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Permit Review Detail

Permit Number: T06CM04840
Parcel: 132166290

Address:
1082 E AJO WY

Review Status: Completed

Review Details: SITE

Permit Number - T06CM04840
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/02/2006 DAVE MANN FIRE REVIEW Approved
11/06/2006 SREEVES1 ADA REVIEW Passed NOT A COT JOB
11/09/2006 HEATHER THRALL ZONING REVIEW Denied TO: Development Services Department Plans Coordination Office

FROM: Heather Thrall
Senior Planner

PROJECT: T06CM04840
3800 S. Evans Boulevard, industrial site
Commercial Site Plan, 1st review

TRANSMITTAL DATE: 11/08/2006

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 for compliance with the Land Use Code (LUC), Development Standard (DS), American National Standard (ANSI) and the International Building Code 2003 (IBC). This project consists of new uses of land, thus the project was reviewed for full code compliance. Specifically, this plan was reviewed for compliance under the site plan criteria outlined in DS 2-02.

2. Per DS 2-02.2.1.2, provide the legal description of the property. Staff noted there are two lots here, with separate development proposed on each lot. Are these lots going to be combined? Cl.arify. In addition, clarify if there is to be cross access/parking between these lots if they are not combined - and lots adjacent.

3. Per DS 2-02.2.1.3, provide address for each lot - only one address is provided. Each building and lot should have an address.

4. Per DS 2-02.2.1.4, for greater clarity on the location map, please add Evans Blvd, Benson Hwy and the adjacent Township, Range and Section of the project.

5. Per DS 2-02.2.1.6, provide building dimensions, provide roof height, provide specific use, provide height of canopies and clarify any other roof overhangs with height.

6. Per DS 2-02.2.1.7, provide list of required setbacks (I recognize along interior lot lines the setback is likely 0 required) and actual provided setbacks (for records purposes) from all property lines.

7. Per DS 2-02.2.18, with regards to parking:
Parking is based upon the gross floor area of the proposed use.
Provide parking calculation based upon required ratio

8. Per DS 2-02.2.1.9, with regards to bicycle parking:
A) the number of bicycle parking spaces will be determined upon the required number of parking spaces for the use proposed
B) the bicycle parking should be within 50' of the main entry of the building, declare the entry
C) the bicycle parking should be provided for each building
D) bicycle parking may require class 1 type, depending upon the use declared and parking required in the LUC
E) bicycle parking signage and lighting may be required, and bicycle parking should be seen from the street
F) further review of the bicycle parking is forthcoming, depending upon the resubmittal

9. Per DS 2-02.2.1.11, with regards to PAALs:
A) Provide width of all PAAL's throughout site
B) Provide direction of PAAL loading to loading zone, and signs for entry/no entry

10. Per DS 2-02.2.1.12, ANSI and DS 2-08 - for pedestrian and handicapped circulation:
A) handicapped ramps should have truncated domes (early warning devices) on them
B) provide handicapped ramps at all points where transitioning from pedestrian to vehicle use area (across drives)
C) provide a handicapped ramp from access aisle at south side of building to sidewalk
D) provide continuous pedestrian circulation path from all streets
E) give sidewalks/crosswalks to connect all buildings on site to create accessible route
F) need 5' wide pedestrian refuge areas containing sidewalks around all buildings to separate buildings from PAALs, per DS 2-08/3-05

11. Per DS 2-02.2.1.13, clarify if any free-standing signage, billboards or lighting is proposed with dimensioned specs.

12. Per DS 2-02.2.1.14, with regards to loading zones:
A) once the use(s) are clarified, the loading zone size and number required will be reviewed because the LUC mandates loading specifications based upon the site use(s)
B) demonstrate maneuverability for all loading zone areas on the plan
C) clarify the height of the building canopy to ensure the loading area has a 15' clearance to the roof
D) it is imperative that the direction of the loading zone be shown - and signage be erected declaring entry/no entry
E) staff sees a potential safety issue with the loading zone and possible pedestrian crossing area - loading zones cannot back over a pedestrian crosswalk

13. Per DS 2-02.2.1.20, please ensure all easements are on the plan with type and recording data.

14. Per DS 2-02.2.1.21, I acknowledge the future right of way dimensions shown on the plan for Ajo. Please declare the measurement as "future right of way" and show the current right of way line. In addition, please call out the future curb location. I acknowledge that building setbacks do not appear to be an issue, however, the future curb location should be shown for records information.

15. Per DS 2-02.2.2.A.1, please indicate whether the site area listed is for both lots. Please provide lot size for each lot.

16. Per DS 2-02.2.2.A.2, I acknowledge the FAR can be 2.00 for any use with a "34" designator, and that there does not appear to be a FAR issue with the proposed development. For records, please provide the FAR for each building separately- both for a total site area of both lots and then for each separate lot. In addition, clarify if the FAR provided is for both buildings on the total site area.

17. Please note, depending upon the responses provided, further review comments may be forthcoming. Should you have any questions on this review, please contact me via email at Heather.Thrall@tucsonaz.gov or at 791-4541x1156.


If you have any questions about this transmittal, please call (520) 791-5608.

HCT C:\planning\site\DSD\T06CM04840 3800 s evans.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents
11/09/2006 HEATHER THRALL ZONING HC SITE REVIEW Denied Please see zoning review comments.
11/15/2006 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. Include the legal description and address of site on the landscape plan.

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

3. Verify square footage of all landscaped areas and calculation of the percentage of vegetative coverage per DS 2-07.2.2.2.g.

4. Identify the locations on the landscape plan of all screening elements per DS 2-07.

5. Screens, whether required or not, are to be located so that the landscaping is visible from the street per DS 2-06.3.7.B.2.

6. Walls constructed in a single continuous line shall extend into a street landscape border no more than the actual width of the fence or wall. 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. Revise plans as necessary.

7. Note: All landscaping and screening must comply with the sight visibility requirements of Development Standard 3-01.0. Plant materials located within sight visibility triangles should consist of ground cover or low-growing vegetation of a species that will not grow higher than thirty (30) inches. Revise the landscape plan as necessary to remove vegetation that will not meet requirements within the SVT or choose appropriate plant material. Some species of Lucophylum frutesens will typically grow in excess of 3 feet.

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

§ Both the proper and common name of existing vegetation to remain in place.

§ 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

9. Include inside dimensions or details of strip planter within vehicle use area on the landscape, site plans. A minimum of 4' in width must be provided for each canopy tree. The measurement is always within the planter area and does not include any material which defines the outer edge of the unpaved area per DS 2-06.3.3.C. Some planters within vehicle use area appear not to meet requirements.

10. Landscape plan shall include irrigation specification design and layout per DS 2-06.5.4.A & DS 2-06.5.4.B including source of irrigation, sleeves for driveways and sidewalks, locations of valves, low-flow bubblers or drip irrigation.

11. The site plan and landscape plan must show identical site layout to avoid conflict between the two plans. Revise landscape plans as necessary to comply with revisions to the site plan.

12. Additional comments may apply.
11/15/2006 ANDREW CONNOR NPPO REVIEW Approved
12/07/2006 JASON GREEN ENGINEERING REVIEW Denied DATE: December 8, 2006
SUBJECT: 3800 S Evans Blvd- Engineering Review of site plan
TO: Bright/Kliman Architects
LOCATION: T14S R14E Sec31, Ward 5
REVIEWERS: Jason Green, CFM
ACTIVITY: T06CM04840


SUMMARY: Engineering Division of Development Services Department has received and reviewed the site plan and Drainage Report (prepared by Greg Carlson Engineering, L.L.C.) for the above referenced property. Engineering Division does not recommend approval of the site plan at this time. The following items need to be addressed:


SITE PLAN COMMENTS:

1) DS Sec.10-01.2.2: Provide onsite retention for the required 5-year threshold requirement. Onsite retention can not be waived unless it is not feasible due to constraints imposed by subsurface conditions (e.g., close proximity to bedrock or ground water table). Also the Tucson Conversion Channel is concrete lined therefore retention and percolation rates can not satisfy the drain down time required.

2) DS Sec.2-02.2.1.A.2: Provide the property description on Sheet C1.1 where noted under Legal Description.

3) DS Sec.2-02.2.1.A.4: Revise the project location map on Sheet C1.1 to identify conditions within the square mile shown, such as section corners, watercourses and subdivisions adjacent to the site. Reference recorded subdivision plats by book and page numbers. Center the subject parcel within the one square mile shown.

4) DS Sec.2-02.2.1.A.8: Provide the minimum 24-foot width for all Parking Area Access Lanes (PAALs). Label each PAALs with the minimum dimension and provide a copy of the cross-access agreement between the two subject parcels.

5) DS Sec.2-02.2.1.A.8: Provide a copy of any vehicular ingress/egress agreement to verify that both access points off of Evans Blvd and Ajo Way can be used by the subject parcel and that refuse collection vehicles have access for refuse pick up.

6) DS Sec.2-02.2.1.A.10: Provide the sight visibility triangles (SVTs) for the intersection of the PAAL at Ajo Way. Provide the dimensions for the SVT shown at the intersection of Evans Blvd and Ajo Way. Refer to DS Sec.3-01.5.1 for sight visibility requirements.

7) DS Sec.2-02.2.1.A.11: Verify and label the 18-feet radii and concrete curbs per City of Tucson Transportation Access Management Guidelines (TAMG), Section 5.5 at the driveway entrances located on Evans Way. Label the 25-foot radii and concrete curbs for the entrance located on Ajo Way. Refer to DS Sec.3-01.3.2.C for street development standards.

8) DS Sec.2-02.2.1.A.12: Revise details D2 and D3 on Sheet C5.2 to show that all handicap access ramps (existing and proposed) at all pedestrian circulation locations have truncated domes per ANSI Standards A117.1-2003 Section 406.13. Provide the dimensions on the details for the minimum requirements.

9) DS Sec.3-01.4.2: Provide details for all handicap access ramps showing compliance with City of Tucson Development Standards and ANSI requirements for ramp width, rise, slope landings and safety.

10) DS Sec.2-02.2.1.A.12: Revise the site plan to show the required 4-foot wide sidewalk, 5-foot if the sidewalk is adjacent to a PAAL, for all pedestrian circulation paths around the entire building for both proposed structures and provide circulation from each building to the pedestrian circulation located along both roadways. Label all proposed pedestrian circulation paths around the buildings as 4-feet wide or 5-feet where applicable.

11) DS Sec.2-02.2.1.A.12: Revise the site plan and detail C1 for the proposed sidewalk along Evans Blvd. The minimum width required for pedestrian circulation located adjacent to a roadway is 5-foot.

12) DS Sec.2-01.2.1.A.12: Revise the site plan to show the required 6-foot wide sidewalk with curb along the street frontage of Ajo Way. Per the adopted Mayor and Counsel policy all sidewalks along MS&R right-of-ways for arterial and collector streets require 6-foot wide sidewalks.

13) DS Sec.3-01.4.4.F: Provide a revised site plan showing the required scupper sizing for the sidewalk located along Evans Blvd per the drainage report. Provide details and dimensions in plan view for the 7-4-foot Type 3 scuppers to convey the 10-year storm event on the proposed site plan.

14) DS Sec.2-02.2.1.A.14: Label and show on the site plan the required maneuvering area for all loading zones required on the site plan. Refer to AASHTO for the national standards for turning radii. Relocate the loading zone so that it is out of the drainage channel and outside of the drainage easement shown on the site plan.

15) DS Sec.2-02.2.1.A.15: Revise the site plan to show the calculated 100-year floodplain limits per the Drainage Report. Show the floodplain limits in a surveyable manner on the site plan.

16) DS Sec.2-02.2.1.A.16: Provide the proposed finish floor elevation on the site plan per the Drainage Report. The FFE must be elevated 1-foot above the calculated water surface elevation. Be advised that 2 elevation certificates will be required for the construction of both proposed buildings. The first elevation certificate will be required prior to the 1010/1015 inspection and the second elevation certificate will be required prior to the Certificate of Occupancy.

17) DS Sec.2-02.2.1.A.17: Provide on the site plan the proposed cut and fill quantities for grading plan purposes.

18) DS Sec.2-01.2.1.A.19: Revise the site plan to label and show the dimensioned Major Streets and Routes right-of-way for Ajo Way. Provide the existing right-of-way for Ajo Way if different from the MS&R.

19) DS Sec.2-01.2.1.A.20: Provide on the site plan the recordation information for the drainage easement shown between the 2 buildings. The easements must be shown graphically on the plan together with recording docket and page reference.

20) DS Sec.2-02.2.1.A.32: Revise the detail dimensions for refuse containers, the enclosure must meet the minimum inside clear dimension of 10 feet by 10 feet between the bollards that are required between the containers and the enclosure's rear and sidewall. Refer to DS Sec.6-01.4.2 for specifications and requirements on access, placement of containers, bin enclosure and construction. Show and label the maneuverability for all refuse containers in plan view.

21) DS Sec.2-02.2.1.B: Provide the legends and symbols used for the preparation of the site plan.

22) DS Sec.2-02.2.1.C: Revise the landscape plan to reflect the SVT's and all changes made to the site plan.


DRAINAGE REPORT:

23) DS Sec.2-02.2.2.C: Revise the Drainage Report so that the following comments have been addressed:

a) Revise the hydrologic data sheets to correct the typo under the basin factor column for all computations. The basin factor, as stated in Section 2.2 should be 0.04. Verify that the correct basin factor was used for the Q100 calculations.

b) Provide the datum elevation for the finish floor elevations (FFE) for both proposed buildings. The FFE shown on the site plan must match the FFE stated in the Drainage Report.

c) Provide onsite retention for the 5-year threshold requirement. Per 10-01.2.2 onsite retention can not be waived unless it is not feasible due to constraints imposed by subsurface conditions (e.g., close proximity to bedrock or ground water table). Also the Tucson Conversion Channel is concrete lined therefore retention and percolation rates can not satisfy the drain down time required.


GEOTECHNICAL REPORT:

24) DS Sec.10-01.III.3.5.1.3.a, 10-02.14.2.6: Provide a Geotechnical Report Evaluation that addresses the following:

a) Soils report should provide conformance with DS Section 10-02.14.2.6 regarding 30-foot boring for basin, and provide a discussion of the potential for hydro-collapsible soils and any recommendation for setbacks from building to proposed retention/detention basins, water harvesting basins and constructed channel.

b) The soils report shall provide identification / assessment of any potentially hazardous geotechnical areas, and state any geotechnical recommendations and whether there are special provisions for the soil preparation for this development.

c) Provide slope stability recommendations for any proposed constructed slopes.

d) Provide percolation rates for retention basin for 5-year threshold retention.


GRADING PLAN:

25) DS Sec.11-01.2.1: A grading permit may be required for this project due to the cut and fill quantities provided on the revised site plan. Fill quantities shown exceed the 50 cubic yards so a grading plan and a grading permit application will be required after site plan approval and prior to any construction activity.

26) Please ensure that any future grading plan will be consistent with the site plan and drainage report. Grading standards may be accessed at: http://www.ci.tucson.az.us/dsd/DevStandsTOC.pdf

27) Arizona Pollutant Discharge Elimination System (AZPDES) requirements are applicable to this project. Stormwater Pollution Prevention Plans (SWPPP) and text addressing stormwater controls for all areas affected by construction activities related to this development will be required with a grading plan submittal. For further information, visit www.adeq.state.az.us/environ/water/permits/stormwater.html.


GENERAL COMMENTS:

Please provide a revised site plan and a revised Drainage Report that address the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments.

Further comments may be generated upon resubmittal of the site plan and Drainage Report. Please enclose "redlines" with the resubmittal package for reference.

If you have any questions, or to schedule an appointment, I can be reached at 791-5550, extension 1189.



Jason Green, CFM
Senior Engineer Associate
Engineering Division
Development Services

Final Status

Task End Date Reviewer's Name Type of Review Description
12/08/2006 SUE REEVES OUT TO CUSTOMER Completed
12/08/2006 DELMA ROBEY REJECT SHELF Completed