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Permit Review Detail

Permit Number: T05OT01418
Parcel: 107051260

Review Status: Completed

Review Details: SITE

Permit Number - T05OT01418
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
06/09/2005 JIM EGAN FIRE REVIEW Denied 1. Fire hydrants required-submit approved COT Water Plan.
2. Minimum 20 wide, paved, fire access roadway(s) must be provided and extended to within 150 feet of all portions of the exterior walls of all building/structures. An approved turnaround is required for dead-end access roadways.
3. Fire lane signs required.
06/17/2005 DAVID RIVERA ZONING REVIEW Denied CDRC TRANSMITTAL

TO: Development Services Department Plans Coordination Office
FROM: David Rivera
Principal Planner

PROJECT: T05OT01418
801 W. Miracle Mile
Site Plan = Apartment Complex

TRANSMITTAL: 06/24/05

COMMENTS:

1. All existing and proposed buildings and structures, including location, size, height, overhangs, canopies, street perimeter setbacks, setbacks between buildings etc. and use must be depicted on the plan. Please submit a copy of the last approved site plan or drawing depicting existing conditions of the site to verify existing buildings, setbacks, heights, density (number of units). DS 2-02.2.1.A.6

This drawing is very busy and the scale at which the drawing has been depicted and does not leave for very much room to include dimensions and any applicable notes that may be necessary. A second drawing at a larger scale may be required in order to depict all drawing information

In addition an as built drawing is required in order to verify existing conditions on the site. The number of approved and existing units must be included on the as built drawing.

2. List the section, township, and range under the location map. DS 2-02.2.1.A.4

3. Draw and label on the plan the street perimeter building setbacks as follows. The street perimeter building setbacks along the Miracle Mile Road and Fairview Avenue are based on the greatest of 21 feet or the height of the structure measured from the future back of curb location. The setbacks along the Laguna St. and Glaris Avenue are based on the greatest of 21 feet or the height of the structure from the nearest edge of travel lane if the ADT is between 140 and 1000. Please insure that the setbacks are depicted for all the streets. DS 2-02.2.1.A.7

4. Required parking is based on the number of bedrooms per unit. Per the parking calculations on plan, 93 units are proposed and the parking has been calculated at 1.55 spaces per unit. The correct parking calculation is 1.5 spaces per one-bedroom units.

In order to verify that the correct number of parking spaces have been provided floor plans of the existing buildings must be included in the next submittal to verify the number of bedrooms per unit. (If any of the units have two bedrooms the number of parking spaces required for those units is two. Also please keep in mind that the definition of a bedroom has changed and if any of the units have rooms other than a kitchen, dining room, kitchen, or bathroom the extra room will be considered a bedroom. Please revise the parking calculations as required. DS 2-02.2.A.1.8

All PAAL areas must be clearly defined and dimensioned. The minimum width for a PAAL with two-way traffic is 24 feet. Any PAAL that does not meet the minimum width, which includes five-foot pedestrian refuge areas with four-foot wide sidewalks on each side, will require approval through a variance.

Per my count of the parking spaces depicted on the plan a total of 146 spaces has been provided. Revise as the calculations as required.

The handicapped parking spaces must be disbursed evenly through out the development.

5. Bicycle parking is required for this development at a ratio of four percent the number of vehicle parking spaces (146) provided. The bicycle parking spaces provided must be 50 percent class one and 50 percent class two facilities. The facilities must be disbursed evenly through out the development.

Add a fully dimensioned detail drawing of both the class one and class two facilities based on the proposed locations. Add a bicycle parking calculation to the plan. Ds 2-02.2.1.A.9

6. Existing and future sight visibility triangles must be drawn, dimensioned, and labeled at all entrance locations. DS 2-02.2.1.A.10

7. Please insure that all points of ingress and egress are dimensioned. The minimum width for two-way traffic is 24 feet. DS 2-02.2.1.A.11

8. Dimension all existing and proposed sidewalks. The minimum width required is four feet. Pedestrian sidewalks must be provided from the street sidewalks to the development. The sidewalks must connect to the onsite pedestrian circulation path (sidewalk system) and handicapped ramps must be provided at all locations where crossing a PAAL.

Draw and label the locations of all required bicycle parking facilities. If the bicycle parking facilities are not clearly visible from the street directional signage that directs cyclist to the facilities must be provided. DS 2-02.2.1.A.12

9. Label the size and location of all new and existing freestanding signs including existing billboards. DS 2-02.2.1.A.13

10. If applicable draw, dimension, label and add list the recordation of existing or proposed easements. DS 2-02.2.1.A.20

11. If applicable indicate the location, height, and type of freestanding lighting. DS 2-02.2.1.A.25

12. See the Landscape reviewer comments related to landscape borders, screening and NPPO. DS 2-02.2.1.A.27

13. It is not clear if the existing development at the northwest corner is to be considered with this residential development or separately. It is clear as of this review that the lot split has not been completed. Provide copies of the lot split plans submitted for review which clearly indicate that both sites meet land use code requirements.

It is clear from the site plan drawing that building "T" clearly is over the proposed new property line. The commercial reviewers must review the proposed lot split to insure compliance has been met for fire rating between the property lines. If building "T" is extend into the residential property as shown on the plan the units within building "T" must be included in the calculations.

It is requested that the development criteria information of the remaining parcel and its uses are included on this plan. The required criteria should include the vehicle and bicycle parking, loading zones, setbacks, floor area ratio, building heights etc.

Also if the cross access is proposed between the sites include a copy of the recorded cross access agreement and list the recordation data on the plan.
DS 2-02.2.1.A.31

14. Additional comments may be forthcoming due to changes or revisions to the plans.

If you have any questions about this transmittal, please call David Rivera, (520) 791-5608.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents.
06/24/2005 DAVID RIVERA ZONING HC SITE REVIEW Denied see zoning comments
06/27/2005 PATRICIA GILBERT ENGINEERING REVIEW Denied DATE: June 29th, 2005
ACTIVITY NUMBER: T05OT01418
PROJECT NAME: Ghost Ranch Lodge
PROJECT ADDRESS: 801 West Miracle Mile
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. Resubmit redlined plans.

RESUBMITTAL REQUIRED: SITE PLAN

1. Submit a last approved site plan or a separate plan showing exiting structures and infrastructure.

2. Identify the section, township and range under the location map. DS 2-02.2.1.A.4.

3. Existing and future sight visibility triangles must be shown at all entrance locations and applicable street corners. Dimension and label appropriately. DS 2-02.2.1.A.10.

4. Dimension all points of ingress/egress. The minimum width for two-way traffic is 24'. Revise. DS 2-02.2.1.A.11.

5. There are two entrances along Miracle Mile Road that do not show 25' curb returns. It appears that from the plan review vertical curb is extended through the entrance. This is confusing it is not clear if both entrances are going to be used for the new proposal or if they're existing entrances that are going to be abandoned and the curb cut will be closed. The plan also states in keynote 16, "Proposed Shared Property Driveway." Consequently it appears that this entrance is proposed. It is not clear if the entrance to the east is proposed and/or existing or being abandoned. Again the far east entrance does not meet the Transportation Access Management Guidelines 5.4.2. and will not be approved. A minimum of 150' measured at curbline shall separate the nearest pavement edge of any entrance or exit driveway. Revise the site plan to show 25' curb returns, remove the far east entrance off of Miracle Mile Road, remove the vertical curb depicted through the entrance and dimension entrance width and curb returns appropriately. TAMG 5.4.2, 5.5 Table 5-2 and DS 2-02.2.1.A.11.

6. Ensure that all driveway/PAALs to an MS&R Street have 25' curb return radius and all driveway/PAALs to a local street have 18' curb return radius. Revise. TAMG Table 5-2

7. Please note that if a shared driveway (PAAL) is proposed between the proposed development and the split lot a copy of the recorded cross access agreement must be submitted and shown the recordation data on the plan. See Zoning's comment number 13.

8. Street landscape borders shall be a minimum of 10' wide and located entirely on site measured from the street property line/future ROW line. Along Glaris Avenue and Fairview Avenue a 10' street landscape border is proposed with 5' located within the ROW. Street landscape borders must be located entirely on site unless approved by the City Engineer, Andy Dinaur, Department of Transportation. Revise the street landscape border to be located entirely on site or submit a letter requesting the proposal with a concurrence line with the City Engineer's signature. LUC 3.7.2.4.A.1 and 2.

9. Dimension all existing and proposed on site sidewalks. Within the property the minimum sidewalk width is 4', for local street is 5' and MS&R streets is 6'. DS 2-02.2.1.A.12.

10. Within all developments a continuous pedestrian path is required that connects all areas of the development to the adjacent streets. There is a sidewalk depicted on the east side of the property, located between building "C" and "D." This sidewalk stops in the middle of the PAAL. Is this what is proposed or a mistake? Check the site plan for continuous pedestrian circulation. Revise. DS 2-02.2.1.A.12.

11. All new development requires a 5' sidewalk along the ROW per DS 3-01.3.3.A. There is a callout that no sidewalk is required along Glaris Avenue. A 5' sidewalk is required along Glaris Ave. Revise the site plan to show a dimensioned 5' sidewalk along Glaris Ave.

12. Dimension the sidewalk along Laguna Street. Revise accordingly. DS 2-02.2.1.A.21.

13. Parking is proposed within the future ROW along Miracle Mile Road. All ROW will be designed to accommodate present and future street pavements, curbs, walks, etc. Onsite parking spaces are not allowed with in the future ROW and it appears the parking spaces will be located within the sight visibility triangle. Revise the site plan to relocate the parking spaces. DS 3-01.2.

14. 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

15. Indicate the direction of drainage/flow on each structure (roof drainage arrows) and throughout the site on plan. DS 2-02.2.1.A.16.

16. Indicate finish floor elevations and finish grades throughout the site. Or add a note to the site plan that all vertical information can be found on the grading plan. Please note that if the note is added to the site plan and a grading permit is not required the grading plan must be stamped for site plan approval, as there is site plan content on the grading plan. DS 2-02.2.1.A16.

17. Include on the site plan estimated cut and fill quantities. If cut and fill quantities equal zero, please note on the plan. DS 2-02.2.1.A.17.

18. Because the size of the property is 6.9 acres, please note that it is likely that a grading plan will be required. The area of disturbance must clearly be indicated in effort to determine if a Stormwater Pollution Prevention Plan is required.

19. Show on the plan the recorded information for each street (book and page) preferably adjacent to the street name. DS 2-02.2.1.A.18.

20. The sidewalk shown along Fairview Avenue scales to 5'. Fairview Ave. is an MS&R Street which requires a 9' sidewalk area with 6' sidewalks. Revise the site plan to show a 6' sidewalk along Fairview Ave. It is also recommended to place the required 6' sidewalk along the future ROW line otherwise once Fairview Avenue is improved by the City of Tucson the owner will have to relocate the sidewalk at his own expense. DS 2-02.2.1.A19.

21. Miracle Mile Road is an MS&R Street which requires a 12' sidewalk area with a 6' sidewalk. A 6' sidewalk is not shown. Show the required 6' sidewalk at the Future ROW line. Revise. DS 2-02.2.2.1.A19.

22. Handicap curb access ramps are required to be constructed with truncated domes, per recent a Federal ADA requirement. Show a detail or add a general note to the site plan indicating all public and private handicap curb access ramps will have truncated domes.

23. Under the developed conditions concentration point 3 and 4 have approximately 5 cfs flowing out onto Glaris Street. 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. Under the existing conditions the onsite to offsite flow was not directed to Glaris St. This is not acceptable. Revise the site plan and the drainage report to show the proposed drainage conditions to be accepted and released from developments essentially at the same locations, and with the same magnitudes, as encountered under natural or existing conditions.

24. Show all drainage structures (scuppers) on the site plan. To determine direction of drainage specifically show finish grades around buildings J and K and C and D. Show the location of the scuppers, indicate the size and give the 100-yr flow quantity. DS 2-02.2.1.A.22.

25. Please note additional comments could be forthcoming due to changes or revision to the plan.


DRAINAGE STATEMENT COMMENTS

1. Under the developed conditions concentration point 3 and 4 have approximately 5 cfs flowing out onto Glaris Street. 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. Under the existing conditions the onsite to offsite flow was not directed to Glaris St. This is not acceptable. Revise the site plan and the drainage report to show the proposed drainage conditions to be accepted and released from developments essentially at the same locations, and with the same magnitudes, as encountered under natural or existing conditions.

2. Page 2, second paragraph, it states a pair of 16" pipes is replaced with a pair of 8' pipes. Why is there a change in the pipe size. Verify in the drainage statement that the pair of 8" drainage pipes has the capacity to accept the amount of stormwater as the pair of 16" pipes.

3. Indicate the "lesser return periods," for the onsite developed flows for concetration point number 1 and 2.
06/29/2005 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. On sites where the gross floor area of the existing building(s) is more than ten thousand (10,000) square feet, expansion in square footage of land area, floor area, lot coverage, or vehicular use area as follows:

· If the expansion is less than 25%, the requirements of this Division apply only to the proposed expansion. Existing development on the site is subject to the zoning regulations in effect at the time the existing development received zoning approval per LUC 3.7.1.2.B

· If the expansion is 25% or greater or if expansions as of February 15, 1991 cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the requirements of this Division apply to the entire site per LUC 3.7.1.2.B. See Zoning comments regarding existing conditions on site, note on landscape and site plans any new vehicle use areas.

2. 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.

3. Street landscape borders shall be located entirely on site, except that, if approved by the City Engineer per LUC 3.7.2.4.A.3. Provide appropriate documentation for any landscaping within right of way.

4. Additional comments may apply.
07/01/2005 ANDREW CONNOR NPPO REVIEW Approved

Final Status

Task End Date Reviewer's Name Type of Review Description
07/06/2005 KMEDINA1 OUT TO CUSTOMER Completed