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Permit Review Detail
Review Status: Completed
Review Details: REVISION - SITE
Permit Number - T05CM04911
Review Name: REVISION - SITE
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/05/2007 | DAVE MANN | FIRE | REVIEW | Denied | The increases in IBC Section 508 only apply when the first floor is parking. |
| 06/15/2007 | DAVID RIVERA | ZONING HC SITE | REVIEW | Denied | see zoning comments |
| 06/19/2007 | ANDREW CONNOR | LANDSCAPE | REVIEW | Denied | 1. A street landscape border, per 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(s) bounding the site except for points of ingress-egress. Refuse enclosure cannot be located within street landscape border 2. Fifty (50) percent or more of the street landscape border area must have shrubs and vegetative ground cover per LUC 3.7.2.4 3. Indicate square footage of all landscaped areas and calculation of the percentage of vegetative coverage per DS 2-07.2.2.2.g. 4. A 30" continuous screen along street frontages for vehicle use area must be provided per LUC Table 3.7.2-I. 5. Revise the landscape plan to show the locations the height of any proposed or required screens per DS 2-07.A.3. 6. Shrubs located in planting areas within vehicular use areas at the intersections of drives will be of a type that grows to no more than thirty (30) inches in height. Any other planted area that may potentially obscure a driver's view of oncoming pedestrians, bicyclists, or vehicles is also subject to this requirement. 7. Add Note to landscape plan: A minimum 2-inch layer of organic or inorganic material (decomposed granite, rock mulch, or other material). Will be used as ground cover under and around the vegetation, in landscaped areas to help cool soil areas, reduce evaporation, and retard weed growth per DS 2-06.5.2.C. 8. All landscape areas will be depressed to accept water flow from roofs, PAAL, and parking areas. Show by detail or spot elevations how landscape areas will accommodate water harvesting. 9. Note: The site plan and landscape plan must show identical site layout to avoid conflict between the two plans. Ensure that all changes to the site plan are reflected on the landscape plan. 10. Include with re-submittal approval documentation. Indicate on the lower right hand corner of the site plan, the variance or DSMR case numbers, date of approval, and any conditions imposed. 11. Additional comments may apply. |
| 06/19/2007 | JOE LINVILLE | NPPO | REVIEW | Approved | Exception |
| 06/28/2007 | DAVID RIVERA | ZONING | REVIEW | Denied | DSD TRANSMITTAL FROM: David Rivera Principal Planner PROJECT: T05CM04911 (Revised) 44 E Broadway Blvd. Site Plan TRANSMITTAL DATE: June 15, 2007 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. It is acknowledged that the plan is to be revised to relocate approved garage parking and add additional retail square footage on the ground floor (Parking Garage). It is further acknowledged that an MDR has been processed. Please address the following comments and re-submit for review. 1. There appears to be discrepancies on the actual building square footages between the approved and proposed site plan. While it is clear that the approved plan does dot include the proposed retail square footage the building footprint square footages vary between the two. Please review both plans and ensure consistency between the two. Based on the revised plans the building expansion appears to be greater than 25%, which will result in full code compliance for the expansion area and its elements. Again it is important to ensure consistency between the two plans. Additional comment may be forthcoming on this issue and may affect parking, floor area ratio and lot coverage. DS 2-02.2.1.A.6 The approved plan was never approved with outside dining as indicated on the revised plan. Revise the note to state proposed or new outside dining. Shade structures that overhang unto the parking lot area must have a 15-foot clearance from design grade. Indicate the height of the canopy structures. 2. As indicated in comment one, it appears that the building expansion is greater than 25% and therefore additional parking for the retail use must be provided. The parking must be provided on site or on the same block within 600 feet of the use it serves. Per LUC section 3.3.4.6.1.B (Downtown Redevelopment District), the parking ratio for the retail can be calculated at one space per 300 square feet of the proposed retail GFA. With regards to the parking requirements for the residential use, one space per unit must be provided on site or within the same block. Per notes on the revised plan the parking is to be provided on a parking lot across the exiting development. A Board of Adjustment variance would be required to allow any required parking on another block. Contact Russlyn Wells for information on the variance process. Revise the parking calculations as required If the Board of Adjustments approves the variance for the residential parking spaces, a site plan of the existing parking lot must be submitted for review. The site plan should be inclusive of this development review process. In addition if other downtown uses have parking agreements with the owner of the parking lot the specific use and number of parking spaces for each use must be listed on the parking lot site plan. The parking lot must be designed to meet the standards as detailed in Development Standards section 3-05. DS 2-02.2.1.A.8 As a side note, a colleague and I did a site inspection of 44 E. Broadway and noticed that a new access ramp and railing was constructed on the adjacent parking lot (northwest section next to the building). The site plan submitted does not include this ramp and does not take into account that one to two parking spaces may be lost as a result. The ramp and use with cross access and easement must be indicated on the plan. 3. Revise the bicycle parking calculations to include the number of spaces required for the residential use. Provide details drawings for the class one and two facilities. The development standards have been revised to include specific types of class two facilities that are acceptable and ones that are not. Add the detail drawings to the site plan and include the following information on the details, dimensions, type of rack and number of bicycles each facility supports and ensure that the facilities comply with DS 2-09.5.0. Review development standards 2-09.5.0 Bicycle Parking Layout and Security Measures. DS-2-02.2.1.A.9 4. Draw and label the required truncated domes at all onsite access ramps and required access ramps at driveways. A note for the abandonment of a pedestrian easement has been added to the plan. The abandonment of the pedestrian easement will eliminate any pedestrian access that will be available to street pedestrians. The proposed loading zone has replaced driveway that was proposed per the previous approved plan where the sidewalk would have provided pedestrian access via a crosswalk. The sidewalk or walkway may not be placed in the loading zone area. At this time it is requested that the abandonment of the pedestrian easement is re-visited. DS 2-02.2.1.A.12 5. Draw all sight visibility triangles per development standards 3-01. DS 2-02.2.1.A.10 Structures such as signs, refuse enclosures, or parking spaces may not be placed within sight visibility triangles. Redesign of the triangles will be necessary to ensure that the items mentioned above do not interfere with sight visibility. See additional comments by the Engineering reviewer. 6. Loading zones must be located on site. It is acknowledged that an MDR is to be processed to allow the loading space on street. Demonstrate maneuverability into and out of the loading zone. DS 2-02.2.1.A.14 7. If applicable indicate existing or proposed lighting layouts on both parking lots. The type of light poles and heights must be listed. DS 2-02.2.1.A.25 8. See the landscape reviewer comments related to landscape borders and screening. DS 2-02.2.1.A.26 and .27 9. List the case applicable case number for the condominium development. The case number should be listed in the lower right corner next to the title block. DS 2-02.2.1A.29 10. There is a note on the plan and in the calculation text block that is specific to outdoor dining. There is no indication anywhere on this plan for a restaurant. List the restaurant use and list the gross floor area of the use. DS 2-02.2.1.A.31 11. See engineering comments related to the type of refuse container required and the proposed location and access criteria. Ds 2-02.2.1.A.32 12. Please list any special review and approval processes that apply to this development. The type of application, date of approval and conditions of approval must be listed. DS 2-02.2.1.A.38 13. Please ensure that all land use code calculations related to vehicle and bicycle parking, loading zones, floor area ratio and lot coverage are revised based on changes made to the plan. DS 2-02.2.2.A.1 through .6. 14. As indicated in a previous comment, a site plan is required for the Jackson street parking lot. The site plan must include any applicable development criteria information for the use. Unfortunately the specific use of "Parking" is not listed in the O-3 zone. A letter that establishes non-conforming status must be submitted with the next site plan submittal. 15. All text height must be a minimum of 12 point. Revise all text that does not meet this minimum requirement. 16. Label the setback distance from the back of curb along Broadway Blvd. to the edge of the shade structures in the front of the building. The minimum building setback is based on the greatest of 21 feet or the height of the structure. The setback must be labeled. A Board of Adjustment variance will be required if the setback cannot be met. If you have any questions about this transmittal, please call David Rivera, (520) 791-5608. C:\planning\cdrc\DSD\T05cm04911R07.doc |
| 06/28/2007 | PATRICIA GILBERT | ENGINEERING | REVIEW | Denied | DATE: July 3, 2007 ACTIVITY NUMBER: T05CM04911 PROJECT NAME: Lofts and Retail PROJECT ADDRESS: 44 East Broadway Blvd. PROJECT REVIEWER: Patricia Gilbert, Engineering Associate The following items must be revised or added to the site plan. Please include a response letter with the next submittal that states how all comments have been addressed. RESUBMITTAL REQUIRED: SITE PLAN 1. The lengths for the sight visibility triangles (SVT) for Jackson Street and Broadway Blvd. are not legible due to the font size. Revise the font size for the SVT lengths to be at minimum 12 point. DS 2-02.2.1.A.10. 2. Be advised all lettering and dimensions will be the equivalent of twelve point or greater in size. The purpose of this requirement is to assure that the lettering is legible when reproduced or microfilmed for record keeping purposes. Revise all lettering to be at least 12 point. 3. A landscape plan has been submitted with the site plan, for plan clarity and legibility it is recommended to remove the landscape symbols it avoid interference with the required site plan information. 4. All new development is required to provide a 5' sidewalk along the street frontage of a local road. The revised plan shows an 8' wide sidewalk easement to be abandoned. It is not clear on the plan if this easement is to be replaced with another sidewalk easement. Clarify intent in the response letter and revise the plan to show at minimum a 5' sidewalk along the street frontage. Be advised if the sidewalk is located on private property a sidewalk/pedestrian access easement will be required. DS 2-02.2.1.A.12., DS 3-01.3.3.A. 5. Detectable warnings (truncated domes) will be required at all curb access ramps or at any area where the sidewalk is flush with the asphalt. It is acknowledge a general note has been provided on the plan regarding truncated domes. The site plan will be utilitized as a construction document (rather than a grading plan) for the site infrastructure and also utilized by the Engineering Division Inspectors for inspection purposes. The site plan must call out the truncated domes at all required locations within the ROW. Revise appropriately. DS 2-02.A.2.1.12 ICC/ANSI A117. 1-2003 Sec. 406.13 6. Stormwater must be accepted and released from developments essentially at the same locations, and with the same magnitudes, as encountered under natural or existing conditions. That said if the new parking area is going to have new asphalt provide finish grades in effort to determine if the existing drainage patterns are maintained. If the parking lot is only going to be restriped indicate on the plan. DS 2-02.2.1.A.16. 7. Provide "right turn only" signage at the entrance/exit drive for Broadway Blvd. DS 2-02.2.1.A.18. 8. Per the Transportation Access Management Guidelines (TAMG) for ingress/egress to a local street 18' curb returns and for arterial roads a 25' curb returns are required. Indicate 18' curb returns for the ingress/egresses to Jackson Street and 25' curb returns for Broadway Blvd. This office acknowledges this project is not a typical commercial/residential project and may not be able to meet code requirements. For the ingress/egress design onto the public roads it is recommended to contact Jose Ortiz from Traffic Engineering with the Department of Transportation at 837.6730. If an alternative solution is accepted by Traffic Engineering provide in writing the approved alternative solution. TMAG was adopted on March 17, 2003 by Mayor and Council. 9. If applicable based on the above comment revise keynote 26 to reflect the solution. 10. New development will provide on-site refuse storage, collection, and pick up area with service access from within the property. The current proposal does not meet Development Standard 6-01 and will require a Development Standards Modification Request (DSMR). It is recommended to speak with Andy Vera from Environmental Services for preliminary approval prior to submitting the application and paying fees. He can be reached at 791.5543 extension 1212. Please contact Patricia Gehlen, Community Design Review Committee (CDRC) Manager for DSMR submittal criteria. |