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Permit Review Detail

Permit Number: T04CM04415
Parcel: 14011007A

Address:
2627 E BENSON HY

Review Status: Completed

Review Details: SITE

Permit Number - T04CM04415
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
03/14/2005 JIM EGAN FIRE REVIEW Approved
03/29/2005 DOUG WILLIAMS ENGINEERING REVIEW Denied SUBJECT: Drainage and Site review - 2627 E. Benson Hwy
DATE: 29 March 2005
ACTIVITY NUMBERS T05CM04415
T15S, R14E, Section 5

Engineering Division has reviewed the Subject items. Approvals are not recommended at this time. Please provide a revised site plan and a revised drainage report addressing the comments provided below. Include a response letter addressing in detail where necessary, responses to all of the following comments:

DRAINAGE REPORT:
1. Please describe and demonstrate how site grading will comply with Chapters 1 and 4 of the Pima County/City of Tucson Stormwater Detention/Retention Manual. Particular attention/discussion should be given to how the basins will serve as: urban open space; project amenities; multi-use facilities; how they may be designed to be visually appealing; whether they will serve as human activity zones (8:1 slope maximums in such areas); whether intended as passive and/or active recreation areas; and how water harvesting maximization will be achieved (DS 10-01.0 ).
2. Please refer to Section 4.3 for additional retention/detention technical design guidelines and requirements, and provide applicable discussion and design for conformance with these guidelines (DS 10-01.0).
3. Provide the 100-year water surface elevations and ponding limits for each basin on the site plan (DS 10-02.0 Section 2.3.1.6.A.4 e).
4. Please note that the south basin appears to be proposed within the future right of way, depicted on the City's Major Streets and Routes (MS&R) Plan. The site plan must demonstrate all required items (such as this basin) are able to remain on the site upon MS&R widening. The site plan may require modifications in order to demonstrate such.

SITE PLAN:
Please note that drainage report revisions may result in necessary revisions or additions to the site plan. Please assure all revisions are depicted as necessary on the site plan.

1. Depict and label sight visibility triangles for Treat Ave. and Benson Highway. Include future sight triangles for Benson Hwy., based on the future curb location, per the City's Major Streets and Routes (MS&R) Plan (DS 2-02.2.1 A 10 & DS 3-01.5.B).
2. Provide a dimension for the Treat Ave. ingress/egress width (DS 2-02.2.1 A 11).
3. Label each detention basin's 100-year water surface elevation and limits of ponding (DS 2-02.2.1 A 15).
4. Depict drainage patterns and finished grades (see General comments below for grading information).
5. Provide estimated cut and fill quantities (DS 2-02.2.1 A 17).
6. Dimension the Benson Highway MS&R right of way or half right of way (DS 2-02.2.1 A 19).
7. Assure all easements are graphically shown on the plan with recording information provided (DS 2-02.2.1 A 20).
8. Identify whether any curb or sidewalk exists in the adjacent public rights of way. If no curbing exists, depict and label 25' radii concrete headers per City of Tucson/Pima County Standard Detail 213 (PC/COT SD 213) at the Benson Highway driveway entrance, and 18' radii headers at the Treat Ave. entrance. The headers should be constructed at the edge of pavement, which must also be depicted on the plan (DS 2-02.2.1 A 21, 3-01.3.2 C & 3-05.2.1 C 3 a).
9. The proposed refuse container location is not accessible as depicted. Revise as necessary, and depict maneuverability/access to the dumpster, assuring 36' inside and 50' outside turning radii are provided. Refer to Development Standard 6-01.0 for additional solid waste provision requirements, and include a note on the plan that the refuse provision shall comply with this standard (DS 2-02.2.1 A 32 & 6-01.0).
10. Please address/revise the following in the trash enclosure detail: specify bollards to be placed on the side walls, and dimension 10 feet min. between sidewall bollards; label a minimum of 5" for the slab thickness; and, provide a slope percent with flow arrow for drainage (DS 2-02.2.1 A 32 & 6-01.4.0).
11. Depict scuppers where any site drainage may be concentrated, for conveyance of 10-year flows (min.) under sidewalk areas, if applicable (DS 2-08.5.1 E & DS 3-01.4.4 F).
12. Provide a note on the site plan stating that, (a) the owner or owners shall be solely responsible for operation, maintenance, and liability for drainage structures and detention basins; (b) that the owner or owners shall have an Arizona Registered Professional Civil Engineer prepare a certified inspection report for the drainage and detention/retention facilities at lease once each year, and that these regular inspection reports will be on file with the owner for review by City staff, upon written request; (c) that City staff may periodically inspect the drainage and retention/detention facilities to verify that scheduled and unscheduled maintenance activities are being performed adequately; and (d) that the owner or owners agree to reimburse the City for any and all costs associated with the maintaining of the drainage and detention/retention facilities, should the City find the owner or owners deficient in their obligation to adequately operate and maintain their facilities" (DS 10-02.0, Section 14.3.2).

GENERAL:
Please complete and submit a grading permit application if the fill quantity equals or exceeds 50 cubic yards. Include three sets of grading plans - preferably with the resubmittal. Please ensure 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 Listed below are some general guidelines for grading plan preparation/submittal:
1. Provide general grading notes, including a grading/drainage note specifying conformance with City of Tucson Development Standard 11-01.0 (excavation and grading requirements).
2. Depict and label grading limits.
3. Provide existing and proposed elevations, a basis of elevation with benchmark based on, and referencing City Field Book and Page (DS 2-02.2.1 A 16 & 23).
4. Provide detailed cross sections for each perimeter, fully labeled and dimensioned.
5. Depict basin and associated inlet/outlet weir details, and any associated erosion protection, fully labeled and dimensioned.

Please note that subsequent comments may be necessary upon resubmittal, depending on the nature and extent of revisions that may occur to the plans Resubmittal will require a revised Drainage Report and a revised Site plan addressing all items listed above, at a minimum. The consultant may also wish to include a grading permit submittal package simultaneously, upon resubmittal.

If you have any questions, I can be reached at 791-5550, ext. 1189 or via email at: Doug.williams@tucsonaz.gov

Douglas Williams
Sr. Eng. Associate
Engineering Division
Development Services Department
04/04/2005 ANDREW CONNOR NPPO REVIEW Passed Application for exception approved.
04/04/2005 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. A street landscape border, 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. Revise plan as necessary.

2. Landscaping is required along retention basin side slopes, bottom and periphery. Plant materials used in basins shall withstand periodic inundation. A minimum of 20 trees per acre must be provided, 33% of tress shall be 24" box or larger. A minimum of 2 shrubs for each tree is required per DS 10.01. Revise landscape plan to include basin(s) treatment

3. Fifty (50) percent or more of the street landscape border area must have shrubs and vegetative ground cover per LUC 3.7.2.4

4. One (1) canopy tree must be provided for every thirty-three (33) linear feet of street landscape border per LUC 3.7.2.4

5. The planting plan and layout calculations will include the following Information:

· Use symbols to represent the ultimate size of plants indicated by the spread of canopy, circumference of shrubs, or spread of ground cover.

· 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.

6. Provide a 30" continuous screen along street frontages for vehicle use area. per LUC Table 3.7.2-1

7. Screens, whether required or not, are to be located on the development side of the street landscape border so that the landscaping is visible from the street per DS 2-06.3.7.B.3, Move CMU wall along Benson Hwy. to the back of buffer.

8. Landscaping within vehicle use areas including refuse storage area where plants are susceptible to injury by vehicular traffic must be protected by appropriate means, such as curbs, bollards, or low walls per LUC 3.7.2.3.B

9. A 6' wall to screen residential zoned properties from outdoor storage area is required per LUC 3.7.2-I.

10. Show the location and height on landscape plan of CMU wall indicted on the site plan

11. A 10' interior landscape border is required along site boundaries of the adjacent residential property to the north per LUC Table 3.7.2-I

12. One canopy tree must be provided for every thirty-three (33) linear feet of the interior landscape borders per LUC 3.7.2.4

13. Include irrigation system specifications, design, and layout per DS 2-06.5.4.A and 2-06.5.4.B.

14. Submit NPPO plan or Application for Exception per DS 2-15.0

15. Additional comments may apply.
04/05/2005 DAN CASTRO ZONING HC SITE REVIEW Denied Refer to Zoning Review comments regarding accessible parking and sidewalk.
04/05/2005 DAN CASTRO ZONING REVIEW Denied 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 site is comprised of two (2) parcels which must be combined by providing a copy of the recorded City of Tucson Lot Combination Covenant. A copy of the covenant is attached to the yellow site plan card or you may obtain a copy of the covenant online at: http://www.ci.tucson.az.us/dsd/Lot_Combo_Declaration.pdf

2. North arrow is required for the location map. (D.S. 2-02.2.1.A.4)

3. Proposed building height shall be measured from design grade. Revise all building heights noted on the site plan as required. (D.S. 2-02.2.1.A.6)

4. Building area shall be noted as the gross floor area. The gross floor area is measured from the exterior faces of the exterior walls. (D.S. 2-02.2.1.A.6) (LUC 6.2.7)

5. Vehicle parking calculation shall be based on the gross floor area of the building. Revise calculation as required. (D.S. 2-02.2.1.A.8) (LUC 3.3.4 "Construction Service")

6. Standard vehicle parking space dimensions shall be a minimum of 8.5 feet wide by 18 feet in length. (LUC 3.3.7.2.A)

7. One (1) van accessible parking space is required. The accessible parking space shall be a minimum of eight (8) feet wide by 18 feet in length and shall include an eight (8) foot wide access aisle. (ICC/ANSI A117.1-2003 Section 502)


8. If applicable, wheelstop curbing is required where a parking space is abutting a sidewalk with a width of less than 6.5 feet. Wheelstop curbing shall be located two one half (2 ½) feet from the front of the parking space. Dimension as required. (D.S. 3-05.2.3.C.2)

9. Provide a fully dimensioned detail for the accessible parking space, access aisle, and accessible ramp. (D.S. 2-02.2.1.A.8) (ICC/ANSI A117.1-2003)

10. All vehicular use area must be paved. If a portion of the site is to be left undeveloped, as it would appear to be in the rear portion of the site, a barrier (i.e curb, post bollards, fencing) is required to prevent vehicles from encroaching onto undeveloped areas. (LUC 3.3.7.3)

11. Per LUC Sec. 3.3.3.5, a minimum of two (2) Class 2 bicycle parking space are required for this site. Revise the bicycle parking calculation as required and indicate the location of the bicycle parking spaces on the plan. (D.S. 2-02.2.1.A.9)

12. Provide a fully dimensioned detail for Class 2 bicycle parking facility. Refer to D.S. 2-09 for design criteria (surfacing, location, dimensions etc.). (D.S. 2-02.2.1.A.9)

13. Label and dimension existing and future sight visibility triangles. (D.S. 2-02.2.1.A.10)

14. Points of ingress/egress and PAALs shall be a minimum of 24 feet for two-way travel. 22 feet is currently shown at entrance of site. (D.S. 2-02.2.1.A.11)

15. An accessible sidewalk at least four (4) feet wide is required from the building entrance to the right-of-way. (D.S. 2-08.4.1.A)

16. A minimum setback distance of five (5) feet for a pedestrian refuge area must be maintained between the east side and north sides of the building and the adjacent PAAL. Within the five (5) foot pedestrian refuge area, a minimum four (4) foot wide sidewalk is required. (D.S. 3-05.2.2.B.1)

17. If applicable, provide the location, type, size, and height of existing and proposed signage, billboard, and outdoor lighting on the site plan. (D.S. 2-02.2.1.A.13) (D.S. 2-02.2.1.A.25)

18. Fully dimension loading space and maneuvering area. Revise calculation to state that one (1) 12' x 35' loading spaces is required and add the number and size provided. (D.S. 2-02.2.1.A.14)

19. Dimension Major Streets and Routes (MS&R) right-of-way for Benson Highway. Per the MS&R, 120 foot right-of-way is proposed. (D.S. 2-02.2.1.A.19)

20. If applicable, all existing or proposed easements and abandoned easements must be shown on the plan including width, type, and recording docket and page reference. (D.S. 2-02.2.1.A.20)

21. Label and dimension MS&R curb (also known as future curb). Building setback required from Benson Highway is based on the greater of, 21 feet or the building height, measured from the back of future curb.


22. List the zoning of the subject property and the adjacent parcels. (D.S. 2-02.2.1.A.28)

23. Revise floor area calculation to be based on the gross floor area. (gross floor area/gross site area= FAR)

24. Per LUC Section 2.5.4.6.B, outdoor storage is not allowed in the C-2 zone. All storage must be within an enclosed building. Add a note to the plan, which states that outdoor storage is not proposed.

25. Remove all site notes that do not apply to this project (i.e. HDZ).

26. All requested changes must be made to the site and landscape plans.

If you have any questions about this transmittal, please call Dan Castro, (520) 791-5608 ext. 1180. An appointment is required to discuss these comments in person.

Final Status

Task End Date Reviewer's Name Type of Review Description
04/15/2005 BETH GRANT OUT TO CUSTOMER Completed
04/15/2005 ANGIE SHOFFSTALL REJECT SHELF Completed