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Permit Review Detail

Permit Number: T06CM06319
Parcel: 12410005F

Address:
401 S EUCLID AV

Review Status: Completed

Review Details: SITE

Permit Number - T06CM06319
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/02/2007 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. A street landscape border, per 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. On streets designated as Major Streets and Routes (MS&R), the street landscape border is measured from the MS&R right-of-way line as determined by LUC 2.8.3.4.

2. Street landscape borders shall be located entirely on site, except that, if approved by the City Engineer or designee. Up to five (5) feet of the required ten (10) foot width be placed within the adjacent right-of-way area or within the Major Streets and Routes (MS&R) right-of-way area on MS&R streets. Provide approval documentation.

3. All landscape areas will be depressed to accept water flow from roofs, PAAL, and parking areas. Show by detail or spot elevations how landscape areas will be depressed for water harvesting.

4. Submit Application for Exception; include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants.

5. Additional comments may apply.
01/03/2007 ANDREW CONNOR NPPO REVIEW Denied Submit Application for Exception; include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants.
02/14/2007 JASON GREEN ENGINEERING REVIEW Denied DATE: February 16, 2007
SUBJECT: Central City Business Park Site Plan- Engineering Review
TO: MPE
LOCATION: 401 S Euclid Ave, T14S R14E Sec18, Ward 5
REVIEWERS: Jason Green, CFM
ACTIVITY: T06CM06319


SUMMARY: Engineering Division of Development Services Department has received and reviewed the submitted site plan, preliminary grading plan and Drainage Report, prepared by Castro Engineering, Corp, dated December 5, 2006. The preliminary grading plan was not reviewed for Development Standard (DS) Section 11-01, grading compliance. The site plan is not approved at this time. Please address the following comments:


DRAINAGE REPORT:

1) DS Sec.10-02.2.3.1.2.D: Provide the Master Drainage Report for Central City Business Park (Book 08, Page 027) showing any conditions for Phases development. The Master Drainage Report should show a future drainage scheme that takes into account the retention requirements for this property. If the retention requirements have not been satisfied a revised drainage report with calculations and retention basin design for 5-year threshold retention is required for the proposed area in the Northeast corner of the site.

2) DS Sec.10-01.2.2: Provide the referenced geotechnical report that was prepared by Terracon Consultants, Inc. A geotechnical report with infiltration rates is required to validate a request for providing a bleeder pipe within a retention basin in lieu of infiltration of storm water.

3) DS Sec.10-01.3.2.1: Revise the Drainage Report and the basin calculations to show the required storage volume for the 5-year threshold retention requirements. Design the basin and the volume sizing around the 5-year threshold retention and provide a discussion on using a bleeder pipe to drain the basin in lieu of infiltration.

4) DS Sec. 10-02.2.3.1.6.4.a: Revise the preliminary grading plan to show the location of all erosion and basin control structures. Label and dimension the basins inlet, outlet, and location and height from basin floor for the proposed bleeder pipe. Provide the location for all basin control structure on the site plan.

5) DS Sec. 10-02.2.3.1.6.4.a: Provide a cross-section or a detail with dimensions for the proposed basin on the preliminary grading plan. The basin bottom must have a 0.5% slope to assure positive drainage to the proposed bleeder pipe.

6) DS Sec.10-02.2.3.1.4.E: Revise the site plan to call out and correctly label all cross-sections with the associated water surface elevations (WSEL) per the proposed Drainage Report. Specifically call out the correct WSEL for cross-section W-3, W-4 and label the WSEL for the proposed basin.



SITE PLAN COMMENTS:

7) DS Sec.2-02.2.1.A.3: Provide the Administrative address for the property on the revised site plan.

8) DS Sec.2-02.2.1.A.8: Revise the site plan to show the minimum unobstructed radius of 5-feet that is required at all PAAL intersection and 18-feet where the PAALs are being used as access for fire lanes. Refer to DS Sec.3-05.2.1.3.b for PAAL requirements. Specifically the entrance off of 12th Street into the vehicular use area for Building #8.

9) DS Sec.2-02.2.1.A.8: Provide dimensions for all 2-way PAALs shown on the site plan. Verify that all PAALs have a minimum 24-foot wide access. Specifically the entrance off of 12th Street into the vehicular use area for Building #8.

10) DS Sec.2-02.2.1.A.10: Provide the future sight visibility triangles for Euclid Ave. Refer to DS Sec.3-01.5.1 for sight visibility triangle procedures and criteria. Revise the landscape plan to reflect the sight visibility triangles shown on the site plan. Verify if the existing and future right-of-way widths for Euclid are the same. See comment #28 for further clarification.

11) DS Sec.2-02.2.1.A.11: Provide minimum dimensions for all driveway access points, labeled and shown. Refer to Tucson Code, Chapter 25, Section 25-39 for driveway and curb cut requirements.

12) DS Sec.3-01.3.2.C & TAMG Sec.5.5: Depict and label 18-feet radii concrete curbs per City of Tucson/Pima County Standard Detail 213 (PC/COT SD 213) at all existing and proposed driveway entrances along 12th Street. The curbs should be constructed at the edge of pavement, which must also be depicted on the site plan.

13) DS Sec.3-01.3.2.C & TAMG Sec.5.5: Depict and label 25-feet radii concrete curbs per City of Tucson/Pima County Standard Detail 213 (PC/COT SD 213) at all existing and proposed driveway entrances along Euclid Ave.

14) DS Sec.2-02.2.1.A.12: Revise the site plan to show cross access agreements, with recording information, between the parcels. Since the parcels are identified as having separate tax code identification numbers a cross access agreement is required for all access points from one parcel to the other parcel. Or provide the recordation information for a lot combination.

15) DS Sec2-02.2.1.A.12: Clarify on the site plan and label Keynote #31 in plan view for the required 5-foot wide sidewalk along the street frontage of 12th Street. All new development shall provide 5-foot wide sidewalks along the entire length of street frontage. Refer to DS Sec.3-01 for all curb and sidewalk requirements.

16) DS Sec.2-02.2.1.A.12: Revise the site plan to show the required pedestrian circulation path that is required from Building #8 to the required pedestrian circulation path located along 12th Street.

17) DS Sec.2-02.2.1.A.12: Revise the site plan to show the required pedestrian circulation path that is required from Building #5 to Building #8.

18) DS Sec.2-02.2.1.A.12: Revise the site plan to show the required pedestrian circulation path that is required from Building #8 or Building #2 to the required pedestrian circulation path located along Euclid Ave.

19) DS Sec.2-02.2.1.A.12: Verify on the site plan the required 6-foot wide sidewalk that is required with curb along the street frontage of Euclid Avenue. Revise dimensions on site plan to show the existing or proposed 6-foot wide sidewalk. 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.

20) DS Sec.2-02.2.1.A.12: Clarify on the site plan that all handicap ramps at crosswalks or at the transition of a pedestrian circulation area to a vehicular use area has the required detectable warning devices (truncated domes) per ANSI Standards A117.1-2003 Section 406.13.

21) DS Sec.2-02.2.1.A.12: Clarify on the site plan that all pedestrian circulation paths around the proposed tree wells have a minimum, unobstructed 4-foot wide path.

22) DS Sec.2-02.2.1.A.14: Provide the required maneuvering area for all loading zone that are required and that are shown on the site plan. Refer to AASHTO for the national standards for turning radii.

23) DS Sec.2-02.2.1.A.15: Revise the site plan to call out the 100-year water surface elevation within the proposed basin. The WSEL must match the proposed Drainage Report.

24) DS Sec.2-02.2.1.A.15 & 10-02.10.3.4: Revise the site plan to show that the portion of the proposed basin bleeder pipe that extends into the public right-of-way is constructed out of reinforced concrete with the minimum diameter of 18-inches. A right-of-way use permit will be required for any construction or improvements within the public right-of-way.

25) DS Sec.10-02.10.9.1.8: Provide a manhole at the junction of the bleeder pipe to the required 18-inch RCP. Manholes must be provided and must conform to the requirements within this section.

26) DS Sec.2-02.2.1.A.16: Provide flow arrows and locations for all roof down spouts. The 10-year flow must be contained under the pedestrian circulation at all down spout locations. Add a Keynote to Sheet A1.1 to state that "Per the proposed Drainage Report the 10-year flow will be contained under the pedestrian circulation at all down spout locations."

27) DS Sec.2-02.2.1.A.16: Provide flow arrows on the revised site plan showing drainage pattern for all flows within PAALs, roof drainage, basin inlet and outlet.

28) DS Sec.2-02.2.1.A.16: Provide the location and dimension for the basin inlet and outlet on the revised site plan. Show a detail of the proposed basin with the inlet and outlet on the preliminary grading plan.

29) DS Sec.2-01.2.1.A.17: Provide the cut and fill quantities on Sheet A1.0 where referenced.

30) DS Sec.2-02.2.1.A.19: Provide the recordation information on the site plan for 12th Street and Euclid Avenue along with the applicable existing and future right-of-way widths for each street.

31) DS Sec.2-02.2.1.A.20: The 10-foot wide electric and telephone easements that are shown on the site plan (Keynotes #3 & 4) are located under Building #8. Obtain a letter from each entity having a recorded interest in all easements, as shown on the proposed site plan that will be obstructed by the construction of the proposed building. Each entity must provide a letter stating that they do not have any issues with the proposed building being constructed over the existing easements or the easements must be abandoned or relocated prior to site plan approval.

32) DS Sec.2-02.2.1.A.21: Revise the site plan to provide dimensions from both street monument lines to existing and proposed curbs, sidewalks, driveways, and utility lines. Clearly show the street center lines for both 12th Street and Euclid Avenue.

33) DS Sec.2-01.2.1.C: Revise the landscape plan to reflect the sight visibility triangles that are shown on the revised site plan, if applicable. Refer to comment #8 for further clarification.


GRADING PLAN:

34) DS Sec.11-01.2.1: A grading permit application may be required for this project depending on the cut and fill quantities provided on the revised site plan.

35) 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 at resubmittal of the site plan or at the grading plan stage if applicable. For further information, visit www.adeq.state.az.us/environ/water/permits/stormwater.html.


GENERAL COMMENTS:

Please provide the Master Drainage Report, a revised site plan, a revised landscape plan, a revised drainage report, and the referenced Geotechnical 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, landscape plan, and drainage report reviews. Please enclose "redlines" with the resubmittal package for reference.

For any questions or to schedule a meeting, call me at 791-5550, extension 1189.


Jason Green, CFM
Senior Engineer Associate
Engineering Division
Development Services
12/15/2006 DAVE MANN FIRE REVIEW Approved
12/22/2006 HEATHER THRALL ZONING REVIEW Denied TO: Development Services Department Plans Coordination Office

FROM: Heather Thrall
Senior Planner

PROJECT: T06CM06319
401 S. Euclid Avenue (possibly 201 S. Euclid)
Commercial site plan, 1st review, New offices and commercial storage

TRANSMITTAL DATE: December 28, 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 Institute (ANSI) and International Building Code 2003 (IBC). Specifically, this project was reviewed for compliance with content requirements under DS 2-02.

2. Per DS 2-02.2.1.3, please clarify the address of the properties involved.

3. Per DS 2-02.2.1.6, please provide the existing building heights, dimensions, square footages and uses for records.

4. Per DS 2-02.2.1.7, with regards to listed building setbacks, please correct the notes to the following;
A) (As Park Avenue is a major streets and routes) The required minimum building setback from Park Avenue is the greater of 21' or the Height of the exterior building wall - measured from back of future curb.
B) (At the corner of Park and 12th, 12th Street is a tributary of the Major Streets and route and that corner is considered a developing area for setbacks. Please list parcel 124-10-005F as having a setback from 12th Street as - the greater of 21' or the height of the exterior building wall -as measured from the nearest edge of travel lane of 12th Street.
C) (At 12th Street parcel 124-10-004F is considered to be an established area, thus setbacks for this parcel should be listed as the greater of 20' or 1.5 times the height of the exterior building wall, measured from the street front property line.

5. Per DS 2-02.2.1.8, with regards to parking:
A) Per LUC 3.3.5.1./3.3.5.4., Mixed use parking is not permitted for this development. Parking must be provided based upon the principal use of each tenant (do we have different tenants in each building - or same tenant?) . Please provide a copy of the last approved site plan for this development and a list of all tenants with their type of use and square footage. Remember, parking is based upon the principal use of each tenant.
B) Please provide two parking calculations - one as you have shown for the overall center, the other for the individual new uses proposed.
C) Base the number of required handicapped parking spaces on the lot of each building per the parking provided for each building. For example, IF building 8 requires 93 parking spaces based upon all the principal uses proposed, 4 handicapped parking spaces would be required, 2 of which would be van accessible per the IBC 2003 Sec.1106.
D) Van accessible spaces should be located and declared on the plan visibly. I do acknowledge the detail provided on sheet 2 meets code, thank you.
E) Please provide a copy of the cross access & parking agreement.
F) I see there is a 30" screen wall shown on the landscape plan along the street frontages, abutting the parking area. Please call out the wall on the site plan (I just didn't see it readily) and show a dimension please from the top of the parking space bumper to the wall. Please ensure a vehicle overhang of 2'6" is planned from the top of the parking space to the wall, as these parking spaces are 15'6" and do not have room for wheel stop barriers.
G) Further comments on parking may be forthcoming, depending upon the responses provided.
H) Provide a note indicating that the fine for illegally parking in a handicapped space is $518.00

6. Per DS 2-02.2.1.9, with regards to bicycle parking:
A) please clarify if there are spaces between the class 1 bicycle parking spaces or if it's a row of lockers - along the south side of building 8's parking - and the east side of bldg 6 - it's just really hard to tell. Maybe dimension it if it's a clear space.
B) Base the number of required bicycle parking spaces per the number of provided vehicle parking spaces. Provide a parking calc as such please.
C) Per DS 2-09, please declare where the entrances to the buildings are and ensure all class 2 bicycle parking is within 50' of the entrance to each building.
D) Please declare a 5' clear area around bicycle parking spaces.

7. Per DS 2-02.2.1.11, with regards to ingress/egress
A) dimension all ingress/egress points to the site
B) dimension PAALs (where curving near entries at west side).
C) dimensions PAALs at main entry off 12th, from islands in middle to edges.

8. Per DS 2-02.2.1.12, with regards to pedestrian/handicapped circulation:
A) provide 4' pedestrian walkway clear between parking and building - near bldg 6 are tree wells that appear to reduce the sidewalk area to less than 4'. Please provide a 4' minimum distance clear between the grate edge of the tree well and the building. In addition, this 4' clear pedestrian area must be constructed of sidewalk surface. Pedestrian surface/access should not include the grates. (DS 2-08)
B) Several areas of the site appear to not have a 4' clear pedestrian sidewalk - around bicycle parking. Dimension to ensure 4' clear please.
C) pedestrian pathways must be provided from each street a building fronts to that building. I don't see a pedestrian connection from Park to Building 8, nor from 12th.

10. Per DS 2-02.2.1.13, please declare if there will be any free-standing signage, billboards or lighting on site with specs (base width, height)

11. Per DS 2-02.2.1.14, with regards to loading zones:
A) Per LUC 3.4.4.1 loading spaces shall be located on the same site or lot as the use they serve. The loading zone seen for building 8 is on an adjacent lot. Please provide a loading zone on the lot for building 8.

12. Per DS 2-02.2.1.19, please dimension the right of way for Park Avenue. Show the centerline, the sidewalks, curb and all future curb, sidewalks and right of way line. Provide key notes and different types of lines for these things please.

13. Per DS 2-02.2.1.20, with regards to easements:
A) Buildings cannot go over easements - building 8 has two easements going through it. Provide a revision that shows the easements up to the building if needed and a new legal description revised and recorded for those easements - or abandon them if that is the intent.
B) There is a 10' wide easement along 12th street - it appears landscaping and a wall are going in there, which is not allowed to occur in an easement. Please clarify if this easement will be relocated or abandoned, etc.
C) There is a 15' wide easement at the east side of the site that states no vehicular access. I see there is an intended modification to occur to change that no vehicular access. Please provide the new legal description of that easement with recordation, or abandonment, etc.
D) Please show any/all electrical transformers/boxes that affect this development.

14. Per DS 2-02.2.1.28, please show the zoning of all adjacent parcels on sheet 1 - even across street.

15. Please explain what is occurring with the Southern Pacific Railroad parcel that is in the middle of building 8's lot. Is it going to be purchased and a lot combination and covenant done? Please provide such documentation on the next resubmittal. (Parcel 124-105-05F).

16. Per DS 2-02.2.1.32, please be sure to consult John Clark of Environmental Services with the positioning of the dumpster enclosures across City of Tucson property. Please be sure to provide documentation that dumpster/trash services are addressed in the cross access/parking agreements.

17. Per DS 2-02.2.2.A.2, please provide information on the Floor Area Ratios were derived for this project. Please provide a separate FAR for building 8 and it's lot, and then building 6 & 7 added to the lot 004F (include the existing GFA for the FAR in the calculation for lot 004F). Please clarify if the FAR information provided is for the overall site, which staff is also requesting.

18. Per DS 2-02.2.2.A.6, please provide a percentage of expansion for the overall project - for buildings and vehicular use area altogether.

19. Per DS 2-02.2.2.B, please clarify if this site is going to be a phased development, if so, please provide all development calculations for each phase.

20. Please clarify the address for these separate buildings, lots, if addressing information is already available.

21. Please note that further review comments may be forthcoming, depending upon the responses provided.

22. Should you have any questions on this review, I can be reached via email at Heather.Thrall@tucsonaz.gov or at 520-791-5550x1156.

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

HCT C:\planning\site\DSD\T06CM06319 401 S. euclid.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents
12/29/2006 HTHRALL1 ADA REVIEW Passed
12/29/2006 HEATHER THRALL ZONING HC SITE REVIEW Denied Please see zoning review comments.

Final Status

Task End Date Reviewer's Name Type of Review Description
02/20/2007 FSANCHE1 OUT TO CUSTOMER Completed
02/20/2007 SUE REEVES REJECT SHELF Completed