Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you cannot find what you are looking for please submit a records request.

Permit Review Detail

Permit Number: T07CM04647
Parcel: 140420520

Address:
2320 E ARAGON RD

Review Status: Completed

Review Details: SITE

Permit Number - T07CM04647
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/02/2008 PETER MCLAUGHLIN NPPO REVIEW Denied 1. Submit a copy of the Environmental Resource Report.

2. The ERR plan prepared shall include a discernable aerial photograph on the Plant Inventory taken in minimum scale of 1" = 60' along with the following information within the ERR:

a. A description of the maintenance program is required that provides for regular inspections, All mitigation plantings and related improvements shall be maintained for at least three years following installation per DS 2-13.2.5.3

b. Where the Protected Riparian Area is on property that remains under the ownership of a single person or entity following the development, the Protected Riparian Area shall be protected through a conservation or public easement or other legal restriction upon further development per DS 2-13.2.6.D.

3. Show the Protected Riparian Area on the site plan.

4. Indicate clearly with a symbol on the plan and in the legend that delineates the 100-year flood plain.

5. On the aerial phot it appears that in places along the south bank of the wash the existing riparian vegetation extends outside of the line delineating "edge of existing vegetation and location of site preservation fence". Clarify and revise as necessary.

6. Additional comments may apply.
01/07/2008 PETER MCLAUGHLIN LANDSCAPE REVIEW Denied 1. Submit a copy of the Environmental Resource Report.

2. The ERR plan prepared shall include a discernable aerial photograph on the Plant Inventory taken in minimum scale of 1" = 60' along with the following information within the ERR:

a. A description of the maintenance program is required that provides for regular inspections, All mitigation plantings and related improvements shall be maintained for at least three years following installation per DS 2-13.2.5.3

b. Where the Protected Riparian Area is on property that remains under the ownership of a single person or entity following the development, the Protected Riparian Area shall be protected through a conservation or public easement or other legal restriction upon further development per DS 2-13.2.6.D.

3. Show the Protected Riparian Area on the site plan.

4. Indicate clearly with a symbol on the plan and in the legend that delineates the 100-year flood plain.

5. On the aerial phot it appears that in places along the south bank of the wash the existing riparian vegetation extends outside of the line delineating "edge of existing vegetation and location of site preservation fence". Clarify and revise as necessary.

6. Additional comments may apply.
01/07/2008 GBONILL1 ADA REVIEW Passed
01/17/2008 ELIZABETH EBERBACH ENGINEERING REVIEW Denied TO: Stephen Magelli, OPW Engineering, LLC
REVIEWER: Elizabeth Eberbach, PE
SUBJECT: Commercial Parking Lots: As-built/Site Plan and grading reviews
LOCATION: T15S R14E Sec17, 2320 East Aragon Rd, Ward 5
ACTIVITY NUMBER: T07CM04647, T07BU02575

SUMMARY: Engineering Division of Development Services Department has received and reviewed the site / grading plan submittal and does not recommend approval at this time. Address the following comments.

DRAINAGE REPORT/PLAN REVIEW COMMENTS:
1) DS Sec.11-01.16.1.A: Sheet 1 of the grading plan indicates a couple of new elevations. Address the following comments:
a) An "As-built" is required for the north parking lot. Label sheet 1 as As-built and seal for as-built.
b) Provide sufficient as-built elevations in and around basin for north parking area. Include changes to outlet construction.
c) Show total disturbance area on north parking lot, including fill encroachment to north side of wash.
d) Show as-built parking striping. Include any copy of the approved revised site plan striping plan.
e) Show and label location of storage area at southeast side of north parking area.
2) DS Sec.2-02.2.1.A: Revise layout to reflect minimum PAAL width shall be shown as 24-ft.
3) DS Sec.2-13: When any disturbing riparian jurisdictional floodplain areas, it is necessary to revise the Environmental Resource Report (ERR) Report explaining new project's hydrology and hydraulics, as well as the ERR aspects for the south parking lot. Assure the ERR report is updated to reflect the new project ERR aspects.
a) DS Sec.2-13.2.5.B.1.h: Discuss in report sediment transport characteristics along the watercourse centered on this location.
b) DS Sec.2-13.2.5.B.1.i: Discuss in report the existing and any proposed utilities to and across the site.
c) DS Sec.2-13.2.5.B.1.o: In the report, provide an ERR map identifying the type, location and extent of all riparian resources and plant associations per landscape comments.
d) DS Sec.2-13.2.5.B.1.p: Address the following comments:
i) Delineate proposed Protected Riparian Area on a plan view for south parking lot.
ii) State total area of the site,
iii) State total area of the Protected Riparian Area,
iv) State area within the Regulated Area,
v) State the total of any areas proposed to be disturbed within the Protected Riparian Areas.
e) DS Sec.2-13.2.5.B.1.w: Provide a draft Mitigation Plan in conformance with DS Sec.2-13.3 if development is proposed within the Protected Riparian Areas as determined by Landscaping.
f) DS Sec.2-13.2.5.B.2. h: State that temporary heavy duty construction fencing is required for south parking area. No grubbing, grading, or construction will occur on a project site which includes areas designated as Protected Riparian Area to be retained in a natural state until those designated areas are temporarily fenced. The temporary fencing shall remain in place during all phases of construction that could affect the Protected Riparian Area.
g) Provide summary or conclusion to the report stating that the new project is in compliance with ERR and DS standards.
4) DS Sec.2-02.2.1.A: Show improvements to Elvira Road - sidewalk and curb.
5) DS Sec.11-01.4.1.C.3: On the Private Paving and Grading Improvement plan sheets, address the following comments:
a) Show extents of existing and proposed disturbance area for north and south parking on the planview, clarifying proposed disturbance area for south parking and as-built / existing disturbance for north parking area along wash to clarify construction extents.
b) Label temporary construction fence on plan view and sections.
c) Provide total area of disturbance for south parking area on plan.
d) On the plan, clarify estimated cut and fill quantities for the new south parking area addition, including removal of all stockpile materials as determined by geotechnical report.
e) DS Sec.2-02.2.1: Show all existing easements for south parking area on the plan along with recordation information, location, width, and purpose.
f) Show existing and proposed fencing / wall along south boundary of south parking area where opening exists.
6) DS Sec.11-01.16.1: Submit a soils /geotechnical final report that includes percolation testing for north Retention basin, assessment of existing stockpiles at south portion of parcel, recommendations for use of stockpile soils / earthwork of existing materials, and recommendations for pavement section.
7) Due to encroachment along the wash at the north parking lot, a Floodplain Use Permit Application T07OT00863 for the project may be used for a revised floodplain use permit for the project, or a new application may be submitted. The Floodplain Use Permit will be reviewed concurrently with the site and grading plan resubmittal.
8) If the total area including both parking areas (parking overlaps same parcel) are one acre or more, submit a SWPPP.

For resubmittal provide three copies of the revised site & grading plan sheets, copy of the soils report, a Floodplain Use Permit Application, and a response letter. Call to discuss revision to ERR, or if you have any questions, I can be reached at 837-4934.

Elizabeth Eberbach, PE
Civil Engineer
Engineering Division
Development Services
02/12/2008 HEATHER THRALL ZONING REVIEW Denied TO: Development Services Department
Plans Coordination Office

FROM: Heather Thrall
Senior Planner

PROJECT: T07CM04647, 2320 E. Aragon
Greater than 25% expansion of commercial storage area
Constitutes full code compliance for entire site
1st Review, Commercial Site plan

TRANSMITTAL DATE: February 12, 2008

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 Standards (DS), American National Standards Institute (ANSI), and International Building Code 2006 (IBC). In addition, the project was reviewed for compliance with site plan criteria of DS 2-02.

2. This project consists of an expansion of land and vehicle use area to an existing business that provides long term parking of vehicles for airport customers. The existing business classification is "commercial storage", NOT parking, per the Board of Adjustment decision notice dated 11/17/04. The size of the land and vehicle use area expansion to the existing site is greater than 25%, which requires the entire site be brought up to current code requirements for a commercial storage use. Staff did a full code review on the entire site.

3. This development, as commercial storage, MUST COMPLY with development criteria per the P-I zone (LUC 2.7.1) and I-1 zone (LUC 2.7.2) requirements. Both these sections of the LUC refer to further development criteria that must be followed, LUC 3.5.10.1 and 3.5.5.1.H for the P-I zone, and LUC 3.5.10.1 in the I-1 zone. These sections state:

3.5.10.1 Commercial Storage. (P-I and I-1 zone requirements)
A. Adjacent to a residential use or zone, outdoor storage shall comply with the following.
1. Storage material shall not be visible from outside the screen.
2. Outdoor lighting shall be directed away from adjacent residential uses and zones.
B. Outdoor storage, when permitted, shall not be located in the street perimeter yard.

3.5.5.1.H. (P-I zone requirements) Outdoor storage, when permitted, shall not be located in a street perimeter yard. Outdoor storage areas shall be screened in accordance with Article III, Division 7, Landscaping and Screening Regulations. No materials or products shall be stacked or stored to exceed the height of the screen within fifty (50) feet of an adjoining residential zone or street. Outdoor display of finished products is permitted within a street perimeter yard in an area limited to ten (10) percent of the site area or ten thousand (10,000) square feet, whichever is less. Such display area may not encroach into required landscape buffer areas. Outdoor storage in the P-I zone is limited to twenty-five (25) percent of the site area. (Ord. No. 8582, ยง1, 9/25/95)

The LUC defines a Street Perimeter Yard as the perimeter yard between a street lot line and a building.

The issue of concern is that without a building along Aragon and along Plumer, and along Elvira - the entire land area along these three (3) streets IS THE STREET PERIMETER YARD. This means that commercial storage (of vehicles) activity, as proposed on the site plan, is NOT PERMITTED in the areas proposed, as this area IS EFFECTIVELY ENTIRELY STREET PERIMETER YARD AREA.

STAFF CONTINUED THE REVIEW WITH THE UNDERSTANDING THAT YOUR DESIGN MAY CHANGE ON THE RESUBMITTAL TO ACCOMMODATE THE ABOVE CODE SECTIONS.

4. Per DS 2-02.2.1.6, regarding the building at the east side of the site near Tucson Blvd:
A) dimension the building footprint
B) provide square footage
C) declare use of building - clarify if multiple tenants (note development designator criteria, and parking and loading calcs are based upon use)
D) list the actual existing building setbacks for records (this is the most updated plan)
E) list building height from grade for records
F) declare building openings - pedestrian and vehicle doors

5. Per DS 2-02.2.1.7, please list the required building setbacks as follows on the plan:
" Commercial storage use in P-I and I-1 abutting P-I and I-1 zoned property has a 0 zoning setback allowance. The minimum building setback from the back of the future curb location of Tucson Blvd. Is the greater of 21' or the height of the exterior building wall."

6. Per DS 2-02.2.1.8, regarding required parking:
A) The site plan notes indicate that parking, bicycle parking and loading are not required for this development, which is incorrect. Commercial storage requires parking per LUC 3.3.4., One (1) space per five thousand (5,000) sq. ft. GFA plus one (1) space per five thousand (5,000) sq. ft. of outdoor storage area for the first twenty thousand (20,000) sq. ft. of outdoor storage area plus one (1) space per ten thousand (10,000) sq. ft. of outdoor storage area for over twenty thousand (20,000) sq. ft. of outdoor storage area.
B) Provide the above note on the plan
C) Provide a parking calculation listing the number of required parking spaces
D) Declare on the plan where the required parking is, versus the commercial storage area
E) Move handicapped parking to an area where it is accessible to the building and the street(s) where the public shall enter from - in the shortest route per IBC 1106.6. Be sure to provide a marked route to the building per DS 2-08 and ANSI.
F) Provide signage in front of the handicapped spaces that posts illegal parking fines at $518.00, per Tucson City Code
G) Provide a calculation for required minimum amount of handicapped parking per IBC 1106.
H) Keynote on the plan - in the required parking area -which space will be van accessible.
I) Garage doors are shown on an assessor photo of the building. Parking spaces cannot be located in front of a vehicular entry area to the building.

7. Per DS 2-02.2.1.9, regarding bicycle parking:
A) bicycle parking is required, per LUC 3.3.4. A total of 8% of the required vehicle parking spaces must be the minimum number of bike spaces provided. If your use requires less than 50 vehicle spaces, all class 2 is allowed for the bike parking.
B) Provide a bike parking detail
C) Provide class 2 bike parking within 50' of the entry to the building, per DS 2-08.4.1

8. Per DS 2-02.2.1.10, provide sight visibility triangles off all drives.

9. Per DS 2-02.2.1.11, provide a minimum of 24' clear two way PAALs to circulate to required parking. Further review on this will be done at resubmittal.

10. Per DS 2-02.2.1.12, and regarding pedstrian/handicapped routes
A) per DS 2-08. a continuous pedestrian route must be provided from all streets a project abuts to the building, required parking area and dumpster on the site. Typically, non-public areas may permit striping in lieu of a sidewalk within a commercial storage development.
B) provide an accessible route to handicapped parking from the building and the street where public will access
C) provide truncated domes (early detectable warnings) on handicapped ramps where applicable
D) provide a detail for the handicapped ramp and truncated domes please - dimension and provide slopes
E) on the resubmittal, staff will be able to further review pedestrian/handicapped routes

11. Per DS 2-02.2.1.13, please keynote any proposed or existing freestanding signs or billboards.

12. Per DS 2-02.2.1.14, regarding loading zones:
A) commercial storage requires a loading zone based upon the gross floor area size of a building - up to 20,000 square feet requires 1 loading zone at 12x55. If the building is not a storage use, be advised that other loading zone criteria may apply. Keynote, stripe loading area please, and list required number per LUC loading calcs per use.

13. Per DS 2-02.2.1.19, please dimension the right of way along Tucson Blvd, as it is a Major Streets and routes and may widen. Please call out the future curb location, centerline, travel lane, etc.

14. Per DS 2-02.2.1.20, please ensure any easements are called out on the plan, with recordation information noted as well.

15. Per DS 2-02.2.1.25, please call out any proposed/existing free-standing lighting with vertical clearance for vehicle passage underneath, and base pole width.

16. Per DS 2-02.2.1.32, please call out dumpster location and provide pedestrian route to it. See Engineering comments for any other requirements.

17. Per DS 2-02.2.2.A.2, please provide the Floor Area Ratio for the building - using the total lot area of the project site.

18. As these lots are to function as one site, please combine the lots and also record a lot combination covenant ensuring that they will remain functioning as one site.

19. Please place a note on the plan that states "This project shall comply with regulations of the Airport Environs Overlay Zone, LUC 2.8.5, specifically the Airport Hazard District and Noise Control District 65."

20. Please note that further review comments may be forthcoming, depending upon the responses provided. I may be reached at Heather.Thrall@tucsonaz.gov or at 837-4951.


HCT C:\planning\site\DSD\T07CM04647 2320 E. Aragon.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents
02/13/2008 HEATHER THRALL ZONING HC SITE REVIEW Denied Please see zoning review comments.
12/21/2007 DAVE MANN FIRE REVIEW Approved

Final Status

Task End Date Reviewer's Name Type of Review Description
02/14/2008 VFLORES1 OUT TO CUSTOMER Completed