Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you can not find what you are looking for please submit a records request.

Permit Review Detail

Permit Number: TD-DEV-1022-00004
Parcel: 116182220

Review Status: Requires Resubmit

Review Details: DEVELOPMENT PACKAGE REVIEW v.1

Permit Number - TD-DEV-1022-00004
Review Name: DEVELOPMENT PACKAGE REVIEW v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
12/15/2022 NPPO NOT REQUIRED
12/08/2022 OK to Submit - External Reviewer PC Addressing Fast NOT REQUIRED
01/31/2023 CDRC Post Review Express PENDING ASSIGNMENT
12/14/2022 Commercial Plumbing REQUIRES RESUBMIT Revise the site drawing to include the following existing utility information:
a. The location and size of sanitary sewers, including the pipe diameter and the invert and rim elevations of all manholes and cleanouts; along with the Pima County Wastewater Management Department (PCWMD) reference number.
b. The points of connection to existing public sewers.
c. The first floor elevation for the building
Reference: City of Tucson Administrative Manual, Section 2-06.4.8D and Section 107.2.1, IBC 2018
01/31/2023 External Reviewers - COT Environmental Services REQUIRES RESUBMIT Hello,
EGSD Comments are as follows:

TSM 8-01.5.2.B, Vertical steel pipes (bollards) within the enclosure wall from within the inside edge of the bollard shall be a minimum of one (1) foot
inside the inside surface of the rear and side walls of the enclosure to prevent the container from damaging the walls of the enclosure (See Figure 3A & 3B). Side wall bollards do not provide 1 ft.

TSM 8-01.5..2.F, Enclosure and gates must have a minimum unobstructed opening of twelve (12) feet (See Figure 3A & 3B). The gates must be securable in both the closed and open positions.
Annotate and depict, within detail, anchors for securing doors/gates in open and closed position. Anchors not depicted within detail.

TSM 8-01.5.3.E, Maneuvering requirements - the minimum turning radii’s required for collection vehicle to service metal containers shall be (36) feet for the inside rear wheels radius and (50) feet for the outside front bumper as illustrated on Figure 7. At any structure or vehicle parking space there must be a minimum of three (3) feet of clearance between the collection vehicle and the maneuvering/turning radius.

Show complete service vehicle path from Melwood or Grande Ave and include turning radii’s in order to demonstrate feasibility for truck to maneuvering within alley to enclosure area.

TSM 8-01.6.2, Refer to minimum conditions for alley service access.
TSM 8-01.5.3.B, A minimum safe access and operational area of fourteen (14) feet by forty (40) feet, with a minimum vertical clearance of twenty-five (25) feet, shall be provided in front of each enclosure.
Depict 14’x40’ clear approach in front of enclosure within drawing detail.

I would propose positioning the enclosure to the NE corner of the lot facing (NE) and accessible from Melwood Ave. May prove to be a more viable option and eliminate the service vehicle from traveling within the alley.

Please feel free to contact me if you have any questions related to this DP review.

Thanks,
Andy Vera
City of Tucson -Environmental Services
Accounts Representative Supervisor
(520) 837-3798
12/19/2022 Historic REQUIRES RESUBMIT 901 and 905 W Congress are listed as contributors to Menlo Park. If the IID is expanded to include these properties, future work will need to be reviewed by the Plans Review Subcommittee and be consistent with the Secretary of the Interior's Standards.
12/20/2022 Site Engineering REQUIRES RESUBMIT 1. Sidewalks along arterial streets shall be a minimum width of six feet per TSM 10-01.4.1.A
2. Wheel stops required to prevent vehicle encroachment into 4' sidewalk. Show on site plans.
3. Provide a detail of proposed Curb Cuts.
4. Show roof drainage and stormwater handling.
5. TSMR Required for refuse collection - Does not meet TSM 8-04.9.0 requirements per Figure 4.
6. Show dimensioning of pedestrian circulation path providing accessible route from parking area to Congress frontage.
7. Ensure that all circulation paths provide 84" minimum vertical clearance.
8. Provide detail of ADA Parking Sign
Joshua Garcia
joshua.garcia@tucsonaz.gov
12/15/2022 Site Landscape REQUIRES RESUBMIT CDRC TRANSMITTAL
TO: Planning and Development Services Department, Plans Coordination
FROM: Anne Warner, RLA
PDSD Landscape/Native Plant Preservation Section

PROJECT: Meteor Café & Bike Shop
ACTIVITY NO: DEV-1022-00004
Address: 901 W Congress St
Zoning: C-1
Proposed Use: Food Service/Retail

TRANSMITTAL DATE: December 15, 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. A Commercial Rainwater Harvesting plan is required. Multi-family projects are commercial developments. UDC Technical Standards Manual – Section 4-01.0.0. and Section 5-01.0.0 Landscaping and Screening. Demonstrate how water harvesting is being maximized.
2. 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. Please add a detail to show depressed landscape areas or indicate with notes.
3. Engineer & LA comment - Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards for Stormwater Detention and Retention shall work in conjunction with the Commercial Rainwater Harvesting design. First flush volumes should be directed to landscape areas. See pages 9-16 and Tables 2.2 and 2.3. https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-manual-board-version-201511.pdf
COT edits - https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf
4. 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.
5. The grading plan and water harvesting plan do not meet the requirements of the water harvesting ordinance and technical standard. The plan doesn't show the effective use of run-off to supplement irrigation.
a. The catchment areas must provide water to the infiltration areas. Revise the grading to direct runoff to the landscape infiltration areas to the maximum extent possible.
b. Catchment areas in the water harvesting table can only count the areas that are directed to the landscape infiltration areas.
c. Clearly show the areas in each catchment area and the areas of effective infiltration and water harvesting. All landscape areas should be included within infiltration areas.
d. UDC section 7.6.6.C requires the use of all runoff to supplement irrigation. Show how this is attained.
e. Show rooftop drainage patterns and show how they are incorporated into the water harvesting calculations.
f. Water harvesting areas should be depressed between 6 and 9 inches. These areas can be counted toward first flush retention requirements.
6. The landscape, water harvesting, and grading plans must match.
7. Identify curb inlets/splash pads to landscape areas on grading and water harvesting plans.
8. Retention/detention basins should be designed naturally and organically, whenever practicable. Square and rectangles are not organic shapes.
9. The basin floor requires something other than bare dirt, hydroseed or rock larger than 4” is acceptable.
10. Please provide all landscape calculations on the landscape plan, including required trees for the parking areas, Admin. Manual 2-10-4.2.A.2.c and landscape borders, UDC Technical Standards 2-10.4.2.f & g.
11. The symbol size of the plants is not accurate in terms of two years growth. Native grasses are too large, Palo Verde symbols are inconsistent. There are better choices for grasses in an urban setting. Creosote is difficult to establish, expect greater mortality in the establishment period.
12. Table 7.6.4-1- Requires 30” screen adjacent to parking areas along MS&R streets, 5’ screen along non-MS&R streets, adjacent to residential or office uses, a 5’ wall is required.
13. Consider using an organic groundcover such as mulch instead of d.g.
14. An irrigation plan and specifications are required per UDC Administration Manual 2-10.4.2.C and Technical Standards Manual Section 4-01.4.2, Irrigation Standards.
15. Please label the separate irrigation meter “irrigation only”. UDC Technical Standards 4-01.6.1.A.1.
16. Identify the type of irrigation controller with soil moisture gauge, tensiometer, weather station and/or evaportranspiration data. UDC Tech Standards 4-01.4.A.
17. Provide a detail to show tree planting with root barrier adjacent to walkways.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package

YOUR NEXT STEPS: Submit documents to the Tucson Development Center
https://tdc-online.tucsonaz.gov/#/home
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
12/20/2022 Site Zoning REQUIRES RESUBMIT CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Wyatt Berger
Planner

PROJECT: Meteor
Development Package (1st Review)
TD-DEV-1022-00004

TRANSMITTAL DATE: December 20, 2022

DUE DATE: November 30, 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, 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).

Per UDC Section 3.3.3.G.5.c, 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 December 20, 2022.

2-06.4.0 CONTENT REQUIREMENTS

1. COMMENT: 2-06.4.1 – Ensure the name, mailing and email addresses, and phone number of the owner, architect, and surveyor are provided. 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: 2-06.4.2.B – Add the legal descriptions of the parcels to the title block on each sheet.

3. COMMENT: 2-06.4.3 – Provide the development package case number, TD-DEV-1022-00004, adjacent to the title block on all sheets.

4. COMMENT: 2-06.4.4 – Ensure the project-location map, located on the first sheet of the development package in the upper right corner, covers approximately one square mile, and is drawn at a minimum scale of three-inch equals one mile.

5. COMMENT: 2-06.4.4.A – Show the subject property approximately centered within the one square mile area.

6. COMMENT: 2-06.4.4.B – Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property.

7. COMMENT: 2-06.4.4.C – Label the section, township, and range; section corners; north arrow; and the scale will be labeled.


4.7 General Notes

8. COMMENT: 2-06.4.7.A.4 – “Food service, accessory alcohol” and “Mercantile, accessory minor industrial repair” are not uses as defined within the UDC. The project appears to be proposing “Food Service with Alcoholic Beverage Service as an accessory use,” “General Merchandise Sales, excluding large retail establishments,” and accessory “Trade Service and Repair, Minor” uses. Review UDC Table 4.8-4: Permitted Uses – Commercial and Mixed Use Zones” and provide the applicable use-specific standards for each proposed use.

9. COMMENT: 2-06.4.7.A.6.a – As Congress Street is identified on the Major Streets and Routes Plan Map, provide a general note stating “This project is designed to meet the overlay zone criteria of UDC Article 5.4 (Major Streets and Routes Setback Zone (MS&R).”

10. COMMENT: 2-06.4.7.A.6.a – Clarify whether you are proposing to construct a 338 square feet gross floor area “back of house kitchen” at the rear of 901 West Congress Street. If new construction is proposed, demonstrate that the setback requirements of UDC Table 6.4.5-C.1 are met. The required setback is 21 feet, or the height of the building, whichever is greater, measured from the outside edge of the adjacent travel lane. More parking will also be required as a kitchen is considered part of the use's gross floor area. A Board of Adjustment variance is necessary if the setback requirements of UDC Table 6.4.5-C.1 are not met.

11. COMMENT: 2-06.4.7.A.6.a – Clarify if you are proposing any structures (e.g., awnings) for the outdoor dining areas. The required setback to Congress Street is 21 feet, or the height of the building, whichever is greater, measured from the back of future curb location. A Board of Adjustment variance is also necessary if the setback requirements of UDC Table 6.4.5.C-1 are not met. If variances are approved, provide the case number adjacent to the title block on all sheets and provide a general note stating the case number, date of approval, what was modified, and if applicable, any conditions of approval.

12. COMMENT: 2-06.4.7.A.6.b – The above note should also specify which lots are affected by the additional applications or overlay zones.

13. COMMENT: 2-06.4.7.A.8 – Remove the reference to 75% lot coverage maximum under the general notes. Per UDC Table 6.3-4.A, nonresidential development does not have lot coverage restrictions.

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.

14. COMMENT: 2-06.4.8.A – As the site consists of two parcels, either provide documentation of approval from the Pima County Assessor’s Office indicating the parcels have been consolidated, or have the “Covenant Regarding Development and Use of Real Property” (https://www.tucsonaz.gov/files/pdsd/Covenant_Regarding_Development_and_Use_of_Real_Property_UDC.pdf) recorded with the Pima County Recorder’s Office. Provide the sequence number of the covenant when recorded.

15. COMMENT: 2-06.4.8.C – Provide the following information for Congress Street and Melwood Avenue on the plan: recordation data, type and dimensioned width of paving, and curbs.

16. COMMENT: 2-06.4.9.F – Provide the existing zoning classifications on and adjacent to the project (including across any adjacent right-of-way) with zoning boundaries clearly defined. The basis for this requirement is that some zoning requirements on a project are based on the zoning classification of adjacent property.

17. COMMENT: 2-06.4.9.H.4 – Ensure all adjacent existing streets are labeled public or private; and ensure all curbs, sidewalks, and utility locations, all fully dimensioned.

18. COMMENT: 2-06.4.9.H.5.a – As the required number of motor vehicle parking spaces is not being provided, some type of parking reduction such as an Individual Parking Plan (IPP) will be required. If the reduction is approved, provide the case number adjacent to the title block on all sheets and provide a general note stating the case number, date of approval, what was modified, and if applicable, any conditions of approval.

19. COMMENT: 2-06.4.9.H.5.a – Provide a dimension from the proposed north outdoor seating area to the property line of 15 North Melwood Avenue. Ensure that the outdoor seating is 100 feet from a residentially zoned property to qualify for an IPP (UDC 7.4.5.A.5.i).

20. COMMENT: 2-06.4.9.H.5.d – Show that the proposed short-term bicycle parking facilities meet the requirements of UDC 7.4.9.B.2. Detail 9 of Sheet A2.00 does not meet these requirements. Refer to Figures 7.4.9-B and -C for an illustration of this section of the UDC. bicycle parking facilities fully dimensioned. Also, demonstrate that short-term bicycle parking is within 50 feet of each public entrance (UDC 7.4.9.C.2.a and .(1).d).

21. COMMENT: 2-06.4.9.H.5.d – Show long-term bicycle parking facilities in accordance with UDC 7.4.9.D. Long-term bicycle parking may be shown inside the existing buildings.

22. 2-06.4.9.I – Ensure all right-of-way dedications on or abutting the site and label are shown. If the development package documents have been prepared in conjunction with a subdivision plat or is required as a condition of approval of a review process, such as a rezoning, street dedications in accordance with the Major Streets and Routes (MS&R) Plan may be required by these processes. Projects bounded by streets having only a portion of the right-of-way width dedicated will be required to dedicate right-of-way, up to one-half, to complete the street width.

23. COMMENT: 2-06.4.9.R – Provide a width/dimension of the proposed sidewalk to ensure compliance with 7-01.4.3.A of the Technical Standards Manual.

24. 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.

25. COMMENT: the demolition of buildings and structures requires a separate demolition permit. The buildings appear in aerial photography as early as 1958. Buildings and structures must be architecturally documented and approved by the Historic Preservation Officer. The demolition application and general information may be viewed at: https://www.tucsonaz.gov/files/pdsd/forms/2019_Historic_or_Older_Demo_Documentation_Form_and_Instructions.pdf.

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

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
11/02/2022 CDRC Application Completeness Express REVIEW COMPLETED
12/13/2022 CDRC Review Coordinator Express REVIEW COMPLETED
12/13/2022 Design Review REVIEW COMPLETED Property is outside the current IID boundaries. If the Mayor and Council approves IID boundaries changes through the current IID Update initiative, and this property ends within a new IID boundary, a complete IID application will need to be submitted. Please see IID Review Process at https://www.tucsonaz.gov/files/pdsd/Process_Handouts/IID_Application_and_Review_Process.pdf, as well as the Special Districts application process at https://www.tucsonaz.gov/files/pdsd/forms/Special_Districts_Application_Instructions.pdf. If you have any questions, please send me an email: maria.gayosso@tucsonaz.gov. Thanks.
01/03/2023 External Reviewers - COT Parks & Recreation REVIEW COMPLETED Hello CDRC team,

On behalf of COT Parks and Recreation Department, I have no comments on the above development project as it does not impact any parks. Please let me know if you have any questions.

Tom Fisher
Project Manager
City of Tucson Parks and Recreation Department
900 S. Randolph Way
Tucson, Arizona 85716
(520) 837-8037
12/19/2022 Fire New Construction REVIEW COMPLETED
11/03/2022 OK to Submit - Engineering Fast REVIEW COMPLETED
11/14/2022 OK to Submit - Zoning Fast REVIEW COMPLETED
12/27/2022 Traffic Engineering Review REVIEW COMPLETED No Comments
12/15/2022 Zoning Modifications - IPP REVIEW COMPLETED Zoning review comments must be completed first to determine what modifications are required.
12/15/2022 Zoning Modifications - MS&R REVIEW COMPLETED Zoning review comments must be completed first to determine what modifications are required.
12/15/2022 Zoning Modifications - Variance REVIEW COMPLETED Zoning review comments must be completed first to determine what modifications are required.