Permit Review Detail
Review Status: Completed
Review Details: SITE
Permit Number - T08CM00621
Review Name: SITE
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/26/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 03/06/2008 | HEATHER THRALL | ZONING | REVIEW | Denied | TO: Development Services Department Plans Coordination Office FROM: Heather Thrall Senior Planner PROJECT: T08CM00621, 2230 E. Speedway Blvd. Site changes to support new medical office/office tenants (former Ronald McDonald House) Commercial site plan, 1st review TRANSMITTAL DATE: March 6, 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), Tucson City Code 20-222 and International Building Code 2006 (IBC). Specifically, the drawing was reviewed for compliance with site plan criteria outlined in DS 2-02. 2. The project consists of a change of use from a children's medical services (Ronald McDonald House) to a medical office and administrative office tenant. To accommodate the new tenants, site work is being done to provide more parking, removal of a porch on the building at the east side, remove/realign landscaping islands, provide a loading zone, and provide different pedestrian pathways. The site changes and change in uses requiring more parking constitutes a full code compliance review. It is apparent that there is an insufficient amount of parking for the project, and it has been clarified on the plans that the applicant desires to proceed to apply for a Design Development Option (DDO) to receive permission to reduce the total number of parking spaces provided by 5 spaces. Please note that the last use obtained a Board of Adjustment variance (C10-96-60) to delete a loading zone. With the change of use and full code required, the variance is void. 3. Per DS 2-02.2.1.2, I see that the project is comprised of 5 parcels. Please combine the parcels with a lot combination form and lot combination covenant to ensure they receive one tax code and will function as one site. Building setbacks, lot coverages, etc. were reviewed with this process in mind to address those issues as one overall functioning site. Please provide copies of the documents once they are signed and recorded, and please include the recordation receipt from the Pima County Recorder's Office. 4. Per DS 2-02.2.1.4, please provide a location map that shows the project centered, with a scale of 3" = 1 mile for the map, include major and bounding streets within a mile. 5. Per DS 2-02.2.1.6, regarding buildings: A) Please call out any roof overhangs B) Please call out all entrances to the building C) Please call out the heights of all the buildings D) Please call out the location of the office versus medical outpatient uses E) Please clarify if all buildings are single or two story F) Please clarify why there are two different square footages noted for the small building to the east - I see in the parking calculation the smaller number was used. G) On an aerial photo, I see a porch on the smaller building to the east, this porch does not appear on the last approved site plan - nor does it appear on the current project. Will the porch be removed? If so, please put in a dashed line on the building area and indicate it's removal is pending. If it has been removed, disregard. 6. Per DS 2-02.2.1.7, regarding setbacks: A) Per Craig Gross, Zoning Administrator, the smaller building to the east side of the site can remain at a reduced setback, as the variance for the setback under case C10-96-60 can remain in place. B) The former playhouse for the last use does not meet setbacks at the south property line, as it is now a change of use that requires a greater setback. Please have the structure relocated to meet the setback, or include in a DDO or variance process. C) Please list the required minimum building setbacks for the office and medical office uses per development designator 30 against R-2 (across an alley less than 20' wide is to go to the zoning of the nearest adjacent property line - which is R-2 in this case) as "the required minimum building setback is 1.5 x the height of the exterior building wall". D) Please clarify that the adjacent property lines to the East and West have a 0' setback allowance due to their O-3 zoning. E) As this drawing will be the most updated drawing for records, please provide existing building setback dimensions to all lot lines adjacent, and to the back of future curb (existing curb if Speedway has widened to the fullest) location of Speedway. F) Please dimension the distance between each of the buildings 7. Per DS 2-02.2.1.8, regarding parking: A Please be advised, If there are 2nd floors to the buildings, the parking calculation can increase. B) Please note that the square footage for the medical uses is reflected slightly differently in the parking calculation than on the actual building to the east square footage notation. Please clarify. C) It appears there is landscaping in a proposed parking space at the north side - please clarify. D) Please provide a typical dimension for wheel stop distance from top of parking space - should be fully contained 2'6" within the top of the parking space. E) Please provide striping or curbing to layout the full required minimum length of a parking space - adjacent to the trash and adjacent to the west entry to the site. It appears these parking spaces are shortened. F) Per ANSI 504 - a handicapped access aisle is required for handicapped parking spaces. The parallel handicapped space provided does not have an access aisle - and adjacent sidewalk cannot be substituted for the access aisle. Please revise or relocated the space. Keep in mind, only 1 van accessible space is required - the other two spaces needed can have 5' wide access aisles. G) The proposal to apply for a DDO to reduce the number of provided parking spaces for this use from 56 required to 51, cannot proceed with the current design, given the changes expected will cause two additional spaces to be lost for a total of 7 spaces (see comment 12 as well). 5.3.5.3. N of the LUC states that only 5 spaces can be reduced under the DDO process. Please redesign the layout, or a variance must be obtained. 8. Per DS 2-02.2.1.9, bicycle parking: A) As the site has more than 50 vehicle parking spaces provided, the bicycle parking for both class 1 and class 2 must be provided, rather than all class 2 parking spaces. Please revise by providing 2 class 1 bicycle lockers on the site as well. B) Per DS 2-09, class 2 bike parking needs to be provided within 50' of the entrance to each building. To meet this code, please disperse the bike parking more evenly between the buildings. C) Please provide a bike parking detail for both class 1 and class 2, per updated version of DS 2-09 on the internet 9. Per DS 2-02.2.1.11, regarding PAALs: A) please dimension all entry/exit PAALs to the site B) please provide directional arrows for the flow of traffic through the site C) please dimension the PAAL widths at each end of the site D) please provide a dimension for the back up spur and the distance it is from the building, per DS 3-05 10. Per DS 2-02.2.1.12, regarding handicapped and pedestrian circulation: A) per DS 2-08.3.1, a pedestrian route needs to be provided to the dumpster from the building B) per DS 2-08.4.1.A, please provide a pedestrian route from Speedway to the building C) please dimension the widths of all sidewalks to ensure they meet DS 2-08 11. Per DS 2-02.2.1.13, please call out any free-standing signage with specs 12. Per DS 2-02.2.1.14, regarding loading zones: A) LUC 3.4.4.1.B.2 requires a loading zone for each building that is 1500 s.f. or greater. Per LUC 3.4.5.6, the 2704 s.f. building needs a loading zone at 10x18. Please provide. 13. Per DS 2-02.2.1.20, please ensure any/all easements are shown graphically with recordation information. 14. Per DS 2-02.2.1.21, please call out future curb of Speedway (if existing label as existing/future curb). 15. Per DS 2-02.2.1.25, please call out any free-standing lighting, provide width of pole base and vertical clearance if within vehicular use area. 16. Per DS 2-02.2.1.28, please call out the zoning of adjacent parcels (O-3 east and west)- and parcel across alley to south (R-2). 17. Per DS 2-02.2.1.38, please list the Board of Adjustment variance case C10-96-60, indicating it still remains in place for the setbacks for the smaller building to the east side. 18. Per DS 2-02.2.2.A.3, please revise the lot coverage calculation provided to be a Floor Area Ratio calculation - which is only the building footprint square footage divided by the lot area square footage. 19. Please note that depending upon responses, further review comments may be forthcoming. Should you have any questions, I may be reached at Heather.Thrall@tucsonaz.gov or at 837-4951. If you have any questions about this transmittal, please call (520) 791-5608. HCT C:\planning\site\DSD\T08CM00621 2230 e speedway.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents |
| 03/07/2008 | HEATHER THRALL | ZONING HC SITE | REVIEW | Denied | Please see zoning review comments. |
| 03/10/2008 | JASON GREEN | ENGINEERING | REVIEW | Denied | DATE: March 11, 2008 SUBJECT: 2230 E Speedway Blvd Site Plan- Engineering Review TO: George Holguin LOCATION: T14S R14E Sec08 Ward 6 REVIEWERS: Jason Green, CFM ACTIVITY: T08CM00621 (Site Plan) SUMMARY: Engineering Division of Development Services Department has received and reviewed the site plan (T08CM00621) 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: The project consists of a change of use from children's medical services (Ronald McDonald House) to a medical office and administrative office tenant. The site changes and change in use requiring more parking constitutes a full code compliance review. Engineering Division has reviewed this project for conformance with the Development Standards (DS) and Land Use Code (LUC). More specifically DS Sec.2-02, 3-05, 6-01, 10-01 and Chapter 25 of the Tucson Code. 1) Revise the site plan to provide the site plan number (T08CM00621) and the requested DDO Case Number on the lower right hand corner of the plan sheet. 2) DS Sec.2-02.2.1.A.1: Revise the site plan to correctly label the scale that was used to draw the plan. The plan references a 1-inch equals 30-foot scale, however the drawing is scaled to 1-inch equals 10-feet, revise. 3) DS Sec.2-02.2.1.A.4: Provide a location map on Sheet DDO-1 with the parcel centered and identify conditions within the square mile area shown, such as major streets, watercourses and Township, Range and Section corners. Provide the location map at a 3-inch equal 1-mile scale and label section corners. 4) DS Sec.2-02.2.1.A.8: Revise the site plan to label and dimension the 6-inch extruded curbing around the proposed vehicular use area. Curbing is required to prevent encroachment onto the adjacent property and landscape area. 5) DS Sec.2-02.2.1.A.8: Revise the site plan to dimension, or provide a detail, for all planting areas that are within the vehicular use area. Refer to DS Sec.2-06.3.3.C and Figure 3 under DS Sec.3-05 for square footage and minimum width/radii requirements. 6) 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/or the required clear 4-foot pedestrian path. 7) DS Sec.2-02.2.1.A.8: Provide the dimensioned radii for all areas of the parking lot to verify that the PAAL intersections and PAAL curvatures meet the minimum requirements within DS Sec.3-05.2.1. 8) DS Sec.2-02.2.1.A.8: Revise the site plan to provide dimensions for the proposed back-up spur with a minimum of 3 feet in depth, a 3-foot radius, and a 3 foot separation between curb and any proposed pedestrian circulation, walls or unsurfaced areas. Refer to DS Sec.3-05.2.2.D for clarification. 9) DS Sec.2-02.2.1.A.8: Revise the 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 on angled parking requirements. 10) DS Sec.2-02.2.1.A.8: Revise the site plan to dimension the minimum 24-foot PAAL widths at all locations on the site plan. 11) DS Sec.2-02.2.1.A.10: Revise the site plan to dimension the required sight visibility triangles. Verify that all dimensions meet the requirements within DS Sec.3-01.5.1. 12) DS Sec.2-02.2.1.A.11: Label and dimension the minimum PAAL entrance widths for the vehicular use area shown on the site plan. Refer to the Transportation Access Management Guidelines for minimum curb cut and drive way entrance requirements at public roadways for street development standards. 13) DS Sec.2-02.2.1.A.11: Depict and label the required 25-feet radii concrete curb returns per City of Tucson/Pima County Standard Detail 213 (PC/COT SD 213 and the Transportation Access Management Guidelines (TAMG) at both proposed driveway entrances located on Speedway Blvd. 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 for street development standards. 14) DS Sec.2-02.2.1.A.12: Revise the site plan to label and dimension all onsite pedestrian circulation areas. Pedestrian circulation adjacent to the buildings must provide a minimum 4-foot width, however a clear 5-foot minimum width is required where it is adjacent to the PAAL. 15) DS Sec.2-02.2.1.A.12: Revise the site plan to show the location of all scuppers existing/proposed under the sidewalk for roof drainage. Provide separate details for the scuppers showing the standard detail number for public improvements required meeting these requirements in order to convey the 10-year flow under the pedestrian circulation. 16) DS Sec.2-02.2.1.A.12: Revise the site plan to provide a detail for all proposed handicap access ramp. Revise the plan to show that all 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 from pedestrian circulation to vehicular circulation. The site plan must clearly show all handicap ramp locations, clarify. 17) DS Sec.2-02.2.1.A.12: Verify that the landing for the required handicap ramp is physically separated from the vehicular use area. Verify that the required ADA access ramp provides for the required 5-foot landing at the top of the ramp to meet ADA compliance. Provide a detail of all handicap ramps, clearly indicating slope, width, location of truncated domes, landing, etc. 18) DS Sec2-02.2.1.A.12: Verify the required 6-foot wide sidewalk along the street frontage of Speedway Blvd. Per the adopted Mayor and Counsel policy all sidewalks along MS&R right-of-ways for arterial and collector streets require 6-foot wide sidewalks. If an existing sidewalk is already constructed along the frontage of Speedway Blvd 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 6-foot sidewalk will be required. A DSMR will be required for modifying the development standards to allow a sidewalk that does not meet the minimum 6-foot width requirements along Speedway Blvd. The DSMR must be approved prior to site plan approval. All exhibits and discussion must reflect any changes made by the approved DSMR. Provide a General Note to list the DSMR number, the Development Standard being modified along with the date of DSMR approval. 19) 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 existing buildings and vehicular use area to the required sidewalk along Speedway Blvd. Label and dimension all pedestrian circulation paths. 20) DS Sec.2-02.2.1.A.12: Revise the site plan to provide the required pedestrian circulation path from the proposed buildings to the refuse enclosure. 21) DS Sec.2-02.2.1.A.14: Provide (label and dimension) the required onsite maneuvering areas for the required loading zones that is shown on the site plan. Refer to AASHTO for the national standards for turning radii. All radii must be shown to scale. 22) DS Sec.2-02.2.1.A.16: Provide the Improvement Plan reference for the existing catch basin and storm drain located along Speedway Blvd. All existing drainage improvements that are shown on the site plan must have the referenced improvement plan for site verification. 23) DS Sec.2-02.2.1.A.16: Revise the site plan so that the stormwater discharge from the revised vehicular use area drains into the proposed planting areas and the 10-foot front landscape border/water harvesting area to help reduce onsite flows from leaving the site. 24) DS Sec.2-02.2.1.A.16: Provide spot elevations around the proposed refuse container location to verify that stormwater does not pond within the container area, but is diverted away from and into the landscape areas. 25) DS Sec2-02.2.1.A.16: Provide flow arrows on the site plan to identify drainage patterns for the roof drainage to verify downspout and scupper locations and to verify how the stormwater from the vehicular use area drains into the required landscaping 26) DS Sec2-02.2.1.A.17: Provide the estimated cut and fill quantities on the revised site plan for grading plan purposes, if applicable. 27) DS Sec.2-02.2.1.A.19: Provide the recordation information for Speedway Blvd; label the road as both a Public Road and a MS&R. Clearly label the centerline of the road. 28) DS Sec2-02.2.1.A.19: Revise the site plan to label the shown right-of-way for Speedway Blvd as existing and/or future. Verify the MS&R future right-of-way width. 29) DS Sec.2-01.2.1.A.20: Verify that all existing easements are drawn with recordation information, location, width, and purpose of on the site plan. 30) DS Sec.2-01.2.1.A.21: Provide dimensions from the street monument lines to the existing and/or proposed curb, 6-foot sidewalk, driveway and any utility lines. 31) DS Sec.2-01.2.1.A.23: 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. 32) DS Sec.2-02.2.1.A.32: Revise the site plan and provide a detail to show that the refuse enclosure meets the minimum requirements of DS Sec.6-01. Refer to Figure 3 (attached to the hard copy of this letter) and DS Sec.6-01.4.2 for specifications and requirements on access, placement of containers, bin enclosure and construction. 33) DS Sec.2-02.2.1.A.32: Revise the maneuverability (label and dimension turning radii in plan view) for refuse vehicles that are shown in plan view (the radii dimensions must be taken from the same centered location for an accurate dimension). Revise the refuse container location so that the refuse vehicle has the required 14-foot x 40-foot clear approach and the required 40-foot back-up distance without having to back-up into the proposed parking spaces. 34) 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 Thad Harvison at 837-6592 for all additional questions regarding r-o-w. 35) 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 |
| 03/13/2008 | PETER MCLAUGHLIN | NPPO | REVIEW | Denied | Based on aerial photos of the site it appears that viable native trees existing on the site will be impacted by the parking area reconfiguration and proposed trash dumpster location. A Native Plant Preservation Plan is required. Provide an aerial photo with the plan detailing mitigation. Refer to DS 2-15 for NPPP standards. Further comments may apply once a revised landscape plan and a native plant preservation plan are submitted. |
| 03/14/2008 | PETER MCLAUGHLIN | LANDSCAPE | REVIEW | Denied | 1. Submit a separate landscape plan per DS 2-07.0. to verify that entire site meets current minimum requirements. Indicate all improvements including those existing and those proposed. Show all required landscape borders including the interior landscape borders where required along the south, east and west property lines per LUC Table 3.7.2-I 2. Label required screening within landscape borders and along property lines and adjacent to parking areas. Indicate the height and type of screening material used. The location of required screens for interior property lines is the property line. LUC Table 3.7.2-I, DS 2-06.3.7.C, DS 2-07.2.2.A.3 3. On the landscape plan indicate the location of all plants, existing and proposed, including those located near the existing buildings and along property lines as depicted on the DDO Concept Plan "J". DS 2-07.2.2.A.1.a & c. 4. Canopy trees must be evenly distributed throughout the vehicular use area. 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). Show how the site meets code on the landscape plan. LUC 3.7.2.3.A 5. 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. Indicate the methods by which water harvesting or storm water runoff is used to benefit planting areas on the site. LUC 3.7.4.3.B 6. Add a location map to the upper right hand corner of the plan per DS 2-05.2.1.D.3 7. Dimension the length of all landscape borders, indicate square footage of all landscaped areas and provide a calculation of the percentage of vegetative coverage per DS 2-07.2.2.2.g. Fifty (50) percent or more of the street landscape border area must have shrubs and vegetative ground cover per LUC 3.7.2.4 8. Refer to DS 2-07.2.2 and DS 2-06.5.4 for the specific content required in the following elements of the landscape plan: Maintenance Schedule, Grading Information, Irrigation Plan, Construction Details. Revise landscape plan to include required content and specifications. Grading information on the landscape plan shall include contour lines, spot elevations, percent slope across the site and direction of slope of paved areas, existing grades on adjacent rights-of-way and adjacent sites, and the methods by which water harvesting/ storm runoff is used to benefit planting areas on the site. DS 2-07.0, LUC 3.7.4.3.B 9. 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. 10. Clarify on the landscape plan how the project complies with the dust control provisions of LUC 3.7.2.7. All disturbed areas including adjacent right of ways shall be treated with ground cover such as decomposed granite to help reduce dust pollution. LUC 3.7.2.4.A.4 Include dust control for adjacent right-of-way areas. 11. Show on site plan the sight visibility triangle for the easternmost exit drive. DS 3-01.5. DS 2-02.2.2.1.A.10 12. Dimension the minimum dimensions 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 13. Based on aerial photos of the site it appears that viable native trees existing on the site will be impacted by the parking area reconfiguration and proposed trash dumpster location. A Native Plant Preservation Plan is required. Provide an aerial photo with the plan detailing mitigation. Refer to DS 2-15 for NPPP standards. 14. Add the DDO case number to all sheets of the site plan, landscape plan and native plant preservation plan in the lower right hand corner of the sheets. Further comments may apply once a revised landscape plan and a native plant preservation plan are submitted. |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 07/21/2008 | CPIERCE1 | OUT TO CUSTOMER | Completed |
| 07/21/2008 | SUE REEVES | REJECT SHELF | Completed |