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Permit Review Detail
Review Status: Completed
Review Details: SITE
Permit Number - T04CM04652
Review Name: SITE
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/01/2004 | JIM EGAN | FIRE | REVIEW | Approved | |
| 11/02/2004 | Andrew Connor | LANDSCAPE | REVIEW | Denied | On sites where the gross floor area of the existing building(s) is ten thousand (10,000) square feet or less, expansions in square footage of land area, floor area, lot coverage, or vehicular use area as follows: a. If the expansion is less than fifty (50) percent, the requirements of this Division apply only to the proposed expansion. Existing development on the site is subject to the zoning regulations in effect at the time the existing development received zoning approval. b. If the expansion is fifty (50) percent or greater or if expansions as of February 15, 1991, cumulatively result in a fifty (50) percent or greater expansion in land area, floor area, lot coverage, or vehicular use areas, the requirements of this Division apply to the entire site. Include previous expansion calculations with re-submittal per LUC 3.7.1.2.B.2 1. Submit a landscape plan per DS 2-07.0 2. 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 bounding the site except for points of ingress-egress 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. 20% of shrubs in landscape border are required to be 5 gallon size DS 2-06.3.5.F 5. Within a vehicular use area, one (1) canopy tree is required for each10 motor vehicle parking and canopy trees must be evenly distributed throughout the vehicular use area. 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 6. Areas where plants are susceptible to injury by vehicular or pedestrian traffic must be protected by appropriate means, such as curbs, bollards, or low walls per LUC 3.7.2.3.B 7. Provide a 5' continuous screen within landscape borders along Highway Dr. per LUC Table 3.7.2-1 8. Landscaping is required along retention / detention basin side slopes, bottom and periphery per DS 10.01. Plant materials used in basins shall withstand periodic inundation and maximum basin side slopes shall be 4:1 9. Landscape plan shall include irrigation specification design and layout per DS 2-07.5.4.A & DS 2-07.5.4.B including source of irrigation, sleeves for driveways and sidewalks, locations of valves, low-flow bubblers or drip irrigation. 10. 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 |
| 11/15/2004 | ANDREW CONNOR | NPPO | REVIEW | Approved | |
| 11/15/2004 | Daniel 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. The following comments are based on a greater than 25% building area expansion resulting in a full code compliance review of the entire site. 1. Per Pima County Assessors Records, the site is comprised of two (2) lots, which must be combined to function as one consolidated parcel by providing a copy of the recorded City of Tucson Lot Combination Covenant. You may obtain a copy of the covenant online at: http://www.ci.tucson.az.us/dsd/Lot_Combo_Declaration.pdf or you may contact me at the number below. (D.S. 2-05.2.4.A) 2. Revise the direction of the address noted under the site information block on sheet 1 of 15 from North to West. (D.S. 2-02.2.1.A.3) 3. Note the existing building height. (D.S. 2-02.2.1.A.6) 4. Per 2003 IBC Table 1106.1, a total of two (2) handicap parking spaces are required for the site. Label and dimension the existing and/or proposed handicap parking spaces and revise the accessible parking calculation to reflect the correct number required and provided. 5. Detail disabled parking and access aisle. Dimension same. Post disabled parking signs. (ICC/ANSI A117.1-1998) 6. Dimension parallel parking spaces. Size shall be 10 x 23 per D.S. 3-05.2.1.B and .C. 7. Show wheel stop curbing (concrete bumpers) for all applicable parking spaces on the site plan. If all spaces are to be provided with "concrete bumpers" state as so on the site plan. Wheel stop curbing is required for all vehicle parking spaces abutting a sidewalk less than 6.5 feet wide. (D.S. 2-02.2.1.A.8) (D.S. 3-05.2.3.C) 8. a) Indicate the location, specific type of rack and the number of bicycle it supports. b) Provide a fully dimensioned detail for Class II bicycle parking. Refer to D.S. 2-09 for design criteria. c) Under the bicycle parking calculation state the class type required and provided. (D.S. 2-02.2.1.A.9) 9. Label and dimension sight visibility triangles. (D.S. 2-02.2.1.A.10) 10. Dimension width of all PAAL's. (D.S. 2-02.2.1.A.11) 11. How will a pedestrian cross the fire truck turning area. Show continuous on-site pedestrian circulation path. Is there an internal pedestrian path which will provide access from one building to another? If so, indicate by note. If internal (inside building) pedestrian path is not available, Development Standards 2-08 states that all buildings will be connected through a continuous on-site pedestrian circulation path. (D.S. 2-02.2.1.A.12) 12. If applicable, provide a detail of existing and/or proposed free-standing 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) 13. Dimension the existing loading zone. Per LUC Sec. 3.4.5.1 one (1) 12' x 35' loading zone is required. (D.S. 2-02.2.1.A.14) 14. If applicable, all existing or proposed easements must be shown on the plan including width, type, and recording docket and page reference. (D.S. 2-02.2.1.A.20) 15. Will vehicular or pedestrian access be provided to the adjacent lot to the south? If so, a cross access agreement easement will be required. The agreement is to be recorded and a copy provided to the Zoning Review Section for DSD records prior to site plan approval. 16. Under the proposed use note on sheet 1 of 15, add the applicable "subject to Sec. 3.5.5.1.B, .F, .G, and .H. (D.S. 2-02.2.1.A.31) 17. Maximum allowed F.A.R. is incorrect. It should be 2.0. 18. All requested changes must be made to the site and landscape plans, where applicable. (D.S. 2-07.2.1.A) 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. |
| 11/15/2004 | DAN CASTRO | ZONING HC SITE | REVIEW | Denied | Refer to Zoning Review comments regarding handicap parking. |
| 11/30/2004 | Doug Williams | ENGINEERING | REVIEW | Denied | SUBJECT: Hydrologic/Hydraulic Report, Site, and Grading Plan review DATE: 30 November 2004 ACTIVITY NUMBERS: T04CM0452/T04BU02631 T13S, R13E, Section 27 Engineering Division has reviewed the resubmitted items listed above. Engineering Division approval is not recommended at this time. A Floodplain Use Permit will be required for this development prior to site approval. Please complete a floodplain use permit application and include with a resubmittal package addressing all comments provided below. The resubmittal must include a revised site plan, a revised Hydrologic and Hydraulic report, and a response letter addressing all of the following comments: HYDROLOGIC AND HYDRAULIC REPORT: 1. Please include the address of this project in the report. The project address provided on the site plan/permit application does not coincide with addressing available online project address is 2005 W. Highway Drive. 2. Provide the name, address and telephone number of the client for whom the report was prepared, in accordance with the City of Tucson's Standards manual for Drainage Design and Floodplain Management (Development Standard 10-02.0) - Section 2.3.1.1 C. 3. Specify the name, address, and telephone numbers of the persons firms agency or agencies responsible for the ownership, operation, scheduled and unscheduled maintenance, and liability of drainage improvements (DS 10-02.0, Sec. 2.3.1.2 E). 4. Show onsite drainage conditions on topographic maps having a minimum scale of one inch equal to forty (40) feet with one-foot contour intervals. The Site, Drainage Plan may be modified for this purpose. Show on this map onsite watershed boundaries if any, all points of drainage concentration, flowlines and grade breaks used to compute basin lengths and average watercourse slopes (DS 10-02.0, Sec. 2.3.1.3 B 2). 5. Provide a note on the Site, Drainage Plan that this site lies within the regulatory floodplain (DS 10-02.0, Sec 2.3.1.4 C 6). 6. Describe and present hydraulic calculation sheets for any hydraulic systems used to collect offsite flow, such as collector channels and flow-through (wall) openings. Provide discussion in the report (and details on the Site, Drainage plan) as necessary, demonstrating continued acceptance and conveyance of offsite flows, upon development of this site (DS 10-02, Sec. 2.3.1.5 B & F). 7. Depict the location of a vehicular maintenance access ramp into the retention/detention basin. A minimum 15' wide vehicular access ramp shall be provided into all basins (DS 10-02.0, Sec. 2.3.1.6 4 (a) and Section 14.3.4). 8. The City of Tucson/Pima County Stormwater Detention/Retention Manual states that the goal of all detention/retention basins is to be multi-use, regardless of size (Section IV, paragraph 1). Please discuss/demonstrate how the basin will incorporate multiple uses, such as providing an area for passive recreation onsite, maximizing water harvesting, etc. (DS 10-01.0, Section 4.2.3). 9. Depict a minimum 42" security barrier, in accordance with Section 2.3.1.6 A 4 (f) and Section 3.6.2 of the City of Tucson/Pima County Stormwater Detention/Retention Manual (DS 10-01.0). 10. Provide a very detailed Detention/Retention Basin Maintenance Checklist and Schedule in the report. As part of the basin maintenance checklist, state that the annual inspection report shall contain the following summaries: (provide language verbatim, as written in DS 10-02 Sec. 2.3.1.6 C 2 a & b (DS 10-02 Sec. 2.3.1.6 C 1 & 2). 11. A soils report is required to be submitted in conjunction with the design of each surface storage facility which utilizes infiltration as a method of basin drainage. The report shall contain at a minimum, technical information on soil classification, erodibility, permeability, slope stability, groundwater elevation, infiltration rates, recommended minimum building setbacks, whether or not hydro-collapsing soils are present, and must contain the results of a minimum 30 foot deep soil boring (Pima County/City of Tucson Stormwater Detention/Retention Manual - DS 10-01- Section 3.5.1.5). 12. Provide retention basin percolation/infiltration test results with a revised drainage report. Include discussion/analysis of test results to assure the maximum allowed times of disposal will not be exceeded for each basin. Pumps may not be permitted to dispose of required threshold retention volume from the site without first exploring other engineering alternatives such as wider, shallower basins or engineered basins (DS 10-01.0, Sec. 3.5.1). 13. Please utilize Equation 3.3 of the Stormwater Retention/Detention Manual for 5-year threshold retention volume calculations/requirements (DS 10-01.0). 14. Please correct the soil types used in hydrologic calculations to reflect B soils. Soil types may be accessed at: http://tdotmaps.transview.org/mapguide_mwf_tdot.htm. Revise subsequent calculations accordingly. 15. Detention routing and discussion in the report indicate there is no proposed reduction in the developed conditions 100-year discharge. Please revise the report to demonstrate conformance to critical basin flow reduction requirements. SITE PLAN: Please note that revisions to the drainage report may result in necessary revisions or additions to the site plan. 1. Provide a note that the site lies within the 100-year regulatory floodplain (Zone AO-1), and that the owner/developer agrees to (1) have an Arizona registered professional land surveyor certify the lowest floor elevation of all new structures in the regulatory floodplain; and (2) obtain a floodplain use permit from the City Engineer (DS 10-02.0, Sec. 5.2.6). 2. Provide a typical wall opening detail or details, and include notation for spacing, to assure acceptance of any offsite existing flows from the east - see drainage report comment # 7 (DS 2-02.2.1.27). 3. Provide all lot bearings, dimensions and provide a basis of bearing (DS 2-02.2.1 A 5). 4. Depict and label fences, walls, or vegetation for screening (or otherwise) by type, material, height, location and spacing (DS 2-02.2.1 A 27). 5. Depict a dumpster location and provide an enclosure detail, if screening requirements necessitate such. The detail should be fully dimensioned with 10' clear inside dimensioned between sidewall bollards, minimum 5" concrete pad, etc., in accordance with Development Standard 6-01.0 (DS 2-02.2.2.1 A 32). 6. Depict, label and dimension retention/detention basin maintenance access ramps and security barrier on the site and grading plans (ref. drainage report comments # 7 & 9). 7. Provide a note on the 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). GRADING PLAN: The grading plan must indicate all revisions that occur as a result of drainage report and site plan comments provided for this project. Please ensure the site and grading plans are consistent with one another prior to resubmittal. Additional comments may be necessary upon resubmittal depending upon the nature and extent of revisions. Please address all comments listed below: 1. Provide a grading note to specify conformance with City of Tucson Development Standard 11-01.0. These standards may be accessed at http://www.ci.tucson.az.us/dsd/DevStandsTOC.pdf. 2. Depict and label limits of grading. 3. Provide the total area to be disturbed on the plan (sheet C-1). If the total disturbed area is equal to an acre or greater, Stormwater Pollution Prevention Plans (SWPPP's) are required to be submitted with revised grading and site plans. Please visit http://www.azdeq.gov/function/forms/appswater.html for information regarding SWPPP requirements. For additional information, go to: http://www.adeq.state.az.us/environ/water/permits/download/cswppp.pdf. 4. Provide a legend for all lines/symbols used on the plan. Please include existing and proposed spot elevation symbols. 5. Provide north-south basin dimensions (top and bottom), and depict a basin maintenance access ramp and additional outlet weir details, fully labeled and dimensioned (see redlines on plan sheet C-1). 6. Provide a cross sections for each perimeter, fully labeled and dimensioned. Assure a minimum 2' setback is depicted from the property line to all cut/fill slopes. 7. Provide invert elevations for the proposed basin outlet weir, the scupper inlet and outlet, at a minimum. 8. Include a City of Tucson Field Book and Page number or GPS control point, with a specific basis of elevation and description provided on the plan. This information may be available at: http://tdotmaps.transview.org/mapguide_mwf_tdot.htm 9. Revise and include all construction details and notes consistent with a revised drainage report and site plan. 10. Due to concerns regarding basin infiltration requirements, please add the following General Note: "Infiltration test results shall be submitted upon basin completion after 90% grading construction is complete. The Certificate of Occupancy or final grading acceptance shall be held until function of the basins are determined to meet design requirements as specified per the approved Site and Grading plans, drainage and geotechnical reports". Resubmittal will require a revised Drainage Report and revised Site and Grading Plans addressing all items listed above. Subsequent comments may be necessary upon resubmittal. If you have any questions, I can be reached at 791-5550, extension 1189 or Doug.Williams@tucsonaz.gov Douglas Williams Sr. Engineering Associate Engineering Division - Development Services Department |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 12/02/2004 | TAMI ACHONG | OUT TO CUSTOMER | Completed |
| 12/02/2004 | ANGIE SHOFFSTALL | REJECT SHELF | Completed |