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Permit Review Detail

Permit Number: DP14-0075
Parcel: 13323190A

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP14-0075
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
05/12/2014 RBROWN1 ADA REVIEW Passed
05/13/2014 MARTIN BROWN FIRE REVIEW Approved
05/15/2014 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: Eegees near Speedway & Pantano
Development Package (1st Review)
DP14-0075

TRANSMITTAL DATE: May 16, 2014

DUE DATE: June 09, 2014

COMMENTS: Please resubmit revised drawings along a response letter, which states how all Zoning Review Section comments 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 May 08, 2015.

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

2-06.1.0 GENERAL

2-06.2.0 APPLICATION SUBMITTAL REQUIREMENTS

2-06.3.0 FORMAT REQUIREMENTS

2-06.4.0 CONTENT REQUIREMENTS

2-06.5.0 FLEXIBLE LOT DEVELOPMENT (FLD) - ADDITIONAL REQUIREMENTS

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;

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.

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.

1. COMMENT: Provide the development package case number, DP14-0075, 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.2 - List the gross area of the site/subdivision by square footage and acreage.

2. COMMENT: Provide the gross area of the entire site by square footage and acreage.

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

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

3. COMMENT: Provide the total floor area for all buildings on the site.

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,

4. COMMENT: Provide a building expansion calculation on the plan.

2-06.4.7.A.8.d - When the proposed site is part of a larger site, the calculations encompass the entire site, whether existing or proposed. If the project is being phased, calculations must show that, at each phase, requirements are being met.

5. COMMENT: As this proposed building is part of a large site the above applies. The previously approved development plans listed under "PARKING CALCULAITONS" are not the last approved for this entire site. All calculations for this plan should be based on site plan, T06CM03381-r, approved April, 2007.

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 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.

6. COMMENT: Provide the above information on sheet C2

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.

7. COMMENT: The 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. Provide this information on sheet C1.

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.

8. COMMENT: Provide width dimensions for all PAALs shown on the plan.

9. COMMENT: Provide width dimensions for the drive-thru lane on the plan.

10. COMMENT: Per UDC Article 7.4.6.F.2.a.(2) Access lanes and PAALs must be setback at least one foot from: A structure when the access lane or PAAL serves as a drive-through lane. That said show the required one (1) foot setback from the building to the drive-through lane on the east and south side and from the proposed refuse enclosure.

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. COMMENT: The provided vehicle parking calculation is not correct, see comment 5 above. This calculation should be based on site plan T06CM03381-R & LUC Section LUC 3.3.5.6.A.21, Motor Vehicle Spaces. One (1) space for each two hundred (200) sq. ft. of GFA, see redline on sheet C1.

12. COMMENT: It appears that there is a proposed vehicle parking space just north of the proposed loading space. Access through a vehicle parking space is not allowed.

13. COMMENT: Per UDC Article 7.4.6.H.3 When required, wheel stop curbing must be a minimum of two and one-half feet from the front of the parking space. Provide a location dimension for the wheel spot curbing.

14. COMMENT: Per UDC Article 7.4.6.H.3 When required, wheel stop curbing must be a minimum of two and one-half feet from the front of the parking space. It appears that the proposed accessible vehicle parking space signs encroach into the 2'-6" vehicle overhang space.

15. COMMENT: It appears that the proposed eight (8) vehicle parking spaces shown along the north side of this project encroach into the required ten (10) foot landscape buffer.

16. COMMENT: Per UDC Article 7.4.6.D.2.b A motor vehicle off-street parking space must have a minimum width of ten feet when the side(s) of the parking space abuts a vertical barrier over six inches in height, other than a vertical support for a carport. That said there is a future sign shown directly to the west of the accessible vehicle parking space shown at the northwest corner of this site. Demonstrate that the vehicle parking space meets this requirement.

2-06.4.9.H.5.c - Show all loading zones, vehicle maneuverability fully dimensioned, and access route. Provide as a note the number of loading spaces required, the number provided, whether the loading space is a Type A or B as provided in UDC Section 7.5.4.

17. COMMENT: The loading space calculation does not appear to be correct. Zoning was not able to locate ten (10) loading space on site.

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).

18. COMMENT: Around the building there are numerous lines that appear to be roof overhangs. Clearly delineate between the exterior walls and overhangs.

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.

19. COMMENT: Per TSM 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. That said provide a pedestrian circulation/accessible route that connects the proposed building to the existing center.

20. COMMENT: Per TSM 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. That said show the required sidewalk to the refuse enclosure.

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.

21. COMMENT: It appears that the proposed eight (8) vehicle parking spaces shown along the north side of this project encroach into the required ten (10) foot landscape buffer.

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
.
05/22/2014 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change 1. An approved development plan is not to be used for construction of on-site utilities (e.g. water service to the building, building sewer, site lighting, or electrical service to the building). The construction of the on-site utilities shall be included with the permit for constructing the building.
2. Revise the keynote tag for the building sewer that bypasses the grease interceptor from a "5" to a "6". Reference: Section 107.2.1, IBC 2012.
06/02/2014 RONALD BROWN H/C SITE REVIEW Reqs Change SHEET C2 OF 6
1. For a total of 24 parking spaces, the 2012 IBC, table 1106.1 requires only 1 accessible parking space be provided, not 4:
a. The 2 accessible parking spaces located just off Speedway Blvd are non-compliant with the 2012 IBC, Section 1106.6: Location. They are not close to an accessible entrance. Being non-compliant and not needed, why not delete these two accessible parking spaces and locate them near another accessible entrance on the shopping center site.
2. As per the 2009 ICC ANSI 117.1, Section 406.12, 13 and 14, detectable warnings strips are to be as wide as the curb ramp and/or marked crossing. Reduce your parking aisle and marked crossing to 5'-0" and make one accessible parking space 11'-0" wide (Van Accessible) and continue to the Speedway Blvd right of way. The detectable warning strips may now be 5'-0" wide and code compliant.
END OF REVIEW
06/04/2014 LOREN MAKUS ENGINEERING REVIEW Denied Provide complete dimensions for access lanes, PAALs, sidewalks, curb returns and other features on the site plan.
Provide an overall site plan showing how drainage, traffic circulation and pedestrian circulation function on the site.
Provide written approval from the City Engineer for use of the right-of-way area for landscaping. (UDC 7.6.4.C.2.c)
The proposed solid waste enclosure doesn't meet the design requirements of the technical standards manual figure 8-01.9.3. A TSMR will be required for approval of the design difference.
The maneuvering and approach areas to the two solid waste containers overlap. Provide a TSMR granting approval for this modification to the standard. (See ES comments on DP13-0236)
Provide dimensions on the solid waste enclosure detail to demonstrate a minimum 12 foot clear opening for each container. (TS 8-01.5.2.F)
There is a floating dimension in Detail G/C3. Clarify what is measured.
Provide sufficient description to show the slab within the enclosure meets the requirements of TS 8-01.5.2.H.
Clearly show solid waste truck maneuverability for access to the solid waste enclosures. The maneuverability must be shown from the street to the collection service location and back to the street. (TS 8-01.5.3.E)
Clearly show and label SVTs for entrance on site plan (Sheet 2). (2-06.4.9.H.2)
Indicate the sign will require separate review and permits. Ensure the sign is outside of existing and future SVTs.
Provide sufficient dimensions and spot grades to show the feasibility of section M/C3.
Show how water harvesting is maximized. Provide a discussion for use of the rip rap swale instead of water harvesting in the landscape areas.
06/09/2014 ANDREW CONNOR NPPO REVIEW Approved
06/09/2014 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.

The landscape plan will contain the following identification in the lower right corner of each sheet:

Any relevant case number for reviews or modifications that affect the site

UNIFIED DEVELOPMENT CODE

ARTICLE 7: DEVELOPMENT STANDARDS

Expansion of existing development, as provided below:

1. Buildings Greater Than 10,000 Square Feet
On sites where the gross floor area of the existing building(s) is more than 10,000 square feet, expansion in square footage of land area, floor area, lot coverage, or vehicular use area as follows:

a. If the expansion is less than 25%, the standards of this section apply only to the proposed expansion. Existing development on the site is subject to the zoning standards in effect at the time the existing development received zoning approv

b. If the expansion is 25% or greater or if expansions as of February 15, 1991, cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the entire site.

When the proposed site is part of a larger site, the calculations encompass the entire site, whether existing or proposed. Provide expansion calculation for entire site UDC 2-06.4.7.A.8.d .

Street landscape borders must be located entirely on site, except that, if approved by the City Engineer or designee, up to five feet of the required ten foot width may be placed within the adjacentright-of-way area or within the Major Streets and Routes (MS&R) right-of-way area on MS&R streets. Provide written permission for use of ROW.


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

Additional comments may apply

Final Status

Task End Date Reviewer's Name Type of Review Description
07/22/2014 CPIERCE1 OUT TO CUSTOMER Completed