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Permit Review Detail
Review Status: Completed
Review Details: SITE
Permit Number - T06CM04777
Review Name: SITE
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/09/2007 | HEATHER THRALL | ZONING | REVIEW | Denied | TO: Development Services Department Plans Coordination Office FROM: Heather Thrall Senior Planner PROJECT: T06CM04777 6440 S. 6th Avenue, Taqueria Jenny's Restaurant Commercial Site Plan, 1st Review TRANSMITTAL DATE: January 8, 2007 COMMENTS: Please resubmit revised drawings along with a response letter, stating how Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed. 1. This project was reviewed for compliance with the Land Use Code (LUC), Development Standards (DS), American National Standard Institute (ANSI) and International Building Code 2003 (IBC), and for content specified in DS 2-02. Staff reviewed this project with the understanding that the site would still have to meet code, even with a road widening occurring in the future, thus future site conditions are important to be shown throughout the plan. 2. Per DS 2-02.2.1.2, the property description and history on this parcel indicates that the site was created as the result of a lot split done in 1990. Please provide copies of the city approved lot split (as would have been required) showing compliance with the codes in effect at that time. City records may be reviewed at our office, 201 N. Stone, 1st floor. Note that further review comments may be forthcoming on this issue. Staff needs to ensure we are working with a legally (city approved) split lot for this project to proceed. 3. Per DS 2-02.2.1.4, please revise the location map to show the project at a scale of 3" = 1 mile. In addition, please show the Township, Range and Section of the project location - with adjacent TRS notes. 4. Per DS 2-02.2.1.6, with regards to the building: A) please dimension the footprint of the building B) Please declare the roof style of the building - parapet or ridge? C) based upon roof style please declare the height of the building - measured from grade to the top of the roof for parapet, and declare parapet height - or measured from grade to the midpoint of the ridged roof, and declare the overall building height at ridge. D) Please declare any roof overhangs and dimension. E) Is the exterior patio area covered with a roof - label as covered if applicable F) Is the exterior patio area going to have any dining (will increase parking) G) Is the exterior patio area going to have any seating for waiting customers? 5. Please declare the zoning of adjacent parcels and list required setbacks (based upon all adjacent lots being C-1 zone, the required setbacks to the north, south and west are 0 feet). I acknowledge the setbacks proposed at the north, south and west property lines are within code requirements. For setbacks at the east, staff needs to see where the future right of way is - and the future curb location is for 6th Avenue, due to a potential widening. Keep in mind, the site may be affected by widening the nearby intersection of 6th and Valencia, not just the widening 6th Avenue in the future. The required minimum setback is the greater of 21' or the height of the exterior building wall of the building facing 6th Avenue. Please list this on the plan and show compliance with this setback with a dimension from future curb. 6. Per DS 2-02.1.8 with regards to parking: A) Parking for a restaurant is based on either of two calculations - 1 parking space per every 100 square feet of building area (including outdoor dining) OR 1 parking space per all public access areas, hallways, bathrooms, and dining areas. Kitchen and storage areas in this calculation would then be excluded. It appears the parking calculation for this use is less than the parking that would be required. Please double check and revise the calculation based upon all the square footages provided for public access areas at 1:50 or 1:100 for the entire building. B) As you are losing land to the future right of way, per your drawing, you may wish to see if using the parking reduction allotment in the Major Streets and Routes (LUC 2.8.3, will assist wit reducing the number of required parking spaces. The calculation is found on pages 140 and 141. C) Please move the wheel stop barrier to be completely contained within 2'6" of the top of the parking space on the typical detail drawing. D) Please provide a wheel stop barrier for all parking spaces to protect landscaping. E) Per ANSI and the IBC 2003, one handicapped parking space must be provided for this project, and that one space must be designed as a van accessible space with van accessible access aisle. The space can either be increased to 11' wide with a 6' wide access aisle, or the space can be 8' wide with an 8' access aisle. As it is presented now, a revision to one of the above set of dimensions needs to occur. F) Provide a dimension for your back up spur - see 3-05 for information on dimensions. 7. Per DS 2-02.2.1.9, please provide bicycle parking per the LUC 3.3.4. under food service - ratios listed. If you need assistance with design criteria, please see DS 2-09. 8. Per DS 2-02.2.1.10, please provide both existing and future sight visibility triangles. 9. Per DS 2-02.2.1.11, dimension your Parking Area Access Lane widths throughout the parking areas - and dimension the entrance width. Also, Per DS 3-05.2.2.B.3, a minimum of 2' must be kept between a PAAL and a vertical object over 6" tall. Provide a 2' space between PAAL and the south property line, to allow a wall or fence to be erected. 10. Per DS 2-02.2.1.12, with regards to vehicular, pedestrian and handicapped access: A) dimension PAAL width between dumpster enclosure proposed and parking spaces. B) Per DS 2-08, provide a 5' wide pedestrian refuge area between the building and the PAAL, and inside that 5' wide refuge area should be 4' wide sidewalk. C) Per DS 2-08, a continuous pedestrian path must be provided throughout the development, the areas to be connected by a pedestrian path are the dumpster, parking, buildings and bicycle parking areas - connecting to the street front sidewalk. D) A 4' wide sidewalk must be provided in between the parking areas and the building. E) Provide handicapped ramps where applicable. F) Be sure to provide truncated domes (see ANSI 705.5), on handicapped ramps and other points where a person transitions from a pedestrian area to a vehicular use area. G) Further comments on these issues may be forthcoming 11. Per DS 2-02.2.1.13, Please show any proposed or existing free-standing signage, billboards and lighting with dimensioned pole bases and heights, if applicable. 12. Per DS 2-02.2.1.14, As the building is under 1500 sf. - a loading zone is not needed. 13. Per DS 2-02.2.1.19, regarding the right of way for 6th Avenue. A) show dimensions for the existing/future curbs B) existing/future sidewalks, C) current/future travel lanes D) current/future centerlines/medians E) is there a taper on widening? the site may be within 300' of intersection 6th/Valencia. 14. Per DS 2-02.2.1.20, please show any easements, with their type and recordation. 15. Per DS 2-02.2.1.28, please show that adjacent parcels are zoned C-1. 16. Per DS 2-02.2.1.31, note site is now vacant and the proposed use is a restaurant. 17. Per DS 2-02.2.1.32, please consult COT Engineering and COT Environmental Services reviewers for dumpster positioning and maneuverability requirements. 18. Per DS 2-02.2.2.A.1/2, please provide a 2nd note detailing the total lot size once the road is widened. Please provide a Floor Area Ratio for the project (total gross floor area of the building vs. lot area) per the calculations shown in LUC Sec. 3.2.11.2.C. A future FAR is also needed, as the lot will be smaller with the road widening. (Exclude the outdoor dining area please). 19. Per DS 2-02.2.2.A.3, revise total building square footage (I see your note). 20. Please note, further review comments may be forthcoming, depending upon the responses provided. Should you have questions, I can be reached at Heather.Thrall@tucsonaz.gov or at 520-791-4541x1156. HCT C:\planning\site\DSD\T06CM04777 6440 s 6th.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents |
| 01/09/2007 | HEATHER THRALL | ZONING HC SITE | REVIEW | Denied | Please see the zoning review section's comments. |
| 01/09/2007 | HTHRALL1 | ADA | REVIEW | Passed | |
| 01/18/2007 | JOE LINVILLE | LANDSCAPE | REVIEW | Denied | Submit a landscape plan in compliance with LUC 3.7 & DS 2-06.0 in the format prescribed in DS 2-07. |
| 01/18/2007 | JOE LINVILLE | NPPO | REVIEW | Denied | The site may qualify for a Native Plant Preservation Exception per DS 2-15. Submit a plan or application as applicable. |
| 01/30/2007 | JASON GREEN | ENGINEERING | REVIEW | Denied | DATE: February 1, 2007 SUBJECT: Jenny's Taqueria- Engineering Review Site Plan TO: Fernando and Juana Camacho LOCATION: 6440 S 6th Ave T15S R134E Sec12, Ward 1 REVIEWERS: Jason Green, CFM ACTIVITY: T06CM04777 SUMMARY: Engineering Division of Development Services Department has received and reviewed the proposed site plan and Drainage Statement (prepared by Rene A.G. Pina, P.E., dated December 8, 2006) for the above referenced property. Engineering Division does not recommend approval of the site plan at this time. The following items need to be addressed: SITE PLAN COMMENTS: 1) DS Sec.2-02.2.1.A.3: Provide the project address on the site plan. 2) DS Sec.2-02.2.1.A.4: Revise the project location map on Sheet A.1. Identify the major roads on the projection location map. Verify the parcel location and the north orientation of the map. 3) DS Sec.2-02.2.1.A.8: Provide dimensions for the back-up spur shown on the site plan for the parking spaces along the western portion of the parking area. The spur must have a minimum of a 3-foot radii and 3 feet in depth, but must also provide a minimum of 3 feet between the back of spur and any wall obstruction that is over 6 inches in height. Refer to DS Sec.3-05 for all vehicular use area requirements. 4) DS Sec.2-02.2.1.A.8: Revise Section A-A to show the wheel stop curbing that is shown in the parking space detail. Wheel stop barriers must be used at al parking spaces to prevent encroachment into landscape or pedestrian circulation areas. 5) DS Sec.2-02.2.1.A.8: Revise the site plan to show that the required parking spaces do not encroach into the future right-of-way. All required parking spaces and proposed structures must be located outside of the future right-of-way line, verify if the last parking space is required or extra. 6) DS Sec.2-02.2.1.A.10: Provide existing and future sight visibility triangles (SVT), labeled and dimensioned, for the intersection of the PAAL at 6th Avenue (Collector Street). Refer to DS Sec.3-01.5.1 for sight visibility requirements and dimensions. 7) DS Sec.2-02.2.1.A.11 & DS Sec.3-01.3.2.C: Depict and label 18-feet radii concrete curbs per City of Tucson/Pima County Standard Detail 213 (PC/COT SD 213) at the driveway entrance along 6th Avenue. The curbs should be constructed at the edge of pavement and entirely on the subject property, which must also be depicted on the site plan. 8) DS Sec.2-02.2.1.A.11: Revise the site plan to show the minimum 20-foot separation that is required between adjacent driveways. Show and label the existing driveways adjacent to the site and verify the 20-foot minimum width. Refer to Tucson Code (TC) Chapter 25-39 for curb cut and driveway requirements. 9) DS Sec.2-02.2.1.A.11: Revise the site plan to allow for the required 24-foot wide PAAL, minimum 2-foot setback between the PAAL and any vertical object over 6-inches tall and a 5-foot wide pedestrian circulation path that is required along the south side of the building, refer to next comment. 10) DS Sec.2-02.2.1.A.12: Revise the site plan to show the required pedestrian circulation path around the proposed building. The pedestrian circulation path must be provided around the entire structure or clarify adequate pedestrian refuge areas to all public use areas. Pedestrian circulation must be 5-feet in width were adjacent to a PAAL and a structure. Refer to DS Sec.2-08 for pedestrian access requirements. 11) DS Sec.2-02.2.1.A.12: Revise the site plan to show the required 6-foot wide sidewalk with curb along the street frontage of 6th Avenue. Revise dimensions on site plan to show the 6-foot width. Per the adopted Mayor and Counsel policy all sidewalks along MS&R right-of-ways for arterial and collector streets require 6-foot wide sidewalks. 12) DS Sec.2-02.2.1.A.12: Revise the site plan to show the required pedestrian circulation path that is required from the proposed building to the required pedestrian circulation path located along 6th Avenue. 13) DS Sec.2-02.2.1.A.12: Clarify on the site plan that all handicap access ramps at crosswalks or at the transition of a pedestrian circulation area to a vehicular use area has the required detectable warning devices (truncated domes) per ANSI Standards A117.1-2003 Section 406.13. 14) DS Sec.2-02.2.1.A.14: Label and show on the site plan the maneuvering area for all loading zones required on the site plan. Refer to AASHTO for the national standards for turning radii. 15) DS Sec.2-02.2.1.A.16: Provide drainage arrows and locations of all concentration points. Specifically show roof down spout locations at pedestrian circulation areas. A detail for the dimension of the proposed scuppers that are used for collecting onsite roof drainage at all pedestrian sidewalk is required. Any scuppers proposed under the sidewalk will be designed and constructed to convey the 10-year flood flow. Provide a drainage statement showing scupper calculations that demonstrate that the 10-year flood flow is contained under the sidewalk. 16) DS Sec.2-02.2.1.A.16: Provide spot elevations on the site plan to verify that PAAL stormwater runoff does not pond in the southwest corner near the proposed refuse collection area, but instead drains into the 2-foot depressed curb and landscape area. 17) DS Sec.2-02.2.1.A.18: Revise the site plan to call out 6th Avenue as a Major Streets and Routes (MS&R). Provide a note stating that the site plan is in conformance with the MS&R overlay zone criteria. 18) DS Sec.2-02.2.1.A.19: Revise the site plan to label and show the intersection widening for the intersection of 6th Avenue and Valencia Road. Refer to the link for MS&R Plan intersection widening requirements: a) http://www.tucsonaz.gov/planning/plans/regional/msr 19) DS Sec.2-02.2.1.A.19: Revise the site plan to verify that all parking spaces that are required are located outside of the future MS&R right-of-way (r-o-w) width for 6th Avenue. Label the 11-foot future sidewalk and curb area on the site plan to verify that all improvements are located outside of the future r-o-w. 20) DS Sec.2-02.2.1.A.20: Provide on the site plan all easements for existing and proposed utilities (water, gas, electric) and public/private sewer lines. The easements must be shown graphically on the plan together with recording docket and page reference. 21) DS Sec.2-02.2.1.A.21: Revise the site plan to provide dimensions from street monument lines to existing and proposed curbs, sidewalks, driveways, and utility lines. 22) DS Sec.2-02.2.1.A.23: Verify on the site plan the spot elevation located at the south side of the driveway entrance. Both grade and top of curb spot elevations show a 5-foot difference from the north side elevation. Revise the spot elevation or verify that there is a grade drop at the driveway entrance. 23) DS Sec.2-02.2.1.A.32: Provide a detail with dimensions for refuse container on the site plan, the enclosure must have a minimum inside clear dimension of 10 feet by 10 feet between steel bollards that are required between the container and the enclosure's rear and sidewall. Refer to DS Sec.6-01.4.2 for specifications and requirements on access, placement of containers, bin enclosure and construction. For curbside pickup a letter of approval will be required from COT Environmental Services and a Development Standard Modification Request (DSMR) may be required prior to site plan approval. 24) DS Sec.2-02.2.1.A.32: Label and show the maneuverability for refuse vehicles in plan view at the proposed refuse container location. 25) DS Sec.2-02.2.1.C: Revise the landscape plan to match the revised site plan. Verify that the SVTs on the landscape plan match the site plan. Provide a note on the landscape plan to state no structures and vegetation is allowed within 30" to 72" in height and will not be placed within the sight visibility triangles. Remove any proposed vegetation within the sight visibility triangle areas. 26) Revise Site Plan Keynote #17 to refer to the "City of Tucson Water Harvesting Guidance Manual, Ordinance # 10210", for recommendation on how to construct and maintain the required water harvesting areas. Provide a note stating that the landscape area to the west acts as a detention basin and must be maintained on a yearly basis and after every major storm event by the owner of the property to prevent sedimentation or erosion. DRAINAGE STATEMENT COMMENTS: 27) DS Sec.10-02.2.3.2.E: Clarify the elevation data used on the Stage-Storage (S-S) Relationship table located in the Appendix of the Statement. City of Tucson MapGuide shows a 1998 PAG contour elevation of 2520 feet NAVD at the subject parcel, not 2481 feet as shown in the table. Figure 4 in the Drainage Statement shows the contour line that is represented on MapGuide, but it needs to be labeled. 28) DS Sec.10-02. : Clarify the weir Q100 outflow (1.79 cfs) shown in the S-S Relationship table. The detention basin routing sheet shows a peak basin inflow of 1.58 cfs. Clarify the difference in discharge values used for the S-S Relationship outflow versus the detention basin routing inflow. Verify that the cumulative storage of the landscape area is large enough to accommodate the balanced basin requirements. GENERAL COMMENTS: Provide a revised site plan and drainage statement that address the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments. Further comments may be generated upon resubmittal of the site plan. Please enclose "redlines" with the resubmittal package for reference. If you have any questions, or to schedule an appointment, I can be reached at 791-5550, extension 1189. Jason Green, CFM Senior Engineer Associate Engineering Division Development Services |
| 12/26/2006 | DAVE MANN | FIRE | REVIEW | Approved |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 02/05/2007 | CINDY AGUILAR | OUT TO CUSTOMER | Completed |