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Permit Review Detail

Permit Number: T07CM03399
Parcel: 10706032B

Review Status: Completed

Review Details: RESUBMITTAL - SITE ALL

Permit Number - T07CM03399
Review Name: RESUBMITTAL - SITE ALL
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
03/12/2009 MARTIN BROWN FIRE REVIEW Denied Show fire hydrant location with dimensions to property line.
03/13/2009 RONALD BROWN ZONING HC SITE REVIEW Denied SITE PLAN
1. Provide spot grades through out accessible route to show compliance with 2006 IBC, ICC ANSI 117.1, Section 403.3
2. Provide large scale detail of accessible parking showing all required dimensions, slopes, signage, ramps as required for access to the accessible route, aisle and etc for compliance. Reference ANSI, Sections 502, 405 and 406.
3. Provide large scale signage detail showing "Van Accessible" signage.
4. Provide access to the Used Car Display Area with a marked crossing that includes all required ramps and detectable warnings as per section 406.12 and 406.14. Provide a large scale detail showing all dimensions, slopes, ramps and detectable warnings.
5. Define "All Weather Surface" and show compliance with ANSI 117.1, Section 302.1.
FUTURE SITE PLAN
6. Items 1 through 5 apply.
7. Provide large scale detail of accessible parking showing all required dimensions, slopes, signage, ramps as required for access to the accessible route, aisle and etc for compliance. Reference ANSI, Sections 502, 405 and 406. Aisles shown are not wide enough.
03/17/2009 PETER MCLAUGHLIN ZONING REVIEW Denied TO: Development Services Department, Plans Coordination Office

FROM: Peter McLaughlin, Senior Planner

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

TRANSMITTAL DATE: March 18,2009

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. A response letter was not received for the first review comments.

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. 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.

3. Per DS 2-02.2.1.4, revise location map to show township, range and section the site is within, and adjacent sections.

4. Per DS 2-02.2.1.8, regarding parking:
Revise parking calculation to be correct (should read "per first 20,000 square feet) per LUC 3.3.4 for wholesale.

5. Per DS 2-02.2.1.9, regarding bicycle parking:
A) Revise bicycle parking calculation to be correct (a minimum of 2 bicycle spaces are required).
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

6. Provide curbing around the PAAL to ensure areas that don't have development are not accessed.

7. Per DS 2-08.3.0, provide a continuous pedestrian access route between the buildings on the site.

8. 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.

9. 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.

10. 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


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

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

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

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

15. Per DS 2-02.2.2.A.2, list that the maximum FAR of .90 allowed.

16. The vehicle parking space located adjacent to the proposed class 1 bicycle parking space must be 10 feet in width per DS 3-05.2.1.B.3

17. Depending upon responses provided, further review comments may be forthcoming. I may be reached at Peter.McLaughlin@tucsonaz.gov or at 837-4898.

18. Show paving for vehicle display area

19. Show paved access and pedestrian circulation to storage area/ramada as required.

Define wholesale storage area and delineate vehicular use areas and access areas within the wholesale use area. The lot cannot be an unimproved dirt lot if vehicles are to pass over it. Not that if only a forklift is being used on portions of the site then pea gravel will suffice for those areas where vehicular access and pedestrian circulation is not proposed.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan, response comments and additional requested documents.
03/18/2009 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.

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.

3. An approved site plan is required indicating how the project will comply with LUC requirements when the MS&R right-of-way can no longer be used as part of the site. Such plan is to be an exhibit to an executed covenant for recordation stating the responsibility of the property owner, successor, or assignee as to the removal of improvements and compliance with the LUC at no cost to the City. Submit a future landscape plan to verify that the landscape will meet minimum requirements for future improvements.

4. 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.

5. Show future sight visibility triangles on the future landscape plan per LUC 3.7.2.8 & DS 2-06.

6. An unpaved planting area, which is a minimum of thirty-four (34) square feet in area and four (4) feet in width, must be provided for each canopy tree.

7. Areas where plants are susceptible to injury by vehicular or pedestrian traffic must be protected by appropriate means, such as curbs, bollards, or low walls. Provide protection for

8. 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.

9. 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 for unpaved locations per LUC 3.7.2.7 & DS 2-06.5.2.C.

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

11. 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.

12. 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 accommodate water harvesting.

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.
03/20/2009 ANDREW CONNOR NPPO REVIEW Denied Submit an Application for Exception; include acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants.
03/30/2009 BIANCA RAMIREZ ENGINEERING REVIEW Denied DATE: March 30, 2009
ACTIVITY NUMBER: T07CM03399
PROJECT ADDRESS: 1261 West Miracle Mile
PROJECT REVIEWER: Bianca Ramirez, Engineering Associate, CFM

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.

Provide Drainage Statement along with next submittal.

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. Verify that all lettering and dimensions is 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. The most recent aerial photo of the building does not match what is depicted on the site plan. Please provide explanation and clarify what is on the site.
4. Please revise site plan to include the entire legal description per D.S. 2-02.2.1.2.
5. Revise location map to be presented to meet the following requirements: The map should cover approximately one (1) square mile, be drawn at a minimum of 3" = 1mile, and provide the following information:
A) Show the subject property approximately centered within the one (1) square mile area.
B) Identify conditions within the square mile area, such as major streets and watercourses.
C) Section, Township, and range; section corners; north arrow; and scale will be labeled.
6. Please label lot dimensions and bearings for all property lines on site plan per D.S. 2-02.2.1.5
7. Provide all existing and proposed buildings and structures, including location, size, height, overhangs, canopies, and use per D.S. 2-02.2.1.6. Aerial shows a lot of items on site, please clarify.
8. Depict and label existing and future sight visibility triangles per D.S. 2-02.2.1.10. For requirements and specifications refer to Development Standard 3-01.5.0. SVT for far side traffic does not apply since there is a median. Depict pedestrian SVT of 30'.
9. Label point of egress and ingress including locations and width of driveways and parking area access lanes (P.A.A.L.) per D.S. 2-02.2.1.11. For requirements and specifications refer to Development Standard 3-05.
10. DS Sec.2-02.2.1.A.11 & DS Sec.3-01.3.2.C: Depict and label 25-feet radii concrete curb for north curb per City of Tucson/Pima County Standard Detail 213 (PC/COT SD 213) at the driveway entrance along Miracle Mile. The curbs should be constructed at the edge of pavement and entirely on the subject property, which must also be depicted on the site plan. For questions in regard to Transportation Management Guidelines please contact Jose Ortiz, Civil Engineer in the Transportation Department.
11. 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.
12. DS Sec.2-02.2.1.A.11: Revise the site plan to indicate the distance to nearest adjacent driveways, minimum 12-foot separation is required between adjacent driveways. Show and label the existing driveways adjacent to the site and verify the 12-foot minimum width. Refer to Tucson Code (TC) Chapter 25-39 for curb cut and driveway requirements.
13. Call out and dimension what appears to be a sidewalk in front of the existing building.
14. DS Sec.2-02.2.1.A.12: Revise the site plan to show and dimension the existing sidewalk with curb along the street frontage of Miracle Mile. Per the adopted Mayor and Counsel policy all sidewalks along MS&R right-of-ways for arterial and collector streets require a 6-foot wide sidewalk.
15. DS Sec.2-02.2.1.A.12: Revise the site plan to show the required pedestrian circulation path that is required from the proposed buildings to the required pedestrian circulation path located along Miracle Mile.
16. Fully dimensioned loading space(s) and maneuvering area(s) per D.S. 2-02.2.1.14. DS Sec.2-02.2.1.A.14: Provide (label and dimension) the required onsite maneuvering area for the loading zone that is shown adjacent to the proposed building. Refer to AASHTO for the national standards for turning radii.
17. Please provide Drainage patterns and finished grades per D.S. 2-02.2.1.16.
18. 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.
19. DS Sec.2.02.2.1.A.16: Provide drainage arrows for roof drainage and indicate the location of all concentration points. Specifically show roof down spout locations proposed buildings at pedestrian circulation areas. A detail for the dimension of the proposed scuppers that are used for collecting onsite roof drainage at all pedestrian sidewalk is required; refer to City of Tucson details. Any scuppers proposed under the sidewalk are to be designed and constructed to convey the 10-year flood flow. Provide a drainage statement showing scupper calculations that demonstrate that the 10-year flood flow is contained under the sidewalk.
20. Please show dimensioned existing right-of-way, including any applicable Major Streets and Routes (MS&R) Plan right-of-way per D.S. 2-02.2.1.19.
21. DS Sec.2-02.2.1.A.18: Revise the site plan to call out Miracle Mile as a Major Streets and Routes (MS&R). Provide a note stating that the site plan is in conformance with the MS&R overlay zone criteria.
22. DS Sec. 2-05.2.4.H.2: Provide the right-of-way (ROW) recordation information for Miracle Mile.
23. Provide the basis of bearing and elevation for the property. DS 2-02.2.1.A.23.
24. Verify that all easements of record have been graphically shown on the site plan together with recording docket and page per D.S. 2-02.2.1.20.
25. Dimension from street monument lines to existing and proposed curbs, sidewalks, driveways, and utility lines per D.S. 2-02.2.1.21.
26. Please provide existing topographic contours at intervals not exceeding two (2) feet and/or spot elevations as pertinent and Bench Mark based on City of Tucson Datum, including City Field Book and page number per D.S. 2-02.2.1.23. Provide contour interval on plan.
27. Show all fences, walls, or vegetation for screening and sight visibility by type, material, height, location and spacing per D.S. 2-02.2.1.27.
28. Show site plan activity number in the lower right hand corner of each sheet per D.S. 2-02.2.1.29.
29. Show refuse container location, size, and access thereto fully dimensioned per D.S. 2-02.2.1.32 and D.S. 6-01.0. See enclosed detail for reference.
30. DS Sec.2-02.2.1.A.32: Label and show the maneuverability for refuse vehicles in plan view at the proposed refuse container location. 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. Positioning of trash area should allow for 14' X 40' clear approach, show access dimensioning to proposed trash enclosure.
31. A permit or a private improvement agreement is required for any work performed within the Right-of-way. Contact Permits and Codes at (520) 791-5100 for permit information.
32. Please show a typical cross section of the P.A.A.L. or call out the percentage of slopes. Call out the GB at the D/W, if applicable.
33. List the consulting engineer and the owner/developer on the plans with the pertinent information, including address and phone number.
34. Add note: "Depress all landscaped areas 6" maximum for water harvesting".
35. Provide cut and fill quantities and area of disturbance on site plan. "A grading permit and Stormwater Pollution Prevention Plans (SWPPP's) may be required for this project. Submit 3 sets of grading and SWPPP's with text, upon completion and submittal of a grading permit application. A grading permit may not be issued prior to site plan approval. Subsequent comments may be necessary, depending upon the nature and extent of revisions that occur to the plans".
36. DS Sec.2-02.2.1.A.8: Provide typical parking space detail for parking areas. Provide site plan parking dimensions, note and parking details for both standard and handicap parking, together with access thereto. See DS Sec. 3-05.2.0.B.1 for minimum parking standards.
37. Add a legend to the plan indicating different line type, shading, etc.
38. 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.
39. Additional comments may be forthcoming.

If you have any questions, I can be reached at 837-4928 or Bianca.Ramirez@tucsonaz.gov

Bianca C. Ramirez, CFM
Engineering Associate
City of Tucson/Development Services Department
201 N. Stone Avenue
P.O. Box 27210
Tucson, Arizona 85726-7210
(520) 837-4928 office
(520) 879-8010 fax
04/08/2009 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied 1. Comment not addressed. 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
Reference: City of Tucson Development Standard No. 2-05.0 2.3 and Section 103.2.3, UPC 2006.
2. Comment not addressed. 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.

Final Status

Task End Date Reviewer's Name Type of Review Description
04/15/2009 DELMA ROBEY OUT TO CUSTOMER Completed
04/15/2009 SUE REEVES REJECT SHELF Completed