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Permit Review Detail
Review Status: Active
Review Details: SITE and/or GRADING
Permit Number - DP12-0076
Review Name: SITE and/or GRADING
Review Status: Active
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/03/2012 | DRIVERA1 | FIRE | REVIEW | Needs Review | |
| 10/03/2012 | DAVID RIVERA | NPPO | REVIEW | Needs Review | |
| 10/03/2012 | DAVID RIVERA | LANDSCAPE | REVIEW | Needs Review | |
| 10/03/2012 | DAVID RIVERA | PLUMBING-COMMERCIAL | REVIEW | Needs Review | |
| 10/03/2012 | DRIVERA1 | WWM | REVIEW | Needs Review | |
| 10/03/2012 | DRIVERA1 | ADA | REVIEW | Needs Review | |
| 10/03/2012 | DRIVERA1 | ENGINEERING | REVIEW | Needs Review | |
| 10/03/2012 | DAVID RIVERA | H/C SITE | REVIEW | Needs Review | |
| 10/05/2012 | DAVID RIVERA | ZONING | REVIEW | Denied | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: David Rivera Principal Planner PROJECT: DP12-0076 647 S 6TH Street Proposed Use: Farmer's Market - Retail Trade Use Group - Land use Class: Swap Meet TRANSMITTAL DATE: October 3, 2012 DUE DATE: N/A COMMENTS: This Courtesy review has been made for zoning comments related to only the potential for MDR request. This plan is not to be considered approved in any way other than to allow the customer to apply for the MDR based on this courtesy review. Any additional processes that may be necessary or required due to a full code review by zoning and all applicable review agencies will have to be addressed. 01. Section 5.3.8.2, LUC, permits a maximum of one year from the date of application to obtain approval of a development plan. If, at the end of that time, the development plan has not been approved, it must be revised to be in compliance with all regulations in effect at that time, and must be resubmitted for a full CDRC review. The one-year expiration date for this development plan is October 3, 2013. 02. This project is presented as a Farmers Market with multiple vendors on site, which includes a separate food vendor, four onsite parking spaces one of which is a H.C. parking, 1 short term Bicycle parking rack, no street landscape buffers, 30" screening along both street frontages, and an existing historic building that will remain on the property and used for storage and a bathroom. The following are generic comments only for the sole purpose of applying for the MDR. The plan does not meet the minimum requirements of DS 2-10 and prior to resubmittal of the plan the plan will have to be revised to include all relevant site content, notes, calculations, etc as required by the development package standards 2-01. Be aware that at the request of the customer these comments are only for MDR application only and do not represent a full code review of the project. Additional comments by other review agencies will be forthcoming and will have to be addressed. 03. The project site is zoned HC-3 and is within the GII sub-district overlay. While the overlay does provide for some relief to the LUC development criteria it does not provide for complete relief. The following comments are the related to the specific development criteria associated with the proposed use and zoning. 04. The use is considered a Swap Meet / Auction use under the Retail Trade Use Group section 6.3.10. Development Designator is "33" Subject to (compliance with) LUC section 3.5.9.4 Building height max allowed is 50 feet Floor Area Ratio allowed is 1.50 Setbacks are based on Perimeter Yard Indicator 'DD' (interior yard only). Street frontage building setbacks are based on LUC section 3.2.6.5.B. Vehicle Parking requirements = 1 space per 100 square feet of Swap Meet site area excluding vehicle use areas. Bicycle parking requirements are for a minimum of 2 Short term and 2 long term bicycle facilities. A Loading zone is not required (based on the Building GFA square footage proposed for public areas). 05. DS 2-01.3.9.H.5.a - The number of parking spaces required for the proposed use is 59 LUC Section 3.3.4, Vehicle Parking as required by Sec. 3.3.4 parking requirements table, Retail Trade Use Group- Swap Met/Auction 1 space per 100 square feet of swap meet area. The plan indicates that four (4) parking spaces will be provided on site of which, one is a handi-capped parking space. If using the underlying zone for review and approval of the proposed use, a variance approval through the Board of Adjustment for 55 spaces will be required. LUC Section 2.8.12.4.C.3.a Parking. a. Parking as required by Sec. 3.3.4 may be reduced up to twenty-five (25%) percent. Parking may be decreased by more than 25% per an agreement with the City's Parking Authority or through an Individual Parking Plan (Sec. 3.3.5.1) if the analysis and finding shows the proposed parking is adequate. (Ord. No. 10886, ยง5, 3/22/11) LUC Section 2.8.12.4.C.3.b - Accessible Parking: the number of accessible parking spaces required shall not be reduced or eliminated and shall be based on the number of motor vehicle spaces required prior to any modification. This project must be provided with 3 Accessible parking spaces. If the applicant chooses to have the plan reviewed under the GIIS MDR; Parking may be provided either solely by one of the following options or a combination of the following options: i. On-site; ii. Off-site within one-quarter (1/4) of a mile of the project site through a shared parking agreement with the City; iii. On-street on the same side of the street as the proposed use up to five (5) spaces on a collector or arterial street per approval by the City's Transportation Department; and/or iv. An in-lieu fee per an agreement with the City's Parking Authority. 06. DS 2-01.3.9.H.5.c, and LUC Section 3.4.1 Loading Zones Tables - No Loading Zones are required for this use based on the Building GFA and proposed square footage of public areas. 07. DS 2-01.3.9.H.5.d, and LUC Section 3.3.8 Bicycle Parking Tables - Show bicycle parking facilities for both short and long term facilities, two spaces for each facility is required. The facilities must be designed to comply with LUC section 3.3.9 Bicycle Parking Design Criteria. LUC Section 2.8.12.4.C.3.b - Bicycle Facilities: the number of bicycle parking spaces required shall not be reduced or eliminated and shall be based on the minimum number of spaces required or GFA required prior to any modification. 08. DS 2-01.3.9.T - Typically all Commercial Uses are required to provide a full size trash enclosure that houses trash and recycle bins. The 90 Gallon Trash and recycle containers will have to be approved by Environmental Services prior to approval of the development package site plan. If trash bins are required by E.S. demonstrate how access and maneuverability will be provided onsite. LUC Section 2.8.12.4.C.5 - Solid Waste Collection. On-site refuse collection container requirements governing access, type, and location may be modified if the Department of Environmental Services determines that no public health or traffic safety issue is created. 09. DS 2-01.3.9.X - The plan does not indicate that a landscape buffer will be provided adjacent to all street frontages (3 street frontages). A board of adjustment variance will be required to eliminate the landscape buffers if using the underlying zone for review and approval. If using the GIIS MDR process LUC Section 2.8.12.4.C.6 - Landscaping and Screening. a. Except as required by Sec. 2.8.12.6.B. (Development Transition), a complete or partial exception to the Landscaping and Screening Requirements (Sec. 3.7) may be granted when shade is provided for pedestrians and customers, such as along sidewalks, pedestrian circulation paths, and outdoor patios, consistent with Development Standard 9-10.4.3.B.1 (Pedestrian Pathways in the RND). b. The following types of landscaping and improvements may be used to comply with Sec. 2.8.12.4.C.6.a (Landscaping and Screening): i. Existing landscaping; ii. Shade trees in the right-of-way; iii. Green walls or green roofs; and/or iv. Shade structures, such as awnings. A minimum 30" high screen is required along the 6th Avenue and 18th Street frontage and 6-foot high screen wall along the Arizona Avenue street frontage. If using the underlying zone fore review and approval a board of adjustment variance will be required to eliminate any screening requirements or to place the screen at the property line as depicted on the plan. 10. DS 2-01.3.9.O - All Applicable building setbacks lines, such as erosion hazard, floodplain, detention/retention basins, and zoning including sight visibility triangles, will be shown on the plan. It is not clear on the plan submitted whether or no any type of structure is proposed for the vendor's spaces and if so will the structures meet street building setbacks. This requirement cannot be assessed at this time based on this plan. However per LUC Section 2.8.12.4.C.2 - Street perimeter yard. Street perimeter yard requirements may be reduced or waived when the PDSD determines that the request is consistent with the Major Streets and Route Plan, unless modified by the Director, and there is adequate sight visibility, no traffic safety issue is created, and complies with the requirements of Sec. 2.8.12.6.B (Development Transition) when applicable. 11. DS 2-01.3.9.S and 2-08.4.0 - Show on-site pedestrian circulation as required by LUC utilizing location and the design criteria in Development Standard 2 -08. A minimum four (4) foot wide concrete sidewalk is required adjacent to existing building between the building and the PAALs. This sidewalk should connect to the on-street sidewalk. LUC Section 2.8.12.4.C.2 - 8. Pedestrian Access. Alternative pedestrian access that creates connectivity between public entrances to the project and abutting sidewalks may be allowed as long as no safety hazard is created. All pedestrian access must conform to the accessibility requirements of the City of Tucson's adopted Building Code. 12. With regards to the depiction of parking spaces on 18th street, I met with Jessie Soto of COT Transportation to verify whether or not the intersection project was to be constructed as depicted on your plan. Based on my conversation with Jessie the project is to move forward but he did not foresee the project being constructed within the next several months, more like a year or more. In addition, the number of parking spaces depicted on your plan is not what is proposed to be constructed. It is suggested that before the plans is submitted for the MDR or Variance for parking, that the applicant contact Jessie Soto to verify the actual location and number of on-street parking spaces to be provided on the street. The intersection project also includes a street sidewalk which has not been drawn correctly on this plan. 13. As mentioned at the beginning of these comments this plan has not been drawn to include all of the requirements of the format and contents as required by DS 2-01. Prior to re-submittal for the full review by all review agencies the plans must be revised to comply with development package standards DS 2-01. 14. Any process that is used to waive or vary any of the LUC or Development Standards must be listed on the revised plan sheets and shall include the case number, date of approval, conditions of approval etc. If you have any questions about this transmittal, please call David Rivera, (520) 791-5608. DGR C:\planning\cdrc\developmentplan\DP12-0076dp.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package site plan, and additional requested documents. |