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Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Permit Number - T05CM03900
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/06/2005 | HEATHER THRALL | ZONING | REVIEW | Denied | DSD TRANSMITTAL FROM: Heather Thrall Senior Planner FOR: David Rivera Principal Planner PROJECT: S05-154, lot split of 2720 N. Geronimo T05CM03900, garage conversion to residence 2726 N. Geronimo Avenue Site plan 1st Review Transmittal date: September 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. Zoning Review comments provided refer to and identify specific corrections required for either the proposed lot line reconfiguration (lot split process) between 2720 and 2726 N. Geronimo Avenue, or for the proposed single family residence at 2726 N. Geronimo Avenue. It is recognized these lots, addressed 2720 and 2726 N. Geronimo Avenue, were established per the original plat in 1931. These parcels are zoned R-2, with the primary permitted use of these lots limited to residential. It was discovered the only use of 2726 N. Geronimo is a garage, which is not a primary permitted land use. A garage can only be on a residential lot if a residence is existing. Given these circumstances, the property is currently in violation of Land Use Code requirements. To abate this violation, there are two options, to combine lots 2720 and 2726 into one lot, as 2720 has a residence - or convert the garage at 2726 into a residence. This latter option has been presented to staff for review. Staff reviewed both the garage conversion at 2726 and the lot line reconfiguration between 2720 and 2726 in tandem. This was done in recognition the approval of the garage conversion to a residence at 2726 directly impacts the probability to allow the lot split/lot line reconfiguration between the two lots. 2. Staff noted a duplex permit was applied for the garage conversion at 2726 on July 5, 2005 (T05CM03334) and this permit application remains active. To the contrary, a single family residence conversion was applied for the same garage on July 25, 2005 (T05CM03900). Please cancel the unwanted permit. NOTE: The project submitted and reviewed is a single residence. 3. The garage conversion project at 2726 must be approved prior to zoning approval of the lot line reconfiguration between 2720 and 2726 N. Geronimo Avenue. 4.Two pending lot split applications were found in city records for this project. Please ensure the lot split application S05-140, under the address 2726 N. Geronimo, is voided. The lot split/reconfiguration is proceeding under S05-154, under the address 2720 N. Geronimo. 5. Staff noted the lot line reconfiguration was already attempted between 2720 and 2726, with incorrect results. The reconfiguration was recorded as a separate lot altogether, which must be corrected. To ensure correction of this error, new legal descriptions must be written for both 2720 and 2726, reflecting the reduction of land area in 2720 and the expansion of land area in 2726 N. Geronimo. These legal descriptions should be provided to staff for review in the lot split review process. NOTE: Once these legal descriptions are recorded with the Pima County Recorder's Office, an accurate depiction of the lot line reconfiguration project - consisting of only two lots - should be attained. 6. The plans submitted do not appear to accurately depict the shape and dimensions of the structure at 2720, per City of Tucson Department of Transportation aerial photos and plans on file with the city. It appears a structural component attaches the existing duplex at 2720 with the existing garage at 2726. This physical connection must be removed for the lot line reconfiguration project to proceed. Please review and revise all drawings accordingly - showing existing conditions and proposed changes accurately. 7. I acknowledge a permit has been applied for the existing duplex at 2720 to remodel the structure to a single family residence. Should this remodel project proceed, the setbacks applicable between 2720 and 2726 will be equal to: the greater of 6 feet or 2/3rds the height of the exterior building wall. The elevations submitted show the heights of the building walls of the existing duplex structure taken from finished floor rather than finished grade. Please revise the plans accordingly. 8. The driveway areas shown on the submitted site and lot split plan do not match. In addition, the width between driveways, as shown on the lot split plan, are insufficient per Engineering staff. Original Engineering approval has been rescinded and the driveway proposal must be re-reviewed to ensure compliance with Engineering requirements. 9. The lot split site plan does not show the existing shed on 2726, with dimensions, setbacks and height, and the plan must be revised. The lot coverage calculation for 2726 on the lot split site plan should include the shed. 10. Please revise the lot split site plan to clearly depict where the original lot line is located, and where the new lot line will be. The ownership information for each lot is also needed. In addition, the lot coverage percentage proposed for 2720 should be listed, with driveway square footage included. 11. For the residential site plan: revise the lot coverage calculations to refer correctly to the existing "STRUCTURE", not existing "RESIDENCE". On the lot split plan, the height of the building at 2726 is listed at 12 feet, yet on the residential site plan, the height is listed at 11'8", yet wall heights are listed at 13 feet. Further, the notation refers INCORRECTLY to a residential ADDITION, not "STRUCTURE". To further contradict, the lot split plan shows wall heights of a NEW structure at 8 to 10 feet. Please address these discrepancies. 12. Dimension the elevation plans for 2726 N. Geronimo Avenue. 13. A new porch appears to be proposed for 2726, per the elevation plans. Please show the porch on both the site plan and lot split plans, meeting setbacks. 14. Due to the number of corrections requested, and conflicts found on the plans, these projects will require full plan submittal to DSD for code review once the above corrections are done. 15. NOTE: FURTHER REVIEW COMMENTS MAY BE FORTHCOMING. 16. Should you have any questions on this review, please contact me at Heather.Thrall@tucsonaz.gov or at 791-4541x1156. If you have any questions about this transmittal, please call (520) 791-5608. |
| 09/23/2005 | DAVE WITT | BUILDING-RESIDENTIAL | REVIEW | Needs Review | |
| 09/23/2005 | HEATHER THRALL | NPPO | REVIEW | Needs Review | |
| 09/23/2005 | KMEDINA1 | WWM | REVIEW | Needs Review | |
| 09/23/2005 | ANY | ENGINEERING | REVIEW | Needs Review |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 09/23/2005 | KMEDINA1 | OUT TO CUSTOMER | Completed |