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Permit Review Detail

Permit Number: T10CM03518
Parcel: 11204409A

Review Status: Completed

Review Details: SITE

Permit Number - T10CM03518
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/07/2011 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. All plant material used for landscaping shall be selected from the Drought Tolerant Plant List http://www.adwr.state.az.us/AzDWR/Watermanagement/AMAs/documents/2010TAMA_apha_botanical_PLANTLIST.pdf
The following plants are not on the list: Cuphea llavea \ Bat-face cuphea, Aptenia cordifolia / Hearts of flowers, Justicia brandegeana, / Shrimp plant, Cuphea hyssopifolia / Mexican heather. Revise plant selection as necessary.

2. A 10' interior landscape border is required along site boundaries of the adjacent residential properties per LUC Table 3.7.2-I. Dimention interior border adjacent to vehicle use area.

3. A 5' wall is required to screen adjacent residential zoned property from vehicle use area.

4. All walls required by this Division must be of masonry material or masonry with a stucco or textured finish.

5. DEVELOPMENT STANDARD 10-03.0 COMMERCIAL RAINWATER HARVESTING applies to all commercial development plans submitted after June 1, 2010. Include plan with next submittal.

6. Submit NPP plan or NPPO application for exception which shall include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants. The site does contain protected native plants revise application to read, Protected Native Plants will not be substantially impacted by the development on this site

7. Indicate location, size, and name of any existing vegetation to remain in place.

8. 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.

9. Additional comments may apply.
01/10/2011 ANDREW CONNOR NPPO REVIEW Denied Submit NPP plan or NPPO application for exception which shall include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants. The site does contain protected native plants revise application to read, Protected Native Plants will not be substantially impacted by the development on this site
01/14/2011 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied 1. Provide approval letter from Pima County Regional Wastewater Reclamation for the use of a private sewer collection system on the two lots. The letter shall address the allowable structures (e.g. trash enclosures, A/C equipment) and allowable landscaping (e.g. no trees) in the easement.
2. Provide calculations to show that the 6'-0" wide easement is adequate for ensuring that the easement will be at least twice as wide as the depth of the private sewer.
3. Revise the site drawing to include the following information:
a. the location of the main water lines and fire hydrants
b. the location and size of the public sanitary sewer
c. the location of the building connection to the public sewer
d. the location, invert, and rim elevation of all manholes and cleanouts
Reference: City of Tucson Development Standard No. 2-05.0, Section 2.3 D and Section 103.2.3, UPC 2006.
4. Provide the water demand for each building. The maximum demand flow that is allowed by Tucson Water for a 5/8" water meter is 10 GPM and 25 GPM for a 1" water meter. In addition, Tucson Water has 5/8" and 1" water meters but has not supplied any ¾" water meters.
5. Provide calculations for the water service sizing based on an accepted engineering practice. Reference: Sections 604.1 and 604.6, IPC 2006.
01/24/2011 JASON GREEN ENGINEERING REVIEW Denied DATE: January 24, 2011
SUBJECT: 2901 E Blacklidge Drive- Site/Grading Plan Engineering Review
TO: Quatro Vest. Inc.
LOCATION: T13S R14E Sec32 Ward 3
REVIEWERS: Jason Green, CFM
ACTIVITY: T10CM03518 (Site Plan) and T10BU01875 (Grading Plan)


SUMMARY: Engineering Division of Planning and Development Services Department has received and reviewed the site plan (T10CM03518) and grading plan (T10BU01875) for the above referenced property. Engineering Division does not recommend approval of the site or grading plan at this time. The following items need to be addressed:


SITE PLAN COMMENTS:

1) DS Sec.2-02.2.1.A.8: Revise the site plan and/or Keynote #18 to provide a construction detail for the proposed 6-inch extruded curbing that surround the vehicular use area (VUA) or provide a reference to a standard detail for public improvement.

2) DS Sec.2-02.2.1.A.8: Revise the site plan to provide all dimensions for the proposed parking spaces. Or provide a detail on the plan for a standard parking space that meets the requirements of DS Sec.3-05 Supplement No. 3.

3) DS Sec.2-02.2.1.A.11: Verify and label the required 18-foot radii for both sides of the proposed PAAL entry point 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 entrances will require prior written approval from TDOT for acceptance.

4) DS Sec.2-02.2.1.A.11: Provide written approval from TDOT in regard to the proposed 24-foot curb cut. Per Chapter 25 Section 25-38 the maximum curb cut width for residential districts is 20-feet. The plan proposes 24-feet.

5) DS Sec.2-02.2.1.A.11: Revise the plan set to dimension the required 12-foot separation from the proposed driveway and the existing driveway to the east. Per Sec.25-38 the minimum distance between curb cuts is 12-feet, clarify.

6) DS Sec.2-02.2.1.A.11: Revise Keynote #4 to call out the Standard Detail # for the vertical curbing that is required to infill the existing driveway.

7) DS Sec.2-02.2.1.A.12: Revise the site plan and/or Detail #22 to reference the Standard Detail for Public Improvement for the construction of the sidewalk. It is also recommended to clearly label the 5-foot width in plan view not just in the keynote.

8) DS Sec.2-02.2.1.A.12: Revise the plan sheets to correctly label the required 5-foot pedestrian access adjacent to the PAAL. Per DS Sec.3-05.2.2.B.1 a pedestrian circulation must provide a clear 4-foot minimum width unless adjacent to a PAAL which would require a 5-foot width.

9) 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 may apply to this project.

10) DS Sec.2-02.2.1.A.16: Revise the plan set and/or Keynote #20 for the proposed scuppers to meet the minimum Standard Detail for Public Improvement. A Type 1 scupper is the minimum dimensions that will be accepted. Provided a detail that shows the construction of the scupper or reference the Standard Detail # in the Keynote.

11) DS Sec.2-02.2.1.A.16: Revise Keynote #7 on the plan set to state 6-inch minimum depressed water harvesting basin. The Keynote on the site plan should 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.

12) DS Sec.2-02.2.1.A.16: Revise Keynote #3 on the plan set to provide the specifications for the proposed filter fabric under the rock rip rap splash pads. Since the plan set is to be used as the construction document all details and dimensions must be called out or a separate detail for construction is required.

13) DS Sec.2-02.2.1.A.16: Revise the plan set or Keynote #5 to provide for a concrete curb terminal section at all curb cut locations. Provide a construction detail in pan view for the curb cut showing all aspects of construction.

14) DS Sec.2-01.2.1.A.19: Revise the site plan to dimension the space from the curb to the property line within the existing right-of-way. Label the roadway as "Public."

15) DS Sec.2-02.2.1.A.20: Revise the site plan to label the recordation information for all existing and proposed easements in plan view.

16) DS Sec.2-02.2.1.A.32: Provide written approval from Environmental Services for curb side pick up. Or provide an onsite refuse container that meets the requirements within DS Sec.6-01. Label and dimension maneuverability for onsite pick-up if curb side is not allowed.


GRADIN PLAN:

17) Provide filter fabric specifications either in Keynote #3 or as a separate detail for all proposed splash pads for construction purposes.

18) Provide a reference or separate detail for all proposed improvements for construction purposes. Any detail must at a minimum meet the requirements within the PC/COT Standard Details for Public Improvement. Since this plan set is to be used as the construction document all improvements to be constructed must be shown with dimensions, details, labels, etc.

19) Provide a note on the plan set to 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

20) Including a grading/drainage note specifying conformance with City of Tucson Development Standard 11-01.0 (excavation and grading requirements).

21) Provide a general note stating that all proposed fencing and walls will require a separate permit for review and approval by all necessary Planning Development Services Departments.

22) 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. Contact Thad Harvison, (520)-791-5100 or Thad.Harvison@tucsonaz.gov for all right-of-way requirements and permit applications.


GENERAL COMMENTS:

Please provide a revised site and grading plan set 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 plan review.

For questions or to schedule an appointment I can be reached at 837-4929



Jason Green, CFM
Senior Engineer Associate
Engineering Division
COT Planning & Development Services
12/21/2010 RBROWN1 ADA REVIEW Passed
12/21/2010 MICHAEL ST. PAUL ZONING REVIEW Denied CDRC TRANSMITTAL


FROM: Michael St.Paul, Planning Technician

PROJECT:
T10CM03518
2901 & 2905 units #1 & #2 East Blacklidge Drive
Three SFR units on two lots as one site


TRANSMITTAL: December 28, 2010


COMMENTS: Please attach a response letter with the next submittal, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed.


This site is located in the R-1 zone (LUC Section 2.3.4). The Development Designator is "G" for 2901 East Blacklidge Drive, Lot A (LUC Sections 2.3.4.2.A.1 & 3.2.3.1.B). The Development Designator is "H" for the two units at 2905 East Blacklidge Drive, Lot B (LUC Sections 2.3.4.2.A.2 & 3.2.3.1.B). The Perimeter Yard Indicator is AA for both lots (LUC Sections 3.2.3.1.B & 3.2.6.4).

Both lots function as one site. Vehicle and pedestrian access are provided as an access easement for both lots and all structures. Parking is limited to each lot, as stated in the easement. As presented on the site plan, one of the parking spaces startles both lots A and B. As there is no cross parking, it is necessary to define parking spaces on each lot. Provide the recording documentation on the next submittal.

Revise the parking calculations on the site plan. The number of required parking spaces for lot A (Parcel 112-04-409A) is three (3) for the five (5) bedroom house. The number of required parking spaces is determined by the number of bedrooms in each unit on the lot. There are three (3) required for the first five (5) bedrooms and an additional parking space for each bedroom beyond five for the first unit on lot B (Parcel 112-04-409B). There is an additional parking space required for each bedroom beyond one bedroom in the second unit. (See LUC Section 6.2.2 Bedroom. B. for definition of a bedroom. Also see LUC Sections 3.5.7.1.G & .H.)

There is a east/west utility easment measuing twenty feet wide. Provide the docket and page if it is an existing easement. Also provide the recording information for the new easements (DS 2-02.1.20).

Separate the Building Code checklist from the Zoning Code checklist. Mixing the information is not working.

Provide the dimensions for and to all structures on the site plan. Include "location, size, height, overhangs, canopies" and balconies (DS 2-02.1.A.6).

Provide the required setbacks for zoning on the site plan. Also provide distances between buildings (D 2-02.1.A.7).

"Off-street parking, including fully dimensioned layout, location parking spaces size and number, and typical parking space details for both handicapped and standard spaces, together with access thereto" must be on the site plan (DS 2-02.1.A.8). (See DS 3-05, table 1 or LUC Table 3.3.7.I and 3-05.2.3.C.1, .2, .3.)

Provide "(p)oints of egress and ingress including locations and width of driveways and parking area access lanes (PAALs)" on the site plan (DS 2-02.1.A.11). The minimum PAAL width is twenty-four (24) feet for two traffic aisles (DS 3-05.2.1.C.1). The minimum setback from the PAAL to any building for pedestrian refuge area is five (5) feet (DS 3-05.2.2.B.1). The minimum distance between a PAAL and a property line is two (2) feet (DS 3-05.2.2.B.3).

Vehicular, bicycle, pedestrian, and handicapped circulation must be clearly identified on the site plan (DS 2-02.1.A..12).

Provide any proposed lighting layout and type (DS 2-02.1.A.25).

Dimension the refuse container location and size (DS 2-02.1.A..32).

Please view the redlines provided on one copy of the submitted site plan for clarity.

Provide copies of the floor plans and elevation plans for the model units if they have been approved.

Please be aware that additional comments may be necessary relative to additional submittals.
12/21/2010 RONALD BROWN ZONING HC REVIEW Approved
12/27/2010 DAVE MANN FIRE REVIEW Approv-Cond Fire sprinklers or fire access (20' wide paved road with turnaround) will be required for the structure on 2905 E. Blacklidge

Final Status

Task End Date Reviewer's Name Type of Review Description
01/25/2011 DELMA ROBEY OUT TO CUSTOMER Completed
01/25/2011 SUE REEVES REJECT SHELF Completed