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Permit Review Detail

Permit Number: DP14-0114
Parcel: 11717023E

Address:
88 E BROADWAY BL

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP14-0114
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
07/01/2014 RBROWN1 ADA REVIEW Passed
07/11/2014 MICHAEL ST. PAUL ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Michael St Paul
Planning Technician

PROJECT: DP14-0114
88 East Broadway Boulevard
New parking lot
OCR-2 (Overlay Zones: Rio Nuevo, Infill Incentive District, Downtown Core District & Downtown Parking District)


TRANSMITTAL DATE: July 11, 2014

DUE DATE: July 29, 2014

COMMENTS: Please resubmit revised drawings along a response letter, which states how all Zoning Review Section comments regarding the Unified Development Code, The Administrative and Technical Manuals were addressed.

This plan has been reviewed for compliance with the Development Package Standards listed in section 2-06 of the City of Tucson Administrative Manual. Also compliance with applicable development criteria for the proposed use as listed in the City of Tucson Uniform Development Code (UDC).

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 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 .

2. 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

2-06.1.0 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.

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.

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.

1) COMMENT: Provide the development package approval stamp on each sheet as described above (TSM 2-06.3.5).

2-06.4.0 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.

2) COMMENT: Provide the email address for the owner/developer.

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.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.

3) COMMENT: This site is located within the Rio Nuevo District (UDC Section 5.11 & Figure 5.11-A: Rio Nuevo District Map; p. 313). A pre-application conference is required for all development in the Rio Nuevo District (RND) to determine whether the project shall be reviewed through the Minor or Major Project Design Review Procedure (UDC Section 5.11.8). Complete the required design review and approval process for Rio Nuevo, prior to being re-submitted for zoning review.

Be certain to comply with the Site Design Standards for the Rio Nuevo District (UDC Section 5.11.5). Note that East Broadway Boulevard functions as a "Pedestrian Retail Core." The other streets are "Traffic Calming Streets" (UDC Section 5.11.5.A.1.b & Figure 5.11-B: Downtown Street Hierarchy). Also notice the Shade requirements for the site on both the sidewalks and pedestrian pathways (UDC Section 5.11.5.A.2). Note the Vehicular Circulation and Parking requirements for the Rio Nuevo District (UDC Section 5.11.5.A.3). For example, provide a six (6) foot pedestrian circulation path between the PAAL and the buildings along the north side of the parking lot (UDC Section 5.11.5.A.3.a (1)). A sidewalk is required as a pedestrian refuge between a building and a PAAL (TSM 7-01.4.1.B). The minimum sidewalk width is four (4) feet 7-01.4.3.A). The Rio Nuevo requirement is more restrictive. There are additional requirements for Rio Nuevo District. See Plazas and Open Spaces (UDC Section 5.11.5.B) and Streetscapes (UDC Section 5.11.5.B). Screening is also required. All new parking shall be designed so that vehicles are not visible from the adjoining street level (UDC Section 5.11.5.A.3.b.(3)).

This site is also located in the Infill Area Incentive District (UDC Section 5.12). The Infill Area Incentive District (IID) offers development incentives by use of the MDR process (UDC Sections 5.12.1.C and 5.12.4). This site is within the Downtown Core Subdistrict (DCS) of the IID (UDC Figure 5.12-A: Illustrative Map; p.324) and offers some relief relative to the RND requirements (UDC Section 5.12.5). Provide all approved MDRs, when completed, with the next submittal. (See comment number 10 concerning the parking MDR.)

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.

4) COMMENT: Provide the additional overlay application case number information in the lower-right corner as described above (TSM 2-06.4.7.S.6.a).

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

2-06.4.7.C.3 - Provided the following notes as applicable:
2-06.4.8 - Existing Site Conditions

2-06.4.8.B - All easements shall be drawn on the plan. The recordation information, location, width, and purpose of all easements on site will be stated. Blanket easements should be listed in the notes, together with recordation data and their proposed status. Should an easement not be in use and be proposed for vacation or have been abandoned, so indicate. However, should the easement be in conflict with any proposed building location, vacation of the easement shall occur prior to approval of plan unless written permission from easement holder(s) is provided.

5) COMMENT: Provide any and all easements, as described above (TSM 2-06.4.8.B), on the site plan.

2-06.4.9.H.1 - Proposed traffic circulation will be designed in accordance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual, to include streets, intersections, street names, right-of-way widths, curve radii of centerlines and curb returns, and proposed improvements, such as pavement, curbs, access points (driveways), accessible ramps, and sidewalks. Street improvements, such as sidewalks, curbs, pavement, and accessible ramps, do not need to be drawn on the plan if such information is provided on typical street cross sections.
Please be aware that, if a new street is created (for other than for subdivisions) which divides the property into two or more lots, a subdivision plat is required (refer to the definition of subdivision in Section 11.4.20 of the UDC).

6) COMMENT: Delineate and dimension the existing sidewalks, curbs and on-street parking along the adjacent right-of-ways.

2-06.4.9.H.4 - Indicate if existing streets are public or private; provide street names, widths, curbs, sidewalks, and utility locations, all fully dimensioned.

7) COMMENT: See comment number 6.

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: The parking details are excellent. Provide a more fully dimensioned vehicle use area and parking area on the site plan (TSM 2-06.9.H.5 and UDC Section 7.4.6). Dimension the PAAL along the south of the lot.

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.

9) COMMENT: Provide a fully dimensioned vehicle use and parking area plan (TSM 2-06.9.H.5 and UDC Section 7.4.6). (See comment number 8.)

10) This parking lot plan represents significant changes from the development plan for the previous MDR. The MDR (MDR 10-02) should be revised, updated or replaced for this parking plan. The previous MDR required 518 vehicle parking spaces, but somehow there are only 503 parking spaces provided. (See comment number 3 concerning the MDR.)

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. (In this instance you may use the LUC.)

11) COMMENT: The required bicycle parking is eight percent (8%) of the total parking provided. Provide the bicycle parking for the total 563 parking spaces to be provided (LUC Section 3.3.4; Administrative and Professional Office: Supplement Number 22). Provide the fully dimensioned plan and elevation views for both the Class 1 and Class 2 types of bicycle parking. Also show the locations on the site plan or provide the locations on the previous development plan.

2-06.4.9.L - All proposed easements (utility, sewer, drainage, access, etc.) are to be dimensioned and labeled as to their purposes and whether they will be public or private. The easements may have to be recorded and the recordation information added to the development package prior to approval.

12) COMMENT: Provide any and all proposed easements on the site plan as described above (TSM 2-06.4.9.L).

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.

13) COMMENT: Depict on-site pedestrian circulation on the site 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.

14) COMMENT: Provide all sign locations and types on the site plan. There shall be separate permits and additional review for sign code compliance.

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.

15) COMMENT: See comments by the landscaping section.


If you have any questions about this transmittal, please call Michael St. Paul, (520) 837-4959.
07/14/2014 LAITH ALSHAMI ENGINEERING REVIEW Denied Laith Alshami, Engineering and Floodplain Review, 07/21/2014,


SUBJECT: Unisource Energy Parking Lot
DP14-0114, T14S, R13E, SECTION 13

RECEIVED: Development Plan Package on 06/30/2014

The subject project has been reviewed. The project can not be approved at this time. Address the following comments before review can continue. Prepare a detailed response that explains the revisions that where made and references the exact location in the plan where the revisions were made:

Development Package:

1. The Development Package Case number is DP14-0114. Provide, on every sheet, the correct case number (A.M. 2-06.4.3).
2. Provide a space for the "Approval Stamp" as required by A.M. 2-06.3.5.
3. Revise the name of the department (i.e. DSD) in Paving and Grading Note #12 to "City of Tucson Planning and Development Services Department"
4. Show, on the plan, the tie between the basis of bearing and one of the corners of the parcel. Provide the basis of bearing description in the general notes (A.M. 2-06.4.8.A).
5. Show, if applicable, all existing onsite easements including their recordation information and dimensions (A.M. 2-06.4.8.B).
6. Show any existing storm drainage facilities on or adjacent to the site (A.M. 2-06.4.8.F).
7. Show existing and future sight visibility triangles, including their correct dimensions, at all driveways (A.M. 2-06.4.9.H.2).
8. Provide the access driveways with curb returns in accordance with TDOT requirements (A.M. 2-06.4.9.H.1).
9. Provide all P.A.A.L's widths (A.M. 2-06.4.9.H.5).
10. Show, if applicable, all proposed easements with their dimensions and recordation information as required by A.M. 2-06.4.9.L.
11. Add the following standard grading notes, which are intended to protect the owner and the engineer of record:

a. The contractor shall remove the fine materials from the bottom of the water harvesting basins and scarify the basin bottoms once the construction activities are completed in order to remove any fine material build up caused by construction and to restore soil percolation. Install BMP's at the basin inlet(s) to prevent the fines from entering the basin
b. Any proposed engineering work to be done below grade (i.e. toe-downs, cutoff walls, drainage pipes/structures, etc.) shall not be back filled until Development Services Inspector inspects the work and approves it.
c. The contractor is not permitted to make an autonomous decision to carry out construction field changes without prior written approval from the Engineer of Record and the City of Tucson Development Services Department.
d. "CALL FOR SWPPP INSPECTION AND PRE-CONSTRUCTION MEETINGS. FOR A PDSD ENGINEERING INSPECTIONS, CALL IVR (740-6970), OR SCHEDULE WITH A CUSTOMER SERVICE REPRESENTATIVE AT THE PLANNING AND DEVELOPMENT SERVICES DEPARTMENT, OR CONTACT DSD ENGINEERING AT 791-5550 EXTENSION 2101, OR SCHEDULE INSPECTIONS ONLINE AT: http://cms3.tucsonaz.gov/pdsd/inspections".
e. The project will be in compliance with City of Tucson Technical Standard 2-01.0 (Excavating and Grading).
f. A copy of the approved Grading Plan, Grading Permit, and any Geotechnical Reports shall be kept at the site at all times, until final grading approval.
g. Any revision to the Grading Plan MAY require a re-submittal of a revised grading plan for review. Contact PDSD Engineering at 791-5550 to discuss changes in grading design.
h. If grading construction is expected to last longer than the expiration date of the grading permit, contact PDSD to renew/extend the Grading Permit. If Final Grading Inspection has not been completed before the Grading Permit expires, and the permit has not been renewed, additional fees and reviews may be required.
i. Contact Permits and Codes at 791-5100 for any questions regarding any right-of-way permit requirements.
j. As-builts and letters of completion for basin and overall project are required.
k. The Engineer of Record shall submit a statement of conformance to as-built plan and the specifications.

12. All proposed work in the public right of way will require a right of way excavation permit or a Private Improvement Agreement. Contact Richard Leigh of Transportation Department Permit and Codes at 791-5100 for additional information.

If you have any questions, I can be reached at 837-4933 or Laith.Alshami@tucsonaz.gov

RESUBMITTAL REQUIRED: Revised Development Plan Package
07/23/2014 RONALD BROWN H/C SITE REVIEW Reqs Change SHEET 2 OF 8
1. At the accessible parking detail:
a. Detail the ramp with dimensions, grade elevations and slope.
b. Complete the accessible route connection from the top of the ramp to the 6th Av r.o.w pedestrian way.
c. Please confirm that the r.o.w.pedestrian way is the approved accessible route to the accessible entrance.
END OF REVIEW
07/23/2014 MARTIN BROWN FIRE REVIEW Denied Provide a space for the "Approval Stamp" as required by A.M. 2-06.3.5.
07/28/2014 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Completed
07/29/2014 JOE LINVILLE LANDSCAPE REVIEW Reqs Change Address the following RIO NUEVO AND DOWNTOWN (RND) ZONE Development Standards on the plans:

Shade shall be provided for at least fifty (50) percent of all sidewalks and
pedestrian pathways as measured at 2:00 p.m. on June 21 when the sun is 82° above the horizon (based on 32°N Latitude). Shade may be provided by arcades, canopies, or shade structures, provided they respect the historic and design context of the street and the architectural integrity of the
building. Deciduous trees, as proposed in the Downtown Comprehensive
Street Tree Plan, are encouraged to supplement existing evergreen trees.
The use of plantings and shade structures in the City right-of-way is permitted to meet this standard. The shade provided by a building may serve to meet this guideline. DS 9-10.4.3.B

All new parking shall be designed so that vehicles are not
visible from the adjoining street level, through incorporation
of pedestrian arcades, occupied space, or display space. DS 9-10.4.3.C.2.b

Revise the Landscape Requirement note on Sheet L-1. The site does not appear to meet the requirements for a landscape border exception. A border is required.
07/29/2014 JOE LINVILLE NPPO REVIEW Passed

Final Status

Task End Date Reviewer's Name Type of Review Description
10/30/2014 CPIERCE1 REJECT SHELF Completed