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Permit Review Detail

Permit Number: DP13-0243
Parcel: 117041900

Address:
127 W 5TH ST

Review Status: Completed

Review Details: RESUB - SITE and/or GRADING

Permit Number - DP13-0243
Review Name: RESUB - SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
06/09/2014 JASON GREEN ENGINEERING REVIEW Reqs Change DATE: June 12, 2014
DUE DATE: July 07, 2014
SUBJECT: Whistle Stop Depot LLC Development Plan Package- 2nd 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 and Drainage Statement (Carlson Engineering, 15NOV13 revised 30MAY14). 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) Complied.
2) Complied.
3) Complied.
4) Complied.
5) Complied.
6) Complied.
7) Complied.

8) Restated: AM Sec.2-06.4.2.D: It is acknowledged that the development plan package has been revised to reflect the page number and the total number of pages in the package; however Sheet C-1 needs to correctly reference Sheet 1 of 6 not 1 of 4, revise.

9) Complied.
10) Complied.
11) Complied.
12) Complied.

13) Restated: AM Sec.2-06.4.8.A: It is acknowledged that a lot combo permit is pending due to the acquisition of new property; however the development plan package can not be approved until final approval from Zoning for the new lot combination.

14) Complied.

15) Restated: AM Sec.2-06.4.9.H.1: It is acknowledged that development plan package has been revised to reflect the 18-foot curb returns at the new driveway entrance; however Keynote #26 on Sheet C-2 must be revised to call out PC/COT Standard Detail for Public Improvement #209 with the specific type to match existing.

16) Complied.

17) Restated: AM Sec.2-06.4.9.H.1: It is acknowledged that the development plan package has been revised to reflect the spot grades in the right-of-way to verify conformance with the handicap accessibility requirements; however Keynote #25 on Sheet C-2 must be revised to call out PC/COT Standard Detail for Public Improvement #200 for the construction of the sidewalk within the public right-of-way.

18) Complied.
19) Complied.
20) Complied.
21) Complied.

22) Restated: AM Sec.2-06.4.9.H.5.a: It is acknowledged that the development plan package has been revised to reflect the proposed curbing; however revise the Cross Section reference on Sheet C-3 for the PAAL Cross Section. Plan view references Section 1/C3, but it should be 2/C3, revise.

23) Acknowledged.
24) Complied.
25) Complied.
26) Complied.
27) Complied.
28) Complied.

29) Restated: AM Sec.2-06.4.9.T: It is acknowledged that the development plan package has been revised to reflect the new refuse enclosure location and the use of the single enclosure with additional recycling APCs (TSM Sec.8-01.9 Figure 1) with approval from Environmental Services; however Detail 2 on Sheet C-4 must be revised to provide all dimensions and details for construction purposes. Revise the detail to provide all dimensions as shown in Figure 1 of the referenced standard for width, depth, and spacing for enclosure and approach apron. Revise associated Keynotes 1 and 3 to correctly reference Detail 7/C-4 (not 7/C-3). Revise Keynote # 2 to provide the required 2% slope for the 14'x40' approach and the front concrete approach apron along with the required 1% slope for the interior enclosure bottom. Revise Keynote #12 to provide the minimum vertical clearance height of 25-feet for verification.

NEW COMMENT:

1) AM Sec.2-06.4.9.T: Due to the redesign and relocation of the refuse enclosure and after the determination from Environmental Services it is required to provide at a minimum double shot chip seal surface treatment within the dirt area of the public right-of-way for the refuse truck maneuverability. ES has provided a .pdf document for the area that is required to be surfaced to prevent erosion or break down of the public right-of-way due to the refuse truck. ENG will email a copy of the .pdf to the applicant and architect and they may also pick up a hard copy here at PDSD for clarification.

2) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to revise the 23'-11" PAAL width located adjacent to the handicap parking spaces. The minimum width for a 2-way PAAL per UDC Article 7.4.6.D.1 and Table 7.4.6-2 is 24-feet, revise.

GENERAL COMMENTS:

Please provide a revised Development Plan Package that addresses the comment provided above. For expedite purposes the development plan package can be reviewed over the counter (PDSD Engineering Division comment only) for stamp approval once all items have been addressed. Please call to schedule an appointment when ready.

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


Jason Green, CFM
Senior Engineer Associate
Engineering Division
Planning & Development Services Department
06/16/2014 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: June 17, 2014

DUE DATE: July 7, 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 .
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1. Follow-up to previous comment 5: Correct the pagination on the cover sheet. There are a total of six (6) sheets but the title block is labeled as 1 of 4. Also the landscape plan sheets have not been correctly paginated. Revise as required.

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
2. Follow-up to previous comment 8: The legal description noted in the title block cannot be listed with the current verbiage. Remove the words (legal pending boundary finalization). If the deeds have not been recorded for the land swap, the legal cannot be approved as noted.

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

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;

3. Follow-up to previous comment 9: The Pima County Tax Parcel Combo form was not included in the re-submittal of the DP as noted by the response comments. Include the form with the next submittal of the DP.

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.

4. Follow-up to previous comment 9: See follow-up comment 1.

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.

5. Follow-up to previous comment 11: List as reference in the lower right corner of all plan sheets the following case number that is applicable to this area, C9-11-05.

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.

6. Follow-up to previous comment 13: The previous comment was not addressed as requested. On the location map on the cover sheet, correct the section corner numbers to the west boundary of section 12.

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.

7. Follow-up to previous comment 14: See related follow-up comments 1 and 4. Revise as required.

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

8. Follow-up to previous comment 16: Remove the words "pending final acquisition" from the gross site general note on the cover sheet.

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.

9. Follow-up to previous comment 17: On the cover sheet, correct the typo in the first sentence of the "use" paragraph.
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.

10. Follow-up to previous comment 22: See related follow-up comment 3.

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:

11. Follow-up to previous comment 28: The recordation information for the public streets surrounding the property was not labeled on the site plan sheets. Label the requested information.

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, Fifth Ave. and Ninth Ave.as noted by this standard above.

12. Follow-up to previous comment 34: The long term bicycle parking facility could not be verified on the site plan or detail sheets. Add the requested information as noted in the previous comment.

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.

13. Follow-up to previous comment 38: The height of the building was not labeled within the footprint of the building on the site plan sheets. Label the requested information as noted by the previous comment.

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.

14. Follow-up to previous comment 39: It is not clear if a TSMR was required and if so was it approved. The response to the previous comment does not address the TSMR. Review the previous comment and add the requested information as noted by the previous comment.

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.

39. 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.

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.
06/19/2014 MARTIN BROWN FIRE REVIEW Reqs Change Please show proposed fire line from City water connection into the building on the Utility plans.-Ken Brouillette
06/23/2014 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.

ARTICLE 7: DEVELOPMENT STANDARDS

LANDSCAPING AND SCREENING

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

Additional comments may apply
06/24/2014 RONALD BROWN HC SITE REVIEW Approved
06/30/2014 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change The rim elevation of the next upstream sanitary manhole (2370.5') is higher than the first floor elevation (2362.8'). Include a note on the Grading, Drainage & Utility plan that a backwater valve will be required to be installed as part of future plumbing activities 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
07/02/2014 SHANAE POWELL OUT TO CUSTOMER Completed
07/02/2014 CPIERCE1 REJECT SHELF Completed