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Permit Review Detail

Permit Number: DP13-0171
Parcel: 117050710

Address:
347 N 4TH AV

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP13-0171
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
09/26/2013 STEVE SHIELDS ZONING REVIEW Denied CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: Hookah Storage Building - 347 N. 4th Avenue
Development Package (1st Review)
DP13-0171

TRANSMITTAL DATE: September 26, 2013

DUE DATE: October 21, 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 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).

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 & TSM requirements are in the Unified Development Code and can be viewed at the same web link as above

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 September 24, 2014.

Per UDC Section 9.3.3 When a building or structure is altered to comply with applicable development standards of the underlying zoning, the nonconforming status of that building or structure is terminated. That said with the addition of the storage building this site looses its nonconforming status and must meet the current development requirements of the UDC, i.e. vehicle and bicycle parking, perimeter yard requirements, landscaping etc. for the entire site.

Remove all references to the Land Use Code (LUC) from this plan as the LUC is no longer applicable.

2-06.3.4 - A title block shall be provided in the lower right quadrant of each sheet.

COMMENT: Provide a title block in the lower right quadrant of each sheet, see title block requirements AM Section 2-06.4.2.

2-06.4.2 - The title block shall include the following information and be provided on each sheet:

COMMENT: Provide a title block on each sheet.

2-06.4.2.A - The proposed name of the project or subdivision, or if there is no name, the proposed tenant's name;

COMMENT: Provide the proposed name of the project, or if there is no name, the proposed tenant's name;

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

COMMENT: Provide a brief legal description in the title block.

2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx).

COMMENT: Provide the page number and the total number of pages in the package (i.e., sheet xx of xx) with in the title block.

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: Provide the development package case number, DP13-0171 adjacent to the title block on each sheet.

COMMENT: The street address shown on sheet 1, "424-426 N. 4TH AVE" does not appear to be correct. The application shows 347 N. 4th. Clarify what address is correct and provide the correct street address adjacent to the title block on each sheet.

2-06.4.4 - The project-location map to be located on the first sheet of the development package in the upper right corner, shall cover approximately one square mile, be drawn at a minimum scale of three inch equals one mile, and provide the following information.

COMMENT: It does not appear that the location map is close to "3" = 1 mile scale.

2-06.4.2.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

COMMENT: Label the section corners on the location map.

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

COMMENT: The existing zoning shown under "SITE/ZONING DATA;" and "A. ZONING AND LAND USE NOTES;" is not correct. The existing zoning is C-3.

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: The proposed use shown under "A. ZONING AND LAND USE NOTES;" note 4 "A2 OCCUPANCY HOOKAH LOUNGE" is not a use listed in the UDC. Provide a use as listed in the UDC and any applicable Use specific standards that apply.

COMMENT: Under "SITE/ZONING DATA" remove the reference to "DEVLOPMENT DESIGNATOR - 30" as development designators are no longer applicable under the UDC.

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: Under "PARKING REQUIRED" there is a reference to "4th AVENUE DOWNTOWN ZONE", clarify what overlay zone this is as "4th AVENUE DOWNTOWN ZONE" is not an overlay listed in the UDC.

2-06.4.7.A.6.a - List additional applications and overlays, by case number (if applicable), in lower right corner of each sheet. As a general note provide the type of application processed or overlays applicable, a statement that the project meets the criteria/conditions of the additional application or overlay, the case number, date of approval, what was approved, and the conditions of approval, if any.

COMMENT: This project is located within the Downtown Area Infill Incentive District (IID), Greater Infill Incentive Subdistrict. If you are going to development using this overlay provide a note on the plan stating "THIS PROJECT IS DESINGED TO MEET THE OVERLAY ZONE(S) CRITERIA, UDC SECTION 5.12.4 GREATER INFILL INCENTIVE SUBDISTRICT".

2-06.4.7.A.8.a - Floor area for each building;

COMMENT: There is an "EXISTING PATIO" shown on the plan, clarify what this patio is used for. Additional comments maybe forth coming.

COMMENT: Provide the floor area for all buildings on site including the "HIPPY GYPSY".

2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage;

COMMENT: Remove "A. ZONING AND LAND USE NOTE" 6 as lot coverage is not applicable.

2-06.4.7.A.8.c - Percentage of building, lot area, or vehicular use area expansion. If the building(s) or lot area have been previously expanded, those calculations shall be included; and,

COMMENT: It does not appear that the building expansion calculation is correct as the existing gross floor area should include the "HIPPY GYPSY".

2-06.4.7.A.8.d - When the proposed site is part of a larger site, the calculations encompass the entire site, whether existing or proposed. If the project is being phased, calculations must show that, at each phase, requirements are being met.

COMMENT: That said all calculations, vehicle and bicycle parking should include the gross floor area of the "HIPPY GYPSY

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: Provide the site boundary perimeter bearing in degrees, minutes, and seconds on the plan.

2-06.4.8.C - The following information regarding existing private or public right-of-way adjacent to or within the site shall be provided: the name, right-of-way width, recordation data, type and dimensioned width of paving, curbs, curb cuts, and sidewalks.

COMMENT: Provide the following information regarding existing private or public right-of-way adjacent to or within the site shall be provided: the name, right-of-way width, recordation data, type and dimensioned width of paving, curbs, curb cuts, and sidewalks on the plan.

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: Provide the zoning for the parcels located west of N. Herbert Avenue.

2-06.4.9.H.5.a - Show all motor vehicle off-street parking spaces provided, fully dimensioned. As a note, provide calculations on the number of spaces required (include the ratio used) and the number provided, including the number of spaces required and provided for the physically disabled. The drawing should indicate parking space locations for the physically disabled. A typical parking space detail shall be provided for both standard parking spaces and those for the physically disabled. For information on parking requirements for the physically disabled, refer to adopted building and accessibility codes of the City of Tucson. Design criteria for parking spaces and access are located in Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC.

COMMENT: Provide a vehicle parking space calculation for the entire site. As no vehicle parking has been provided on site once the vehicle parking space calculation has been provided an appropriate Board of Adjustment for Variance comment can be provided.

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 bicycle parking space calculation for the entire site. As no bicycle parking has been provided on site once the bicycle parking space calculation has been provided an appropriate Board of Adjustment for Variance comment can be provided.

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: The existing buildings do not appear to meet the required street perimeter yard setbacks. An approved Modification of Development Requirements (MDR) is required, see UDC Section 5.12.4.C.2.

2-06.4.9.Q Provide the square footage and the height of each commercial, industrial, or business structure and the specific use proposed within the footprint of the building(s).

COMMENT: Provide the square footage, height and the specific use within the footprint of the building(s).

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: Per TSM Section 7-01.3.3.B Within all development, a continuous pedestrian circulation path is required between all buildings on the site. Show the required sidewalk from the existing buildings to the proposed storage building.

2-06.4.9.T - Show refuse collection areas, including locations of dumpsters, screening location and materials, and vehicle maneuverability, fully dimensioned, and access route. If dumpster service is not proposed, indicate type of service. For specific information on refuse collection, refer to Section 8-01.0.0, Solid Waste and Recycle Disposal, Collection, and Storage, of the Technical Standards Manual. Refuse collection on all projects shall be designed based on that section, even if collection is to be contracted to a private firm.

COMMENT: Show the refuse collection area on the site.

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.

If you have any questions about this transmittal, please Steve Shields, (520) 837-4956 or Steve.Shields@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
.
10/15/2013 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Approved
10/15/2013 LOREN MAKUS ENGINEERING REVIEW Denied Engineering has no objection to approval of this project. However, changes that may be required to comply with other reviewer comments will need to be reviewed by engineering.
10/16/2013 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change UDC Section 9.3.3. When a building or structure is altered to comply with applicable development standards of the underlying zoning, the nonconforming status of that building or structure is terminated. The addition of the storage building this site must meet the current development requirements of the UDC, i.e. vehicle and bicycle parking, perimeter yard requirements, landscaping etc. for the entire site.

UDC 5.12. DOWNTOWN AREA INFILL INCENTIVE DISTRICT (IID)

Landscaping and Screening:

a. Except as required by Section 5.12.6.B, Development Transition, a complete or partial exception to Section 7.6, Landscaping and Screening Standards, may be granted when shade is provided for pedestrians and customers, such as along sidewalks , pedestrian circulation paths , and outdoor patios, in accordance with Section 5.12.6 .A.2.

b. The following types of landscaping and improvements may be used to comply with this section:
(1) Existing landscaping;
(2) Shade trees in the right-of-way;
(3) Green walls or green roofs; and/or,
(4)Shade structures, such as awnings.


Indicate how this site meets the requirements of UDC 5.12.6. DESIGN STANDARDS.A.2.

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

Additional comments may apply
10/18/2013 ANDREW CONNOR NPPO REVIEW Approved

Final Status

Task End Date Reviewer's Name Type of Review Description
10/21/2013 CPIERCE1 REJECT SHELF Completed