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Permit Review Detail

Permit Number: T04CM02462
Parcel: 10711140A

Review Status: Completed

Review Details: SITE

Permit Number - T04CM02462
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
06/03/2004 JIM EGAN FIRE REVIEW Approved
06/08/2004 Andrew Connor NPPO REVIEW Denied Submit NPPO plan or Application for Exception per DS 2-15.0
06/08/2004 Andrew Connor LANDSCAPE REVIEW Denied 1. Submit landscape plan per DS 2-07.0

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

3. Fifty (50) percent or more of the street landscape border area must have shrubs and vegetative ground cover. One canopy tree must be provided for every thirty-three (33) linear feet of street landscape border per LUC 3.7.2.4

4. 20% of shrubs in landscape border are required to be 5 gallon size DS 2-06.3.5.F

5. Indicate both the proper and common name of each type of plant material DS 2-07.2.2.A.d

6. Provide a 5' continuous screen along Delano St. per LUC Table 3.7.2-1

7. Screens may be located in the landscape border if the criteria indicated in LUC 3.7.3.2 are met. Vegetative screens shall not extend more than three (3) feet into the street landscape border.

8. Show on landscape plan existing and future sight visibility triangles DS 2-02.2.2.1.A.10

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

10. Within a vehicular use area, one (1) canopy tree is required for each (15) motor vehicle, A
minimum of one (1) canopy tree is provided within a vehicular use area per LUC 3.7.2.3


11. Trees that are located in areas of required landscaping will be a minimum fifteen
(15) gallon container size per DS 2-06.3.5.C


12. 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.

13. A 5' wall is required to screen the parking lot from adjacent property to the east per LUC Table 3.7.2-I

14. All walls are required to be of masonry material or masonry with stucco or textured finish. LUC 3.7.3.7.A.1

15. Show on the landscape plan location of the refuse storage per LUC Table 3.7.2-I


16. A 6' screen for refuse storage is required for adjacent properties LUC Table 3.7.2-I

17. 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

18. Submit NPPO plan or Application for Exception per DS 2-15.0
06/10/2004 JIM TATE ENGINEERING REVIEW Denied DATE: June 10, 2004
ACTIVITY NUMBER: T04CM02462
PROJECT NAME: Delano Duplex
PROJECT ADDRESS: 350 W. Delano
PROJECT REVIEWER: James C. Tate, P.E., CFM

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, Hydrology Report

Submittal Required: Grading Plan

GENERAL COMMENTS:

1. The Drainage Report was reviewed for Site Plan purposes only.

2. A Grading Plan and Permit will be required.

3. 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.

4. A Flood Use Permit is required prior to Grading Plan approval.

5. In floodplain areas where fill is to be used to raise the elevation of a building site, the building line must be located not less than twenty-five feet land ward from any edge of the fill, unless a study prepared by a registered professional civil engineer shows a lesser distance is acceptable. Tucson Code Chapter 26, Sec 8(d) This must be provided with the grading plan submittal.

6. In floodplain areas where fill is to be used to raise the elevation of a building site, the fill shall be protected from erosion which could be accomplished by placing rip rap or other city engineer approved method. This must be shown on the grading plan.


SITE PLAN COMMENTS

1. A Grading Plan and permit is required. The total floor area of the buildings is 4875 sq. ft. Comparing existing grades to FFE approximately 1.5 ft. of fill is required under the buildings. The total fill quantity will be in excess of 300 yd. Submit a grading plan and permit application with the next Site Plan submittal. IBC Chapter 26

2. Correct the cut and fill quantities on the plan. DS 2-02.2.1.A.17

3. The sight visibility triangles must be shown on the plan. The keynotes call them out but the triangles are not shown on the plan. The triangle dimensions are also incorrect in the keynotes. The far side dimension is 20' X 110'. The near side is 20' X 185'. DS 3-01.5.3

4. Label all curbs and sidewalks as existing or proposed (keynotes 3 and 14).

5. It is unclear on the plan where there is existing vertical curb and where there are curb cuts (depressed curb). All curb cuts not used for the ingress/egress must be closed and vertical curb installed. This must be indicated on the plan.

6. The solid waste location must be relocated. The truck can not be allowed to back up into the street. Also, the enclosure can not be located in the required landscape border. DS 6-01.4.1.I

7. Show, label and dimension the right of way. DS 2-02.2.1.A.19

8. Show 100-yr. water surface elevations. DS 2-02.2.1.A.15

9. Place a note on the plan that the entire development is in FEMA Special Flood Hazard Area AE. DS 2-02.2.1.A.15

10. Place a note on the plan that all roof downspouts will be routed under any adjacent sidewalk. Sidewalks must be flood free for up to the ten year event. DS 2-08.4.1.E

11. Sidewalks must connect all areas of the development. A sidewalk must connect all three units. The sidewalk must be flood free. Scuppers must direct any flow under the proposed sidewalk. Show scuppers where appropriate. DS 2-08.4.1.D

12. A sidewalk must be provided to the street. DS 2-08.4.1.A

13. Sidewalks must be physically separated from any vehicular travel lane by means of curbing, barriers, or other means. The sidewalk adjacent to unit three is not separated from the travel lane.

14. Show the erosion hazard setback on the Site Plan (See drainage report comment 2). Structures are not allowed in the erosion hazard setback.

DRAINAGE REPORT COMMENTS

1. The WSEL indicated by FlowMaster in Section II for the encroachment analysis is considerably less than that indicated by the FEMA Panel. Mannings equation can be used where relatively steady, uniform-flow conditions exist. However, uniform flow does not exist under this situation. The presence of obstructions, culverts, transitions, etc. create conditions which lead to non-uniform flow. When uniform-flow conditions do not exist, the depth of flow must be determined from backwater computations (HEC). See Standards Manual for Drainage Design and Floodplain Management, SMDDFM, 8.5.1.3. Backwater computations must be used to describe both existing and proposed flow depths, widths, and velocities. SMDDFM, 2.3.1.4. Backwater computations must show that the WSEL will not increase the base flood more than .1 ft. Chapter 26 Tucson Code.

2. The Drainage Report must address the erosion hazard setback for Cemetery Wash. The report must determine the required setback. See SMDDFM, 7.6 for equatio
06/15/2004 MICHAEL ST. PAUL HANDICAP-SITE REVIEW Approved
06/22/2004 MICHAEL ST. PAUL ZONING REVIEW Denied SITE PLAN TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Michael St.Paul FOR: Patricia Gehlen
Planning Technician Principal Planner

PROJECT:
T04CM02462
350 West Delano Street
Duplex complex with six units
TRANSMITTAL: June 18, 2004
DUE DATE:


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. Please provide dimensioned elevation drawings and floor plans. The legal description must match the official legal description provided by the County.
DS 2-02.2.1.A.2
2. A duplex consist of two units. Therefore the first duplex has units 1 and 2, the second duplex units 3 and 4 and the last duplex units 5 and 6. You may also simply identify the buildings and units by the addresses. Please correct the site plan to properly identify the units.

3. The required setbacks must also be placed on the site plan in addition to the dimensions for the actual placement of the buildings. The required setbacks equal the height of the structure's wall facing the interior lot line. The placement of the duplexes do not meet the required setbacks.
DS 2-02.2.1.A
LUC Sec 3.2.3.1.C
LUC Sec 3.2.6.4
4. Clearly delineate the sight visibility triangles (SVTs) on the plan. The SVTs are called out in the keynotes but not actually drawn on the plan.
DS 2-02.2.1.A.10
5. Provide continuous pedestrian circulation from all of the units to the street. Pedestrian circulation must provide access to all public access areas and all public streets, which abuts the site. The continuous pedestrian circulation must be a elevated concrete sidewalk when adjacent to vehicle use areas and it may not placed behind designated parking space or other areas and situations that may pose a risk to the pedestrians.
DS 2-02.2.1.A.12
DS 2-08
LUC Sec. 3.2.8
6. Provide the proposed use along with the existing use for general note #3. Also provide the Development Designator "L" in the general notes.
DS 2-02.2.1.A.31
7. Graphically depict any and all easements of record along with the docket and page.
DS 2-02.2.1.A.20
8. Identify the zoning for the property to the north (O-3) on the plan. Also identify the drainage way adjacent to the north of the property.
DS 2-02.2.1.A.28
9. If applicable identify and locate any signage. Also identify and depict any proposed and existing lighting types and layout.
DS 2-02.2.1.A.13
DS 2-02.2.1.A.25
10. Provide all site area calculations. These include the floor area ratio, and the lot coverage calculation, which consist of all enclosed structures and all vehicle use areas.
DS 2-02.2.2.A.2
DS 2-02.2.2.A.3
LUC Sec 3.2.9 LUC Sec 3.2.11
11. Provide all parking calculations. List parking required (13) and parking provided (13). Also list bicycle parking required (2) and provided (at least 2).
DS 2-02.2.2.A.4 LUC Sec 3.3.4 LUC Sec 3.3.3.5
12. The location map is incorrect. The correct township, range and section is: Township 13S, Range 13E and Section 36. The scale for location map should be: 1" = 3 miles. Please correct the location map.
DS 2-02.2.1.A.4

Final Status

Task End Date Reviewer's Name Type of Review Description
06/28/2004 TAMI ACHONG OUT TO CUSTOMER Completed
06/28/2004 ANGIE SHOFFSTALL REJECT SHELF Completed