Yavapai County – Development Services Department
PRELIMINARY CODE REVIEW
“Anton Puffelen Project”
MEETING AGENDA
Thursday, May 22, 2008
I. Opening Statements
1. Introductions of attending staff members
Mike Witt, Building Safety Unit
Boyce Macdonald, Land Use Unit
Darryl Colebank, Environmental Unit
Ace Patel, Floodplain Unit
Nicole Russell, Planning Unit
Patty Oliver, Customer Service & Permitting, Permit Tech
Kathy Houchin, Customer Service & Permitting Unit, Facilitator
Terry Pilcher, Customer Service & Permitting Unit, Recording Secretary
2. Short synopsis of the intent of the Preliminary Code Review Meetings.
II. Case #: 2008-20 APN: 500-19-013M
Review of – “Anton Puffelen Project”
Applicants: Clint Brown - Attorney
Anton Van Puffelen
A. Addressing – The address assigned to this parcel is 10896 S. Antelope Creek Road which is the same address on your application. Please contact the Addressing Unit at (928) 771-3214 with any questions or concerns.
B. Planning – Applicant is working with the Planning Unit to obtain a Use Permit. Please contact Nicole Russell, Planning Unit at (928) 771-3214 with any questions or concerns.
C. Design Review - No comments at this time.
D. Land Use –
No building on parcel, overlay is way off.
Use not allowed by right. M1 use requires BOS approved Use Permit.
Signage-92 sq. ft. total aggregate signage allowed. Maximum 46 sq. ft. on freestanding sign balance may be wall mounted. Illuminated signage must meet Section 603. Dark Sky.
Screening-NA
Exterior Lighting-All fixtures must be fully shielded. Cut sheet, lumen count and located on site plan. 100,000 lumens per net acre allowed.
Access per Section 502-Public Works to determine.
Parking-Commercial vehicle parking area to be designated. 1 space per employee and 1 ADA accessible space required. Total parking area to be compacted ABC to be able to handle large vehicles and emergency vehicle. Dust to be mitigated on a regular basis.
Any questions please call Boyce Macdonald, Land Use Unit at (928) 771-3214.
E. Floodplain Unit –The parcel is impacted by localized drainage. Since only minor development is proposed at this time, our office has no requirements at this time. If further development (future site built buildings, or significant paving of the parking area) is to occur on the site, the Flood Control District will require a site plan and drainage report completed by an Arizona Registered Civil Engineer.
Questions concerning comments should be directed to Jeff Low, Floodplain Unit Manager at (928) 771-3214.
F. Public Works –
The applicant will be required to obtain an Access Permit and a Right of Way Permit to construct improvements/maintenance for the driveway accesses.
The applicant will be required to pave aprons at the locations of the driveway accesses as a buffer to protect the edge of the asphalt roadway.
The applicant will be required to stake the location of the property line adjacent to the right of way for Antelope Creek Road and remove all right of way encroachments (jersey barriers and boulders) not approved by the County Engineer.
The County Engineer will waive the 502 requirement for this project.
Please contact Joe Huot, Public Works at (928) 777-7538 with any questions or concerns.
G. Environmental Unit –
The use of a composting toilet is acceptable but the rules for the remaining wastewater disposal for commercial use would require the same on-site investigation and sizing requirements as a conventional septic system. It is advised that a conventional wastewater system would be the better option if the on-site investigation revealed suitable conditions. The cost of a composting toilet in most cases is more than that of a septic tank. The proposed usage would necessitate a relatively small leaching area. The application fee for a composting toilet is $360.50. The application fee for a conventional system is $162.50
If the applicant desires to pursue a gray water disposal in conjunction with a composting toilet, application would need to be made to the Arizona Department of Environmental Quality because Yavapai County has not been delegated commercial gray water permitting. ADEQ might not be willing to review this type of system, and we are uncertain of the permitting fees if they did.
Perc testing by a certified perc tester will need to be completed followed by an on-site investigation performed by a Yavapai County Environmental Health Specialist or soils data can be turned in by a registered sanitarian of the state of Arizona, a geologist or an engineer and Yavapai County will not require site visit.
Septic system sizing is dependent upon soil classification and number of employees
Septic system must be 100’ from all wells, 50’ from property lines shared with undeveloped properties and 5’ from property lines shared with developed properties.
The 50’ set-back can be reduced with an affidavit of encroachment that has been recorded at the county recorders office
A shared well agreement will be required if the septic system will be less than 50’ from a property line shared with a developed property that does not have a common drinking water system (public water) or its own well, but shares water from a neighbors well
Leach lines cannot be driven over or parked on.
Please contact Darryl Colebank Environmental Health Specialist II or Geoff Meek, Environmental Unit Manager at 928-771-3214 for further assistance.
H. Building Safety –
The following items are questions and/or concerns that should be addressed prior to submittal of construction plans for plan review. These comments are based on the submitted code review application. This review is on the current adopted Building Codes and is not to be considered as a complete review of plans for Building Code compliance.
Yavapai County has adopted the International Building Codes. Plans submitted must be designed and constructed to the following codes:
2006: International Building Code, International Plumbing Code, International Mechanical Code, Fuel Gas Code, International Property Maintenance Code
2005: National Electric Code
Building Codes as adopted by Yavapai County Ordinances 2007-1 through 2007-9
2006 IBC Occupancy Classification: F-1 (outdoor operation)
Occupant Load (Unknown)
(Based on submitted plans)
1) A site specific soils report by an Arizona Licensed Registrant for the foundations design and soils conditions will be required with the submittal of plans for a building permit. The soils report shall include items as per 2006 IBC section 1802.6. For this project as uses for the outdoor fabrication work, which appears to be existing with no structures and the proposed restroom building is very small in size a soils report will not be required. NOTE: Any future buildings will require a site specific soils report.
2) A building size of over 3,000 square feet or more or with an occupant load of 20 or more will require that all plans submitted for permit to be stamped/sealed by an Arizona Licensed Registrant as per the Arizona State Board of Technical Registration. The proposed restroom building does not appear to exceed these limits and will not require stamped/sealed plans.
3) A separate Grading Permit will be required for each parcel for any proposed grading to be done on site. Plans shall comply as per the Yavapai County Grading Ordinance – Ordinance 2007-9.
4) Plumbing fixtures as required per the 2006 IPC Table 403.1 shall be provided. Table 403.1 has been amended by Ordinance 2007 to allow water coolers or bottle water dispensers in A, B, and M occupancies with an occupant load of 25 or less. Ordinance 2007-4 also does not require separate facilities for occupant loads of 25 or less. Occupant loads are determined by Table 1004.1.1 of the 2006 IBC. The walls and floor of the restroom shall comply with 2006 IBC section 1210 – which shall be a smooth, hard, nonabsorbent surface for the floor to 6 inches up all walls and to four foot height within two feet of a water closet.
5) Specific information (details) for accessible parking, accessible route into the building and through the building along with restrooms and drinking fountain under the requirements of the Americans with Disabilities Act (ADAAG) shall be included on the plans. This includes the slopes and cross slopes for the accessible route, ramps and parking space(s) along with the material surfaces to be of a hard type which can be traveled by a person in a wheel chair. Attached is a hand out as a guide to the ADAAG accessibility requirements.
6) Stamped/sealed plans for any wood frame trusses, steel joist trusses or manufactured wood joist floor/roof systems from the manufacture along with layout sheets and engineering shall be included with submittal of plans for permits.
7) The plans to be submitted for review shall include all related items as per PB-14 for a complete set of working construction blueprints.
8) The electrical plans for the new service shall include a complete electrical floor plan which shall include locations with AMP rating of the service section (meter base) and any sub-panels, load calculations based on Article 220 of the 2005 NEC with motor load/equipment and welder ratings as part of the calculations. A one line diagram of the complete electrical system to show conductor sizes, conduit sizes, bonding jumper electrode conductor size, grounding electrode conductor size and wire insulation type shall be part of the electrical plans. This information must be site specific and done by a licensed electrical contractor.
9) When any special inspection is called for by the structural engineer and/or required per chapter 17 of the IBC the ‘Special Structural Inspections Certificate’ form shall be completed and submitted with the applications and plans for a building permit.
Please contact Mike Witt, Senior Plans Examiner at (928) 771-3214 or email with any questions or concerns.
I. Mayer Fire District – This project is approved with exceptions.
The State Fire Marshal’s Office has adopted the 2003 International Fire Code, which will be enforced by the Mayer Fire District.
Approved plans to be kept on site at all times during construction.
Address must be visible from the street.
2A10BC Fire Extinguisher will be required mounted approximately 4 feet above floor.
Please contact Glenn Brown NFI II, Fire Chief, Mayer Fire District at (928) 632-9534 with any questions or concerns.
J. Customer Service & Permitting Unit
Submittal Requirements:
§ Five (5) complete sets of plans along with the application paperwork.
§ Any signage will require a separate permit.
§ Grading may require a permit depending on amount grading that is required.
§ Applicant was provided with a permit packet and septic application.
Applications are accepted Monday through Friday from 8:00 a.m. to 4:00 p.m.
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