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Permit Review Detail

Permit Number: T07CM00200
Parcel: 131100030

Address:
5642 E 22ND ST

Review Status: Completed

Review Details: SITE

Permit Number - T07CM00200
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
04/02/2007 MARTIN BROWN FIRE REVIEW Approved
04/12/2007 MICHAEL ST. PAUL ZONING REVIEW Denied CDRC TRANSMITTAL


FROM: Michael St.Paul, Planning Technician

PROJECT: T07CM00200
5642 East 22nd Street
Conversion of SFR to Office Use


TRANSMITTAL: April 20, 2007


COMMENTS: Please attach a response letter with the next submittal, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed.


1. This is the first review (under this permit number T07CM00200) for a change of use from residential use to office use in a commercial zone. (Plans were submitted and then withdrawn for a similar change of use at this location by this architect under permit application number T05CM00971.) The zone is C-1 and the Development Designator is "29" as an Administrative and Professional Office use. Full code compliance is required for this change of use (LUC Sec 2.5.3.2.A.1, & LUC Sec 3.2.3.2.B).

2. Please provide the legal description of the property on the site plan (DS 2-02.2.1.A.2).

3. Please dimension all existing and proposed structures to the property lines. Include the wall heights on the structure and identify any overhangs and canopies. The structure is not dimensioned to the east property line and it is not dimensioned to the existing and future property line along 22nd Street. The structure is also not dimensioned on the site plan. Please provide all dimensions on the site plan. Provide the existing use in the Land Use Code Information (DS 2-02.2.1.A.6, DS 2-02.2.1.A.31).

4. Graphically depict and dimension all required setbacks on the site plan. Please correct the identified front and rear setbacks in the Land Use Code Information. The correct front setback is the greater of twenty-one feet (21') or the height of the front of the structure measured from the back of the existing or future curb. The adjacent property to the south is zoned R-3. The correct rear setback adjacent to the south property is one and one-half times the height (1 ½ H) of the structure's walls height facing that property line (DS 2-02.2.1.A.7 and LUC Sec 3.2.6.5.B.1 & LUC Sec 3.2.6.4). Please correctly identify these setbacks within the "Land Use Code Info." and on the site plan. In addition, a minimum distance of two (2) feet must be provided between parking area access lane (PAAL) and any property line or obstruction such as a wall (DS 3-05.2.2.B.3). The area between the PAAL and the east property line appears to be incorrect.

5. An alley may not be used for access to or from a commercial parking area. A street or alley may not be used for maneuvering into or out of any off street parking space. The minimum dimension for the maneuvering area in the front parking area is that of a two-way parking area access lane (PAAL), which is twenty-four feet (24'). Please revise the plan so that cars do not back out into the right-of-way and that the alley is not used for ingress or egress (DS 2-02.2.1.A.8, LUC Sec 3.3.7.5, DS 3-05.2.1.C.1 & LUC Sec 3.3.7.2). Please be aware that the maximum width of a driveway for a commercial site is thirty (30) feet. (Please see comments by Engineering and Landscaping).

6. The off-street parking must be fully dimensioned and the minimum length of the parallel parking spaces is twenty-three (23) feet (LUC Section 3.3.7.3 and DS 3-05.6.0 Table 1). Please be aware that there is no valid exit provided for the two parallel parking spaces and no two-way PAAL (see previous comment) to exit through the front of the property (DS 2-02.2.1.A.8).

7. Please identify and dimension the location for bicycle parking. Provide a fully dimensioned layout. Identify the specific type of rack, the number of bicycles it supports, the type and location of the lighting to be provided and location and type of directional signage (DS 2-02.2.1.A.9, DS 2-09 & LUC Sec 3.3.3.5). Please be aware that DS 2-09 has been significantly revised. For example; the minimum distance of bicycle parking to the main entrance of the building is fifty feet and the maneuverability for the bicycle parking cannot cross the pedestrian access. Please refer to this revised section of Development Standards for additional information.

8. Provide all existing and future sight visibility triangles (SVTs) on the site plan (DS 2-02.2.1.A., & DS 3-01.5).

9. Please provide the location, type, size and height of any existing and proposed signage (DS 2-02.2.1.A.13). Also provide any and all billboards on or adjacent to the site.

10. Please note that 22nd Street is on the Major Streets and Routs (MS&R) plan. Provide dimensions for the existing and future right of ways for 22nd Street on the site plan. The future ROW is one hundred fifty feet (150') for 22nd Street. Also dimension the alley (DS 2-02.2.1.A. & LUC Sec 2.8.3).

11. All easements of record must be graphically depicted on the site plan, with dimensions and use(s) along with the docket and page for each easement (DS 2-02.2.1.A.20).

12. Please provide the existing and proposed free-standing lighting types and layout on the site plan (DS 2-02.2.1.A.25).

13. Please provide the zoning of all adjacent parcels on the site plan. The zoning of the parcels to the east and west are C-1. The zoning of the parcels to the south is R-3 (DS 2-02.2.1.A.28).

14. Please revise the bicycle parking calculations to reflect the vehicle parking required and provided on the plan. It is stated as seven (7) in the bicycle parking and six (6) in the vehicle parking (DS 2-02.2.A.4).

15. Please provide any variances granted by the Board of Adjustment on the site plan with the case number, date of approval variances granted and conditions imposed (DS 2-02.2.1.A.38). If there are no variances granted for this site please remove any reference to variances from the plans (such as the reference to a variance for landscaping).

16. Provide the maximum slope for the handicapped accessible sidewalk and ramp (ICC/ANSI A117.1-2003, & IBC 2003). You may want to relocate the van-accessible loading area to the right side of the parking space to simplify the accessible ramps and walkway.

17. Please provide truncated domes, as detectable warnings, at the handicapped accessible transition ramp. Provide an annotated detail for the truncated domes (ICC/ANSI A117.1-2003: Sec 406.1, 406.6, 406.12 & Sec 705.5). The truncated domes must be twenty-four inches (24") deep and the full width of the flush surface off the access aisle for the van accessible parking space (ICC/ANSI A117.1-2003: 405.13.1). These truncated domes must be located between six (6") and eight (8") inches from the nearest edge of the curb, where it meets the access aisle (ICC/ANSI A117.1-2003: 405.13.2).

18. Please be aware that additional comments may be required relative to changes made in the plan and additional information provided.
04/20/2007 MICHAEL ST. PAUL ZONING HC SITE REVIEW Denied Please see comments from Zoning.
04/20/2007 PATRICIA GILBERT ENGINEERING REVIEW Denied DATE: April 23, 2007
ACTIVITY NUMBER: T07CM00200
PROJECT NAME: Residential to Future Office
PROJECT ADDRESS: 5642 East 22nd 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

1. Provide a location map which meets the minimum requirements of D.S. 2-05.2.1.D, show the subject property approximately centered in the one (1) square mile area, identify conditions within the square mile area, such as major streets and watercourses (if applicable), section, township and range, north arrow and scale. D.S. 2-02.2.1.A.4.

2. Provide bearings for all lot dimensions. DS 2-02.2.1.A.5.

3. Provide existing sight visibility triangles (SVT) for the alley exit. Be advised that alleys are not allowed to be used for commercial egress. Per the Land Use Code 3.3.7.5. an alley may not be used for maneuvering from a commercial site. Revise to comply with the requirement. If the proposal is approved through an alternative process (variance or Development Standard Modification Request D.S.M.R.) the SVTs will be required to be on the plan. DS 2-02.2.1.A.10.

4. Provide existing and future sight visibility triangles if applicable. See comment 16 below. DS 2-02.2.1.A.10.

5. The PAAL must be dimensioned and is required to be a minimum of 24' for two-way travel. The proposal has the parked vehicles on the north side of the building maneuvering out into the frontage road for 22nd Street. There is not adequate space for vehicles to back out. The PAAL must provide the required width for the vehicles to maneuver entirely on site. Revise to meet the minimum standards. DS 2-02.2.1.A.11., DS 3-05.2.1.

6. After reviewing an aerial photo there appears to be a structure located in the one-way travel lane located on the east side of the property. It appears to be a shed. Why has this not been included on the plan? Has it been demolished? Clarify in detail in the response letter and/or show the structure on the plan. If the intent is to demolish the structure indicate on the plan view. DS 2-02.2.1.A.11.

7. 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. It appears the 5' pedestrian refuge in not being met. The plan only shows a 4' sidewalk. Revise plan as necessary. DS 3-05.2.2.B.1., Figure 1 and DS 2-08.4.1.B.

8. D.S. 2-02.A.2.1.12 Detectable warnings (truncated domes) will be required at all
curb access ramps or at any area where the sidewalk is flush with the asphalt. Revise as necessary. ICC/ANSI A117.1-2003 Sec. 406.13

9. Provide general drainage patterns on the plan view for the site. DS 2-02.2.1.A.16.

10. Provide finish grades for the site in effort to determine the direction of drainage. DS 2-02.2.1.A.16.

11. Provide the finish floor elevation of the property. DS 2-02.2.1.A.16.

12. Provide a note on the plan, "Cut and fill quantities equal zero." DS 2-02.2.1.A.17.

13. Provide the recordation data (book and page) for 22nd Street. Adjacent to the notation indicate the road is public. DS 2-02.2.1.A.18.

14. The plan must show from the centerline of 22nd Street the existing, future ROW and frontage road dimensions. If the existing and future ROW are coincident label the ½ ROW dimension as, "future/existing." The locations of both the existing and future curb and sidewalk location must be shown on the plan view, dimensioned from the centerline of 22nd Street. The entire frontage road must also be dimensioned on the plan view. Include if applicable, curb and sidewalks locations for the frontage road. The entire ROW must be clearly shown on the plan view. Revise accordingly. DS 2-02.2.1.A.19., 21.

15. Show on the plan view the full ROW width of the alley. Indicate if the alley is paved or dirt. Be advised that the Department of Transportation may require a surface treatment (Double shot chip seal, asphalt, etc.) for use of the alley.

16. All easements of record must be shown graphically on the plan, with docket and page. Revise appropriately. DS 2-02.2.1.A.20.

17. After reviewing an aerial photo there appears to be reddish/brown structure located south of the structure. This structure is not shown on the plan view. Has the structure been removed or is the structure still on the property. If the structure is on the property depict on the plan view. DS 2-02.2.1.A.22.

18. Provide existing topographic contours at intervals not exceeding 2' and/or spot elevations as pertinent and Bench Mark based on the City of Tucson datum, include book and page. DS 2-02.2.1.A.23.

19. Indicate a refuse enclosure detail as per D.S. 6-01.4.2. The base shall be a concrete slab with an inside clear dimension of ten (10) feet by ten (10) feet by five (5) inches thick. Steel pipes are required between the container and the enclosure's rear and side walls to prevent the container from damaging the enclosure while being serviced. Enclosure gates have a minimum opening of ten (10) feet.

20. Surface stormwater should be directed into the landscape areas and the parking lot landscape islands per a new requirement to promote water harvesting. Demonstrate positive drainage towards all landscape areas in effort to promote water harvesting. Revise the site plan to promote water harvesting from the parking lot surface drainage. Provide curb openings where applicable. LUC 3.7.4.3.B.

21. Please note that subsequent comments may be necessary upon resubmittal, depending on the nature and extent of revisions that occur to the plans.
04/24/2007 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Approved
04/25/2007 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. Alleys may not be used for maneuvering from a commercial site per LUC Code 3.3.7.5.

2. The PAAL must provide the required width for the vehicles to maneuver entirely on site per DS 2-02.2.1.A.11. DS 3-05.2.1.

3. The site and landscape plans must show from the centerline of 22nd Street the existing, future ROW and frontage road dimensions

4. Provide existing and future sight visibility triangles on the site and landscape plans per DS 2-02.2.1.A.10.

5. 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. Dimension street landscape borders.

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

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

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

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

11. A 5' wall is required to screen residential properties from commercial use per LUC Table 3.7.2-I.

12. Within a vehicular use area, 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.

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

14. Landscape plan shall include irrigation specification design and layout per DS 2-06.5.4.A & DS 2-06.5.4.B including source of irrigation, sleeves for driveways and sidewalks, locations of valves, low-flow bubblers or drip irrigation.

15. All landscape areas will be depressed to accept water flow from roofs, PAAL, and parking areas. Show by detail or spot elevations how landscape areas will accommodate water harvesting.

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

17. The site plan and landscape plan must show identical site layout to avoid conflict between the two plans. Ensure that all changes to the site plan are reflected on the landscape & grading plan.

18. Additional comments may apply.
04/25/2007 ANDREW CONNOR NPPO REVIEW Denied Submit Application for Exception; include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants.
05/29/2007 VFLORES1 ADA REVIEW Needs Review

Final Status

Task End Date Reviewer's Name Type of Review Description
06/07/2007 CINDY AGUILAR OUT TO CUSTOMER Completed
06/07/2007 SUE REEVES REJECT SHELF Completed