TFD_Station_#3_Feasibility_Study_.pdf

TFD Station #3 Feasibility Study

WSM Architects

Architect

DOWL

Civil

Project Team

TUCSON FIRE DEPARTMENT STATION #3 FEASIBILITY STUDY WSM ARCHITECTS, INC.

Table of Contents

Executive Summary

Site Analysis Parcel Information Zoning Review Overlay Zoning Requirements Refuse Collection Conclusions Site Photos Civil Engineering Review

Stormwater and Grading Water Sewer Site Access

Design Considerations Existing Site Utilities Sunshine Mile Roadway Improvements & Site Access Parking and Security ADA Compliance Constructability Site Plan Options Sustainable Considerations Other Site Requirements

Schematic Design Space Needs - Program Summary Program Narrative Systems Narrative Concept Design Options

Appendix Site Plans & Floor Plans

MS&R Map Waste Stream Calculations TFD Vehicle Data

Executive Summary Introduction The City of Tucson is seeking to rebuild Tucson Fire Department Station No.3 on the existing site of the station. With the new Broadway Widening Project, the existing parcel has acquired additional land to the south that spans between Norris Ave and Olsen Ave. Based on the new land acquisition COT has requested WSM Architects to conduct a feasibility study to determine the suitability of the site for rebuilding the station with the new fire station programs.

The existing site being considered is located at 24 N. Norris Ave, plus additional land acquired from the Broadway widening project. The property is located one block east of Campbell and approximately north on Broadway. The proposed site is now identified as Parcel 129-04-138B by The Pima County Department of Transportation – Geographic Information Services Division.

The proposed site is currently occupied by the Tucson Fire Department Fire Station 3, a two-bay fire station of approximately 3,367 square feet. The existing building pad is basically flat with an approximate 4 to 5 foot slope from the building to Norris Ave. It now includes the 15 foot wide alley from Norris to Olson. As well as approximately 25 feet south from the alley to the proposed ROW along Broadway.

The portion of the property located at the east end, which includes a separate building housing the communication room and fitness area, used to serve as the Fire Department Apparatus Maintenance Facility up until the 1970’s. During that time TFD apparatus were maintained and repaired at that location. Due to the activities that took place at this site and the limited environmental regulations that were enforced at that time, an environmental study should be completed as part of due diligence.

The property is now approximately c square feet (.82 of an acre).

The property is bordered on the north by an alley and the west by Norris Ave. The properties to the north are residential zoned R-1, and properties to the west are commerical zoned C-2. The property to the east, zoned C-1, has a senior housing development.

The City of Tucson Transportation Department is currently building the widening of Broadway Blvd. and the bulk of the increased width will take place on the north side of Broadway Blvd. Included within the appendix of this report are are two drawings developed by HDR.

The following report includes:

Executive Summary This study, as requested by TFD, will address the feasibility to rebuild Station 3 on the reconfigured property of which it now sits, due to the Broadway widening project. The rebuilt station will need to expand its current footprint due to the department’s new fire station program, which nearly doubles the area currently occupied.

It is based on investigations, analysis, and observations of the site as well as review and discussion with TFD on the proposed station program. Contributors to the report include WSM Architects and DOWL Civil Engineering.

This study will provide two options for analysis of the feasibility of the site. One option (A) will be a single story version of the station.

The other version will provide a two story option (B). We will analyze each version for its feasibility and provide an evaluation of the merits and challenges for each.

We have determined, based on this analysis, the only feasible option would be a two story option (Option B). This is due to the restrictions of the existing electrical lines, which may not be rerouted into the proposed Right-of-Way of Broadway Boulevard (running parallel to the site).

Site Analysis Parcel Information The site being considered for this project is located along E Broadway Blvd at N Norris Ave and is an existing parcel owned by the City of Tucson in which an existing building occupied by Fire Station #3 is located, along with an out-building, parking areas, communication room and tower. With the Broadway expansion project, the existing parcel is set to gain additional area to the south from former commercially zoned C-1 properties and a 15’ alleyway. The new parcel is a flag-shaped lot situated along Broadway Blvd to the south, Olsen Ave and the Casitas on E Broadway to the East, N Norris Ave to the West, and a 15’ alleyway to the North.

The proposed site is identified as Parcel 129-04-138B and located at 24 N. Norris Ave. The new parcel lot size is .82 acres, or 36,500-square feet. (See attached site pictures)

Refer to Table 1A and Table 1B for summaries of parcel information for this site.

Zoning Review Zoning The existing site is located within an R-2 Urban Residential Zone. The adjacent property added to the parcel as a result of the Broadway Expansion is a C-1 Commercial zoned property and a 15’ alley utility easement. A lot combination for the property is required to be completed by the owner. Adjacent properties located on the south and east and are zoned C-1 Commercial, the properties to the west are C-2 Commercial, and the properties to the north are zoned R-1 Residential (see below zoning map).

Being that the site has two zoning designations (R-2 and C-2), the most restrictive requirements are to apply.

Land Use & Screening According to the Tucson Unified Development Code (UDC), a fire station is considered a Civic Land Use group class/type Protective Service. Protective Service is a permitted land use in both R-2 and C-1 zoning per UDC Section 4.8. Protective Service located in R-2 zoning is subject to use specific standard 4.9.13.F Landscape screening requirements.

The stipulation for screening requires that an opaque screen at least five feet high must be provided between this land use and any residential zone. This screening requirement applies at the north boundary of the property where R-1 zoned properties are located to the north (see zoning map on this page). An ‘opaque screen’ is typically regarded as masonry, however a Design Development Option (DDO) process can be pursued if an alternate material is desired that still meets the intended criteria of the UDC.

Lot Coverage & Setbacks Lot coverage and setbacks for the site are based on the zoning and use, and since this site has two zoning designations (R-2 and C-1) the most restrictive requirements are to apply. R-2 zoning allows 25’ maximum building height. Based on UDC Table 6.3.2-B, the lot coverage maximum allowable for Protective Service for R-2 zoning is 60% of the site.

This lot is zoned both R-2 and C-1, and therefore has mixed setback requirements based on land use and adjacent zoning. According to UDC Table 6.3-2.A, in an R-2 zoned property, a non-residential use adjacent to a residential or non-residential property requires a property setback 10’ or 3/4*H (height of building), whichever is greater. In C-1 zoned property (Per Table 6.3-4.A), a non-residential use adjacent to a non-residential zone has a 0’ setback. However, if adjacent to a residential zone, a setback of 1-1/2*H (height of building) is required. The interpretation for this mixed-zoned property is that all boundaries have a 0’ setback, except at the existing property zoned R-2 where it is bordered to the north and east – at the alley and between this property and the Casitas on East Broadway – where a 10’ or 3/4*H of building setback is required at each. (See diagram on previous page).

Parking Parking, as defined by the program, is to be separated into public parking and secured staff parking. TFD has indicated a staff parking area to allow up to 20-22 staff spaces, and 3 visitor parking spaces inclusive of ADA parking.

Parking spaces are designed to exceed the minimum standard design criteria for parking space dimensions, where possible, to allow for parking oversized vehicles driven by fire personnel. Typical 90-degree parking spaces must be a minimum of 8’-6” x 18’-0” with a minimum 24’-0” PAAL are utilized. One-way drive aisles, are to have a 16’-0” minimum PAAL. Security of the staff parking spaces shall involve site fencing of no less than 5’ high and is subject to local code requirements for screening and opacity. Vehicular access shall be through a mechanically operated sliding gate.

Parking spaces required for the site are calculated based on gross floor area (GFA) of the proposed development, vehicle storage areas (i.e. Apparatus Bays) can be excluded from this calculation. The calculation require 1 parking space per every 300-sf of development, minus the area used for vehicle storage. Based on an approximate 14,000-sf fire station program, approximately 36 parking spaces are expected to be required, Additionally, an accessible parking space is to be provided in each parking lot, with access to the building, complying with ADA. Two accessible spaces are required, in which one must be van accessible.

Based on the site plan options shown in the Schematic Design section of this report, it is expected that a variance will be required for allowing less parking than what is required by the underlying zoning.

Overlay Zoning Requirements The project site has two applicable overlay zones; one based on its frontage to Broadway Blvd, and the other is the new Urban Overlay District designated within the Sunshine Mile development zone.

Urban Overlay Zone - Sunshine Mile District (SMD) Sunshine Mile District (SMD) is an Urban Overlay District (UOD) encompassing properties along E Broadway Blvd between Euclid Ave and Country Club Blvd. The Sunshine Mile is broken into multiple subdistricts, in which the subject site is located within the Mid- Century Subdistrict.

The Sunshine Mile District overlay zone is optional; it is up to the property owner whether or not to develop property in conformance with the existing underling zoning or utilize the standards within the Sunshine Mile District (SMD) Zoning Option. Projects that choose to

Sunshine Mile District use the overlay regulations must meet certain requirements for:

• Streetscape design to encourage active, pedestrian-friendly ground floors

• Open space providing places for people to gather, rest, and enjoy the unique Sunshine Mile vibe

• Pedestrian connectivity through large blocks and connecting to alleys and adjacent neighbor-hoods

create visual interest and enhance the corridors

• Environmentally conscious design practices (must have at least 7)

Projects utilizing the Sunshine Mile District overlay will go through a design review process to ensure that they meet all design standards.

This will include review by a City Design Professional, the Design Review Board, and when applicable, the Plans Review Subcommittee of the Tucson-Pima County Historical Commission. The PDSD Director must approve all project proposals utilizing this overlay.

Some of the incentives of the Sunshine Mile District include less restrictive minimums for lot coverage, setbacks and parking.

Although some of the incentives would be beneficial to address some of the development challenges acknowledged with the underlying zoning, it is anticipated that the design requirements for SMD counter many of the needs of Tucson Fire Department for security and access, and will ultimately impose more challenges and cost for the development of the site than what exists with the underlying zoning. We recommend not opting into the SMD and conform with the standards of the underlying zoning, and pursuing variances as required.

Major Streets & Routes (MS&R) The project fronts E Broadway Blvd which is designated as a Gateway arterial by the Major Streets and Routes plan, which is also overlay zone itself. Based on the MS&R, Broadway Blvd will have a future Right-of-Way (ROW) at 150 feet. The street frontage set back will be set from this future right of way. The GCZ will mandate any utilities onto the site shall be underground to the new development. This does not impact the existing overhead lines that run through the property. If the existing overhead utilities are desired to be placed underground, the cost would be incurred by the client which would include TEP power lines, and 4 different tele-communication lines that are currently overhead. The existing height of all overhead lines will need to be verified to ensure clearances for fire apparatus under the lines. TEP will need to be notified once final grades are determined.

A Map of the City of Tucson Major Streets and Routes is provided in the Appendix of this report.

Refuse Collection All new development must comply with the applicable standards of Section 8-01.0.0, Solid Waste and Recycling Disposal, Collection, and Storage Standards, of the Technical Standards Manual. New commercial developments are required to provide centralized, on-site trash and recycling collection. A sample waste stream calculation is provided in the appendix of this study based on the maximum anticipated development on the site. All solid waste and recycle material containers and storage areas shall be screened from public view, as well as from adjacent developments, and shall comply with the enclosure specifications and access requirements outlined in the UDC Section 8-01.

Commercial properties are subject to compliance with COT Technical Standards Manual; Section 8 for refuse enclosure requirements;

however City of Tucson Environmental Services is able to allow exceptions due to site constraints and for ease of service, particularly within already developed areas that may have more limitations to their ability to service. Environmental Services was consulted for the due diligence of this study and a preliminary waste stream calculation was provided to demonstrate the anticipated refuse expected for the expanded station.

Currently, Station #3 utilizes a metal 8 cubic yard container located off the alley to the north of the property, and multiple 95-gal roll-off recycling containers picked up off N Norris Ave. Meanwhile, residential neighbors use plastic 300-gal containers located off the north side of the alley, and 95-gal recycling containers per each property. City of Tucson Environmental Services conducts residential trash pickup driving westbound down the northern alley, a separate refuse vehicle comes to Station #3 to pick-up from the metal container.

Dependent on the final site plan configuration, Environmental Services has agreed to allowing multiple (2-3) 300-gal refuse containers located off the north side of the alley and multiple automated plastic containers (APCs) for recycling pick up off N Norris Ave in lieu of a dual container enclosure per the COT standard. A letter from Environmental Services confirming the agreed upon trash and recycle service will be required during the Development Plan submittal process.

Conclusions Based on this initial site analysis, the following shall be considered for development of this site for the new fire station:

• The added land area to the parcel requires a lot combination to be performed by the owner’s representative. Rezoning would not necessarily need to be pursued, as a variance process will be required for other issues and so issues related to underlying zoning can be covered in the variance process.

• A 5’ high minimum masonry screen wall shall be provided along the north property boundary at the existing alley.

• The proposed development, as shown in the Schematic Design section of this report, encroaches on setbacks and exceed maximum lot coverage. Additionally, the number of parking spaces desired by TFD is less than what is required by the underlying zoning. A variance process will be required to address these three issues.

• Sunshine Mile District is an optional overlay zone, which WSM does not recommend, and proceed with conformance to the requirements of the underlying zoning and pursuing variances as needed based on the final design.

• A letter from Environmental Services will be required at the Development Plan phase to confirm TFD’s desired refuse collection service if an enclosure per the UDC standards is not provided.

TFD Station #3 – Feasibility Study

Parcel ID 129-04-138A

Owner CITY OF TUCSON

Legal Description AMERICAN VILLA RESUB LOTS 8 & 9 & PT OF

FORMER N & S ALLEY

Site Address 24 N NORRIS AV TUCSON, AZ 85719

Jurisdiction City of Tucson

Ward Ward 6

Neighborhood Sam Hughes

Flood Related Information None

Recorded Information Recorded Document for Docket 556, Page 483 Subdivision Plat Map for Book 3, Page 10

Section Information Township 14S, Range 14E, Section 8

Zoning R-2 – Urban Residential (existing parcel) C-1 – Commercial (expansion to south) *Note: Lot Combination required to be completed by owner

Use Civic Use; Protective Service

- Permitted per table 4.8.3 (UDC)

Use Specific Standards Civic Use; Protective Service: (R-2) 4.9.13.F

- Screen wall req’d (Min 5’H; opaque) between this use and any residential property (this does not apply between this property and Casitas)

Overlay Zones Sunshine Mile – Mid-Century Subdistrict (optional)

Lot Size Min R-2: 20,000-sf

(Table 6.3-2B) exception for Protective Service C-1: 0-sf *most restrictive shall apply

Lot Size (Actual) (Existing Parcel) 0.44 acres or 18,954 square feet Combination Lot: 0.84 acres or 36,500 square feet

Lot coverage Maximum Allowed

R-2: 60% Max C-1: N/A

Table 1A - Parcel Information

TABLE 1B - Parcel Information

TFD Station #3 – Feasibility Study

Setbacks R-2: 10’ or 3/4(H) – whichever is greater C-1: Res Zone: 1.5(H); Non-Res Zone: 0’

Sunshine Mile: 0’ Setbacks all sides **may not be worth pursuing

MS&R Broadway Blvd – Gateway Route (150’ ROW; Specific Engineering Plan)

Utility easements 15’ existing on site for underground utilities

Max height R-2: 25’ Max C-1: 30’ Max

Drainage req’s Stormwater Permit Area (AZPDES)

- City of Tucson Phase 1

Parking – Vehicle Based on Gross Floor Area (GFA) – 1 space per 300-sf GFA; 0 for

Vehicle Storage (App Bays)

- Estimate is 36 req’d parking spaces (for 14,000-sf of which

3,200 Vehicle Storage) Accessible parking

- 2 spaces, of which 1 must be van accessible

Parking – Bikes Civic Use Group

- Short Term Bicycle Parking (1 per 8,000-GFA): 2 (min)

- Long Term Bicycle Parking (1 per 12,000-GFA): 2 (min)

Refuse Trash: TFD may use 6-yard metal container (currently used at Station

#3) or TFD may opt to use multiple (2-3) 300-gal north off alley *See Waste Stream Calculation and Narrative

Recycle: APCs roll-off containers

Development Fees & Incentives

Development Impact Fee Area – City of Tucson; Central

View South to Broadway View West at East Property Line

View West at West Property Line View at Norris Ave Existing Northwest Corner

View Southwest at Southwest Site Corner View Into Site at Southwest Site Corner

Views East at West Property Line View North from Broadway Blvd

Civil Engineering Review Lot 129-04-138A Street has the physical address of 23 N Norris Avenue. The existing parcel is .45 acres and was originally platted circa 1908 as part of the American Villa Subdivision. It is bound by Norris Avenue to the west, residential parcels along 10th Street to the north, and an apartment complex to the east. The south side of the property was previously commercial properties bordering Broadway Boulevard.

The properties are currently owned by City of Tucson and all buildings have been demolished as part of a right of way take allowing for the Broadway Boulevard road expansion and improvements. The current concept designs propose to expand the property south to capture the land take making the project site approximately .82 acres.

Stormwater and Grading There are no washes or significant flooding issues associated with the property. The site watershed is Tucson Arroyo, a 7,044 acre watershed that encompasses the main portion of Tucson from Speedway Boulevard (north) to 36th Street (south). The watershed flows west, following the alignment of High School Wash north of the site, with discharges to the Santa Cruz River. The site is not within a critical or balance basin per Tucson GIS. Stormwater harvesting is anticipated and wil be accomplished with shallow depressions at landscape areas. The property slopes from northeast to southwest at approximately 1.3%. This slope should provide for the design of good drainage around the building and within the parking and access areas.

Figure A - FEMA Firm???

Figure C - Tucson Water Quarter Section Map

Sewer Sewer is located in Norris Avenue running north to south (refer to Figure B). The as-built shows 8” sewer sloped at 1.2% approximately 9 to 10’ deep. Tucson GIS shows the line as 6” PVC. Because the sewer is a lateral there is limited upstream flows; a line size of 6” will be more than adequate to handle the surrounding area flow rates.

Replacing the service lateral should be assumed as part of the new building. There is a sewer manhole located at the NE corner of the property in the center of Norris Avenue. The manhole is the start location of the 6” PVC lateral.

Figure D - The sewer profile within Norris, west of the site, is shown above. The sewer is shown as 8” in the drawing. Tucson GIS maps show the sewer as 6” PVC. The original line has likely been replaced with PVC. Given the pipe is a lateral the size is more than adequate to handle adjacent sewage outfall. The depth will allow a new service connection if required.

Site Access Broadway Boulevard is an arterial and will be the main access to and from the site. The road is undergoing an expansion from 4 to 6 lanes with a center raised median, turn lanes and bike lanes. As part of the improvements the City of Tucson incorporated an east bound left turn into the site for returning emergency vehicles. The concept plans show the vehicles exiting the apparatus bays to the west turning south on Norris to access Broadway for east-west movements. Access to the site is encumbered by TEP power lines

The Flood Insurance Rate Map (FIRM) for the parcel is 04019C2277L, Panel 2277 - see Figure A. It is noted the map shows the floodplain of High School Wash north of the parcel. The parcel is within the area labeled Floodplain Zone X unshaded and is outside the 500-year floodplain. The site will meet “critical facility” criteria.

Figure B - The site is located on the east of Norris Avenue north of Broadway Boulevard. The topographic contours show a 1.3% slope from the NE to the SW. The site is located in Zone X and is outside the 500 year floodplain – meeting the federal criteria for a critical facility. The parcels shown to the south were taken as part of the Broadway road expansion. The properties offer an opportunity expand the building site south.

Water The parcel is within Tucson Water service area. There is a water line in Norris Avenue with an existing service connection extending to the west property line. Tucson Water Map (Figure C) shows a 6” line in Norris Avenue and fire hydrants at the SE corner of Norris Ave nue and 10th Street and at the SW corner of Norris Avenue and Broadway Boulevard.

running east-west in the alley that borders the south property line.

Current concept drawings show ingress on a driveway between the poles. The access options related to the power pole encumbrance are vetted in the Design Consideration section of the report.

It is noted that Broadway Boulevard is classified as a “Gateway Arterial” as part of the Major Streets and Routes (MS&R). The requirements for MS&R are outlined in the Overlay Zoning Requirements of the report.

Design Considerations The following section is provided to document site-specific design considerations impacting development on this site for the intended program, and how these considerations influence the conceptual site design options provided in this report.

Existing Site Utilites All utilities for the existing station are in the 15 foot alley, south of the existing station. The exception is water and sewer entering the site west from Norris.

The existing southern utility easement and alley are major constraints to any expansion to the south to the the newly acquired property from the Broadway expansion. Any building in this area will require relocation of these utilities somewhere else on site to allow for a building expansion. Relocation of the utilities off site and into the Broadway public Right-of-Way is currently not allowed. Should this change, Option 1 could be feasible, but at this time it is not.

Utility Poles Six utility poles are located on the property (Refer to the diagram, labelled A through F). These poles contain overhead power and communication lines serving the site and neighboring area. The location of the poles creates several spatial and logistical challenges for the site in terms of building placement and vehicle routing that are studied in this report. As part of the due diligence effort for this study, Martin Rodriguez from TEP, who would be the foreseeable designer from TEP for this project, was consulted and met on the site to discuss potential options for electrical power distribution on site.

• Pole A, the westernmost pole is a steel self-supporting pole

N C

AM

PB

EL

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AV

E

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A

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E BROADWAY BLVD

E 9TH ST

E 10TH ST

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that provides a transition from underground power lines, from west of the site, up to overhead lines along the southern alley.

This pole could be removed if site utilities are desired to go underground; however a new pole would have to be located elsewhere on site to upfeed power back to the overhead lines that continue to the east.

• Poles B and C are wood poles with overhead power and communication lines. In the meeting with TEP, it was discussed that these poles could potentially be removed and replaced by a single steel pole. Consolidation onto a single pole could reconcile some site planning challenges, including the OSHA requirement that a building needs to be 10’-0” minimum away from the overhead lines. This OSHA requirement also impacts scaffolding during construction. Pole C currently has tension lines (guywires) extending from the pole to the east.

These tension lines were added to the pole when there was an added load that has since been reduced, it is possible that these tension line could be removed pending TEP engineering review.

• Pole D is a steel pole containing overhead lines in multiple directions that provide power to the north of the property. It is expected that this pole would be required to remain in its current location.

• Poles E and F are steel poles containing overhead lines. It is assumed that Pole F is to remain as-is as it carries overhead lines to the east and south of the site. Because Pole D and Pole F are assumed to remain, removal of Pole E would not serve much benefit to the layout of the project and is assumed to remain as-is.

Per the site dicussion on 8/17/2021 the following four options were identified as having viability for the development of this site:

• Option 1 - Have TEP Operations evaluate the need for the tension cables on the wood pole (Pole C) at the south east corner of our property. And remove tension cables if possible.

• TEP to perform the work

• This option keeps all the poles as-is and requires the project to work around them

• Pro: Little to no cost for this option

A B C

D E F

• Option 2 - If the tension cables are required on Pole C, add a new free standing pole (‘N’, blue) installed approximately 10 feet west of the existing Pole C and transfer service to the new pole, demolishing the old pole.

• This would free the space needed to access the station from the east.

companies to relocate their lines from the old pole to the new pole

A B C

D E F

N

• Option 3 - Replace the two wood poles (Poles B & C) with a single free standing pole (‘N’, blue) that would be installed between the existing two large steel poles (Poles A & D).

• This would provide additional room to maneuver fire apparatus

• TEP to perform this work

A B C

D E F

• Pole height would need to accommodate a 14’-0” clearance under the lowest cable

A B C

D E F

N

• Option 4 - Reposition overhead lines from Poles A, B and C underground to a new steel pole (‘N’, blue) near Pole D, required to upfeed power to overhead Pole D that has lines in multiple directions.

• This option offers the most flexibility and space but is the most work.

• This option would require hiring a contractor and designer to coordinate the work.

• TEP would perform the electrical power cable, vault and transformer work.

• Third party contractor would have to do the underground work and coordinate with the cable communication vendors.

• This option allows us the most flexibility, design a single story or two story facility, and clean up poles.

• Estimated cost $300k+

A B C

D E FN

It is to be noted that OSHA requires a 10’ minimum clear radius at all times, including during construction, around all overhead lines.

All power pole and overhead line locations are to be verified in a survey during design to confirm precise locations so that the required clearances are maintained.

Sunshine Mile The Sunshine Mile is an Urban Overlay District (UOD) intended to be a mixed-use, pedestrian friendly urban district. This overlay zone is optional for property owners and developers, so they can choose to use the underlying zoning or the overlay district provisions. As discussed in the Overlay Zoning Requirements section of this report, benefits of opting into Sunshine Mile could help alleviate foreseeable variances for lot coverage, setbacks parking requirement and height limitations that are more restrictive in the underlying zoning. However additional requirements that must be met in the Sunshine Mile overlay for streetscape design, open space, pedestrian connectivity, landscaping, architectural design requirements and environmentally conscious design practices pose additional requirements

WSM recommends development under the underlying zoning and pursuing multiple variances in lieu of opting into Sunshine Mile.

Roadway Improvements & Site Access The Broadway Expansion project has meaningful impacts to this site, including vehicular access on, off, and around the site. Staff and public driving to the site currently utilize alley access either to the south or to the north of the property for access to parking areas.

Per the UDC, a vehicle manuvering for parking is to occur within the parcel. Station #3 is currently has emergency vehicles respond onto N Norris Ave, and back-in to the apparatus bays when returning.

It is desired in the expansion of Station #3 that staff has a secure parking area, separate from the public, and that the apparatus bays are pull-through, where there is a dedicated response drive onto N Norris, and a return drive that routes returning emergency vehicles to the rear of the station.

As part of the Broadway Expansion project, a curb cut for emergency vehicle access has been added to the north side of Broadway Blvd for access to the added site area south of the Casitas development. This emergency vehicle access drive can be accessed from the right-hand lane by vehicles travelling westbound on Broadway, or by eastbound Broadway vehicles via a left-hand turn lane.

It is the intention of these designs to utilize the emergency curb cut and left turn lane to access the rear of the bay and limit all vehicular movement on site.

E BROADWAY BLVD

E 10TH ST

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designed to comply with the terms and conditions mandated by the ADA. This applies to both site and building design.

Considerations for accessibility related to the site design for TFD Station #3 include accessible pathways for pedestrians and parking.

It is not anticipated that any ramps or stairs will be required for this site.

An accessible pedestrian path route is to be provided from the right-of-way on the street which the development has frontage, to the main building entry, and between other building entries and other site amenities. Curb ramps and walking surfaces are to be constructed in accordance with the accessible standards adopted by the City. Signage for parking and building access is to be provided as required.

Accessible parking is required in every parking lot provided. For every 6 accessible spaces provided, at least one shall be van accessible, inclusive of the required access aisle. An accessible pathway is required from accessible parking stall aisles to the building.

Constructability There are two options presented within this report intended for City of Tucson and Tucson Fire Department’s consideration of constructability and long-term use. Each of the options consider different approaches to development that have unique considerations for their constructability. The proposed site, which is the current location of Station #3, is a developed site with previous construction and current building on site. Demolition of the existing station for rebuilding the new station will be required. Remediation of any hazardous material and contaminated soils is necessary before start of construction. Relocation of the crew to a new location for continued operation by TFD is also necessary.

Critical Items Relocation of any site utilities based on final design prior to start of construction will impact the timeline of development. Note that due to the current legal restrictions of relocating the utilities off site and into the public Right-of-Way, the single story option is considered not feasible at this time.

Parking and Security TFD has indicated a requirement for a secure staff parking area that allows up to 22 staff spaces, as well as 3 public visitor parking spaces inclusive of ADA parking. As identified in the Site Analysis section of this report, the estimated number of parking spaces required for this site based on civic use criteria is approximately 36 spaces, which exceeds TFD’s need. Providing only the required parking for TPD does not meet UDC criteria and would therefore require a waiver or variance process to address the disparity.

TFDs parking need is based upon the total number of spaces needed for a shift change. That is to say, the crew size expected to be at the station is 10-11 people, therefore during a shift change double that number of spaces are needed to ensure that the crews coming and going all have parking spaces during the shift change. So, it is to be understood that a secure parking area with 22 spaces would be at 50% capacity majority of the time, except at a shift change. TFD has expressed that although 20-22 spaces is ideal, less spaces could be provided with the expectation that crews could park behind the bays during a shift change. The site plans presented in the Schematic Design section of this report seek to maximize parking for crew shifts, however it is expected that meeting the required ~36 spaces will not be achieved and therefore a variance will need to be pursued to account for vehicle parking count.

The secure boundary required by TFD to encompass the staff area shall be constructed in accordance with the zoning criteria. Only the north property boundary is to comply with use specific standard (UDC Section 4.3.13.F for screening, in which a minimum 5’ high masonry fence must be constructed to separate this use from neighboring residential properties. The site boundaries bordering the Casitas are non-residential zoning and not required to be screened. TFD may consider the existing decorative site fence as part of the secure site boundary. The southern boundary and east boundaries requiring secure site fencing are not required to be screened, so design of secure fencing is not limited. Given the Site Analysis recommendation to not opt into the Sunshine Mile District, the design of the fencing and landscaping along Broadway could be an opportunity for TFD to demonstrate a cooperation with the design intent of the Sunshine Mile District by providing a fencing and landscape design complimentary to the goals of Sunshine Mile, without being bound by the additional design requirements of the overlay zone.

ADA Compliance Americans with Disabilities Act of 1990 (ADA) was signed into law July 26, 1990 and went into effect on January 26, 1992. The ADA applies to all state and local government entities and establishes comprehensive civil rights protection for persons with disabilities in the areas of employment, public accommodations, state and local government programs/activities, services and telecommunication, and prohibits discrimination on the basis of disability. The City of Tucson is committed to ensure that the terms and conditions mandated by the ADA are enforced within the City’s level of authority and within its jurisdiction. All new City of Tucson facilities are to be

Site Plan Options Refer to the Schematic Design section of this report for further information on each site option described below.

Option A - Single-Story Option

This option for station #3 contains all of TFD’s program elements in a one story building. This option necessitates movement of overhead and underground utilities extensively enough that the utility logisitcs would be considered its own project, and would need to be completed in cooperation with all of the impacted utility companies.

Currently, the relocations as shown would not be allowed by TEP.

Option B - Two-Story Option

The premise of this option is to develop the site in such a way to limit the disruption to the existing utilities running across the site. As such, this option features a two-story station, in which the ground floor host the public and fire station program spaces, and the firefighter living spaces are all located on the second floor. The budgetary trade off for constructing a two-story station is that site utlities could primarily remain essentially as-is. See the design considerations section of this report for further dicsussion on site utilites and the options under consideration for this site.

Sustainable Considerations Energy Code Considerations The International Energy Conservation Code (IECC) 2018 stipulates that for commercial buildings in Climate Zone 2B as identified within the IECC, and that includes Tucson, are subject to the following thermal envelope insulation minimum requirements:

Per Table C402.1.3

CLIMATE ZONE 2B

Roofs

Insulation above deck R-25ci Metal buildings R-19 +R11 LS Attic and Other R-38

Walls, Above Grade Mass R-5.7ci Metal Building R-13 + R-6.5ci Metal Framed R-13 + R-5ci Wood Framed and other R-13 + R-3.8ci or R-20

Walls Below Grade Below-grade wall NR

Floors Mass R-6.3ci Joist/Framing R-30

Slab-On-Grade Floors Unheated Slabs NR Heated Slabs R-7.5 for 12” below +

R-5 Full Slab Opaque Doors

Non-swinging R-4.75

Other Site Requirements Zoning Prepare a development plan based on Planning and Zoning requirements from PDSD. An initial pre-application meeting is required. Based on the uses and current zoning and engineering requirements, a list will be provided by PDSD of all issues that will need to be addressed. Those items are listed in the site analysis portion of this study. After the first submittal, the variance review process will start. Final approval of the development plan requires all variances to be approved by the city.

Development Process The process for developing each of the two options presented within this report are similar for each.

Preparing Construction Documents for permiting and construction of the station can start at the same time as the development plan process, but any changes from the development plan review will need to be addressed in the building permit review. For streamlining the overall review process through PDSD, submitting the development plan early in the design process can start the review process while the building design is still being completed. There is a risk that any design changes to the site after submission will require a re-review by PDSD. Only after approval of the development plan can the building permit be issued for construction.

Timeline Based on the current policy of PDSD, any plans, either development plans or building permit plans, have a 4 week duration for each round of comments to be issued. Recently, those time frames have not been met and projects have taken much longer to review and be approved. This project being associated with city funding may request options for review by the Building Official, and the use of 2nd party review companies to speed up the process.

The variance process requires additional submissions and public hearings for comments and a meeting with the City’s Board of Adjustment to approve the variance after the public hearings. This process takes between 4 to 6 months from the start of the variance submittla to the city.

Based on these factors, the permit review process for this project can be around 6 to 8 months.

Conclusion Based on the review of options A and B, Option B provides all of the required program as determined by TFD, with more interior usable space while occupying a smaller footprint on the site. Furthermore, Option B provides more access on and off the site, providing the fire department with more flexible use of the station.

Option A may be a more cost effective option, yet, with the requirement of relocating all of the utilities in the existing alley, the cost would most certainly offset any savings. This option does not provide the required number of parking spaces and lacks alternative access points onto the property. Finally, due to TEP’s restrictions, the relocation of utilities from the southern alley into Broadway Boulevard’s Right-of-Way would not be allowed.

Currently, the only feasible and preferred solution is Option B.

Schematic Design Space Needs - Program Summary (Refer to Table 1A) The following program summary was developed based off of the needs expressed by City of Tucson for the TFD Station #3 rebuild. The table reflects the program spaces and square footages required by Tucson Fire Department (TFD) fire station based on City of Tucson standard facility with three (3) apparatus bays and eleven (11) dorm rooms and other COT room configurations.

Doors

bay doors

• Return apparatus bay doors: 14 foot by 14 foot overhead sectional bay doors

Windows

window system

Mechanical Systems

• Living quarters: 5 Roof top Package units (nom. 3 tons each) with exhaust system for bathrooms and kitchen. Note:

provide class 1 kitchen hood over stove.

• Dorm rooms (13): multi-zone mini-split systems for individual control in each dorm room

• Support section: 2 evaporative cooler roof top (2500 CFM) + exhaust system (2500 CFM) each

• Apparatus bays: 1 evaporative cooler root top (11,000 CFM) + exhaust system (11,000 CFM)

Plumbing Systems New sewer system connected to public sewer in street

drains and decontamination space

New water line system

sprinkler system

• Provide a fire hydrant adjacent to the apparatus bay in the front of the station

Program Narrative The following narrative outlines anticipated building systems for the Tucson Fire Department for purposes of pricing. Other building systems can, and should be, considered as design development progresses to take into account construction market pricing and value engineering of materials where applicable.

These narratives are intended to cover the basic outline of building systems, logistics related to construction phasing will be dependent on the site development option determined.

Fire Station - Systems Narrative

Structural System Floor

Wall

• 8 x 8 x 16 (integral color) exterior bearing wall system with parapet

conditions

Roof

trusses. Utilize masonry for ledger and lateral supports.

Typical 20” depth.

Building Enclosure Wall

• Exposed masonry with perlite and 6” metal stud furring with

R-19 batt insulation

New gas line system

Electrical Systems New electrical service

service

New lighting systems

& LEED

• All lighting to be under back up power

New telecom systems

21-029 8/23/2021

Division Suite / Title Type

Room Size

(sq. ft.)

Net Area

(sq. ft.) Comments

Office and Public Spaces Public Lobby 1 150 150 Public Restroom 1 60 60 TPD Temp Office 1 120 120 Captain's Office 1 120 120 Firefighters' Study 1 250 250

700 Net Total

Living Spaces Dayroom (multi use lounge) 1 600 600 Dining Room 1 300 300 dining table for 12 Kitchen/Pantry 1 650 650 4 refrigerators & commercial hood Patio 1 500 500 shaded; plumbing for gas grill Dorm Rooms 11 98 1078 3 storage/lockers and desk Firefighters' Restooms 4 87 348 Fitness Room 1 750 750 Vestibule 2 40 80

4306 Net Total

Apparatus Bays Apparatus Bay (Ladder) 1 1300 1300 1 Ladder Apparatus Bays 2 950 1900 1 Enginer(pumper), 1 Rescue

3200 Net Total

Support Spaces Medical/EMS Storage 1 115 115 med, EMS fire equipment and ice machine;

Access off vestibule Decontamination /Laundry 1 250 250 Decon Restroom/Shower 1 70 70 Turnout Gear Storage 1 480 480 30(min) geargrid lockers; dedicated ventilation Equipment Maintenance 1 140 140 General Storage 1 100 100

1155 Net Total

Common Use Areas IT/Comm 1 120 120 Electrical 1 100 100 Mechanical Room 1 80 80 Fire Riser Room 1 20 20 Janitor 1 35 35

355 Net Total

Net Square Footage Subtotal: 9,716 35% for Structure and Circulation: 3,401 Total Gross Floor Square Footage: 13,117 *one-story configuration

Vertical Circulation Components Stairs 2 250 500 Elevator 1 80 80 Elevator Lobby 1 150 150 Slide (into App Bays) 1 50 50 second floor space, locate slide between app bays

780 Net Total

Total Gross Floor Square Footage: 13,897 *two-story configuration

Exterior Areas Public Parking Spaces 3 200 600 Secured Parking Spaces 20 200 4000 provide 20-22 spaces ADA Parking Spaces 1 200 200

Hose Tower 1 60 60 Generator 1 0 Communications tower 1 0

Tucson Fire Department - Station #3 Program

Qty Need ed

Table 1A - Space Needs Program

The concept options presented within this feasibility study look at two (2) development concept options for the proposed site. The site concepts involve the provision of a Tucson Fire Department (TFD) Station #3 looking at development for a single-story station versus a two-story station and the affilated site work and utility configurations for each. The options studied are as described below:

Existing site as determined by the Broadway Widening project

Concept Design Options

E BROADWAY BLVD

E 10TH ST

N N

O

RR

IS

A

VE

N O

LS

EN

Option A Single story option.

Based on the building program and TFD standard, a single-story option was developed. The front of the new station was oriented to maintain the response drive on to Norrise and utilizing the existing emergency traffic controls. Public entry, living quarters, along with the dorms were set to the north along the existing alley to provide public access, staff privacy, and some sound isolation from Broadway Blvd. Centering the apparatus bays in the middle provided for quick access from all areas of the building, clear and direct access to Norris, and space for vehicle maneuvering in the secure yard.

Finally, a support section comprised of turnout gear, storage, and decontamination spaces provide necessary separation from the living area while providing a secure building edge along Broadway.

The positives of this design provide all of the required adjacencies within the station, and maintain access to Norris and Broadway.

However, by expanding the building area we have limited the usable site area. Even with the added site area and the new Broadway access, this option can not provide the number of staff parking required. Furthermore, visitor access directly off Norris will require backing into traffic. This is not normally allowed but a variance can be provided. Also, exterior yard space for training or exercising is limited.

To accomplish this…