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Permit Review Detail

Permit Number: DP13-0243
Parcel: 117041900

Address:
127 W 5TH ST

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP13-0243
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
12/06/2013 RBROWN1 ADA REVIEW Passed
12/10/2013 KEN BROUILLETTE FIRE REVIEW Denied The occupant load is incorrect. Please correct with the appropriate use. The building department does not agree with using 30 as the factor. The plans should indicate the installation of an approved automatic fire sprinkler system as has been indicated by the owner that it will be installed based on my conversations with her. The occupancy classification may be more similiar to A-2 after discussing with the building department.
12/16/2013 DAVID RIVERA ZONING REVIEW Reqs Change FROM: David Rivera
Principal Planner

PROJECT: DP13-0243
127 W. 5th Street
Development Package for the Whistle Stop
Civic Assembly and Commercial Storage Uses
Full Code Compliance Review - Change of Use

TRANSMITTAL DATE: December 16, 2013

DUE DATE: January 6, 2014

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 zoning review comments include the actual 2-06 Administrative Manual Standard (AM) first with the applicable AM 2-06 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

Section 2-06.2.0 APPLICATION SUBMITTAL REQUIREMENTS

Section 2-06.3.0 FORMAT REQUIREMENTS

Section 2-06.4.0 CONTENT REQUIREMENTS
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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. 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 development package documents;

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.

2-06.3.0 FORMAT REQUIREMENTS

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.

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

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: Add the digital approval stamp to all development plan sheets, 1-5. (The development package submittal is intended for site, grading and landscape review only. Remove all building plan sheets from the sheet index. If the building plan sheets have been submitted as reference only annotate on the on the building plan sheets as such otherwise remove them from the development package.

A.M. Section 2-06.3.6 - Provide a blank three-inch by five-inch block in the lower right corner of the plan adjacent to the title block on the first sheet of the development package for use by Pima County Addressing.

2. COMMENT: Provide on the cover sheet, the 3"x5" block as noted by the standard above.

A.M. Section 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.

3. COMMENT: Include the contour interval under the north arrows as noted by 6the standard above.

A.M. Section 2-06.3.10 - A legend that shows and describes all symbols used on the drawing is to be provided, preferably on the first sheet.

4. COMMENT: Provide the legend on the cover sheet as noted by the standard above.

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

5. COMMENT: List the sheet numbers in the sheet index, i.e. 1- Site plan 2 - grading plan etc. As noted in comment 1 above, the development package is for the submittal of site, grading and landscape plans and SWPP when needed. Building plans are not part of the development package review. Remove from the Drawing Index all references to building plan sheets and remove all building plan sheets from the package. The Building plan sheets can be provided as reference only, but the sheets should be annotated as such.

2-06.4.0 CONTENT REQUIREMENTS

A.M. Section 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.

6. COMMENT: List the complete information for the owner / developer and all registered professionals that assisted in the preparation of the DP documents.

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

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

7. COMMENT: Remove the words "Change of Use" from the title block of all DP sheets.

A.M. Section 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;

8. COMMENT: Add a brief legal description in the title block of all DP plan sheets.

A.M. Section 2-06.4.2.C - The number of proposed lots and common areas are to be noted. If the subdivision is a Flexible Lot Development (FLD), a condominium, or a similar type of residential subdivision utilizing special provisions of the UDC, it shall be so noted;

9. COMMENT: A Pima County Tax Parcel combo is to be completed through the Pima County Assessor's office. A copy of the combo documents is to be provided with the next submittal of the DP.

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

10. COMMENT: Label the page numbers in the title block as follows, 1 of 5, 2 of 5 etc. revise all DP plan sheets.

A.M. Section 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.

11. COMMENT: List the administrative or site address above the title block. This project has been assigned the Development Package case number DP13-024. List the case number next to the title block of all DP plan sheets. If applicable or necessary as part of this DP review or for approval, list any other case number associated with this DP, such as variance, DDO etc. The case numbers are to be listed next to the title block of all DP plan sheets. If the cases are approved with conditions, list as a general note the case number, date of approval, and conditions of approval for each process.

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.

A.M. Section 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,

12. COMMENT: Draw and label Arroyo Chico Wash and label the Southern Pacific Rail Road (SPRR).

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

13. COMMENT: The section corners have been labeled incorrectly. Revise the sections corner numbers.

A.M. Section 2-06.4.5 - When the development package documents consists of more than one sheet, a sheet index (a legible drawing of the site showing the area represented on each sheet) is to be placed on the cover sheet or the second sheet.

14. COMMENT: Revise the Drawing index on the cover sheet. The drawing index on the cover sheet should include the sheet number as follows 1- Site plan, 2- Grading Plan etc. If the applicant wishes to also include the Identifiers for the sheets using, the C1, C2 and L1 list as follows 1 - C1, 1/C1 etc. The sheet numbers in the title block must be listed as 1 of 5, 2 of 5 etc.

A.M. Section 2-06.4.7 - General Notes
The following general notes are required. Additional notes specific to each plan are required where applicable.

A.M. Section 2-06.4.7.A - Zoning and Land Use Notes

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

15. COMMENT: List the properties existing zoning classification as a general note under the general notes text block.

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

16. COMMENT: List as a general note the total gross site area in acreage And square feet.

A.M. Section 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.

17. COMMENT: List as a general note the existing and proposed use. The PDSD Zoning Administration's letter dated September 5th, 2013 that was provided to Keri Silvyn the owner/developer's representative was issued based on the information provided by the Owner's representative. The determination was that the serving of alcoholic beverages was incidental to the proposed Civic uses. The letter goes on to imply that the principal uses were Civic and Commercial Storage but the plan does not indicate any storage use in the data or drawing. Clarify if a Commercial Storage use is proposed for this development.

A.M. Section 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.

18. COMMENT: If applicable to this site address any additional overlay requirements that may apply as noted by the standard above.

A.M. Section 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.

19. COMMENT: If AM Section 2-06.4.7.A.6 applies to this site address standard as noted above.

A.M. Section 2-06.4.7.A.6.b - If there is more than one lot within the site, the note should specify which lots are affected by the additional applications or overlay zones.

20. COMMENT: If comment 18 and 19 apply address the comment as noted above.

A.M. Section 2-06.4.7.A.6.c - If the property includes Protected Riparian Area add a note stating that the project is designed to comply with Technical Manual Section 4-02, Floodplain, WASH, and ERZ Standard, specifying all lots impacted and including a total for the regulated area and the Protected Riparian Area.

21. COMMENT: Due to a floodplain over the entire site with potential riparian areas, see the Engineering and Landscape reviewers comments related to this item. If applicable provide the required documentation and drawings to demonstrate compliance with the standard as noted above.

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

A.M. Section 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,

22. COMMENT: It is clear that the exchange of the land has occurred where the alley has been vacated, abandoned or traded for other private property. The overall square footage of the site is to be annotated as actual; site area. Revise the site area data notation to state the actual site area. Remove the note "Pending Acq. Alley" under the site data text block. Provide a copy of the documents that transfers title of the portion of Perry Avenue to the owners of the Whistle Stop. In addition, a Pima County Tax Parcel combo is requested. The combo will combine all the lots into one parcel tax code number. Zoning cannot approve the development package until the combo has been completed and accepted by the Pima County Assessor's office. Provide a copy the document of County approved tax parcel combo.

A.M. Section 2-06.4.7.B - Drainage Notes
List the following notes as appropriate:

A.M. Section 2-06.4.7.B.1 - List the following notes on all plans/plats:
"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."

22. COMMENT: Add the note verbatim as stated by the standard above.

A.M. Section 2-06.4.7.B.3 - List the following note on all development package documents:
"Drainage will remain in its natural state and will not be altered, disturbed, or obstructed other than as shown on this site plan."

23. COMMENT: Add the note verbatim as stated by the standard above.

A.M. Section 2-06.4.7.C - Streets and Roads Notes

A.M. Section 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."

24. COMMENT: Add the note verbatim as stated by the standard above.

A.M. Section 2-06.4.7.C.3 - Provided the following notes as applicable:

A.M. Section 2-06.4.7.D - Utilities Note

All development package documents are to include the following note: "Any relocation or modification of existing utilities and/or public improvements necessitated by the proposed development will be at no expense to the public."

25. COMMENT: Add the note verbatim as stated by the standard above.

A.M. Section 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.

26. COMMENT: Label the distance and bearing for the property line located crossing the drainage-way. Label the symbols for degrees, minutes and seconds for all bearings labeled on the site and grading plans sheets.

A.M. Section 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.

27. COMMENT: If applicable, draw, label the purpose, and dimension the width of existing or proposed easements on the overall site. Include any recordation information (Dkt and Pg) related to each easement.

A.M. Section 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.

28. COMMENT: Label the right information for Tenth Avenue as noted by this standard above.

A.M. Section 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.

A.M. Section 2-06.4.9.D - Delineate proposed Natural Undisturbed Open Space (NUOS) in a surveyable manner.

29. COMMENT: If this is applicable to this project provide the information as noted by the standard above.

A.M. Section 2-06.4.9.H - Proposed Traffic Circulation

A.M. Section 2-06.4.9.H.1 - Proposed traffic circulation will be designed in accordance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual, to include streets, intersections, street names, right-of-way widths, curve radii of centerlines and curb returns, and proposed improvements, such as pavement, curbs, access points (driveways), accessible ramps, and sidewalks. Street improvements, such as sidewalks, curbs, pavement, and accessible ramps, do not need to be drawn on the plan if such information is provided on typical street cross sections.
Please be aware that, if a new street is created (for other than for subdivisions) which divides the property into two or more lots, a subdivision plat is required (refer to the definition of subdivision in Section 11.4.20 of the UDC).

30. COMMENT: See PDSD Engineering review comments.

A.M. Section 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.

31. COMMENT: Provide the information as noted by the standard above.

A.M. Section 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.

32. COMMENT: Dimension the width of the portion of the SW PAAL. The minimum width is 24 feet. Provide barriers along all PAAL areas where adjacent to unpaved or non-vehicular use areas.

The surface material proposed for the east parking is not acceptable. The minimum acceptable surfacing material is double shot chip seal. Revise the plans to indicate that Double shot chip seal will be used for the parking lot.

A.M. Section 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.

33. COMMENT: Revise all drawings and detail drawings to indicate the parking lot surfacing materials that will be used. Gravel is not an allowed material.
A back-up spur is required at the west end of the parking area next to H.C. parking spaces. See redlines.

A.M. Section 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.

34. COMMENT: Draw a fully dimensioned detail drawing for the short term bicycle facility. Also provide a fully dimensioned detail drawing for the long term facility.

A.M. Section 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.

35. COMMENT: If applicable to this project provide the information as noted by the standard above.

A.M. Section 2-06.4.9.M - Grading Plan

36. COMMENT: The grading plan has been reviewed for compliance with the development package site plan as it relates to the zoning purview. Once the site plan can be approved buy zoning the grading plan can also be approved as long as no changes are required to either sheet.

A.M. Section 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.

37. COMMENT: Same as comment 36.

A.M. Section 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).

38. COMMENT: Label the information on the building footprint that is on the site plan sheet as noted by the standard above.

A.M. Section 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.

39. COMMENT: Per Technical Standards 7.-01.3.3.b, The areas within the development which must be connected include, but are not limited to, all buildings, all bicycle and vehicle parking areas, all recreation areas, all dumpster areas, and all other common use areas. Demonstrate compliance with the standard for the pedestrian path to the dumpster location, within the development site.

All pedestrian sidewalks with the property must be physically separated from any vehicular use area except where crossing a PAAL. Sidewalks that are flush with the vehicular use areas must be provided with barriers. Barriers can include curbing, bollards, wheel stops etc. It may help to relocate the portion of the sidewalk that is adjacent to the double row of parking to provide the pedestrian route to the dumpster location.

A.M. Section 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: Approval from Environmental Services will be required for a single dumpster as well as the location. If ES requires a wider trash enclosure to accommodate a recycling container the drawing must be revised to indicate the changes. If a TSMR is required the development package cannot be approved until the TSMR is approved. If a TSMR is required and applied for, ensure that the application information is listed on the cover sheet. List as a general note on the cover sheet the TSMR case number, date of approval, and conditions. Also list the TSMR case number next to the title block of all plan sheets.

A.M. Section 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.

COMMENT: If applicable to this development, draw and label the type and size of any proposed freestanding monument signage.

A.M. Section 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 reviewers comments related to landscape buffers and screening, and possible riparian comments.



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.
12/18/2013 RONALD BROWN H/C SITE REVIEW Reqs Change SHEETS C1 AND C2
1. Delete the curb ramp and detectable warning strip at the east end of the most southerly sidewalk at the end of the double side parking area. Maintain a 6" high curb.
SHEET C3
2. At detail 1: Change the title reference to "Typical Right of Way Curb Ramp".
3. At detail 6: Change the 60" dimension to 82".
4. At detail 8:
a. Show a maximum of 2% grade slope in all directions for the accessible parking and aisle areas.
b. The site plan does not have an accessible ramp detail. Provide detail of all ramps and sloped sidewalks on this sheet.
5. It might be better to have one accessible parking aisle in the middle of the two accessible parking spaces sharing one access to the accessible route. in lieu of two aisles as shown.
END OF REVIEW
12/19/2013 JASON GREEN ENGINEERING REVIEW Reqs Change DATE: December 23, 2013
SUBJECT: Whistle Stop Depot LLC Development Plan Package- Engineering Review
TO: Nancy Bender
LOCATION: 127 W 5 St; T14S R13E Sec12
REVIEWERS: Jason Green, CFM
ACTIVITY: DP13-0243

SUMMARY: Engineering Division of Planning & Development Services Department has received and reviewed the proposed Development Plan Package, Drainage Statement (Carlson Engineering, 15NOV13) and Alternative Parking Surfacing. 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 to include the approval stamp in the lower right quadrant of each sheet. The link to the stamp can be found here: http://cms3.tucsonaz.gov/pdsd/cdrc-rezoning/cdrd-stamp.

2) AM Sec.2-06.3.6: Revise the development plan package to provide the 3"x5" block as noted by the standard above on the cover sheet.

3) AM Sec.2-06.3.8: Revise the development plan package to provide the contour interval under the north arrows as noted on both the Site and Grading Plan Sheets.

4) AM Sec.2-06.3.10: Revise the development plan package to provide a legend on the cover sheet that shows and describes all symbols used on the drawing.

5) AM Sec.2-06.3.12: Revise the development plan package and Drawing Index on Sheet 1 to correctly reference Sheet 1- C1 Site Plan, Sheet 2- C2 Grading Plan, etc. Remove the Building Plan Sheets from the package and Drawing Index.

6) AM Sec.2-06.4.1: Revise the development plan package and Project Team Section 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.

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

8) AM Sec.2-06.4.2.D: Revise the development plan package and the Title Block to include the page number and the total number of pages in the package (i.e., Sheet XX of XX). For development plan package purposes the building plan sheets should not be part of the package submittal, remove and revise the Drawing Index and Sheet count to reflect.

9) AM Sec.2-06.4.3: The relevant Development Plan Package case number (DP13-0243) may be added to the lower right hand corner of the plan on all sheets.

10) AM Sec.2-06.4.4.B: Revise the development plan package and project location map to identify the Arroyo Chico Wash within the square mile area as shown.

11) AM Sec.2-06.4.7: Revise the development plan package to provide all of the required notes per the referenced sections. Specifically for ENG purposes; AM Sec.2-06.4.7.B.1, AM Sec.2-06.4.7.B.2.a, AM Sec.2-06.4.7.B.2.b, AM Sec.2-06.4.7.B.3, AM Sec.2-06.4.7.C.1, AM Sec.2-06.4.7.C.2, and AM Sec.2-06.4.7.C.3.

12) AM Sec.2-06.4.7: Revise the development plan package to provide all notes on Sheet 1, this is to include the Grading Notes on Sheet 2.

13) AM Sec.2-06.4.8.A: Provide Zoning approval for the new lot combination. The proposed lot lines will require a lot line reconfiguration application for review and approval prior to development plan package approval.

14) AM Sec.2-06.4.8.A: Revise the development plan package to include the perimeter information for all property lines to include bearing in degrees, minutes and seconds together with distance in feet or other functional reference system.

15) AM Sec.2-06.4.9.H.1: Revise the development plan document to label the required 18-foot radii at both proposed driveway locations on 5th Street per City of Tucson Transportation Access Management Guidelines (TAMG), Section 5.5. Refer to TSM Sec.10-01 for street development standards. TSM Sec.10-01.3.2.C: At the intersections of streets with other streets or collector or arterial streets with PAALs/driveways, the curb lines will be connected with a curve having the minimum radius shown in Figure 6, measured at the face of the curb. Per Figure 6 the minimum radii for a driveway to Local Street is 18-feet. Provide written approval from TDOT Permits and Codes that the proposed project does not have to meet the minimum 18-foot radii and a smaller radii or standard driveway apron can be utilized.

16) AM Sec.2-06.4.9.H.1: Provide written approval from TDOT Permits and Codes for the proposed removal of on street parking at the new driveway location. Verify with TDOT that the existing parking spaces within the right-of-way are not required as part of the downtown links or some other city overlay.

17) AM Sec.2-06.4.9.H.1: Revise the development plan package to verify conformance with handicap accessibility for the existing sidewalk within the right-of-way. Provide existing longitudinal and cross slopes to ensure maximum 2% or provide written approval from TDOT Permits and Codes that the existing sidewalk meets accessibility requirements.

18) AM Sec.2-06.4.9.H.1: Revise the development plan package to provide the required handicap access ramps at the existing driveway location per 10-01.3.3.E. Label Keynote #10 in plan view to ensure that the ramps are constructed under this project.

19) AM Sec.2-06.4.9.H.4: Revise the development plan package to indicate if existing streets are public or private.

20) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to provide a surface treatment for the proposed parking lot per UDC Sec.7.4.6.I. It is acknowledged that the applicant has submitted a request to Jim Vogelsberg, PE for the use of an Alternative Parking Surface (08OCT13) however per the email correspondence between Mr. Ford and Mr. Vogelsberg dated 22OCT13 the proposed gravel as shown in the parking lot cross section is not acceptable as an alternative surfacing treatment, but is a substitute. Per Mr. Vogelsberg email response an alternate material is relief from the codified list of surfaces in which there is an expectation that the alternate material will perform as least equally to those materials. An example of an alternative paving material could be an engineered aggregate formula that incorporates the proper mix of materials - a combination of graded aggregates with sufficient fine material which offer plastic or binding characteristics. The proper formula, coupled with a soil stabilizer, such as the family of chloride stabilizers to control dust, applied on a regular rejuvenation cycle with the proper compactive effort, could be expected to perform well.

21) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to clearly label the required separation of the proposed vehicular use area and all areas used for landscaping or any unused areas of the site adjacent to the proposed handicap parking spaces and along the west side of the PAAL. Refer to UDC Sec.7.4.6.H.1; A barrier, such as post barricades or wheel stop curbing, are required in a vehicular use area to prevent vehicles from extending beyond project area, damaging adjacent landscaping, fencing, or unpaved areas, and/or driving onto unimproved portions of the site.

22) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to clearly label the proposed curbing in all areas of the vehicular use area for construction purposes. Provide the Keynote #5 in plan view for all areas to ensure construction.

23) AM Sec.2-06.4.9.N.3: Revise the development plan package and Detail 2/C2 to label the required minimum filter fabric specifications or provide a reference to PC/COT Standard Specification 1014. Also provide the rock riprap size, thickness and method of placement in the detail. The Development Plan Package is to be used as the construction document for site and grading and must accurately label and detail all improvements in plan view and on all associated details for construction purposes.

24) AM Sec.2-06.4.9.N.6: Revise the development plan package to label and dimensions the 100-year water surface elevations for the regulatory Arroyo Chico Wash adjacent to the site. Either label the floodplain limits in plan view or provide cross sections per the Drainage Statement and/or FIS Profile.

25) AM Sec.2-06.4.9.N.6: Revise the development plan document to label the Q100 discharge in plan view for the regulatory wash.

26) AM Sec.2-06.4.9.R: Revise the development plan package and Keynote #14 to correctly dimension the required 4-foot sidewalk width required for all onsite pedestrian access, currently the Keynote shows a 4" dimension, revise.

27) AM Sec.2-06.4.9.R: Revise the development plan document to provide for a pedestrian circulation path to the required onsite refuse containers. Per TSM Sec.7-01.3.3.B all areas of development must be connected to the refuse areas.

28) 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.

29) 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. Revise the plan set and any associated details for the refuse enclosures to show that it meets TSM Sec.8-01, Figure 2 and Figure 3a for the required enclosures. Provide written approval for the proposed refuse collection location. Per TSM Sec.8-01.5.3.G specifically Figure 1 this type of collection requires prior approval from Environmental Services (ES), per the meeting held on 21OCT13 ES stated that they would not approve off street access for the refuse enclosure since the site is large enough to accommodate onsite truck maneuverability. Any deviation from the standard will require a Technical Standard Modification Request (TSMR), it is advisable that prior to submitting the TSMR to contact ES to see if they would support the modifications.

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
12/30/2013 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:

Rezoning case;

Subdivision case;

Board of Adjustment case;

Design Development Option case;

Development Review Board (DRB) case; and/or,
Any other relevant case number for reviews or modifications that affect the site.

ARTICLE 7: DEVELOPMENT STANDARDS

LANDSCAPING AND SCREENING

Fifty percent or more of the area of the street landscape border must be covered with shrubs or vegetative ground cover. The required ground coverage must be achieved within two years from the date of planting. Verify calculation to achieve 50 percent coverage.

Continuous screens along street frontages for vehicle use area must be as determined by Table 7.6.4-I. Indicate screening elements on landscape plan

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

Additional comments may apply
12/31/2013 ANDREW CONNOR NPPO REVIEW Approved
12/31/2013 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied Revise the site drawing to include the following information:
a. The location and size of public water lines, and fire hydrants.
b. The location and size of public sanitary sewers including the pipe diameter, the invert, and the rim elevations of all manholes and cleanouts; along with the Pima County Wastewater Management Department (PCWMD) reference number.
c. The point of connection to the existing public sewer.
d. Any existing or proposed utility easements
Reference: City of Tucson Administrative Manual No. 2-06.0.0, Section 4.8 and Section 107.2.13, IBC 2012.

Final Status

Task End Date Reviewer's Name Type of Review Description
02/14/2014 FERNE RODRIGUEZ OUT TO CUSTOMER Completed
02/14/2014 CPIERCE1 REJECT SHELF Completed