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Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE REVIEW v.1
Permit Number - TD-DEV-1122-00039
Review Name: DEVELOPMENT PACKAGE REVIEW v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/20/2023 | CDRC Post Review | PENDING ASSIGNMENT | |||
| 01/11/2023 | Commercial Plumbing | REQUIRES RESUBMIT | 1. Where the finish floor elevation is less than 12 inches above the elevation of the next upstream manhole in the public sewer or private sewer collection system, a backwater valve shall be installed in the building drain or branch of the building drain serving that floor. Floors discharging from above that reference point shall not discharge through the backwater valve. The rim elevation of the next upstream sanitary manhole (2394.36’) is less than 12” below the first floor elevation (2394.50’). Reference: Section 714.1, IPC 2018, as amended by the City of Tucson. 2. Tucson Water will not allow multiple water meters to serve a single apartment building. Clarify the reason for the existing 1” water meter and the new 2” water meter. 3. Tucson Water limits a 2” meter to a maximum demand of 160 GPM. Provide the calculated water demand for this building. |
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| 01/19/2023 | External Reviewers - Pima County Addressing | REQUIRES RESUBMIT | Good afternoon, Pima County Addressing is returning TD-DEV-1122-00039 proposed 5-story residential for corrections. Please see the attached plan for the 1st submittal comments. Thank you Nicholas Jordan Site Review Project Manager - Addressing Official Pima County Development Services Department 201 N Stone AV – 1st Floor Tucson, AZ 85701 (520) 724-9623 SEE ATTACHED FILES FROM ADDRESSING |
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| 01/10/2023 | Fire New Construction | REQUIRES RESUBMIT | Section 503.2.5 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus. Section D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Section D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Section D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Section D105.3 Proximity to building. One or more of required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approve by the fire code official. Section D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. Notes on plans and drawings: Fire sprinkler underground plans shall be submitted to and a permit obtained from TFD Fire sprinkler plans shall be submitted to and a permit obtained from TFD Fire alarm plans shall be submitted to and a permit obtained from TFD Building shall be tested for ERRC by PCWIN and the report provided to TFD prior to the TCO Please contact me for further discussions. 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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| 01/18/2023 | Historic | REQUIRES RESUBMIT | Please submit the required documents noted in the Historic and Special Districts informational handout (https://www.tucsonaz.gov/files/pdsd/forms/Special_Districts_Application_Instructions.pdf) | ||
| 01/12/2023 | NPPO | REQUIRES RESUBMIT | NPPO required | ||
| 01/20/2023 | Site Engineering | REQUIRES RESUBMIT | 1. Sidewalks along arterial streets shall be a minimum width of six feet per TSM 10-01.4.1.A – Sidewalk along Stone Avenue shall be 6 foot. 2. Clarify locations of roof drains and splash blocks – several locations appear to potentially flow onto pedestrian path/sidewalks. This is not allowed per TSM-7-01.4.1.E. 3. A continuous pedestrian circulation path is required please show this including the accessible route per TSM 7-01.3.3. It appears that the garage ramp and several other obstacles prevent this continuous path. 4. Please clarify sheet 3 states “ELEVATOR LOCATION. SEE ARCH PLANS” Sheet 9 appears to show a stairway in this location. 5. Elevation views of all sides of the development are required for review. 6. Provide dimensioning of all sidewalk areas to ensure that a minimum unobstructed width of 4’ is maintained. Parking Blocks may be required on South side of buildings. 7. Waste Stream calculation shows 2-8CY & 1-4CY containers, site plan only shows a single enclosure. Identify all refuse locations. 8. Trash enclosure at Russel Ave does not meet access requirements per TSM 8-01.5.3 9. Per UDC 7.4.6.E – PAAL intersections require an unobstructed 5 foot radius. The connection between the ramp and PAAL constitute a PAAL intersection. 10. Per UDC 7.4.6.F – show sight visibility at PAAL intersection. 11. Provide Sight Visibility Triangles at Stone Ave entrance. 12. Per Access Management Guide 5.4 – 80’ minimum separation between proposed and neighboring drive required. Show compliance with this requirement. 13. The correct vehicle overhang is 2’-06” revise parking details to reflect this dimension per TSM 7.4.6 14. Demonstrate 15-foot minimum height clearance per UDC 7.4.6.E.2. 15. Demonstrate compliance with UDC 7.4.6.F.4 – 3-foot minimum distance between spur and any wall or obstruction over 6 inches 16. Show how vehicles will be prevented from encroaching into parcel south of parking area. 17. Provide dimensioning of parking garage parking and PAAL. 18. Show Pedestrian circulation in Garage area 19. Per access management guidelines 5.11, a driveway throat length of 60 LF is required. 20. Per access management guidelines 5.7, an arterial/driveway connection should have a return radius of 25 feet. 21. Ensure that sidewalks at driveway comply with PAG Standard Detail 207. 22. Provide clarification of roof structures, overhang and column notes on sheet 3 do not appear to match roof 1A layout on sheet 24. 23. Provide details illustrating that proposed drainage on east side of building will not affect the existing buildings on parcel 117-14-086A 24. Provide lot combination or cross access agreements & Parking agreements for shared use areas between parcels 11714086A, 11714087B, & 11714087D. 25. Keynote 18 calls for a weephole at grade in wall. Wall is not identified on site plan. Provide wall details including drainage openings. 26. Provide Water Harvesting basin detail and illustrate how positive drainage is maintained in the event the basins are at capacity, especially along east side of development. Joshua Garcia joshua.garcia@tucsonaz.gov |
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| 01/11/2023 | 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: 375 S Stone Ave ACTIVITY NO: TD-DEV-1122-00039 Address: 375 S Stone Ave Zoning: Existing Use: disturbed vacant land Proposed Use: Multi-family TRANSMITTAL DATE: January 11, 2023 DUE DATE: December 30, 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. Street landscape borders of 10’ are required along Stone Ave., and 14th St as required by UDC 7.6.4.C.1. The borders as shown do not meet the standard, and a Design Development Option UDC 3.11.1 could be pursued. 2. The water harvesting basins and splash pads seem undersized to accommodate rooftop water volumes. 3. Show how First Flush Volumes relate to plant water demands. 4. 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. 5. 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. 6. Please label the existing and future rights of way for all public streets, UDC 7.6.4.C.2.a. 7. UDC 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. 8. Consider using an organic groundcover such as mulch instead of d.g. 9. Please label the separate irrigation meter “irrigation only”. UDC Technical Standards 4-01.6.1.A.1. 10. Provide a detail to show tree planting with root barrier adjacent to walkways. 11. A Native Plant Preservation Plan, Section 7.7.4, is required to be submitted and approved or a request for an exception from the Native Plant Preservation requirements approved in accordance with Sections 7.7.3.D.3 & .4 of the Unified Development Code (UDC) and Admin. Manual Section 2-11.0.0 prior to Grading Plan approval. Please note that Mesquite hybrids will be considered native trees, and should be included in NPP inventory UDC 7.7.6. 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 |
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| 01/11/2023 | Site Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: PDSD Zoning Review PROJECT: 375 S Stone Ave – Multi-Family Development Package (1st Review) TD-DEV-1122-00039 TRANSMITTAL DATE: January 11, 2023 DUE DATE: December 29, 2022 COMMENTS: Please resubmit revised drawings 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 November 30, 2024. CONTENT REQUIREMENTS 1. COMMENT: 2-06.4.1 – Provide the email address for the Owner/Developer, Architect & Geotechnical Engineer on sheet 1. 2. COMMENT: 2-06.4.3 – Provide the development package case number, TD-DEV-1122-00039, adjacent to the title block on all sheets. 2-06.4.7 - General Notes The following general notes are required. Additional notes specific to each plan are required where applicable. 2-06.4.7.A - Zoning and Land Use Notes 3. COMMENT: 2-06.4.7.A.1 – As part of this site is zoned HC-3 include the HC-3 designation in Zoning and Land Use Note 1 & under the Development Standards Table. 4. COMMENT: 2-06.4.7.A.4 – Change the use listed under the Development Standards Table to Multifamily. 5. COMMENT: 2-06.4.7.A.6.a – As additional reviews, IIP, IID, Historic, etc, will be required for this project, once approved provide a general note stating what was modified and if applicable any conditions of approval. 6. COMMENT: 2-06.4.7.A.6.a – As Stone Ave is designated as an Arterial on the COT MS&R Map provide a general note on the cover sheet stating “THIS PROJECT IS DESIGNED TO MEET THE OVERLAY ZONE(S) CRITERIA, UDC ARTICLE 5.4 MAJOR STREETS AND ROUTES SETBACK ZONE (MS&R)”. 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. 7. COMMENT: 2-06.4.8.A – As this site is made up of three (3) parcels, 117-14-087B, 117-14-087D, & 117-14-087C, a lot combination is required. Provide a copy of the approved Pima County Combo request form with the next submittal. 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. 8. COMMENT: 2-06.4.9.H.5 – Provide a fully dimensioned layout for the proposed parking garage. 9. COMMENT: 2-06.4.9.H.5 – At the back-up spur shown at the east end of the vehicle use area clearly demonstrate that the requirements of UDC Article 7.4.6.H.4.b & .c are met. 10. COMMENT: 2-06.4.9.H.5 – Clearly demonstrate that the requirements of UDC Article 7.4.6.F.2.b are met for the PAAL along the north side of the existing building to remain located in the southeast corner of the site. 11. COMMENT: 2-06.4.9.H.5.a – The required number of vehicle parking spaces shown is not correct. Per UDC Article 7.4.3.G Fractional Amounts, when the calculation of required motor vehicle, bicycle parking spaces, and EVSE spaces results in a fractional number, a fraction of one-half or more is adjusted to the next higher whole number, and a fraction of less than one-half is adjusted to the next lower whole number. 12. COMMENT: 2-06.4.9.H.5.a – The handicapped parking is not correct and should be based on the requirements found in the 2018 IBC Table 1106.1. 13. COMMENT: 2-06.4.9.H.5.a – The wheel stop location dimension shown on the parking details sheet 6 and the wheel spot detail sheet 7, is not correct. Review UDC Article 7.4.6.H.3 and provide the correct dimension. 14. COMMENT: 2-06.4.9.H.5.d - The required number of short-term parking spaces shown is not correct. Per UDC Article 7.4.3.G Fractional Amounts, when the calculation of required motor vehicle, bicycle parking spaces, and EVSE spaces results in a fractional number, a fraction of one-half or more is adjusted to the next higher whole number, and a fraction of less than one-half is adjusted to the next lower whole number. 15. COMMENT: 2-06.4.9.H.5.d – The short-term bicycle parking states that 10 spaces are provided but Zoning was only able to find 9 spaces on the plan. 16. COMMENT: 2-06.4.9.L – As pedestrian access and overhang vehicles will be allowed over the property to the north & east, parcel 117-14-086A, some type of agreement or easement is required. Provide a copy of the recorded document with the next submittal. 17. COMMENT: 2-06.4.9.O – The required street perimeter yard setback listed under the Development Standards Table is not correct and should be listed as 21’ or the (H) height of the exterior wall, greater of the two. Zoning acknowledges that the Infill Incentive District may waive setbacks if approved. 18. COMMENT: 2-06.4.9.Q – There is a discrepancy between the building height shown within the footprint of the building and the height listed under the Development Standards Table, clarify which height is correct. 19. COMMENT: 2-06.4.9.R – As parking vehicles are allowed to overhang the sidewalk along the eastern most vehicle parking, north side, clearly demonstrate that a 4’-0” sidewalk width, TSM Section 7-01.4.3.A, is maintained. Based on a 6’-0” wide sidewalk with the 2’-6” vehicle overhang, UDC Article 7.4.6.H.3, the sidewalk is less than 4’-0” wide. 20. COMMENT: 2-06.4.9.R – As parking vehicles are allowed to overhang the sidewalk along the northwest most vehicle parking, north side, clearly demonstrate that a 4’-0” sidewalk width, TSM Section 7-01.4.3.A, is maintained between the southwest corner of the building and the parking space. 21. COMMENT: 2-06.4.9.R – It does not appear that a continuous pedestrian circulation path, sidewalk, is provided to the proposed trash enclosure, TSM Section 7-01.3.3.B. There does not appear to be a sidewalk along the north side of the elevator location. 22. COMMENT: 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. Provide a general note stating all signage requires separate permits. 23. COMMENT: - DP19-0144 Will need to be withdrawn prior to approval of this DP. If you have any questions about this transmittal, please contact Nicholas Martell at Nicholas.Martell@tucsonaz.gov. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package |
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| 01/12/2023 | Zoning Modifications - IPP | REQUIRES RESUBMIT | An IPP is proposed to allow for reduced parking and is processed in accordance with UDC Section 3.3.5 400' Notice Procedure. As such, a pre-application meeting and neighborhood meeting is required prior to the submittal of an application. To request a pre-application meeting, please apply for "Pre-Application Conference" at TDC Online under your permit #. If you have questions, you can email me at Mark.Castro@tucsonaz.gov | ||
| 11/29/2022 | CDRC Application Completeness | REVIEW COMPLETED | |||
| 01/10/2023 | CDRC Review Coordinator | REVIEW COMPLETED | |||
| 11/29/2022 | OK to Submit - Engineering | REVIEW COMPLETED | |||
| 12/01/2022 | OK to Submit - Zoning | REVIEW COMPLETED | |||
| 01/11/2023 | ROW Engineering Review | REVIEW COMPLETED | TD-DEV-1122-00039 375 S. Stone Ave. Comments: 1. See Red Line comment on attached plan. The existing curb access ramp is out of compliance with current standards. Because of the catch basin on 14th St and the power pole on Stone Ave, there is only one solution. Add a “triangle” piece of concrete sidewalk (at no more than a 2% cross slope) behind the ramp-and between the CB and the sidewalk along Stone Ave. This will allow an adequate turn-around to get pedestrians to and from the ramp. An inspector can help with specific detail information regarding this. 2. For additional information contact an inspector for an onsite precon. 520-791-5100 David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |