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Permit Review Detail

Permit Number: T05OT00735
Parcel: 11308160A

Review Status: Completed

Review Details: SITE

Permit Number - T05OT00735
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
04/01/2005 JIM EGAN FIRE REVIEW Approved
04/12/2005 PATRICIA GILBERT ENGINEERING REVIEW Denied DATE: April 12, 2005
ACTIVITY NUMBER: T05OT00735
PROJECT NAME: Posse styling Emporium Hair Salon
PROJECT ADDRESS: 1000 East Fort Lowell Street
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. Add bearings to the lot dimensions. DS 2-02.2.1.A.5.

2. What is the length of the shown sight visibility triangles (SVT)? Is the SVT existing or future? It appears the SVT is the existing SVT. Clearly label and give the length for the shown SVT. DS 2-02.2.1.A.10.

3. This property is subject to intersection widening per the Major Streets & Routes Plan. Whenever two MS&R streets intersect both streets are subject to intersection widening. Refer to the lower lefthand corner of the MS&R Base Map for the dimensions on a 100' (Fort Lowell) and 64' (Park Ave) full ROW intersection widening. The map can be found at this web address, http://www.tucsonaz.gov/planning/maps/thematic/msr.pdf. Revise accordingly.

4. Are the shown ROW dimensions existing or future or both future and existing? Clarify on the plan. Label accordingly.

5. The 64' and 100' ROW width for Park Ave and Fort Lowell are considered to be the future ROW dimension. Include the word "future" on the label of each MS&R ROW dimension. DS 2-02.2.1.A.19.

6. Include future SVTs for Park Avenue and Fort Lowell Road. Label and dimension. DS 2-02.2.1.A.10.

7. The current proposal has a parking space located within the far side SVT off of Fort Lowell Road. Lines of sight will not be obscured between 30 inches and 6 feet through the triangular area. The parking space obstructs a clear line of sight. Revise the site plan to show the parking space in a different location. DS 3-01.5.1.A.1.

8. In addition to the above comment, the all the future SVTs will have parking spaces located within the sight triangle. This does not meet the requirements of DS 3-01.5.1.A. Remove all the parking spaces located within the future sight triangle.

9. Alleys are to be used for utility placement, provision of sanitary services, and as a secondary point of access to the property. The current proposal utilizes the alley as a primary point of access for the back of the commercial structure and the parking spaces. Revise the plan to show all access off of Park Avenue and Fort Lowell Road. DS 3-01.6.6.

10. Demonstrate vehicle maneuverability for the loading space. Fully dimension the maneuvering area. DS 2-02.2.1.A.14.

11. Show drainage patterns, proposed finish floor elevations and finish grades. DS 2-02.2.1.A.16.

12. Sidewalks must be flood free for up to the 10-yr. event. Add a note on the plan, "All roof down spouts on all structures must be routed under any adjacent sidewalk." DS 2-08.4.1.E

13. Dimension form street centerline to existing and future curb and sidewalk location. DS 2-02.2.1.A.21.

14. Show existing topographic contours at intervals not exceeding 2 feet and/or spot elevations as pertinent and Bench Mark based on City of Tucson Datum, including City Field Book and Page number. DS 2-02.2.1.A.23.

15. For a full code compliance review for commercial use, development will provide on-site solid waste storage, collection, and pick up from within the property. Refer to DS 6-01 for further information on the solid waste requirements. Indicate refuse container location, size and access thereto fully dimensioned. DS 6-01

16. A minimum setback distance of five (5) feet for a pedestrian refuge area must be maintained between any enclosed structure and a PAAL. The refuge area may have a roof for shade, provided it contains a sidewalk and pedestrian access which is unobstructed and is set back one (1) foot from the PAAL. Sidewalk is required adjacent and parallel to any PAAL on the side where buildings are located. Provide a sidewalk and pedestrian refuge between existing structure and the PAAL. Revise plan as necessary. DS 3-05.2.2.B.1., Figure 1 and DS 2-08.4.1.B.

17. Sidewalks are required as part of all new development. Per the MS&R ROW Plan 6' sidewalks are required along all major streets. Park Avenue and Fort Lowell Road are an MS&R Street. Provide and dimension 6' sidewalks along Park Avenue and Fort Lowell Road. MS&R Plan.
04/15/2005 PETER MCLAUGHLIN ZONING REVIEW Denied SITE PLAN TRANSMITTAL


TO: Joseph Maher
4849 E. Scarlett
Tucson, AZ 85711
(520) 318-4757

FROM: Peter McLaughlin
Senior Planner
Development Services Dept.

FOR: David Rivera
Principal Planner
Development Services Dept.

PROJECT:
T05OT00735
Posse Styling Emporium
1000 E. Ft. Lowell Ave.
Site Plan Review (1st review)
TRANSMITTAL: April 19, 2005

COMMENTS: Please attach a response letter with the next submittal, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed.

1. This project was reviewed as a new use/change of use. Full code compliance is required.
DS 2-02

2. The location map shows the property to be incorrectly located on the north side of Ft. Lowell Road. If the scale is considered to be accurate, Park Avenue is labeled where Campbell Avenue exists, Tucson Blvd is labeled where Country Club Road exists, Country Club Rd. is labeled where Alvernon Way exists. The location map must be to scale so that Park Avenue is shown in its correct location relative to other streets and that the site is depicted in its true location. Revise as necessary.

3. Provide the maximum slope of the handicap parking access aisle and adjacent ramp on the drawing. Provide a parking detail showing both standard and h/c vehicle spaces fully dimensioned with wheelstops as required (see comment 4).
ANS/IBC

4. Wheelstop curbs are only shown in the vehicle spaces to the north of the building. These are required in all spaces where vehicles may overhang planters/landscaped areas, sidewalks, or damage walls or fences. Revise to show all wheelstop curbs where required, dimensioned (typical) at 2-½ feet from front of parking space.
DS 3-05.2.3.C

5. Remove reference to "site area maximum lot coverage" in the Site Calculations and remove reference to "lot coverage" under General & Code Information. The coverage percentage for this commercial development is based on Floor Area Ratio (see comment 22 below).

6. Revise the legal description to be correct: CATALINA POULTRY ACRES UNIT NO 4 LOT 1 EXC WLY 10' & NLY 22.5' & EXC SPDRL. This site is made up of two
parcels, which must be combined prior to site plan approval. Provide lot combination documents including
Assessor's lot combo docs and notarized/recorded covenant.
DS 2-02.2.1.A.2

7. Label the width and purpose and add the recordation information (docket and page) for any easements.
DS 2-02.2.1.A.20

8. Both Park Ave and Ft Lowell Road are designated Major Streets and Routes. Show all intersection widening as required. Larger portions of this site may be within future MS&R right-of way. A future site plan may be required showing how the site will comply with LUC requirements when the MS&R right-of-way can no longer be used as part of the site. Label all future curbs, existing and future right-of-way on the plan and dimension from street monument lines the distance to existing and future curbs and sidewalks.
DS 2-02.2.1.A.19

9. Revise building setbacks to indicate that the required setback to adjacent R-2 zoning (to the south across the alley) is 1-½ times the building height. Remove all references to zero setback to the south (rear) perimeter lot line. Remove reference to 10-foot side street setback since Park Ave is an MS&R street with a required setback of 21 feet or Height of exterior structure wall (the greater of these two dimensions). Remove the words "not applicable" from the setback data since building setbacks always apply. Dimension all building setbacks from the correct points and add building heights (above design grade) along each exterior wall.
LUC 3.2.6.5
LUC 3.2.6.4
DS 2-02.2.1.A.7

10. Continuous accessible pedestrian circulation must connect the building to the adjacent rights-of-way along Ft. Lowell Road and Park Avenue. Revise plan to show all pedestrian connections. Dimension the width pedestrian sidewalks on the plan. A minimum 4-foot sidewalk is required along the south side of the building. If accessible pedestrian connections are not to be provided, a Board of Adjustment variance application is required. If a variance is sought and approved, add the case number, the date of approval, what the variance was approved for and any conditions imposed.
DS 2-08.4.1
DS 2-02.2.1.A.12
LUC 3.2.8.4

11. Some parking spaces do not meet requirements for size and vehicle maneuverability. Vehicles must be able to safely enter and exit parking spaces. The parking space at the southwest corner of the lot has a fence behind it for protection of a water meter. Revise. These spaces, which are positioned adjacent to a fence to the south and a garage wall to the north, must be 10 feet wide to allow room for people to enter and exit their vehicles. The spaces that do not meet the minimum width standard may not be counted towards meeting required parking. The easternmost of the two spaces under the structure labeled as "existing 2-car garage/storage" is positioned so that vehicles must back up over a required pedestrian walk in order to maneuver forward out of the site. This is a safety issue. Backup spurs with wheel barriers must be provided at the ends of all rows of parking where vehicles must turn around to exit the site. Dimension all back-up spurs, including the one to the north of the building, at a minimum of 3 feet in depth. Also, an additional 3 feet is required between the end of the back-up spur and any obstruction over 6 inches high. Dimension the depth of this additional 3-foot area at the back-up spurs. Clarify the meaning of the garage label, which includes the word "storage". If this structure is being used for storage, there may not be room for vehicles to park in the garage. Demonstrate on the site plan that all required parking spaces meet code. Any parking spaces that do not meet code may not be counted toward meeting required parking. Revise parking calculations if necessary. A board of adjustment variance for any parking deficit will be required. If a variance is approved, add the case number, the date of approval, what the variance was approved for and any conditions imposed.
DS 3-05.2.2.D
DS 3-05.2.1.B.3

12. The loading zone is located in a position which will not allow trucks to maneuver into and out of the space. Revise to provide a loading zone with adequate maneuverability. If no functional loading zone is to be provided for these building, a Board of Adjustment variance application is required. If a variance is sought and approved, add the case number, the date of approval, what the variance was approved for and any conditions imposed.
DS 2-02.2.1.A.14
DS 2-01.2.2 A.5

13. Between any building and PAAL a minimum 5' refuge area including a 4-foot sidewalk is required. No pedestrian refuge is shown along the between the PAALs and the building. If no pedestrian refuge and sidewalk is to be provided at these locations, waiver of this requirement may be requested as part of the Board of Adjustment Variance application. See variance comments above. DS 3-05.2.2.B.1

14. Provide a bicycle parking detail showing all dimensions demonstrating that the spaces are adequate in size and spacing and fully maneuverable. Refer to DS 2-09 for class 2 bike parking dimensions. DS 2-09.5

15. Dimension the width of all PAAL's and all entrance drives. Some entrance drives do not meet minimum width of 24 feet for two-way traffic. Revise plan or include as part of Board of Adjustment variance application. DS 2-02.2.1.A.11
LUC 3.2.8.3

16. Access may not be from an alley. A Board of Adjustment Variance is required to allow the parking/loading area to the south of the building to remain with alley access. LUC 3.2.8.2

17. Vehicle use areas must be surfaced per LUC 3.3.7.3. A Board of Adjustment Variance will be required for the proposed gravel parking area to the south of the building. LUC 3.3.7.3

18. The existing freestanding sign and one parking space are located partially within a site visibility triangle. The sign and parking space must be relocated. DS 2-02.2.1.13

19. Add future sight visibility triangles to the plan. The existing SVT's are drawn incorrectly. Rather being truncated they should continue through the site. DS 2-02.2.1.A.10

20. No landscape plan was included with this submittal. The site plan must be accompanied by a landscape plan with information specified in DS 2-07. A Board of Adjustment variance is required to delete any landscaping and screening requirements. DS 2-02.2.1.C

21. All required parking and loading must be available at all times for customer and employee parking. Place a note on the plan stating that the gate at the alley access point line shall remain open during business hours. Also, add a note stating that the garage door on the north side of the garage shall remain open during business hours.

22. Add to the Floor Area Ratio (FAR) calculation the correct existing FAR. The FAR is calculated as the gross floor area (GFA) divided by total site area. Remove the ramada/covered parking structures from the Floor Area Ratio calc, as these are considered parts of the vehicle use area, not GFA. LUC 3.2.11


If you have any questions about this transmittal, please call Peter McLaughlin, (520) 791-5608.
04/19/2005 PETER MCLAUGHLIN ZONING HC SITE REVIEW Denied See zoning review comments.
04/22/2005 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. Remove note from site plan stating that Landscape Requirements Not Applicable.

2. Submit a separate landscape plan per DS 2-07.0.

3. A street landscape border, 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. Landscape borders are required along Ft. Lowell and Park Ave.

4. Fifty (50) percent or more of the street landscape border area must have shrubs and vegetative ground cover per LUC 3.7.2.4

5. One (1) canopy tree must be provided for every thirty-three (33) linear feet of landscape border per LUC 3.7.2.4

6. 20% of shrubs in landscape border are required to be 5 gallon size DS 2-06.3.5.F

7. Provide a 30" continuous screen along street frontages for vehicle use area. per LUC Table 3.7.2-1

8. Screens may be located in the landscape border if the criteria indicated in LUC3.7.3.2 are met.

9. A 5' wall to screen residential zoned property from vehicle use area is required per LUC 3.7.2-I.

10. A 6' wall to screen residential zoned property from loading zone is required per LUC 3.7.2-I

11. Indicate square footage of all landscaped areas and calculation of the percentage of vegetative coverage per DS 2-07.2.2.2.g

12. The planting plan and layout calculations will include the following Information:

· Both the proper and common name of each type of plant material.
· 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.

13. All plant material used for landscaping shall be selected from the Drought Tolerant Plant List in Development Standard 2-16.0

14. 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

15. Landscaping along parking lots where plants are susceptible to injury by vehicular traffic must be protected by appropriate means, such as curbs, bollards, or low walls per LUC 3.7.2.3.B

16. Provide the location of refuse storage and a 6' screen is required per LUC Table 3.7.2-I

17. Include irrigation system specifications, design, and layout per DS 2-06.5.4.A and 2-06.5.4.B.

18. Submit NPPO plan or Application for Exception per DS 2-15.0

19. Additional comments may apply.
04/22/2005 ANDREW CONNOR NPPO REVIEW Denied Submit NPPO plan or Application for Exception per DS 2-15.0

Final Status

Task End Date Reviewer's Name Type of Review Description
04/22/2005 DELMA ROBEY OUT TO CUSTOMER Completed