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Permit Review Detail

Permit Number: DP22-0286
Parcel: 12408233A

Review Status: Requires Resubmit

Review Details: DEVELOPMENT PACKAGE REVIEW v.1

Permit Number - DP22-0286
Review Name: DEVELOPMENT PACKAGE REVIEW v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
11/29/2022 CDRC Post Review PENDING ASSIGNMENT
11/22/2022 Design Review REQUIRES RESUBMIT PROJECT: Development Package (1st Review)
DP22-0286

COMMENTS: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Design Review comments were addressed.

This plan has been reviewed for compliance with Tucson Ord. 11854/11872, Sunshine Mile District (SMD) , Bungalow Subdistrict.

A new 5’ sidewalk is required along N Mountain Ave. Please contact Tucson Department of Transportation and Mobility to determine appropriate measures where site conditions prevent fulfillment of this requirement. Per SMD III.D.4, III.D.5, and III.G.2, “Where no sidewalks exist, sidewalks shall be provided.” “To the extent possible, Projects shall provide lateral pedestrian connections (access from side or rear of building) to Adjacent neighborhoods.”

Please provide a shade study with square footages and percentage calculations of shade provided. Per SMD III.E, “Shade shall be provided for at least fifty (50) percent of all sidewalks and pedestrian access paths as measured at 2:00 p.m. on June 21 when the sun is 82 degrees above the horizon. Shade may be provided by trees, arcades, canopies, or shade structures provided their location and design characteristics are compatible with the historic and design context of the street and the architectural integrity of the building. The use of plantings and shade structures in the City Right-of-Way is permitted to meet this standard with the approval of DTM. The shade provided by a building may serve to meet this standard.”

The Department of Environmental Services must approve proposed refuse collection measures for the site. Currently no required refuse collection is indicated on plans. Per SMD III.F.3.d, “On-site refuse collection container standards governing access, type and location may be modified if the Environmental Services Department determines that no public health or traffic safety issue is created.”

Per SMD III.G.2, “Where no sidewalks exist, sidewalks shall be provided.” See Comment 1, above.

On Sheet G1.1,l Project Information, please revise the motor vehicle parking calculations, from “300 SF PER SPACE: 4.18 PARKING SPACES REQUIRED” to “NO PARKING REQUIRED FOR ADAPTIVE REUSE TO NONRESIDENTIAL USES, FOR USES WITH PARKING RATIO OF FEWER THAN 1 SPACE/300 SF, PER THE SMD OVERLAY”. Nonresidential uses in an eligible, individually listed or Contributing Property which may or may not qualify as an Adaptive Reuse project, can pursue this parking reduction: No parking required for uses with parking ratio of fewer than one (1) space/300 sq. ft. (SMD Table III.H.2). Your required parking ratio is 1 space/500 sq.ft., per SMD Table II.H.1 so you can pursue this parking reduction option.

Per SMD III.H.5.a, Short-Term Bicycle Parking, “Minimum of two (2) spaces or one (1) per 5,000 square feet of GFA, whichever is greater.” Two short-term bicycle parking spaces are provided, but their location must comply with UDC requirements. Please coordinate with the Zoning reviewer.

On Sheet G1.1, or in a landscape plan, please identify plant species. Per SMD III.I.1, “All landscaping shall consist of 100 percent desert-adapted plant species.”

Per SMD III.M.1-21, please specify which of the practices of this section are proposed to fulfill the Environmentally Conscious Design Practice requirement.

If you have any questions about review comments, please contact me at gabriel.sleighter@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised Development Package, Comment Response Letter.
11/18/2022 NPPO REQUIRES RESUBMIT See landscape comments
10/27/2022 Site Engineering REQUIRES RESUBMIT 10/20/2022 JGARCIA9 ENGINEERING REVIEW Reqs Change 1. A new 5' sidewalk is required along N. Mountain Ave. All sidewalks and aprons shall be per PAG standards. Per 21PRE0246
2. Provide anticipate method of collection and frequency for site refuse. Per TSM 8-01.4.B
3. Use of APCs for commercial development requires prior approval from ES. Per TSM 8-01.4.G
4. Ensure that trees provide a minimum 84" clearance to sidewalks. Per TSM 7-01.4.3
11/18/2022 Site Landscape REQUIRES RESUBMIT CDRC TRANSMITTAL
ACTIVITY NO. DP22-0286
ADDRESS/PARCEL: 1303 E Broadway
ZONING: R-2

7.6 Landscaping and Screening
The Unified Development Code (UDC) requires all new development or an expansion of an existing development submit a landscape plan, UDC 7.6.2. Preparation of the landscape plan shall adhere to UDC 7.6.4. and Administrative Manual 2-10.

• Trees will be required to be placed within the parking areas, not just at the ends. Maximize shading asphalt. Trees are to be distributed evenly throughout the parking area, UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a.
• A 10’ minimum street landscape border is required along all public streets
• Minimum 10’ Interior landscape borders are required adjacent to any single-multi family use, regardless of zoning

Commercial Rainwater Harvesting plan is required UDC Technical Standards Manual – Section 4-01.0.0. and Section 5-01.0.0 Landscaping and Screening
Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards for Stormwater Detention and Retention is required and shall work in conjunction with the Commercial Rainwater Harvesting design.
Using Low Impact Development design and water harvesting provides critical basin detention and first flush retention for all new development and impervious area. The newly adopted Detention/Retention Manual can be found: https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-final-201406-manual.pdf
With CoT edits to the manual are found at: https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf

If you have any questions about this transmittal, contact Anne Warner, RLA
PDSD Landscape/NPPO Review at email anne.warner@tucsonaz.gov
10/31/2022 Site Zoning REQUIRES RESUBMIT CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Wyatt Berger
Planner

PROJECT:
Development Package (1st Review)
DP22-0286

TRANSMITTAL DATE: October 31, 2022

DUE DATE: November 7, 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.

This plan has been reviewed for compliance with the Unified Development Code (UDC) Administrative Manual (AM) Section 2-06. Also compliance with applicable development criteria for the proposed use as listed in the City of Tucson Uniform Development Code (UDC) and the UDC Technical Standards Manual (TSM).

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 October 31, 2023.

SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS)

CONTENT REQUIREMENTS

1. Comment: 2-06.3.8 – Add the contour interval to the location map in the upper-right corner.

2. Comment: 2-06.3.10 – Provide a legend that shows and describes all symbols used on the drawing.

3. Comment: 2-06.4.1 – Ensure the mailing and email addresses as well as the phone number of the owner and registrant are provided on the title block.

4. Comment: 2-06.4.2 –Provide the proposed name of the project or the proposed tenant’s name, the legal description of the property, and the page number and total number of pages in the package in the title block.

5. Comment: 2-06.4.3 – Add the development package number (DP22-0286) and other relevant case numbers (subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) adjacent to the title block.

6. Comment: 2-06.4.4 – Ensure the project-location map covers approximately one square mile.

2-06.4.7 General Notes
The following general notes are required. Additional notes specific to each plan are required where applicable.

7. Comment: 2-06.4.7.A.2 – Provide the gross area of the site by acreage in addition to square footage.

8. Comment: 2-06.4.7.A.6.a – Clarify if the proposal is utilizing the optional Sunshine Mile Overlay Zone. If so, provide the case number in the lower-right-hand corner of each sheet. Provide as a general note 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.

2-06.4.8 - Existing Site Conditions
The following information shall be provided on the plan/plat drawing to indicate the existing conditions on site and within 50 feet of the site. On sites bounded by a street with a width of 50 feet or greater, the existing conditions across the street will be provided.

9. Comment: 2-06.4.8.A – Ensure the site boundary perimeter information is correct per Sequence #20202450561.

10. Comment: 2-06.4.8.C – Add right-of-way width, recordation data, type and dimensioned width of paving, curb cuts, and sidewalks to all rights-of-way depicted on the plan. If applicable, also indicate utility locations, all fully dimensioned.

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.

11. Comment: 2-06.4.9.H.2 - Show future and existing sight visibility triangles. On a designated MS&R street, the sight visibility triangles are based on the MS&R cross-section.

12. Comment: 2-06.4.9.H.5 – Review the motor vehicle use area design criteria within Section 7.4.6. Demonstrate compliance with Section 7.4.6.F. Also, per UDC Table 7.4.6-2, a two-way access lane shall have a minimum width of 20 feet. Contact the Department of Transportation and Mobility to widen the existing curb cut off Mountain Avenue.

13. Comment: 2-06.4.9.H.5.a – Provide a motor vehicle parking detail that demonstrates compliance with the requirements of Section 7.4.6.H. Show all motor vehicle off-street parking spaces provided, fully dimensioned.

14. Comment: 2-06.4.9.H.5.d – Demonstrate that the proposed short-term bicycle parking on the plan is meeting the requirements of Sections 7.4.9.B.1.e, 7.4.9.B.2.g, and 7.4.9.C.2.a.

15. Comment: 2-06.4.9.L – If applicable, show all existing and proposed easements (utility, sewer, drainage, access, etc.,), and dimensioned and labeled as to their purposes and whether they will be public or private.

16. Comment: 2-06.4.9.Q - Provide the square footage and the height of the existing structure and the specific use proposed within the footprint of the building.

17. Comment: 2-06.4.9.R – Demonstrate compliance with Technical Standards Manual Section 7-01.3.3.B. The areas within the development which must be connected include, but are not limited to, all buildings, all bicycle and vehicle parking areas, and all dumpster areas.

18. Comment: 2-06.4.9.S – Demonstrate that the pedestrian circulation along Broadway Boulevard and Mountain Avenue comply with Technical Standards Manual Section 10-01.0.0.

19. Comment: 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.

20. Comment: 2-06.4.9.W – Indicate the location, type, and specifications of the required handicap parking sign installation. Assure there are no conflicts with other requirements and that minimal locational requirements can be met.


If you have any questions about this transmittal, please contact me at Wyatt.Berger@tucsonaz.gov or at (520) 837-4951.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
11/22/2022 Fire New Construction REVIEW COMPLETED
11/29/2022 Historic REVIEW COMPLETED If using the benefits of the UOD, then the property must be maintained as a contributing resource.