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Permit Review Detail

Permit Number: DP13-0162
Parcel: 127035560

Address:
5555 E 5TH ST

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP13-0162
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
08/26/2013 RBROWN1 ADA REVIEW Passed
08/28/2013 MARTIN BROWN FIRE REVIEW Denied Please indicate on plans location(s) of existing and/or proposed fire hydrants, with dimensions to property lines.
Please indicate on plans proposed location of underground fire service.
09/13/2013 DAVID RIVERA ZONING REVIEW Denied CDRC TRANSMITTAL

TO: Development Services Department Plans Coordination Office
FROM: David Rivera
Principal Planner

PROJECT: DP13-0162
5555 E 5th Street
Development Package (Site Plan)
Medical Outpatient and Retail Use

TRANSMITTAL DATE: September 13, 2013

DUE DATE: September 23, 2013

COMMENTS: Please resubmit revised drawings along a response letter, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed.

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

The review comments include the actual standard first with the applicable Administrative Manual section number and the following paragraph is the actual comment related to the specific item that must be addressed. If you need to review the sections listed below click on the link or copy it in the address bar of your internet program. http://www.amlegal.com/nxt/gateway.dll/Arizona/tucson_az_udc/administrativemanual?f=templates$fn=default.htm$3.0$vid=amlegal:tucson_udc_az

This link will take you directly to the section used for the standards review. The UDC requirements are in the Unified Development Code and can be viewed at the same web link as above

1. 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 .

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

2-06.1.0 GENERAL

2-06.2.0 APPLICATION SUBMITTAL REQUIREMENTS

2-06.3.0 FORMAT REQUIREMENTS

2-06.4.0 CONTENT REQUIREMENTS
2-06.1.0 GENERAL

2-06.1.1 PURPOSE
This standard has been prepared for the purpose of informing applicants of the submittal and review requirements for development package documents to assure proper and adequate information is presented in a consistent manner, thereby providing the basis for an efficient and timely review. The development package documents are prepared in support of applications for building permits and related reviews.

The information that is requested establishes the basis upon which the project will be approved and could affect what is required of the property in the future, should there be a proposal for expansion or for a different use of the property.

This standard does not waive any applicable city regulations or codes.

2-06.1.2 APPICABILITY
This standard shall be used for all site plans and tentative plats submitted to PDSD for review.

2-06.2.1 APPLICATION SUBMITTAL REQUIREMENTS
Development Package applications are available from PDSD. Completed applications and accompanying materials shall be submitted to PDSD. Incomplete or inaccurate applications will not be accepted, nor will any application in which the pre-application conference or neighborhood meeting requirements have not been met. The types of documents and the specific number of copies required of each of the documents are on the PDSD website or may be obtained from PDSD. Re-submittals of development packages require a comment response letter that details how all previous comments have been addressed. Provide the same number of copies of the comment response letter as plans provided.
The following documents and information shall be submitted upon application:

2-06.2.1 Application Form
A completed application signed by the property owner or authorized designee;

2-06.2.2 Development Package
A development package must be prepared to the format and content requirements described herein;

2-06.2.3 Related Reviews
In addition to the plan process, a project may require review for other types of plans and documents. The applications for those processes are submitted to the appropriate department for review and approval. These related reviews can be applied for so that review can occur concurrently with the development package application. However, it must be understood that, should the related application be approved subject to conditions or denied, this may affect the;

2-06.2.4 Concurrent Reviews
The development package is designed to allow for concurrent review of any site related reviews. Concurrent review means that all plans and documents needed for the review are submitted as one package. Examples of site related reviews include but are not limited to: site plans, landscape plans, NPPO plans, water harvesting plans, grading plans, SWPPP plans, floodplain use permits, and overlay reviews. Separate applications are often required for the different site related reviews even if the plans are submitted concurrently; and,


2-06.4.0 CONTENT REQUIREMENTS


2-06.4.2.B - A brief legal description and a statement as to whether the project is a re-subdivision are to be provided. On re-subdivisions, provide the recording information of the existing subdivision plat;

COMMENT: Correct the typo in the title block for the word "PORTION".

2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet.

COMMENT: This project has been assigned the Development Package activity (case) number DP13-0162, list the case number in the lower right corner of all plan 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

COMMENT:

2-06.4.7.A.1 - List as a general note: "Existing zoning is ____."

COMMENT: The current zoning of the overall site is C-1 and R-3. Revise general note 1 to list the C-1 and R-3 zoning. Draw the zoning line on the site plan sheet and label the appropriate zoning as shown on the online zoning map. (This site functions as one even though there are two parcels.)

2-06.4.7.A.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses.

COMMENT: Revise the use note under the General Notes text block to state the previous use. The word "vacant" gives the impression that the site is vacant and that is not the case. Also as noted above, this site is made up of two parcels with two (2) buildings that have or had previous uses and as such all uses on the site must be identified. The development criteria for all previous or existing uses must be listed on the site plan sheet. A zoning data text block should be added to the site plan sheet and should include the zoning development requirements for all the uses on the site. The data should include the allowed/required data and the or proposed and provided data

2-06.4.7.A.6 - If a plan or plat is prepared in conjunction with other applications or overlays or the parcel being developed is subject to conditions of an application processed previously, additional information must be added to the plan. Such applications and overlays include, but are not limited to: annexations; rezonings; special exceptions; Board of Adjustment variances; Design Development Options; Technical Standard Modification Request; overlays (Airport Environs Zone, Environmental Resource Zone, Gateway Corridor Zone, Hillside Development Zone, Historic Preservation Zone, Major Streets and Routes, Rio Nuevo District, Scenic Corridor Zone, WASH); Modification of Development Regulations through the Downtown Area Infill Incentive District or Rio Nuevo District; Downtown Heritage Incentive Zone; or, Design Review Board. Provide the following information on the plan.

COMMENT: This site is subject to compliance with the regulations of the Major Streets and Routes Overlay. Add as a general note that this has bee designed to comply with the regulations of the MS&R and include the UDC Article and section number.



2-06.4.8.A - Provide site boundary/subdivision perimeter information, including bearing in degrees, minutes, and seconds, with basis for bearing noted, together with distances in feet, to hundredths of a foot, or other functional reference system.

COMMENT: As has been mentioned in two (2) previous comments, this site is made up of two (2) lots. Draw and label the boundary information for both lots. If the lots have been combined into one tax code parcel number provide copies of the executed Pima County Assessor's Tax Parcel combo form with the next submittal.

2-06.4.8.B - All easements shall be drawn on the plan. The recordation information, location, width, and purpose of all easements on site will be stated. Blanket easements should be listed in the notes, together with recordation data and their proposed status. Should an easement not be in use and be proposed for vacation or have been abandoned, so indicate. However, should the easement be in conflict with any proposed building location, vacation of the easement shall occur prior to approval of plan unless written permission from easement holder(s) is provided.

COMMENT: If applicable draw, label the purpose and dimension the width of any existing or proposed easements on this site, including any cross access easements. The location and recordation information of each easement must be listed on the site plan.

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.

COMMENT: Address the following comments as required by each following standard.

2-06.4.9.A - Draw in all proposed lot lines with approximate distances and measurements.

COMMENT: See related comment above. Address as required.

2-06.4.9.B - Identify each block or lot by number within the subdivision boundary and include the approximate square footage of each, or a note may be provided stating that all lots comply with the minimum lot size requirements.

COMMENT: The legal description should include lot 6.

2-06.4.9.F - All existing zoning classifications on and adjacent to the project (including across any adjacent right-of-way) shall be indicated on the drawing with zoning boundaries clearly defined. If the property is being rezoned, use those boundaries and classifications. The basis for this requirement is that some zoning requirements on a project are based on the zoning classification of adjacent property. Also, in some instances, each zone has to be taken into consideration on property that is split by two or more zoning classifications, as each may have different requirements.

COMMENT: Draw and label the zoning classifications correctly on the site plan. As noted in a comment above this site has dual zoning. The site is zoned C-1 and R-3. Review PDSD GIS map for the correct zoning classifications adjacent to this site. Revise the zoning classifications accordingly.

2-06.4.9.H - Proposed Traffic Circulation

COMMENT: Address the following traffic circulation comments as required by the standards.

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.

COMMENT: Be aware that 5th Street is considered a Collector Street on the Mayor and Council adopted Major Street and Routes Map. The future width for 5th Street is listed as 90 feet. Draw, label and dimension the future R/W line. Draw and label the future sight visibility triangles based on the future right of way widening.

2-06.4.9.H.5 - If utilizing parking area access lanes (PAALs), they shall be designed in accordance with Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC.

COMMENT: Label the width of the PAAL along the south side of east building.

2-06.4.9.H.5.c - Show all loading zones, vehicle maneuverability fully dimensioned, and access route. Provide as a note the number of loading spaces required, the number provided, whether the loading space is a Type A or B as provided in UDC Section 7.5.4.

COMMENT: Demonstrate maneuverability in and out of the loading zone. The alley may not be used to access the loading zone. Also screening and landscaping may be required for the new loading zone. See the landscape reviewer comments for more info.

2-06.4.9.H.5.d - Show bicycle parking facilities fully dimensioned. For specifics, refer to Section 7.4.9, Bicycle Parking Design Criteria, of the UDC. Provide, as a note, calculations for short and long term bicycle spaces required and provided.

COMMENT: Provide a dimensioned detail drawing for the long term bicycle parking facility. The required dimensions could not be verified on the plan. The Short Term Facility cannot be verified for compliance with the required dimensions but is clearly within a pedestrian area that is of sufficient with to accommodate the facility however, reference dimensions should be added on the site plan for the inspector to verify compliance at time of site inspections.

Demonstrate at both buildings that the short term bicycle facilities are within 50 feet of the public entrance. The bicycle facilities on the east building must be physically separated from the parking spaces. Demonstrate how this will provided.

2-06.4.9.I - Show all right-of-way dedications on or abutting the site and label. 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.
Should there be any proposed street or alley vacation, provide this information. If vacation has occurred, include the recording information.

COMMENT: See Engineering comments.

2-06.4.9.J - If street dedication is not required or proposed and the project site is adjacent to a Major Street or Route, draw the Major Street right-of-way lines for those streets. (Add the MS&R future sidewalk, right-of-way lines, sight visibility triangles, etc.)

COMMENT: As mentioned in a comment above 5th Street is listed as a collector street on the MS&R map. Add and label the information as noted by this standard above.

2-06.4.9.M - Grading Plan

COMMENT: This development package did not include a grading plan and therefore was not reviewed for such compliance. If a grading is to be required and a separate permit application is processed the grading plan will be approved only if the grading plan is in compliance with the approved development package site plan.

2-06.4.9.O - All applicable building setback lines, such as erosion hazard, floodplain detention/retention basins, and zoning, including sight visibility triangles, will be shown.

COMMENT: As a note, the building setbacks along the north and west property lines. Per the site plan it appears that a portion of the roof structure is along the southwest corner of the building is encroaching onto the west property. No part of the new structure may encroach as depicted on the plans. Revise as required.

2-06.4.9.R - Show on-site pedestrian circulation and refuge utilizing location and the design criteria in Section 7-01.0.0, Pedestrian Access, of the Technical Standards Manual.

COMMENT: The new pedestrian circulation path from 5th Street to the building must be constructed of concrete and be physically separated from the parking spaces adjacent to the south property line. Truncated domes may be required for the accessible route from the street to the building. (See the ADA Plans reviewer comments related to the truncated domes (early warning) requirements.

2-06.4.9.X - Show compliance with landscaping and screening requirements by locations, material descriptions, and dimensions. Specific plant or hardscape material shall be detailed on a landscape plan. A detailed landscape plan is required. In accordance with Section 2-11.0.0, Landscape Plan Requirements.

COMMENT: See the landscape plans reviewer comments for requirements related to landscape buffers and screening.


If you have any questions about this transmittal, please call David Rivera, (520) 791-5608.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package site plan and any requested documents.
09/16/2013 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied Clarify the location of the water meter to serve this building and its reduced pressure backflow assembly. Water meters are to be located at or very near the property line. Reduced pressure backflow prevention assemblies are required to be installed in locations accessible to Tucson Water. Reference: Chapter 27, Article V, Section 27-76 (a), Tucson Code, http://cms3.tucsonaz.gov/sites/default/files/water/docs/backflow-ordinance.pdf
09/16/2013 RONALD BROWN H/C SITE REVIEW Denied SHEET 1
1. Please show all accessible routes and accessible entrances under the cover of a roof or canopy with out the over head cover. Provide all dimensions of routes.
2. Show a detectable warning at the accessible aisle that is a part of a marked crossing.
3. The corner of the building is encroaching upon the accessible parking space.
SHEET 3
4. Detail 15:
a. Relocate all accessible signage to a centerline down the middle of the accessible parking spaces and just behind the concrete curb line in the concrete walkway.
b. Reference a note to the detecatble warning strip located at the top of the accessible aisle is only required when the accessible aisle is part of a marked crossing.
5. The Accessible Parking Sign is to be 7'-0" above finished grade, not 5'-0".
END OF REVIEW
09/18/2013 JASON GREEN ENGINEERING REVIEW Reqs Change DATE: September 20, 2013
SUBJECT: 5th Street and Jefferson Development Plan Package- Engineering Review
TO: ADG Inc.; Attn: David Garcia, RA
LOCATION: 5555 E 5th St; T14S R14E Sec12
REVIEWERS: Jason Green, CFM
ACTIVITY: DP13-0162


SUMMARY: Engineering Division of Planning & Development Services Department has received and reviewed the proposed Development Plan Package. Engineering Division does not recommend approval of the Development Plan Package at this time. This review falls under the Unified Development Code (UDC), Administration Manual (AM) and Technical Standards Manual (TSM). Refer to the following link for further clarification:
http://www.amlegal.com/nxt/gateway.dll/Arizona/tucson_az_udc/administrativemanual?f=templates$fn=default.htm$3.0$vid=amlegal:tucson_udc_az

The following items need to be addressed:

SITE PLAN:

1) AM Sec.2-06.4.3: The relevant Development Plan Package case number (DP13-0162) may be added to the lower right hand corner of the plan on all sheets where indicated by "DP13-XXXX."

2) AM Sec.2-06.4.7.A.6: Revise the development plan document to provide a general notes stating; "This project is designed to meet the overlay zone criteria for Sec.5.4, Major Streets and Routes (MS&R) Setback Zone."

3) AM Sec.2-06.4.8.C: Revise the development plan document to label and dimension all existing right-of-ways for the existing streets that are shown on the development plan, specifically Baker Streets along the north side of the property.

4) AM Sec.2-06.4.8.C: Revise the development plan document to label 5th Street as "MS&R Collector Street."

5) AM Sec.2-06.4.9.H.2: It is recommended to revise the development plan document to accurately label and dimension the existing and future SVTs for all driveway entrances. Collector Streets require a 20'x265' near side and a 20'x110' far side SVT with a PAAL intersection.

6) AM Sec.2-06.4.9.H.5.c: Revise the development plan document to demonstrate the maneuverability into and out of the proposed loading zone. The alley may not be used to access the loading zone.

7) AM Sec.2-06.4.9.J: Revise the development plan document to label and dimension the future right-of way dimensions for the MS&R Street adjacent to the project. Provide dimensions for future right-of-way, sidewalk area, SVTs, etc. Verify that required improvements are not constructed within this area.

8) AM Sec.2-06.4.9.R: Revise the development plan to clearly label the existing pedestrian access located between the building and parking spaces under the south canopy.

9) AM Sec.2-06.4.9.R: Revise the development plan to provide pedestrian access to the new bicycle parking on the north side of 5595 E 5th Street. The bicycle parking must provide a minimum 4-foot sidewalk physical separated from the adjacent parking spaces.

10) AM Sec.2-06.4.9.R: Revise the development plan document to provide a pedestrian access path form 5th Street to the building per Section 7-01.0.0, Pedestrian Access, of the Technical Standards Manual. The new pedestrian circulation path from 5th Street to the building must be constructed of concrete and be physically separated from the parking spaces adjacent to the south property line.

11) AM Sec.2-06.4.9.R: Refer to comments from Ron Brown, RA Structural Plans Examiner for all handicap accessibility comments that may be associated with this project.

12) AM Sec.2-06.4.9.S: Revise the development plan document to label and dimension the proposed sidewalk within the right-of-way of 5th Street. Clearly label the 5-foot dimension and provide a Keynote to reference the PC/COT Standard Detail for Public Improvement #200. Verify that the sidewalk is continuous along the entire right-of-way and connects to all existing portions of sidewalk.

13) AM Sec.2-06.4.9.S: Revise the development plan document to correctly label the proposed handicap access ramps within the public right-of-way. Provide a Keynote to label PC/COT Standard Detail for Public Improvement #207 for all ramps offsite.

14) AM Sec.2-06.4.9.W: Revise the development plan document to relocate the new sign (Keynote #3) if it falls within the future SVT when delineated. Or provide a Temporary Revocable Easement for the new sign if located within the future SVT area.

GENERAL COMMENTS:

Please provide a revised Development Plan Package that addresses the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments.

For any questions or to schedule meetings call me at 837-4929.



Jason Green, CFM
Senior Engineer Associate
Engineering Division
Planning & Development Services Department
09/20/2013 ANDREW CONNOR NPPO REVIEW Approved
09/20/2013 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change 1. Provide previous approved landscape plans for reference. If no plans exist then this submittal will become the document of record. Provide the following information if necessary:

" Location, size, and name of existing vegetation to remain in place.

" Both the proper and common name of each type of plant material.

2. Note: Existing development on the site is subject to the zoning regulations in effect at the time the existing development received zoning approval per LUC 3.7.1.2.B

3. Ensure that all Zoning and Engineering comments and concerns are addressed

3. Additional comments may apply

Final Status

Task End Date Reviewer's Name Type of Review Description
09/26/2013 CPIERCE1 REJECT SHELF Completed