Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you can not find what you are looking for please submit a records request.
Permit Review Detail
Review Status: Stopped
Review Details: SITE
Permit Number - T04OT00826
Review Name: SITE
Review Status: Stopped
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/20/2004 | JIM EGAN | FIRE | REVIEW | Passed | No comments regarding parking variance. |
| 05/25/2004 | Blanca Espino | ENGINEERING | REVIEW | Denied | Site Plan 1. All lettering and dimensions shall be the equivalent of twelve (0.12") point or greater in size. The purpose of this requirement is to assure that all lettering is legible when reviewed and will maintain that legibility when reproduced and photographically reduced (microfilmed) for record-keeping purposes. D.S. 2-05.2.1.C 2. Indicate north arrow, contour intervals and scale. This should be placed together. D.S. 2-02.2.1.A.1 3. Indicate property description. D.S. 2-02.2.1.A.2 4. Indicate all existing buildings and structures, including roof slope and location of downspouts. D.S. 2-02.2.1.A.6 NOTE: All roof spouts will be routed under any adjacent sidewalk. Sidewalks shall be flood free for all storm discharges of up to a ten (10) year flood event. Indicate roof direction/drainage. D.S. 2-08.3.1 & 4.1.E 5. Indicate existing and future sight visibility triangles. D.S. 2-02.2.1.A.10 6. If applicable, indicate location, type, size and height of existing and proposed signage. D.S. 2-02.2.1.A.13 7. Delineate limits of the 100-year floodplain and water surface elevation (when applicable). D.S. 2-02.2.1.A.15 8. Indicate drainage patterns, proposed finish floor elevation(s) and finish grades. Do not obstruct offsite to onsite flows. D.S. 2-02.2.1.A.16 9. Closed unused driveways. 10. Dimensioned right-of-way. D.S. 2-02.2.1.A.19 11. If applicable, indicate all easements of record to be graphically shown on the plan together with recording docket and page reference. D.S. 2-02.2.1.A.20 12. Dimension from street monument lines to existing and proposed curbs, sidewalks, driveways and utility lines. D.S. 2-02.2.1.A.21 13. Indicate existing topographic contours at intervals not exceeding two (2) feet and/or spot elevations as pertinent and Bench Mark based on City of Tucson Datum, including City Field Book and page number. D.S. 2-02.2.1.A.23 14. Indicate refuse container location, size and access thereto fully dimensioned. Demonstrate vehicle maneuverability fully dimensioned. 15. Identify line that runs west to east on lots. 16. A Floodplain Use Permit is required along with an appraisal or a record from the Assessor's Office indicating the assessed value of the structure and a licensed contractor's cost estimate on contractor's letterhead indicating a break down of materials and labor. |
| 06/04/2004 | Joseph Linville | LANDSCAPE | REVIEW | Denied | 1) Any expansion of an existing use or any addition of a new use to an existing development which results in an expansion in lot area, floor area, vehicular use area, number of dwelling units, or number of seats is subject to the following. A. If an expansion is less than twenty-five (25) percent or if a series of expansions cumulatively results inless than a twenty-five (25) percent expansion in land area, floor area, lot coverage, or vehicular use area, the requirements of this Division apply only to the proposed expansion. Existing development on the site is subject to the zoning regulations in effect at the time of approval of the most recent parking plan for the existing development. However, if the existing development was approved prior to April 1, 1969, and there is no approved parking plan on file with the City, the vehicular use area for the existing development shall comply with: 1. The parking, screening, and landscaping requirements in effect at the time the development permit for the existing use was approved; and 2. The paving and striping requirements of this Division. B. If an expansion is twenty-five (25) percent or greater or if a series of expansions cumulatively results in a twenty-five (25) percent or greater expansion in land area, floor area, lot coverage, or vehicular use area, the requirements of this Division apply to the entire site per LUC 3.3.3.12 2) Include any documentation upon re-submittal |
| 06/07/2004 | ANDREW CONNOR | NPPO | REVIEW | Approved | |
| 06/09/2004 | David Rivera | ZONING | REVIEW | Denied | DSD TRANSMITTAL Site Plan Review FROM: David Rivera Senior Planner FOR: Patricia Gehlen Principal Planner PROJECT: T04OT00826 220 N 4th Avenue Proposed Restaurant Site Plan Transmittal date: 1st Review June 10, 2004 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. This plan has been reviewed by the Zoning Review Section for compliance with the Development Standards 2-02, Site Plan Content and Specifications. This plan has also been reviewed for compliance with Development Standards 2-08 Pedestrian circulation/sidewalk, DS 2-09 Bicycle parking, 3-01sight visibility triangles, 3-05 vehicular use areas/pedestrian refuge and LUC development criteria for the specific uses etc. Please address all zoning comments revise the site plan as required and resubmit for review. Submit a response letter stating how all of the zoning comments have been addressed. 2. Label the distance and bearings of all property lines that make up this development. If the entire original parcel 2 is to be Included in this review the parcel and the development must be shown on the plan. DS 2-02.2.1.A. (I acknowledge that the north five feet of lot 11 are included in the legal description of lot 10.) 3. Dimension the length and width of all building structures as well as the actual building heights. Include overhangs and if applicable second stories. The square footage of each building must be labeled. DS 2-02.2.1.A.6 4. Because of the full code compliance requirements for the entire development, the vehicular use area must comply with parking space dimensions, required PAAL widths for two-way traffic, handicapped parking and accessibility, pedestrian refuge areas etc. In addition All uses that are part of this development must be provided with the required amount of parking spaces for each use. Please address the following items related to the vehicular use and parking. DS 2-02.2.1.A.8 a. The specific use and development designator of each tenant must be listed. b. The square footage of each use must be listed. c. The parking ratio for each use must be listed. The number of parking spaces required and number provided must be listed. d. The vehicle parking area must be fully dimensioned. The length and width of the parallel, angle, and 90-degree parking spaces, must be dimensioned. The angle in degrees of the angled parking spaces must be labeled. e. The PAAL areas must be dimensioned. The minimum width for a two-way PAAL is 24 feet. f. The alley as noted on the plan does not exist. Docket and page 7502/412, 414, 418, 421, 424 abandoned the alley. (The angled parking as shown would have to exit through the alley, which has been abandoned, and therefore there is no legal access.) The angled parking as shown must be revised in order to comply width the requirements of the vehicular use areas for parking space dimensions, and PAAL areas, and pedestrian refuge areas. g. The amount of parking spaces required and provided for each use must be listed. h. A five-foot pedestrian refuge area, which includes a four-foot wide concrete sidewalk, must be provided between a PAAL and an enclosed structure. The refuge areas must be provided adjacent to the east side of the main buildings. i. Also four-foot wide concrete sidewalks must be provided between the parking spaces and the buildings. The parking spaces must be provided with wheel stops that are placed two and one-half feet from the front of the parking spaces. If wheel stops are not used the width of the sidewalk must be increases to six and one-half feet. The sidewalk must be physically separated from the vehicular use areas by constructing a raised concrete sidewalk, extruded curbing, or other form of barriers. j. Back-up spurs are required at the end of a row of parking. Due to the major problems with the site, additional comments will be forthcoming based on the revised plan or response comments from the applicant or Architect. k. At least one van accessible parking space with accessible aisle will be required. If the revised site plan indicates that 26 or more spaces can be accommodated, two handicapped parking spaces will be required of which one must be a van accessible space. 5. Bicycle parking facilities are required for this project. The amount of bicycle parking spaces is based on the total amount vehicle parking spaces provided. The ratio of class one and class two varies for each use. Refer to LUC section 3.3.4 for bicycle parking requirements. Refer to development standards 2-09 for the facility requirements. Off-street bicycle parking, including materials for lighting, paving, and security; fully dimensioned layout; location; specific type of rack and the number of bicycles it supports; and the location and type of directional signage. DS 2-02.2.1.A.9 6. Draw sight visibility triangles at the driveway entrance and Hoff Avenue. DS 2-02.2.1.A.10 7. Sidewalks are required for this project. See related comment 4.h. and 4.i. Technically a sidewalk is required from any public right-of-way on which the subject property has street frontage. This site has frontage on both Fourth Avenue and Hoff Avenue and per DS 2-08.4.0, a four-foot wide concrete sidewalk must be provided to the site from each street right of way and must connect to the on site pedestrian circulation. This site has a unique in that the west building elevation along the Fourth Avenue is built on the property line and the Hoff Avenue is a named alley without room for street sidewalks. The requirement is still applicable and compliance would be required or a variance request and approval will be necessary. The sidewalks are in most cases also the accessibility route (handicapped access). The variance cannot waive ADA compliance and will have to be addressed. This may require additional review by the Commercial reviewers for guidance on how to proceed with the ADA compliance. Also as noted in comment 4 all requirements of the vehicular use areas must be met All bicycle requirements must be met and demonstrated on the plan. DS 2-02.2.1.A.12 8. If applicable, draw and label the location, size and type of existing or proposed freestanding signage. DS 2-02.2.1.A.13 9. As has been stated in other comments this site must meet full code compliance including loading zone requirements. The amount of loading spaces required is based on the gross floor area. I have used table 3 of LUC section 3.4.5.3 for calculating the number of loading spaces required. Table 3 was used because most of the uses would fall under the same table. The gross floor area listed on the plan was used to arrive at the required number of spaces required for the overall gross floor area. Per table 3 if the gross floor area is 10,000 and 30,000 square feet, two 12 feet wide by 35 feet long loading spaces must be provided. Maneuverability into and out of the loading spaces must be demonstrated. Per the plan an area has been shown for the loading area. The proposed area does not appear to be sufficient for two loading spaces or maneuverability into and out of the spaces. Revise the plan to provide two loading spaces and demonstrate maneuverability and also revise the loading zone calculation. DS 2-02.2.1.14 10. All easements of records or proposed easements must be drawn on the plan and labeled with the width and purpose including the recordation information, docket and page numbers. DS 2-02.2.1.A.20 11. See the Landscape reviewer comments related to the requirements for landscape borders and screening. DS 2-02.2.1.A.27 12. As requested in comment 4.a, list all the existing and proposed uses including the development designator and subject to section numbers for each use as stated in the Land Use Code. DS 2-02.2.1.A.31 13. The location and type of refuse containers must be drawn and labeled. DS 2-02.2.1.A.32 14. In order for approval of the restaurant use to be approved this site will require many variances to be approved by the Board of Adjustments. The case number, date of approval, and the conditions of approval must be listed on the plan. It may be necessary to add a second sheet for additional drawings and text. A copy of the Board of Adjustments letter must be included with the site plan. DS 2-02.2.1.A.38 15. Legends and symbols used in preparation of the site plan must be in accordance with the City of Tucson Drafting Standards. DS 2-02.2.1.B 16. If applicable a landscape plan must accompany the site plan on the next submittal. DS 2-02.2.1.C 17. Add the calculations related to each use, such as allowed and proposed/required and provided, floor area ratio, vehicle and bicycle parking, loading zones, and building heights. DS 2-02.2.2.A.1 through .6 18. I acknowledge that this site cannot meet full code compliance for most of the requirements if not all. I also acknowledge that in order to continue the site plan review process and approval of the restaurant use multiple Board of Adjustment variances will be required. These comments are not the final comments that may be taken to B. of A. staff for consideration. The revised site plan must be resubmitted for re-review. All possible requirements that can be met must be demonstrated on the plan. Remaining items or requirements that cannot be met will be will go to the board for review and consideration. Final comments for the board can only be made once the site plan has been substantially revised to try to accommodate the requirements. 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. |
| 06/10/2004 | DAVID RIVERA | HANDICAP-SITE | REVIEW | Denied | See zoning comments |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 06/10/2004 | ANGIE SHOFFSTALL | REJECT SHELF | Stop |
| 05/18/2004 | ANY | OUT TO CUSTOMER | Stopped |