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Permit Review Detail

Permit Number: T03CM05433
Parcel: 10604098C

Address:
340 E YAVAPAI RD

Review Status: Completed

Review Details: RESUBMITTAL - SITE ALL

Permit Number - T03CM05433
Review Name: RESUBMITTAL - SITE ALL
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
07/12/2004 Jim Egan FIRE REVIEW Approved
07/12/2004 Andrew Connor NPPO REVIEW Denied Submit NPPO plan or Application for Exception per DS 2-15.0
07/12/2004 Andrew Connor LANDSCAPE REVIEW Denied 1. Submit a landscape plan per DS 2-07.0

2. Street landscape borders shall be a minimum of ten (10) feet wide as measured from the street property or MS&R lines, and located entirely on site per LUC 3.7.2.4

3. Include on landscape plan the length and width of landscape borders per DS 2-07.2.2.A.2.f

4. Indicate square footage of all landscaped areas and calculation of the percentage of vegetative coverage per DS 2-07.2.2.2.g

5. The planting plan and layout calculations will include the following Information:

· The location of individual plants one (1) gallon or larger in size
· Sizes of plants indicated in boxes, gallon cans, or flats or by height
· Ultimate size of plants indicated by the spread of canopy, circumference of shrubs, or spread of ground cover.
· Both the proper and common name of each type of plant material.
· Location, size, and name of existing vegetation to remain in place.
· Material and areas of inert ground cover.

6. All disturbed areas including adjacent right of ways shall be treated with ground cover such as decomposed granite to help reduce dust pollution per LUC 3.7.2.7

7. Provide a 5' continuous screen along Yavipai St. per LUC Table 3.7.2-1

8. Screens may be located in the landscape border if the criteria indicated in LUC3.7.3.2 are met.

9. Any screen higher than thirty (30) inches must be located outside of the sight visibility triangle per LUC 3.7.3.4

10. Provide a 5' wall to screen the vehicle use areas from adjacent residential properties to the Northeast and Northwest per LUC Table 3.7.2-1

11. Landscape plan shall include irrigation specification design and layout per DS 2-07.5.4.A & DS 2-07.5.4.B including source of irrigation, sleeves for driveways and sidewalks, locations of valves, low-flow bubblers or drip irrigation.

12. Landscape plans are to be integrated to make maximum use of site storm water runoff for supplemental on-site irrigation purposes per LUC 3.7.4.3.B

13. Submit NPPO plan or Application for Exception per DS 2-15.0
07/15/2004 PATRICIA GILBERT ENGINEERING REVIEW Denied DATE: July 14, 2004
ACTIVITY NUMBER: T03CM05433
PROJECT NAME: Yapavai Apartments
PROJECT ADDRESS: 344 East Yapavai Road
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. Comments in bold and italicized are comments from the 1st submittal.

RESUBMITTAL REQUIRED: SITE PLAN


1. The length for the near side existing sight visibility triangles is incorrect. The correct length is 185 feet. Revise plan accordingly. DS 2-02.2.1.A.10.

This comment was addressed but the revision was made to the wrong SVT. The near side SVT is located on the west side of the property. Change the "far side" SVT back to a length of 110' and revise the near side SVT (currently proposed at 180') to a length of 185'.

2. I can not determine the finish floor elevation (FFE) for the existing shop building. Is the FFE given? If the FFE is given please lighten the floor plan to make the FFE legible. If the FFE is not specified, indicate the FFE for the existing shop building. DS 2-02.2.1.A.16.

3. For plan clarity add a legend to the plan showing the different line types, symbols, etc. Include the drainage arrows, finish grade and spot elevation symbols. On the legend indicate the difference between existing spot elevations and finish grades.

4. The request for the variance to reduce the PAAL from 24' to 20' must be approved prior to site plan approval. Submit the letter of approval from the Board of Adjustments and include on the site plan the case number, date of approval, variances granted and any conditions imposed on the development.

Until the letter of approval from the Board of Adjustments is submitted and the case number is added to the plan the above comment will continue to be made.

5. A minimum setback distance of five (5) feet for a pedestrian refuge area must be maintained between any enclosed structure and a PAAL. The refuge area may have a roof for shade, provided it contains a sidewalk and pedestrian access which is unobstructed and is set back one (1) foot from the PAAL. Sidewalk is required adjacent and parallel to any PAAL on the side where buildings are located. Provide a sidewalk and pedestrian refuge between existing drive and existing fourplex. Revise plan as necessary. DS 3-05.2.2.B.1., Figure 1 and DS 2-08.4.1.B.

Until the letter of approval from the Board of Adjustments is submitted and the case number is added to the plan the above comment will continue to be made.

6. Add existing topographic contours at intervals not exceeding two (2) feet and/or spot elevations as pertinent. Revise the plan as necessary. DS2-02.2.1.A.23.

It is not clear of the difference between existing spot elevations and finish grades. The above comment requests existing spot elevations. In effort to determine any change in drainage patterns a site plan must show existing contours or spot elevations and proposed finish grades. Show on the site plan existing spot elevations. Include the line type or symbol in the legend.

7. Complete the general note number 10. Add the Bench Mark based on City of Tucson Datum, including City Field Book and page number. DS 2-02.2.

This comment has not been addressed. General note number 10 is not acceptable. The Bench Mark must be based on City Tucson Datum with the City Field Book and page number. Revise the site plan accordingly.

8. Stormwater must be accepted and released from developments essentially at the same locations, and with the same magnitudes, as encountered under natural or existing conditions. Because this plan does not have existing grades or finished grades/drainage patterns it can not be determined if the plan proposes changing the existing drainage. A drainage statement may be required. The proposed walls will certainly block flow. SMDDFM 12.5.

The plan does not clearly indicate the difference between the existing grade and finish grade. It can not be determined if the plan proposes to change any of the existing drainage. Please refer to comment number 4 and 7.

10.Indicate the location of the wall openings and give dimensions for the opening.
08/13/2004 DAVID RIVERA HANDICAP-SITE REVIEW Approved
08/13/2004 David Rivera ZONING REVIEW Denied DSC TRANSMITTAL

FROM: David Rivera Senior Planner

FOR: Patricia Gehlen
Principal Planner

PROJECT: T03CM05433
344 E Yavapai Road
Multi Family Development New Triplex
Site Plan

Transmittal date: 2nd Review August 13, 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 for Zoning Review the redline copies of the site plan and additional documents requested with the revised site plan submittal.

Some of the previous comments were left in because II could not verify if the comment had been addressed. The applicant's response memo that states how all Zoning comments have been addressed was not included in its entirety with the revised site plan. Please provide a complete response memo with the next site plan submittal packet.

1. All text must be a minimum of .12 (12 point) in height. The text height on the drawing and the notes below the drawing has been reduced to less .10 and will not be legible once the plans have been microfilmed. Please adjust accordingly all text that is less than .12.

2. Add the Section Township and Range under the location map. (Section 25 T. 13, R.13) DS 2-02.2.1A.4

3. A couple contradictions have been noted on the plan pertaining to the number of units, and the number of parking spaces. Per the plan under the LUC data block note 4.a implies that the existing building on the north end of the property is constructed with four units (4-plex). The approved plans from the COT records section show a building floor plan, which includes four one-bedroom units. On the new site plan drawing, the existing building is shown with a three-bedroom unit in the front of the existing structure and I have to assume that the units in the rear of the exiting structure are still one-bedroom units. I could not find recent drawings that indicate that the two front units have been permitted for conversion into one unit. Please clarify if a separate permit has been pulled recently to convert the two front units into one three-bedroom unit. Revise the floor plan for the front units as required.

Based on the number of bedrooms per unit and the number of units a total of 12 vehicle-parking spaces are required to satisfy the parking requirement. Per the plan 15 spaces have been provided on site. On street vehicle parking is not allowed for multifamily developments. The on street parking space may not be counted towards the required total or as excess parking spaces. Remove the annotation for the on street parking space and revise the parking calculation accordingly.

All vehicular use areas (PAAL / Parking spaces / turn around areas) must be paved and striped. Indicate on the plan by note that all vehicular use areas will be paved per COT standards. DS 2-02.2.1.A.

4. Per the drawing it appears that a class one bicycle parking facility is to be provided. Add a detail that demonstrates how the class one facility within the building area north of the three two-bedroom apartment building. Also the detail drawing for the class two facilities was fully dimensioned nor was the type of surfacing labeled. See DS 2-09 for more information.

One of the previous comments requested clarification of the use of the north building appearing to provide common washer and dryer facilities. Please label the building and annotate the proposed use.

(*Previous Comment: Based on eight percent of the number of vehicle parking spaces provided on site, two bicycle parking spaces are required. One space must be class one and the other space can be class two. Per LUC section 3.3.7.8, any use providing less than 50 vehicle parking spaces may substitute Class two spaces for Class one spaces. Per the bicycle parking calculations two spaces have been provided, one class one and class two each. Both spaces may be class two at your discretion. Add fully dimensioned detail drawings for each of the bicycle parking class one and two facilities. The detail drawings should include the facility type, name and the number of bicycle the facility supports, the type of paving, lighting, and security. See DS 2-09 for more information on the bicycle parking facilities requirements. DS 2-02.2.1.A.9)

5. The PAAL area between the existing 4-plex and the west property line (fence) does not meet the minimum width requirement of 31 feet. The PAAL must be 24 feet wide for two-way travel and must include a five-foot pedestrian refuge area and the an additional two feet must be provided from the west property line and the edge of the west PAAL travel lane for a total of 31 feet. The existing PAAL area does not meet this requirement and will require a Board of Adjustment approval in order to attain site plan approval by DSD. 2-02.2.1.A.11

6. If applicable, indicate on the plan the location of any existing or proposed freestanding signage. The location, type and size of signs must be labeled. DS 2-02.2.1.A.13

7. If applicable, indicate on the plan any freestanding lighting layout. DS 2-02.2.1.A.25

8. It is acknowledged that a Board of Adjust variance will be sought for the width of the PAAL, five foot pedestrian refuge area with a four foot wide sidewalk, and for the additional two-foot separation between the PAAL and the fence along the north west boundary of the site. Please be aware that Board of adjustment variances are not normally approved unless hardship can be demonstrated.

With regards to the application to the Board of Adjustment for variances related to land use code requirements and/or criteria the following may be used to complete the variance requests on the application. The Board of Adjustments may address or consider only land use code requirements. Any items a that are found in the development standards code manual and compliance cannot be met must be considered by the CDRC Review Committee for a development standard modification request or the D.S. item must relate to LUC code requirement for Board of Adjustment variance consideration. I have done my best to find in the land use code the section that relates to the items that are not specifically a land use code requirement but are linked. If upon review of the final Zoning comments for board of adjustment variance consideration, DSD staff finds that certain development items do not meet the criteria for a board of adjust variance consideration the applicant must apply for a DSMR (development standard modification request).

a. The PAAL area for two-way traffic with parking stalls at a 90 degree angle/perpendicular to the PAAL must be meet the minimum of 24 feet width. The land use code section reference for this requirement is LUC section table 3.3.7-I (Motor Vehicle Area Dimensions).

b. The required width of the PAAL has been provided in comment 8.a. In addition to the width of the PAAL, a minimum distance of two (2) feet must be maintained between a PAAL and any wall, screen, or other obstruction, provided pedestrian activity is directed to another location. The additional area is necessary to provide clearance for fire, sanitation, and delivery vehicles. The section of the land use code that relates to this development standard is in LUC section 3.2.8.2.C and 3.8.2.3.A.

c. The five-foot pedestrian refuge area required between the PAAL and the existing enclosed structures is a development standard found under development standards 3-05.2.2.B.1. Also the sidewalk is a requirement of development standards 2-08.4.1.A. The sidewalk is to provide a continuous pedestrian path from the street sidewalk to all elements of the development as listed in development standards 2-08. The sidewalk has been provided along the east side of the of existing building and therefore the variance for this section would be to provide the five-foot wide sidewalk along the east side of the property as depicted on the site plan. The land use code section that relates to the this item is LUC section 3.2.8.4.B

(Previous Comment: All approvals such as LDO, B. of A. variances must be listed on the plan. The case number, date of approval and conditions of approval must be listed. Copies of the approval letters must accompany the next site plan submittal. DS 2-02.2.1.A.38)

9. Please review all land use code data and calculations revise and add data as required. 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 and requested documents.

Final Status

Task End Date Reviewer's Name Type of Review Description
08/17/2004 BETH GRANT OUT TO CUSTOMER Completed
08/17/2004 ANGIE SHOFFSTALL REJECT SHELF Completed