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Permit Review Detail

Permit Number: T07CM04214
Parcel: 11508007B

Review Status: Completed

Review Details: SITE

Permit Number - T07CM04214
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/13/2007 DAVE MANN FIRE REVIEW Approved
11/19/2007 STEVE SHIELDS ZONING HC SITE REVIEW Denied See Zoning comments.
11/19/2007 STEVE SHIELDS ZONING REVIEW Denied DSD TRANSMITTAL

FROM: Steve Shields
Lead Planner

PROJECT: Pima Partnership - Addition
T07CM04214
Site Plan (1st Review)

TRANSMITTAL DATE: November 19, 2007

COMMENTS: Please resubmit revised drawings and a response letter, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed.

1. This site plan was reviewed for compliance with the City of Tucson Development Standards (D.S.) and Land Use Code (LUC) for full code compliance for entire site due to a greater than twenty-five (25) percent expansion.

2. It appears that this project is comprised of two (2) different parcels. There are two (2) options in regards to utilizing the two (2) parcels as one site. Prior to approval of the site plan provide; 1) A Pima County Tax Parcel Combo and a recorded covenant regarding development and use of real property, or 2) Provide a site plan for each parcel that shows how the parcels can stand alone, if sold separatly, and meet the requirements of the LUC if sold separately along with a recorded covenant regarding development and use of real property.

3. Provide documentation that shows that the split of parcel 115-08-007A to 115-08-007C and 115-08-007D was processed and approved by the City of Tucson.

4. D.S. 2-02.2.1.A.4 Identify Stone Avenue and Drachman Street on the location map.

5. D.S. 2-02.2.1.A.5 Provide lot line bearings on the plan.

6. D.S. 2-02.2.1.A.7 Provide a setback dimension from the back of existing/future curb along Stone Avenue to the proposed building.

7. D.S. 2-02.2.1.A.8 Provide typical parking space details for standard spaces.

8. D.S. 2-02.2.1.A.8 Per ICC/ANSI A117.1-2003 Sec. 502.5, provide the 1:48 maximum slopes for the handicapped vehicle parking space and the access aisle on the handicapped parking space detail.

9. D.S. 2-02.2.1.A.8 Per D.S. 3-05.2.1.B.3 vehicle parking space 1, located at the southwest corner of the parcel, is required to be a minimum of ten (10) foot wide.

10. D.S. 2-02.2.1.A.9 Provide a fully dimensioned layout of the off-street bicycle parking area including materials for lighting.

11. D.S. 2-02.2.1.A.10 If applicable show future sight visibility triangles (SVT's) on the plan.

12. D.S. 2-02.2.1.A.12 Per D.S. 3-05.2.2.B.3 a minimum distance of two (2) feet must be maintained between a parking area access lane (PAAL) and any wall, screen, or other obstruction. This said, provide the required two (2) foot setback between the PAAL and the dumpster enclosure, and the wrought iron fence shown around the patio and util. area along the south side of the existing building. This also applies to the PAAL located to the west of the existing building next to the fence along the plan area.

13. D.S. 2-02.2.1.A.12 Per D.S. 3-05.2.2.D A minimum distance of three (3) feet will be provided between the back of spur and any wall, screen, or other obstruction over six (6) inches in height. This said, provide the three (3) feet distance for the backup spur located at the north end of the PAAL located along the west side of the existing building.

14. D.S. 2-02.2.1.A.12 Per D.S. 3-05.2.1.3 when PAALs are designated as fire lanes or are used as access for lanes for refuse collection or loading zones, a minimum unobstructed radius of eighteen (18) feet is required where they intersect another PAAL. This said, there are several intersections that do not meet this requirement. See engineering comments.

15. D.S. 2-02.2.1.A.12 Per D.S. 2-08.3.1 provide a pedestrian circulation/accessible route to the dumpster location.

16. D.S. 2-02.2.1.A.12 Per D.S. 2-08.3.1 provide a pedestrian circulation/accessible route to the sidewalk in the right-of-way along Seventh Ave. If there is no sidewalk along Seventh Ave. then this sidewalk will run to the property line along Seventh Ave.

17. D.S. 2-02.2.1.A.12 It is unclear how the pedestrian circulation/accessible route area between the two PAAL's located at the southeast end of the play area works. Is this area flush with pavement, if so detectable warnings (truncated domes) area required at both ends. The area between the PAAL's is required to be sidewalk.

18. D.S. 2-02.2.1.A.12 Per D.S. 3-05.2.2.B.1 & D.S. 2-08.4.1.B a five (5) foot pedestrian refuge with a minimum four (4) foot sidewalk is required between the proposed PAAL and the east side of the proposed building.

19. D.S. 2-02.2.1.A.13 Zoning acknowledges that there is an existing billboard shown on the plan, provide the size of this billboard.

20. D.S. 2-02.2.1.A.13 It appears that the existing billboard overhangs the adjacent access lane for the loading space. Per LUC Sec. 3.5.4.26.B parking area access lanes shall not be located under, ore within five (5) feet or, a vertical line intersecting the ground and any structural element extending from a billboard, including, but not limited to, overhangs, cantilevered beams, and elevated walkways.

21. D.S. 2-02.2.1.A.13 It appears that the existing billboard overhangs the adjacent loading space. Per LUC Sec. 3.4.4.1.B.3 the loading space shall not be located within and area defined by a vertical line intersecting the ground and any structural element extending from a billboard, including, but not limited to, overhangs, cantilevered beams, and elevated walkways.

22. D.S. 2-02.2.1.A.13 Arial easements are required for the portions of the existing billboard that hang over adjacent properties.

23. D.S. 2-02.2.1.A.13 If applicable for any other signage on site, provide the location, type, size and height of existing and proposed freestanding signage.

24. D.S. 2-02.2.1.A.14 Are the existing gates, located at the east end of the southern PAAL, to remain open or closed during business hours? Demonstrate how maneuvering into and out of to the proposed loading space will work once the gate position is clarified.

25. D.S. 2-02.2.1.A.18 Label both Stone Avenue and Drachman as "MS&R ROUTES".

26. D.S. 2-02.2.1.A.19 Show the future right-of-way for both Stone Avenue and Drachman.

27. D.S. 2-02.2.1.A.20 If applicable show all easements of record graphically on the plan together with recording docket and page reference.

28. D.S. 2-02.2.1.A.22 If applicable show the future curbs for both Stone Avenue and Drachman.

29. D.S. 2-02.2.1.A.25 Provide a detail showing pole height and the type of site lighting.

30. D.S. 2-02.2.1.A.31 The "PROPOSED USE: BILLBOARD" shown under "CODE TABULATIONS;" is not correct. Billboards are not allowed in the OCR1 zone under the current LUC. Show this as "EXISTING USE: BILLBOARD". This said the calculations listed under #2 do not apply, remove from the plan.

31. D.S. 2-02.2.2 Clarify which "CODE TABULATIONS;" is for what parcel.

32. D.S. 2-02.2.2.A.3 There appears to be and error in the "AREA ALLOWED ON SITE" calculation. 1.41 acres equals 614,196 square feet x 6 = 368,517.6 allowed floor area ratio (FAR).

33. D.S. 2-02.2.2.A.6 Provide a building area expansion calculation and a parking area expansion calculation.

34. Additional comments may be forth coming depending on how each comment has been addressed.

If you have any questions about this transmittal, please contact me at Steve.Shields@tucsonaz.gov or (520) 837-4956.

C:\planning\site\t07cm04214.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents
11/19/2007 SSHIELD1 ADA REVIEW Passed
11/28/2007 PETER MCLAUGHLIN LANDSCAPE REVIEW Denied 1. Within vehicular use areas, 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.a. Revise landscape plan so that every parking space is within 40 feet of the trunk of a canopy tree.

2. Grading, hydrology, and landscape structural plans are to be integrated to make maximum use of site
storm water runoff for supplemental on-site irrigation purposes. The landscape plan shall indicate use of
all runoff, from individual catch basins around single trees to basins accepting flow from an entire
vehicular use area or roof area. LUC 3.7.4.3.B

3. Dimension the minimum width and label the square footage measured from the inside of tree planters in the vehicle use area. An unpaved 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.
LUC 3.7.2.3.A.1.c, DS 2-07.2.2.A.2.e

4. The site is required to include screening along the street landscape borders per LUC Table 3.7.2-I. Show all required and proposed screening on the landscape plan per DS 2-07. On the landscape plan show screening for the billboard loading area, which is required to be screened from the streets per LUC table 3.7.2-I.

5. Provide a coverage calculation for the small landscape border along 7th Avenue. Show and label screening in this area and along all other landscape borders per DS 2-07.
11/29/2007 PETER MCLAUGHLIN NPPO REVIEW Denied Submit a Native Plant Preservation Plan or, if applicable, an Application for Exception. If submitting an Application for 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
12/13/2007 BIANCA RAMIREZ ENGINEERING REVIEW Denied DATE: December 12, 2007
SUBJECT: Site Plan Review
TO: Jessica
LOCATION: 1346 N Stone Ave, T14S, R13E, Section 1, Ward 3
REVIEWERS: Bianca Ramirez, CFM
ACTIVITY: T07CM04214 (First Review)


RESUBMITTAL REQUIRED: Site Plan

SUMMARY: Engineering Division of Development Services Department has received and reviewed the proposed site plan for the above referenced property. Engineering Division does not recommend approval of the site plan at this time. Please address the following review comments prior to the next submittal.

Site Plan:

1. Please include a response letter to the comments along with the corrected copies of the Site Plan.
2. The most recent information in representing in the City of Tucson GIS system indicated that lots presented on site plan are separate parcels. Lot combo will be needed prior to approval of site plan. See zoning comments.
3. As per the Federal ADA requirements, all wheel chair ramps shall have the truncated domes instead of the standard grooves that are shown on COT SD 207. Aside from the Truncated Domes, all wheel chair ramps shall be constructed in accordance with COT SD 207. Modify site plan key note 30 to clearly state that all wheel chair ramps will be constructed per Standard Detail 207 but clearly not that they shall have the truncated domes instead of the standard grooves.
4. Revise location map to include some internal street names. Simplify location map so that it is easy to read and less cluttered.
5. Provide lot bearings per D.S. 2-02.2.1.5.
6. Provide and label future sight visibility triangles per D.S. 2-02.2.1.10.
7. Label ingress egress and provide note to whether it is existing or proposed.
8. Sidewalks along MS&R right-of-ways for arterial and collector streets require 6-foot wide sidewalks. In site plan keynotes 1 and 2 provide dimension of existing sidewalks and curbs.
9. Fully dimensioned maneuvering area(s) per D.S. 2-02.2.1.14. Refuge vehicles and fire access do not appear to meet maneuverability. Modify to accommodate required maneuverability.
10. Provide Drainage patterns and finished grades per D.S. 2-02.2.1.16.Drainage patterns and finished grades appear to be located on the grading plan. Indicate drainage patterns and finished grades on site plan per D.S. 2-02.2.1.16
11. List estimated cut & fill quantities per D.S. 2-02.2.1.17.
12. Provide pedestrian circulation path to dumpster.
13. DS Sec.2.02.2.1.A.16: Provide drainage arrows and locations 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 will be designed and constructed to convey the 10-year flood flow. Provide scupper calculations that demonstrate that the 10-year flood flow is contained under the sidewalk in the drainage report. Call out COT Details for scuppers being utilized.
14. Show dimensioned future right-of-way, including any applicable Major Streets and Routes (MS&R) Plan right-of-way per D.S. 2-02.2.1.19.
15. DS Sec.2-02.2.1.A.18: Revise the site plan to call out Stone Avenue and Drachman 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. In addition identify if road is private or public.
16. DS Sec. 2-05.2.4.H.2: Provide the right-of-way (ROW) recordation information for Stone Avenue and Drachman.
17. DS Sec.2-02.2.1.A.19: Label the 12-foot future sidewalk and curb area on the site plan to verify that all improvements are located outside of the future ROW.
18. Verify that all easement of record for existing and proposed utilities (water, gas, electric) and public/private sewer lines. must be graphically shown on the plan together with recording docket and page reference per D.S. 2-02.2.1.20.
19. Dimension from street monument lines to existing and proposed curbs, sidewalks, driveways, and utility lines per D.S. 2-02.2.1.21.
20. 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.
21. 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.
22. Show site plan activity number on each sheet in the lower right hand corner of all sheets per D.S. 2-02.2.1.29.
23. Show refuse container location, size, and access thereto fully dimensioned per D.S. 2-02.2.1.32 and D.S. 6-01.0. Trash enclosure does not appear to be meeting minimum requirements per City of Tucson standards. See detail attached for city solid waste disposal (refuse) construction requirements.
24. A permit or a private improvement agreement will be necessary for any work performed within the Right-of-way. Contact Permits and Codes at (520) 791-5100 for permit information.
25. Please show a typical cross section of the P.A.A.L. or call out the percentage of slopes. Call out the Grade Break at the Driveway, if applicable.
26. List the owner/developer on the plans with the pertinent information (Name address and phone number). Provide the information for the drainage engineer.
27. Add note: "Depress all landscaped areas 6" maximum for water harvesting".
28. Provide legend and indicate all symbols in legend.
29. Be advised that a Stormwater pollution prevention plan (SWPPP) may be required during Grading plan submittal. Provide cut and fill quantities for determination.
30. Keynote 9 located below play field area appears to be mislabeled. Clarify and/or verify that sign is located in this location.
31. West of proposed building there is spacing in the proposed concrete. Clarify if they are proposed scupper locations.
32. North of building keynote 29 is calling out a new 4" sidewalk. Provide hatching for sidewalk.
33. Provide curbing along sidewalks located along PAAL, fully dimensioned and labeled.
34. Provide detail for typical sidewalk and curb.
35. D.S. 2-02.2.1.A.12 Per D.S. 3-05.2.2.D A minimum distance of three (3) feet will be provided between the back of spur and any wall, screen, or other obstruction over six (6) inches in height. This said, provide the three (3) feet distance for the backup spur located at the north end of the PAAL located along the west side of the existing building.
36. Additional comments may be forthcoming.

DRAINGE REPORT - Denied

1. Provide scupper calcuations along with recommendation of type and number of scuppers needed.

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

Bianca C. Ramirez
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

Final Status

Task End Date Reviewer's Name Type of Review Description
01/18/2008 VFLORES1 OUT TO CUSTOMER Completed
01/18/2008 VFLORES1 REJECT SHELF Completed