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Permit Number: DP13-0220
Parcel: 132130280

1515 E AJO WY

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP13-0220
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/06/2013 RBROWN1 ADA REVIEW Passed
11/06/2013 MARTIN BROWN FIRE REVIEW Denied Please provide location of proposed and/or existing fire hydrants, with dimensions to property lines. Refer to section 507 of the 2012 International Fire Code for guidance.
Please indicate location of fire service underground and approximate location of service entrance into buidling.
Provide information and details on how gates conform to section 503.6.

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

PROJECT: DP13-0220
1515 E Ajo Way
Purcell Tire Service Center - Development Package

TRANSMITTAL DATE: November 15, 2013

DUE DATE: December 05, 2013

COMMENTS: Please resubmit revised drawings along a response letter, which states how all Zoning Review Section comments regarding the UDC and Administrative and Technical 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 Unified Development Code (UDC).

The review comments include the actual standard first with the applicable Administrative Manual section number and relevant or applicable technical standard 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 .



2-06.1.0 GENERAL




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.

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

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. Resubmittals 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,

2-06.2.5 Fees
Fees in accordance with Section 4-01.0.0, Development Review Fee Schedule.


2-06.3.1 - Each sheet shall measure 24 inches by 36 inches and include a minimum one inch margin on left side and one-half inch margin on all other sides to facilitate efficient record keeping. A larger sheet format may be used with the approval of the Planning and Development Services Department (PDSD).

2-06.3.2 - All mapped data shall be drawn at an engineering scale having no more than 50 feet to the inch. This scale is the minimum accepted to assure the plan will be legible during review and when digitized and/or reduced for record-keeping purposes. The same scale shall be used for all sheets within the set. Smaller scales (60:1 or greater) may be used for some or all of the sheets with the prior approval of PDSD when it is determined legibility and the ability to be digitized and/or reduced for archiving will not be affected.
2-06.3.3 - All lettering and text (upper or lower case), and numbering, shall be a minimum of three-thirty-seconds inches in height to assure the plan will be legible during review and when digitized and/or reduced for archiving.

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

01. COMMENT: All sheets shall include the same information in the title block as noted on the development package plan sheets. For consistency, revise the title blocks of all other sheets to match the DP plan sheets. (The title of the sheet i.e. SWPP, Landscape plan can remain.)

2-06.3.5 - A three-inch by five-inch space shall be reserved in the lower right quadrant of each sheet for an approval stamp.

02. COMMENT: The approval stamp must be placed in the lower right corner of all plan sheets. Copy the following link in the address bar of your internet page to download the digital approval stamp. http://cms3.tucsonaz.gov/files/dsd/CDRC/acad-cot_stamp_model_1.pdf

2-06.3.8 - The north arrow, contour interval, and scale as applicable to each sheet should be placed together in the upper right corner of each sheet.

03. COMMENT: Label the contour interval under the north arrow of the appropriate site plan or grading plan sheets.


2-06.4.1 - The name, mailing and email addresses, and phone number of the primary property owner of the site, the developer of the project, registrant(s), and other person(s), firm(s), or organization(s) that prepared the development package documents shall be provided on the right half of the cover sheet. The applicable registration or license number shall be provided if prepared by or with the assistance of a registered professional, such as a surveyor, architect, landscape architect, or engineer. All sealing shall be consistent with Arizona Board of Technical Registration guidelines.

04. COMMENT: List the email addresses for the Owner/Developer and all the registrants listed on the cover sheet.

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

05. COMMENT: address the following comments related to 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).

06. COMMENT: This development package includes a total of nine sheets. Revise the title block of all plan sheets to include the respective sheets numbers, i.e. 1 of 9, 2 of 9, etc.

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.

06. COMMENT: This project has been assigned the development package case number DP13-0220. List the DP case number in the lower right corner of all plan sheets. List the annexation case number C9-56-29 in the lower right corner of all the plans sheets next to the title block

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.

07. COMMENT: Address the following comments related to the location map.

2-06.4.2.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and,

08. COMMENT: Park Avenue has been mislabeled in the location map. The location labeled as Park Avenue is actually Union Pacific Rail Road. Correct the error; label the Rail Road (UPRR), and Benson Hwy, and Kino PW. (The location map is not required to be provided on the landscape plan sheets. If it is included the location map must be corrected as noted above.)

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

09. COMMENT: Correct the section number on the location map as follows. The section labeled as 18 should be labeled as 19and the corner labeled as 19 should be labeled as 20

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

10. COMMENT: Provide on the cover sheet, a full zoning data table that includes land use criteria, development standards applicable to the proposed use, parking, loading, setbacks heights etc. The table shall include the allowed or required development criteria and the actual or proposed.

2-06.4.7.A.2 - List the gross area of the site/subdivision by square footage and acreage.

11. COMMENT: Check and correct the square footage listed in general note 2.

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.

12. COMMENT: Correct or include in general note 3 the "use specific standard" applicable to this use as listed in the UDC use table. The "use specific standard" is 4.9.13.Q.

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.

13. COMMENT: This property and project is subject to compliance with the MS&R plan regulations. Add a general note that states that this project has been designed to comply with the Major Streets and Routes plan UDC section 5.4.2.

It is not clear whether this project has been designed to meet the requirements based on the future setback requirements because the right of way information for Ajo Way has not been drawn and dimensioned on the site plan. If the plan has not been designed to comply with the future setback requirements, an additional site / landscape plan depicting how all development requirements such as parking and landscaping will be met is to be provided along with an MS&R covenant that is to be recorded with the approved site plan as the exhibit. Review UDC section 5.4.5.A - .F for the requirements specific to the use of existing and future MS&R areas. Additional comments may be forthcoming on this item.

2-06.4.7.A.8 - For development package documents provide:

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

14. COMMENT: See related comment 10 and address this standard as noted above.

2-06.4.7.C - Streets and Roads Notes


2-06.4.7.C.2 - List the following note on all development package documents: "No structure or vegetation shall be located or maintained so as to interfere with the sight visibility triangles in accordance with Section 10-01.5.0, Sight Visibility, of the Technical Standards Manual."

15. COMMENT: Revise general note 9 to match the statement per the standard above.

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.

16. COMMENT: The text in the perimeter information data table on the cover sheet is less the minimum text height allowed. Adjust the text height of the curve and line data table to a minimum of 3/32 or greater.

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.

17. COMMENT: The sheet index on the cover sheet indicates that the site plan is on the cover sheet yet the site plan does not include any site information. It is requested that the site plan on the cover sheet include all the relevant site information and the utilities sheet 2 include the relevant information for the utilities. The utilities sheet should include the proposed development with ghosted line work only. Sheet two is very cluttered, inconsistent, and the line work is not very well defined to distinguish the use or the purpose in some cases. Revise the sheets as requested.

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.

18. COMMENT: This information must be provided on the site plan sheet and any relevant sheets depicting the site. Add the required information as noted by the standard above

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.

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.

19. COMMENT: The location of the future sight triangle cannot be verified until the existing and future right of way information is drawn and labeled on the site plan.

2-06.4.9.H.4 - Indicate if existing streets are public or private; provide street names, widths, curbs, sidewalks, and utility locations, all fully dimensioned.

20. COMMENT: This standard has not been fully addressed on the site plan. Add the information as required by this standard as noted above.

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.

21. COMMENT: Label and draw the direction of travel for any one-way PAALs.

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.

2-06.4.9.H.5.b - If any of the required parking is located off-site as permitted by the UDC, a drawing of that parking area is to be provided, together with the city's required parking agreement (include a copy of the lease agreement if applicable) must be provided. Please remember that in these situations, if the off-site parking location is a new parking area, it must comply with all parking area requirements and must be allowed as a principal use by the zoning classification of that property. If the off-site parking area location is an existing parking lot, the parking spaces utilized for the proposed land use must be non-required parking for the existing use for which the parking area was established.

22. COMMENT: The principal use of the site is a Commercial Use, Automotive Service Repair - Tire Service Center. The parking requirement for the use is 1 space per 300 square feet of GFA of the entire building. Revise in the requested Zoning data table the number of required and provided parking spaces. Keep in mind that the principal use is Automotive Service and must be parked as such.

Label on the site plan, the width of all PAALs. Draw and label the "typ." wheel stops. Wheel stops are required where parking spaces abut any sidewalk that is less than 6.5 feet in width, where parking spaces abut landscaping, where parking spaces abut porch supports etc.

Extruded curbing must be provided along both sides of the entire PAAL system. Barriers are required in order to prevent vehicles from encroaching into landscape areas, sidewalks or areas where no vehicular access is proposed or allowed.

Gated development must be designed to allow for vehicles access onto the site without creating an unsafe situation especially when the development is accessed of a major route such as Ajo Way. If the gates are to remain open during working hours add a note stating the hours of operation and that the gates are to remain open during those hours. Other wise a design for the gated entry and turnaround must be approved by DOT Traffic Engineering.

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.

23. COMMENT: Per UDC section 7.5.5 Loading Table 7.5.5.-A, loading zones are not required for commercial uses except as noted. The square footage of this building is less than 50,000 square feet therefore no loading zones are required. Revise the requested zoning data table to indicate that no loading zones are required but two spaces are proposed.

Draw and dimension the maneuverability into and out of the loading zone areas. And indicate the access of the site for the large vehicles.

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.

24. COMMENT: Separate the bicycle parking calculation to provide the number of required and provided for short and long term. The requested information should be listed in the requested zoning data table.

Revise the keynote for the bicycle parking facility to indentify whether it is for the short or long term facility. Add a second key note for the other facility. Revise the titles of the bicycle parking details on sheet 4 to correctly identify short and long term facilities. Include a dimensioned detail drawing of the area for the long term facility.

The short term bicycle parking facility must be within 50 feet of the main entrance to the building. The plan does not indicate if the door along the east side of the building is for the public or employees only. IF the door is not for the public the short term facility must be relocated to the front of the site and within 50 feet of the main public entrance to the building. Revise as required.

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.)

25. COMMENT: Draw, label and dimension the future right of way, curb, sidewalk for Ajo Way and the frontage road.

2-06.4.9.L - All proposed easements (utility, sewer, drainage, access, etc.) are to be dimensioned and labeled as to their purposes and whether they will be public or private. The easements may have to be recorded and the recordation information added to the development package prior to approval.

26. COMMENT: As mentioned in a comment above, the site plan on the cover sheet does not include any design information. Sheet 2 is labeled as the Development-Utility Plan and includes the utility information. The line work for the utilities and other site information does not appear to be consistent and does not match any of the any of the lines in the legend. Revise the line work on the site plan on the cover sheet and utility plan sheet.

The scale of the plan sheet should a larger for clarity and review and all text should be equivalent to the 3/32 or larger for legibility.

2-06.4.9.M - Grading Plan
2-06.4.9.M.1 - A conceptual grading plan is required on projects with significant topographic conditions. The PDSD Engineering Administrator or designee will determine the need for such a plan.

27. COMMENT: The grading plan has been reviewed concurrently with the Development package site plan. Once the site plan is approved the grading plan is also approved by zoning.

2-06.4.9.M.2 - Concurrent Review. For all projects, grading plans may be included in the development package and will be reviewed concurrently.

28. COMMENT: Ensure that any changes made to the site plan are made to all plan sheets that depict the site, ie grading, landscape plan sheets.

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).

29. COMMENT: On the site plan sheet provide the square footage and the height within the footprint of the building.

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.


2-06.4.9.S - Show existing or proposed pedestrian circulation along abutting rights-of-way. Such sidewalks must comply with accessibility requirements for the physically disabled and the design criteria in Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual.

31. COMMENT: Address the following pedestrian circulation comments .a - .d.
a. Label the width of the sidewalk along the east side of the building.
b. Draw and label a striped crossing minimum four feet wide along the front of the service bay connecting the sidewalk from east side of the building to the sidewalk in front of the lobby.
c. Provide a striped crossing minimum four feet wide along the front of the Truck Service Bays from the sidewalk along the west side of the lobby to the sidewalk along the west side of the truck Service Bay.
d. All sidewalks must be constructed of concrete except at crosswalks. The sidewalk from the Ajo street right of way connecting to the Sidewalk in front of the lobby must be concrete except for the striped crossing in the PAAL. See redlines.

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. Indicate if there are any existing billboards on site. Compliance to the Sign Code, Chapter 3 of the Tucson Code, is required.

32. COMMENT: If applicable indicate the location, and size of any free standing monument signs.

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.

33. COMMENT: See the landscape reviewer comments related to the landscape buffers, screening and NPPO requirements.

34. Comment: Additional comments may be forthcoming on the next review based on the responses to the zoning review comments and changes to the plans.

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.
1. Provide a marked crossing in front of all three rows of over head doors.
2. Provide detectable warnings at both ends of all marked crossings as per ICC A117.1, sections 406.12, 13, and 14 including the one to the Ajo way right of way.
3. Indicate where concrete walks are flush with the asphaltic paving and where they are not flush with the asphaltic paving.
a. Where concrete walks are not flush with the asphaltic paving provide curb ramps for the connected marked crossings and detectable warning strips.
4. Provide a large scale detail of the following showing all accessible requirements:
a. All marked crossings including curb ramps and detectable warning strips.
b. Accessible parking layout idenfining van accessible parking spaces.
c. Show location of accessible parking signage
5. Show 2 accessible parking spaces
6. All slopes of the accessible routes are to comply with ICC A117.7, section 403.3, 5% max running slope and 2% max cross slope.
7. Detail 7, delete the flared sides of the ramp and provide return curbs.
8. Detail 5, provide a large scale accessible parking detail exactly as designed on sheet 2 of 4. Show all accessible requirements.
9. Detail 8, the bottom of the main sign is to be 7'-0" above finished grade.

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.

Ensure that all Zoning and Engineering comments and concerns are addressed prior to landscape approval signature.
11/29/2013 LOREN MAKUS ENGINEERING REVIEW Denied This project is near the Ajo Way/Kino Parkway/I-10 Junction. Please provide a statement from ADOT consenting to the use of the existing curb cuts for the new development.
Provide right-of-way dimensions for Ajo Way. Clearly indicate existing and future curb locations. The future curb must be based on the MS$&R right of way figures in the Technical Standards Manual.
Clearly dimension the PAAL and access lanes and other site features.
Ajo Way is a MS&R route. Provide 25-foot curb returns for the driveways in accordance with the Transportation Access Management Guidelines.
Clearly indicate the slopes for the sides of the basin. Since the water depths exceed 2 feet, security barriers will be required if the slopes are steeper than 4:1.
There is a section call out on sheet 2 that doesn't seem to refer to the correct detail. Please clarify. Also ensure that all details are referenced correctly.
Clarify the spot grades and drainage patterns to make sure they are consistent.
12/05/2013 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Provide the rim elevation of the next upstream sanitary manhole. Determine the need for a backwater valve per Section 715.1, IPC 2012, as amended by the City of Tucson.

Final Status

Task End Date Reviewer's Name Type of Review Description
12/24/2013 CPIERCE1 REJECT SHELF Completed