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Permit Review Detail

Permit Number: DP14-0119
Parcel: 117060620

Address:
238 N 4TH AV

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP14-0119
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
07/03/2014 RBROWN1 ADA REVIEW Passed
07/18/2014 MARTIN BROWN FIRE REVIEW Approved
07/18/2014 DAVID RIVERA ZONING REVIEW Reqs Change FROM: David Rivera
Principal Planner

PROJECT: DP14-0119
238 N. 4th Avenue
Development Package - Food Service Use (Restaurant)

TRANSMITTAL DATE: July 21, 2014

DUE DATE: August 01. 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 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.

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 July 3, 2015.

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

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.

2-06.4.0 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.

01. COMMENT: List the owner's email address as noted by the standard above.

2-06.4.2 - The title block shall include the following information and be provided on each sheet:

2-06.4.2.A - The proposed name of the project or subdivision, or if there is no name, the proposed tenant's name;

02. COMMENT: Label in the title block of all plan sheets the name of the project or tenant's name if there is no project name.

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.

03. COMMENT: List any relevant case numbers that apply to this site or area, such as the UOD, B of A Variance, DDO etc.

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.3 - If the plan/plat has been prepared in conjunction with a rezoning application, add the following note next to the existing zoning note: "Proposed zoning is ____." List the applicable rezoning file number and conditions of approval. Also place the C9-__-__ (if applicable) and the plan/plat file numbers in the lower right corner of each sheet.

04. COMMENT: List the rezoning case number C9-11-05 as a general note and as a reference in the lower right corner of all plan sheets. This case number is for the Urban Overlay District.

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.

05. COMMENT: List the following use specific standards "C-2: 4.9.4.M.1 and 4.9.13.P" under the use note which is has been labeled as note four (4). There are two general notes with the same note number. Revise general note numbers as required.


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.

06. COMMENT: The proposed development is within the Greater Infill Incentive Subdistrict and if using the IID the plan must be designed to comply with the regulations in Section 5.12.6 Design Standards, 5.12.7 IID Plan requirements, 5.12.8 Review and Approval Procedures and submit an IID plan. For more information on the review of the IID plan contact Mark Castro 837-4979 or Russlyn Wells 837-4948.

Any associated IID application number assigned to this project must be listed in the lower right corner of all plan sheets. Also list the case number as a general note, date of approval, and list any conditions of approval.

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.

07. COMMENT: See associated comment 6.

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

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

08. COMMENT: On the cover sheet create or provide a separate UDC zoning data table with the code requirements listed as required and proposed. Items such as vehicle / bicycle parking required parking provided, floor area of each building, bldg. height allowed and proposed, etc. It is acknowledged that some of the data requested is under the general notes section, combine the notes and create the data table ease of reference.

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.

09. COMMENT: If applicable, include the information related to easements that may be on the subject property or if easements are proposed draw and label the location and type of easement.

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.

10. COMMENT: Label the width of the existing sidewalk along 4th avenue.

2-06.4.9.H - Proposed Traffic Circulation

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: The sight visibility triangles along Hoff Avenue must be drawn and labeled. Consult with the PDSD Engineering reviewer for the correct SVT requirements.

2-06.4.9.H.3 - Indicate fire circulation, including accessibility and vehicle maneuverability.

12. COMMENT: Draw and label the two and one-half foot (2.5') overhang for the H.C parking space.

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.

13. COMMENT: Dimension the width of the PAAL within the parking 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.

14. COMMENT: It is clear that the required number of parking spaces cannot be provided on site. There is no information on the plan how or where the remaining parking spaces are to be provided. The project site is within the GIIS and an MDR can be processed if the criteria can be met, otherwise a board of adjustment variance approval to reduce the number of parking spaces to six (6) will be required. If the intent is to process this Development Package site plan under the GIIS development criteria contact Russlyn Wells or Mark Castro for information on the process and application requirements.

2-06.4.9.H.5.b - If any of the required parking is located off-site as permitted by the UDC, a drawing of that parking area is to be provided, together with the city's required parking agreement (include a copy of the lease agreement if applicable) must be provided. Please remember that in these situations, if the off-site parking location is a new parking area, it must comply with all parking area requirements and must be allowed as a principal use by the zoning classification of that property. If the off-site parking area location is an existing parking lot, the parking spaces utilized for the proposed land use must be non-required parking for the existing use for which the parking area was established.

15. COMMENT: As noted in comment 14, it is not clear how or where the total number of parking spaces is to be provided. Address standard 2-06.4.9.H.5.b once there is clear direction as to process or application.

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.

16. COMMENT: It is not very clear on the plan where the actual outdoor dining is located. It is also hard to verify the square footage of the buildings without dimensions. Label the length and width of all the buildings on the property and define clearly the outdoor dining areas. Until this done the required number of vehicle or bicycle parking spaces cannot be verified.

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.

17. COMMENT: Clarify if there is a recorded easement on the property for the existing storm drain culvert or any other easements.

2-06.4.9.M - Grading Plan

2-06.4.9.M.2 - Concurrent Review. For all projects, grading plans may be included in the development package and will be reviewed concurrently.

18. COMMENT: A concurrent review of the grading plan has been done by zoning. Once the DP site plan can be approved by zoning the grading plan can be approved, assuming all necessary changes are made to the both the site and grading plan sheets.

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.

19. COMMENT: Label and dimension the building setbacks for the structures along the 4th avenue right of way. The existing building is non-conforming for the current UDC building setbacks but all new structures must meet the minimum of 20 feet or 1.5 times the height of the building wall adjacent to the 4th Ave. property line, whichever is greater. If the building setbacks cannot be met, approval for the reduced building setback through a Design Development Option process may be requested assuming the proposed setback is not less than one (1) foot from the property line. If the setback is less than one (1) foot to the property line a DDO cannot be processed to reduce the required setback, aA board of adjustment application to reduce the building setback can be requested.

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).

20. COMMENT: It is requested that the following information be added to the cover sheet under the UDC requirements section in a table or as notes. Label the building numbers on sheet two (2) and list them in the table along with the individual square footage and heights including the existing building. Include in the table the square footage of the outside dining areas and label them based on the locations.

The outside dining areas must be clearly defined and labeled i.e. outside dining area 1, 2, 3 etc.

Clarify if the building(s) on the northeast corner of the site are one or multiple structures.

Label each building with the length and width.

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.

21. COMMENT: Per T.S. section 7-01.3.3.A and 4.1.A a sidewalk must be provided to Hoff Avenue. Provide the sidewalk as required to the property line if there is no sidewalk along Hoff.

2-06.4.9.S - Show existing or proposed pedestrian circulation along abutting rights-of-way. Such sidewalks must comply with accessibility requirements for the physically disabled and the design criteria in Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual.

22. COMMENT: If applicable demonstrate compliance as noted by the standard above.

2-06.4.9.T - Show refuse collection areas, including locations of dumpsters, screening location and materials, and vehicle maneuverability, fully dimensioned, and access route. If dumpster service is not proposed, indicate type of service. For specific information on refuse collection, refer to Section 8-01.0.0, Solid Waste and Recycle Disposal, Collection, and Storage, of the Technical Standards Manual. Refuse collection on all projects shall be designed based on that section, even if collection is to be contracted to a private firm.

23. COMMENT: Approval by Environmental Services may be required for the proposed location and angle of the dumpster 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.

24. COMMENT: See the landscape reviewer comments related to landscape buffers and screening.

25. As mentioned above, if the applicant is proposing to use the GIIS contact Russlyn Wells and Mark Castro for the requirements on plan submittal and review and approval process for the GIIS and MDR.

26. Additional zoning comments may be forthcoming based on changes made to the plans or responses to the zoning comments.

If you have any questions about this transmittal, please call David Rivera, (520) 791-5608.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package site plan and any requested documents
07/29/2014 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 may be included with the permit for constructing the building or as a separate permit.
2. The rim elevation of the next upstream sanitary manhole (2384.94') is higher than the first floor elevations (2382.06 through 2383.54'). Provide a backwater valve per Section 715.1, IPC 2012, as amended by the City of Tucson.
3. Reduced pressure backflow prevention assemblies are required to be installed directly after the water meter for buildings that have food service facilities. Reference: Chapter XXVII, Article V, Section 27-72, the Tucson Code, http://cms3.tucsonaz.gov/sites/default/files/water/docs/backflow-ordinance.pdf
4. Tucson Water limits a 5/8" meter to a maximum demand of 15 GPM. Calculate the expected water demand for the proposed buildings and determine the size of the required water meter.
07/29/2014 RONALD BROWN H/C SITE REVIEW Reqs Change SHEET OF 4
1. Need a man gate for exit egress through the fence.
2. As a suggestion only, consider reworking accessible parking as shown on sketch.
a. Move to the west
b. Provide ramp to accessible route
3. Provide an accessible route to the Hoff Av right of way.
END OF REVIEW
07/30/2014 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change 5.12.4. GREATER INFILL INCENTIVE SUBDISTRICT

A. Modification of Development Requirements (MDR)

Landscaping and Screening
a. Except as required by Section 5.12.6.B, Development Transition, a complete or partial exception to Section 7.6, Landscaping and Screening Standards, may be granted when shade is provided for pedestrians and customers, such as along sidewalks , pedestrian circulation paths , and outdoor patios, in accordance with Section 5.12.6 .A.2.
b. The following types of landscaping and improvements may be used to comply with this section:
(1) Existing landscaping;
(2) Shade trees in the right-of-way;
(3) Green walls or green roofs; and/or,
(4) Shade structures, such as awnings.

5.12.6.B

Shade
a. Except as provided below, shade shall be provided for at least 50% of all sidewalks and pedestrian access paths as measured at 2:00 p.m. on June 21 when the sun is 82 degrees above the horizon. Shade may be provided by trees, arcades, canopies, or shade structures. The use of plantings and shade structures in the Cityright-of-way is permitted to meet this standard. The shade provided by a building may serve to meet this standard.
b. Exception
The PDSD Director may approve an IID Plan providing less than 50% shade where compliance is not feasible due to a project site's location and/or building orientation and the applicant has made a reasonable attempt to comply with this standard.

Provide plan specifying that site meets above requirements to verify exception.

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

Additional comments may apply
07/30/2014 ANDREW CONNOR NPPO REVIEW Approved
08/01/2014 ELIZABETH EBERBACH ENGINEERING REVIEW Reqs Change TO: Jeff Hunt P.E., Cyprus
SUBJECT: DP14-0119 Development Package (SP/GP) 1st submittal Engineering Review
ADDRESS: 238 N 4th Av, Ward 6
LOCATION: T14S R13E Section 12
PROPERTY: 117-06-0620, TUCSON LOT 3 BLK 80
FLOODPLAIN: FEMA zone AE, 2277L
REVIEWER: Elizabeth Leibold, P.E.

SUMMARY: Engineering has reviewed Development Package for site plan and grading review including Drainage Report review, and does not recommend approval of the Development Package at this time. The Drainage Report assumes no floodplain impacting site, however, the construction of flood control improvements have yet to be completed, as-built, and processed by FEMA. This process is anticipated to take more than a year from the application date of this development package, given the expected as-built will begin after construction February/March of next year and have time to wait for the preparation of the FEMA LOMR submittal, FEMA review, appeal process, and FEMA determination whether the area is indeed removed from a high risk zone; no grading permits may be issued until effective date of LOMR. Typically, Floodplain Administrator does not allow for grading applications to be submitted before effective date of LOMR; therefore, this project shall show full compliance to current flood data.

MASTER COVER SHEETS/ GENERAL NOTES:
1) Admin Man Sec.2-06.4.7.6.a,B.2.b: Address the following Development Package general note comments:
i) 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.Add Grading Note to cover sheet 1 regarding sequence number for new water line to be provided at as-built Final Revised Grading Plan stage prior to grading final inspection. Otherwise provide sequence number for this easement on sheet 3.
ii) Add the following as a general note: "A floodplain use permit and/or finished floor elevation certificates are required for new and substantially constructed buildings."

BASE LAYER SHEET COMMENTS:
2) Admin Man Sec.2-06.3: Add DP14-0119 case number to Development Package sheets.
3) Address corrections by other reviewers, and assure taped on vellum corrections by registrant is updated in resubmittal.

SITE PLAN SHEET COMMENTS:
4) Admin Man Sec.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) Admin Man Sec.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: recordation data for right-of-way width.
6) Admin Man Sec.2-06.4.8.F: Label type and size of existing stormdrain pipes.
7) Admin Man Sec.2-06.4.9.H.1: Provide additional information for cross slopes of proposed sidewalk along central area.
8) Admin Man Sec.2-06.4.8.I: Current floodplain information, including the location of the 100-year flood limits for all flows of 100 cfs or more with 100-year flood water surface elevations matching current FIRM, shall be indicated.
9) Admin Man Sec.2-06.4.9.O: Label any setbacks between north & south boundaries and buildings from swales.
10) Admin Man Sec.2-06.4.9.T: Show vehicle maneuverability with turning radii delineations on planview for refuse collection area per Tech Man Sec.8-01.5.3.C. Provide Environmental Services documentation for acceptance of solid waste pick-up proposed layout.

DRAINAGE REPORT COMMENTS:
11) Address the following drainage report comments:
a) Tech Man Sec.4-03.3.3.4: Provide velocity discussion in report. Also if needed, provide any erosion protection design taking into account 100-year flow velocity in existing conditions. Spot elevations for proposed onsite drainage systems. Provide section/details for any proposed swales or other drainage improvements.
b) Tech Man Sec.4-04.1.5.2: Provide a maintenance checklist for any drainage improvement in the Drainage Report.
c) Tech Man Sec.4-04.2.3.1.2.D: Remove/relocate proposed new building on east side of project so that the structure in not on top of any easement.
d) Tech Man Sec.4-03.3.5.1.10: For each proposed building, assure minimum FFE for buildings are 1-ft minimum above adjacent BFE's per FIRM 2277L.

LANDSCAPE PLAN COMMENTS:
12) No comments.

GRADING, PAVING, DETAIL SHEET COMMENTS:
13) Tech Man Secs.2-01.4.1.C, 8-01.5.2.G: Address the following grading comments for sheet 3:
a) Provide Basis of Bearings and local Basis of Elevation location labeled and identified on grading plan.
b) Label minimum 2% slope away within trash enclosure pad on planview sheet 3. Assure solid waste pick-up area is elevated so as not to become a flowline for general local flows in the area.
c) Show additional grades for each building pad so to provide elevated pad out of the floodplain.
14) Tech Man Sec.8-01.5.2.D: For Refuse Enclosure detail 1 on sheet 4, add note that gates shall be opaque (no see-through gates allowed).

UTILITIES / EASEMENTS COMMENTS:
15) Admin Man Sec.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. Assure complete information is provided for easements on the site.

STORMWATER POLLUTION PREVENTION PLAN COMMENTS:
16) Not applicable.

SOILS/GEOTECHNICAL REPORT COMMENTS:
17) No comments at this time.

Due lack of conformance to current FIRM data, additional comments may be forthcoming. Do not resubmit without updating drainage report to show compliance with current FIRM. Please provide a revised Development Package plan sheets, revised Drainage Report, and comprehensive response letter that address the comments provided above. It is recommended that a meeting is held prior to resubmittal.

If you have questions, call me at 837-4934.

Elizabeth Leibold, P.E., CPM, CFM
Civil Engineer
Engineering Division
Planning & Development Services Department

Final Status

Task End Date Reviewer's Name Type of Review Description
03/10/2016 AROMERO4 OUT TO CUSTOMER Completed