewalk will be provided to a project from each street on which the project has frontage, unless there is no vehicular access from a street because of a physical barrier, such as a drainage way or an unbroken security barrier (e.g., a wall or fence). The sidewalk should be located to minimize any conflict with vehicular access to the project. This parcel has frontage on two streets and therefore the development must be provided with a pedestrian sidewalk from both street right-of-ways to the site and must connect to the onsite pedestrian circulation. A connection from the sidewalk along the north side of the building to the front door. The on site sidewalks must be handicap accessible. The front door has not been provided with an accessible ramp. Per the plan, existing gates at driveway entrances are to remain. All vehicle-parking spaces must be accessible during office hours. Add a general note to the plan that "gates are to remain open during working hours" and list the hours of operation. DS 2-02.2.1.A.12 4. See related comment two (2). (Previous Comment: This square footage of the building including the addition totals 1484 square feet. Per LUC table 3.4.5.3 this development is not required to be provided with a loading zone. If the owner wants to provide a loading zone, the loading zone must meet the requirements for size, location, and the maneuverability into and out of the loading space must be demonstrated. In addition the loading as shown on the plan does not meet location requirements. The loading zone cannot be placed within the PAAL. The maneuvering area into and out of the loading zone does not comply with the criteria of LUC section 3.4.4.2.A.2.and .3. DS 2-02.2.1.A.14) 5. See redlines for additional changes that must be made to the site plan and calculations etc. (Previous Comment: Add a LUC data table that lists all the following information (see redlines). The allowed and proposed Floor Ratio Area, the number of required and number provided vehicle-parking spaces, the number required and number provided bicycle parking spaces, allowed and proposed building heights, the existing and proposed use along with the applicable "subject to" LUC section, the number of required and number provided loading zones. DS 2-02.2.2.A.1 - .6) 6. This site plan may not be approved by the Zoning Review Section until all outstanding zoning issues, which must be reviewed and approved through the Board of Adjustment process. 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 and requested documents. |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 11/20/2003 | MONICA VALDEZ | OUT TO CUSTOMER | Completed |
| 11/19/2003 | MONICA VALDEZ | REJECT SHELF | Completed |