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Permit Review Detail

Permit Number: DP14-0022
Parcel: 122010050

Review Status: Completed

Review Details: RESUB - SITE and/or GRADING

Permit Number - DP14-0022
Review Name: RESUB - SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
04/15/2014 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: 1421 N Louis Avenue
Development Package (2nd Review)
DP14-0022

TRANSMITTAL DATE: April 15, 2014

DUE DATE: April 09, 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

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 12, 2015.

Based on a Change of Use from Adult Care to Multi Family commercial parking required for four (4) units, therefore this development package was review for full compliance of UDC Sections 7.4, 7.5, 7.6, and TSM Section 7-01.

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

2-06.1.0 GENERAL

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.

2-06.3.0 FORMAT REQUIREMENTS

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.

1. COMMENT: Provide a north arrow for the drawing on the plan.

2-06.3.9 - The plan drawing shall be oriented with north toward the top of the sheet. If it is not practical to orient north to the top of the sheet, the plan drawing shall be oriented with north to the left side of the sheet.

2. This comment was not addressed. North is located to the right and should be to the top of the sheet. COMMENT: The orientation is not correct, provide the drawing oriented north toward the top of the sheet.

CONTENT REQUIREMENTS

2-06.4.1 - The name, mailing and email addresses, and phone number of the primary property owner of the site, the developer of the project, registrant(s), and other person(s), firm(s), or organization(s) that prepared the development package documents shall be provided on the right half of the cover sheet. The applicable registration or license number shall be provided if prepared by or with the assistance of a registered professional, such as a surveyor, architect, landscape architect, or engineer. All sealing shall be consistent with Arizona Board of Technical Registration guidelines.

3. This comment was not addressed correctly. Remove this information from the title block and provide it on right half of the first sheet COMMENT: Provide the above information on the plan.

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.

4. This comment was not addressed. Remove the development package case number from the title block and provide it adjacent to the title block on each sheet. COMMENT: Provide the development package case number, DP14-0022, adjacent to the title block on each sheet.

5. This comment was not addressed. COMMENT: Remove the address from the title block and provide it adjacent to the title block on each sheet.

2-06.4.4 - The project-location map;

6. This comment was not addressed, see redline. COMMENT: Label the section corners on the location map.

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.

7. This comment was not addressed correctly. Provide the use specific standards "4.9.7.B.6, .9, & .10". in development plan note 1. COMMENT: Provide a general note stating "EXISTING USE ADULT CARE, PROPOSED USE MULTIFAMILY DEVELOPMENT SUBJECT TO USE SPECIFIC STANDARDS 4.9.7.B.6, .9, & .10"

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

2-06.4.8 - Existing Site Conditions
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 (ROW) 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.

8. This comment was not addressed. COMMENT: The ROW width shown on the plan does not match the current paving plan, see redline.

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

9. The SVT's shown on the landscape plan appear to be correct, show the SVT's on sheet A-2. COMMENT: The SVT's are not shown correctly on this plan. Review TSM Section 10-01.5.0 and show the SVT's correctly along with dimensions on the SVT's.

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.

10. COMMENT: Per UDC Article 7.4.6.H.1 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 following locations;
a. North end of the southern parking area. This barrier needs to run the entire length of the back-up spur and vehicle parking space.

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.

11. The vehicle parking space calculation does not provide the number of provided spaces. COMMENT: Provide a vehicle parking space calculation that shows the ratio used, number of spaces required and provided.

12. This comment was not addressed. COMMENT: Provide a vehicle parking space detail for both a standard and accessible space.

13. The dimension shown on the plan for the wheel stop curbing is not, see UDC Section 7.4.6.H.3 and redline detail sheet A-2. COMMENT: As the sidewalks adjacent to the vehicle parking spaces are not 6'-6" wide wheel stops are required. Show the wheel stops on the plan and vehicle parking space details, see UDC Section 7.4.6.H.3 for location requirements.

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.

14. This comment was not addressed. COMMENT: Provide a short and long term bicycle parking space calculation that shows the number of spaces required and provided.

15. This comment was not addressed. COMMENT: Provide a short term bicycle detail that demonstrates how the requirements of UDC Article 7.4.9.B & .C are met.

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.

16. COMMENT: A step has been added to the southeast corner of the "EAST BUILDING". This step appears to encroach into the minimum 4' width of the sidewalk. Provide a dimension for the sidewalk at the step. If the sidewalk is less than 4'-0" either provide a 4'-0" sidewalk or apply for a Technical Standards Modification Request (TSMR) to reduce the sidewalk width. If the TSMR is applied for and approved provide a note stating the TSMR case number, date of approval, what was approved and if applicable any conditions of approval. Also provide the TSMR case number adjacent to the title block on all sheets.

Additional Comments;

COMMENT: Provide two (2) copies of the development package with your next submittal.

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
.
04/24/2014 ANDREW CONNOR NPPO REVIEW Denied Submit NPPO plan as determined by A.M. Section 2-11 or Provide acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants. Such documentation includes photographs of the site taken from all sides of the property.
04/24/2014 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change The following comments were not posted from previous review:

UNIFIED DEVELOPMENT CODE

ARTICLE 7: DEVELOPMENT STANDARDS

The standards in this Section 7.6.4. apply to all developments that provide more than four motor vehicle parking spaces. Landscape must be submitted for review.

LANDSCAPING AND SCREENING

To enhance the visual appearance of the streetscape, a street landscape border is required in accordance with Table 7.6.4-1 along the street frontage of a site as follows:

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

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.

Interior landscape borders are required as determined in Table 7.6.4-1, which ranks land uses and zones based upon their land use intensity and the impact a use will have on adjacentland uses.

One canopy tree is required for every 33 linear feet of landscape border or fraction thereof, excluding vehicular ingress or egress points.

Continuous screens along street frontages for vehicle use area must be as determined by Table 7.6.4-I. Provide appropriate screening.

Screening for individual land uses and zones must be provided as determined in Table 7.6.4-1 and in addition to the required landscape borders. Screening is not required between similar uses in accordance with Table 7.6.4-1

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

The canopy trees must be evenly distributed throughout the vehicular use area. Every parking space must be located within 40 feet of the trunk of a canopy tree (as measured from the center of the tree trunk).

Submit NPPO plan as determined by A.M. Section 2-11 or Provide acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants. Such documentation includes photographs of the site taken from all sides of the property.

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

Additional comments may apply


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.



Planting Plan

Vegetation Plan and Schedules

Ultimate size of plants indicated by the spread of canopy, circumference of shrubs, or spread of ground cover;

Both the proper and common name of each type of plant material.

Material and areas of inert ground cover.

Calculations

Square footage of the site;

Square footage of the oasis allowance area and calculation;

Square footage of the vehicular use area; number of parking spaces, including the required and provided parking space calculations; and the calculation of the required number of canopy trees.

Maintenance Schedule

Pruning schedules to show that plant material will maintain pedestrian and vehicular clearances or that the material will establish opaque hedge screens, if required;
Replacement criteria, should plant material not survive;

Replacement or upkeep maintenance schedules for inert ground cover materials;

Upkeep maintenance schedules for exterior hardscape materials; and,

Maintenance and replacement schedules for irrigation systems.

Grading Information

The methods by which water harvesting or storm water runoff is used to benefit the planting areas on the site.

Irrigation Plan

Type of water conserving irrigation systems proposed and differentiation between systems for the different water use zones on the site;

Source of irrigation water;

Indicate potable or reclaimed water use. Reclaimed water system specifications, if used;

System specifications and system design and layout (Section 4-01.4.2, Irrigation Standards, of the Technical Standards Manual);

Extent of supplementary irrigation in each planting area, provided by water harvesting methods;

Point of drainage off roof areas, amount of flow, and disposition of flow;

Temporary systems proposed to establish native seeded areas;

The length of irrigation duration (e.g., for native plat material, automatic drip for two years or until established); and,
05/07/2014 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the following information:
a. The location, invert and rim elevations of the sanitary sewer manholes and cleanouts along with the Pima County Wastewater Management Department (PCWMD) reference numbers.
b. The first floor elevation for the buildings
Reference: City of Tucson Administrative Manual No. 2-06.0.0, Section 4.8 and Section 107.2.13, IBC 2012.