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Permit Review Detail

Permit Number: DP13-0257
Parcel: 10707018B

Address:
1102 W GRANT RD

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP13-0257
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/21/2014 RBROWN1 ADA REVIEW Passed
01/22/2014 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: The Slaughterhouse
Development Package (1st Review)
DP13-0257

TRANSMITTAL DATE: January 24, 2014

DUE DATE: February 18, 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 January 16, 2015.

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

2-06.3.0 FORMAT REQUIREMENTS

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

1. COMMENT: The sheet index does not include all sheets in this package.

2-06.4.0 CONTENT REQUIREMENTS

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.

2. COMMENT: Provide the development package case number, DP13-0257, adjacent to the title block on each sheet.

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.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses.

3. COMMENT: If three (3) separate uses are proposed for this site three (3) separate certificates of occupancy will be required. If not than one (1) use should be listed, Entertainment.

4. COMMENT: "ALCOHOLIC BEVERAGE SALES" is not a use listed in the UDC, clarify what this use is.

5. COMMENT: List the applicable Use Specific Standards for the proposed use(s).

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.

6. COMMENT: Provide a general note on the cover sheet stating "THIS PROJECT IS DESINGED TO MEET THE OVERLAY ZONE(S) CRITERIA, UDC SECTION 5.4 MAJOR STREETS AND ROUTES SETBACK ZONE (MS&R)."

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

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

7. COMMENT: The "TOTAL BUILDING GFA" listed under General Note 19 does not appear to include all buildings on site. List the square footage for all building on site including storage buildings.

8. COMMENT: There are numerous "EXISTING STORAGE UNIT/SHEDS" shown on the plan that do not appear to be permitted. Provide documentation that permits exist or show them to be permitted.

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,

9. COMMENT: As new buildings are proposed provide a building area expansion calculation on the plan.

2-06.4.8 - Existing Site Conditions

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.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.

10. COMMENT: Provide the zoning for the parcels south of Grant Road.

2-06.4.9.H.2 - Show future and existing sight visibility triangles (SVTs). On a designated MS&R street, the sight visibility triangles are based on the MS&R cross-section.

11. COMMENT: As Flowing Wells Road is a road designated on the MS&R Map provide both future and existing sight visibility triangles on the plan.

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: Per UDC 7.4.6.H Barriers, such as post barricades or wheel stop curbing, are required in a vehicular use area to prevent vehicles from extending beyond the property lines, to prevent cars from damaging adjacent landscaping, walls, or buildings, overhanging adjacent sidewalk areas, and/or driving onto unimproved portions of the site. That said some type of barrier is required around the entire parking area.

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.

13. COMMENT: Until comment 3 above has been addressed the required number of vehicle parking spaces cannot be verified. It appears that a large amount of building square footage has not been accounted for.

14. COMMENT: As part of the provided vehicle parking space calculation is based on "FIXED SEATS" show the fixed seating on the plan.

15. COMMENT: The proposed use, "ALCOHOLIC BEVERAGE SALES", under General Note 3, does not match the use, "ALCOHOLIC BEVERAGE SERVICE", called out in vehicle parking space calculation. "ALCOHOLIC BEVERAGE SERVICE", clarify what is correct.

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.

16. COMMENT: Until comment 3 above has been addressed the required number of bicycle parking spaces cannot be verified. It appears that a large amount of building square footage has not been accounted for.

17. COMMENT: Per UDC Section 7.4.9.B.2.g A bicycle rack must be a minimum of two and one half feet from a wall or other obstruction. That said there is what appears to be a fence located just to the west of the short-term bicycle parking location. Show the required 2'-6" requirement on the plan.

18. COMMENT: Demonstrate on the plan how the requirements of UDC Section 7.4.9.D are met for the long term bicycle parking that will be provided within the building.

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.)

19. COMMENT: As Flowing Wells Road is a road designated on the MS&R Map show all applicable future information on the plan.

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: Per UDC Table 6.4.5.C-1 there minimum required street perimeter yard along Speedway Blvd. is twenty-one (21) feet measured from the back of future curb. There is a street perimeter yard shown of 16.5' to the "NEW 1-STORY BUILDING" shown on the plan. The perimeter yard setback will require a Board of Adjustment for Variance.

21. COMMENT: Per UDC Table 6.4.5.C-1 there minimum required street perimeter yard along Speedway Blvd. is twenty-one (21) feet measured from the back of future curb. There is an "EXISTING STORAGE UNIT/SHEDS" shown along Speedway Blvd. that does not appear to meet setback. The perimeter yard setback will require a Board of Adjustment for Variance.

22. COMMENT: There is an "EXISTING STORAGE UNIT/SHEDS" shown near the northeast corner of the existing building that does not appear to meet setbacks. Until the future right-of-way information is provided for Flowing Wells Road, see comment 19, the setback cannot be verified.

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).

23. COMMENT: Provide the square footage and height for all "EXISTING STORAGE UNIT/SHEDS" shown on the plan.

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.

24. COMMENT: Per TSM Section 7-01.3.3.A Within all development, a continuous pedestrian circulation path is required. This path must connect all public access areas of the development and the pedestrian circulation path located in any adjacent streets. That said show the required sidewalk connection to both Flowing Wells Road & Speedway Blvd. This pedestrian circulation is required to meet TSM 7-01.4.

25. COMMENT: Per TSM Section 7-01.3.3.B Within all development, a continuous pedestrian circulation path is required. 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 on the plan how this section is met. It does not appear that there are any sidewalks provided to between any buildings, including "EXISTING STORAGE UNIT/SHEDS". This pedestrian circulation is required to meet TSM 7-01.4.

26. COMMENT: The proposed "COMPACTED GRAVEL PATH" does not meet the requirements of TSM 7-01.4.3.C.

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.

27. COMMENT: Show the refuse collection area on the plan.

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.

28. COMMENT: If applicable show any existing or proposed signs on the plan.

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
.
01/28/2014 KEN BROUILLETTE FIRE REVIEW Denied .
02/06/2014 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the following information:
a. The points of connection to existing public sewers.
b. The first floor elevation for the new building
Reference: City of Tucson Administrative Manual No. 2-06.0.0, Section 4.8 and Section 107.2.13, IBC 2012.
02/10/2014 RONALD BROWN H/C SITE REVIEW Reqs Change SHEET 2
1. Provide an accessible route to:
a. the Flowing wells right of way
b. from the accessible parking to all the buildings' (on the site) accessible entrances.
c. Compacted gravel will not comply for the accessible route finished surface. Reference 2009 ICC A117.1, Section 302.1.
2. Insure all buildings on the site have accessible entrances.
SHEET 4
3. At the large scale accessible parking detail:
a. Move the signage to the edge of the asphaltic paving.
b. Provide an accessible route with a surface complying to 2009b ICC A117,.1, Section 302.1 and a minimum of 3'-0" wide.
c. Insure and note on the detail that the accessible route is flush with the surface of the asphaltic paving.
d. Provide a maximum grade slope for all accessible parking and aisles of 2% in all directions. Please note the compliance.
END OF REVIEW
02/13/2014 LOREN MAKUS ENGINEERING REVIEW Denied Ensure that all symbols are identified in the legend or are clearly labeled.
Clearly identify barriers to prevent vehicle from inadvertently driving from the vehicle use area into landscape or drainage areas.
The keynotes indicate the fence will remain across the driveway entrance. Show the width of the gate providing access.
Show existing and proposed sight visibility triangles for all intersections including intersections of access lanes and streets.
Show the retention/detention area on the site plan. (Note also the description for keynote 21 calls out a weir, but the keynote doesn't appear on the site plan.
The invert on the basin (sheet 3) is shown as 2520. The adjacent contour is 2320. Please make them consistent.
02/18/2014 JOE LINVILLE NPPO REVIEW Approv-Cond Add a note to the landscape plan indicating that the site does not contain any plant on the Protected Native Plant List, if applicable or submit a Native Plant Preservation Plan.
UDC 7.7.4
02/18/2014 JOE LINVILLE LANDSCAPE REVIEW Denied 1) Revise the plans to provide street landscape borders per UDC 7.6.4.C.1 & 2.
2) Revise the cover sheet to list the landscape plan in the sheet index.
3) Provide plant protection and suitable planters per UDC 7.6.4.B.2 & 3.
4) Provide dust control on the site per UDC 7.4.E
5) Identify all proposed screening on the landscape plan. UDC 7.6.5.A
6) Submit an irrigation plan. UDC 7.6.6.A

Final Status

Task End Date Reviewer's Name Type of Review Description
01/07/2016 AROMERO4 OUT TO CUSTOMER Completed