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Permit Review Detail

Permit Number: T07CM03214
Parcel: 12913226A

Address:
1037 E 34TH ST

Review Status: Completed

Review Details: SITE

Permit Number - T07CM03214
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
08/02/2007 DAVE MANN FIRE REVIEW Denied Provide data on fire separation between basketball court and existing Angel Youth Center per IBC Table 602.
08/13/2007 SREEVES1 ADA REVIEW Passed not a COT project
08/20/2007 HEATHER THRALL ZONING REVIEW Denied TO: Development Services Department
Plans Coordination Office

FROM: Heather Thrall
Senior Planner

PROJECT: T07CM03214, Tucson Urban League Office and Basketball Court
1037 E. 34th Street, Commercial Site Plan, 1st review

TRANSMITTAL DATE: 08/20/2007

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 consists of a less than 25% expansion for the Tucson Urban League, classified as a Medical Service, Outpatient use. The project is a new office building and attached basketball court cover. The new development, and any additional development aspects that support the new addition, were reviewed for compliance with the following: the Land Use Code (LUC), Development Standards (DS), American National Standard Institute (ANSI), and International Building Code 2003 (IBC). The criteria for the site plan was reviewed against DS 2-02.

2. The site plan sheets listed as A.0 and AS in the building plan submittal package is the site plan staff reviewed for code compliance. This document provided copies of the zoning administration letters issued for this project, which were essential for the review.

3. Per DS 2-02.1.2, provide legal descriptions of lots involved in the overall development. Note that buildings are not generally permitted to straddle lot lines, thus lot combinations and lot combination covenants are required to convert the lots into one overall site. These forms are attached for your convenience. Note that existing lot lines should then be dashed and the final lot lines should then be bolded. The development, though a 16' wide alley runs between lots, is considered one site per advisement of the Zoning Administrator.

In addition, it is imperative to this project that the TUSD owned lot is included with the lot combination covenant and the cross-access parking agreements. The state of Arizona regulates development on property owned and operated by state entities, such as schools. When the operation of the lot turns toward use for a private agency, the City of Tucson regulates the use of the property. The use of a parking lot in the R-2 zone is prohibited. The Zoning Administrator has advised the TUSD owned lot will not be in violation if it is included with the lot combination covenant binding it to the TUL site. These documents must be signed and recorded. Included recordation information and a note on the general notes sheet.

4. Per DS 2-02.1.3, clarify if the site has multiple addressing.

5. Per DS 2-02.1.4, on the location map, please add the Township Range and Section and adjacent sections. Revise the map to a scale of 3" = 1 mile and include 22nd Street and Campbell Avenue (leaving in Euclid and 36th as well).

6. Per DS 2-02.2.1.5, provide lot dimensions and bearings on sheet AS.

7. Per DS 2-02.2.1.6, regarding buildings:
A) dimension the building footprint on sheet AS (for records and issuance of permits)
B) call out the roof/pillars of basketball court cover, with a keynote or dashed line (the circles on the plan may be pillars, but they are not keynoted to ensure it)
C) please show the entrances to the building
D) please show roof overhangs
E) the building plans list a 23'6" building height from grade - yet the building height on the site plan sheet AS states the building height is 24' - clarify discrepancy please
F) show roof line on plan to ensure it is clear the basketball canopy and the office building are one structure (connected)

8. Per DS 2-02.2.1.7, regarding building setbacks:
A) the building setback proposed at the north is insufficient per Development Designator 19 - a minimum setback of the greater of 10' or ¾ of the height of the exterior building wall/post is required from the property line to the structure. The height of the basketball court cover portion of the structure (whether 23'6" from grade or 24' from grade - see above comment) is too great for an 8' building setback.

9. Per DS 2-02.2.1.8, regarding parking:
A) per the last approved site plan, the lot at the NorthWest corner of 34th and Fremont was not part of the development. This lot is now listed as a part of the development and is owned and leased from TUSD school district. This property is identified as "existing parking" - please revise the site plan to show that "this parking area to be leased from TUSD". Staff reviewed this lot/parking area for LUC/DS compliance to support the proposed building. (please ensure you read comment 3 above)
B) Revise the notation that this project requires 15 parking spaces (at 14.5 you round up)
C) Dimension all parking spaces
D) Note that wheel stop barriers will be required abutting a sidewalk that is less than 6'6" wide to ensure vehicle overhang is not impeding pedestrian access
E) A back up spur is to be provided at the ends of the parking row to ensure maneuvering can be accomplished on site - dimension per DS 3-05.2.2.D.
F) Per IBC 1106.1, provide 1 van accessible disabled access parking space and parking access aisle per ANSI chapter 4 parking specifications.
G) Provide handicapped signage to be posted to mark the accessible space
H) Given the proposed building requires 15 parking spaces and only 14 can be accommodated with a van accessible aisle, the parking will be insufficient and a variance may be needed

10. Per DS 2-02.2.1.9, regarding bicycle parking: (reference DS 2-09 & LUC 3.3.4)
A) the new parking addition to the site warrants that 8% of the total number of vehicle parking spaces should be provided in the amount of bicycle parking spaces. Just class 2 spaces can be provided as staff is reviewing just the new parking area.
B) Provide bike parking detail drawings (reference DS 2-09)
C) show that the bike parking is within 50' of the entrance to the proposed building.

11. Per DS 2-02.2.1.10, please show sight visibility triangles

12. Per DS 2-02.2.1.11, please dimension the width of the parking area access lane serving the parking spaces - it must be 24' wide minimum to serve two way traffic. If it is less in width, a variance to this section would be required.

13. Per DS 2-02.2.1.12, regarding pedestrian/disabled access
A) clarify if sidewalk provided between parking area and buildings, per DS 2-08.4.1.C requirements.
B) Dimension widths of sidewalks
C) Clarify if sidewalks raised/physically separated from asphalt
D) Provide a sidewalk from Fremont to proposed building, per DS 2-08.4.1.A
E) Clarify if a sidewalk is provided from the proposed building to the existing finance building (appears hatching may be a sidewalk) per DS 2-08.3.1 (continuous path)
F) Clarify if a sidewalk is provided from the proposed building to the existing Angel Youth Center, per DS 2-08.3.1 (continuous path)
G) Provide a disabled access ramp from the parking access aisle to an adjacent sidewalk
H) Provide truncated domes (early warning devices) on all ramps where transitioning from pedestrian to vehicular use area
I) Remove/block the disabled access ramp along 34th Street leading directly into the parking lot, as it aims directly into a parking space and is unsafe/inaccessible as shown

14. Per DS 2-02.2.1.13, clarify if any free-standing signage or lighting proposed with heights and pole base specs.

15. Per DS 2-02.2.1.14, and LUC 3.4.5.6 (updated on the internet) loading zones
A) Per the Zoning Administrator, the overall square footage for this development, under 25,000 square feet, requires one loading zone. I acknowledge the one loading zone required was deleted per the 1994 variance case. Please ensure this is noted on the plan.

16. Per DS 2-02.2.1.20, ensure all easements are shown, recordation data and type noted.

17. Per DS 2-02.2.1.32, any new refuse location?- see engineering comments

18. Per DS 2-02.2.1.38, list prior variance cases with variances granted and any conditions of approval. (Note, I have reviewed the documents you provided, thank you).

19. Per DS 2-02.2.2.A.1, Provide lot coverage for the overall development site (all currently developed TUL lots)-with the TUSD lot and without the TUSD lot . Note, the lot coverage maximum for the overall site is 70% - inclusive of vehicular use areas and building footprints. If the lot coverage is exceeded, a variance would be required to proceed with the proposal.

20. Provide the overall Floor Area Ratio for the site - which cannot exceed .50 per the LUC. If the FAR is exceeded, a variance to the LUC is required to proceed with the proposal.

21. Provide a percentage of expansion calculation of gross floor area and vehicular use area.

22. Depending upon the responses provided, further review comments may be forthcoming. I may be reached at Heather.Thrall@tucsonaz.gov or at 837-4951.

HCT C:\planning\site\DSD\T07CM03214 1037 e 34th Street.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents
08/22/2007 HEATHER THRALL ZONING HC SITE REVIEW Denied Please see the zoning review comments.
08/22/2007 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied 1. Revise the site drawing to show the location and size of both the water meter serving the proposed building and the reduced pressure backflow preventer assembly. Reference Section 103.2.3, UPC 2006.
2. Clarify the routing of the building sewer for the existing building and it's relationship to the proposed building sewer for the new building.
Note: this review is based on drawings C2 and AS.
08/24/2007 PETER MCLAUGHLIN LANDSCAPE REVIEW Denied 1. Add a calculation of the percent expansion to the site plan. Expansions are cumulative (include any previous expansions).

2. A five-foot high screen is required along the north side of the development (south side of the alley) to screen the proposed buildings from the residential homes to the north. Revise plan accordingly. LUC Table 3.7.2-I

3. Show required loading zones on the plan. Requried screening must be detailed on the plan to screen loading zones from adjacent streets and residentially zoned properties. LUC Table 3.7.2-I

4. Provide the last approved landscape plan. Further comments may apply once the approved landscape plan is submitted.
08/24/2007 PETER MCLAUGHLIN NPPO REVIEW Denied Submit a Native Plant Preserrvation Plan per DS 2-15, or, if applicable, an Application for NPPO Exception. Include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants. Such documentation includes photographs of the site taken from all sides of the property. Photographs of the site are necessary for NPPO approval per DS 2-15.2.0.C
09/10/2007 JASON GREEN ENGINEERING REVIEW Denied DATE: September 11, 2007
SUBJECT: 1037 E 34th Street Site Plan- Engineering Review
TO: Highton Company; Attn: Gary Highton
LOCATION: T14S R14E Sec19 Ward 5
REVIEWERS: Jason Green, CFM
ACTIVITY: T07CM03214 (Site Plan)


SUMMARY: Engineering Division of Development Services Department has received and reviewed the site plan (T07CM03214) for the above referenced property. Engineering Division does not recommend approval of the site plan application at this time. The following items need to be addressed:


SITE PLAN COMMENTS:

1) DS Sec.2-02.2.1.A.2: Provide the property description for the subject parcel(s). The legal description must be included on Sheet AO and a brief legal description must be included with the location map.

2) DS Sec.2-02.2.1.A.3: Provide the property address for the subject parcel(s). The addresses must be included on Sheet AO.

3) DS Sec.2-02.2.1.A.4: Revise the location map on Sheet AO to identify conditions within the square mile area shown, such as major watercourses, Township, Range and Section, and adjacent jurisdictional boundaries. Provide the location map at a 3-inch equal 1-mile scale and label section corners.

4) DS Sec.2-02.2.1.A.5: Revise the site plan to label all lot dimensions and bearings. Provide the dimensions and bearings for all lot lines shown on the site plan.

5) DS Sec.2-02.2.1.A.8: Revise the site plan to show wheel stop barrier for the parking spaces located along any adjacent landscape areas and/or pedestrian circulation paths. The barriers are to be set at 15.5-feet to accommodate the required 2.5-foot overhang to prevent encroachment or damage to the proposed landscape area and the required clear 4-foot pedestrian path.

6) DS Sec.2-02.2.1.A.8: Revise the site plan to provide dimensions for all proposed back-up spurs with a minimum of 3 feet in depth, a 3-foot radius, and a 3 foot separation between curb and any proposed walls or unsurfaced areas. Refer to DS Sec.3-05.2.2.D for clarification.

7) DS Sec.2-02.2.1.A.8: Provide a detail on the site plan to dimension all parking spaces proposed including the required handicap spaces. Refer to Table 1 within DS Sec.3-05 for further clarification.

8) D.S. 2-02.2.1.A.10: Revise the site plan to show the sight visibility triangles that are required for the PAAL intersection with the adjacent public roadway. Refer to DS Sec.3-01.5.1 for triangle criteria.

9) DS Sec.2-02.2.1.A.11: Label and dimension the minimum PAAL widths for the vehicular use area shown on the site plan. The minimum PAAL widths for 2-way traffic is 24-feet, clarify.

10) DS Sec.2-02.2.1.A.11: Depict and label the 18-feet radii concrete curbs per City of Tucson/Pima County Standard Detail 213 (PC/COT SD 213) at the proposed driveway entrance. The curbs should be constructed at the edge of pavement, which must also be depicted on the site plan. Curb returns must be constructed entirely within the subject parcel. Refer to DS Sec.3-01.3.2.C and the Transportation Access Management Guidelines for street development standards.

11) DS Sec2-02.2.1.A.12: Revise the site plan to label and dimension the existing sidewalks along the entire street frontage for all 4 public roadways that is shown on the site plan. A 5-foot wide sidewalk is required along the entire street frontage of Fremont Ave. All new development shall provide 5-foot wide sidewalks along the entire length of street frontage. If a sidewalk already exist along the frontage provide photo documentation showing that the existing sidewalk is in good condition. If the sidewalk is missing in spots or is cracked and buckled a new 5-foot sidewalk will be required.

12) DS Sec.2-02.2.1.A.12: Revise the site plan to label and dimension all onsite pedestrian circulation areas. Pedestrian circulation must provide a clear 4-foot minimum width unless adjacent to a PAAL which would require a 5-foot width.

13) DS Sec.2-02.2.1.A.12: Revise the site plan to show the required pedestrian circulation path that is required between all existing and proposed buildings. Label and dimension all pedestrian circulation paths.

14) DS Sec.2-02.2.1.A.12: Revise the site plan to show the location of all scuppers proposed under the sidewalk per the civil sheets. Provide separate details for the scuppers showing either the standard detail number for public improvements or provide the dimensions required to meet the requirements of the Civil Sheets in order to convey the 10-year flow under the pedestrian circulation.

15) DS Sec.2-02.2.1.A.12: Revise the site plan to show the required pedestrian circulation path that is required to connect the proposed building and vehicular use area to the required sidewalk along Fremont Ave. Label and dimension all pedestrian circulation paths.

16) DS Sec.2-02.2.1.A.12: Revise the site plan to show that all existing and proposed handicap access ramps meet the design requirements per ANSI Standards A117.1-2003 Section 406.13. Provide details or keynotes that label truncated domes at all transitions form pedestrian circulation to vehicular circulation.

17) DS Sec2-02.2.1.A.16: Verify that the finish floor of the proposed building is set one foot above the 100-year water surface elevation for the drainage swale located between the existing wall and proposed building as shown in Section A-A on Sheet C1.

18) DS Sec2-02.2.1.A.17: Provide the estimated cut and fill quantities on the revised site plan for grading plan purposes.

19) DS Sec.2-02.2.1.A.19: Provide the recordation information for all existing public roadways that are shown on the site plan. Label the centerline of each road.

20) DS Sec.2-01.2.1.A.20: Verify that all existing and proposed easements are drawn with recordation information, location, width, and purpose of on the site plan.

21) DS Sec.2-01.2.1.A.21: Provide dimensions from the street monument lines to the existing and/or proposed curb, sidewalk, driveway and any utility lines.

22) DS Sec.2-02.2.1.23: Provide on the site plan the benchmark information that is shown on Sheet C2 of the civil plans. All information associated with the civil plans must be included on the site plan for site plan conformance. Provide the datum reference along with the City of Tucson Field Book number.

23) DS Sec.2-02.2.1.27: Revise the site plan to label the existing wall that is located between the vehicular use area and the vehicular use area. Provide a cross section of this area that shows the vehicular use area, existing wall, drainage swale, and proposed building. Label the pedestrian access point at the wall location verify that it meets minimum Development Standard and ADA requirements.

24) DS Sec.2-02.2.1.A.32: Clarify on the site plan the refuse container location and pickup for the proposed building. Refer to DS Sec.6-01.3 for refuse requirements.

25) DS Sec.2-02.2.1.C: Verify that the sight visibility triangles are shown on the landscape plan.

26) DS Sec.2-02.2.2.B: Clearly indicate on the site plan phase lines. Show Phase numbers and clearly delineate lines on each sheet of the site plan. Each phase must function independent of future phases, provide development calculations for each phase.

27) Review and approval from TDOT Permits and Codes for all improvements within the public right-of-way will be required. A right-of-way use permit application will be required prior to construction. Refer to the following links for TDOT Forms and applications:

a) http://www.tucsonaz.gov/dsd/Forms_Fees___Maps/Applications/applications.html /

b) http://www.dot.ci.tucson.az.us/engineering/pia.php

c) Or contact Steve Tineo at 741-3115 for all additional questions regarding r-o-w.

28) Be advised that further comments may be forth coming on resubmittal of the site plan.


GENERAL COMMENTS:

Please provide a revised site plan that addresses the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments. Enclose "redlines" with the resubmittal package.

Further comments may be generated upon resubmittal of the site plan review.

If you have any questions, or to schedule an appointment, I can be reached at 837-4929.



Jason Green, CFM
Senior Engineer Associate
Engineering Division
COT Development Services

Final Status

Task End Date Reviewer's Name Type of Review Description
10/11/2007 DELMA ROBEY OUT TO CUSTOMER Completed
10/11/2007 DELMA ROBEY REJECT SHELF Completed