Permit Review Detail
Review Status: Completed
Review Details: SITE
Permit Number - T05CM06045
Review Name: SITE
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/13/2006 | TERRY STEVENS | ZONING | REVIEW | Denied | DSD TRANSMITTAL FROM: Terry Stevens FOR: David Rivera Lead Planner Principal Planner PROJECT:T05CM06045 870 W. Miracle Mile La Paloma Family Services Site Plan Transmittal date:1st Review 1/17/06 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. DS 2-02.2.1.6 Indicate the height of each proposed structure. 2. DS 2-02.2.1.7 The building setbacks indicated along the west property line are to be measured from the back of future curb. Fairview Avenue is on the MS&R map as a 76' wide right of way not 75' as indicated. The book and page indicated is for a corrected plat not for future right of way widths. The future right of way is not indicated for future intersection widening. For a 76' right of way the intersection widening for a distance of 300' from the intersection is to be a 100' right of way and then tapering for an additional 300' to the 76' right of way. The future curb location at the 50' ½ ROW width is 11' in front of the future right of way. The indicated building height of 24.67' is the required setback from the back of future curb based on LUC Sec. 3.2.6.5.B.1 which requires a setback of 21' or the height of the structure whichever is greater. See redlined plans. 3. DS 2-02.2.1.8 Per IBC Sec. 1106.5 one van accessible parking space is required for every six or fraction of six accessible parking spaces. The plans and details do not indicate a van accessible parking space. See ANSI 117.1-2003 Sec. 502 for minimum required size of the parking space and access aisle for a van accessible parking space. A van accessible parking space will be required in the parking lot located north of the Group Home Building as well as in the main parking lot. Provide a detail of the van accessible handicap parking space on the detail page. The handicap parking space indicated north of the Group Home building requires an access aisle which is at the same level as the parking space. The adjacent sidewalk cannot be used as an access aisle. See ANSI 117.1-2003 Sec. 502.5 , Fig. 502.2, and Fig. 502.4. If this space is a passenger loading zone see ANSI 117.1-2003 Fig. 503.3 for stripping and size of space. Vehicle maneuverability in and out may be an issue for this space, clearly indicate how the vehicle will maneuver. A turn around may be required. Per DS 3-05.2.3.C.1 &.2 A vehicular use area must be provided with post barricades or wheel stop curbing designed to prevent parked vehicles from extending beyond the property lines; damaging adjacent landscaping, walls, or buildings; or overhanging adjacent sidewalk areas or unpaved areas on or off site and to prevent vehicles from driving onto unimproved portions of the site. Indicate on the site plan the location of all wheel stops as indicated on the typical detail. 4. DS 2-02.2.1.9 The indicated bicycle parking spaces are located in one location near the entrance from Miracle Mile. The bicycle parking spaces are required to be located near the use they are provided for with the correct required number of spaces for each use. Provide a detail of the specific type of bicycle racks and any required directional signage. 5. DS 2-02.2.1.10 Provide the future sight visibility triangles for both Fairview and Miracle Mile entrances to the project site as well as at the intersection of both streets. 6. DS 2-02.2.1.12 Indicate on the plans the required width of all sidewalks. (minimum 4') 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. 7. DS 2-02.2.1.13 Indicate the type, size and height of proposed signage and, if applies, existing signage 8. DS 2-02.2.114 The location of the loading zone as indicated does not meet the requirements of LUC Sec. 3.4.4.1.B & .1 which requires the loading zone to be located in close proximity to the service entrance of the use it serves. Relocate the loading zone in order to comply with this requirement. Indicate maneuverability for vehicles in and out of the loading zone. 9. DS 2-02.2.1.19 Clearly indicate the future right of way and future curb location for the future intersection widening along Fairview Avenue. See comment #2 and redlined plans. 10. DS 2-02.2.1.20 If applicable, all easements of record must be graphically shown on the plan together with recording docket and page reference. 11. DS 2-02.2.1.25 Provide proposed lighting layout on the site plan or a separate sheet. 12. DS 2-02.2.1.31 In the calculation block on page 1 change the "10 Beds" call out to "10 Residents." In the Land Use Code Data block of page 1 indicate the subject to sections of the LUC for each use. Administrative and Professional Office "31", subject to: Sec. 3.5.13.5 Residential Care Services: Adult Care Service or Physical and Behavioral Health Service "30", subject to: Sec. 3.5.7.8.C.4, .D, and .H (no minimum lot size) 13. See redlined plans for further clarification of the above comments. Please return relined plans with the next submittal. Depending on changes made to the plans and responses to these comments additional comments may be forth coming. If you have any questions about this transmittal, please call Terry Stevens, (520) 791-5550 ext. 2000. |
| 01/19/2006 | TERRY STEVENS | ZONING HC SITE | REVIEW | Denied | see zoning comments |
| 12/07/2005 | JIM EGAN | FIRE | REVIEW | Approved | |
| 12/09/2005 | SUZANNE BOHNET | ENGINEERING | REVIEW | Denied | To: Doug Hawkins DATE: December 15, 2005 FROM: Suzanne Bohnet Engineering Division SUBJECT: 870 W. Miracle Mile Site plan T05CM06045 (First Review) T13S, R13E, Section 35 RESUBMITTAL REQUIRED: Site Plan and Hydrology Report. The Site Plan (SP) and Hydrology Report (HR) cannot be approved as submitted. Please address the following review comments prior to the next submittal. Site Plan: 1. Please include a response letter to the comments along with the corrected copies of the SP. 2. Label existing and future sight visibility triangles per D.S. 2-02.2.1.10. 3. Please clarify what "sign" refers to, located inside both sight visibility triangles for drive on Miracle Mile. 4. Please list estimated cut & fill quantities per D.S. 2-02.2.1.17. 5. Please clarify if the sidewalks on the SP are existing or proposed. Also, detail future sidewalks for future MS&R. 6. The SP labels a 63' Future MS&R curb. Please verify if that is the future MS&R curb or right-of-way. If curb, provide the future ROW plan for landscape requirements, parking requirements, etc. 7. Please clarify if any walls and/or fences will be constructed and, if so, their location. 8. Provide and show truncated domes on all handicap ramps. 9. Add a general note to the SP referencing sheet 4 of 5 (Grading Plan) for specific grading information. 10. Add the basin(s) maintenance responsibility note per S.M.D.D.F.M. 2.3.1.6 C 1 and 2 to the SP. 11. A grading permit and Stormwater Pollution Prevention Plans (SWPPP's) will be required for this project. Submit 3 sets of grading and SWPPP's with text upon completion and submittal of a grading permit application. A detailed grading plan will not be reviewed until a grading permit has been applied for. A grading permit may not be issued prior to site plan approval. Subsequent comments may be necessary, depending upon the nature and extent of revisions that occur to the plans. 12. A Stormwater pollution prevention plan (SWPPP) is required during Grading plan submittal. Contact Paul P. Gilbert at 791-5550. 13. Placement of fill in excess of 2' above existing grade at any location in the outer 100' of the developing site is not allowed and/or shall meet the requirements per D.S. 11-01. Please address. 14. Clarify the planned and/or future use of the northeast quadrant of property. 15. Identify the 2-foot boundary setback for the riprap slopes along the north and east boundaries of the subject property. 16. Note the vertical datum used for all elevations on the site plan. Hydrology Report: 1. Please include a response letter to the comments along with the corrected copies of the HR. 2. The HR states the subject property is not impacted by offsite storm water runoff except for 1.2 cfs of runoff from the Miracle Mile right-of-way. It appears that Miracle Mile will drain to the west and that more than 1.2 cfs will enter the southwest corner of the subject property. Address as necessary. 3. The sub-basins for the Concentration Points must be included as an exhibit to verify the amount of runoff entering the retention basins and included in basin design calculations. 4. The HR describes 3 retention basins but the Grading Plan sheet shows 4 retention basins. Please clarify. 5. Security barriers must be provided for all basins with slopes steeper than 4:1 where water depth exceeds 2 feet per the Stormwater Detention/Retention Manual 3.6.2. Please clarify the depth of water in the proposed basins and, if appropriate, provide the required barrier(s) 6. The proposed retention basin in the southwest quadrant of the subject property, south of the proposed Administrative Office building, and the proposed basin located along Fairview, east of the proposed Group Home building, appear to lie against the building foundations. Please include a geotech assessment to support the proposed location of those two basins. 7. The Threshold Retention Calculation page in Appendix B has an error in Equation 3.3. The total amount of acre-feet is 0.04477, which correctly converts to 1950 cubic feet. Please revise. 8. Show the project address on the cover of the HR. 9. Add the following to the Maintenance section of the HR and on the SP: "The City of Tucson reserves the right to inspect the retention basin(s) to verify scheduled and unscheduled maintenance is being performed. The owner(s) agree to reimburse the City for any and all costs associated with maintaining the retention facilities in the event that the owner(s) fails to do so in a timely manner after being informed of any deficiencies." 10. The HR mentions that vehicular access is not required for two small-scale basins but did not mention the other basin(s). Page 4 of 5 (Grading Plan) of the SP also does not depict the access ramp for maintenance. Please clarify. If you have any questions, I can be reached at 791-5550 x1188 Suzanne Bohnet, Engineer Associate |
| 12/19/2005 | ANDREW CONNOR | NPPO | REVIEW | Approved | |
| 12/19/2005 | ANDREW CONNOR | LANDSCAPE | REVIEW | Denied | 1. Provide a 30" continuous screen within landscape border to screen vehicle use areas form Miracle Mile per LUC 3.7.2-I. 2. Provide a 6' wall to screen loading zone from Miracle Mile per LUC 3.7.2-I 3. 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 trees are required. 4. Landscaping is required along retention basin side slopes, bottom and periphery. Plant materials used in basins shall withstand periodic inundation. A minimum of 20 trees per acre must be provided, 33% of tress shall be 24" box or larger. A minimum of 2 shrubs for each tree is required per DS 10.01. Indicate on landscape plan and revise to include basin treatment for retention basin shown on grading plan to the Northeast. 5. Add note to plan: 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. 6. Plans shall be of sufficient clarity to indicate the nature and extent of the work proposed per DS 11-01.4.1.C. Clearly indicate on grading plan, NPP, and Landscape plans the limits of disturbance and if applicable natural areas to remain undisturbed. 7. Additional comments may apply. |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 01/24/2006 | GBONILL1 | OUT TO CUSTOMER | Completed |
| 01/24/2006 | SUE REEVES | REJECT SHELF | Completed |