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Permit Review Detail

Permit Number: T07CM02340
Parcel: 11502141D

Review Status: Completed

Review Details: SITE

Permit Number - T07CM02340
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
06/11/2007 DAVE MANN FIRE REVIEW Approved
06/11/2007 TERRY STEVENS ZONING REVIEW Denied CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Terry Stevens
Lead Planner

PROJECT: T07CM02340
640 E. Lester St.
Site Plan

TRANSMITTAL: 06/14/07

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. DS2-02.2.1.4 A small, project-location map will be provided, drawn at a scale of 3" = 1 mile. If possible, the map should be located in the upper right corner of the sheet. On
multiple sheet drawings, the map will be located on the first sheet of the plat. The
location map will provide the following information.

1. Identify conditions within the square mile area, such as subdivisions, major
streets, major watercourses, and railroads. Reference recorded
subdivision plats by book and page numbers.

2. Section, township, and range; section corners; north arrow; and the scale
will be labeled.

2. DS 2-02.2.1.5 The lot dimensions for the east and north property lines don not appear to be correct. Revise.

3. DS 2-02.2.1.6 The indicated height of 19'-8" for the proposed structures does not appear to be correct. The measurement for setback purposes is measured from the grade adjacent to the building to the top of the wall not the finished floor. Provide dimensions of the wall height on the elevation drawings. Provide elevation drawings, with height dimensions, of the "future" buildings in order to verify setback requirements.

Provide elevation drawings, with height dimensions, of the proposed carport. Required in order to verify setback requirements

4. DS 2-02.2.1.7 The minimum required setback from the west property line for the carports is 10' or ¾ the height of the structure whichever is greater. A waiver from the adjacent property owner can be obtained to reduce the required setback for a detached accessory structure that does not meet the required setback. FYI: A fire wall may be required by the structural reviewer at time of permitting for the carport structures.

Note: Please contact a structural reviewer for information regarding the distance between the duplexes and possible fire ratings of walls. This project is considered a commercial site and has different fire rating requirements than residential.

The indicated height of the structure of 19'-8" appears to be measured from the finished floor and not the adjacent grade, therefore an additional 6" may be added to the height. A wall height of 20'-2" will require a front setback of 30'-3". The provided setback dimensions meet this requirement but the notes regarding setbacks need to be revised. Revise the note in the development information for the maximum building height, the correct maximum building height is measured to the mid point of the pitched roof. Revise note to indicate max. allowed height and proposed height.

5. DS 2-02.2.1.8 Provide in the calculations for the number of required parking spaces how the 13.5 required parking spaces was arrived at. Example: 6 -3 bedroom units at 2.25 per unit = 13.5 parking spaces required.

Provide a floor plan of the proposed "future" buildings. This is required in order to verify the number of required parking spaces.

If handicap parking spaces are to be provided, a dimensioned detail of the parking space and access aisle is required. Clearly indicate on the detail the maximum slope of the access aisle and parking space of 1:48 as per ANSI 117.1-2003 Sec. 502.5. Provide a detail and location of the required handicap parking sign. FYI: Handicap parking spaces are not required unless there are 4 or more dwelling units in one building.

Provide a dimensioned detail of the standard parking space.

Per DS 3-05.2.1.3 The parking space adjacent to the W.I. fence along the north side of the property is required to be a minimum of 10' in width if the edge of the parking space is less than 2' from the fence.

A backup spur per DS 3-05.2.2.D is required at the parking space located at the south end of the property. Provide dimensions clearly indicating the required 3' radius, 3' clear space and the minimum width of 24'. ( See figure 2 )

6. DS 2-02.2.1.9 In the bicycle parking calculations provide the correct number and type of required bicycle parking spaces as per LUC Sec. 3.3.4.

Review LUC Sec.3.3.3.5 and Sec.3.3.7.8 for number and type of bicycle parking minimums and substitution types available.

Review DS 2-09 for code requirements regarding bicycle parking spaces.
The following comments are a portion of the requirements.
Please provide a dimensioned detail for class 1 and class 2 bicycle parking spaces and details for the class 1 and class 2 bicycle racks. Be aware that that development standard 2-09 has been revised. Once provided and reviewed further comments may result. The revised standards can be found at the DSD web site: http://www.tucsonaz.gov/dsd/Codes___Ordinances/DevStd209.pdf

Please provide a plan view detail of the proposed class 2 bicycle parking spaces. Single rack spaces placed in a row will allow a minimum of seventy -two (72) inch length per bicycle parking space and a minimum of thirty (30) inches between outer spaces of racks. A five (5) foot wide access aisle measured from the front or rear of the seventy-two (72) inch long parking space will be provided beside each row. Lighting will be provided such that all facilities are thoroughly illuminated and visible from adjacent sidewalks, parking lots, or buildings, during working hours. The surface of the facility can be surfaced the same as for motor vehicle parking or with a minimum of one (1) inch thickness of one-fourth (1/4) inch aggregate material.
DS 2-09.5.1, DS2-09.5.2, DS 2-09.5.4, & DS 2-09.6.2

Class 2 bicycle parking facilities will be located no more than fifty (50) feet from the main building entrance(s) and will be along the front side of the building as well as along other sides of the building that has an entrance. Bicycle access through the development will be separate from the pedestrian ways. Vehicular access may be used as bicycle access. Bicycle access to a parking facility may cross a pedestrian way at a right angle (DS2-09.3.2).

7. DS 2-02.2.1.10 Provide sight visibility triangles. See engineering comments.

8. DS 2-02.2.1.11 For the gated entrance requirements, please contact David Rivera (Zoning), Elizabeth Eberbach (Engineering) and Jose Ortiz (Traffic).

Per DS 3-05.2.2.B.2 a minimum distance of one (1) foot must be maintained between any open structure, such as a carport, and a PAAL. The indicated distance of 24' between the carport and the sidewalk does not meet this requirement since a PAAL has a minimum width of 24'. Provide dimension from the columns of the porch to the edge of the PAAL. Revise.

Per DS 3-05.2.3.C.1 wheel stop curbing or barriers is required at the proposed landscape areas along the PAAL to prevent vehicles from driving on to unimproved areas or from damaging landscaping.

9. DS 2-02.2.1.12 Review DS 2-08 for pedestrian circulation requirements.

The pedestrian circulation path must connect to all adjacent streets. Has not been provided to the sidewalk on First Ave.

The sidewalk from the proposed project connecting to the sidewalk along Lester St. cannot connect at the side of the handicap ramp.

Clearly indicate that all sidewalks are physically separated from vehicular use areas.

Please dimension all sidewalks within site. Minimum width for sidewalks is four (4) feet and meets all requirements per Development Standard 2-08.5.1.

If the handicap parking spaces and access aisle are to remain, a crosswalk from the access aisle to the sidewalk is required. A handicap ramp will be required at the cross walk where it connects to the sidewalk.

Provide a detail of all handicap ramps clearly indicating width, slope, landings and truncated domes.

Access ramps at crosswalks connecting to sidewalks must be provided. In addition Truncated Dome (early warning systems) must be added to all access ramps where transitioning from the pedestrian area to the vehicular use area or at HC access aisles transitioning to the sidewalk area.

10. DS 2-02.2.1.13 Indicate the locations and types of proposed signs (wall, freestanding, pedestal) to assure there are no conflicts with other requirements and that minimal locational requirements can be met. Also indicate if there are existing billboards on site. Billboards will be required to meet all LUC requirements as stated in LUC Sec. 3.5.4.26. If none exists please state so.

11. DS 2-02.2.1.20 Please draw all existing easements on the plan along with recordation information, location, width, and purpose. If an easement is no longer in use and scheduled to be vacated or has been abandoned, so indicate. If none exist provide response to reviewer's comments. Also if easements are purposed please draw, dimension and label as to their purpose and whether they will be public or private. If none exist provide response to reviewer's comments.

12. DS 2-02.2.1.25 If applicable, provide existing and proposed site lighting layout and type.

13. DS 2-02.2.1.31 Provide the proposed use of this site. "Family Dwelling "K", subject to: Sec. 3.5.7.1.F"

14. Depending on responses to the above comments and changes to the site plan, further comments may be forth coming.


If you have any questions about this transmittal, please call Terry Stevens, (520) 837-4961
06/14/2007 TERRY STEVENS ZONING HC SITE REVIEW Denied see zoning comments
06/14/2007 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied 1. Revise the site drawing to include the following information:
a. the size of the water meters
b. the location of the main water lines and fire hydrants
c. the location and size of the public sanitary sewer
d. the location, invert, and rim elevation of all manholes and cleanouts
Reference City of Tucson Development Standard No. 2-05.0 2.3 and Section 103.2.3, UPC 2003.
2. Clarify the design of the water service piping and show the pipe sizes.
3. Provide underground facility tracer wires per ARS 40-360.22
4. Provide cleanouts in the building sewer at intervals not exceeding 100 feet. Reference Section 719.1, UPC 2003.
06/15/2007 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. A 10' interior landscape border is required along site boundaries of the adjacent residential properties per LUC Table 3.7.2-I.

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

3. Where motor vehicle parking spaces or parking area access lanes (PAALs) are located next to the property line or where the interior landscape border conflicts with a utility easement, an interior landscape border is not required if:

§ An equivalent number of trees are planted elsewhere on the site between the building(s) and the property line. When the use on the site does not include buildings, the required canopy trees must be located between the principal use and the property line. 5 trees are required, revise landscape plan as necessary.

4. Identify the correct screening elements on the landscape and site plans

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

6. A 5' wall is required to screen residential properties from vehicle use area per LUC Table 3.7.2-I.

7. A 6' wall is required to screen refuse storage from adjacent property per LUC Table 3.7.2-I.

8. All disturbed, grubbed, graded, or bladed areas not otherwise improved shall be landscaped, reseeded, or treated with an inorganic or organic ground cover to help reduce dust pollution per LUC 3.7.2.7. Indicate treatment for future development

9. 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 plan

10. Additional comments may apply.
06/15/2007 ANDREW CONNOR NPPO REVIEW Approved Exception
07/08/2007 PATRICIA GILBERT ENGINEERING REVIEW Denied DATE: July 8, 2007
ACTIVITY NUMBER: T07CM02340
PROJECT NAME: Lester Flats
PROJECT ADDRESS: 640 East Lester 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. Include the Section with the Town and Range. Identify conditions within the square mile area, such as major streets. Show the section lines and label. The lettering shall be the equivalent of twelve (0.12") point or greater in size. D.S. 2-02.2.1.A.4.

2. Verify property line dimensions. The east and north property lines appear to not be correct. Revise appropriately. DS 2-02.2.1.A.5.

3. Provide existing sight visibility triangles (SVT) the entrance/exit drive. For the near side a length of 185' is required. For the far side a length of 110' is required. DS 2-02.2.1.A.10.

4. Dimension the PAAL at the entrance/exit drive at the gate. The widths of the one way entrance/exit drive must meet the minimum requirements of 12', unless it also serves as a fire lane, in which case 20' is required. Revise as requested. DS 2-02.2.1.A.11., DS 3-05.2.1.C.1.

5. A back-up spur will be provided at the end of a row of parking if no ingress or egress is provided at that end. The spur will be a minimum of three (3) feet in depth, will have a three (3) foot radii, and will have a wheel barrier to prevent encroachment onto any unsurfaced areas. A minimum distance of three (3) feet will be provided between the back of spur and any wall, screen, or other obstruction over six (6) inches in height. Revise the site plan appropriately. (See Figure 2.) DS 3-05.2.2.D.

6. 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.

7. A minimum distance of 1' must be maintained between a PAAL and any open structure (i.e. porch). Provide a dimension between the porch and the PAAL. DS 3-05.2.2.B.2.

8. When a PAAL is adjacent to a landscape area a barrier (wheel stops, curbing, bollards) must be provided to avoid vehicles from damaging the landscaping. Indicate a barrier between the PAAL and the landscaping. DS 3-05.2.3.C.1.

9. Dimension existing sidewalk within the ROW for Lester Street. DS 2-02.2.1.A.12.

10. At least one (1) sidewalk will be provided to a project from each street on which the project has frontage. The sidewalk should be located to minimize any conflict with vehicular access to the project. Revise the plan to show sidewalks to 1st Avenue. DS 2-08.04.

11. Dimension on the site plan the entire width of the alley. DS 2-02.2.1.A.12.

12. Provide existing drainage patterns. Include symbol within the legend. DS 2-02.2.1.A.16.

13. Provide finish grades through out the site. DS 2-02.2.1.A.16.

14. Provide the finish floor elevation of each structure. DS 2-02.2.1.A.16.

15. With 50 cubic yards of cut and fill a grading permit will be required. It is recommended to submit a grading plan with the second submittal. DS 2-02.2.1.A.17.

16. Indicate Lester Street and 1st Avenue are public streets. DS 2-02.2.1.A.18.

17. Provide the recordation data for Lester Street and 1st Avenue. DS 2-02.2.1.A.18.

18. If applicable show any easement affecting the property. Include type, if public or private and provide dimensions (widths). DS 2-02.2.1.A.20.

19. From the centerline of Lester Street and 1st Avenue provide a dimension to the ROW line (property line) and the front of sidewalk. Label dimensions appropriately. DS 2-02.2.1.A.21.

20. New projects, including mobile home parks, consisting of 3 or more dwelling units will provide centralized on-site refuse storage, collection and pickup areas. See Development Standard 6-01 for requirements.

21. 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
07/20/2007 CINDY AGUILAR OUT TO CUSTOMER Completed