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Permit Review Detail

Permit Number: T09CM03255
Parcel: 104061830

Review Status: Completed

Review Details: COMMERCIAL NEW

Permit Number - T09CM03255
Review Name: COMMERCIAL NEW
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/05/2010 DAVID RIVERA ZONING REVIEW Denied Zoning cannot approve the building plans until the site plan is approved.
01/07/2010 RAY MAJUTA ELECTRICAL-COMMERCIAL REVIEW Approved
12/11/2009 BETH GRANT COMMERCIAL IMPACT FEE COMMERCIAL IMPACT FEE PROCESSING Completed
12/11/2009 RONALD BROWN ZONING HC REVIEW Denied 1. Provide for proper mounting heights and dimensions for all toilet fixtures and accessories as per 2206 IBC, Chapet 11 and ICC (ANSI) 117.1, Chapter 6.

END OF REVIEW
12/11/2009 RONALD BROWN BUILDING-COMMERCIAL REVIEW Denied 1. Call out size of steel columns on structural plans as per calculations.
2. Provide toilet wall finishes as per 2006 IBC, Section 1210.2.
3. Provide completed Special Inspection Certifications for:
a. Foundation
b. Excavation
c. Structural Masonry
4. Provide all as designed toilet elevations. Generic details are not acceptable.
END OF REVIEW
12/14/2009 JASON GREEN ENGINEERING REVIEW Denied DATE: December 17, 2009
SUBJECT: 2051 W Jim Howard Pl- Engineering Review
TO: Raymond Ybarra
LOCATION: T13S R13E Sec22 Ward 3
REVIEWER: Jason Green, CFM
ACTIVITIES: T09CM03255 (Site Plan), T09CM03255 (Building Plan) and T09OT02682 (Floodplain Use Permit)


SUMMARY: Engineering Division of the Planning and Development Services Department has received and reviewed the proposed site/building plan (T09CM03255), Floodplain Use Permit, Hydrology/Hydraulic Report (Arroyo Engineering, Inc., 26MAY95), and Geotechnical Engineering Evaluation (Western Technologies Inc., 30 JUN95) 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:


HYDROLOGY/HYDRAULIC REPORT COMMENTS:

1) Provide a new HH Report to show that detention/retention requirements per DS Sec.10-01 have been addressed for Lot 3. Provide a discussion in a new HH Report with hydrographs and basin calculations to verify Critical Basin requirements have been addressed. The submitted HH Report only covers the detention/retention requirements for Lots 1 and 2 and the construction of the required basin on those 2 lots. Per the HH Report submitted it clearly states "that a stormwater detention/retention plan will need to be prepared at the time that a development plan for Lot 3 is submitted." Per DS Sec.10-02.14.2.1 Retention/detention requirements apply to any commercial development on a site or lot larger than 1 acre in size and to any lot subdivided since September 4, 1984.

2) Verify that the HH Report and site plan design meets all requirements of floodway fringe development per Chapter 26 Sec.26-5.2 of the Tucson Code. Clarify stem wall design for both structures in order to elevate the lowest finish floor 1-foot above the base flood elevation (FEMA SFHA Zone AO1) without increasing the BFE by more than one-tenth of a foot. Both BFE and FFE need to be clearly called out on the plan and in the details.

3) Verify that all proposed drainage infrastructure required for the design of the basin as shown in the HH Report and post drainage exhibit map are labeled and dimensioned on the site and grading plan for site layout and construction purposes.


SITE PLAN COMMENTS:

4) DS Sec.2-02.2.1.A.5: Revise the plan sheets to clearly delineate the property lines between the shown property pins. Provide a line weight different from the fencing and easement lines.

5) DS Sec.2-02.2.1.A.5: Revise General Note #3 to include the Basis of Elevation description as required. Provide the floodplain information in a separate note under the Permitting Note section (see comment below for wording). Revise the site plan and the Basis of Elevation note to indicate the ground elevation based on City of Tucson Datum (indicate the COT field book number and page along with the datum reference used).

6) DS Sec.2-02.2.1.A.6: The site plan is proposing 2 new buildings (1 and 2) and will require at a minimum 2 separate Floodplain Use Permits (FUP) to track the elevation certificates that will be required for the verification of the lowest finished floor elevation for both buildings. Provide an additional FUP for building 2 at resubmittal and verify through Zoning if a separate building application is required for building 2.

7) DS Sec.2-02.2.1.A.8: Revise the site plan to label and dimension the setbacks from the proposed PAAL along Miller Avenue to any existing poles, scuppers, catch basin etc. to verify conformance per Tucson Code Chapter 25-40 a & b. Clarify the concrete header for the PAAL located along Jim Howard Place and how it is constructed in respects to the adjacent PAAL and any associated concrete headers.

8) DS Sec.2-02.2.1.A.8: Curbing is required for the north side of the PAAL adjacent to the landscape area in the northeast corner. Provide a label and detail for the required curbing to separate vehicular use area from landscaping. If this area is not required landscaping and is being used as storage area a barrier is required to prevent encroachment into the labeled sight visibility triangle.

9) DS Sec.2-02.2.1.A.8: Revise the site plan to provide a section label in plan view for the proposed "typical paving section detail" for the transition from vehicular use area to storage area.

10) DS Sec.2-02.2.1.A.11: Verify and label the radii for both sides of the proposed driveway per City of Tucson Transportation Access Management Guidelines (TAMG), Section 5.5. Refer to DS Sec.3-01.3.2.C for street development standards. Standard driveway entrance design or reduced radii for curb returns will require prior approval, in writing, from TDOT Permits and Codes, Thad Harvison at 837-6592.

11) DS Sec.2-02.2.1.A.11: Revise the site plan to clarify all curbing and/or concrete headers. Provide the location with a label to the Standard Detail for Public Improvement for the proposed improvement. Specifically the required 6-inch vertical curbing required for the PAAL entrance off of Miller Avenue and the proposed concrete header for the PAAL entrance off of Jim Howard Place. Verify how all curb returns or headers are constructed and that they do not adversely impact existing improvements.

12) DS Sec.2-02.2.1.A.12: Revise the site plan to label and dimension the removal of the existing 5-foot sidewalk and curb within the public right-of-way at the proposed PAAL location along Miller Avenue.

13) DS Sec.2-02.2.1.A.12: Revise the site plan to label and dimension the required onsite pedestrian circulation path from both right-of-ways to both buildings 1 and 2, a pedestrian circulation between proposed buildings 1 and 2 and also around building 2. Per DS Sec.3-05.2.2.B.1 a pedestrian circulation must provide a clear 4-foot minimum width unless adjacent to a PAAL which would require a 5-foot width.

14) 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.

15) DS Sec.2-02.2.1.A.15: Revise the site plan to verify it meets the requirements of floodway fringe development per Chapter 26 Sec.26-5.2 of the Tucson Code. Clarify stem wall design for both structures in order to elevate the lowest finish floor 1-foot above the base flood elevation (FEMA SFHA Zone AO1). Clearly label both the base flood elevation and regulatory flood elevation in plan view and in the elevation details for FFE verification.

16) DS Sec.2-02.2.1.A.15: Revise the site plan sheet to label and dimension the Q100 discharge at the down stream end of the existing culverts and the existing 100-year floodplain limits associated with the FEMA FIRM panel. All flows of 100-cfs or more must be shown along with the existing floodplain limits on the site plan. A Permitting Note may be added in lieu of the floodplain limits as long as it specifically states the following; "This property is located within a FEMA Special Flood Hazard Area Zone AO1 per the Flood Insurance Rate Map 04019C1619K, effective date February 8, 1999. Elevation Certificates will be required for both buildings prior to P2S and P2F inspections."

17) DS Sec.2-02.2.1.A.16: Provide the Improvement Plan reference number for all existing drainage infrastructure adjacent to the site; i.e. concrete lined channel, culverts, catch basins, scuppers, etc. All existing drainage improvements that are shown on the site plan must have the referenced improvement plan for site verification.

18) DS Sec.2-02.2.1.A.16: Revise the site plan to label and dimension the required detention/retention basin for Lot 3. Verify that the site plan matches the HH Report in basin location, inlet and outlet design and access to the required basin.

19) DS Sec.2-01.2.1.A.19: Revise the site plan to label and dimension the existing right-of-way for Miller Avenue on the plan sheet. Clearly label the center line of the roadway.

20) DS Sec.2-02.2.1.A.20: Verify that all existing and proposed easements are labeled with recordation information on the site plan (i.e. 10-foot landscape easement, TEP easements, etc.). The 1-foot No Vehicular Access easement has been abandoned per the submitted documentation therefore the easement must be removed from the site plan for clarity purposes.

21) DS Sec.2-02.2.1.A.21: Provide dimensions from the street monument lines to the existing curb, sidewalk, driveways and utility lines associated with Miller Avenue.

22) DS Sec.2-02.2.1.A.32: Revise the site plan to clearly label and dimension the required refuse container and enclosure location for Lot 3. Refer to DS Sec.6-01 (Figure 3) for all required refuse enclosure dimensions and construction details. Verify all refuse maneuverability and minimum turning radii.

23) DS Sec.11-01.9: Revise the site plan to dimension in plan view and within the details the required 2-foot setback from all property boundaries to the proposed limits of grading, and top and toe of fill slopes (the grading plan is also required to label this clearly at all property line cross sections).

24) 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.

25) Be advised that further comments may be forth coming on resubmittal of the site plan.


GRADING PLAN:

26) A grading permit and plans are required for the project due to the cut and fill quantities, basin design, and floodplain development. Provide a copy of the stamped approved site plan (T09CM03255). A 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.

27) Provide on the civil sheets a label and dimension for the Q100 discharge at the down stream end of the existing culverts under Miller Avenue, all flows of 100-cfs or more must be shown on the grading plan sheet.

28) Provide the Improvement Plan reference number for all existing drainage infrastructure adjacent to the site; constructed channel, catch basins, storm drains, scuppers, etc. All existing drainage improvements that are shown on the grading plan must have the referenced improvement plan for site verification.

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 the following note on the grading plan to read; "A floodplain use permit is required for all work proposed within the limits of the mapped 100-year as shown on the grading plan."

31) DS Sec.10-02.14.3.2: Provide a note on the grading plan to state that, "(a) the owner or owners shall be solely responsible for operation, maintenance, and liability for all detention/retention basins, drainage infrastructure, drainage channels and water harvesting areas; (b) that the owner or owners shall have an Arizona Registered Professional Civil Engineer prepare a certified inspection report for the drainage and detention/retention facilities at lease once every 12-months, and that these regular inspection reports will be on file with the owner for review by City staff, upon written request; (c) that City staff may periodically inspect the drainage and retention/detention facilities to verify that scheduled and unscheduled maintenance activities are being performed adequately; and (d) that the owner or owners agree to reimburse the City for any and all costs associated with the maintaining of the detention/retention basins and drainage structures should the City find the owner or owners deficient in their obligation to adequately operate and maintain their facilities."

32) Provide a General Note to state; "All landscaping to be depressed minimum 6-inches for stormwater harvesting. Refer to the Water Harvesting Guidance Manual Ordinance # 10210 dated October 25 for further recommendations for stormwater harvesting."

33) Provide a General Note on the grading plan to state; "Call for a Pre-construction meeting prior to start of earthwork. To schedule a PDSD Pre-construction meeting, SWPPP inspection or general Engineering Inspections, call IVR (740-6970), or schedule with a Customer Service Representative at the Planning Development Services Department, or contact PDSD 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"

34) Provide a General Note on the grading plan to state; "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."

35) Including a grading/drainage note specifying conformance with City of Tucson Development Standard 11-01.0 (excavation and grading requirements).

36) Provide a General Note on the grading plan to state; "All proposed fencing and walls will require a separate permit for review and approval by all necessary Planning Development Services Departments."

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


GEOTECHNICAL REPORT:

38) DS Sec.10-02.14.2: Provide a new geotechnical report that specifically discusses the required detention/retention basin and any recommendations for construction. The geotechnical report evaluation must address the following:

a) Soils report should provide conformance with DS Section 10-02.14.2.6 regarding 30-foot boring for the retention basin, and provide a discussion of the potential for hydro-collapsible soils and building setbacks from the required basin and the existing concrete lined channel.

b) Provide percolation rates for the retention basin for 5-year threshold to show that the drain down time meets the maximum per DS Sec.10-01.3.5.1.

c) Provide pavement structure design recommendations.

d) Provide slope stability recommendations for any proposed constructed slopes that are proposed.


GENERAL COMMENTS:

Please provide a revised site plan, grading plan, HH Report, and Geotechnical Report 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 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 Planning & Development Services Department
12/14/2009 DAVE MANN FIRE REVIEW Approved
12/28/2009 ROBERT SHERRY WATER REVIEW Denied Provide site drawing showing the size and route of the building water supply along with the location and size of both the water meter and the reduced pressure backflow preventer assembly. Reference: Section 103.2.3, UPC 2006
12/29/2009 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied 1. Provide the minimum plumbing facilities required by Table 2902.1 and Section 2902.2, IBC 2006, for a factory and industrial occupancy.
2. Revise the waste and vent isometric so that the lavatory drain does not connect to the water closet vent: a vent pipe shall not be used as a waste pipe. Reference: Section 311.4, UPC 2006.
3. Provide fixture descriptions for all plumbing fixtures. All plumbing fixtures and fittings shall be listed or labeled by a nationally-recognized, accredited conformity assessment company (e.g. UL, ETL, NSF, UPC, etc). Reference: Sections 301.1.1 and 401.1, UPC 2006.
4. The maximum flow rates for plumbing fixtures shall be consistent with ARS Title 45, Chapter 1, Article 12. (See text at: http://www.azleg.state.az.us/ArizonaRevisedStatutes.asp). In addition, Accessible metering faucets shall remain open for a minimum of 10 seconds. Reference: Section 402.1, UPC 2006, as amended by the City of Tucson and Section 606.4, ICC/ANSI A117.1-2003.
5. Provide water pressure and demand calculations. Include all fixtures, hose bibbs, and the water requirements of the HVAC equipment connected to the same water meter when calculating the total demand and determining pipe sizes. Reference: Section 610.1, UPC 2006.
6. Provide cleanouts sized per Section 707.11, UPC 2006.
7. Provide the rim elevation of the next upstream sanitary manhole and the first floor elevation. Determine the need for a backwater valve per Section 710.1, UPC 2006, as amended by the City of Tucson.
8. Provide underground facility tracer wires per ARS 40-360.22.
9. Provide site drawing showing the size and route of the building water supply along with the location and size of both the water meter and the reduced pressure backflow preventer assembly. Reference: Section 103.2.3, UPC 2006.
10. Show the inverts and slope of the building sewer on the drawing. The slope of the building sewer shall be at least ΒΌ" per foot unless it is shown to be impractical due to the depth of the public sewer or structural conditions. Reference: Sections 103.2.3 and 718.1, UPC 2006.
11. Provide vent piping of sufficient size to comply with Section 904.1, UPC 2006.
12. Provide roof drainage calculations and plans. All roof areas shall be drained by roof drains, scuppers, or gutters. Reference: Section 1101.11.1, UPC 2006.
12/29/2009 ROBERT SHERRY MECHANICAL-COMMERCIAL REVIEW Denied 1. Provide guards for equipment located within 10 feet of a working surface that is elevated more than 30 inches above the adjoining grade. Reference: Section 304.10, IMC 2006.
2. Show the location of the termination of the restroom exhaust fan. Reference: Section 501.2, IMC 2006.
12/31/2009 GERRY KOZIOL WWM REVIEW Denied NEED TO SHOW LOCATION/METHOD OF CONNECTION T PUBLIC SEWER.
NEED WASTEWATER 3RD FLOOR REVIEW OF LOCATION/METHOD OF CONNECTION TO PUBLIC SEWER VIA PRIVATE SEWER EASEMENTS. DON WILLHOLT- 740-6779

Final Status

Task End Date Reviewer's Name Type of Review Description
01/11/2010 SUE REEVES OUT TO CUSTOMER Completed
01/11/2010 SUE REEVES REJECT SHELF Completed