Permit Review Detail
Review Status: Completed
Review Details: SITE
Permit Number - T09CM01333
Review Name: SITE
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/15/2009 | DAVE MANN | FIRE | REVIEW | Approved | |
| 06/15/2009 | RONALD BROWN | ZONING HC SITE | REVIEW | Denied | 1. One of every six accessible parking spaces must be "Van Accessible". Please identify the "Van Accessible" spaces on the site plans. 2. Please show accessible parking sign locations on the site plans and the large scale details. 3. Please provide an accessible parking sign detail. 4. None of the curb ramps shown on the plan and detailed comply with ICC/ANSI 117.1, Section 406.7. 5. Detectable warnings are required at both ends of the two marked crossings. Please provide such on the site plans and marked crossing large scale detail that needs also to be provided. 6. Please detele all detectable warnings shown to be located at the ramps of an accessible parking aisles unless that aisle is part of a marked crossing. 7. Insure compliance with ICC/ANSI, Section 307.4, reduced vertical clearance at both exterior stairs shown at either end of the new two story building. 8. The accessible ramp shown at the East end of the new two story building is not required by code. Please delete the ramp and maintain a raised separation of the accessible route and the paved parking area. END OF REVIEW |
| 06/19/2009 | DAVID RIVERA | ZONING | REVIEW | Denied | DSD TRANSMITTAL FROM: David Rivera Principal Planner PROJECT: T09CM01333 801 W Miracle Mile Site Plan Review (Phase I only) (Two new buildings to replace portions of existing buildings) TRANSMITTAL DATE: June 19, 2009 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. The following comments have been made based on the review of the plans sheets labeled as site plan, sheets AS-1 and AS-2. Revise the site plan sheets to provide the requested zoning information. Some of the requested information may be on other sheets in the packet but the information for the site plan must be consistent with the DS 2-02. 2. For legibility all text must be no smaller than 3/32 of an inch. Revise all text on the site plan that does not meet this requirement. 3. Add a note on the site plan sheet that states or references the plan sheet where the Legal Description of the property can be found or add the legal description to the site plan sheet(s). DS 2-02.2.1.A.2 4. All existing and proposed buildings and structures, including location, size, height, overhangs, canopies, and use. DS 2-02.2.1.A.6 5. Revise or address the following building setbacks for the two story structure as follows. Along the south side of the property the minimum setback is based on 21 feet or the height of the structure measured from edge of the nearest travel lane. Along the east side of the property the building setback is based on the greatest of five feet or ½ the height from the back of the existing curb, or 1 foot from the property line. (The height is to be measured from design grade.) DS 2-02.2.1.A.7 6. Under the parking calculations list the number of bedrooms per unit for the existing and new units. Any unit with more than one parking space will require more than one and a half parking space. Also remove the number of loading zones from vehicle parking requirement. The loading zones are not considered vehicle parking. The loading calculation should be separate. (Please be aware that the vehicle and bicycle parking is being reviewed for Phase I only.) DS 2-02.2.1.A.8 7. 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; and the location and type of directional signage. Provide bicycle parking based on the ratio below. See Development standards for facility dimensions and location requirements. Bicycle: Eight (8) percent for multifamily projects of four (4) or more units - fifty (50) percent Class 1 and fifty (50) percent Class 2. DS 2-02.2.1.A.9 8. Draw and label the future sight visibility triangles for Miracle Mile Road. Please be aware that any proposed development within the future sight visibility triangles could or may be lost due to future widening or encroachment into the sight triangle areas. Also draw and label the sight visibility triangles at all corners of the property. DS 2-02.2.1.A10 9. Address the following items related to vehicular use areas. a. In addition to the one-way painted symbols on the pavement one way or do not enter signs are requested at all one way PAALS. b. Label the width of the one-way PAAL along the west side of Building Q and building #9. c. Provide a back-up spur at the end of the row of parking northwest of the two story structure. The back-up spur requirements are listed in development standards 3-05.2.2.D and Figure 3. d. All parking spaces that abut a sidewalk must be provided with wheel stops that are to be placed 2.5 feet from the front of the parking spaces. If parking spaces are to abut the sidewalk without wheel stops as drawn on the plans, all sidewalks adjacent to the parking spaces must be widened to a minimum 6.5 feet to allow for a 2.5 foot overhang and maintain a minimum clear width of four feet for the pedestrian area. (parking space dimensions are 8.5' wide by 18' long) DS 2-02.2.1.A.11 10. Please address and respond the following items related to vehicular, bicycle, pedestrian, and handicapped circulation (clearly identified). DS 2-02.2.1.A.12 a. As indicated already address comments a - c in comment 9. (Respond only once) b. Per Sheet C-2 and C-3 new sidewalks are to be installed throughout. All new or replaced sidewalks must be constructed to meet the minimum width of four feet. Along the PAAL system where the PAAL is adjacent to a building the minimum width of a pedestrian refuge area is five feet which must include a four wide concrete sidewalk. Areas identified for this requirement are as follows: along the west side of building "#9", east side of building "A", west side of building "Q", along the north side of building's "Q" and "D". Dimension or add keynotes related to the width of all sidewalks. c. The crosswalk next to the planter and the parking space along the northwest area of the two story building must be a raised concrete sidewalk. Only the portion of the area between the planter and the space must be physically separated by elevating the sidewalk or placing a curb along the east edge of the sidewalk. If the sidewalk is elevated relocate the access ramp per code. d. A sidewalk connection to Miracle Mile must be provided from the development. The sidewalk must be four feet wide and meet accessibility requirements. e. Label the width of the new pedestrian gate along the south side of the property. The width of the gate must meet the minimum width per ADA requirements for accessibility. f. All access ramps as drawn on the plan do not comply with our current ramp standards. Refer to Ronald Brown's, Structural and ADA plan's reviewer comments related to ADA etc. g. Draw and label the location of the bicycle parking facilities. Include detail drawings of the proposed locations as well as the type of facilities proposed. If the class two facilities are not visible from the street include directional signage that directs the cyclists to the facilities. See development standards 2-09 for the specifics on these requirements. 11. Label the location, type, size, and height of existing and proposed signage. DS 2-02.2.1.A.13 12. Dimensioned right-of-way of all local and applicable Major Streets and Routes (MS&R) Plan right-of-way. Label the existing right of way information for all streets which includes the full and half right of way, including curb or edge of pavement to property line. These dimensions are necessary in order to verify compliance with building setbacks requirements. It is acknowledged that some of this information is on the site plan but some of the info is missing. Add requested information. DS 2-02.2.1.A.19 It appears on the plan that a possible Temporary Revocable Easement is proposed along the east side of the property. If this is the case the TRE must be approved and the documentation must be provided to DSD for review. In this case some of the site elements will be installed or constructed within this TRE and if the TRE is ever revoked the elements will have to be replaced and constructed on the property or Board of Adjustment variance would be required if the required elements cannot e provided on site. Add a note on the site plan sheet that acknowledges this issue and how the developer proposes address it when and if the TRE is ever revoked. Has there been any discussion of the possibility of the vacation of a portion the Claris Avenue right of way? If so, please advise of any outcome to date. 13. If applicable, all easements of record must be graphically shown on the plan together with recording docket and page reference., the width and purpose of the easement must labeled. DS 2-02.2.1.A.20 14. Dimensions from street monument lines to existing and proposed curbs, sidewalks, driveways, and utility lines. DS 2-02.2.1.A.21 15. If applicable, draw and label existing and proposed lighting layout and type. The locations, type of lighting and height of poles must be labeled. 16. Fences, walls, or vegetation for screening by type, material, height, location, and spacing. The proposed 6 foot high wall around the perimeter of the property must comply with the requirements when the walls or screens are placed within a sight visibility triangle. As indicated in a previous comment the SVT for all corners of the site must be added to the plan. DS 2-02.2.1.A.27 17. The existing or previous use and new use must be listed. The previous use was a Traveler's Accommodation. The new use falls under the Residential Use Group. List the use as follows: Residential Use Group, Family Dwelling DD "R" (Multi-family Dwelling). DS 2-02.2.1.A.31 18. The site plan must be accompanied by a landscape plan with information specified in Development Standard 2-07.0. The site plan and landscape plan must show identical site layout to avoid conflict between the two plans. Ensure that any changes that are made to the site plan are also made to the landscape and corresponding sheets. DS 2-02.2.1.C 19. The following calculations are required on the site plan, including the methodology. If there is not enough space on the site plan sheet to include these calculations, another plan sheet may be used. (it is acknowledged that some of the information is on the plan, group the zoning info requested together quick reference and review) The Info should be listed under a heading of Zoning Development Criteria. The information under this heading should include the following. a. The use and development designator, b. lot size in square feet and acres, c. lot coverage (includes all buildings except open porches, d. vehicular use areas which includes carports or garages,), e. Density Calculation allowed and proposed, based on the existing acreage (density allowed per acre =44 RAC), f. building height allowed and actual or proposed, g. perimeter yard indicator "CC", Setback for this project due to four street surrounding the project are based in this case on the adjacent street requirements, utilizing developing areas setbacks, h. Vehicle parking required and proposed, i. number of class one and two bicycle parking required and proposed (see comment 9 for required ratio of class one and two), j. number of loading zones required and provided. k. The percentage of building area expansion must be listed based on the demo and rebuild occurring. 20. Additional comments may forthcoming on subsequent reviews based on the changes made to the plan that affect zoning requirements. Ensure that any changes that are made to the site plan sheets are incorporated into any relevant sheet. If detail drawings are required to address any zoning comments an additional site plan sheet may used to eliminate any possible clutter on the primary site plan sheet. If you have any questions about this transmittal, please call David Rivera, (520) 791-5608. C:\planning\cdrc\DSD\T09CM01333.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents |
| 06/23/2009 | PETER MCLAUGHLIN | NPPO | REVIEW | Denied | Submit Application for Exception; include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants. Such documentation includes photographs of the site taken from all sides of the property. Photographs of the site are necessary for NPPO approval per DS 2-15.2.0.C |
| 06/23/2009 | PETER MCLAUGHLIN | LANDSCAPE | REVIEW | Denied | 1. 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 2. All lettering and dimensions shall be no smaller than 3/32 of an inch in size. Revise the text for the legends, labels, tables and dimensions on sheets LS-1 and LS-3 to meet this minimum standard. DS 2-05.2.1.C 3. Street landscape borders are required along all streets fronting the property. 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. 4. Fifty (50) percent or more of the street landscape border area must have shrubs and vegetative ground cover per LUC 3.7.2.4 5. Indicate square footage of all landscaped areas and calculation of the percentage of vegetative coverage per DS 2-07.2.2.2.g 6. One (1) canopy tree must be provided for every thirty-three (33) linear feet of landscape border per LUC 3.7.2.4. Provide calculation on the landscape plan. 7. Show on site plan existing as well as future sight visibility triangles. Any screen higher than thirty (30) inches above grade must be located outside of the sight visibility triangle. Revise landscape plan. DS 2-02.2.2.1.A.10 & DS 3-01.5 8. The planting plan and layout calculations will include the following Information: Both the proper and common name of each type of plant material must be listed. Locations, size, and name of all existing vegetation to remain in place. Material and areas of inert ground cover. All disturbed areas including adjacent right of ways shall be treated with ground cover such as decomposed granite to help reduce dust pollution per LUC 3.7.2.7. Indicate treatment for landscaped areas. 9. Refer to DS 2-07.2.2 and DS 2-06.5.4 for the specific content required in the following elements of the landscape plan: Maintenance Schedule, Grading Information, and Construction Details. Revise landscape plan to include required content and specifications. DS 2-07.0 10. Revise wall location to meet LUC 3.7.3.2. Fences or walls constructed in a single continuous line shall extend into a street landscape border no more than the actual width of the fence or wall. Where a fence or wall incorporates offsets or similar design features, a screen may extend a maximum of three (3) feet into the street landscape border. 11. Revise the landscape plan to show the extent of supplementary irrigation in each planting area provided by water harvesting methods. Show the amount and disposition of flow and indicate drainage points from buildings and paved areas. DS 2-07.2.2.C 12. Additional comments may be necessary upon resubmittal of the landscape plan. Refer to Development Standards 2-06 and 2-07 for required calculations and other information. |
| 07/09/2009 | RICK MYERS | PLUMBING-COMMERCIAL | REVIEW | Denied | 1. This project will require PCDEQ involvement for the installation of the private sewer system. 2. Refer to keyed notes on sheet P-1: a. Provide the RPBP detail as noted in key notes #2, #3, and #9. b. Show the size and location of the RPBP. 3. Show how thermal expansion has been compensated for on the upstream piping from the RPBP. Reference 608.3 2006 UPC: Any water system provided with a check valve, backflow preventer, or any other normally closed device that prevents dissipation of building pressure back into the water main shall be provided with an approved, listed, and adequetely sized expansion tank or other approved device having a similar function, to control thermal expansion. |
| 07/09/2009 | LOREN MAKUS | ENGINEERING | REVIEW | Denied | July 10, 2009 Ghost Ranch Lodge Site Plan T09CM01333 Reviewed by Loren Makus, EIT The Site plan cannot be approved as submitted. Please address the following comments. 1. Clarify the status of the property along Glaris Avenue. If there is a temporary revocable easement in place, provide appropriate documentation. If the "new proposed property line" is effective, provide recordation information for the abandonment of the right-of-way and acquisition. 2. Provide estimated cut and fill quantities for site grading. Also indicate the area of grading in square feet. 3. Show sight visibility triangles at all street intersections and driveway locations as described in the development standards. Add a note indicating that "Lines of sight will not be obscured between thirty (30) inches and six (6) feet through any sight visibility triangle. 4. Provide dimensions for all PAALs including the one-way entrance west of the existing office building. Show that the PAAL is wide enough to accommodate solid waste collection vehicles and fire trucks. . |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 07/21/2009 | DELMA ROBEY | OUT TO CUSTOMER | Completed |
| 07/21/2009 | SUE REEVES | REJECT SHELF | Completed |