Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you cannot find what you are looking for please submit a records request.

Permit Review Detail

Permit Number: T06CM05406
Parcel: 117100430

Review Status: Completed

Review Details: SITE

Permit Number - T06CM05406
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
10/13/2006 MARTIN BROWN FIRE REVIEW Approved
10/20/2006 STEVE SHIELDS ZONING HC SITE REVIEW Denied See Zoning Comments
10/20/2006 STEVE SHIELDS ZONING REVIEW Denied DSD TRANSMITTAL

FROM: Steve Shields
Lead Planner

PROJECT: CARRIAGE HOUSE - 127 W. Franklin St.
T06CM05406
Site Plan (1st Review)

TRANSMITTAL DATE: October 20, 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.) and Land Use Code (LUC).

2. Per the LUC Section 2.8.10.4 all projects within the Rio Nuevo and Downtown (RND) Zone shall be reviewed in accordance with the Administrative Design Review Procedures, 23A-32 prior to approval of the site plan. Additional comments may be forth coming after this review is completed.

3. Zoning is going to discuss the above issues with Randy Schuler and additional comments may be forth coming.

4. This site contains two (2) separate parcels therefore you will need to show how the parcels can work as stand alone parcels if sold separately or provide a Pima County Tax Parcel Combo and a recorded covenant regarding development and use of real property. Copies of the lot combo covenant & tax combo attached.

5. The addition of the abandoned alley to this site constitutes an expansion of site area of more then 25% there fore full code compliance is required.

6. All lettering and dimension shall be the equivalent of twelve (0.12") point or greater in size.

7. Provide documentation for the abandonment of Perry Avenue.

8. The site plan is to be drawn in a standard engineering scale. 1" = 8' is not a standard engineering scale. D.S. 2-02.2.1.A

9. Provide the setback from Church Ave. This setback is 21' or the height of the building measured from the back of existing/future curb. Per the Major Streets & Routes (MS&R) map Church is an arterial street which is at its full right-of-way. D.S. 2-02.2.1.A.7. It does not appear that the proposed structure will meet the minimum setback, therefore a variance may be required.

10. Required building setback for the west property is based on Family Dwelling, Development Designator "L", LUC Sec. 2.4.3.2.D1 which requires the setback to be equal to the height of the building wall or 18'-0". D.S. 2-02.2.1.A.7.

11. Provide the dimension between the existing and proposed building. D.S. 2-02.2.1.A.7.

12. Provide a fully dimensioned layout of the off-street parking, location, parking spaces' size and number. D.S. 2-02.2.1.A.8

13. Provide a typical parking space details for both handicapped and standard spaces. D.S. 2-02.2.1.A.8. Additional comments may be for coming.

14. The proposed handicapped parking space does not meet the minimum requirements of ICC/ANSI A117.1-2003 Section 502.2 & 502.4.2. Revise detail and plan to meet ICC/ANSI A117.1-2003. D.S. 2-02.2.1.A.8 the space is either 8' parking space and 8' aisle, or an 11' parking space with a 5' aisle.

15. The location of the handicapped parking sign cannot reduce the dimension of 2'-6" from the wheel stop to the stone wall. D.S. 3-05.2.3.C.2 & D.S. 2-02.2.1.A.8

16. The proposed handicapped and standard parking spaces located at the north end of the PAAL do not meet the minimum maneuvering area. D.S. 2-02.2.1.A.8

17. A minimum distance of two (2) feet must be maintained between a PAAL and the wall of the proposed garage/residence. D.S. 3-05.2.2.B.3. D.S. 2-02.2.1.A.8

18. Minimum width of a two-way PAAL is 24'-0". D.S. 3-05.2.1.C.1. The proposed PAAL scales at 21'-0", provide dimensions which show the actual width of the PAAL. D.S. 2-02.2.1.A.8 & D.S. 2-02.2.1.A.12

19. The proposed bicycle parking detail, plan view, does not meet the minimum requirements of D.S. 2-09.5.1. The location of the Class 2 does not meet the requirements of D.S. 2-09.4.1 & 4 & 2-02.2.1.A.9. This comment is based on D.S. 2-09 Supplement 9.

20. Provide the sight visibility triangles for the PAAL at Franklin St. D.S. 2-02.2.1.A.10

21. It appears the proposed gate will reduce the width of the proposed PAAL. Revise as required. D.S. 2-02.2.1.A.12

22. Demonstrate how the accessible ramp located at the east end of the existing porch will work. D.S. 2-02.2.1.A.12

23. The pedestrian/accessible route must located on site. The accessible route shown from the handicapped parking to the existing building uses the existing public sidewalk. Revise the plan to provide the pedestrian/accessible route on site. D.S. 2-08.3.1 & D.S. 2-02.2.1.A.12

24. A sidewalk is required on the east side of the PAAL between the PAAL and the building. D.S. 2-08.4.1.B & D.S. 2-02.2.1.A.12

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

26. Provide a fully dimensioned 12'x35' loading space on the plan LUC 3.4.5.4 & D.S. 2-02.2.1.A.14

27. Label Church Avenue as an MS&R route. D.S. 2-02.2.1.A.18

28. 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

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

30. Provide a Floor Area Ratio for the office and a lot coverage calculation for the residence. D.S. 2-02.2.2.A.3

31. The bicycle parking space calculation should show that two (2) spaces are to be provided. LUC 3.3.3.5 & D.S. 2-02.2.2.A.4

32. Provide the number of loading zones required and provided. D.S. 2-02.2.2.A.5

33. Provide a lot area expansion calculation. D.S. 2-02.2.2.A.6

34. The maximum lot coverage shown is incorrect. Per LUC Sec 3.2.3.1.C Development Designator "L" for residential, 75% is the maximum allowed lot coverage.

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\t06cm05406.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents
10/26/2006 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. Per LUC 2.8.10.4 all projects within the Rio Nuevo and Downtown (RND) Zone shall be reviewed in accordance with the Administrative Design Review Procedures, 23A-32 prior to approval of the site plan. Contact Randy Schuler @ 791-5550 EXT 1140 for information regarding RND review. Additional comments may apply.

2. Within the Downtown Redevelopment District, the requirements for landscape borders are:

a. A street landscape border, measured from the development side of the future sidewalk location, shall be maintained along all public right-of-way frontages of vehicular use areas and parking structures.

b. A street landscape border is not required if the ground level story of a building containing a parking structure is not used for motor vehicle parking or if the parking structure is completely screened and enclosed by a masonry wall.

c. An interior landscape border is required only if the adjacent zone or land use is residential.

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

4. Include with re-submittal any RND approval documentation. Indicate on the lower right hand corner of the site plan, case numbers, date of approval, and any conditions imposed.
10/30/2006 ANDREW CONNOR NPPO REVIEW Denied Submit NPPO plan or Application for Exception; include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants.
12/01/2006 JASON GREEN ENGINEERING REVIEW Denied DATE: December 4, 2006
SUBJECT: 127 W Franklin Street- Engineering Review of site plan
TO: Reliable Permits Attn: Mike Kreus
LOCATION: T14S R13E Sec12, Ward 1
REVIEWERS: Jason Green, CFM
ACTIVITY: T06CM05406


SUMMARY: Engineering Division of Development Services Department has received and reviewed the site plan and Hydrology Report (prepared by Patterson Hydrology Drainage Engineering, Inc.) 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.1: Provide a revised site plan drawn at a standard engineering scale no larger than 1"=60'.

2) DS Sec.2-02.2.1.A.2: Provide the property description with Section, Township and Range under the project location map that is shown on Sheet sd1.

3) DS Sec.2-02.2.1.A.4: Revise the project location map on Sheet sd1 to identify conditions within the square mile shown, such as section corners, watercourses and subdivisions adjacent to the site. Reference recorded subdivision plats by book and page numbers.

4) DS Sec.2-02.2.1.A.8: Provide the recordation information for the abandonment of the existing alley (Perry Avenue) and submit the docket and page for the lot combination as stated in Site Keynote #5.

5) DS Sec.2-02.2.1.A.8: Provide a wheel stop barrier for the parking stall located adjacent to the refuse containers. Wheel stop barriers are required at this location to prevent parked vehicles from extending beyond the property lines, damaging landscape areas, or walls.

6) DS Sec.2-02.2.1.A.10: Provide the sight visibility triangles for the intersection of the PAAL at Franklin Street. Refer to DS Sec.3-01.5.1 for sight visibility requirements.

7) DS Sec.2-02.2.1.A.11: Verify and label the 18-feet radii and concrete curbs per City of Tucson Transportation Access Management Guidelines (TAMG), Section 5.5 at the driveway entrances located on Franklin Street. Refer to DS Sec.3-01.3.2.C for street development standards.

8) DS Sec.2-02.2.1.A.11: Revise the site plan to provide for the minimum 24-feet width that is required for a 2-way PAAL. The site plan shows that the PAAL width at the proposed gate does not meet the minimum requirements.

9) DS Sec.2-02.2.1.A.12: Provide a site keynote and/or a detail to show that all handicap access ramps (existing and proposed) at all pedestrian circulation locations have truncated domes per ANSI Standards A117.1-2003 Section 406.13.

10) DS Sec.3-01.4.2: Provide details for all handicap access ramps showing compliance with City of Tucson Development Standards and ANSI requirements for ramp width, rise, slope landings and safety.

11) DS Sec.2-02.2.1.A.12: Revise the site plan to show the required 4-foot wide sidewalk for all pedestrian circulation paths. Provide the dimensions for site keynote #11 or label all proposed sidewalks as 4-feet wide.

12) DS Sec.3-01.4.4.F: Provide a revised drainage report showing scupper calculations that demonstrate that the 10-year flood flow is contained under the sidewalk at all scupper concentration points. Provide details and dimensions in plan view for the scuppers on the proposed site plan.

13) DS Sec.2-02.2.1.A.14: Label and show on the site plan the required maneuvering area for all loading zones required on the site plan. Refer to AASHTO for the national standards for turning radii.

14) DS Sec.2-02.2.1.A.16: Provide scuppers or show in the Hydrology Report how onsite flow along the north portion of the building is conveyed under the proposed rock wall and access gates so that ponding does not occur.

15) DS Sec.2-02.2.1.A.16: Provide the proposed finish floor elevation on the site plan per the Hydrology Report. Be advised that 2 elevation certificates will be required for the construction of the proposed Carriage House. The first elevation certificate will be required prior to the 1010/1015 inspection and the second elevation certificate will be required prior to the Certificate of Occupancy.

16) DS Sec.2-02.2.1.A.18: Provide the Book and Page for both Franklin Street and Church Avenue.

17) DS Sec.2-01.2.1.A.19: Revise the site plan to label and show the dimensioned Major Streets and Routes right-of-way for Church Avenue.

18) DS Sec.2-01.2.1.A.20: Provide on the site plan all easements for the existing and proposed utilities. The easements must be shown graphically on the plan together with recording docket and page reference.

19) DS Sec.2-02.2.1.A.21: Provide on the site plan the dimensions from street monument lines to existing curbs, sidewalks, driveways and utility lines for both Franklin Street and Church Avenue.

20) DS Sec.2-02.2.1.A.23: Provide on the site plan 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.

21) DS Sec.2-02.2.1.A.32: Revise the detail dimensions for refuse containers, the enclosure must meet the minimum inside clear dimension of 10 feet by 20 feet between the bollards that are required between the containers 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.

22) DS Sec.6-01.4.1.C & I: Revise the site plan to show the maximum back-up distance of 40-feet and so that the placement of the containers are such that collection vehicles do not have to back out into moving traffic, on or off the premises.

23) DS Sec.2-02.2.1.B: Revise the detail call outs shown in plan view to properly label the identifying sheet where the detail can be found.

24) DS Sec.2-02.2.1.B: Remove all site keynotes from plan view that are not used or that is mislabeled in plan view.

25) DS Sec.2-02.2.2.C: Revise the Hydrology Report so that the following comments have been addressed:

a) Revise the calculated Base Flood Elevation (BFE) to reflect the proposed Carriage House that is being constructed. The Hydrology Report focused on the existing Hoff House for BFE calculations. Verify that the BFE has not changed.
b) Revise all figures in the Hydrology Report so that they are clear and legible.
c) Provide calculations to show that the 10-year flow for all onsite runoff is contained in the proposed scuppers under the sidewalks. Provide details and dimensions for all proposed scupper locations.


GENERAL COMMENTS:

Please provide a revised site plan and a revised Hydrology Report 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 and Hydrology Report. 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

Final Status

Task End Date Reviewer's Name Type of Review Description
12/18/2006 DELMA ROBEY OUT TO CUSTOMER Completed
12/18/2006 DELMA ROBEY REJECT SHELF Completed