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Permit Review Detail

Permit Number: DP14-0012
Parcel: 14019277A

Address:
5418 S PARK AV

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP14-0012
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/29/2014 RBROWN1 ADA REVIEW Passed
01/29/2014 RONALD BROWN H/C SITE REVIEW Reqs Change SHEET C1.1
1. Provide a summary and site plan location of the different types of dwelling units as required by the 2012 IBC, Section 1107.6.2, Accessible Types, Types "A" and Types "B". Once identified on the site plan, adjust the location of the 8 accessible parking spaces as required by Section 1106.6.
2. The Unit Summary Chart has been cut off by S. Park Avenue. Please reconcile.
3. There are two marked crossings shown in the center of the development near the Kids Soccer retension basin and none provided at the garden area/clubhouse and splash pad. Relocate one from the soccer area to the clubhouse or add another for the clubhouse/splash pad crossing.
4. For all marked crossings, please comply with ICC A117.1, Sections 406.12, 13 and 14 as applicable.
a. Provide all curb ramps as per ICC A117.1, Section 406.
b. Provide detectable warning strips as per section 406.
5. Provide an accessible route (ramps as required per ICC A117.1, Section 405) to the bottom of the Kids Soccer retension basin.
6. Provide a statement on the drawings that all accessible route slopes shall be as per ICC A117.1, Section 403.3; 5% maximum running slope and 2% maximum cross slope.
SHEET C5.1
7. For details A1, B1 and B3:
a. show intended accessibility access to all three areas.
b. Show accessible slope compliance in all three areas.
8. At detail A2, provide detectable warning strips at all marked crossings as per ICC A117.1, Sections 406.12, 13 and 14 as applicable.
SHEET C5.2
9. At detail A1, revise the truncated dome note to read "Surface ramp with detectable warning strips as per ICC A117.1, Sections 406.12, 13 and 14 as applicable."
10. At detail A2, delete the requirement for truncated domes. These are not required in this situation.
11. At detail D4, add a "Van Accessible" sign.
12. At detail D3:
a. Show location of accessible parking sign.
b. Show accessible route and access from the accessible parking aisle.
END OF REVIEW
01/30/2014 MARTIN BROWN FIRE REVIEW Denied 1) Fire hydrant (per Tucson Water) must be "public". Unable to determine if easements have been created for Tucson Water. Please clarify.
2) Plans indicate a 4" line supplying fire hydrant. Minimum size requirement for hydrants is 6". Dead end lines may require even larger sizing.
3) Please provide fire flow information. Refer to appendix B of the 2012 International Fire Code. Need largest building size (floors added together) and type of construction. This requirement may mandate fire supply to be "looped'.
4) Indicate if allowable area increase for fire sprinklers will be taken for this project. If so, a full NFPA 13 sprinkler system will be required.
5) Please indicate approximate locations of fire service undergrounds.
01/30/2014 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change 1. Revise the site drawing to include the following existing utility information:
a. The invert and rim elevations of all public manholes and cleanouts; along with the Pima County Wastewater Management Department (PCWMD) reference number.
b. Any existing or proposed utility easements
c. The first floor elevation for each building
Reference: City of Tucson Administrative Manual, Section 2-06.4.8D and Section 107.2.13, IBC 2012.
2. The total flow for each of the two private sewage collection systems for this project is in excess of 3000 gallons per day. The design for the system must be submitted to the Pima County Department of Environmental Quality for their approval prior to obtaining a permit for constructing the sewage collection system from the City of Tucson. Reference A. R. S. 49-104 (B) (13).
01/30/2014 STEVE SHIELDS ZONING REVIEW Denied CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: Rio Viejo Apartments
Development Package (1st Review)
DP14-0012

TRANSMITTAL DATE: January 30, 2014

DUE DATE: February 05, 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 February 04, 2015.

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

CONTENT REQUIREMENTS

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;

1. 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.

2. COMMENT: Provide the street address adjacent to the title block, not within the title block.

3. COMMENT: Provide the development package case number, DP14-0012, adjacent to the title block on all sheets.

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.

4. COMMENT: Provide the Use Specific Standards for the multifamily development within the R-2 zone on the plan adjacent to the proposed use.

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

2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage;

5. COMMENT: Under the R-2 Zone the allowed provided lot coverage is "65%. When the proposed building area, 19,507 SF, is added to the proposed vehicle use area, 99231.5 SF, = 118,738 SF of lot coverage, divided by the square footage within the R-2 Zone, 76,815.2, the percent of lot coverage is 154.6%. Clarify the difference.

2-06.4.8 - Existing Site Conditions

6. The following information shall be provided on the plan/plat drawing to indicate the existing conditions on site and within 50 feet of the site. On sites bounded by a street with a width of 50 feet or greater, the existing conditions across the street will be provided.

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.

7. COMMENT: Provide a dimension from center line of Park to the existing curb and sidewalk.

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.

8. COMMENT: Provide the existing zoning for the parcels east of Park and south of Minorka on the plan.

2-06.4.9.G - If the project is to be phased, provide calculations, setbacks, etc., to indicate that each phase complies with all requirements as a separate entity. Show phase lines on the drawing. Show and label any temporary improvements that may be needed to make the site function for each phase as one entity. If such temporary improvements are off the site of the phase under consideration, a temporary easement or other legal documentation to assure legal use of the property is required. Note recording information.

9. COMMENT: Provide all required calculations, vehicle and bicycle parking, lot coverage, for each phase on the phasing plan.

10. COMMENT: Clearly identify all items on the phasing plan, i.e. sidewalks, curbing etc.

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

11. COMMENT: Show the future sight visibility triangles (SVTs) for the Park Avenue entrance on the plan. These should be based on the future curb location shown in the COT MS&R 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 Section 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 at the ramp access to the basin.

13. COMMENT: Sheet C1.1 there is what appears to be curbing shown about center of the north PAAL. Zoning understands that this is part of the phasing but remove it from sheet C1.1.

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.

14. COMMENT: The provided number of vehicle parking spaces appears to be incorrect. It appears that there are 214 provided not 211.

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.

15. COMMENT: Based on the proposed 244 bedrooms the required number of short term bicycle parking should be 24 not 23.

16. COMMENT: Based on the proposed 244 bedrooms the required number of long term bicycle parking should be 122 not 114.

17. COMMENT: The provided number of long-term bicycle parking spaces 114 does not meet the required number. A Board of Adjustment for Variance is required.

18. COMMENT: Clearly show where the long term bicycle parking is located on the site plan.

19. COMMENT: As multiple bike racks are proposed provide a detail that demonstrates how UDC Section 7.4.9.2.f is met, see UDC 7.4.9-B

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.)

20. COMMENT: Show the future curb and sidewalk along Park Avenue based on the MS&R 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.

21. COMMENT: Provide a perimeter yard setback for the proposed shade structures shown in the Community Garden and Splash Pad area. This setback is based on the height of the shade structure measured from the supporting columns. Until the height of the proposed shade structures is provided the required perimeter yard setback cannot be verified.

22. COMMENT: As this project boarders on a street designated on the MS&R plan street perimeter yard setbacks area based on developing area and UDC TABLE 6.4.5.C-I. That said the street perimeter yard setbacks are not shown correctly.

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 height for all buildings and structures within the footprint on the plan. This includes the proposed shade structures.

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: Sheet C5.1, Splash Pad detail, southwest corner, accessible ramp detail call out appears to be incorrect. Should be A2.

25. 2-06.4.9.V - For gang mailboxes indicate location to assure there are no conflicts with other requirements, such as pedestrian accessibility, utilities, and landscaping.

26. COMMENT: Show the location of the proposed mail delivery on the plan.

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.

27. COMMENT: Sheet C1.1, remove the trees and tree circles from this 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 .
01/31/2014 LOREN MAKUS ENGINEERING REVIEW Denied 1. Provide the waste stream calculation and provide a note specifying the method and frequency of solid waste collect to demonstrate it will be sufficient. TSM 8-01.4.0.B
2. The Geotechnical Engineering Report in the Drainage Report indicates the structures should be set back a minimum of 15 feet from the basin. Page 2 Addendum 1. Revise the plans to show and dimension the appropriate setbacks.
3. Provide construction details for the outlet opening, splash pad and for erosion protection for the bleed pipe from the basin into the wash. Continue the detail A4 to show how the splash pad terminates in the wash. Show the surface of the splash pad relative to the surrounding ground surface. Clarify the extent to which riparian resources are disturbed.
4. Clearly show the future sight visibility triangles for the Park Avenue driveway.
5. In the drainage report, show the wall openings in the patio walls will be large enough to prevent excessive ponding the back yards of the units.
6. Note the phasing plan in the drainage report is not the same as the phasing plan in the DP plan set. The DP phasing plan is the effective plan.
7. Provide a discussion in your response letter discussing the throat length of the driveway from Park Avenue. The Transportation Access Management Guidelines recommend a minimum of 60 feet from the stop controlled exit to the nearest parking space. Show and dimension the throat length for both existing and future curb locations. TAMG 5.11
8. Provide sufficient proposed grade information to substantiate the drainage patterns shown on the DP.

Loren Makus
Senior Engineering Associate
02/04/2014 JOE LINVILLE NPPO REVIEW Reqs Change See comments under Landscape.
02/04/2014 JOE LINVILLE LANDSCAPE REVIEW Reqs Change 1) UDC 7.7.5.B.3 All Protected Native Plants must be planted in locations able to support their long-term health and survival.
Revise the landscape plan to eliminate vehicle/building and tree conflicts.

2) AM 2-11.4.3 Revise note 2 on sheet L.1.1 correspond with the information in the Inventory.

3) AM 2-11.4.4.A.5 Show the location of a temporary holding nursery to be used for salvaged plants on the Native Plant Preservation Plan.

4) Correct the parcel address on the native Plant Preservation Plan.

5) AM 2-11.5 Revise the Native Plant Preservation Plan to include a SALVAGE AND MITIGATION REPORT.

6) Revise notes 3, 6, and 9 on the Native Plant Preservation Plan regarding the applicablility of preservation fencing.

7) UDC 7.7.6.4.B Within a vehicular use area, one canopy tree is required for each four motor vehicle parking spaces or fraction thereof.

8) UDC 7.6.4.A.4 Provide calculations for the "oasis allowance" .

9) UDC 7.6.4.B.1.a.3 An unpaved planting area, which must be a minimum of 34 square feet in area and four feet in width, must be provided for each canopy tree.
Revise the plans as necessary and call out the minimum standard.

10) SDRM P. 78 Basin slopes are required to have slopes no steeper than 4:1 where depths are three feet or greater. Slopes for basins less than three feet are to be no steeper than 3:1 for unprotected slopes and 2: 1 for protected. TSM 4-03.4.3.1 Note the proposed slope ratios on the landscape plan.

11) SDRM P. 77 Provide access slopes for the basin per TSM 4.3.1.

Final Status

Task End Date Reviewer's Name Type of Review Description
02/18/2014 SHANAE POWELL OUT TO CUSTOMER Completed
02/18/2014 CPIERCE1 REJECT SHELF Completed