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Permit Review Detail
Review Status: Active
Review Details: SITE
Permit Number - T08CM01382
Review Name: SITE
Review Status: Active
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/01/2008 | MARTIN BROWN | FIRE | REVIEW | Approv-Cond | Please clarify occupancy classification. Buildings are identified on plans as apartments, condos, or townhouses. Requirements vary according to classification. |
| 05/01/2008 | RBROWN1 | ADA | REVIEW | Passed | NOT A COT PROJECT SEE THE H/C FOLDER FOR COMMENTS |
| 05/01/2008 | RONALD BROWN | ZONING HC SITE | REVIEW | Denied | 2 MAY 2008 T08CM01382/OLD YUMA TOWNHOMES REVIEWED BY RON BROWN ACCESSIBLE REVIEW 2006 IBC/ICC 117.1 DENIED: SEE COMMENTS BELOW I. SHEET SP1: A. DENOTE GOVERNING ACCESSIBILITY CODE; 2006 IBC/ICC 117.1 FOR PRIVATE PROPERTY, DENOTE RIGHT OF WAY ACCESSIBILITY STANDARDS; COT DOT STANDARDS FOR CURB RAMPS AT DRIVE WAYS. B. PROVIDE AND IDENTIFY ACCESSIBLE ROUTE THROUGHOUT SITE TO ALL BUILDING ENTRANCES AND EXITS AND PARKING FACILITIES AND TO NEAREST PUBLIC TRANSPORTATION POINT AS PER ICC 117.1, SECTION 402 1. SHOW LOCATION OF NEAREST PUBLIC TRANSPORTATION DROP OFF POINT. C. ANY WHERE DECOMPOSED GRANITE IS USED AS AN ACCESSIBLE ROUTE, IT IS TO BE STABILIZED AND HELD IN PLACE WITH SOME SORT OF SIDE CONTAINMENT BORDERS; CONCRETE CURB. D. PLAN SHOWING TWO ACCESSIBLE PARKING SPACES: REFER TO COMMENTS ON LARGE SCALE PLAN DETAIL 1/SP3. E. DENOTE OCCUPANCY CLASSIFICATION AS "R-2". F. SHOW LOCATIONS OF ALL ACCESSIBLE PARKING SIGNS AND VAN ACCESSIBLE PARKING SPACES ON THE SITE DEVELOPMENT PLAN. II. SHEET SP2: A. PROVIDE SPOT GRADES THROUGH OUT ACCESSIBLE ROUTE AND ACCESSIBLE PARKING SHOWING SLOPE COMPLIANCE WITH 1CC 117.1, SECTIONS 403.3 AND 502.5 III. SHEET SP3: A. DETAIL 1: 1. ACCESSIBLE PARKING TO HAVE SLOPES NOT GRATER THAN 1:48. DENOTE SUCH; ICC 117.1, SECTION 502.5. 2. AND SIDE WALK/CURB RAMPS TO BE NO GRATER THAN 1:12 SLOPE AND COMPLYING WITH ICC 117.1, SECTIONS 405 AND 406 3. ONE OF THESE ACCESSIBLE PARKING SPACES MUST BE "VAN ACCESSIBLE". IDENTIFY SUCH. USE 8' WIDE AISLE FOR 8' WIDE VAN SPACE OR 5' AISLE AND 11' VAN SPACE; 2006 IBC, SECTION 1106.5; ICC 117.1, SECTION 502.2. 4. DETECTABLE WARNING TO BE 2' DEEP; ICC 117.1, SECTION 406.12. 5. ACCESSIBLE ROUTE BEHIND DETECTABLE WARNING TO BE 4' WIDE B. PROVIDE ACCESSIBLE PARKING POST AND SIGN DETAIL WITH "VAN ACCESSIBLE" SIGN AS REQUIRED. END OF REVIEW |
| 05/13/2008 | ANDREW CONNOR | LANDSCAPE | REVIEW | Denied | 1) Revise the grading plans to show and provide details for water harvesting basins. Grading, hydrology, and landscape structural plans are to be integrated to make maximum use of site storm water runoff for supplemental on-site irrigation purposes. Indicate use of all runoff, from individual catch basins around single trees to basins accepting flow from an entire vehicular use area or roof area. LUC 3.7.4.3.B 2) A street landscape border is required along the 13th Avenue frontage. Revise the landscape plans. LUC Table 3.7.2.4.-I 3) A 5' high masonry wall is required at the north property line per LUC Table 3.7.2-I. Revise the site and landscape plans to show the required wall. 4) Revise the site plan to define keynote 20. 5) Revise the tree planters on the west side of the building near the parking lot to meet the minimum size requirements of LUC 3.7.2.3.A.1.c Floodplain Development /Habitat 1) A written explanation as to why the development is necessary shall be submitted with the appropriate plans. Refer to DS 9-06.2.5.B.2 for the development restrictions. The proposal includes development in excess of that defined as necessary. See comment 6. 2) Provide mitigation for the Parkinsonia aculeata, as it is included in the definition of vegetative resources per DS 9-06.2.3.A.2. The Stormwater Advisory Committee advises that replacement trees shall be 15-gallon size, or larger, and shall be a native, regionally indigenous species (Cercidium praecox, C. sonorae, and Parkinsonia aculeata; "Mexican" Palo Verde are not acceptable). Revegetation should recreate the lost functions and values of the riparian habitat through the planting of native trees, shrubs, under-story plants and seed mix native to the site which will result in comparable habitat that is equal to the predisturbance habitat in area, plant density, diversity, and volume on the net site per DS 9-06.2.5.B 3) A description of the maintenance program that provides for revegetated/restored or enhanced areas is required as part of the mitigation plan. The program shall include irrigation to establish native plants, provide for regular inspection, removal of invasive species, and native plant replacement as necessary to successfully establish the mitigation habitat. All mitigation plantings and related improvements shall be maintained for at least three years following installation. DS 9-06.2.5.B.3.b.3 4) Where the Protected Riparian Area is on property that remains under the ownership of a single person or entity following the development, the Protected Riparian Area shall be protected through a conservation or public easement or other legal restriction upon further development. The easement or restriction is to be recorded at the Pimas County Recorder's Office. Revise the site and landscape/mitigation plans to show the 2602 s.f. identified in the ERR. DS 9-06.2.6.D 5) Identification of Regulated Areas and Protected Riparian Areas. All tentative plats, development plans, site plans, plot plans or other plans providing for approval of development within property that includes any Regulated Area as defined in Development Standard 9-06.2.2.A shall identify and delineate the Regulated Areas and the Protected Riparian Area on the property and shall comply with this Development Standard. The boundary of the Regulated Area and the Protected Riparian Area should be clearly depicted on applicable submittal documents. Note applicable recording information on the site plan. 6) Requests for modifications to this Development Standard 9-06 shall be in accordance with Development Standard 1-01.4.7. The applicant for any such request shall provide notice of the request in accordance with Sec. 23A-50(4) at least fifteen (15) days before submitting the request. The notice required by this subsection may be concurrent with the notice required by Chapter 23A. Schedule a meeting prior to application to assist with preparation of the request. 7) Temporary Fencing Required. No grubbing, grading, or construction will occur on a project site which includes areas designated as Protected Riparian Area to be retained in a natural state until those designated areas are temporarily fenced. The temporary fencing shall remain in place during all phases of construction that could affect the Protected Riparian Area. Revise the NPP plan to identify PRA and individual plants to be preserved. Locate the required fencing on the drawing. DS 9-06.2.5.B.2 8) Development and revegetation shall conform to the City's policies regarding water harvesting. Show water harvesting areas for new trees. DS 9-06.2.5.B.3.a.4 9) A summary of mitigation and preservation requirements shall be included on the plans. Revise the landscape mitigation plans to include an NPP Summary and PRA mitigation summary. DS 9-06.2.5.B.3.b.2 10 ) The ERR states on P.1 that "there is no riparian habitat", on P.9 that "does not contain Riparian Resource or value", and on P. 13 that "there is no impact to any Riparian Resource". Please provide clarification or definitions for these terms or modify the statements to describe the limited resource values of the site. |
| 05/14/2008 | HEATHER THRALL | ZONING | REVIEW | Denied | TO: Development Services Department, Plans Coordination Office FROM: Heather Thrall, Senior Planner PROJECT: T08CM01382, 911 N. 13th Avenue, New Apartments Commercial Site plan, 1st review TRANSMITTAL DATE: May 14, 2008 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 project was reviewed for compliance with the Land Use Code (LUC) and Development Standards (DS) - specifically for site plan content in DS 2-02. 2. Please enlarge all type to a minimum of 12 point for microfilming (see location map). 3. Per DS 2-02.2.1.6, regarding buildings: A) provide dimension to all building footprints B) declare type of roof C) declare height measured from grade to flat roof & note parapet height, OR declare height measured from grade to midpoint of ridge and top of ridge D) declare number of units E) call out any roof overhangs or porches with dashed lines F) call out height of each building wall facing every property line for setbacks 4. Per DS 2-02.2.1.7 & 28 - this property is zoned both C-3 and R-3. A) Provide development designator information for both zones B) show the zoning boundary line C) show required and proposed perimeter yard setbacks for each zone D) list density calculation showing the number of units in each zone. E) PERIMETER YARD SETBACKS WILL BE CHECKED NEXT REVIEW. F) per LUC 3.2.6.5, the minimum building setback from the property line off 13th Avenue is the "greater of 20' or 1.5 times the height of the exterior building wall". Please LIST this setback AND REVISE PLAN to show this setback. 5. Per DS 2-02.2.1.8 - regarding parking: A) in the parking calculation, provide the number of units and the number of bedrooms in each unit. Note that LUC 3.3.4. list the required minimum parking ratios based upon the number of bedrooms. B) provide wheel stops 2'6" from top of parking space in spaces abutting landscaping C) measure distance from sidewalk to top of parking spaces adjacent to show a 2'6" overhang from parked cars will not impede 4' minimum clear sidewalk D) the sufficient number of parking spaces will be checked next review 6. Per DS 2-02.2.1.9 - regarding bike parking: A) the number of required bicycle parking is based upon the number of provided vehicle parking spaces. The amount of bike parking will be checked next review due to the need for checking on the amount of required parking first. B) disperse class 2 bike parking as evenly or centrally located as possible for all units, in intention of DS 2-09.4.1, class 2 bike parking to be located within 50' of building entry 7. Per DS 2-02.2.1.11 - regarding parking area access lanes (PAALs): A) increase all two way PAALs to a minimum of 24' per DS 3-05.2.1.C.1 B) dimension back up spurs at both ends of parking to meet DS 3-05.2.2.D - and provide 3' distance between end of back up spur and trash dumpster C) provide a 2' separation between gate posts and the entry PAAL, per DS 3-05.2.2.B.3 8. Per DS 2-02.2.1.12 - regarding pedestrian access: A) Per DS 3-05.2.2.B.1 - provide a 5' wide pedestrian refuge between PAAL and buildings - inclusive of a 4' wide sidewalk that is setback 1' from the PAAL. B) the construction of pedestrian walk ways must be concrete if the walk way is part of an accessible route and is not dedicated as a running path or nature trail. The DG pathway proposed needs to be clarified in purpose, and possibly revised to cement composition. C) please dimension the widths of the sidewalks at the entries off 13th Avenue. D) provide pedestrian route to the dumpster, per DS 2-08.3.1 9. Per DS 2-02.2.1.13 - please declare any free-standing signage with dimensions. 10. Per DS 2-02.2.1.20 -call out all easements with recordation information. 11. Per DS 2-02.2.1.25 -any free-standing lighting?vertical clearance & pole base width. 12. Per DS 2-02.2.2.A.3 - regarding lot coverage: A) declare the land area in each zone - in square footage and in acreage B) revise lot coverage calculation to include both building footprints and vehicular areas C) provide lot coverage for each zone D) provide overall lot coverage 13. regarding cisterns, A) dimension width, height etc. B cisterns are detached accessory structures, and per LUC 3.2.5.3.C, cannot be located between the building face and the street front lot line of 13th Avenue. Relocate 14. Please note, depending upon responses, further review comments may be forthcoming. I may be reached at Heather.Thrall@tucsonaz.gov or at 837-4951. HCT C:\planning\site\DSD\T08CM01382 911 n 13th.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan |
| 05/16/2008 | JOE LINVILLE | NPPO | REVIEW | Denied | See landscape comments. |
| 06/16/2008 | PAUL MACHADO | ENGINEERING | REVIEW | Denied | To: William Strang, P.E. DATE: June 16, 2008 PRE Engineering, Inc. 4655 N. Flowing Wells Road Tucson, Arizona 85705 SUBJECT: Old Yuma Townhomes, 911 N. 13th Ave. Site plan T04CM01382 (First Review) T14S, R13E, Section 11 RESUBMITTAL REQUIRED: Site Plan and Drainage Report. The Site Plan (SP) and Drainage Report (DR) cannot be approved as submitted. Please address the following review comments prior to the next submittal. Site Plan: 1. Please include a response letter to the comments along with the corrected copies of the SP. 2. As per the Federal ADA requirements, all wheel chair ramps shall have the truncated domes instead of the standard grooves that are shown on COT SD 207. Aside from the Truncated Domes, all wheel chair ramps shall be constructed in accordance with COT SD 207. 3. Please provide property description per D.S. 2-02.2.1.3. 4. Per the DR, no walls or fences are allowed without engineered flow heights (openings) called out. 5. Provide all existing and proposed buildings and structures, including location, size, height, overhangs, canopies, and use per D.S. 2-02.2.1.6. 6. Please label all vehicular, bicycle, pedestrian, and handicapped circulation clearly identified per D.S. 2-02.2.1.12. Decomposed Granite is not suitable material that can be used for pedestrian circulation per D.S. 2-08.0. 7. Fully dimensioned loading space(s) and maneuvering area(s) per D.S. 2-02.2.1.14. A max. 50' back-up dist. is allowed to exit the site. Revise as required. 8. Show the drainage and percolation of the proposed cisterns and include details of the cisterns. 9. Show the limits of the 100-year floodplain and water surface elevation per D.S. 2-02.2.1.15. 10. Please list estimated cut & fill quantities per D.S. 2-02.2.1.17. 11. Sidewalks, curbs and wheelchair ramps are required where applicable per D.S. 3-01.3.0 and installed with "Detectable Warnings" per ADAAG. 12. Please provide existing topographic contours at intervals not exceeding two (2) feet and/or spot elevations as pertinent and Bench Mark based on City of Tucson Datum, including City Field Book and page number per D.S. 2-02.2.1.23. Add the contour intervals to the plan near the North arrow and scale. 13. Show all fences, walls, or vegetation for screening and sight visibility by type, material, height, location and spacing per D.S. 2-02.2.1.27. All fences and walls shall have flow through openings heights sized and shown in the SP. 14. Show Site plan number (T08CM001382) on all sheets per D.S. 2-02.2.1.29. 15. Show refuse container location, size, and access thereto fully dimensioned per D.S. 2-02.2.1.32 and D.S. 6-01.0. A max. 50' back-up dist. is allowed to exit the site. Revise as required. 16. A permit or a private improvement agreement will be necessary for any work performed within the Right-of-way. Contact Permits and Codes at (520) 791-5100 for permit information. 17. A floodplain use permit is required. 18. Add note: "Depress all landscaped areas 6" maximum for water harvesting". 19. Because the site is in a COT flood hazard area and the amount of stormwater over the site, a Stormwater pollution prevention plan (SWPPP) is required during Grading plan submittal. 20. "A grading permit will be required for this project. Submit 3 sets of grading and SWPPP's with text, upon completion and submittal of a grading permit application. A grading permit may not be issued prior to site plan approval. Subsequent comments may be necessary, depending upon the nature and extent of revisions that occur to the plans". Drainage Report: 1. Please include a response letter to the comments along with the corrected copies of the DR. 2. The DR was reviewed for Site plan purposes only. 3. All fences and walls shall have flow through openings heights sized and shown in the DR. 4. Demonstrate all weather access (26-8(c)) of floodplain ordinances and per S.M.D.D.F.M. 12.2.2.4. 5. Demonstrate that velocity increase is in accordance with (26-5.2(5)) of floodplain ordinances. 6. Demonstrate that the depth in parking areas complies per S.M.D.D.F.M. 12.3.2. 7. Show details of all surface materials. 8. A floodplain use permit is required. 9. Address drainage and percolation of proposed cisterns and include details. If you have any questions, I can be reached at 837-4932 or Paul.Machado@tucsonaz.gov Paul P. Machado Senior Engineering Associate City of Tucson/Development Services Department 201 N. Stone Avenue P.O. Box 27210 Tucson, Arizona 85726-7210 (520) 837-4932 office (520) 879-8010 fax C:\911 N. 13TH Ave_SITE |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 06/17/2008 | GERARDO BONILLA | REJECT SHELF | RECEIVED |