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Permit Review Detail

Permit Number: T05CM02739
Parcel: 11306203A

Review Status: Completed

Review Details: SITE

Permit Number - T05CM02739
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
06/23/2005 JIM EGAN FIRE REVIEW Denied 1. Provide minimum 25 ft. turn radii for 20 foot wide drive.
2. Fire sprinkler underground piping cannot be installed under slab. Nor can buiding be constructed over existing underground pipe.
3. Fire sprinkler riser location is not acceptable.
4. Provide complete fire sprinkler system design criteria on
plan.
07/05/2005 BLANCA ESPINO ENGINEERING REVIEW Denied Site Plan
1. Please include a response letter with the next submittal that states how all comments have been addressed. Include plans/redlines from previous plan submittal.

2. Indicate contour intervals along with the north arrow, and scale. This should be placed together. D.S. 2-02.2.1.A.1

3. Indicate legal property description. D.S. 2-02.2.1.A.2 See Zoning desk for a lot combination application/requirement.

4. Indicate locations of downspouts and sidewalk scuppers. D.S. 2-02.2.1.A.6 Sidewalks shall be flood free for all storm discharges of up to a ten (10) year flood event. Add note, "All roof spouts will be routed under any adjacent sidewalk." D.S. 2-08.3.1 & 4.1.E

5. The existing signage will have to be relocated. D.S. 2-02.2.1.A.13 Correct and revise.

6. Indicate if street is Public or Private. Fort Lowell Road is a MS&R with Future R.O.W. of 100 feet which intersects with Tucson Blvd., requiring a widening of 120 feet and tapering into 100 feet. Closed unused driveways. Show adjacent driveways. D.S. 2-02.2.1.A.18

7. Dimension and label existing, future and widening right-of-way, including any applicable Major Streets and Routes (MS&R) Plan right-of-way. D.S. 2-02.2.1.A.19

8. Dimension from street monument lines to existing and proposed curbs, sidewalks, driveways and utility lines. D.S. 2-02.2.1.A.21 All text is to be equivalent of twelve (0.12") point or greater in size. Correct text for grade break. Use a different line weight to indicate Future sidewalk area. Correct and revise.

9. As per the Federal ADA requirements, all wheel chair ramps shall have the Truncated Domes instead of the standard grooves shown on City of Tucson Standard Detail 207. Aside from the Truncated Domes, the wheel chair ramps shall be constructed in accordance with Standard Detail 207.

10. Indicate existing topographic contours at intervals not exceeding two (2) feet 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

11. Indicate refuse container location, size and access thereto fully dimensioned. Demonstrate vehicle maneuverability fully dimensioned. Indicate a refuse enclosure detail as per D.S. 6-01.4.2

12. A grading review is required. Submit 2 copies of grading plan, drainage report and SWPPP report and a copy of a stamped approved Site Plan for approval of a grading permit.

13. Use different line weights for existing and proposed symbols; property boundary line, existing, curb, proposed curb, existing wall and or proposed wall, also section line could be lighter to identify the centerline. Existing lines should be a light line weight and broken, proposed lines should be dark and solid as per PC/COT Standard Detail # 100, Sheets 1-8.

Drainage Statement
1. As per the drainage statement it indicates the existing building is 9,700 sq. ft. increasing to 23,392 sq. ft. which is almost two and a half larger than the existing size. Indicate the square footage of the building footprint only. Indicate percentage increase in impervious surface.

2. Indicate Retention basin location and a dimensioned cross-section detail.

3. Demonstrate where and how the on-site drainage will be collected for the west and east sides of the buildings.

4. Indicate Q flows.
07/14/2005 TERRY STEVENS ZONING HC SITE REVIEW Denied see zoning comments
07/14/2005 TERRY STEVENS ZONING REVIEW Denied DSD TRANSMITTAL

FROM: Terry Stevens FOR: David Rivera
Senior Planner Principal Planner

PROJECT:T05CM02739
2411 E. Fort Lowell Rd.
Demo. and Expansion
Site Plan

Transmittal date: 1st Review 7/08/05

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 lot dimensions provided do not match the County Assessors recordation. The property is shown as two separate parcels. An assessors tax code combination and a lot combination covenant will be required. See attached forms. Provide recordation information indicating that the combination has been completed. DS 2-02.2.1.5

2. There have been two site plans submitted by different engineers. Provide the required information on the civil site plan. Cross reference any needed details to the civil site plan that will be used for review.

3. Provide the last stamped and approved site plan for verification of existing building heights, setbacks, uses, PAALs, etc. The plan is indicating an existing 40' in height steeple where as the maximum height allowed in an R1 zone for this use is 25' with a 10' embellishment unless it was indicated on a previously approved plan.

Clearly indicate the use of the existing pavement area to the north of the building. If this is to be used for vehicular use a PAAL, shy area, and pedestrian refuge area will be required along the west side of the property at the existing building. Additional comments may be forth coming.

Remove all existing conditions proposed for demolition from the building foot print (civil site plan) and clearly indicate with dimensions the new construction area. DS2-02.2.1.6

4. The indicated uses of Religious and Commercial Day Care require a clear indication of square footages for each use. Clearly indicate on the plans how the Day Care portion of the proposed project will meet the requirements of the LUC Sec. 2.3.4.D.2.b Child care subject to: Sec. 3.5.4.3.A, .B, .C, .D, .E, .F.1, and .G.4
Demonstrate how this facility will comply with the following by response, graphically, and or notes.

Child Care in Residential and Office Zones Criteria.
A. Dispersal. A six hundred (600) foot separation between child care centers in residential zones is required. Child care centers that provide only before- and after-school programs at elementary and secondary school sites are not considered for the purposes of this separation. The separation distance is measured from property lines, except in the case of a child care center on a mixed use development site where the separation is measured from that portion of the site devoted to the child care use.
B. Licensing. If licensing is required by the State of Arizona for the use, proof of such licensure shall be provided prior to issuance of a certificate of occupancy. (Ord. No. 9392, ยง1, 5/22/00)
C. Hours and Days of Operation. Child care centers adjacent to R-3 or more restrictive zoning are limited in hours of operation to 6:00 a.m. to 7:00 p.m. and to operation Monday through Friday only, except as provided in Sec. 3.5.4.3.I.
D. Building Setback. The minimum setback from all property lines adjacent to R-3 or more restrictive zoning is twenty (20) feet unless the setback requirements of the zone are greater. Buildings may be located closer than twenty (20) feet to such property lines if there are no openings on the side of the building Adjacent to R-3 or more restrictive zoning, in which case the setbacks in the general provisions of the zone apply. If the building wall is parallel to the property line, only that side of the building facing the property line must have no openings; if the building is not parallel to the property line, there may be no openings within twenty (20) feet of the property line. For the purposes of this Section, "no openings" means all windows and doors are closed by fixed walls or nonoperable windows. Where openings are not allowed, an emergency exit door, which can only be opened from inside the building and has an alarm, is allowed.
(See Illustration 3.5.4.3.D.)
E. Recreational Areas. Minimum distance of outdoor recreational areas, including, but not limited to,
Swimming and wading pools, ball fields, and playground equipment, to any adjacent property in R-3 or
More restrictive zoning is twenty-five (25) feet. Where abutting a street or alley, the setback is measured To the centerline of a right-of-way. A wall is required between a recreation area provided on site and Adjacent to R-3 or more restrictive zoning.
F. Number of Children. The maximum number of children cared for is as follows.
1. Thirty (30) children.
G. Site Size. The minimum required site size is as follows. In no case will a site larger than ten (10) acres be required.
4. Fourteen thousand (14,000) square feet in R-1, R-2, and O-2. (DS2-02.2.1.6)

See Landscape Reviewers comments regarding additional requirements.

5. Fort Lowell is a MS&R an therefore may be widened in the future. Indicate on the site plan future curb and sidewalk, distance from future curb to future property line, and future property lines. The parking spaces located in the future right of way cannot be used towards compliance for number of required parking spaces. Provide a separate site plan showing how the site will meet parking requirements if at such time the road is widened or revise this site plan to conform to the LUC. See LUC Sec. 2.8.3.5.C, &.3. A MS&R recorded covenant will be required if a future site plan is to be used.

C. Permitted Use of MS&R Right-of-Way Area. The area between the MS&R right-of-way lines is also referred to as the MS&R right-of-way area, whether publicly or privately owned. It may be used in addition to roadway improvements in conjunction with and accessory to development on abutting properties, as follows.
3. That, if the improvement is for off-street parking, such parking must be in addition to the amount required for the existing use(s), and the area must be fully improved as required for any parking area. The screening and landscaping required by Sec. 3.7.0, Landscaping and Screening Regulations, for vehicular use areas, street landscape borders, and Gateway Routes may be located temporarily in the MS&R right-of-way area until such time as this area is used for right-of-way purposes. Upon elimination of the parking area, the required screening and landscaping, as specified on the site plan required by Sec. 2.8.3.5.F, will be moved to the location specified on the site plan at no cost to the City. (See Illustration 2.8.3.5.C.3.)

6. The parking spaces along the east side of the property must be provided with wheel stop curbing to prevent damaging adjacent landscaping or walls. DS 3-05.2.3.C.1

7. The curbing shown on the ends of the center aisle of parking must extend the full required length of the adjacent parking spaces. Also see fire reviewers comments regarding radius of curbs in the same area. See red lined plan.

8. Provide off-street parking, including fully dimensioned layout, location, parking spaces' size and number, and typical parking space details for both handicapped and standard spaces, together with access thereto. DS 2-02.2.1.8

9. Provide 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 2-02.2.1.9

10. Clearly indicate how the sidewalks will be physically separated from any vehicular travel lanes. See DS 2-08.4.1

11. The pedestrian circulation path is interrupted by the drainage channel indicated. Provide a cross section detail showing how the drainage channel will meet ANSI Standards for an accessible route.

A handicap ramp is missing at the sidewalk at the north end of the pedestrian cross walk adjoining the sidewalk.

Access ramps at crosswalks connecting to sidewalks must be provided. In addition Truncated Dome (early warning systems) must be added to all access ramps where transitioning from the pedestrian area to the vehicular use area or at HC access aisles transitioning to the sidewalk area

12. The pedestal sign indicated cannot be located in the existing or future sight visibility triangles. Provide the location, type, size, and height of any other freestanding signage including billboards, if applicable. DS2-02.2.1.13

13. If applicable, provide all easements of record which must be labeled, dimensioned and graphically shown on the plan together with recording docket and page reference. DS2-02.2.1.20

14. If applicable, provide existing and proposed freestanding lighting layout and type. DS 2-02.2.1.25

15. Upon reviewing the building plans, there is a question as to the indicated use of Day Care. All the rooms in the new portion of the building are labeled as "class rooms". Should the correct use should be Educational? Please clarify. Based upon the response further comments may be forth coming.

16. Indicate the refuse container location, size and access thereto fully dimensioned. See engineering comments. DS 2-02.2.1.32

17. As per DS 2-02.2.1.14 provide the location of required loading zones and maneuvering areas. See LUC Sec. 3.4.5.3. for number required for the Commercial Services Use Group which a Day Care Use is under. It appears the Day Care use area is approximately 17,000 square feet thus requiring a minimum of 2 loading zones

18. The expansion area calculations provided should only include square footage for the foot print of the existing and proposed structures.

19. Provided motor vehicle parking and bicycle parking calculations which clearly indicate the allowed and proposed parking spaces required for both uses and what the calculations are based on.(square footage of building, seating, etc.) See LUC Sec. 3.3.4

RELIGIOUS USE Motor Vehicle: SB. One (1) space per five (5) fixed seats or one (1) space per fifty (50) sq. ft. of floor area of all combined areas of assembly where religious services are held.
Bicycle: Eight (8) percent - ten (10) percent Class 1 and ninety (90)
percent Class 2.

COMMERCIAL SERVICES USE GROUP
Motor Vehicle: SA. One (1) space per two hundred fifty (250) sq. ft. GFA.
Bicycle: Eight (8) percent - all Class 2.


20. Based upon the information and response comments provided when the plans are resubmitted further comments may be forth coming.

If you have any questions about this transmittal, please call Terry Stevens, (520) 791-5550 ext. 2000.
07/18/2005 ANDREW CONNOR NPPO REVIEW Approved
07/18/2005 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. Street landscape borders shall be a minimum of ten (10) feet wide as measured from the street property line. On streets designated as Major Streets and Routes (MS&R), the street landscape border is measured from the MS&R right-of-way line as determined by Sec. 2.8.3.4.

2. An approved site plan is required indicating how the project will comply with LUC requirements when the MS&R right-of-way can no longer be used as part of the site. Such plan is to be an exhibit to an executed covenant for recordation stating the responsibility of the property owner, successor, or assignee as to the removal of improvements and compliance with the LUC at no cost to the City per LUC 2.8.3.5.F

3. Provide a 5' wall to screen vehicle use area from residential zoned properties per LUC 3.7.2-I.

4. Provide the location refuse storage and a 6' wall is required to screen form residential zoned properties per LUC 3.7.2-I

5. Indicate the use of the existing pavement area to the north. If used for vehicular use additional canopy tree requirements may apply per LUC 3.7.2.3.A.1.a

6. All disturbed areas shall be treated with ground cover such as decomposed granite to help reduce dust pollution per LUC 3.7.2.7. Provide treatment or clarify use of the existing dirt area indicated on site plan.

Final Status

Task End Date Reviewer's Name Type of Review Description
07/19/2005 KMEDINA1 OUT TO CUSTOMER Completed