Permit Review Detail
Review Status: Completed
Review Details: SITE
Permit Number - T05CM00933
Review Name: SITE
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/13/2005 | JIM EGAN | FIRE | REVIEW | Approved | |
| 04/26/2005 | HEATHER THRALL | ZONING | REVIEW | Denied | DSD TRANSMITTAL FROM: Heather Thrall Senior Planner FOR: David Rivera Principal Planner PROJECT: T05CM00933 1141 S. Tyndall Avenue Remodel portion of residential site to a commercial kitchen, adding dining and storage Site plan 1st Review Transmittal date: May 2, 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. Please label all building areas with their current and proposed uses (i.e. residential storage, commercial storage, shed, etc.). Please be sure to indicate whether the structure is proposed or existing on all structures shown on the site plan. 2. Per Land Use Code Section 3.3.4, a minimum of (eleven) 11 parking spaces are needed for the proposed restaurant and a minimum of (two) 2 parking spaces are required for the residence. The submitted site plan shows twelve (12) parking spaces provided for this project. The project, as proposed, requires thirteen (13) parking spaces. On the resubmitted site plan, please reconfigure the parking areas to show all needed parking spaces. The alternative is to apply for and obtain a Board of Adjustment variance to delete one (1) parking space. See comment 18 to obtain official variance referral comments. 3. Per Development Standard 3-05.2.3.C.2, wheel stop curbing must be located within two and one half (2'6") feet of the front of the parking space. On the submitted site plan, the wheel stop curbing is shown three (3) feet from the front of the parking spaces, differing from the submitted detail drawings. Please revise the site plan to show all wheel barriers positioned in accordance with DS 3-05.2.3.C.2. 4. Please provide the sight visibility triangles for the Tyndall Avenue access point on the revised site plan. 5. Per the American National Standard Institute (ANSI), Chapter 4, Section 406.6, curb ramps (for wheelchair access) shall be located so they do not project into parking access aisles. Please revise the site plan to ensure all handicapped ramps meet this standard. 6. If free-standing signage is proposed for this project, please include the location of the signs and the dimensions on the revised site plan. 7. Please amend the site plan to show the zoning classification on the south side of 22nd Street (SE corner of 22nd/Tyndall) as C-1. 8. Please clarify on the revised site plan if this location has multiple addresses. Staff has reviewed information for this project indicating an address off of 22nd Street is applicable to this site. 9. To address compliance requirements for the two separate primary uses, residential and a commercial food service, please show both the Floor Area Ratio (FAR) and the total lot coverage expressed in square footage and percentage. Lot coverage includes all vehicle use areas and buildings. Be advised, per Land Use Code Section 3.2.2.2.B.1, lot coverage may not exceed seventy (70) percent. 10. If applicable, please show the location, width, type and recordation information for all easements. 11. Please show the floor area for every building on the site. 12. Please note, further comments may be forthcoming after staff review of the revised plans for this project. 13. Should you have any questions on this review, or wish to obtain official Board of Adjustment variance comments for this project, please contact me at Heather.Thrall@tucsonaz.gov or at 791-5550x1156. If you have any questions about this transmittal, please call (520) 791-5608. |
| 05/03/2005 | DOUG WILLIAMS | ENGINEERING | REVIEW | Denied | SUBJECT: Site Review - 835 E. 22nd St. DATE: 3 May 2005 ACTIVITY NUMBERS T05CM00933/T05OT00696 T14S, R13E, Section 25 Engineering Division has reviewed the Subject site plan and approval is not recommended at this time. See "greenlines" provided and include with a resubmittal for reference. Please provide a revised site plan addressing all comments provided, and include a response letter addressing each comment provided below. 1. The site plan must demonstrate conformance to Development Standards (DS) 2-02.2.1 A 32 & 6-01.0 for proposed alley access to this site's refuse provision. More specifically, DS 6-01.2.2 C stipulates that alley service will be provided only where the alleys are constructed in accordance with Development Standard 3-01.0, with a minimum twenty (20) foot width. This standard (DS 3-01.0) requires a minimum structural section for permanent paving of a) 2"of asphaltic concrete on top of 4"of aggregate base course, supported by subgrade compacted to 90% relative density in accordance with the Pima County and City of Tucson Standard Specifications for Public Improvements; OR b) three and one-half (3½) inches of asphaltic concrete supported by subgrade compacted to ninety (90) percent relative density in accordance with Standard Specifications for Public Improvements (DS 3-01.3.1 A 1a). 2. Dimension from the street or alley monument line(s) to existing overhead electric lines (and label accordingly) where potential conflict exists with dumpster service/access (DS 6-01.4.1 & B 2-02.2.1 A 21). 3. Depict sidewalk scuppers where any site drainage may be concentrated (along the western perimeter of the site), for conveyance of 10-year flows (min) under sidewalk areas (DS 2-08.5.1 E & DS 3-01.4.4 F). 4. Depict, label and dimension new FIVE (5)' wide sidewalk to be constructed 2 feet from the back of curb in the Tyndall Avenue right of way (DS 3-01.3.3 A). 5. Depict, label and dimension new SIX (6)' wide sidewalk 2' from back of curb in the 22nd Street right of way, in accordance with Mayor and Council Policy directive for new sidewalks on all major streets and routes (slight deviations in distance from back of curb to clear existing utilities, construct the sidewalk within the right of way, or other similar instances, may be appropriate). 6. See sidewalk detail "greenlines" on sheet 2, and Zoning & Engineering callout note #2 on sheet 1 near the southeast corner of the site. 7. Identify and label any existing curb cuts in the adjacent public rights of way, and provide notation on the plans that any unused curb cuts are to be closed (Chapter 25, Tucson Code). 8. Depict drainage patterns and additional proposed finish grades (DS 2-02.2.1 A 16). 9. Dimension and label the half right of way for 22nd Street, City's Major Streets and Routes (MS&R) Plan based on intersection widening requirements. For information, go to http://www.ci.tucson.az.us/planning/maps/thematic/msr.pdf 10. Depict and label accurate future sight visibility triangles based upon intersection widening and future curb locations for 22nd Street, per the MS&R Plan & Development Standards (DS 2-02.2.1.10 & DS 3-01.5.B 2). 11. Specify a minimum of 10' between sidewall bollards and the enclosure opening, in "dumpster design" detail 10/2. Please address additional greenlines provided on this sheet (DS 6-01.4.0). 12. This proposed ingress/egress does not meet requirements outlined in Sections 5.4 and 6.3.1 of the City's Transportation Access Management Guidelines (TAMG's). Please provide written approval from Traffic Engineering Division for the proposed ingress/egress location - preferably on the site plan depicting the approved location. 13. Revise the notation that the existing 22nd Street half right of way is "per MS&R", and depict each half right of way, fully labeled and dimensioned - 22nd Street's existing and future rights of way have different dimensions. Please note that subsequent comments may be necessary upon resubmittal, depending on the nature and extent of revisions that occur to the plans. If you have any questions, I can be reached at 791-5550, ext. 1189 or via email at Doug.williams@tucsonaz.gov. Douglas Williams Sr. Eng. Associate Engineering Division Development Services Department |
| 05/04/2005 | ANDREW CONNOR | NPPO | REVIEW | Denied | Submit NPPO Application for Exception; include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants. Such documentation includes photographs of the site taken from all sides of the property. Photographs of the site are necessary for NPPO approval per DS 2-15.2.0.C |
| 05/04/2005 | ANDREW CONNOR | LANDSCAPE | REVIEW | Denied | 1. 20% of shrubs in landscape border are required to be 5-gallon size DS 2-06.3.5.F Note: Fifty (50) percent or more of the street landscape border area must have shrubs and vegetative ground cover per LUC 3.7.2.4 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. Provide a 30" continuous screen along street frontages for vehicle use area. per LUC Table 3.7.2-1 Include on landscape plan 30" screen wall indicated in Keynote # 6 on site plan. 4. Any vegetation higher than thirty (30) inches must be located outside of the sight visibility triangle per 3.7.3.4 revise Cassia artemisiodes and Agave americana will typically grow in excess of 4' an acceptable substation would be Lecophyllum candidum (Thunder Cloud) and Agave geminiflora. Replace plants or revise plans as necessary 5. The planting plan and layout calculations will include the following Information: · Locations, size, and name of existing vegetation to remain in place. · Material and areas of inert ground cover. 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. Indicate treatment for landscaped areas. 6. Within a vehicular use area, one (1) canopy tree is required for each 10 motor vehicle parking spaces and 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. Additional tree is required for vehicle use area. 7. Alley refuse service will be provided only where the alleys are constructed in accordance with Development Standard 3-01.0 and with a minimum twenty (20) foot width. Provisions for alley service are noted in Sec. 6-01.2.1.B.1. 8. Include irrigation system design, and layout per DS 2-06.5.4.A and 2-06.5.4.B. 9. Submit Application for Exception; include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants. Such documentation includes photographs of the site taken from all sides of the property. Photographs of the site are necessary for NPPO approval per DS 2-15.2.0.C 10. Remove any plant symbols if not applicable to this site per DS 2-07.0 11. Additional comments may apply. |
| 05/06/2005 | HEATHER THRALL | ZONING HC SITE | REVIEW | Denied | Please see zoning/site plan review comments. |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 05/06/2005 | BETH GRANT | OUT TO CUSTOMER | Completed |
| 05/06/2005 | ANGIE SHOFFSTALL | REJECT SHELF | Completed |