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Permit Review Detail

Permit Number: T08CM00621
Parcel: 12504034A

Review Status: Completed

Review Details: RESUBMITTAL - SITE ALL

Permit Number - T08CM00621
Review Name: RESUBMITTAL - SITE ALL
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
07/24/2008 HEATHER THRALL ZONING REVIEW Denied TO: Development Services Department, Plans Coordination Office
FROM: Heather Thrall, Senior Planner
PROJECT: T08CM00621, 2230 E. Speedway Blvd.
Change of use from Ronald McDonald house to medical office/office
Commercial site plan, 2nd review

TRANSMITTAL DATE: July 24, 2008

OFFICIAL DDO REFERRAL, ON CONDITION THAT COMMENT 3 & 6A ARE ADDRESSED ON SITE PLAN COPY PROVIDED TO DDO STAFF.

COMMENTS: resubmit revised drawings, redlines and a response letter, stating how Zoning comments for Land Use Code & Development Standards addressed.

1. (Per last/ current review - & acknowledged will provide on resubmittal after DDO processed.) Per DS 2-02.2.1.2, project comprised of 5 lots. Please combine with lot combination form and covenant, providing copies with recordation receipt.

2. Per DS 2-02.2.1.7, regarding setbacks:
A) former playhouse does not meet setbacks at south property line and the change of use requires greater setback. Please relocate to meet setback, or include in a DDO process. Structure should be noted as storage, as it does not meet garage definition.
B) Please list required minimum building setbacks for the office and medical office uses per development designator 30 against R-2 to south as "the required minimum building setback is 1.5 x the height of the exterior building wall".

3. Per DS 2-02.2.1.8,:Per zoning administration, change parking calc to following:
A) Per LUC 3.2.8, structure at south lot line cannot be used as a garage because alley access is not permitted to a commercial site. It can be used as storage, providing it is added to the parking calculation for the office use is serves. I acknowledge the parking calculation numbers will increase the need for parking to 56 spaces - HOWEVER - per LUC 3.3.8.4., and IBC 1106., you are providing 1 extra handicapped space. Per Wayne Bogdan, revise parking calculation to indicate a 1 space reduction allowed for providing an extra handicapped parking space. This will get you back down to keeping your 50 provided spaces, and still having a reduction of only 5 spaces under the DDO process.

4. Per DS 2-02.2.1.9, bicycle parking:
A) Thank you for the bicycle parking details. note which class 2 option utilized.

5. Per DS 2-02.2.1.12, regarding handicapped and pedestrian circulation:
A) per DS 2-08.3.1, please re-route pedestrian route to behind dumpster for safety.
B) DS 2-08.4.1.A, provide pedestrian route from street to building -integrate with above.

6. Per DS 2-02.2.1.14, regarding loading zones:
A) please revise the length of the eastern loading zone to be 12x35 per LUC 3.4.5.5.

7. DS 2-02.2.1.28, call out zoning to east as O-3, per Glenn Moyer - used for setback too.

8. Per DS 2-02.2.2.A.3, please revise the lot coverage to read " Floor Area Ratio"- "provided .24, allowed maximum .75" (still keep square footage of lot and buildings).

9. 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
07/25/2008 RONALD BROWN ZONING HC SITE REVIEW Denied 1. None of the ramps at all of the the accessible parking asiles comply with 2006 IBC/ICC 117.1, Sections 405 and 406.
a. The runs are too short for a 6" curb
b. The one in the middle and the one on the East side does not have a 4' wide landing at the top of the ramp
c. The ramp at the West side has a sloped wing in the middle of the accessible route going around the building.
2. The mark crossing from the building to the R.O.W. at Speedway can not be located directly behind the dumpster back up lane. Relocate access route to the middle accessible parking asile. Reverse the parking space and the asile space. Provide a side walk ramp as per ICC 117., section 405.
3. Redraw detail 2 to be reflective of site plan parking space layout.
4. Change Fine on signage to $532.00.
5. Show location of all signage on site plan.
6. Show spot gradwes through out entire length of accessible route to show compliance with ICC 403.3.
08/05/2008 JASON GREEN ENGINEERING REVIEW Denied DATE: August 6, 2008
SUBJECT: 2230 E Speedway Blvd Site Plan- 2nd 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 revised 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:

1) Engineering acknowledges the applicants request that this submittal is primarily to obtain sufficient comments as to satisfy minimum requirements as set by Russlyn Wells for initiating and processing a DDO for a reduction in parking spaces and other related items that may accommodate the existing improvements. At this time the site plan can not be approved as shown. A DDO process may be started for this commercial project, however all comments listed below must be satisfied and shown on the site plan that is submitted for final DDO approval. Engineering can only approve a site plan that has been stamped with the DDO approval. Therefore prior to DDO stamped approval all comments listed below must be shown on the site plan. If the approved DDO site plan does not address the site plan comments the DDO plan will require a revision.

2) Revise the site plan to provide the requested DDO Case Number on the lower right hand corner of the plan sheet.

3) DS Sec.2-02.2.1.A.8: Revise on the site plan and the label for the 6-inch extruded curbing within the right-of-way. All proposed curbing within the right-of-way must at a minimum be constructed per the vertical curbing detail found within the Public Improvement Standards. Provide verification if the curbing within the right-of-way is existing or proposed.

4) DS Sec.2-02.2.1.A.8: Revise the site plan to provide all dimensions for the proposed back-up spur, specifically the 3-foot radii that is required. Refer to DS Sec.3-05.2.2.D for clarification.

5) 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. Refer to Jose Ortiz (jose.ortiz@tucsonaz.gov) for all Transportation requirements. Speedway Blvd is mapped as a Major Streets and Route per the MS&R map. The minimum required radii for PAAL entrance/exit is 25-feet unless prior approval from TDOT is provided.

6) DS Sec.2-02.2.1.A.12: Revise the site plan to provide for the required handicap access ramps at both driveway entrance and exit. Provide the Standard Public Improvement Detail #207 for the driveways to meet the minimum requirements for handicap accessibility. Revise the proposed or existing curbing to allow for the required handicap ramps. These ramps are required even if a DSMR is proposed to reduce the required 6-foot sidewalk width to the existing 4-foot width. Per conversation with TDOT they will not approve a DSMR for a reduction of sidewalk width unless these handicap ramps are provided.

7) 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. Per the proposed site plan not all locations are labeled and there does not seem to be a scupper under the sidewalk along the east side of the "porch" that is attached to the existing office space.

8) DS Sec.2-02.2.1.A.12: Refer to comments from Ron Brown, RA Structural Plans Examiner for all handicap and ANSI Standard requirements that apply to this project.

9) 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.

10) DS Sec.2-02.2.1.A.12: Revise the site plan and the required pedestrian circulation path from the existing buildings and vehicular use area to the required sidewalk along Speedway Blvd. The pedestrian circulation path can not cross directly in front of the refuse container location for safety reasons. Label and dimension all pedestrian circulation paths.

11) 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 without the circulation path crossing in front of the refuse container area.

12) DS Sec.2-02.2.1.A.14: Provide (label and dimension) the required onsite maneuvering areas for the required loading zone that is shown on the east side of the building. Per Zonings comment the required loading zone must be larger. Verify that loading trucks can maneuver into this area. Per the site plan it shows a 9-foot area adjacent to the loading area, it may be possible to revise this dimension to keep the required 5-foot pedestrian circulation area, provide for the loading zone space and then be able to revise the curbing adjacent to the parking spaces so that vehicles can access this area. Verify that the revised location does not interrupt the parking requirements. Refer to AASHTO for the national standards for turning radii. All radii must be shown to scale.

13) 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.

14) 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.

15) 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.

16) DS Sec.2-01.2.1.A.23: Provide the Bench Mark used for the shown topography based on City of Tucson Datum, including City Field Book and Page number.

17) 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.

18) 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
08/06/2008 PETER MCLAUGHLIN LANDSCAPE REVIEW Denied 1. 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). Revise landscape plan to meet code. LUC 3.7.2.3.A

2. Label all required perimeter screening on the landscape plan. Indicate clearly the location, height and type of screening material used. LUC Table 3.7.2-I, DS 2-06.3.7.C, DS 2-07.2.2.A.3

3. 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

4. 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

5. 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.

6. Prior to plan approval 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.
08/06/2008 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.

Final Status

Task End Date Reviewer's Name Type of Review Description
05/11/2009 DELMA ROBEY APPROVAL SHELF Completed
05/11/2009 DELMA ROBEY OUT TO CUSTOMER Completed
05/11/2009 GERARDO BONILLA REJECT SHELF Completed