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Permit Review Detail

Permit Number: DP13-0223
Parcel: 12314138C

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP13-0223
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/02/2014 KEN BROUILLETTE FIRE REVIEW Denied The minimum width for fire department access is 20 feet. The driveways need to be wider.
01/09/2014 JASON GREEN ENGINEERING REVIEW Reqs Change DATE: January 10, 2014
SUBJECT: Pinnacle Development Plan Package- Engineering Review
TO: David Major
LOCATION: 720 E Lester St; T14S R14E Sec06
REVIEWERS: Jason Green, CFM
ACTIVITY: DP13-0223

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.2-06.3.5: Revise the development plan package and the approval stamp in the lower right quadrant of each sheet so that it is legible. The link to the stamp can be found here: http://cms3.tucsonaz.gov/pdsd/cdrc-rezoning/cdrd-stamp

2) AM Sec.2-06.4.1: Revise the development plan package to provide 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.

3) AM Sec.2-06.4.2.B: Revise the development plan package to include a brief legal description of the subject property within the Title Block.

4) AM Sec.2-06.4.3: The relevant Development Plan Package case number (DP13-0223) may be added to the lower right hand corner of the plan on all sheets.

5) AM Sec.2-06.4.4.C: Revise the development plan package and project location map to correctly label the sections corners, scale and have it cover approximately one square mile. Standard scale is 3"=1 mile for a location map.

6) AM Sec.2-06.4.4.C: Revise the development plan package and project location map to label the Township, Range and Section of the subject parcel and accurately label the west Section line of Section 6 along 1st Ave and not along Stone Ave as currently shown.

7) AM Sec.2-06.4.5: Revise the development plan document to include a Sheet Index on Sheet 1 that describes all 3 sheets in the package.

8) DS Sec.2-06.4.7.B.1: Revise the development plan document to include a Drainage Note per the referenced standard specifically; "The developer, any successors and assigns, will hold the City of Tucson, its officers, employees, and agents harmless from any and all claims for damages related to the use of this development as shown hereon, now and in the future, by reason of flooding, flowage, erosion, or damage caused by water, whether surface flood or rainfall."

9) AM Sec.2-06.4.7.B.2: Revise the development plan package to reference Flood Insurance Rate Map and the effective date associated with the property under the Land Use Code Section. The FIRM Panel is 04019C2277L effective date June 06, 2011.

10) AM Sec.2-06.4.7.C.2: Revise the development plan package to provide a General Note to read per the referenced section; "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."

11) DS Sec.2-06.4.7.D: Revise the development plan document to include a General Note per the referenced section; "Any relocation or modification of existing utilities and/or public improvements necessitated by the proposed development will be at no expense to the public."

12) AM Sec.2-06.4.8.C: Revise the development plan package to dimension the existing width of the public right-of-way in plan view. Provide right-of-way (ROW) width, type and dimensioned width of paving, curbs, curb cuts, and sidewalks. Label Lester Street as "Public."

13) AM Sec.2-06.4.8.C: Revise the development plan package to label and dimension the existing 12-foot curb return for the existing driveway along the east side of the parcel for the adjacent property.

14) AM Sec.2-06.4.9.H.1: Revise the development plan package to label the required 18-foot radii at both driveway entrances on Lester Street per TSM Sec.10-01.3.2.C and Figure 6. Provide written approval from TDOT Permits and Codes that the proposed project does not have to meet the minimum 18-foot radii and that a standard driveway apron can be utilized. Provide a Keynote call out with the PC/COT Standard Detail for the driveway apron if allowed.

15) AM Sec.2-06.4.9.H.1: Revise the development plan package and provide a Keynote for the existing driveways that are to be closed off to clearly label the curbing and sidewalk dimensions along with a reference to the Standard Detail for Public Improvements to match existing for construction purposes.

16) AM Sec.2-06.4.9.H.1: Revise the development plan package to label the required handicap access ramps at the driveway locations per 10-01.3.3.E. Label Keynote #10 in plan view to ensure that the ramps are constructed under this project and provide a description of the Keynote in the Keynote Legend to verify conformance with PC/COT Standard Detail #207.

17) AM Sec.2-06.4.9.H.2: Revise the development plan package to verify and dimension the on street parking along Lester Street. It appears that the SVT dimensions are taken to allow on street parking however there is not a dimension or label for this on the plan sheet, revise.

18) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to label and dimension the minimum 20-foot access lane from the driveway entrances. The 18-foot as shown does not meet the minimum requirements.

19) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to label and dimension the minimum 24-foot clear PAAL width for the vehicular use areas.

20) AM Sec.2-06.4.9.H.5.a: Revise the development plan package and Parking Space Detail so that it is designed in accordance with Sec.7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC. Specifically a standard parking stall must be 8.5 feet wide by 18-feet long and the proposed bumper blocks must be placed to allow for the 2.5 foot overhang so that the vehicle does not encroach into the required pedestrian access space or landscape area.

21) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to ensure all dimensions are labeled for the vehicular use area.

22) AM Sec.2-06.4.9.H.5.a: Revise the development plan document to label the minimum dimensions for the proposed back-up spur at the end of each PAAL per UDC Sec.7.4.6.F.4. Provide curbing to allow the 3-foot radii and the 3-foot depth plus additional 3-feet if there are obstructions over 6-inches in height.

23) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to label in plan view and to provide a Keynote call out for the proposed 6-inch curbing within the vehicle use area. Either provide a reference to a PC/COT Standard Detail or provide a separate detail for construction purposes.

24) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to provide a dimension from the proposed screen wall, called out under key note 6, to the vehicle parking spaces to the south. Per UDC Sec.7.4.6.D.2.b a motor vehicle off-street parking space must have a minimum width of ten feet when the side(s) of the parking space abuts a vertical barrier over six inches in height, other than a vertical support for a carport.

25) AM Sec.2-06.4.9.M: Provide a note on the development plan package to state; "Approval from TDOT Permits and Codes for all improvements within the public right-of-way will be required. A right-of-way use permit application will be required prior to construction."

26) AM Sec.2-06.4.9.M: Revise General Note #3 on the development plan package to state; "Grading Plan is in conformance with City of Tucson Technical Standards 2-01 (excavation and grading requirements)."

27) AM Sec.2-06.4.9.M: Provide a note on the development plan package to state; "All proposed fencing and walls will require a separate permit for review and approval by all necessary Planning & Development Services Departments."

28) AM Sec.2-06.4.9.R: Revise the development plan package and Keynote #7 to provide a call out for PC/COT Standard Detail #200 for the proposed sidewalk or provide a separate detail for construction purposes.

29) AM Sec.2-06.4.9.R: Revise the development plan package to clearly label the sidewalk connection to all proposed structures.

30) AM Sec.2-06.4.9.R: Revise the development plan package to clearly label the 6-inches of sidewalk. It appears from plan view that the sidewalk is labeled as 6-feet above PAAL, clarify.

31) 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.

32) AM Sec.2-06.4.9.S: Revise the development plan package and Keynote #8 to correctly dimension the minimum 5-foot requirement for the sidewalk within the right-of-way. Revise Keynote #8 to provide a call out for PC/COT Standard Detail #200 for the proposed sidewalk to ensure conformance with the minimum City of Tucson requirements.

33) AM Sec.2-06.4.9.T: Revise the development plan document to provide for centralized onsite solid waste and recycle collection service pick up per TSM Sec.8-01.5.1.A, Utilization of individual containers (APCs) for six or more new dwelling units requires approval by ES on a case by case evaluation (provide written approval from ES). Provide a construction detail for the refuse enclosures. The detail must match TSM Sec.8-01 and Figure 3a for the required enclosure walls, gates, concrete thickness and compressive strength, concrete approach apron dimensions, 14'x40' clear approach for each container, etc. The referenced standard on sheet 1 UDC Sec.8-01.6.0 applies only to single family residences and/or duplexes, not the proposed 4-plex.

34) Sec.2-06.4.9.X: Provide written approval from TDOT for the use of right-of-way for the proposed landscape buffer. Refer to comments from the Landscape Section for further clarification.

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
01/10/2014 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied 1. An approved development plan is not to be used for construction of on-site utilities (e.g. water service to the buildings, building sewers, site lighting, or electrical service to the buildings). The construction of the on-site utilities may be included with the permit for constructing the building or as a separate permit.
2. Provide the rim elevation of the next upstream sanitary manhole or cleanout. Determine the need for any backwater valves per Section 715.1, IPC 2012, as amended by the City of Tucson.
3. Assuming that each unit will have one bathroom (1 water closet, 1 shower, and 1 lavatory) for each bedroom and 1 kitchen sink, the four units will have a combined sewer flow of 3,000 gallons per day and will require review by PDEQ for a private sewer collection system. A separate permit is required for the installation of a private sewer collection system that has been reviewed by PDEQ. Reference: Title 18, R18-9-E302, 4.02 General Permit, Arizona Administrative Code.
4. Tucson Water limits the demand flow through a 5/8" water meter to a maximum of 15 GPM. Based on the assumptions noted in item 3, the 5/8" water meters will be too small for the intended use. Basis: Table E103.3(2), 2012 IPC.
5. How will water be supplied to the pool?
01/10/2014 RONALD BROWN H/C SITE REVIEW Reqs Change 1. Provide one van accessible parking space complete with ailse and signage.
2. Provide a large scale van accessible parking space detail showing all accessible requirements such as dimensions, aisles, grade slopes, ramps as required, access to accessible route, markings and signage.
a. Provide a large scale detail of the signage.
3. Insure Accessibility to swimming pool as required by the 2012 IBC, Chapter 11 and the 2009 ICC A117.1.
4. Provide dimensions on all sidewalk accessible routes.
END OF REVIEW
01/13/2014 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change ADMINISTRATIVE MANUAL SECTION 2-10.0.0: LANDSCAPE PLAN REQUIREMENTS

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.

The landscape plan will contain the following identification in the lower right corner of each sheet:

Relevant case number for reviews or modifications that affect the site (DP13-0223).

ARTICLE 7: DEVELOPMENT STANDARDS

LANDSCAPING AND SCREENING.

Street landscape borders must be a minimum of ten feet wide as measured from the street property line. On streets designated as Major Streets and Routes (MS&R), the street landscape border must be measured from the future MS&R right-of-way line as determined by Section 5.4.4. Dimension street landscape border.

Street landscape borders must be located entirely on site, except that, if approved by the City Engineer or designee, up to five feet of the required ten foot width may be placed within the adjacent right-of-way area or within the Major Streets and Routes (MS&R) right-of-way area on MS&R streets. Obtain written permission for use of ROW.

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

Additional comments may apply
01/13/2014 ANDREW CONNOR NPPO REVIEW Approved
12/19/2013 RBROWN1 ADA REVIEW Passed
12/23/2013 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: 720 E. Lester Street
Development Package (1st Review)
DP13-0223

TRANSMITTAL DATE: December 24, 2013

DUE DATE: January 17, 2014

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

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 December 14, 2014.

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

2-06.3.0 FORMAT REQUIREMENTS

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.

1. COMMENT: The PDSD Development Package stamp is not legible, provide a stamp that is legible.


2-06.3.12 - An index of sheets in the development package shall be provided on the first sheet.

2. COMMENT: Provide a drawing index on sheet 1.

2-06.4.0 CONTENT REQUIREMENTS

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.

3. COMMENT: Provide the name, mailing and email addresses, and phone number of the person(s), firm(s), or organization(s) that prepared the development package documents on sheet 1.

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

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;

4. COMMENT: Provide a brief legal description within 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.

5. COMMENT: Provide the development package case number, DP13-0223, adjacent to title block on all sheets.

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.

6. COMMENT: The location map is not to scale.

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

7. COMMENT: Provide the section, township and range for the location map.

8. COMMENT: The sections corners shown for:
27 shown for the NE corner of Grant and Campbell is not correct, should be 32
11 shown for the SE corner of Grant and Campbell is not correct, should be 05
11 shown for the NE corner of Speedway and Campbell is not correct, should be 05
4 shown for the SE corner of Speedway and Campbell is not correct, should be 08

9. COMMENT: The west section line shown along Stone is not correct. The west section line of section 06 runs along 1st.

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

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

10. COMMENT: Provide a general note stating "EXISTING ZONING IS C-1."

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.

11. COMMENT: Provide the zoning for the parcels north of Lester Street.

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.

12. COMMENT: Provide a PAAL width for the eastern parking area.

13. COMMENT: Per UDC Table 7.4.6-2 MOTOR VEHICLE USE AREA DIMENSIONS CONTINUED the minimum width for a two-way access lane is twenty 20) feet not eighteen (18) as shown for both entrance lanes.

14. COMMENT: Per UDC Section 7.4.6.F.4.a A back-up spur must be provided at the end of a row of parking if no ingress or egress is provided at that end. That said a back-up-spur is required at the south end of the western parking area. Provide a fully dimensioned back up spur.

15. COMMENT: Fully dimension the back-up spur shown at the south end of the eastern parking area. See UDC Section 7.4.6.F.4.

16. COMMENT: Provide a dimension from the proposed buildings to the back-up spurs in both parking areas. See UDC Section 7.4.6.F.4.c.

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.

17. COMMENT: Provide a dimension from the proposed screen wall, called out under key note 6, to the vehicle parking spaces to the south. Per UDC Section 7.4.6.D.2.b Minimum Width Requirement When Adjacent to Barrier. A motor vehicle off-street parking space must have a minimum width of ten feet when the side(s) of the parking space abuts a vertical barrier over six inches in height, other than a vertical support for a carport.

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.

18. COMMENT: Per UDC Section 7.4.9.B.2.f & UDC Figure 7.4.9-C Show the two (2) foot by six (6) foot parking space for each short-term bike on the detail.

19. COMMENT: As the proposed short-term is located near UNIT #1 shown the minimum required two (2) foot six (6) inch dimension to the building on the detail, see UDC Section 7.4.9.B.2.g & UDC Figure 7.4.9-C.

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.

20. COMMENT: Under "SETBACKS" remove the reference to "SIDE: NO MIMIMUM" as this reference is not correct.

21. COMMENT: Per UDC TABLE 6.3-4.A: DIMENSIONAL STANDARDS FOR THE C-1, C-2, C-3, OCR-1, & OCR-2 ZONES, Nonres Use to Res Zone the required perimeter yard setback is 1-1/2 time the height of the proposed exterior building wall measured from grade. That said based on "WALL HEIGHTS" shown on the plan for the east and south, 8'-8" x 1.5 the required east and south perimeter yard is thirteen (13) feet. Proposed east perimeter yard setbacks for Units 2 & 4 is twelve (12) feet and proposed south perimeter yard setbacks for Units 3 & 4 is twelve (12) feet. A design development option (DDO) is required to reduce the perimeter yards. This DDO must be approved prior to approval of the development package. If the DDO is approved provide the DDO case number, date of approval, what was approved, and any conditions of approval on the development package.

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 height of the proposed buildings within the footprint of the buildings.

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

Final Status

Task End Date Reviewer's Name Type of Review Description
02/07/2014 CPIERCE1 OUT TO CUSTOMER Completed
02/07/2014 CPIERCE1 REJECT SHELF Completed