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Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE REVIEW v.1
Permit Number - DP22-0257
Review Name: DEVELOPMENT PACKAGE REVIEW v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/25/2022 | CDRC Post Review | PENDING ASSIGNMENT | |||
| 10/27/2022 | Commercial Plumbing | REQUIRES RESUBMIT | 10/11/2022 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site utility drawings to indicate which buildings require backwater valves. Reference: Section 714.1, IPC 2018, as amended by the City of Tucson. | ||
| 10/27/2022 | Fire New Construction | REQUIRES RESUBMIT | 10/4/2022 JPEELDA1 FIRE REVIEW Reqs Change Areas provided for aerial access shall be labeled on the plans. Areas provided shall have a note: no canopies, large trees, solar shades or other obstruction shall be placed in this area. Electric gates require a KNOX Gate key switch. Add note to drawings that gate requires KNOX Keys switch Questions: Jennifer Peel-Davis Tucson Fire Department Fire Plans Examiner Fire Inspector I, II and Fire Alarm Plans Examiner Jennifer.Peel-Davis@Tucsonaz.gov Desk: 520-837-7033 |
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| 11/25/2022 | NPPO | REQUIRES RESUBMIT | CDRC TRANSMITTAL TO: Planning and Development Services Department, Plans Coordination FROM: Anne Warner, RLA PDSD Landscape/Native Plant Preservation Section PROJECT: Promotory II ACTIVITY NO: DP22-0257 Address: 50 W Stone Loop Rd Zoning: R-3/O-2 Existing Use: undisturbed Sonoran Desert Proposed Use: Multi-family TRANSMITTAL DATE: November 25, 2022 DUE DATE: November 27, 2022 COMMENTS: Please resubmit revised drawings along with a detailed response letter, which states how all Landscape Review Section comments were addressed. This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants and water harvesting. General Note - UDC 2-10.4.1 Identification and Descriptive Data - All improvements and site information, such as adjacent rights-of-way and property lines, shown on the landscape plan will be identical in size and location to those shown on the base plan (site plan or tentative plat). Should amendments be required to the base plan through the review process, the same amendments will be made to the landscape plan which will then be resubmitted along with the base plan. 1. Engineer Comment – Add hatch key to sheet 12 for clarity. 2. Engineer & LA comment - If using d.g. at 2” depth, make sure that the water harvesting basins are 8” deep to allow for d.g. depth. Make sure that grading, water harvesting and landscape plans match, as well as details. The grading plan must be explicit in terms of showing how water harvesting is maximized. Please add a detail to show depressed landscape areas or indicate with notes. 3. Engineer Comment – The grading plan does not indicate how first flush is being directed to and accessing water harvesting basins. Some areas appear to have parking area water draining in the opposite direction of basins. Keynote 4 is missing on plans. Identify all curb inlets/splash pads, etc. to landscape areas on grading and water harvesting plans. 4. Engineer Comment - The grading plan must demonstrate maximizing water harvesting. 5. Engineer Comment- Provide spot elevations for basin bottoms and side slopes on grading plans. 6. Engineer & LA comment - The tables 2.2 and 2.3, pages 12-13 in the PCRFCD Manuel can be used in lieu of the Water Budget Table, the only thing that is missing is water demand for plants, which can be added. Make sure units match. Show how First Flush Volumes relate to plant water demands. 7. Please label the existing and future rights of way for all public streets, UDC 7.6.4.C.2.a. 8. Remove right of way notes if not proposing to use the right of way. 9. Consider using an organic groundcover such as mulch instead of d.g. 10. Six spaces in a parking row is generally the maximum distance that satisfies all requirements. -Placing trees along the edge of a parking area or at the ends of parking row does not meet the intent of the UDC. All spaces within 40’ of a tree is only one of the requirements, and it is required to meet all. The intent is to provide as much shade on the asphalt as possible, and the requirement is 1 tree per 4 parking spaces; trees are expected to be placed within the parking area itself to mitigate the heat and glare radiated by the built environment, UDC 7.6.1.A.3. Trees are to be distributed evenly throughout the parking area, UDC 7.6.4.B.1.a., UDC Technical Standards Manual 5-01-.3.2. 11. Please label the separate irrigation meter “irrigation only”. UDC Technical Standards 4-01.6.1.A.1. 12. Identify the type of irrigation controller with soil moisture gauge, tensiometer, weather station and/or evaportranspiration data. UDC Tech Standards 4-01.4.A. 13. Provide a detail to show tree planting with root barrier adjacent to walkways. 14. Please include the screened site plan overlay on NPPO aerial, contours can be screened back too. 15. Consider protecting the large riparian vegetation area connecting Promotory I with the Friendly Village Wash. 16. Revise Parking Lot Landscape Calcs and Notes to read “5’ of parking lot”, or remove notes. 17. Add hatch key to all landscape sheets for clarity. 18. Check positions of all tree planting to ensure that they are providing maximum shade onto asphalt and pedestrian paths not landscape areas. 19. Identify pedestrian path material on PL-4. 20. Please identify the project monitor prior to any grading activities, UDC 7.7.5. On-monitoring of all aspects of site clearing, grading, plant protection, preservation, salvage, and mitigation must be provided during project construction at the expense of the developer for all residential development that is over five acres and for all commercial and industrial development that is over one acre . The monitoring must be performed by an individual who is qualified in arid lands native plant resource identification and protection as specified in UDC Section 7.7.4.D, Professional Expertise. The monitor must provide periodic progress reports to the developer outlining the status of work accomplished and any problems encountered. A copy of these reports must be submitted to the PDSD for the project file. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package YOUR NEXT STEPS: Submit documents to the Filedrop https://docs.tucsonaz.gov/Forms/tucsonpermitapp Select "Existing Application" 1) Comment Response Letter (your response to the reviewer's Requires changes comments) 2) Plan Set (or individual sheets) 3) Any other items requested by review staff If you have any questions, please contact me at anne.warner@tucsonaz.gov |
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| 10/27/2022 | Site Engineering | REQUIRES RESUBMIT | 10/4/2022 SBLOOD1 ENGINEERING REVIEW Reqs Change 1. On the cover sheet please include the contact information for the firm that prepared the geotechnical report per Admin Manual section 2-06.4.1 including name, address, email address, and phone number. 2. Demonstrate that the round-about at the front entrance meets the minimum turning radii for service/emergency vehicles (trash and fire) with 36' for rear wheels and 50' for front. 3. Include a complete pedestrian circulation path including to the trash enclosures. 4. Include the waste-stream calculations on the plans. 5. Ensure that all line styles in the plans show up on the legend or are called out with a label on the plans including but not limited to the dashed line with the arrows that shows up on the site plans and grading plans that appear to be flow path directions. 6. Include a note on the plans/general notes that the retaining wall will need a separate permit for the structural review. 7. On sheet 5 there are a couple of parking spaces in the parking lot between buildings 11 and 10 that are missing the wheel stops. Revise to include the wheel stops or show with dimensions that the 4' min. sidewalk is maintained with the 2.5' vehicle encroachment. Also show the vehicle overhang of 2.5' by dimension for the parking spaces along the perimeter fence to ensure that the fence won't be hit by the vehicle overhang. 8. Sheet 15 shows a small amount of disturbance in the delineated floodplain along with development shown within the erosion hazard setback. A Floodplain Use Permit will be required for this development. 9. Provide complete discussion, calculations, tables, and exhibits to establish accomplishment of first flush requirements. Include an exhibit comparable to Figure 2.1 in the Retention/Detention Manual that shows undisturbed area, disturbed area, impervious surfaces, non-contributing basins with landscape, stormwater harvesting basins including first flush, watershed #, stormwater harvesting basin #, and flow direction. Also include both tables 2.2 and 2.3 in the same section of the Retention/Detention Manual to demonstrate required/achieve retention volumes. 10. More detail is needed for the retention/water harvesting basins on the grading sheets. It is unclear what is the effective volume of the basins or what the delineated line represents (top of basin, bottom of basin). What are the side slopes of the larger basins and how is the volume of the basin calculated? Also, how is the routing from basin to basin shown on the water harvesting sheets happening? Revise as needed. 11. On the landscaping/water harvesting sheets it needs to be indicated or made clear that the 6"-9" depressed area in each planting well is taking into account the ground cover. So with 2" deep ground cover the depression needs to be 8"-11" above the finished grade. Stephen Blood (520) 837-4958 Stephen.blood@tucsonaz.gov |
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| 11/25/2022 | Site Landscape | REQUIRES RESUBMIT | See Comments under NPPO | ||
| 10/27/2022 | Site Zoning | REQUIRES RESUBMIT | 10/4/2022 PAUL CAMARENA ZONING REVIEW Reqs Change CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Paul Camarena PDSD Zoning Review Section PROJECT: 50 W STONE LP Apartment complex Multifamily Development Package (1st Review) DP22-0257 TRANSMITTAL DATE: October 4, 2022 DUE DATE: October 10,2022 COMMENTS: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed. Section 3.3.3.G.5.c UDC, An applicant has one year from the date of application to obtain approval of a site plan that complies with zoning and other development requirements in effect at the time of application, unless an ordinance adopted by Mayor and Council during this period states otherwise. A site plan application that has been in review for a period of one year and has not yet been approved is considered denied. To continue the review of a site plan for the property, a new site plan must be submitted that complies with regulations in effect at the time of re-submittal. The new submittal initiates a new one-year review period. One year Expiration date is September 9, 2023. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS) 2-06.3.5 - A three-inch by five-inch space shall be reserved in the lower right quadrant of each sheet for an approval stamp. 1. COMMENT: 2-06.3.5 - Remove the Development Package PDSD approval stamp from sheet 2, Reserve a three-inch by five-inch space in the lower right quadrant of each sheet for an approval stamp. The approval stamp will be applied electronically by PDSD staff. CONTENT REQUIREMENTS 2-06.4.1 - The name, mailing and email addresses, and phone number of the primary property owner of the site, the developer of the project, registrant(s), and other person(s), firm(s), or organization(s) that prepared the development package documents shall be provided on the right half of the cover sheet. The applicable registration or license number shall be provided if prepared by or with the assistance of a registered professional, such as a surveyor, architect, landscape architect, or engineer. All sealing shall be consistent with Arizona Board of Technical Registration guidelines. 2. COMMENT: 2-06.4.1 - Provide the information noted by the standard above for all registrants as noted by the standard above. 2-06.4.2 - The title block shall include the following information and be provided on each sheet: 2-06.4.2.B - A brief legal description and a statement as to whether the project is a re-subdivision are to be provided. On re-subdivisions, provide the recording information of the existing subdivision plat; 3. COMMENT: 2-06.4.2.B - Provide a brief legal description on the title block on each sheet “ELY PTN NE4 SW4 17.66 AC SEC 13-13-13” 2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet. 4. COMMENT: 2-06.4.3 - Provide the development package case number, DP22-0257, adjacent to the title block on each sheet. 2-06.4.4 - The project-location map to be located on the first sheet of the development package in the upper right corner, shall cover approximately one square mile, be drawn at a minimum scale of three inch equals one mile, and provide the following information. 2-06.4.4.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and, 5. COMMENT: 2-06.4.4.B - Identify stone LP on the location map. 2-06.4.7 - General Notes The following general notes are required. Additional notes specific to each plan are required where applicable. Zoning and Land Use Notes 2-06.4.7.A.6 - If a plan or plat is prepared in conjunction with other applications or overlays or the parcel being developed is subject to conditions of an application processed previously, additional information must be added to the plan. Such applications and overlays include, but are not limited to: annexations; rezonings; special exceptions; Board of Adjustment variances; Design Development Options; Technical Standard Modification Request; overlays (Airport Environs Zone, Environmental Resource Zone, Gateway Corridor Zone, Hillside Development Zone, Historic Preservation Zone, Major Streets and Routes, Rio Nuevo District, Scenic Corridor Zone, WASH); Modification of Development Regulations through the Downtown Area Infill Incentive District or Rio Nuevo District; Downtown Heritage Incentive Zone; or, Design Review Board. Provide the following information on the plan. 6. COMMENT: 2-06.4.7.A.6 - Provide the information for C9-82-48 Annexation, Also provide a noted in general notes that this site will comply with Annexation C9-82-48. Also per annexation screening is to be provided to preserve the privacy and security of the abutting Harding ranch estates and north manor subdivision. 2-06.4.7.A.6.a - List additional applications and overlays, by case number (if applicable), in lower right corner of each sheet. As a general note provide the type of application processed or overlays applicable, a statement that the project meets the criteria/conditions of the additional application or overlay, the case number, date of approval, what was approved, and the conditions of approval, if any. 7. COMMENT: 2-06.4.7.A.6.a - Provide the information for C9-82-48 Annexation, Also provide a noted in general notes that this site will comply with Annexation C9-82-48. Also per annexation screening is to be provided to preserve the privacy and security of the abutting Harding ranch estates and north manor subdivision. 2-06.4.7.A.8 - For development package documents provide: 2-06.4.7.A.8.a - Floor area for each building; 8. COMMENT: 2-06.4.7.A.8.a - The density is correct, please provide a density calculation for each zone. Provide the lot coverage calculation for the R-3 zone. 2-06.4.9 - Information on Proposed Development The following information on the proposed project shall be shown on the drawing or added as notes. 2-06.4.9.H.3 - Indicate fire circulation, including accessibility and vehicle maneuverability. 9. COMMENT: 2-06.4.9.H.3 - Provide the information noted by the standard above, 2-06.4.9.H.4 - Indicate if existing streets are public or private; provide street names, widths, curbs, sidewalks, and utility locations, all fully dimensioned. 10. COMMENT: 2-06.4.9.H.4 - Provide the information noted by the standard above provide the sidewalks curbs fully dimensioned. 2-06.4.9.H.5.a - Show all motor vehicle off-street parking spaces provided, fully dimensioned. As a note, provide calculations on the number of spaces required (include the ratio used) and the number provided, including the number of spaces required and provided for the physically disabled. The drawing should indicate parking space locations for the physically disabled. A typical parking space detail shall be provided for both standard parking spaces and those for the physically disabled. For information on parking requirements for the physically disabled, refer to adopted building and accessibility codes of the City of Tucson. Design criteria for parking spaces and access are located in Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC. 11. COMMENT: 2-06.4.9.H.5.a - Provide a calculation showing the required parking requirement 0-70 unit/acre. 12. An Individual parking plan will be required for the site. The IPP must be approved prior to the approval of the Development package. 13. An other reduction can be to provide additional bicycle parking “For every six non-required that meet the or standards, the motor vehicle parking requirement may be reduced by one space. may be converted to pursuant to Section 7.4.9.B.1.g.” “ The cumulative reduction does not exceed 20% of the required number of spaces prior to any reduction” 14. Clarify if the parking structure keynote 15 is to be proposed with this development package if not remove the notation. If parking shade is proposed, please provide a detail shade structure must adhere to UDC 7.4.6.F.2 15. There are a couple of parking spaces without wheel stop, provide a 2.5’ overhang dimension to ensure that these space won’t interfere with the fence 2-06.4.9.H.5.d - Show bicycle parking facilities fully dimensioned. For specifics, refer to Section 7.4.9, Bicycle Parking Design Criteria, of the UDC. Provide, as a note, calculations for short and long term bicycle spaces required and provided. 16. COMMENT: 2-06.4.9.H.5.d - Show the required bicycle parking calculation. The required parking is per bedroom. Clarify the location of both the long and short term spaces. Revise keynote 18, detail is on page 31. Ensure parking adhere to UDC :7.4.9. 2-06.4.9.O - All applicable building setback lines, such as erosion hazard, floodplain detention/retention basins, and zoning, including sight visibility triangles, will be shown. 17. COMMENT: 2-06.4.9.O - Provide the building setback lines as noted by the standard above, Revise the perimeter yard table, for both the R-3 and O-3 the setback (Nonres use to res or nonres zone) is 10’ or ¾ (h) 2-06.4.9.Q - Provide the square footage and the height of each commercial, industrial, or business structure and the specific use proposed within the footprint of the building(s). 18. COMMENT: 2-06.4.9.Q - Provide the proposed use as noted by the standard above. 2-06.4.9.R - Show on-site pedestrian circulation and refuge utilizing location and the design criteria in Section 7-01.0.0, Pedestrian Access, of the Technical Standards Manual. 19. COMMENT: 2-06.4.9.R - Provide the information noted by the standard above. 2-06.4.9.S - Show existing or proposed pedestrian circulation along abutting rights-of-way. Such sidewalks must comply with accessibility requirements for the physically disabled and the design criteria in Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual. 20. COMMENT: 2-06.4.9.S - Provide the information noted by the standard above. 2-06.4.9.T - Show refuse collection areas, including locations of dumpsters, screening location and materials, and vehicle maneuverability, fully dimensioned, and access route. If dumpster service is not proposed, indicate type of service. For specific information on refuse collection, refer to Section 8-01.0.0, Solid Waste and Recycle Disposal, Collection, and Storage, of the Technical Standards Manual. Refuse collection on all projects shall be designed based on that section, even if collection is to be contracted to a private firm. 21. COMMENT: 2-06.4.9.T – Provide the information noted by the standard above. 2-06.4.9.V - For gang mailboxes indicate location to assure there are no conflicts with other requirements, such as pedestrian accessibility, utilities, and landscaping. 22. COMMENT: 2-06.4.9.V - Clarify if a mailbox is going to be proposed, If mail is to be delivered inside provide a note “ Mail service to be located inside the building” 2-06.4.9.W - Indicate the locations and types of proposed signs (wall, free-standing, pedestal) to assure there are no conflicts with other requirements and that minimal locational requirements can be met. Indicate if there are any existing billboards on site. Compliance to the Sign Code, Chapter 3 of the Tucson Code, is required. 23. COMMENT: 2-06.4.9.W - Provide a note on the cover sheet that “ All proposed sign will be approver per a separate permit” ***For additional information on the any standard presented in this memo, please refer to the City of Tucson “Unified Development Code” – Administrative Manual Section 2-06 or Technical Standards noted in the comments. https://www.tucsonaz.gov/pdsd/all-codes-plans-determinations To resubmit your plans for additional review, please visit: https://docs.tucsonaz.gov/Forms/tucsonpermitapp If you have any questions about this transmittal, Contact Paul Camarena at (520)837-4986 or by email Paul.Camarena@tucsonaz.gov RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package |