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Permit Review Detail

Permit Number: T06CM02285
Parcel: Unknown

Review Status: Completed

Review Details: SITE

Permit Number - T06CM02285
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
06/23/2006 DAVE MANN FIRE REVIEW Denied Provide Fire Department lock box for gate to rear storage area.
06/25/2006 PETER MCLAUGHLIN NPPO REVIEW Denied Submit NPP plan or Application for Exception; If submitting an Application for an NPP Exception, include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants. Such documentation includes photographs of the site taken from all sides of the property. Photographs of the site are necessary for NPPO approval per DS 2-15.2.0.C
06/25/2006 JOE LINVILLE LANDSCAPE REVIEW Denied 1) This proposal is being reviewed as a full code compliance review per LUC 3.7.1.2.A..

2) Submit a separate landscape plan to verify that entire site will meet current minimum requirements, and to be able to accurately determine what issues will require Board of Adjustment Variances.
DS 2-02.2.1.C

3) Refer to DS 2-06 for Landscaping and Screening Standards and to DS 2-07.2.2 for all required elements of proposed landscaping and screening improvements to be shown on the landscape plan, including planting plan, calculations, screening, maintenance schedule, grading information, irrigation plan, construction details, etc. Further comments will apply once a landscape plan is submitted.

4) Both the proper and common name of each type of plant material must be listed. Locations, size, and name of all 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.

5) Landscape plan shall include irrigation specification design and layout per DS 2-07.5.4.A & DS 2-07.5.4.B including source of irrigation, sleeves for driveways and sidewalks, locations of valves, low-flow bubblers or drip irrigation.

6) Indicate square footage of all landscaped areas and provide a calculation of the percentage of vegetative coverage on the landscape plan per DS 2-07.2.2.2.g. Fifty (50) percent or more of the street landscape border area must have shrubs and vegetative ground cover per LUC 3.7.2.4

7) A 6' wall is required for screening of the loading area from adjacent R-3 zoned property to the north per LUC Table 3.7.2-I. Also, a 5-foot masonry wall is required to screen the parking area from adjacent R-3 zoned property to the north. Label wall locations, specify the height of the walls and indicate material/construction of walls on the landscape plan.
DS 2-07.2.2.A.3

8) Street landscape borders shall be a minimum of ten (10) feet wide as measured from the street property line, and located entirely on site. Written approval from the City Engineer is required to allow landscaping in the right-of-way per LUC 3.7.2.4.A.3 and landscape improvements proposed in public right-of-way areas must be approved by the City Engineer or designee and comply with the City Engineer's requirements on construction, irrigation, location, and plant type. Provide verification, in writing, of any approvals obtained. Contact Gary Wittwer, DOT Landscape Architect at (520) 791-5100 for specific requirements.

9) All lettering and dimensions must be a minimum of 12 point (0.12") in size for microfilming purposes. Revise any text which does not meet this minimum archiving standard.
DS2-03.2.1.C

10) Provide specific information about what plants are proposed on the site by using a legend with symbols unique to each plant.

11) On the landscape plan indicate the methods by which water harvesting or storm water runoff is used to benefit planting areas on the site.
LUC 3.7.4.3.B

12) It has been acknowledged that Board of Adjustment variances will be required to allow the proposed development. If approved, add the Board of Adjustment case reference number to the landscape plan. In addition add the case number to the site plan along with date of approval, what variances were approved for, and any conditions imposed.
DS 2-07.2.1.B.2.c
DS 2-02.2.1.A.38

13) Additional comments may be required upon submittal of Landscape plan and NPP plan.
07/20/2006 SUZANNE BOHNET ENGINEERING REVIEW Denied To: Joel Kramer
DATE: July 20, 2006
FROM: Suzanne Bohnet, CFM
Engineering Division

SUBJECT: 301 E. Fort Lowell Rd.
Paving new parking area
Site plan T06CM02285 (First Review)

RESUBMITTAL REQUIRED: Site Plan and Drainage Report.

The Site Plan (SP) cannot be approved as submitted. Please include a response letter to the comments along with the corrected copies of the SP with your next submittal.

Site Plan:
1. Please add the existing and future sight visibility triangles (SVTs) to the SP for all driveways as well as the intersection of Fontana Ave. and Ft. Lowell Rd.
2. Please make the dimensions of the lot and bearings as measured on the property boundary lines more visible and easier to read.
3. Please advise the estimated cut and fill quantities, measured separately in cubic yards.
4. Please add to the keynotes or the legend a description of the jagged line and designated cross-section and what it refers to (i.e., FEMA Flood Insurance Study cross-section and approximate water surface elevation as shown on the FIRM Panel 04019C1639K).
5. Please add to the SP the following:
5.1. "Entire parcel is located in a federally-mapped Special Flood Hazard Area Zone AE per Panel 04019C1639K, effective date 2/8/99."
6. Please add to the legend the definition of "WSE" (i.e., 100-year water surface elevation).
7. Please clarify if the refuse container location is existing or proposed. If proposed, please provide a detail showing the dimensions of the enclosure and that the access requirements to the enclosure is met.
8. The Land Use Code (LUC) 3.7.4.3.B requires storm water harvesting for supplemental onsite irrigation purposes. Please provide a water-harvesting plan.
9. As per Federal ADA requirements, all wheel chair ramps shall have the Truncated Domes instead of the standard grooves, which are shown on City of Tucson Standard Detail 207. Aside from the Truncated Domes, the wheel chair ramps shall be constructed in accordance with Standard Detail 207. Please modify the Tactile Warning Device in detail 1.

Drainage Report:
1. Please refer to the Standards Manual for Drainage Design and Floodplain Management (SMDDFM) 2.3 for the requirements of Drainage Reports.
2. All commercial development larger than one acre in size and located within a non-designated basin are required to incorporate a 5-year threshold retention system which will, at a minimum, retain the stormwater discharge volumetric difference between existing and developed conditions. Aggressive water harvesting may significantly reduce the volume of retention required. Please see Appendix A (page 26) of the adopted City of Tucson Water Harvesting Guidance Manual, October 2005 (available at the Engineering counter in Development Services) for more details on how water harvesting can help with detention/retention requirements.

If you have any questions, please do not hesitate to contact me.
Suzanne Bohnet, CFM, Engineer Associate
(520) 791-5550 x1188 office
Suzanne.Bohnet@tucsonaz.gov
08/15/2006 HEATHER THRALL ZONING REVIEW Denied TO: Development Services Department Plans Coordination Office

FROM: Heather Thrall
Senior Planner

PROJECT: T06CM00365
301 E. Fort Lowell Road
Lot combination more than 25%, new parking lot more than 25%
Site plan

TRANSMITTAL DATE: August 16, 2006

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. This plan was reviewed in accordance with requirements of the Land Use Code (LUC), Development Standard (DS), American National Standards Institute (ANSI), and the International Building Code 2003 (IBC).

This plan is subject to full code compliance regulations, as the site has a lot area addition greater than 25% of the size of the original site, and the vehicular use area of that new lot addition is also greater than 25%. This plan was reviewed for full code compliance.

In addition, be advised a future site plan is needed on resubmittal showing how the site will work once the right of way is taken. See comment 4.

2. This property consists of parcels that have been combined, and split off from adjacent parcels. Please provide the lot split/combination information for the new lot configuration, reviewed and approved by the city. Should this process not have been done via the city, the process must be done for each adjacent affected property.

3. Per DS 2-02.2.1.4, on location map, add Township Range Section, adjacent sections.

4. Per DS 2-02.2.1.8/DS 3-05, with regards to parking/future right of way taking:
A) Develop site to meet code for future right of way taking, OR provide both a current and a future site plan to show code compliance once road has been widened.
B) A MSR covenant is required to ensure site is in code compliance with road widening.
C) This plan was reviewed for compliance with code conditions for future road widening.
D) The 9 parking spaces along Fort Lowell will not meet code for maneuvering, remove.
E) Parallel parking at west conflicts with two-way 24' wide PAAL, remove.



5) Per DS 2-02.2.1.8, Per ANSI, IBC, with regards to handicapped parking:
A) Provide two handicapped parking spaces.
B) Provide signage (on space and posted in front of space) for handicapped parking
C) Provide van accessible signage on one handicapped parking space
D) Provide curbing outside of handicapped access aisle to separate from PAAL to north
E) Provide truncated domes on handicapped ramps rather than grooves (ANSI 705.5.)

6) Per DS 2-02.2.1.9 and DS 2-09, with regards to bicycle parking:
A) provide bicycle parking racks and specifications for class 2 spaces
B) provide bike parking where future right of way/ access will not compromise parking
C) provide a 5' wide pedestrian access area around bicycle parking

7) Per DS 2-02.2.1.11 and DS 3-05, with regards to entry locations and PAALs
A) show on future site plan how the site would be accessed off Fort Lowell
B) dimension two-way ingress/egress at west entrance close to Fort Lowell
C) show width of all PAALs

8. Per DS 2-02.2.1.12, for pedestrian, handicapped, vehicular/bicycle circulation:
A) provide sidewalks from both Fort Lowell and Fontana to link to on site pedestrian circulation (provide crosswalks across PAAL where linking to sidewalk)
B) provide handicapped ramps with truncated domes where needed
C) provide circulation info on both future and current plans
D) provide height clearance for sidewalk under building roof

9. Per DS 2-02.2.1.13, show any proposed free-standing signage. Staff acknowledges lighting, provide specifications and measurements for base of pole and height of pole.

10. Per DS 2-02.2.1.20, show all easements with type and recordation information.

11. Per DS 2-02.2.1.21, show future curb for Fort Lowell on current & future plan.

12. Per DS 2-02.1.6, and for record keeping, please provide building setbacks from:
A) Fontana: greater of 21' or height of exterior building wall from nearest edge of travel lane off Fontana to building wall/post - not roof overhang (for setback purposes only, Fontana is a Major Streets and Routes as Fontana intersects with Fort Lowell).
B) For existing building, the greater of 21' or height of exterior building wall from back of future curb off Fort Lowell - to building wall/post - not roof overhang.

13. Per DS 2-02.2.2.A, provide the floor area ratio for the project.

14. Per DS 2-02.2.1.32, dimension area between dumpster wall and parking space

15. As full code compliance is required, the prior LDO granted for the 8' tall wall erected at the north property line must be renewed under a new application, and approved. Once all zoning comments are addressed, the new LDO (now called a DDO for Design Development Option) may proceed with official staff referral in writing.

16. Per DS 2-02.2.2.A.5, is the area shown in the middle of the new lot a loading zone? Must be striped and provide dimensions if it is. Also clarify that new asphalt is provided.

17. Per DS 2-02.2.2.A.1, revise net lot area to show gross lot area broken down to show the square footages of each lot area added to the overall project.

18. Note, per David Rivera's advisement, you may write Walter Tellez, The Zoning Administrator, with a copy of this plan, to appeal my assessment that this is a full code compliance project. He can be contacted at P.O. Box 27210, Tucson, AZ 85726. Provide copies of any correspondence on resubmittal.

19. Depending upon the responses provided, further review comments may be forthcoming. Should you have any questions on this review, please contact me at heather.thrall@tucsonaz.gov or at 520-791-4541x1156.

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

HCT C:\planning\site\DSD\T06CM02285 301 e fort lowell new plan.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan, need future site plan, and additional requested documents
08/16/2006 HEATHER THRALL ZONING HC SITE REVIEW Denied Please see zoning review comments

Final Status

Task End Date Reviewer's Name Type of Review Description
08/23/2006 CINDY AGUILAR OUT TO CUSTOMER Completed
08/23/2006 SUE REEVES REJECT SHELF Completed