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Permit Review Detail

Permit Number: T04OT02441
Parcel: 120071100

Review Status: Completed

Review Details: SITE

Permit Number - T04OT02441
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/03/2005 DAVID RIVERA ZONING HC SITE REVIEW Denied see zoning comments
01/04/2005 Andrew Connor LANDSCAPE REVIEW Denied 1. Landscape plan submittal shall follow criteria indicated within DS 2-07.0

2. A street landscape border, Sec. 3.7.2.4 of the LUC, is a landscape area with a minimum width of ten (10) feet, running the full length of the street property line bounding the site except for points of ingress-egress, refuse storage can not be located within street landscape border.

3. Fifty (50) percent or more of the street landscape border area must have shrubs and vegetative ground cover 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. Interior landscape borders are required for adjacent residential zoned properties per LUC Table 3.7.2-1

6. One (1) canopy tree must be provided for every thirty-three (33) linear feet of landscape border per LUC 3.7.2.4

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

8. Within a vehicular use area, one (1) canopy tree is required for each (10) motor vehicle parking spaces 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) per LUC 3.7.2.3.A.1.a

9. Provide a 30" continuous screen for vehicle use area within landscape border along President St. per LUC Table 3.7.2-1

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

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

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

13. 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.

14. 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

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

16. 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.

17. Submit NPPO plan or Application for Exception per DS 2-15.0

18. Additional comments may apply upon further review.
01/04/2005 ANDREW CONNOR NPPO REVIEW Denied Submit NPPO plan or Application for Exception per DS 2-15.0
01/12/2005 Doug Williams ENGINEERING REVIEW Denied SUBJECT: Site review - 31 W. President St.
DATE: 13 January 2005
ACTIVITY NUMBERS: T04OT02441
T14S, R14E, Section 13

Engineering Division has reviewed the Subject site plan, and approval is not recommended at this time. Please provide a revised site plan addressing the following comments:
1. Provide a note to repair/replace all sections of broken or damaged sidewalks in the public right-of-way. Depict new 5' sidewalk, 2' from back of curb if no sidewalk exists (Development Standard - DS - 3-01.3.3).
2. Specify any new driveway aprons (Section 2, sheet B-1/1) to be constructed in accordance with Pima County/City of Tucson Standard Detail 206 (PC/COT SD 206 - 2003 Ed.).
3. Depict and label sight visibility triangles (DS 2-02.2.1 A 10 & DS 3-01.5.B 2).
4. Provide President Street right-of-way (or half right of way) dimensioning (DS 2-02.2.1 A 19).
5. Identify all fences, walls, and vegetation for screening by type, material, height, locations, and spacing (DS 2-02.2.1 A 27).
6. Provide a typical wall opening detail or details, and include notation for spacing, to assure acceptance of any existing offsite flows (DS 2-02.2.1 A 27).
7. Provide a refuse provision onsite with an enclosure detail, and specify a minimum 5" thick concrete slab with bollards to be placed on the rear and side walls, fully labeled dimensioned. A minimum of 20 feet between sidewall bollards should be noted or dimensioned, and depiction of maneuverability/access to the dumpster - assuring 36' and 50' inside and outside turning radii are met - should also be provided. Dumpster enclosure construction and bin placement must be in accordance with DS 6-01.0 (DS 2-02.2.1 A 32).
8. Provide 18' minimum unobstructed radii at all locations where a Parking Area Access Lane (PAAL) intersects another PAAL, where emergency and solid waste vehicles maneuver (DS 3-05.2.1 C 3 a).
9. Provide all PAAL widths onsite (DS 2-02.2.1 A 11 & DS 3-05.2.1 C 1).
Additional comments may be necessary upon resubmittal, depending on the nature and extent of revisions that may occur to the plan. If you have any questions, I can be reached at 791-5550, extension 1189 or via email at: Doug.williams@tucsonaz.gov

Douglas Williams
Sr. Engineering Associate
Engineering Division
Development Services Department
12/16/2004 Jim Egan FIRE REVIEW Approved
12/27/2004 David Rivera ZONING REVIEW Denied DSD TRANSMITTAL

FROM: David Rivera Senior Planner

FOR: Patricia Gehlen Principal Planner

PROJECT: T04OT02441
Multifamily Residential
31 West President Street
Site Plan

Transmittal date: 1st Review January 3, 2005

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. The drawing must be drawn at an Engineering scale no smaller than 1"=60'. List on the plan the scale that the plan has been drawn. All text must be a minimum 12 point. The text on the plan does not appear to be 12 point. Revise the text height as required. DS 2-02.2.1.A. and A.1

2. Per the submitted site plan, a lot line reconfiguration is proposed. A separate lot split/reconfiguration application and fee is required to process the proposed reconfiguration. A drawing or survey drawing depicting the new lot lines with distance and bearings must be submitted for review with the next site plan submittal package. Also the new legal descriptions that describe the two new lot configurations must be submitted. I will review the information listed on the site plan, which demonstrates that the development criteria for each use on each lot meets, the minimum requirements. Please keep in mind that this site plan will be reviewed for full code compliance.

The legal description on the site plan must be revised to match the new lot configurations. DS 2-02.2.1.A.2

3. Add a location map to the site plan sheet. The location map must cover a one square mile area and must be drawn at a scale of 3" = 1 mile. The location map drawing must include all major streets, and the streets on which the property fronts. The section corners must be labeled, street names must be labeled, and rail road if within the one square mile area. The section, township and range in which the property is located in must be listed below the location map. See redlines. DS 2-02.2.1.A.4

4. Label the new lot line distance and bearings for both lots based on the proposed lot reconfiguration. DS 2-02.2.1A.5

5. This plan is being reviewed for full code compliance. All site content and specifications per development standards 2-02 apply and must be depicted, drawn or demonstrated on the site plan. List the building setbacks from all existing buildings to all property lines and setbacks between buildings. DS 2-02.2.1.A.7

6. As mentioned in comment 5, this site must meet full code compliance. One of the requirements is for the required number of parking spaces. Based on the number of bedrooms for each existing building with the reconfigured lot a total of five parking spaces are required. The plan depicts five spaces on site as required. What is not allowed is required parking on the street. Please remove any annotation related to on-street parking. In addition to the parking requirements the vehicular use area must meet standards as specified in development standards 3-05 for vehicular use areas. Please address the following items. DS 2-02.2.1.A.8

a. Dimension and label the 24-foot PAAL (Parking Area Access Area Lane).

b. A two-foot setback from the edge of the PAAL and the property line or edge of block wall is required along the west side. An extruded curb must be provided in this area, see redlines.

c. The vehicular use area must be completely paved. Label all vehicular use areas and add a paving note and add detail drawing or cross section of the pavement area.

d. If wheel stops are proposed for all parking spaces please insure that the wheel stops are located two and one-half feet from the front of the parking spaces to the tire side of the wheel stop. At locations where a parking space abuts a sidewalk the wheel stop must be provided unless the sidewalk is constructed at six and one-half feet wide.

e. Any parking space that abuts a vertical object such as a wall that is six inches in height or taller must be designed so the space is ten feet wide.

f. A four-foot wide sidewalk in front of the parking spaces must be provided and must connect to the onsite pedestrian sidewalk/circulation. This sidewalk must also be accessible with access ramps if necessary. The sidewalk must be physically separated from the vehicular use areas.

g. Per a conversation with Wayne Bogdan regarding the approved Board of Adjustment variances approved per case number C10-01-44 it has been determined that because the concept on which the variances were approved the number of parking spaces required for the east parcel must be reduced to six spaces. Spaces 7 and 8 must be removed from the plan. If the additional spaces are to be provided as shown on the plan, per Wayne a new board of adjustment application and approval may be required. Tandem parking spaces are not allowed for commercial developments. (Three residential units area considered as a commercial site for purposes of applying the land use code criteria and development standards.

7. Both far and near side sight visibility triangles at the driveway entrance must be drawn labeled and dimensioned. The pedestrian triangle is not applicable for this development. No object taller than 30 inches nor lower than six feet is allowed within the SVT. Per a site inspection by me on December 28th 2004 it was noted that a wall has been constructed on the property line along the east, north and west property lines. These walls are within the sight visibility triangles and may have to be removed unless a successful DSMR approval is granted. In addition the screen walls must be placed behind the landscape borders. See the engineering review comments related to this item. DS 2-02.1.A.10

8. Please delineate, dimension, and label the pedestrian easement as noted in the proposed easement document. I will review the easement proposal on the next submittal to insure that the proposed easement document matches the drawing. If the easement location is approved without issues please record all easements proposed and attach a drawing depicting the easements. A copy of all recorded documents must be provided with the site plan prior to final approval. The easement location, width, purpose, and recordation information must be depicted on the drawing or on a separate sheet. Add as the requested information as requested. DS 2-02.2.1.A.20

9. The right-of-way information must be drawn, dimensioned and labeled on the plan. See engineering comments related to this item. DS 2-02.2.1.A.21

10. If applicable indicate on the plan any existing or proposed freestanding lighting. The location, type, and height of poles must be labeled. DS 2-02.2.1.A.25

11. See the Landscape Reviewer comments related to requirements for landscape borders, screening and NPPO. DS 2-02.2.1.A.27

12. The refuse container must be located on site. Indicate on the site plan the location, type or size of the refuse container proposed or required for this development. Refuse container, location and size must be approved Environmental Services. Please see engineering review comments related to this item. DS 2-02.21.A.32

13. List on the site plan the Board of Adjustment case number and list the variances requested and the variances approved and any conditions of approval. DS 2-02.2.1.A.38

14. Please add a legend and symbols used to complete the site plan drawing. DS 2-02.2.1.A.B

15. Please review all calculations related to the uses on both sites and revise as required. See redlines for more information. DS 2-02.2.2.A. through .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
01/14/2005 LISA LESNY OUT TO CUSTOMER Completed
01/14/2005 ANGIE SHOFFSTALL REJECT SHELF Completed