Permit Review Detail
Review Status: Stopped
Review Details: SITE
Permit Number - T05CM02759
Review Name: SITE
Review Status: Stopped
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/21/2005 | SREEVES1 | FIRE | REVIEW | Approved | |
| 06/28/2005 | HEATHER THRALL | ZONING | REVIEW | Denied | DSD TRANSMITTAL FROM: Heather Thrall Senior Planner FOR: David Rivera Principal Planner PROJECT: T05CM02759 5301 S. Nogales Highway New Convenience Store/Gas Station Site plan 1st Review Transmittal date: July 1, 2005 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. This project was reviewed with applicable sections of the Land Use Code (LUC), Development Standard (DS), American National Standard Institute (ANSI) and International Building Code 2003 (IBC). 2. Per DS 2-02.2.1.4, please add a copy of the location map similar to the one on the grading plan to the site plan. Revise the notation to read Township 15, Range 13, and Section 1. Revise the location map on the notes page to show the project is on the east side of Nogales Highway. Please note, all print on the plan must be a minimum of 12 point in size - and both versions of location maps shown on the plans should be revised to this size print. 3. Staff acknowledges a lot combination has been done for all three lots shown on the site plan. Please be advised, a lot combination covenant is required to ensure no splitting of lots in the future is done without city approval. As these parcels have split zoning of both C-2 and O-3, please identify the zoning boundary line with a keynote. 4. Per DS2-02.2.1.6, the site plan should be revised to show the square footage and height information for all buildings (including fuel canopies) proposed on the site, including vertical height of building overhang into the sidewalk area. Please clarify if the overhang is fully cantilevered or has support posts, showing their position if applicable. In addition, please clarify if the fuel tanks are above or underground. Further review comments may be forthcoming depending upon the information provided for these containers on the revised plan. 5. Per LUC 3.3.4, a total of 10 parking spaces is required for this project. Specifically, a ratio of 1 space for every 200 square feet of gross floor area for the retail building AND a minimum of 2 parking spaces for the gas station sales activity. Please revise the plan accordingly. 6. Per 3-05.2.1.2.3, when adjacent to any vertical obstruction over 6", a parking space must be widened to 10 ft to allow ingress/egress along the passenger area. Please amend and dimension the parking space proposed on the west side of the site near the propane tank accordingly. 7. Per 3-05.2.3.C.3, please provide wheel stop barriers in all proposed parking spaces to meet standards of 3-05.2.3.C.2 to ensure pedestrian circulation is unimpeded. The alternative is to provide a 6.5 feet wide sidewalk area adjacent to the proposed parking spaces. 8. Per IBC 2003, Section 1106.5, at least one van accessible handicapped parking space is required for this project. Please provide a plan notation and handicapped sign detail notation advising the proposed handicapped space will be van accessible. 9. Per DS 2-09.3.2 and 2-09.4.3, bicycle parking spaces should be separated from both vehicular and pedestrian access to ensure unimpeded access for bicyclists, pedestrians and traffic. Please relocate the bicycle parking on the site plan to meet these criteria. 10. Per DS 2-02.2.1.10, please provide both existing and future sight visibility triangles on the plan. 11. Per DS 3-05.2.1.C.1, the minimum width of a PAAL is 24 feet. The submitted drawing indicates a future fuel island will be placed directly in the path of the PAAL area, compromising the listed DS requirement. Please remove the future fuel island from this plan to ensure it is clear the PAAL as proposed for this project will not be compromised. Please submit a new plan at a later date for the proposed future fuel island, demonstrating PAAL requirements will be met. 12. Per 2-08.3.1, a continuous pedestrian circulation path is required throughout the site. Please amend the plan providing both sidewalks and crosswalks meeting this section of the DS. 13. Move the handicapped access ramp leading to the building closer to the handicapped access aisle. In addition, Truncated Dome (early warning systems) must be added to all access ramps where transitioning from the pedestrian area to the vehicular use area or at HC access aisles transitioning to the sidewalk area. NOTE: depending upon the revisions submitted addressing comment 14, further review comments on handicapped ramps may be forthcoming. 14. Per LUC 3.4.5.3, one loading space should be provided at a size of 12 feet by 35 feet. Please dimension the plan accordingly. 15. Per DS 2-02.2.1.19, please dimension all right of way areas, showing existing and future curbs, and centerline of streets clearly. 16. Per DS 2-02.2.1.20, if applicable, please identify proposed easements on site: type and dimensions. 17. Per DS 2-02.2.1.25, please clarify if free-standing lighting is proposed, and if so, please identify their Location, type and height. 18. Per DS 2-02.2.1.28, please provide the existing zoning of all adjacent parcels and of parcels across streets. 19. Per DS 2-02.2.2.A.1, provide the gross and net lot area (before/after project) - for combined lots. 20. Per DS 2-02.2.2.A.2, please explain the gross and net floor area notations on the site notes. 21. Per DS 2-02.2.2.A.3, please provide the proposed floor area ratio of the project (retail building only). 22. Please amend the site plan notes as follows: Under "zoning review" revise the development designator to read "31", the max. floor area ratio to read ".90", and the maximum building height to read "40 ft." 23. Per LUC 3.2.6.5.B and 3.2.5.2.I, the proposed 7 foot tall screen wall at the west side of the site can remain at 7 feet tall (over the allowed maximum height of 6 feet) only if it meets setbacks. The setbacks from Nogales Hightway are the greater of 21 feet or the height, as measured from future curb. Please dimension the distance from the future curb to the wall. Should the wall not meet these setbacks, an Lot Development Option would be required to keep the wall at 7 feet tall. The alternative is to reduce the wall height to 6 feet in height. 24. The submitted site plan shows a billboard as existing into the public right of way and partially into the property. Per the LUC 3.3.4 and 3.4.5, a billboard use must have one loading zone space at 12 ft. by 35 ft. This is not shown on the site plan. Please show how the billboard meets code requirements for this location. In addition, the City of Tucson Real Estate Department must be contacted to review the location of this billboard in the right of way. Include all documentation related to the billboard on the resubmittal. Should a Temporary Revocable Easements or memorandums from the city be issued concerning the legal status of the billboard, include that information on the resubmittal. 25. Should you have any questions about this review, please contact me via email at Heather.Thrall@tucsonaz.gov or at 791-4541x1156. 26. Please note, further review comments may be forthcoming, depending upon the information submitted on the revised site plan. If you have any questions about this transmittal, please call (520) 791-5608. |
| 07/01/2005 | HEATHER THRALL | ZONING HC SITE | REVIEW | Denied | Please see zoning review comments pertaining to handicapped requirements. |
| 07/06/2005 | DOUG WILLIAMS | ENGINEERING | REVIEW | Denied | SUBJECT: Site/Floodplain Permit/Drainage Report review DATE: 6-7 July 2005 ACTIVITY #'s: T05CM02759/T05OT01514 T15S, R13E, Section 1 Engineering Division has reviewed the Subject items. Approvals are not recommended at this time. An engineering study review fee of $150.00 will be required upon resubmittal, in accordance with Tucson Code, Section 26-11.2 i. Please provide a revised site plan and Drainage Report addressing all of the following comments: DRAINAGE REPORT: 1. Please provide the name, address, and telephone number of the client for whom the report was prepared (Development Standard - DS -10-02.0, Section 2.3.1.1 C). 2. Provide the Seal and Signature of the Arizona Registered Professional Civil Engineer responsible for preparation of the report (DS 10-02.0 Sec. 2.3.1.1 F). 3. Specify the name, address and telephone # of the person(s), firm(s), agency or agencies responsible for the ownership, operation, scheduled and unscheduled maintenance, and liability of the drainage improvements described in the report. List any other documents where these responsibilities may be documented (DS 10-02.0, Sec. 2.3.1.2 E). 4. Please include on the Developed Hydrology Figure 5 the location and size of a vehicular maintenance access ramp, and an outlet weir detail (DS 10-02.0 Sec. 2.3.1.6 A 4). 5. Provide a detailed detention basin maintenance checklist and schedule in the report, in accordance with Section 2.3.1.6 A (5). 6. As part of the basin maintenance checklist, state that the annual inspection report shall contain the following summaries: (provide language verbatim, as written in Section 2.3.1.6 C 2 a & b). 7. Describe and demonstrate how site grading will comply with Chapters 1 and 4 of the Pima County/City of Tucson Stormwater Detention/Retention Manual, with particular attention/discussion given to how the basins will serve as project amenities, multi-use facilities, will be visually appealing, whether they will serve as human activity zones (8:1 slope maximums in such areas), and whether intended as passive and/or active recreation areas. In accordance with recent Mayor and Council directives, all new retention/detention basins must incorporate these items whenever possible. Please specifically address the following in a revised report: a) discuss the basin design with respect to its being a project amenity (DS 10-01.0, Sec. 4.2.1); b) discuss how the basin will serve as an active or passive recreation area, and provide appropriate design components such as structures or furnishings for people to sit upon (DS 10-01.0, Sec.4.2.2 & 4.2.3); c) discuss/demonstrate how water harvesting will be incorporated in landscape and detention/retention areas (DS 10-01.0, Sec. 4.2.6); d) demonstrate/provide for human activity zones within the basin - to include incorporating access slopes of 8:1 (H:V) max (DS 10-01.0, Sec. 4.3). 8. Please refer to Sections 3.5.1.1 - 3.5.1.4 of the Stormwater Detention/Retention Manual (DS 10-01.0) for additional retention/detention design guidelines that may be incorporated into the design of the basin. 9. Address the following items in need of revision in the report text, page 6: a) Correct the "calculated headwater elevation" of 2999.21 feet" It appears this value is intended to be 2491.21'; b) The text assumes pipe inverts of 2499.55 (NGVD) - a higher elevation than upstream 100-year water surface elevations. Appendix E (Plan # D-134, Sheet 5 of 6) provides invert elevations of 95.55 "in place". Revise as necessary. 10. Correct the Detention Basin 100-year water surface elevation provided (2478.65 feet) to an accurate elevation (page 10 - text). 11. Basin outflow (detention weir) calculations may not incorporate clogging for determination of basin outlet dimensions - revise these equations as required. SITE PLAN: Please note that revisions to the drainage report may result in necessary revisions or additions to the site plan. Please assure all revisions are depicted on the site plan. 1. Provide a basis of bearing (DS 2-02.2.1 A 5). 2. Depict and label new 6' sidewalk, 2' from back of curb and curb access ramps (Pima County/City of Tucson Standard Detail 207 (with truncated domes, per ADAAG), in the Nogales Highway Right of Way/frontage, in accordance with Mayor and Council directive and DS 3-01.3.3 A. 3. Depict and label future sight visibility triangles based upon future curb location for Nogales Highway, in accordance with the City's Major Streets and Routes (MS&R) Plan configuration for a 120' future right of way (DS 2-02.2.1 A 10 & DS 3-01.5.B 2). 4. Provide estimated cut/fill quantities (DS 2-02.2.1 A 17). 5. Dimension the ½ right of way for Nogales Highway - existing and proposed (DS 2-02.2.1 A 19). 6. Indicate whether the refuse provision is existing or proposed. Depict maneuverability/access to the dumpsters, assuring 36' and 50' inside and outside turning radii are provided. The refuse provision must be in accordance with DS 6-01.0 (DS 2-02.2.1 A 32). 7. Specify a minimum of 10 feet between sidewall bollards in the dumpster enclosure detail, and provide a minimum 2' horizontal clearance from the south property line (DS 6-01.0 Fig.1 & 6-01.4.0). 8. Depict the limits of the 100-yea floodplain with water surface elevations (DS 2-02.2.1 A 15).Provide estimated cut and fill quantities (DS 2-02.2.1 A 17). 9. 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). FLOODPLAIN REQUIREMENTS: 10. Provide a note on the site plan stating that the Owner/Developer agrees to (1) have an Arizona Registered Professional Land Surveyor certify the lowest floor elevation of all new structures , and (2) obtain a Floodplain Use Permit from the City Engineer (DS 10-02.0, Sec.5.2.6). 12. Include a note to place all applicable machinery and equipment (furnaces, hot water heaters, heat pumps, air conditioners and their associated equipment - including all electrical equipment on an open utility platform that provide utility services for the building) at or above the regulatory flood elevation., and that certification of shall be performed by a state-registered land surveyor on an elevation certificate Tucson Code, Sec. 26-5.2 (11). 13. Provide an indemnification agreement note whereby the applicant agrees to hold the city and its officials, employees and agents, harmless and defend them from any and all claims for damages now and in the future relating to the use of the property sought to be developed by reason of flooding, flowage, erosion or damage caused by water, whether surface, flood or rainfall (Tuc. Code, Sec.26-11.2 b 6). 14. Provide a typical valley cross section showing the channel of the stream, elevation of land areas adjoining each side of the channel, cross sectional areas to be occupied by the proposed development, and high water information (Tuc. Code, Sec.26-11.2 A 2 a). GENERAL: 1. A grading permit will be required for this development. Please refer to Development Standard 11-01.0 for Excavation and Grading requirements. The grading plan must include existing and proposed elevations, grading limits, construction/grading notes and details, fully labeled and dimensioned, at a minimum. Additional information may be obtained via the following link: http://www.ci.tucson.az.us/dsd/DevStd1101.pdf 2. The applicant may wish to complete and include a grading permit application with three (3) sets of grading plans with the resubmittal package. A submittal under separate cover is acceptable, however. 3. Resubmittal will require a revised site plan (2 sets) and a revised drainage report (2 copies) addressing all comments provided above. Subsequent comments may be necessary upon resubmittal, depending on the nature and extent of revisions that occur to the plans. If you have any questions, I can be reached at 791-5550, extension 1189 or Doug.williams@tucson.az.gov Doug Williams Sr. Eng. Associate Engineering Division Development Services Department |
| 07/11/2005 | ANDREW CONNOR | NPPO | REVIEW | Denied | Submit NPPO plan or application for exception per DS 2-15.0. |
| 07/11/2005 | ANDREW CONNOR | LANDSCAPE | REVIEW | Denied | 1. Within a vehicular use area, 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. 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 per 3.7.3.2.B.3. Portion of the wall indicted along Nogalas Hwy. Extends more than 3' into landscape border revise plan as necessary. 3. If applicable per zoning comments a 6' high screen to provide visual barrier for billboard loading zone form adjacent streets is required per LUC Table 3.7.2-I 4. 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. Provide the location of retention /detention basin and include basin treatment on landscape plan. 5. Remove Keynote #3 from landscape plan: All undisturbed areas shall remain in their natural state per LUC 3.8.1. 6. The Vehicular use area must include post barricades or wheel stop curbing designed to prevent parked vehicles from extending beyond unpaved areas on or off site and to prevent vehicles from driving onto unimproved portions of the site. Provide barricades for the vehicle use area per DS 3-05.2.3.C.1. 7. Submit NPPO plan or application for exception per DS 2-15.0. 8. Additional comments may apply. |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 07/14/2005 | SUE REEVES | REJECT SHELF | Stop |
| 06/20/2005 | ANY | OUT TO CUSTOMER | Stopped |