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Permit Review Detail

Permit Number: T06CM06007
Parcel: 125076220

Review Status: Completed

Review Details: SITE

Permit Number - T06CM06007
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/22/2006 DAVE MANN FIRE REVIEW Approved
12/04/2006 STEVE SHIELDS ZONING REVIEW Denied DSD TRANSMITTAL

FROM: Steve Shields
Lead Planner

PROJECT: SAM HUGHES II
502 N. Campbell Ave.
T06CM06007,
Site Plan (1st Review)

TRANSMITTAL DATE: December 14, 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 full code compliance with the City of Tucson Development Standards (D.S.) and Land Use Code (LUC).

2. Zoning acknowledges the receipt of the letter dated October 10, 2006, from Raul Reyes. Provide written documentation from the individuals mentioned in your letter that will verify the relevance of the items mentioned in your letter.

3. This submittal has been reviewed as ground floor Retail/Office with a second floor Residential Multiple-Family (apartment), not a Condominium. Condominiums would require a tentative/final plat. The apartments can be converted to condominiums at a later date.

4. The project was submitted as a site plan therefore remove all references to Condominium, re-subdivision and plats from this plan.

5. It appears that this project is comprised of two (2) different parcels. If the parcels are to be combined prior to approval of the site plan the parcels will need to be combined. Provide a Pima County Tax Parcel Combo and a recorded covenant regarding development and use of real property.

6. D.S. 2-02.2.1.A.2 Provide a property description on the plan.

7. D.S. 2-02.2.1.A.6 Show the location of the proposed balconies on the plan.

8. D.S. 2-02.2.1.A.7 Provide building elevations with building wall heights dimensioned to design grade so that all setbacks can be verified. Additional comments maybe forth coming.

9. D.S. 2-02.2.1.A.7 Campbell Avenue and 6th Street are Major Street and Routes (MS&R). This project has not been designed to meet the requirements of the future right-of-way and tapers, therefore a future site plan indicating how the project will comply with LUC requirements when the MS&R can no longer be used as part of the site. Along with the site plan a recorded Major Streets and Routes Covenant is required, see attached.

10. D.S. 2-02.2.1.A.7 Provide the actual setback not "2/3" BUILDING HEIGHT" on the plan. See comment 7.

11. D.S. 2-02.2.1.A.7 The proposed stairwell located near the southeast corner of the north parcel does not meet the minimum setback of 6'. Until elevations are provided, see comment 6 above, the required setback for the stairwell cannot be verified. Additional comments maybe forth coming.

12. D.S. 2-02.2.1.A.7 The proposed parapet shown on the building section exceeds the maximum height of four (4) feet above the allowed building height, LUC Sec. 3.2.7.3.E.

13. D.S. 2-02.2.1.A.7 If the two (2) parcels are to remain separate then the building shown on the north parcel does not meet the minimum setback requirements, clarify and/or revise the plan to meet the minimum setback of the height of the building, LUC Sec. 3.2.6.4, Perimeter Yard Indicator AA adjacent to Commercial Zoning. If the two (2) parcels are to remain separate then the building shown on the south parcel does not meet the minimum setback requirements, clarify and/or revise the plan to meet the minimum setback of 10 or ¾ the height of the building, LUC Sec. 3.2.6.4, Perimeter Yard Indicator CC adjacent to R2 Zoning.

14. D.S. 2-02.2.1.A.8 The parking space located to the west of the propose garages on the north parcel is required to be ten (10) feet wide per D.S. 3-05.2.1.B.3

15. D.S. 2-02.2.1.A.8 Provide a dimension from the parking area access lane (PAAL) to the property line located along the north end of the north parcel. A minimum of two (2) feet is required per D.S. 3-05.2.2.B.3

16. D.S. 2-02.2.1.A.8 All parking spaces on this site require post barricades or wheel stop curbing designed to prevent parked vehicles from extending beyond the property line; walls or buildings; or overhanging sidewalk areas per D.S. 3-052.3.C.1

17. D.S. 2-02.2.1.A.8 The handicapped parking space provided is required to meet the requirements of a van accessible vehicle parking space. Per ICC/ANSI A117.1-2003 502 the van parking space and access aisle shall be a total of 16' wide with the parking space 11' wide and the access aisle 5' or the parking space 8' wide and the access aisle 8' minimum. Revise the plan and detail.

18. D.S. 2-02.2.1.A.8 For the angled parking provide a space depth and curb length dimension, see D.S. 3-05.6 Motor Vehicle Area Dimensions

19. D.S. 2-02.A.2.1.9 & D.S. 2-09.0 Zoning acknowledges that Class 1 and Class 2 bicycle parking is called out on the plan, provide off-street bicycle parking; including materials for lighting, paving, and security; fully dimensioned layout; location; specific type of rack and the number of bicycles it supports.

20. D.S. 2-02.A.2.1.12 A minimum setback distance of five (5) feet for a pedestrian refuge area must be maintained between the proposed building, located on the southern parcel and the proposed twelve (12) foot PAAL. D.S. 3-05.2.2.1

21. D.S. 2-02.A.2.1.12 A sidewalk will be provided adjacent and parallel to any PAAL on the side where buildings are located. Provide a sidewalk along the east side of the proposed southern building. This sidewalk will also connect to the sidewalk that runs along 6th Avenue. An accessible route will also be provided from the building to the sidewalk that runs along 6th Avenue. D.S. 2-08.3.1

22. D.S. 2-02.2.1.A.12 Detectable warnings (truncated domes) will be required at all curb access ramps. ICC/ANSI A117.1-2003 Sec. 406.13 The Handicapped parking space detail does not show the required detectable warning devices.

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

24. D.S. 2-02.2.1.A.14 Provide on the plan the maneuvering area for the loading zone. It does not appear that there is sufficient maneuvering area. The proposed loading zone location does not meet the requirements of D.S.3-05.2.1.4.a The minimum height clearance for access along PAALs is fifteen (15) feet. The height is needed for high-profile vehicles, such as sanitation, fire, or delivery vehicles. Per the provided building section the required clearance is not available.

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

26. D.S. 2-02.2.1.A.21 The note "FUTURE CURB" shown for Campbell Ave. points at what appears to be a street light, clarify. Provide a dimension to the future curb.

27. D.S. 2-02.2.1.A.25 If applicable provide existing and proposed freestanding lighting layout and type. Provide a detail; list the height of pole and type of lighting.

28. D.S. 2-02.2.1.A.31 Provide on the plan the existing and proposed use. Under the proposed use provide the development designators and subject to is applicable.

29. D.S. 2-02.2.1.A.31 The proposed refuse container location will not work per D.S.3-05.2.1.4.a The minimum height clearance for access along PAALs is fifteen (15) feet. The height is needed for high-profile vehicles, such as sanitation, fire, or delivery vehicles. Per the provided building section the required clearance is not available. See engineering comments.

30. D.S. 2-02.2.2.3 The lot coverage calculation provided for the Retail Use in a C1 zone is incorrect. This should be a Floor Area Ratio Calculation (FAR) per LUC Sec. 3.2.2.2.B.1. This FAR should be based on the development designator "28" for General Merchandise Sales in a C1 zone. Additional comments maybe forth coming.

31. D.S. 2-02.2.2.4 The parking calculation is incorrect. Based on LUC Sec. 3.3.5.1.C these lots are not under separate ownership. Revise the parking calculation and plan.

32. D.S. 2-02.2.2.4 The bicycle parking calculation will need to be revised based on the out come of revisions per comment 31.

33. Ensure that all changes to the site plan are reflected on the landscape & grading plan.

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\t06cm06007.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional
12/08/2006 SREEVES1 ADA REVIEW Passed not a COT job
12/13/2006 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. 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. Street landscape borders shall be located entirely on site, except that, if approved by the City Engineer or designee. Indicate coverage for the entire Campbell Rd. frontage.

2. An approved site plan is required indicating how the project will comply with LUC requirements when the MS&R right-of-way can no longer be used as part of the site. Such plan is to be an exhibit to an executed covenant for recordation stating the responsibility of the property owner, successor, or assignee as to the removal of improvements and compliance with the LUC at no cost to the City. If criteria can not be met than a variance must be obtained.

3. A 10' interior landscape border is required along site boundaries of the adjacent residential properties per LUC Table 3.7.2-I

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

5. A 5' wall is required to screen vehicle use areas from residential zoned properties per LUC 3.7.2-I.

6. 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.

7. The site plan and landscape plan must show identical site layout to avoid conflict between the two plans. Verify that the site and landscape plan match upon subsequent submittals.

8. Include with re-submittal approval documentation and/or administrative correspondence. Indicate on the lower right hand corner of the site plan, the variance case number, date of approval, and any conditions imposed.

9. Additional comments may apply.
12/13/2006 ANDREW CONNOR NPPO REVIEW Approved Exception
12/14/2006 STEVE SHIELDS ZONING HC SITE REVIEW Denied See Zoning Comments
12/18/2006 PATRICIA GILBERT ENGINEERING REVIEW Denied DATE: December 18, 2006
ACTIVITY NUMBER: T06CM06007
PROJECT NAME: Sam Hughes II
PROJECT ADDRESS: 502 North Campbell Avenue
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

1. Site plan cannot be approved until Lot Combination recordation is complete with Pima County. Once the lot combination is complete, combine the dimensions and provide one bearing for each dimension. D.S. 2-02.2.1.A.2., 5.

2. This plan is being reviewed for site plan content and specifications. It is acknowledged that the development will eventually be platted for a condominium conversion, however at this time, remove any reference to condominiums.

3. Provide future sight visibility triangles (SVT) for Campbell Avenue. DS 2-02.2.1.A.10.

4. The length on the near side SVT is not correct on Campbell Avenue. The correct length is 345'. Revise. DS 2-02.2.1.A.10.

5. 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.

6. A minimum setback distance of five (5) feet for a pedestrian refuge area must be maintained between any enclosed structure and a PAAL. The refuge area may have a roof for shade, provided it contains a sidewalk and pedestrian access which is unobstructed and is set back one (1) foot from the PAAL. Sidewalk is required adjacent and parallel to any PAAL on the side where buildings are located. Provide a sidewalk and pedestrian refuge on the east side of the Retail/Office structure. Revise plan as necessary. DS 3-05.2.2.B.1., Figure 1 and DS 2-08.4.1.B.

7. Show vehicle maneuverability for the loading space. The current location does not have sufficient maneuvering for a single unit truck. Demonstrate on the plan vehicle maneuverability or relocate the loading space.

8. The minimum width of two feet (2'-0") must be maintained between all PAALs and any obstructions or property line (DS 3-05.2.2.B.3). Please provide a dimension on the north side of the development between the property line and the vertical curb. See zoning comment number 15. DS 2-02.2.1.A.11.

9. 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.

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

11. Provide finish grades to determine the direction of proposed drainage. DS 2-02.2.1.A.16.

12. This project is effected by intersection widening. Refer to the diagram located on the lower left hand corner of the MS & R Map found on the following web page, http://www.ci.tucson.az.us/planning/maps/city/msr.pdf. From the centerline of Campbell Avenue and 6th Street for 300' to the north the full ROW width is 150', then tapers to 120' within a 300' distance. From the centerline of Campbell Avenue and 6th Street for 300' to the east the full ROW width is 120' then tapers to 90' within a 300' distance. The shown ROW dimensions do not reflect the requirements for the future ROW widening. The intersection widening must be shown on the plan. Revise appropriately. DS 2-02.2.1.A.19.

13. The future curb and sidewalk location must be located based on the intersection widening. For a ROW width of 150' the future curb location is 12' from the future ROW line. For a ROW width of 120' the future curb location is 9' from the future ROW line.

14. The leader for future curb location on Campbell Avenue appears to be pointing to a street light. Clarify and/or revise.

15. All easements of record must be graphically shown on the plan with recordation information. Revise as necessary. DS 2-02.2.1.A.20.

16. Is their existing sidewalk along 6th Street? Dimension from the street centerline of 6th Street to the existing sidewalk. All new development is required to provide sidewalk along the ROW. If sidewalk is not existing, provide a 6' sidewalk in the future sidewalk location. DS 2-02.2.1.A.21. DS 3-01.3.3.A.

17. Entrance and exit drives must meet the Transportation Access Management Guidelines. A minimum of 150' measured at curbline shall separate the nearest pavement edge of any entrance and exit driveway and the curbline to any signalized intersection. Currently the entrance/exit drives located on Campbell Avenue and 6th Street do not meet this requirement. Revise the site plan to meet this guideline. TAMG 5.4.2.

18. An entrance/exit drive to an arterial or collector roadway 25' curb returns are require. The current proposal does not provide 25' curb returns for the entrance/exit drives to the roadways. Revise the site plan to show 25' curb returns at all entrance and exit drives. TAMG 5.5.

19. The minimum height clearance for a PAAL is 15'. The current proposal does not meet this criterion. Cross section D shows what appears to be less than 14' within the PAAL. This will not provide enough clearance for the solid waste vehicle and trucks utilizing the loading space. Provide 15' of clearance over the PAAL in cross section D. Dimension accordingly. DS 6-01.2.1.B.

20. The solid waste vehicle can not maneuver in and out of the solid waste enclosure without obstructing vertical curb and parked vehicles. Each service area is required a clear approach of 14' by 40' and have an inside turning radius of 36' and an outside radius of 50. The current proposal does not meet this criteria. Revise the site plan to meet the minimum criteria found for commercial standards in DS 6-01.

21. Handicap curb access ramps are required to be constructed with truncated domes, per recent a Federal ADA requirement. The area covered by the truncated domes shall be twenty-four (24) inch deep and extend the full width of the crosswalk, preceding the crosswalk, including the handicap access aisle. All accessible curb ramps shall have truncated domes installed that shall be twenty-four (24) inches minimum in the direction of travel and extend the full width of the curb ramp or flush surface. The domes shall be located so the edge nearest the curb line is six (6) inches to eight (8) inches from the curb line. 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.
ANSI 406.12, ANSI 705

22. 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.

23. Please note that subsequent comments may be necessary upon resubmittal, depending on the nature and extent of revisions that occur to the plans.

Final Status

Task End Date Reviewer's Name Type of Review Description
01/08/2007 CINDY AGUILAR OUT TO CUSTOMER Completed
01/08/2007 SUE REEVES REJECT SHELF Completed