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Permit Review Detail

Permit Number: T06CM05268
Parcel: 111073700

Address:
3422 E GLENN ST

Review Status: Completed

Review Details: SITE

Permit Number - T06CM05268
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
10/05/2006 DAVE MANN FIRE REVIEW Denied 1. Additional fire hydrants shall be provided by the developer as required by the fire code in accordance with C.O.T. Standards.
10/09/2006 STEVE SHIELDS ZONING REVIEW Denied DSD TRANSMITTAL

FROM: Steve Shields
Lead Planner

PROJECT: GLENN VERDE CONDOMINIUMS
T06CM05268
Site Plan (1st Review)

TRANSMITTAL DATE: October 11, 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 site plan was reviewed for compliance with the City of Tucson Development Standards (D.S.), Land Use Code (LUC) & ICC/ANSI A117.1-2003

2. Under the assumption that all units will have a 2nd story addition this plan is reviewed for full code compliance due to a greater then 25% building expansion. Additional comments may be forth coming.

3. Provide a copy of the last approved site plan. Additional comments may be forth coming.

4. Provide elevations for the proposed 2nd floor additions. Additional comments may be forth coming.

5. All lettering and dimensions shall be the equivalent of twelve (0.12") point or greater. See detail 4 sheet 2.

6. Provide the project address on the plan. D.S. 2-02.2.1.A.3

7. The lot dimensions do not match what is shown on the 1980 plat or the Assessors Record map. The north and south dimensions have a difference of 10', clarify. Also the east dimension and bearing text are screened, please revise so that the dimension and bearing are not screened. D.S. 2-02.2.1.A.5

8. Per a 2005 aerial it appears that there are patio covers for each unit, if these are to remain show them on the plan. D.S. 2-02.2.1.A.6

9. Per the 2005 aerial there is a building shown in the same place as "Existing Parking Structure PS 16" therefore PS 16 is not an existing parking structure as shown on the plan. If this parking structure is a proposed structure show it as proposed. D.S. 2-02.2.1.A.6

10. The street setback is 21 or the height of the building wall which ever is greatest, measured from the back of future curb not the property line. Revise the plan to show the future curb and the setback measured from back of future curb. LUC 3.2.6.5 Per the LUC 2.3.5 R2 Residence Zone, Development Designator "K" the required setback to the rear and side yards is 10' or ¾ the Height of the wall. Based on the 21 feet designated under the "LAND USE CODE DATA: #6" the minimum setback to the side and rear property line is 15.75'. D.S. 2-02.2.1.A.7

11. Provide dimensions between all buildings. D.S. 2-02.2.1.A.7

12. Provide a fully dimensioned layout of the parking, this includes a dimension for the angle of the angled parking see LUC 3.3.7.2. D.S. 2-02.2.1.A.8

13. The one-way PAALs which run around the east and west ends of the south buildings require a minimum of a 2' setback from the property line. D.S. 3-05.2.2.B.3

14. The one-way PAALs which run around the east and west ends of the south buildings require a five foot pedestrian refuge area between the PAAL and an enclosed structure. D.S. 3-05.2.2.B.1

15. Barriers are required to prevent parked vehicles from damaging adjacent landscaping or overhanging adjacent sidewalk areas or unpaved areas on or off site and to prevent vehicles from driving onto unimproved portions of the site. Curb stops will be required at all proposed parking spaces or demonstrate how the overhang will not effect any of the above items. D.S. 3-05.2.3.C.

16. The handicap/van accessible parking and standard parking detail 1 sheet 2 does not reflect what is shown on the plan. The handicapped space is show as "1 HC @ 10', the minimum for a van accessible space a 16' wide space which includes the area for parking and the access isle, please clarify. The standard Provide typical parking space details for both handicapped and standard spaces. D.S. 2-02.2.1.A.8

17. Per IBC Table 1106.1 26 to 50 parking spaces requires 2 handicapped parking spaces, one van accessible. Only one handicapped space is shown on the plan. D.S. 2-02.2.1.A.8

18. Under the "LAND USE CODE DATA: #8" Bicycle parking proposed = 2-Class1 & 2-Class 2. There is a detail for Class 2 bicycle but not for Class 1. For your information Per LUC 3.3.7.8.A Class 2 bicycle parking may be substituted for Class 1 when less then 50 parking spaces are provided. The bicycle parking detail does not meet the current development standards. The bollard type rack does not provide the two-point support system D.S. 2-09.2.3 the detail needs to provide the information required in D.S. 2-02.2.1.A.9 demonstrate how the proposed location meets the requirements of DS 2-09.3.2 and 2-09.4.1 & 4.4. Signage will be required.

19. Provide existing and future sight visibility triangles. D.S. 2-02.2.1.A.10.

20. A continuous pedestrian circulation path and accessible route are required to connect to the pedestrian circulation path located in the adjacent street. 2-08.3.0 This circulation path may not be located between the vehicle parking space (the northern most proposed parking spaces located new the north property line) and the PAAL providing access to the space. Provide at least one continuous pedestrian circulation path and accessible route to the sidewalk along Glenn. D.S. 2-02.2.1.A.12

21. Demonstrate how the accessible route works with the wedge curb. D.S. 2-02.2.1.A.12

22. If applicable provide the location, type, size and height of existing and proposed signage. D.S. 2-02.2.1.A.13

23. Show Glenn as an MS&R on the plan. D.S. 2-02.2.1.A.13

24. If applicable all easements of record must be graphically shown on the plan together with recording docket and page reference. D.S. 2-02.2.1.A.20

25. Provide a dimension from street monument lines to proposed curbs. D.S. 2-02.2.1.A.21

26. If applicable provide existing and proposed lighting layout and type. D.S. 2-02.2.1.A.25

27. Provide the existing and proposed use. D.S. 2-02.2.1.A.31

28. Provide the percentage of building expansion calculation. D.S. 2-02.2.2.A.6

29. A re-plat will be required.

30. Add the existing Map & Plat number to the title block.

If you have any questions about this transmittal, please contact me at Steve.Shields@tucsonaz.gov or (520) 791-5608 ext. 1180.

C:\planning\site\t06cm05268.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents
10/11/2006 STEVE SHIELDS ZONING HC SITE REVIEW Denied See zoning comments
10/17/2006 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. Submit a landscape plan per DS 2-07.0. to verify that entire site meets current minimum requirements. Indicate all improvements.

2. A street landscape border, per 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. On streets designated as Major Streets and Routes (MS&R), the street landscape border is measured from the MS&R right-of-way line as determined by LUC 2.8.3.4.

3. Street landscape borders shall be located entirely on site, except that, if approved by the City Engineer or designee. Up to five (5) feet of the required ten (10) foot width be placed within the adjacent right-of-way area or within the Major Streets and Routes (MS&R) right-of-way area on MS&R streets.

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

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

7. A 30" continuous screen along street frontages for vehicle use area must be provided per LUC Table 3.7.2-I

8. Show on the site plan existing and future sight visibility triangles DS 2-02.2.2.1.A.10

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

§ 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.

10. Within vehicular use areas, 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. Verify entire site meets canopy tree requirement.

11. Include inside dimensions of strip planter within vehicle use area on the landscape, site and grading plans. A minimum of 4' in width and 34-sq. ft. must be provided for each canopy tree. The measurement is always within the planter area and does not include any material which defines the outer edge of the unpaved area per DS 2-06.3.3.C.

12. 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

13. Submit Application for Exception; include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants.


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

15. Additional comments may apply.
10/17/2006 ANDREW CONNOR NPPO REVIEW Denied Submit Application for Exception; include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants.
10/31/2006 PATRICIA GILBERT ENGINEERING REVIEW Denied DATE: November 2, 2006
ACTIVITY NUMBER: T06CM05268
PROJECT NAME: Glenn Verde Condominiums Site Plan
PROJECT ADDRESS: 3422 East Glenn 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

APPROVED: DRAINAGE STATEMENT

1. Darken the lot dimensions and bearings. The lot dimensions and bearings must be legible when reproduced or microfilmed for record keeping purposes. Any other site plan information that is too light must be shown in a heavier line weight. Revise. DS 2-01.2.1.A.5.

2. Provide a copy of the last approved site plan in effort to verify existing structures.

3. Include the administrative address on the site plan. DS 2-02.2.1.A.3.

4. All lettering and dimensions will be the equivalent of twelve point or greater in size. The purpose of this requirement is to assure that the lettering is legible when reproduced or microfilmed for record keeping purposes. Revise the font size on sheet 2 to be at minimum 12 point. DS 2-03.2.1.A.

5. Provide existing and future sight visibility triangles. DS 2-01.2.1.A.10., DS 3-01.5.0.

6. Provide drainage patterns, existing finish grades and finish floor elevations. DS 2-02.2.1.A.16.

7. Show roof drainage (flow arrows). DS 2-02.2.1.A.16.

8. Show on the site plan the off site to on site and on site to off site existing 100 year discharge concentration points discussed in the drainage statement. It must be clear on the site plan where the stormwater is coming from and where the stormwater is going. SMDDFM 2.3.1.6.A.

9. 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

10. It is acknowledged that the structures are existing however the parking lot is being improved. Is the entire parking being regraded? Or simply resurfaced? This must be clear on the site plan. Revise accordingly. If cut and fill quantities change revise quantities on the site plan . DS 2-02.2.1.A.17.

11. Grading, hydrology, landscape islands and borders are to be integrated in effort to make maximum use of stormwater runoff for supplemental irrigation purposes. Landscape islands and borders must provide water harvesting from the vehicle use area and the rooftops. Small curb opening must be provided to accept the surface stormwater. Revise the site plan to meet this criteria. LUC 3.7.4.3.B.

12. Provide the recordation data (book and page) for Glenn road. DS 2-02.2.1.A.18.

13. Glenn Street is designated as a collector road per the Major Street and Route (MS&R) Plan. The site plan must identify this. Provide the label, "MS&R Street," adjacent to the verbiage "Glenn Road." DS 2-02.2.1.A.18.

14. Per the MS&R Plan Glenn Road has 64' future ROW width, 32' half ROW width. Dimension from street centerline the future 32' half ROW width for Glenn Road. Label the width, "32' future half ROW." DS 2-02.2.1.A.19.

15. The future ROW curb and sidewalk location must also be shown on the plan. Show the locations dimensioned from street centerline and provide appropriate labels. The width of the sidewalk area is 9'. The future sidewalk is to be placed at the future ROW line, with 2' between the front of sidewalk and back of curb. DS 2-02.2.1.A.19.

16. The Transportation Access Management Guidelines (TAMG) adopted by Mayor and Council on March 17, 2003 necessitate entrance and exit drives crossing collector roadways are limited to two per 300' of frontage along any major roadway. It appears that after reviewing the aerial photo this guideline is not being met. Clearly indicate on the site plan this guideline is being met.

17. Per TAMG 25' curb returns are required for all entrance/exit drives to a collector road. Revise the site plan to show this.

18. All existing easements with recordation data (book and page) must be graphically shown on the plan view. DS 2-02.2.1.A.20.

19. Provide dimensions from street centerline to the existing curb, sidewalk and ROW locations. DS 2-02.2.1.A.21.

20. After reviewing an aerial photo it appears the property is entirely surrounded by walls. Location, description and appropriate labels of existing physical features shall be shown on the site plan. Verify on the plan if there are existing walls surrounding the property. Provide the height of the wall and appropriate labels on the site plan. DS 2-02.2.1.A.22.

21. Indicate on the site plan the exact locations of the wall openings as discussed in the drainage statement. SMDDFM 12.5.

22. Provide topographic contours at intervals not exceeding 2 feet, spot elevations and Bench Mark based on the City of Tucson datum, include the City of Tucson field book and page number. DS 2-02.2.1.A.23.

23. A 5' pedestrian refuge area with a 4' sidewalk is required when a structure is adjacent to a PAAL. This must be maintained throughout the entire site. The structures to the south adjacent to the 12' one way PAAL does not provide the 5' pedestrian area. Revise plan as necessary. DS 3-05.2.2.B.1., Figure 1 and DS 2-08.4.1.B.

24. A minimum distance of 2' must be maintained between a PAAL and a wall, screen or other obstruction. This requirement is not met where the back southern structures are adjacent to the 12' one way PAAL. The one way PAAL is adjacent to the property line. This will not be accepted. Revise the site plan to meet this requirement. DS 3-05.2.2.B.3.

25. Indicate if the sidewalks are existing in keynote 1. Keynote 1 is also indicated within the ROW. If this sidewalk is new be advised that a 6' is required rather than 4'. The 6' sidewalk must be placed in the future sidewalk location (see above comment 15)

26. The site plan must clearly indicate what is existing and proposed. Again after reviewing an aerial photo it appears the parking lot is changing and the 4' sidewalk adjacent to the structures that lead to the ROW sidewalk is proposed. Revise the entire site plan to clearly indicate what is existing and proposed for this development.

27. Keynote 10 indicates a toe down curb. The PAAL detail on sheet 2 depicts a wedged curb. Revise keynote 10 to indicate wedged curb.

28. Be advised note 9 through 13 are standard plat notes and are not required to be on a site plan. It is recommended to remove note 9 through 13 and provide the notes on the final plat.

29. Provide a cross section from the south buildings, through the parking area to the common area.

30. Provide a cross section for the west and east one way PAALs.

31. Be aware when a final plat is a condominium conversion, common areas are referred to as "Common Elements." "Common elements" means all portions of a condominium other than the units. When the final plat is submitted all references to "area" must be changed to "elements." A.R.S. 33-1202.

32. Additional comments could be forthcoming depending on how each comment has been addressed.

Final Status

Task End Date Reviewer's Name Type of Review Description
11/03/2006 GERARDO BONILLA OUT TO CUSTOMER Completed
11/03/2006 GERARDO BONILLA REJECT SHELF Completed