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Permit Review Detail

Permit Number: DP13-0029
Parcel: 11703099A

Address:
14 E 2ND ST

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP13-0029
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
03/13/2013 RBROWN1 ADA REVIEW Passed
03/21/2013 MICHAEL ST. PAUL ZONING REVIEW Denied CDRC TRANSMITTAL


FROM: Michael St.Paul, Planning Technician

PROJECT:
DP13-0029
14 East 2nd Street
Convert Residential Use to Administrative Office Use


TRANSMITTAL: March 21, 2013


COMMENTS: Please attach a response letter with the next submittal, which states how all Zoning Review Section comments regarding the Unified Development Code (Section 8.4.1), the Administrative Manual (Section 2-06). See Technical Manual Section 7 for pedestrian access. Also see UDC Section 7.4.6 for motor vehicle use area design requirements and 7.4.9 for bicycle parking design requirements.


1) This site is located in the C-3 zone (UDC Section 4.7.22). An administrative office is a permitted us in the C-3 zone (UDC Table 4.8.6).

2) A variance from the Board of Adjustment is required for vehicular access through the alley. See comment number 18.

3) A Modification of Development Requirements shall be necessary for the 25% parking reduction (MDR) (UDC Section 5.12.4.A and Section 5.11.9). See comment number 17.

4) The site plan and the landscape plans do not match. For example the parking spaces are not the same dimensions and the bicycle parking is in the "existing decorative desert rock." Revise the plans so that they, and all the details, match (AM 2-06.3.2).

5) A three by five inch blank space shall be provided in the lower-right corner of each sheet for approval stamps (AM Section 2-06.3.5).

6) Provide another three by five inch blank space in the lower-right corner adjacent to the title block for Pima County Addressing (AM Section 2-06.3.6).

7) Provide the section corners on the projection map (AM Section 2-06.4.4.C).

8) Identify the existing use as well as the proposed use (AM Section 2-06.4.7.A.4). "List all UDC sections applicable to the proposed use" (AM Section 2-06.4.7.A.4).

9) If this building is only one floor, then you have provided the floor area for the building (AM Section 2-06.4.7.A.8.a). Also provide the lot coverage percentage for the building on the site plan (AM Section 2-06.4.7.A.8.b).

10) Dimension the location of all structures on the site relative to the nearest property line (AM Section 2-06.4.8.G). Fully dimension the carports and the setback locations, and identify the height of the carports (AM Section 2-06.4.9.Q).

11) Identify any other significant conditions on the site, such as wall, fences, structures, et cetera. Label them and state as to whether they are to be retained or removed (AM Section 2-06.4.8.G).

12) All easements must be drawn on the site plan along with recording information and purpose. See AM Section 2-06.4.8.B for the requirements relative to easements. Also provide any proposed easements (AM Section 2-06.4.9.L).

13) Provide the sight-visibility triangles (SVTs) on the site plan (AM Section 2-06.4.9.H.2).

14) Indicate whether the streets and allies are public or private on the site plan (AM Section 2-06.4.9.H.4). The right-of-way (ROW) to the east of this site is not an alley. It is a public street named Echols Lane. Correct the labeling and confirm the dimensions of Echols Lane.

15) Revise the parking spaces and dimensions to match on all plans (AM Section 2-06.4.9.H.5.a).

16) Revise the motor vehicle parking calculation to show what is required, followed by the 25% reduction request (AM Section 2-06.4.9.H.5.a), if granted by the MDR. Follow the number of parking spaces required by the number provided.

17) The 25% reduction is allowed in the Greater Infill Incentive District (GIIS) (UDC Section 5.12.4.C.3.a) by way of the Modification of Development Requirements (MDR) (UDC Section 5.12.4.A and Section 5.11.9).

18) The change of use of the building and site requires physical vehicular access to a public street (UDC Section 7.8.1). The street access may be via a private street or access easement (UDC Section 7.8.1). "Alleys are public ways used primarily for the placement of utilities and refuse collection" (UDC Section 7.10). The use of alleys for vehicular maneuvering or loading is prohibited (UDC Sections 7.10.5 & 7.4.6). A variance may be granted by the Board of Adjustment and shall be required for vehicular access to the proposed parking area.

19) Show the short-term bicycle parking facilities fully dimension on the site plan (AM Section 2.06.4.9.H.5.d), along with the detail. Resolve the conflict with the landscape plan.

20) Identify the location of the mail box (AM Section 2-06.4.9.V). Demonstrate that there are no conflicts with other requirements on the site.

21) Indicate the location and type of any existing or proposed signage to assure that there shall be no conflicts with other requirements on the site (AM Section 2-06.4.9.W). Check for compliance with the Sign Code, Chapter 3 in the Tucson Code.

22) Please be aware that additional comments may be required relative to changes to the plan and additional information provided.
04/02/2013 LOREN MAKUS ENGINEERING REVIEW Denied This plan was reviewed based on the submitted documents. Since the site doesn't meet the access requirements of the UDC and additional landscaping may be required, additional comments my be forthcoming in future reviews.

1. UDC 7.4.6.K.1 requires the alley access to be a minimum 20 feet wide with dust control surfacing suitable to the TDOT City Engineer. Asphaltic concrete in good condition will be acceptable. The 20-foot alley must also be free of obstructions. Show locations of trees and .utility and light poles as well as any other obstruction within or adjacent to the alley for the entire access route.

2. Clearly show and label barriers to prevent motor vehicle from driving into landscaped areas or other non-vehicle use areas. (UDC 7.4.6.H)

3. The Alley east of the project site is named "Echols Lane." Label accordingly.

4. If the covered parking is retained, provide building information on the plan. If it is to be removed, indicate the removal on the plan.
04/05/2013 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied 1. Section R4-30-304 D of the Arizona Administrative Code states that a registrant shall sign, date, and seal professional documents that are to be submitted to any regulatory or review body.
2. Revise the site drawing to include the following information:
a. The location of any fire hydrants.
b. The location the upstream and downstream sanitary manholes including the invert and rim elevations along with the Pima County Wastewater Management Department (PCWMD) reference number.
c. Any existing or proposed utility easements
d. The first floor elevation for the building
Reference: City of Tucson Administrative Manual No. 2-06.0.0, Section 4.8 and Section 107.2.13, IBC 2012.
04/05/2013 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change 1. Street landscape borders must be a minimum of ten feet wide as measured from the street property line DS 7.6.4-I. Dimension street landscape border. Note: Required street landscape borders must be located entirely on site.

2. Fifty (50) percent or more of the area of the street landscape border must be covered with shrubs or vegetative ground cover DS 7.6.4.C.2.e. Indicate square footage of all landscaped areas and calculation of the percentage of vegetative coverage.

3. A 30" continuous screen along street frontages for commercial zoned properties must be provided DS 7.6.4-I. Note: The screening requirement is in addition to the landscape requirements.

4. Within a vehicular use area, one canopy tree is required for each four motor vehicle parking spaces DS 7.6.4.B.1.a. An unpaved planting area, which must be a minimum of 34 square feet in area and four feet in width, must be provided for each canopy tree.

5. Note: A variance from the Board of Adjustment may be necessary for vehicular access through the alley.

6. All landscape areas will be depressed to accept water flow from roofs, PAAL, and parking areas. Show by detail or spot elevations how landscape areas will accommodate water harvesting.

7. The site plan and landscape plan must show identical site layout to avoid conflict between the two plans.

8. Ensure that all changes to the site plan are reflected on the landscape plan.

9. Additional comments may apply.
04/05/2013 ANDREW CONNOR NPPO REVIEW Approved
04/09/2013 KEN BROUILLETTE FIRE REVIEW Approved
04/09/2013 RONALD BROWN H/C SITE REVIEW Denied 1. Provide a large scale detail of the new accessible route at the entrance of the building showing all accessible requirements such as dimensions, slopes, grade elevations. landings, ramps and handrails.
2. At the accessible parking sign detail, show the 7'-0" mounting height to the bottom of the larger sign.
3. At the accessible parking detail:
a. Delete the detectable warning strip
b. Call out an 8' wide x 20' long concrete walk area adjacent to the accessible parking space as the accessible parking aisle. The rest of the concrete walk area is to be the accessible route, landing and ramp. None of this aisle and accessible route and ramp has to be striped.
c. Zoning will require a barrier between the accessible route outside the aisle and the paving area. Provide a concrete curb, a railing or bollards as per zoning requirements. Contact the zoning reviewer, Mr. Michael Saint Paul, for specific requirements.
d. Provide handrails on both sides of the ramp per ICC A117.1, Sections 405 and 505.
c. Show a 2% maximum slope in all directions at the accessible parking and aisle areas.
END OF REVEW

Final Status

Task End Date Reviewer's Name Type of Review Description
04/22/2013 CPIERCE1 REJECT SHELF Completed
04/22/2013 CPIERCE1 OUT TO CUSTOMER Completed