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Permit Review Detail
Review Status: Completed
Review Details: FLOODPLAIN
Permit Number - T08OT02986
Review Name: FLOODPLAIN
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/12/2009 | JASON GREEN | ENGINEERING | REVIEW | Denied | DATE: January 12, 2009 SUBJECT: 2301 E Drachman Street- Remodel of Existing Single Family Residence; New Detached Garage; New Guesthouse; 6-foot Patio Wall TO: Kevin Osborn LOCATION: T14S R14E Sec05, Ward 6 REVIEWERS: Jason Green, CFM ACTIVITY: T08CM02995 (Site Plan); T08OT02986, T08OT02987, & T08OT02988 (Floodplain Use Permits) SUMMARY: Engineering Division of Development Services Department has received and reviewed the revised Site Plan (T08CM02995) and Floodplain Use Permits (T08OT02986 [New Garage], T08OT02987 [New Guest House], and T08OT02988 [Existing House]) for the proposed construction and improvements for the above referenced property and does not recommend approval of the Site Plan or Floodplain Use Permits at this time. During the course of the site plan revision review for the relocation of the new guesthouse it was determined that the Floodplain Use Permit (T08OT01803) was issued only for demolition of the building described in T08BU01349. Additionally the original site plan T08CM02995 was not reviewed for full compliance with the City of Tucson Chapter 26 Floodplain Ordinance for all of the proposed improvements (guest house, detached garage, remodel of an existing nonconforming structure and 6-foot block wall). The subject property is located within a mapped City of Tucson Flood Hazard Area associated with the Wilson Wash floodplain per the Supplemental Drainage Analysis for the Flood Hazard Areas along the Wilson Wash prepared by JE Fuller Hydrology and Geomorphology, 18MAY08. This comment letter addresses each improvement individually and all of the following comments must be addressed prior to site plan approval: REMODEL OF AN EXISTING NON-CONFORMING STRUCTURE (T08OT02988): Any improvements to an existing non-conforming structure require a substantial improvement review to ensure that the value of the new improvement does not exceed 50% or more of the assessed/appraised value of the existing structure. If the improvements are determined to be substantial (exceeding 50%), then the entire existing structure and any improved portions of the structure must be brought into compliance by elevation of the floors 1-foot above the regulatory base flood elevation. In order to help you permit the remodel of the existing structure we will need the following information. 1) Provide a detailed cost estimate, prepared by a licensed contractor or professional construction estimator, for the remodel of the existing structure showing the normal retail value of the materials and the reasonable value of labor performed. The required cost estimate must be for the remodel of the existing structure only and can not include any other proposed improvements, which must be constructed to meet all requirements of Tucson Code (TC) Chapter 26.4.1. Please refer to the relative portions of the Handbook for Arizona Communities on Floodplain Management and the National Flood Insurance Program attached to the hard copy of this letter and plans for what is and is not required in the cost estimate breakdown. 2) Provide the assessed or appraised value of the existing single family residence. The assessed or appraised value is required for the structure only (excluding land value). The 2006 assessed value provided by the latest assessment rolls of the county assessor shows the structure value at $262,381. The information submitted by Long Realty for the proposed value of the existing structure does not adequately address the requirements of Chapter 26 of the Tucson Code and the rules and regulations of the National Flood Insurance Program. If an appraisal is proposed for this property it must address the property in question and it must specifically provided a breakdown of the land value versus the structure value for permitting purposes. The appraisal must be from a licensed appraiser and must specifically address the subject property and the existing structure value. Any structure which is substantially improved at a cost equal to or exceeding fifty (50) percent of the full cash value of the structure as shown on the latest assessment rolls of the county assessor or from a licensed appraiser either (a) before the improvement or repair is started, or (b) if the structure has been damaged and is being restored, before the damage occurred, shall conform to these regulations. 3) Per the cost estimate submitted and the 2006 assessed value of the structure the improvements exceed the 50% threshold (163%) If the new cost estimate provided at resubmittal exceeds the 50% threshold then a hydraulic analyses performed by an Arizona Registered Civil Engineer is required to calculate water surface elevations and flow velocities during the 100-year flood event. The lowest finished floor elevation of the single-family residence must be a minimum of one foot above the computed 100-year water surface elevation of the adjacent floodplain, evaluated at the upstream end of the structure. An engineered stamped site plan drawn to scale is needed showing the proposed building location, vertical datum used for calculating the water surface elevation, locations of hydraulic cross sections, floodplain limits, the lowest finished floor elevation for the existing revised single-family residence, and a detail of the foundation demonstrating that it is founded below the maximum scour depth. The site plan must be sealed by a civil engineer. 4) Cumulative values shall be accounted for the building structure, so that tracking of the 50% status for this project is current. No person shall repair or alter property in a piecemeal manner so as to avoid the provisions of Section 26-4.1.a.3, Chapter 26-Floodplain and Erosion Hazard Management. DETACHED GARAGE (T08OT02986): 5) From conversation with the applicant at the counter the detached garage has already been constructed per the last site plan and may not meet the elevation requirements for the buildings finish floor elevation within the mapped floodplain. Since this is the case the new detached garage is to be used solely for storage and parking and shall not be converted into a habitable structure (i.e. Guesthouse) for the life of the structure unless it is brought into conformance with a finished floor elevation set one foot above the base flood elevation per the Drainage Analysis. The garage is to be vented and wet-flood proofed to prevent hydrostatic pressure and water damage. The minimum vent size must comply with the Code of Federal Regulations (CFR) 44. The vents are calculated per the square foot of the garage. Per the site plan the detached garage (32'x24') has 768 square feet of enclosed space therefore the garage must have 768 square inches of vents, minimum 2 vents and must be place in the sides of the structure no higher than 1-foot from grade. The garage must be wet flood proofed (epoxy paints, CMU block or other water proof material) up to 1-foot above the calculated base flood elevation. Revise the site plan to provide details and locations on all required vents. 6) An Elevation Certificate for the required venting and pad elevation of the detached garage must be filled out by an Arizona registered land surveyor and returned to this office for review prior to final inspections. The Elevation Certificate must be complete and pictures must be provided to show conformance with CFR 44. The vents must allow the automatic entry and exist of floodwaters. NEW GUEST HOUSE (T08OT0987): 7) The new guest house falls within a mapped regulatory floodplain of the Wilson Avenue Wash. The new guest house must be built in conformance with TC Chapter 26.5.2. All items within this section must be addressed and the proposed site plan must clearly show the elevation of the buildings finished floor 1-foot above the calculated water surface elevation of 2448.3 feet NAVD88 datum based on the mapped City of Tucson Flood Hazard Area associated with the Wilson Wash floodplain per the Supplemental Drainage Analysis for the Flood Hazard Areas along the Wilson Wash prepared by JE Fuller Hydrology and Geomorphology, 18MAY08. 8) TC Chapter 26.8.d.2: Provide a cross section on the proposed site plan showing the method of elevation for the proposed guest house. If fill is used for elevating the finish floor of the residence the building line must be located not less than 25-feet landward from any edge of fill, unless a study prepared by a state-registered professional civil engineer and approved by the City engineer shows that a lesser distance is acceptable. 9) Please be advised that since the subject property is located within a mapped regulatory floodplain, it will be required that 2 elevation certificates for the proposed guest house be filled out by an Arizona Registered Land Surveyor showing that the lowest finished floor of the proposed guest house and the service facilities are elevated to or above the RFE, and returned to our office. The first elevation certificate must be returned to this office prior to the pouring of the slab. The second elevation certificate must be returned to our office prior to the certificate of occupancy. CMU BLOCK WALL: 10) TC Chapter 26.5.2.5: Provide an encroachment analysis by an Arizona registered civil engineer that shows that the water surface elevation at property lines do not raise the depth of flow by more than 0.1-feet with the construction of the 6-foot block wall that has been constructed around the property boundary. Provide in the drainage statement an easy to read table that shows both existing and future 100-year water surface elevation (WSEL) for compliance. 11) The site plan activity associated with the proposed improvements, T08CM02995, does not address the proposed 6-foot block wall. Per the Development Standards all walls require a separate permit for review and approval by all necessary Development Services Departments. Provide a wall permit at resubmittal along with the encroachment analysis for wall review. SITE PLAN COMMENTS: 12) DS Sec.3-01.6.6: Revise the site plan to show conformance with the required primary access point off of a local roadway. The proposed site plan removes the primary access point from Wilson Ave and relocates it to the adjacent alleyway, which is not allowed per the Development Standards. Per the referenced section "Alleys are to be used for utility placement, provision of sanitary sewers and as a secondary point of access to a property." The primary access point along Wilson Ave must be retained or a new primary access point must be established, the alley can not function as a primary access point. All curb cuts and/or curb cut fills will require a right-of-way use permit from TDOT. 13) DS Sec.2-02.2.1.A.10: Provide existing sight visibility triangles (SVT) in plan view for the intersection of the public roadways at the southwest corner of the property. Refer to DS Sec.3-01.5.1 for requirements and dimensions for SVT. Landscape and walls will not be approved within the SVTs unless they meet the 30' to 72' requirement. Provide a note on the site plan to state "No structures and/or vegetation are allowed within 30" to 72" in height and will not be placed within the sight visibility triangles." 14) DS Sec.2-02.2.1.A.15: Revise the site plan to provide the 100-year floodplain limit in plan view or provide a separate note that states; "The subject property is located entirely within the mapped 100-year floodplain limits of the Wilson Avenue Wash." The 100-year floodplain limit must be depicted or noted on the site plan. 15) DS Sec.2-02.2.1.A.15: Revise the site plan to provide a note that states; "Elevation Certificates are required for the new guesthouse and must be returned to the City of Tucson Development Services Department, Engineering Section for conformance review prior to the pouring of the 1st slab and prior to the final inspection." Both a Prior to Slab and a Prior to Final hold will be placed on this permit for the guest house until the required Elevation Certificates are returned and show conformance with the set conditions. 16) DS Sec.2-02.2.1.A.16: Revise the site plan to show the correct water surface elevations, finish floor elevation and the method of elevation for the proposed guest house. 17) DS Sec.2-02.2.1.A.17: Provide on the revised site plan the estimated cut and fill quantities. Show the method of elevation for the guest house. If fill is used as a method of elevation the limits of fill must be shown on the site plan. 18) Revise the site plan to clearly show all proposed improvements. The site plan labels a spa and lap pool that will require a separate permit for review and approval. If the spa and lap pool are not to be constructed at this time then they must be removed from the site plan for clarity reasons. 19) Verify that the revised site plan labels and dimensions all of the above requirements. The site plan must accurately reflect what is being constructed and separate permits are required for all additional improvements. GENERAL COMMENTS: Please provide all information that address the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments. For questions or to schedule a meeting I can be reached at 837-4929. Jason Green, CFM Senior Engineer Associate Engineering Division Development Services |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 02/19/2009 | THAUSER1 | OUT TO CUSTOMER | Completed |
| 02/19/2009 | SUE REEVES | REJECT SHELF | Completed |