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Permit Review Detail

Permit Number: T07CM03399
Parcel: 10706032B

Review Status: Completed

Review Details: SITE

Permit Number - T07CM03399
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
09/28/2007 DAVE MANN FIRE REVIEW Denied Show fire hydrant location.
10/01/2007 HEATHER THRALL ZONING REVIEW Denied TO: Development Services Department, Plans Coordination Office

FROM: Heather Thrall, Senior Planner

PROJECT: T07CM03399, 1261 W. Miracle Mile New Commercial Wholesale Use,
C-2 zone, Commercial Site plan, 1st Review

TRANSMITTAL DATE: October 1, 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 was reviewed for compliance with the Land Use Code (LUC), Development Standard (DS), American National Standard Institute (ANSI), and International Building Code 2006 (IBC). Specifically, this project was reviewed for compliance with DS 2-02, site plan content.

2. Increase all type size to a minimum of 12 point to allow for microfilming.

3. Per DS 2-02.2.1.2, the lot has been a part of a split and of lot combinations. Please provide a history of the lot shape and legal description from the Pima County Assessor's, and any documentation from the city records division indicating the lot split history was reviewed and approved by the city of Tucson as required.

4. Per DS 2-02.2.1.4, revise location map to show township, range and section the site is within, and adjacent sections. In addition, please revise the map to a scale of 3" = 1 mile.

5. Per DS 2-02.2.1.6, regarding buildings:
A) show any roof overhangs or porches with dashed lines
B) show building entries
C) show building heights - from grade to either flat roof and top of parapet or from grade to top of ridge and midpoint of ridge
D) clarify roof types
E) clarify use of ramada or note it's removal if applicable
F) understand that ramada cannot be used unless it is strictly for display of items for sale or rent for this business, as LUC 2.5.4.6.A & B require all other uses to be contained within an enclosed building
G) clarify use of existing building (office, storage, etc.)

6. Per DS 2-02.2.1.7, regarding setbacks:
A) LIST in a NOTE required minimum building setback, per LUC 2.5.4, as 0' adjacent to surrounding C-2 sites.
B) LIST as a NOTE the street front setback is "the greater of 21' or the height of exterior building wall as measured from the back of the future curb location of Miracle Mile."
C) Also show/dimension the provided setbacks for both buildings
D) Show/label the back of future curb location for Miracle Mile

7. It appears that Miracle Mile is going to widen in the future, which requires a future site plan to be submitted with the resubmittal of this project. The future site plan will be reviewed for compliance with the DS and LUC - showing how the site will meet these codes in relation to parking, sidewalks, landscaping, etc, when the roadway is widened.

8. Per DS 2-02.2.1.8, regarding parking:
A) list parking calc per LUC 3.3.4, 1:2000 g.f.a. for wholesale.
B) It appears parking will be diminished in the future with road widening, including PAAL to it - show future site plan with details of how the development will meet code in the future.
C) Per DS 3-05.2.3.C.1, Provide parking bumpers in all spaces, fully contained within the top 2'6" of the top of the parking space - dimension as such. This is to protect landscaped and undeveloped areas.
D) Per DS 3-05.2..2.D, Provide a dimensioned back up spur at the end of the row of parking at east side of property, 3' deep with 3' radii, and ensure 3' clearance between end of back up spur and property line.
E) Parking for disabled requires a van accessible space - I see your note that the space is 11x18 - provide an access aisle adjacent to the space at least 5' wide - dimension.
F) Provide a sign to be posted in front of the disabled access space, meeting Tucson City Code 20-222.

9. Per DS 2-02.2.1.9, regarding bicycle parking:
A) provide a bicycle parking calculation ( 8 percent of total number of vehicle parking spaces must be the amount provided in bicycle parking spaces, of which 90% are class 1 lockers and 10% are class 2 bike racks)
B) provide a detail drawing of both class 1 and class 2 bike parking
C) provide class 2 bike parking within 50' of the entrance to the building

10. Per DS 2-02.2.1.10, show/dimension existing and future sight visibility triangles, note that parking spaces are not allowed in any SVTs.

11. Per DS 2-02.2.1.11, dimension the widths of all PAALs on the site
Clarify if a PAAL is going to be provided to get to the ramada structure (if it remains).
Provide curbing around the PAAL to ensure areas that don't have development are not accessed.

12. Per DS 2-02.2.1.12, pedestrian/disabled access circulation:
A) Per DS 2-08.4.1.A, provide a sidewalk/pedestrian route from Miracle Mile to the main building on the site.
B) Per DS 2-08.3.0, provide a continuous pedestrian access route between the buildings on the site
C) Provide disabled access ramps with truncated domes (early warning devices) where applicable
D) Provide a 5' wide pedestrian refuge area, inclusive of a 4' wide sidewalk between the building and the adjacent PAAL areas - ensure pedestrian route is physically separated/raised from asphalt, per DS 2-08.4.1.

13. Per DS 2-02.2.1.13, please clarify if any free-standing signage is going to be provided, with specifications on pole base width and height.

14. Per DS 2-02.2.1.14, regarding loading zones:
A) the loading zone requires striping per LUC 3.4.4.6
B) the required minimum size for loading zone for a wholesale use is 12x55, per LUC 3.4.5.2 - figuring in the total building area - including ramada size
C) show maneuverability of the loading area, without interfering with the parking

15. Per DS 2-02.2.1.19, regarding right of way:
A) the maximum future right of way for Miracle Mile is 150', which indicates that Miracle Mile will widen. Show the future right of way on this site drawing, and provide a separate drawing showing how the site will be designed to accommodate the taking of the property for the roadway.
B) Show the future curb location, future SVT's, future sidewalk, future centerline, future travel lane, and all the above current locations

16. Per DS 2-02.2.1.20, please ensure any and all easements of any kind are graphically shown, with recordation information.

17. Per DS 2-02.2.1.25, please call out any free-standing lighting with vertical clearance and base width for the poles.

18. Per DS 2-02.2.1.31, please clarify what the existing use is.

19. Per DS 2-02.2.1.32, please see Engineering comments regarding trash location and pick up requirements.

20. Per DS 2-02.2.2.A.2, provide the Floor Area Ratio for this project per LUC 3.2.11, and list that the maximum FAR of .90 allowed.

21. Depending upon 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\T07CM03399 1261 w miracle mile.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents
10/02/2007 HEATHER THRALL ZONING HC SITE REVIEW Denied Please see zoning review comments.
10/02/2007 HTHRALL1 ADA REVIEW Passed
10/15/2007 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. 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. (See Zoning comments regarding future ROW dimensions).

2. All plant selection for landscaping is from the Drought Tolerant Plant List in Development Standard 9-06.0. Some vegetation indicated in the planting plan is not on the list, choose appropriate plant material and revise as necessary.

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

5. One (1) canopy tree must be provided for every thirty-three (33) linear feet of landscape border per LUC 3.7.2.4.

6. A 30" continuous screen along street frontages for vehicle use area must be provided per LUC Table 3.7.2-I. Screening additional to vegetative cover.

7. Show required sight visibility triangles on the landscape plan perLUC 3.7.2.8 & DS 2-06.

8. Within a vehicular use area, one (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. Additional trees are required.

9. A vehicular use area must be provide post barricades or wheel stop curbing to prevent vehicles from driving onto unimproved portions of the site per DS 3-05.2.3.C.1.

10. All disturbed grubbed, graded, or bladed areas not otherwise improved shall be landscaped, reseeded, or treated with an inorganic or organic ground cover to help reduce dust pollution per LUC 3.7.2.7. Revise landscape plan to identify the type and locations of proposed inert ground cover or seeded areas per LUC 3.7.2.7 & DS 2-06.5.2.C.

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

12. 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.

13. Note: The site plan and landscape plan must show identical site layout to avoid conflict between the two plans. Ensure that all changes to the site plan are reflected on the landscape.

14. Additional comments may apply.
10/15/2007 JOE LINVILLE NPPO REVIEW Denied Submit an Application for Exception; include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants.
10/25/2007 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied 1. Revise the site drawing to include the following information:
a. the location and size of the water meter
b. the location of the main water lines and fire hydrants
c. the location and size of the public sanitary sewer and
d. the location, invert, and rim elevation of all manholes and cleanouts
2. Reference City of Tucson Development Standard No. 2-05.0 2.3 and Section 103.2.3, UPC 2006.
3. Provide the first floor elevation of the building. Determine the need for a backwater valve per Section 710.1, UPC 2006, as amended by the City of Tucson.
10/27/2007 PATRICIA GILBERT ENGINEERING REVIEW Denied DATE: October 27, 2007
ACTIVITY NUMBER: T07CM03399
PROJECT ADDRESS: 1261 West Miracle Mile
PROJECT REVIEWER: Patricia Gilbert, Engineering Associate

The following items must be revised or added to the site plan. Please include a response letter with the next submittal that states how all comments have been addressed.

RESUBMITTAL REQUIRED: SITE PLAN

1. Please be advised the submitted site plan does not meet the minimum requirements of the Development Standard 2-01, Site Plan Contents and Specifications. The following comments apply and additional comments could be forthcoming.

2. All lettering and dimensions will be the equivalent of twelve point or greater in size. The purpose of this requirement is to assure that the lettering is legible when reproduced or microfilmed for record keeping purposes. The current font measures to 10 point, it must be at least 12 point or greater in size. Revise all lettering to be at least 12 point.

3. Provide a location map which meets the minimum requirements of D.S. 2-05.2.1.D. Include the Section with the Town and Range. Identify conditions within the square mile area, such as major streets. Show the section lines and label. The lettering shall be the equivalent of twelve (0.12") point or greater in size. D.S. 2-02.2.1.A.4.

4. Add a legend to the plan indicating different line type, shading, etc.

5. Provide existing and future sight visibility triangles (SVTs). For requirements and specifications refer to Development Standard 3-01.5.0.

6. All points of ingress/egress including locations and widths of driveways and PAALs must be dimensioned. Revise appropriately. For requirements and specifications refer to Development Standard 3-05.

7. Handicap curb access ramps are required to be constructed with truncated domes, per recent a Federal ADA requirement. Show a detail and add a general note to the site plan indicating all public and private handicap curb access ramps will have truncated domes. Provide the locations on the plan view of the truncated domes.

8. Provide overall drainage patterns for the site; include symbol in the legend. Include the finish floor elevation of the exiting structures and finish grades for the PAAL.

9. Include on the site plan estimated cut and fill quantities. If cut and fill quantities equal zero, please note on the plan. DS 2-02.2.1.A.17.

10. Provide the book and page for Miracle Mile and indicate that it is a public street. DS 2-02.2.1.A.18.

11. Show existing road medians. D.S. 2-02.2.1.A.18

12. Miracle Mile is designated as an arterial road per the Major Streets and Route Plan, where arterial road are subject to future widening. A future site plan is required to be submitted with the resubmittal of this project. The future site plan will be reviewed for compliance with the Development Standards showing how the site will meet these codes in relation to parking, sidewalks, landscaping, etc, when the roadway is widened.

13. The full future ROW width for Miracle Mile is 150'. The ½ ROW dimension is 75', with a future sidewalk area of 12' providing a 6' sidewalk. Show and label on the plan the future ½ ROW width, curb and sidewalk location. DS 2-02.2.1.A.19.

14. All easement of record effecting this property must be graphically shown on the plan with recordation data (book and page). DS 2-02.2.1.A.20.

15. Label the provide existing ½ ROW width on the plan. DS 2-02.2.1.A.21.

16. Label and dimension appropriately from the street centerline of Miracle Mile Road to the existing curb and sidewalk location. DS 2-02.2.1.A.21.

17. Provide the basis of bearing and elevation for the property. DS 2-02.2.1.A.23.

18. New development projects must provide centralized on-site refuse storage, collection and pickup areas. For requirements and specifications refer to Development Standard 6-01.

19. The loading space and the vehicle maneuverability for the required loading space is not approvable. The minimum requirements for a 30' single unit vehicle is an outside radius of 42' and inside radius of 28'. Show on the plan the minimum radius requirements and revise the location to comply. American Association of State Highway and Transportation Officials.

20. Call out all walls and fences on the site plan. DS 2-02.2.1.A.22.

21. To reiterate the first comment of the review; subsequent comments may be necessary upon resubmittal, depending on the nature and extent of revisions that occur to the plans.

Final Status

Task End Date Reviewer's Name Type of Review Description
10/29/2007 VFLORES1 OUT TO CUSTOMER Completed
10/29/2007 VFLORES1 REJECT SHELF Completed