Permit Review Detail
Review Status: Completed
Review Details: FLOODPLAIN
Permit Number - T09OT02314
Review Name: FLOODPLAIN
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/09/2009 | JASON GREEN | ENGINEERING | REVIEW | Denied | DATE: November 9, 2009 SUBJECT: 2525 N Jackrabbit Ave- Engineering Review TO: George Lance LOCATION: T13S R13E Sec34 Ward 1 REVIEWERS: Jason Green, CFM ACTIVITY: T09CM02829 (Site Plan), T09BU01581 (Grading Plan), and T09OT02314 (Floodplain Use Permit) SUMMARY: Engineering Division of Planning Development Services Department has received and reviewed the proposed site plan (T09CM02829), grading plan (T09BU01581), Floodplain Use Permit (T09OT02314) and Drainage Report (JE Fuller Hydrology and Geomorphology, Inc., 06NOV09) for the above referenced property. Engineering Division does not recommend approval of the site plan or grading plan at this time. The following items need to be addressed: DRAINAGE REPORT COMMENTS: 1) DS Sec.10-02.2.3.1.4.C.8: Revise the Drainage Exhibit and grading plan attachment in the Report to clearly label and delineate the existing FEMA 100-year AE floodplain associated with the Silvercroft Wash (as shown on page 10 of the EL Rio Medio attachment). The FEMA 100-year floodplain across the site must be labeled and referenced on both the drainage exhibits and on the proposed site/grading plan sheets. SITE PLAN COMMENTS: 2) DS Sec.2-02.2.1.A.2: Clarify the existing lot area calculation provided on Sheet A1, proposed at 0.35 acres. The north lot has a total area of 0.4 acres and the southern lot has a total area of 0.33 acres. If combining the lots the total area of lot coverage would be 0.73 acres not the 0.35 shown. 3) DS Sec.2-02.2.1.A.5: Clarify the proposed lot lines as shown on the site plan. Per the last recorded Assessor map the property is 2 separate parcels and per the site plan there are proposed improvements crossing the property boundaries, clarify. Verify if the Zoning Section will require a lot combination prior to site plan approval for any proposed improvements offsite (2525 N Jackrabbit Ave). 4) DS Sec.2-02.2.1.A.8: Revise the back-up spur provided at the end of the PAAL located on the west side of the existing building and proposed vehicular use area on the proposed site plan to label the minimum 3-foot radii. 5) DS Sec.2-02.2.1.A.10: Revise the site plan (plan view or legend) to provide the dimension for both the near (185 feet with 20-foot stem) and far (110 feet with 20-foot stem) side of the sight visibility triangles for the PAAL entrance per DS Sec.3-01.5.3. 6) DS Sec.2-02.2.1.A.11: Verify and label the 18-feet radii for both sides of the proposed driveway per City of Tucson Transportation Access Management Guidelines (TAMG), Section 5.5. Refer to DS Sec.3-01.3.2.C for street development standards. Standard driveway entrance designs (Standard Detail for Public Improvement #206, Keynote #11) or reduced radii for curb returns will require prior approval, in writing, from TDOT Permits and Codes, Thad Harvison at 837-6592. Verify that both the site plan sheets and civil sheets match. Currently Keynote #11 on the site plan sheet calls out a standard entrance however plan view shows constructed radii. The plan must represent what is proposed. 7) DS Sec.2-02.2.1.A.12: Clarify the sidewalk dimension on the site plan, Sheet A1, and the grading plan, Sheet C1, for the proposed sidewalk adjacent to the building and PAAL. A 5-foot pedestrian access width for the sidewalk adjacent to the PAAL is required. The civil sheets and Keynote call out 5-feet however the site plan view calls out 6-feet, clarify. 8) DS Sec.2-02.2.1.A.12: Refer to comments from Ron Brown, RA Structural Plans Examiner for all onsite handicap and ANSI Standard requirements that apply to this project. 9) DS Sec.2-02.2.1.A.15: Revise all sheets to label and delineate the regulatory 100-year floodplain limits for the Silvercroft Wash on site. The FEMA SFHA Zone AE floodplain must be labeled and dimensioned in plan view along with water surface elevations that were used to determine finished floor elevations. 10) DS Sec.2-02.2.1.A.16: Revise the site plan and grading plan sheets to label and dimension the ponding limits within the vehicular use area per the Drainage Report. 11) DS Sec.2-02.2.1.A.16: Provide number, detail, spacing and location for all proposed wall openings that meet the minimum requirements of the Drainage Report. The proposed wall will be constructed and permitted under a separate permit however; number of openings, wall vent (basin weir) sizing and spacing is required to be shown on the site plan to verify minimum requirements of the Drainage Report. 12) DS Sec2-02.2.1.A.16: Revise Keynote #3 on the site plan to state; "Water Harvesting Areas to be depressed a minimum of 6-inches." Refer to the City of Tucson Water Harvesting Guidance Manual, Ordinance # 10210 for recommendation on how to construct and maintain the required water harvesting areas for onsite flow containment. 13) DS Sec2-02.2.1.A.16: Revise the site plan and grading plan sheets to correctly label and dimension the required retention basin along the west property line. Per Keynote #8 on both the site plan and grading plan this area is proposed as granite groundcover and does not correctly label or dimension the required basin per the Report, revise 14) DS Sec2-02.2.1.A.19: Revise the site plan to clearly label the center lines of Jackrabbit Ave. 15) DS Sec.2-02.2.1.A.19: Revise the site plan to label and dimension the existing right-of-way for Jackrabbit Ave. 16) DS Sec.2-02.2.1.A.21: Provide dimensions from the street monument lines to the existing curb, driveway and utility lines. 17) DS Sec.2-02.2.1.A.32: Revise the site plan, Keynotes and Detail 1/C2 to provide the minimum dimensions and construction details for the required refuse containers. Refer to DS Sec.6-01 (Figures 1, 2 and 3) for all required refuse enclosure dimensions and construction details. Refer to the draft Development Standards at: http://www.tucsonaz.gov/dsd/DS_6-01_Environmental_Services_12-16-08.pdf 18) DS Sec.2-02.2.1.A.32: Verify the maneuverability, label and dimension the required 36-foot and 50-foot radii for the refuse container; clearly label these in plan view. Provide the required 14-foot by 40-foot clear approach and verify the maximum allowed back up distance for maneuverability. Refer to DS Sec.6-01 for all refuse requirements. The refuse vehicle can not back-up into the future lot and parking area covered with 2 shot chip seal, if this area is proposed to be used for maneuverability then the area must be constructed to DS Sec.3-05 and 6-01 surfacing requirements. 19) Review and approval from TDOT Permits and Codes for all improvements within the public right-of-way will be required. A right-of-way use permit application will be required prior to construction. Refer to the following links for TDOT Forms and applications: a) http://www.tucsonaz.gov/dsd/Forms_Fees___Maps/Applications/applications.html / b) http://www.dot.ci.tucson.az.us/engineering/pia.php c) Or contact Thad Harvison at 837-6592 for all additional questions regarding r-o-w. 20) Be advised that further comments may be forth coming on resubmittal of the site plan. GRADING PLAN: 21) Provide a copy of the stamped approved site plan (T09CM02829). The grading plan can not be approved until verification that all details, locations, dimensions, and plan profiles match the approved site plan. Verify all information associated with the site plan is shown on the grading plan which will be used as the construction document. 22) Revise General Note #3 to provide the basis of bearing used to establish dimensions and bearings of property lines and property corners. The basis of bearing should be established from 2 found, physically monumented points described and shown on the site plan. 23) Provide a note on the grading plan sheet to label the total acreage of the lot(s) and the disturbed acreage as proposed. The north lot has a total area of 0.4 acres and the southern lot has a total area of 0.33 acres. If combining the lots the total area of lot coverage would be 0.73 acres not the 0.35 shown, revise. 24) DS Sec.11-01.4.1.C: Provide typical lot grading details, show minimum side and rear setbacks. Provide detailed cross sections for each perimeter, fully labeled and dimensioned to verify the required 2-foot setback from property boundaries. 25) DS Sec.11-01.4.1.C.4: Provide a detail for the location and type of drainage structure, label and dimension all scuppers that are used for collecting roof drainage and discharges at the pedestrian sidewalk. The scuppers proposed under the sidewalk must be designed and constructed to convey the 10-year flood flow. Provide a drainage statement showing scupper calculations that demonstrate that the 10-year flood flow is contained under the sidewalk. 26) Revise the site plan and grading plan sheets to label and dimension the ponding limits within the vehicular use area per the Drainage Report. 27) Revise all sheets to label and delineate the regulatory 100-year floodplain limits for the Silvercroft Wash on site. The FEMA SFHA Zone AE floodplain must be labeled and dimensioned in plan view along with water surface elevations that were used to determine finished floor elevations. 28) Provide number, detail, spacing and location for all proposed wall openings that meet the minimum requirements of the Drainage Report. The proposed wall will be constructed and permitted under a separate permit however; number of openings, wall vent (basin weir) sizing and spacing is required to be shown on the grading plan to verify minimum requirements of the Drainage Report. 29) Revise Section 16/C2 for the proposed basin to label and dimension the basin size per the Drainage Report. Per the Report the basin has an overall width of 9 feet however per the plan set and section the basin is proposed to be constructed at 3 feet wide, revise. Verify that all dimensions, slopes, details, location, sizing, etc for all drainage improvements meet the minimum requirements of the Drainage Report. 30) Verify how the stormwater from the vehicular use area drains into the proposed retention basin. Per Section 3/C2 the area adjacent to the basin is proposed as extruded curb, clarify how stormwater drains into the basin over or around the proposed curbing. Verify that all detail, sections and plan view clearly show how this area is to be constructed to drain stormwater into the detention basin. 31) Revise Section 14/C2 to label the 2 shot chip seal proposed on the southern lot. Per the Section this area is to remain natural, however per plan view the entire area is to be covered with 2 shot chip seal. 32) Revise the site plan and grading plan sheet to label the minimum finished floor elevation in plan view for the future building. The pad elevation and future FFE is required to be shown in plan view since the proposed improvements are within a FEMA SFHA Zone AE 100-year floodplain. 33) Verify and label the 18-feet radii for both sides of the proposed driveway per City of Tucson Transportation Access Management Guidelines (TAMG), Section 5.5. Refer to DS Sec.3-01.3.2.C for street development standards. Standard driveway entrance designs (Standard Detail for Public Improvement #206, Keynote #11) or reduced radii for curb returns will require prior approval, in writing, from TDOT Permits and Codes, Thad Harvison at 837-6592. Verify that both the site plan sheets and civil sheets match. Currently Keynote #11 on the grading plan sheet calls out a standard entrance however plan view shows constructed radii. The plan must represent what is proposed. 34) Clarify grading note "h" on the grading plan sheet. Since the site is less than an acre a SWPPP is not required, the note should state: "Call for a Pre-construction meeting prior to start of earthwork. To schedule a PDSD Pre-construction meeting, SWPPP inspection or general Engineering Inspections, call IVR (740-6970), or schedule with a Customer Service Representative at the Planning Development Services Department, or contact PDSD Engineering at 791-5550 extension 2101, or schedule inspections online at: http://www.ci.tucson.az.us/dsd/Online_Services/Online_Permits/online_permits.html 35) Please ensure that the grading plan is consistent with the site plan and Drainage Report. Grading standards may be accessed at: http://www.ci.tucson.az.us/dsd/DevStandsTOC.pdf. FLOODPLAIN USE PERMIT COMMENTS: 36) The Floodplain Use Permit (FUP) will be conditioned and issued concurrently with the grading plan application and stamped approved plan set. All conditions related to the FUP will be based on the grading plan review. GENERAL COMMENTS: Please provide a revised site plan, grading plan, and Drainage Report that addresses the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments. Enclose "redlines" with the resubmittal package. Further comments may be generated upon resubmittal of the site plan and grading plan review. For questions, or to schedule an appointment, I can be reached at 837-4929. Jason Green, CFM Senior Engineer Associate Engineering Division Planning Development Services |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 12/15/2009 | CINDY AGUILAR | OUT TO CUSTOMER | Completed |