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Permit Review Detail

Permit Number: DP14-0105
Parcel: 117160030

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP14-0105
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
06/17/2014 LOREN MAKUS ENGINEERING REVIEW Approved
06/17/2014 LHANLY1 ADA REVIEW Passed
06/17/2014 LEERAY HANLY PLUMBING-COMMERCIAL REVIEW Passed
06/17/2014 LEERAY HANLY H/C SITE REVIEW Completed
06/18/2014 MARTIN BROWN FIRE REVIEW Approved
06/18/2014 ANDREW CONNOR LANDSCAPE REVIEW Approved
06/19/2014 ANDREW CONNOR NPPO REVIEW Approved
06/19/2014 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: Borderlands Brewing Company - Expansion
Development Package (1st Review)
DP14-0105

TRANSMITTAL DATE: June 19, 2014

DUE DATE: July 16, 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 July 16, 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,

2-06.3.0 FORMAT REQUIREMENTS

2-06.3.1 - Each sheet shall measure 24 inches by 36 inches and include a minimum one inch margin on left side and one-half inch margin on all other sides to facilitate efficient record keeping. A larger sheet format may be used with the approval of the Planning and Development Services Department (PDSD).

2-06.3.2 - All mapped data shall be drawn at an engineering scale having no more than 50 feet to the inch. This scale is the minimum accepted to assure the plan will be legible during review and when digitized and/or reduced for record-keeping purposes. The same scale shall be used for all sheets within the set. Smaller scales (60:1 or greater) may be used for some or all of the sheets with the prior approval of PDSD when it is determined legibility and the ability to be digitized and/or reduced for archiving will not be affected.
2-06.3.3 - All lettering and text (upper or lower case), and numbering, shall be a minimum of three-thirty-seconds inches in height to assure the plan will be legible during review and when digitized and/or reduced for archiving.

1. COMMENT: The development package is to be drawing at an engineering scale not an architectural scale. Revised the site plan to be drawing at an engineering scale, i.e. 1" =10', 1" = 20' etc.

2-06.3.4 - A title block shall be provided in the lower right quadrant of each sheet.

2. COMMENT: Provide the title block in the lower right quadrant of each sheet.

2-06.3.5 - A three-inch by five-inch space shall be reserved in the lower right quadrant of each sheet for an approval stamp.

3. COMMENT: Provide the PDSD Development Package approval stamp on all sheets. The required stamp can be found at http://pdsd.tucsonaz.gov/pdsd/development-permits under Development Package.

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

4. COMMENT: The drawing index is not correct. The index shows sheets S-0, S-1 & A-1, sheets provided S-0, S-1 and A-2. Remove sheet A-2 from the development package as floor plans are not review as part of this drawing set.

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;

5. COMMENT: Provide a brief legal description within the title block.

2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx).

6. COMMENT: Include the page number and total number of pages on all sheets.

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.

7. COMMENT: Provide the development package case number, DP14-0105, adjacent to the title block on all sheets.

8. COMMENT: Remove the address from the title block and provide it adjacent to the title block on all sheets.

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.

2-06.4.2.A - Show the subject property approximately centered within the one square mile area;

9. COMMENT: Cleary show the subject property on the location map.

2-06.4.2.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

10. COMMENT: Clearly 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.2 - List the gross area of the site/subdivision by square footage and acreage.

11. COMMENT: Provide the acreage under General Note 2.

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.

12. COMMENT: Per UDC Table 4.8-5: PERMITTED USES - INDUSTRIAL ZONES, Alcoholic Beverage Service is not a Permitted Accessory Uses to Perishable Goods Manufacturing and the Microbrewery as an Accessory Uses to Alcoholic Beverage Service exceeds the Use Specific Standards, 4.9.5.E.6, .7, & .8 you now have two (2) primary uses for this site. That said revise General Note 3 to include the required Use Specific Standards for Perishable Goods Manufacturing, "4.9.5.C.2, .4, .5, .6, .8, 4.9.5.E.1 & .2 and 4.9.13.Q" and add the second use of "Alcoholic Beverage Service subject to Use Specific Standards 4.9.4.C.3 and 4.9.13.Q"

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 (AEZ), Environmental Resource Zone (ERZ), Gateway Corridor Zone (GCZ), Hillside Development Zone (HDZ), Historic Preservation Zone (HPZ), Major Streets and Routes (MS&R), Rio Nuevo District (RND), Scenic Corridor Zone (SCZ), Modification of Development Regulations (MDR) through the Downtown Area Infill Incentive District (IID) or Rio Nuevo District (RND); Downtown Heritage Incentive Zone; or, Design Review Board (DRB). Provide the following information on the plan.

2-06.4.7.A.6.a - List additional applications and overlays, by case number (if applicable), in lower right corner of each sheet. As a general note provide the type of application processed or overlays applicable, a statement that the project meets the criteria/conditions of the additional application or overlay, the case number, date of approval, what was approved, and the conditions of approval, if any.

13. COMMENT: This project will require HPZ, RND & DRB review. Contact Frank Dillon 837-6957 for HPZ and Russlyn Wells 837-4948 for RND & DRB requirements and procedures. This development package cannot be approved until the above reviews have been completed.

14. COMMENT: Provide the RND, DRB, HPZ and if applicable MDR case numbers date of approval, what was approved and any conditions of approval adjacent to the title block on all sheets

15. COMMENT: Provide a general note on the cover sheet stating "THIS PROJECT IS DESIGNED TO MEET THE OVERLAY ZONE(S) CRITERIA, UDC ARTICLE 5.4 MAJOR STREETS AND ROUTES SETBACK ZONE (MS&R), 5.11 RIO NUEVO DISTRICT (RND), & 5.12 DOWNTOWN AREA INFILL INCENTIVE DISTRICT (IID)."

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.A - Provide site boundary/subdivision perimeter information, including bearing in degrees, minutes, and seconds, with basis for bearing noted, together with distances in feet, to hundredths of a foot, or other functional reference system.

16. COMMENT: Clearly show the site boundary on the plan and provide the bearing in degrees, minutes, and seconds, and distances on the plan.

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.

17. COMMENT: Provide the above information on the plan for both Toole Avenue and 7th Avenue.

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.

18. COMMENT: Provide all existing zoning classifications on and adjacent to the project (including across any adjacent right-of-way) on the plan.

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.

19. COMMENT: There is "TENANT PARKING" shown along the north side of the building. If this parking is part of this site show the entire parking area on the plan.

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.

20. COMMENT: There is a note on the plan stating "BICYCLE: TWO EXISTING BICYCLE PARKING SPACES TO REMAIN, AND FOUR MORE TO BE ADDED." Show the two existing on the plan and show the proposed location on the plan.

21. COMMENT: Provide a detail on the plan for the proposed bicycle parking that demonstrates how the requirements of UDC Articles 7.4.9.B, .C or .D are met.

Additional Comments;

22. COMMENT: Remove the "RESERVED SPACE FO FOOD TRUCK" from the plan.

23. COMMENT: Clearly identify what is proposed and what is existing on the site.

24. COMMENT: There area numerous text and dimension strings that are not readable 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
.

Final Status

Task End Date Reviewer's Name Type of Review Description
06/24/2014 SHANAE POWELL OUT TO CUSTOMER Completed
06/24/2014 SHANAE POWELL REJECT SHELF Completed