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Permit Review Detail

Permit Number: T09CM02096
Parcel: 13011269C

Address:
3450 E 34TH ST

Review Status: Completed

Review Details: SITE

Permit Number - T09CM02096
Review Name: SITE
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
08/12/2009 MARTIN BROWN FIRE REVIEW Approved
08/12/2009 RBROWN1 ADA REVIEW Passed Not a COT owned/operated property
08/13/2009 JASON GREEN ENGINEERING REVIEW Denied DATE: August 17, 2009
SUBJECT: 3450 E 34th Street- Engineering Review
TO: MPE Attn: Lisa Bowers
LOCATION: T14S R14E Sec21 Ward 5
REVIEWERS: Jason Green, CFM
ACTIVITY: T09CM02096 (Site Plan) and T09BU01151 (Grading Plan)


SUMMARY: Engineering Division of Development Services Department has received and reviewed the proposed site plan (T09CM02096), grading plan (T09BU01151), Drainage Report (JE Fuller Hydrology & Geomorphology, Inc., 03AUG09) and Stormwater Pollution Prevention Plan (JE Fuller Hydrology & Geomorphology, Inc., 04AUG09) for the above referenced property. Engineering Division does not recommend approval of the site plan or grading plan at this time. The following items need to be addressed:


SITE PLAN COMMENTS:

1) DS Sec.2-02.2.1.A.5: Clarify the proposed lot lines as shown on the site plan. All lot combinations will require approval from the Zoning Section of the City of Tucson Development Services Department prior to site plan approval.

2) DS Sec.2-02.2.1.A.8: Revise the site plan sheet A1.0 and Keynote #10 and #12 for the proposed gate location at the PAAL entrance adjacent to the proposed handicap parking spaces. The keynotes have been reversed in plan view and do not correspond to the proposed improvements.

3) DS Sec.2-02.2.1.A.8: Revise the site plan to clearly show the PAAL entrance located at the northwest corner of the building is closed off from traffic along 34th Street. If the entrance is to be abandoned then it must be closed off with a continuous curb that matches the existing curbing along 34th Street. Provide a detail or show in plan view the construction of the required curbing at the abandoned driveway entrance. Per Keynote #5 the existing parking area is to be removed and Keynote #20 the loading dock is unused and this area is to be turned into a water harvesting area, depressed 6-inches, revise.

4) DS Sec.2-02.2.1.A.11: Revise the site plan to label and dimension the required turn around area at the proposed gate locations at the entrance from 34th Street. Contact Jose Ortiz with Traffic Engineering (837-6730) for design criteria.

5) DS Sec.2-02.2.1.A.11: Verify and label the 18-feet radii and concrete curbs per City of Tucson Transportation Access Management Guidelines (TAMG), Section 5.5 at the driveway entrances located on 34th Street and Golf Links Road. Refer to DS Sec.3-01.3.2.C for street development standards. Standard driveway entrance design requires prior approval, in writing, from TDOT Permits and Codes, Thad Harvison at 837-6592.

6) DS Sec.2-02.2.1.A.12: Revise the site plan to label and dimension the required 5-foot sidewalk within the public right-of-way of 34th Street per DS Sec.3-01.3.3.A. All new development requires a new 5-foot sidewalk to be constructed within the public right-of-way.

7) DS Sec.2-02.2.1.A.12: Revise the site plan to label and dimension the connection of the required pedestrian circulation path from the proposed building to the required sidewalk located along the frontage of 34th Street. The pedestrian circulation must meet the requirements within DS Sec.2-08.

8) DS Sec.2-02.2.1.A.12: Revise the site plan to label all offsite handicap access ramps within the public right-of-way on both streets to verify they meet the design requirements per the Public Standard Detail #207. Provide details and minimum slope requirements at all transitions from pedestrian circulation to vehicular circulation.

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

10) DS Sec.2-02.2.1.A.16: Revise the site plan to label and dimension the required maintenance easement for the proposed basin outlet spillway located within the public right-of-way. Provide the recordation information for the maintenance easement (future maintenance of the spillway will be private and is the responsibility of the lot owner) for the proposed spillway that is shown offsite. Grading of the site can not be permitted until the maintenance easement is recorded.

11) DS Sec.2-02.2.1.A.16: Clarify the discrepancy in Keynote #5 on the site plan and Keynote #2 on the landscape plan. Per the site plan the existing parking area to the west of the building is to be removed and the area depressed 6-inches as a water harvesting basin. The landscape plan calls out parking to remain, clarify. Revise the civil sheets and the proposed topography to demonstrate this proposed water harvesting area so that the site plan, grading plan and landscape plan match.

12) DS Sec.2-02.2.1.A.16: Provide the Improvement Plan reference number for the existing catch basins and storm drains located along 34th Street. All existing drainage improvements that are shown on the site plan must have the referenced improvement plan for site verification.

13) DS Sec.2-02.2.1.A.17: Provide the cut and fill quantities on the site plan.

14) DS Sec.2-02.2.1.A.19: Revise the site plan to label both 34th Street and Aviation Parkway as public.

15) DS Sec.2-02.2.1.A.21: Clarify on the site plan the existing vertical curbing versus wedge curbing location within the public right-of-way of 34th Street. Verify if the proposed driveway entrances are at curb cut locations or if they are located at the wedge curb areas.

16) DS Sec.2-02.2.1.A.32: Verify all maneuverability for the proposed refuse container location. The turning radii, approach and back up design have been reviewed and are acceptable; however per the landscape plan the area adjacent to the refuse container proposes 2 trees. Verify the minimum height requirements per DS Sec.6-01.2.2.B.3. Overhead lines, branches, etc. must meet the minimum 15-foot clear height requirement for refuse pick-up.

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.


GRADING PLAN:

19) Provide a copy of the stamped approved site plan (T09CM02096). The grading plan can not be approved until verification that all details, locations, dimensions, and plan profiles match the approved site plan. Verify all information associated with the site plan is shown on the grading plan which will be used as the construction document.

20) Revise the civil sheet and Section A to provide construction details for all proposed riprap slope protection. Verify that the slope protection meets the minimum recommendations within the required Geotechnical Report. Provide the minimum rock size (based on rock riprap calculation), thickness, filter fabric specifications, method of placement, toe down, building setbacks, etc. for construction purposes.

21) Revise Section A to provide a Standard Detail call out (Standard Detail for Public Improvement #105) for the proposed hand rail adjacent to the basin and sidewalk.

22) Revise Detail A on Sheet C1.0 to provide all details and dimensions for construction purposes. The outlet weir and spillway must provide all dimensions for thickness, height, width, toe down depth, etc. The spillway that extends into the right-of-way must also be detailed and dimensioned on the grading plan for construction purposes. The minimum bleed pipe size for a basin outlet is required to be 6 inches not the 4 inches as labeled, revise.

23) Revise the grading plan to clearly show the PAAL entrance located at the northwest corner of the building is closed off from traffic along 34th Street. If the entrance is to be abandoned then it must be closed off with a continuous curb that matches the existing curbing along 34th Street. Provide a detail or show in plan view the construction of the required curbing at the abandoned driveway entrance. Per the site plan (Keynote #5) the existing parking area is to be removed, the loading dock is unused and this area is to be turned into a water harvesting area, depressed 6-inches, therefore public access must be limited and a continuous curb is required within the right-of-way.

24) Verify and label the 18-feet radii and concrete curbs per City of Tucson Transportation Access Management Guidelines (TAMG), Section 5.5 at the driveway entrances located on 34th Street and Golf Links Road. Refer to DS Sec.3-01.3.2.C for street development standards. Standard driveway entrance design requires prior approval in writing from TDOT Permits and Codes, Thad Harvison at 837-6592.

25) Revise the grading plan to label and dimension the required 5-foot sidewalk within the public right-of-way of 34th Street per DS Sec.3-01.3.3.A. All new development requires a new 5-foot sidewalk to be constructed within the public right-of-way.

26) Revise the grading plan to label and dimension the required maintenance easement for the proposed basin outlet spillway located within the public right-of-way. Provide the recordation information for the maintenance easement (future maintenance of the spillway will be private and is the responsibility of the lot owner) for the proposed spillway that is shown offsite. Grading of the site can not be permitted until the maintenance easement is recorded.

27) Clarify on the civil sheets and the proposed topography the water harvesting area proposed along the west side of the building. Verify that this proposed water harvesting area is shown on the site plan, grading plan and landscape plan to match.

28) Provide the Improvement Plan reference number for the existing catch basins and storm drains located along 34th Street and shown within plan view.

29) Revise the grading plan sheets to include the reference to the Geotechnical Report required for this project. Provide the date, job number, engineer who prepared the report, etc.

30) Provide a general note on the grading plan to state the following: "Call for a Pre-construction meeting prior to start of earthwork. To schedule a DSD Pre-construction meeting, SWPPP inspection or general Engineering Inspections, call IVR (740-6970), or schedule with a Customer Service Representative at the Development Services Department, or contact DSD Engineering at 791-5550 extension 2101, or schedule inspections online at:
http://www.ci.tucson.az.us/dsd/Online_Services/Online_Permits/online_permits.html

31) Please ensure that the grading plan is consistent with the site plan and Drainage Report. Grading standards may be accessed at: http://www.ci.tucson.az.us/dsd/DevStandsTOC.pdf.


GEOTECHNICAL REPORT:

32) DS Sec.10-02.14.2.6: A geotechnical report evaluation needs to be submitted for review, addressing the following:

a) Soils report should provide conformance with DS Section 10-02.14.2.6 regarding 30-foot boring for the basin, and provide a discussion of the potential for hydro-collapsible soils. Report should address building setback from the proposed retention basin.

b) Provide slope stability recommendations for all proposed constructed slopes and recommendations for the proposed rock riprap slope protection.

c) Provide pavement structure design recommendations.


STORMWATER POLLUTION PREVENTION PLAN: The proposed SWPPP meets the minimum requirements of the AzPDES Construction General Permit (CGP). However the SWPPP and Exhibits can not be stamped approved until approval of the grading plan. Provide both copies with resubmittal of the grading plan application for stamp approval.


GENERAL COMMENTS:

Please provide a revised site plan, grading plan, and a Geotechnical Report that addresses the comments provided above. Also provide and both copies of the proposed SWPPP and the Drainage Report for record keeping purposes and stamp approval. 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 and grading plan review.

For questions, or to schedule an appointment, I can be reached at 837-4929.



Jason Green, CFM
Senior Engineer Associate
Engineering Division
COT Development Services
08/14/2009 RONALD BROWN ZONING HC SITE REVIEW Denied 1. Show accessible ramp on the Niorth side of the building as shown on sheet C2.
2. Provide a large scale detail of ramp showing all critical accessible compliance issues and dimensions as per 2006 IBC, Section 1010 and ICC/ANSI 117.1, Section 405. Show all slopes, gard rails and handrails required for the full length of the ramp and accessible route along the North side of the building. Provide a gard/hand rail elevation.
3. The detectable warning is not required by code at the top of the parking access asile.
4. As per sheet A-1, the area East of the building is to become a basin. As per sheet L1, this area is to be resealed.
The Civil drawings do not note any action. If this is to remain a parking area, please provide a parking layout showing an accessibe route from the East side, accessible parking and access to the building.
END OF REVIEW
08/24/2009 ANDREW CONNOR LANDSCAPE REVIEW Denied 1. A street landscape border, per Sec. 3.7.2.4 of the LUC, is a landscape area with a minimum width of ten (10) feet, running the full length of the street property line(s) bounding the site except for points of ingress-egress.

2. Street landscape borders shall be located entirely on site, except that, if approved by the City Engineer or designee. Obtain permission for any off site landscaping.

3. In situations where the street landscape border is wider, than the minimum ten (10) foot requirement, the landscape border width needs to be determined for the purposes of calculating the fifty (50) percent vegetative coverage requirement, Sec. 3.7.2.4 of the LUC. The width is that area between the required screen and the property line.

4. Fifty (50) percent or more of the street landscape border area must have shrubs and vegetative ground cover per LUC 3.7.2.4

5. Indicate square footage of all landscaped areas and calculation of the percentage of vegetative coverage per DS 2-07.2.2.2.g.

6. One (1) canopy tree must be provided for every thirty-three (33) linear feet of landscape border per LUC 3.7.2.4.

7. A 30" continuous screen along entire street frontages for vehicle use area must be provided per LUC Table 3.7.2-I.

8. The area between the right-of-way line and sidewalk and the area between the sidewalk and the curb, if not covered with vegetation, shall be covered with an appropriate inorganic ground cover, such as decomposed granite.


9. Add the following notes to the landscape plan:


DS 2-06.6.0 MAINTENANCE STANDARDS.

a. Any plant material in areas of required landscaping that does not survive will be replaced with an equivalent size and species within thirty (30) days.

b. Plant material will be pruned as necessary to control size but not to disrupt the natural growth pattern or characteristic form of the plant except as necessary to achieve height clearance for visibility and pedestrian passage or to achieve a continuous opaque hedge if required.

c. Clipping and pruning of the plant material are required to allow maximum shading while preserving surveillance opportunities and preventing obstructive overhang into walks, curb areas, drives, and line of sight triangles. For general guidelines on height clearance of tree canopies, refer to Sec. 2-06.3.6.D, Sec. 2-06.3.6.E, Sec. 2-06.3.6.F, and Sec. 2-06.3.7.D.

d. All dead or removed plant material will be replaced with plant material acceptable under the requirements of the xeriscape landscaping regulations. Replacement material will be a minimum fifteen (15) gallon size for trees and five (5) gallon size for shrubs.

e. Regular landscape maintenance should ensure water efficiency and include, but not be limited to, pruning, mulching, weeding, and litter removal.

10. 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.

11. 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 plan.

12. Additional comments may apply.
08/25/2009 ANDREW CONNOR NPPO REVIEW Approved Exception
09/04/2009 STEVE SHIELDS ZONING REVIEW Denied DSD TRANSMITTAL

FROM: Steve Shields
Lead Planner

PROJECT: JDK 34th Street Property
T09CM02096
Site Plan (1st Review)

TRANSMITTAL DATE: September 8, 2009

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.

2. As this site comprises 3 parcels a lot combination is required prior to approval of the site plan. Provide a copy of the approved Pima County Combination Request Form and a copy of the recorded Covenant Regarding Development and Use of Real Property.

3. D.S. 2-02.2.1.A.7 As Aviation Pkwy is shown on the MS&R map and all streets boarding this property have and Average Daily Traffic greater than 1000 the required perimeter yard setback is measured from the back of curb, existing or future. Provide a dimension form the northwest corner of the building to the back of curb along 34th Street. Also the setback information shown under the "ZONING CODE REVIEW CHECKLIST" is not correct. This property is bordered by streets along the north, west and a portion of the south property lines and the required perimeter yard setback is 21' or the Height (H) of the structure.

4. D.S. 2-02.2.1.A.9 Show the location of the proposed bicycle parking on the site plan and provide a detail for both Class 1 and Class 2 the includes materials for lighting, paving, and security; fully dimensioned layout; location; specific type of rack and the number of bicycles it supports. See comment 17 below for required bicycle parking.

5. D.S. 2-02.2.1.A.11 Keynote 10 & 11 calls out "ROLLING GATE" and the plan shows swing type gates. Please clarify what type of gate is proposed as the gate shown just east of the proposed handicapped parking appears to obstruct access to the parking space.

6. D.S. 2-02.2.1.A.12 Clearly identify the extents of asphalt paving on the plan.

7. D.S. 2-02.2.1.A.12 Once comment 6 has been addressed the requirements of D.S. 3-05.2.3.C.1 can be verified.

8. D.S. 2-02.2.1.A.12 Once the required sidewalk is shown along 34th Street, see engineering comments, extent the proposed 5' sidewalk shown west of the handicapped vehicle parking space to connect to the sidewalk within the right-of-way, see D.S. 2-08.3.1 & 2-08.4.1.A.

9. D.S. 2-02.2.1.A.13 If applicable show the location, type, size, and height of existing and proposed signage.

10. D.S. 2-02.2.1.A.18 Label Aviation Pkwy. As an MS&R.

11. 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.

12. D.S. 2-02.2.1.A.25 If applicable show the existing and proposed site lighting on the plan.

13. D.S. 2-02.2.1.A.28 Provide the existing zoning for the parcels northwest of 34th Street and southwest of Aviation Pkwy.

14. D.S. 2-02.2.1.A.31 Provide the existing use on the plan and provided documentation for the approved use.

15. D.S. 2-02.2.1.A.31 The proposed use should include the Subject to sections 3.5.5.1.B, .F, .G, and .H.

16. D.S. 2-02.2.2.A.3 The required Floor Area Ratio (FAR) cannot be verified until comment 14 has been addressed. If LUC Section 2.8.5.8.A.1.c applies than the allowed FAR would be 0.50 or 50,529.6 sq. ft.

17. D.S. 2-02.2.2.A.4 The bicycle parking calculation is not correct. Per LUC Section 3.3.4 INDUSTRIAL USE GROUP, General Manufacturing, Bicycle: Eight (8) percent - ninety (90) percent Class 1 and ten (10) percent Class 2. This said one (1) Class 2 and three (3) Class 1 bicycle parking spaces are required.

18. D.S. 2-02.2.2.A.5 The loading space calculation is not correct. Per LUC Section 3.4.5.1 and a building square footage of 22,150 one (1) 12 x 55 loading space is required.

19. Until the prior approved use has been verified the requirements of the AEZ cannot be verified. Please be aware that this property is within the ADC-1, NCD 65 and the AHD.

20. Depending on how the above comments are addressed addition comments may be forth coming.

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

C:\planning\site\t09cm02096

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and documents that verify last approved use for this site.
09/04/2009 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied Revise the site drawing to include the following information:
a. the 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
d. the approximate location of the connection to the public sewer
e. the location, invert, and rim elevation of all manholes
Reference: City of Tucson Development Standard No. 2-05.0 2.3 and Section 103.2.3, UPC 2006.

Final Status

Task End Date Reviewer's Name Type of Review Description
09/11/2009 CPIERCE1 OUT TO CUSTOMER Completed