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Permit Review Detail

Permit Number: T04CM04803
Parcel: 106030390

Address:
3344 N STONE AV

Review Status: Completed

Review Details: SITE

Permit Number - T04CM04803
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/05/2004 PATRICIA GILBERT ENGINEERING REVIEW Denied DATE: November 1, 2004
ACTIVITY NUMBER: T04CM04803
PROJECT NAME: MF Residential Site
PROJECT ADDRESS: 3344 North Stone Ave.
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


1. All lettering and dimensions will be the equivalent of twelve point or greater in size. The purpose of this requirement is to assure that the lettering is legible when reproduced or microfilmed for record keeping purposes. The current font measures to 10 point, it must be at least 12 point or greater in size. Revise all lettering to be at least 12 point.

2. Add a legend to the plan indicating different line type, shading, etc.

3. It is recommended for site plan clarity to have a separate landscape plan for the required landscaping. For example the site plan information within the ROW is difficult to read. When the site plan will be reproduced the plan must be legible.

4. Include a note on the plan that the entire site is in a FEMA Special Flood Hazard Zone AE. DS 2-02.2.1.A.15

5. Show the 100-year peak water surface elevation (WSEL) on the plan. DS 2-02.2.1.A.15.

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

7. Per the MS&R ROW Map the future ROW width is 45' from centerline. The future curb location is ten feet from the property line. Thus the location of the future SVT is incorrect. The site plan shows the future ROW width of 50' from centerline with the future curb location 11' from the property line. This is not correct. Revise the MS&R ROW dimension and the future SVT. DS 2-02.2.1.A.10 and 19.

8. To determine specific drainage patterns spot elevations are needed. Add spot elevations to the site plan. DS 2-02.2.1.A.16.

9. Add cut and fill quantities to the site plan. DS 2-02.2.1.A.17.

10. Remove note number 5. Because the entire site is within floodplain the probability that the cut and fills quantities will be higher then 50 cubic yards is high. Remove note number 5. DS 2-02.2.1.A.17.

11. To reiterate comment number 7, the future ROW is 45' from centerline not 50'. Revise the ROW dimensions as necessary including existing and future curb locations. DS 2-02.2.1.A.19.

12. Keynote number 5 is incorrect. Revise the future curb line to be in the correct location. See above comments number 7 and 11. DS 2-02.2.1.A.21.

13. A 4' sidewalk is indicated along Stone Avenue. This is an MS&R Street where 6' sidewalks are required. Revise the site plan to show 6' sidewalks along Stone Ave. MS&R Plan.

14. Dimension the back up spur. The spur is required to be a minimum of 3' in depth with a 3' radii. Revise. DS 3-05.2.2.C.

15. There are two areas where drainage is concentrated or flooding the sidewalk (See Redlines). At the north side of the PAAL, next to unit 4, the flow arrows indicate concentrated drainage. The drainage must be able to enter the indicated interior landscape border. The curb and sidewalk block the flow, either add a scupper to route the water under the sidewalk or add a depressed curb to allow flow to the interior landscape border. Between unit 3 and 6 flow arrows are directed towards the sidewalk. Stormwater water can not flood the sidewalk. Sidewalks must be flood free for up to a ten-year event. Revise the site plan to show the stormwater routed under the sidewalk via scupper. DS 2-08.4.

16. The north side of the site flow arrows are directed towards the landscape border. Site plan note number 7 indicates water harvesting in the landscape border. How is the stormwater getting into the border? It is not clear if there is curb surrounding the border and the stormwater will be blocked. Or the stormwater can access the border. Revise as necessary to clearly indicate how the stormwater is entering the landscape border.

17. Include the City of Tucson book and page for the datum given. Is the datum 1929 NGVD or 1988 NAVD? DS 2-02.2.1.A.23.

18. The solid waste vehicle backs up into parking spaces when exiting the site. Solid waste containers must be placed in a manner where the solid waste vehicle does not back up into parking spaces. Revise the plan to show safe ingress/egress for the solid waste vehicle. DS 6-01.4.1.J.

19. This site will be subject to grading requirements DS 11-01. Submit a green grading application with the next submittal and a grading plan.


DRAINAGE REPORT COMMENTS

1. Several references were made in the Hydrology Report regarding the Appendix A, B and C. However the Appendices were not submitted. Please submit the Appendices.

2. Reference was made to a site plan in the Hydrology Report, however it was not submitted. Submit the referenced site plan in the Hydrology Report.

3. Does the site plan show drainage structures? There are two specific areas on the site where a scupper is needed and /or a curb opening. From the above comments number 15 states


There are two areas where drainage is concentrated or flooding the sidewalk (See Redlines). At the north side of the PAAL, next to unit 4, the flow arrows indicate concentrated drainage. Between unit 3 and 6 flow arrows are directed towards the sidewalk. Stormwater water can not flood the sidewalk. Sidewalks must be flood free for up to a ten-year event. Revise the site plan to show the stormwater routed under the sidewalk. DS 2-08.4.

The drainage report must address any required drainage structures. Size the structures. Revise as necessary.

4. On page 2 of the Hydrology report, "Existing Conditions," states that this site is within a special flood hazard area. However it is does specify which flood hazard area. Please indicate what flood hazard zone this site is effected by.

5. Specify the datum used for the water surface elevation. On page 3 NGVD is referenced after the base flood elevation. However the year/number was not give after NGVD. Give the year/number for the datum.

6. 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. The drainage report does not address this. The structures will need to be elevated to meet code. How is elevating the structure going to effect the current drainage? Is there any change to the drainage? Are there any perimeter walls that are going block flow? The site plan depicts drainage flows in specific locations, is this increasing the magnitude when the stormwater leaves the site? Please address offsite to onsite flows and onsite to offsite flows in the hydrology report. SMDDFM 12.5
11/08/2004 Jim Egan FIRE REVIEW Denied Fire sprinklers required per 2003 IBC Sec. 903.2.10.
11/16/2004 ANDREW CONNOR NPPO REVIEW Denied Revise Application for Exception to verify that no native protected plants will be impacted by development on this site per DS 2-15.0
11/16/2004 Andrew Connor LANDSCAPE REVIEW Denied 1. Street landscape borders shall be a minimum of ten (10) feet wide as measured from the street property or MS&R lines per LUC 3.7.2.4. Show how landscape requirements will be met when the existing right of way can no longer be used as part of the sight. Revise ROW dimensions and sight visibility triangles as necessary.

2. Provide a 5' wall to screen the vehicle use areas from adjacent residential properties to the south per LUC Table 3.7.2-1

3. Within a vehicular use area, one (1) canopy tree is required for each 10 motor vehicle parking space and canopy trees must be evenly distributed throughout the vehicular use area. Every parking space shall be located within forty (40) feet of the trunk of a canopy tree (as measured from the center of the tree trunk). In areas where a required landscape border falls within the vehicular use area, up to 50% of the canopy trees may be counted towards both the minimum parking lot canopy tree requirement and the landscape border canopy tree requirement. Additional trees are required for the vehicle use area per LUC 3.7.2.3.A.1.a

4. An unpaved planting area, which is a minimum of thirty-four (34) square feet in area and four (4) feet in width excluding curbs, must be provided for each canopy tree. Re-dimension planter within vehicle use area

5. The planting plan and layout will include the proper and common name of existing vegetation to remain in place per DS 2-07.2.2.A.e revise Keynote # 2 to include name of native plant.

6. Include note: 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. Revise Application for Exception to verify that no native protected plants will be impacted by development on this site per DS 2-15.0
11/30/2004 DAN CASTRO ZONING HC SITE REVIEW Denied Refer to Zoning Review comments.
11/30/2004 Daniel Castro ZONING REVIEW Denied COMMENTS: Please resubmit revised drawings along with redlines and a response letter, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed.

1. Provide complete floor plans and elevation drawings for all buildings. Building setback requirements and vehicle parking requirements may not be verified for compliance until these drawings are submitted and reviewed. (D.S. 2-02.2.1.A.6 and .7)

2. Provide a fully dimensioned detail of the disabled access aisle in conformance with Section 503.3 of the ICC/ANSI A117.1-2003.

3. The ramp detail provided does not accurately depict the ramp location and configuration shown on the site plan. Provide a ramp detail, which accurately reflects the ramp shown on the site plan. Ramp shall be in conformance with Section 405 of the ICC/ANSI A117.1-2003.

4. Where are the bicycle parking spaces located? Keynote 13 is not labeled on the site plan. Provide a five (5) foot wide access aisle for the bicycle parking spaces.

5. A minimum building setback of 21 feet is required from the back of future curb along Stone Avenue for a 13.25' high building. Label and dimension as required. (LUC Sec. 3.2.6.5.B.2)

6. Dimension the radii of the back-up spur. Three (3) foot radii required. (D.S. 3-05.2.2.D) (D.S. 2-02.2.1A.11)

7. Keynote 10 is not shown on the site plan.

8. If applicable, provide the location, type, size, and height of existing and proposed signage (including billboard) and outdoor lighting on the site plan. (D.S. 2-02.2.1.A.13) (D.S. 2-02.2.1.A.25)

9. The Major Streets and Route (MS&R) Plan has Stone Avenue designated as a future right-of-way of 90 feet. Check with the Engineering reviewer to verify that a 50 foot ½ right-of-way is correct. Typically a 45 foot ½ right-of-way would be required in this situation.

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

11. All requested changes must be made to the site and landscape plans.


If you have any questions about this transmittal, please call Dan Castro, (520) 791-5608 ext. 1180. An appointment is required to discuss these comments in person.

Final Status

Task End Date Reviewer's Name Type of Review Description
12/01/2004 TAMI ACHONG OUT TO CUSTOMER Completed
12/01/2004 ANGIE SHOFFSTALL REJECT SHELF Completed