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Permit Review Detail

Permit Number: DP14-0210
Parcel: 141185910

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP14-0210
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/19/2014 RBROWN1 ADA REVIEW Passed
11/20/2014 STEVE SHIELDS ZONING REVIEW Reqs Change 2101 CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: Old Vail Plaza
Development Package (1st Review)
DP14-0210

TRANSMITTAL DATE: November 25, 2014

DUE DATE: December 03, 2014

COMMENTS: Please resubmit revised drawings along a detailed 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 November 17, 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

2-06.1.0 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

2-06.4.1 - 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.

1. COMMENT: As it appears that the majority of these plans were not produced by Dowl provide the name, mailing and email addresses, and phone number of organization(s) that prepared the development package documents, i.e. AGS & Jocobs on the cover sheet.

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;

2. COMMENT: Provide the project name within the title block on all sheets including sheets 1 &2 .

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;

3. COMMENT: Provide a brief legal description with in the title block on all sheets including sheets 2 -24.

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. COMMENT: Provide the street address adjacent to the title block on all sheets.

5. COMMENT: Provide the development package case number, DP14-0210, 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

6. COMMENT:

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. COMMENT: Provide a general note stating "EXISTING USE VACANT, PROPOSED USE FOOD SERVICE: EXCLUDING SOUP KITCHENS, SUBJECT TO USE SPECIFIC STANDARDS 4.9.4.M.1 & 5 and 4.9.13.O.

2-06.4.7.A.7 - If the property is part of a subdivision plat that is being reviewed or has been recorded, provide the case number in the lower right corner of each sheet. As a general note, indicate whether the project is part of a Flexible Lot Development (FLD), condominium, or another similar type project.

8. COMMENT: Provide the subdivision case number, S07-156, adjacent to the title block on all sheets

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

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

9. COMMENT: Provide the floor area for the building only

2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage;

10. COMMENT: Provide a floor area ratio (FAR) calculation for this building only on the plan, see UDC Section 6.4.6.

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.

11. COMMENT: Clarify what the center line with perimeter information, bearings and distance, shown on the plan is for. This boundary does not match the final plat in size shape or location. Show the correct property boundary per final plan S07-157 or if the property boundary shown is proposed a revised tentative and final plat will be required.

12. COMMENT: Clearly show the over-all site street property line along Houghton Road.

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.

13. COMMENT: Show all easements within 50 feet of this site on the plan along with the recordation information.

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.

14. COMMENT: Provide the above information for Houghton Road on the plan.

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.

15. COMMENT: Show all zoning classifications on and adjacent to the project (including across any adjacent right-of-way) on the drawing with zoning boundaries clearly defined.

2-06.4.9.G - If the project is to be phased, provide calculations, setbacks, etc., to indicate that each phase complies with all requirements as a separate entity. Show phase lines on the drawing. Show and label any temporary improvements that may be needed to make the site function for each phase as one entity. If such temporary improvements are off the site of the phase under consideration, a temporary easement or other legal documentation to assure legal use of the property is required. Note recording information.

16. COMMENT: Until the proposed phasing plan has been submitted and approved this development package cannot be approved.

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.

17. COMMENT: Provide the above information for Houghton Road on the plan.

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.

18. COMMENT: Per UDC Section 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 demonstrate on the plan how vehicles will be prevented from access unimproved portions of this site.

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: Until the square footage for this building is provided, see comment 9, the required number of vehicle parking spaces cannot be verified. Zoning acknowledges that it appears that the provided number should more than exceed the required number. Provide the ratio used for this vehicle parking calculation. It appears that UDC requirements are proposed of the number of loading spaces, see comment 22. If this is the case than the vehicle parking space calculation will need to be revised also.

20. COMMENT: Provide a typical parking space detail for both standard parking spaces and those for the physically disabled on the plan.

21. COMMENT: Northwest of the northwest corner of the building there are two (2) vehicle parking spaces that are allowed to overhang the proposed sidewalk, show the 2'-6" overhang on the plan. It appears that a parking vehicle with encroach into the 4'-0" sidewalk in this area.

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.

22. COMMENT: Based on the "GENERAL NOTES" table on sheet 2, Lot 8 requires one (1) 12 x 35 loading space. It appears that you are proposing to use the current UDC loading space requirements. If this is the case "GENERAL NOTES" table on sheet 2 will need to revised to reflect all UDC requirements or you will need to provide the required 12 x 35 loading space.

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.

23. COMMENT: It appears that UDC requirements are proposed of the number of loading spaces, see comment 22. If this is the case than the bicycle parking space calculation and details will need to be revised also.

24. COMMENT: Provide a short-term bicycle parking space detail that meets the requirements of UDC Sections 7.4.9.B & .C.

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.

25. COMMENT: Until the street property line is clearly shown, see comment 12, and the height of the proposed building, see comment 27, the required street perimeter yard cannot be verified.

26. COMMENT: Provide a street perimeter yard setback dimension from the east end of the building to the street property line along Houghton Road.

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).

27. COMMENT: Provide the square footage and height of the proposed building within the footprint on the plan.

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.

28. COMMENT: Provide a sidewalk width dimension from the northwest corner of the proposed building to the top of the ramp shown on the plan. It appears that the building pop-out may encroach into the minimum 4'-0" sidewalk width, see TSM Section 7-01.4.3.A.

29. COMMENT: There is a 5'-0" sidewalk shown northwest of the northwest corner of the proposed building that vehicles are allowed to overhang. Demonstrate on the plan how the minimum 4'-0" sidewalk width will be maintained, see TSM Section 7-01.4.3.A.

30. COMMENT: Per TSM Section 7-01.4.1.A At least one sidewalk is required to a project from each street on which the project has frontage, unless there is no vehicular access from a street because of a physical barrier, such as a drainage way or an unbroken security barrier (e.g., a wall or fence). The sidewalk should be located to minimize any conflict with vehicular access to the project; That said show the required sidewalk to Houghton Road and Old Vail Road.

31. COMMENT: The striped area shown at the west end of the vehicle parking area located along the north side of the building is required to be a sidewalk physically separate from the vehicle use area, see TSM Section 7-01.4.2

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
.
11/24/2014 RONALD BROWN H/C SITE REVIEW Reqs Change SHEET1
1. At note 11, change the 2006 IBC to 2012 IBC.
2. At note 12 Change the 2006 IBC to 2012 IBC and delete all accessible code references to COT DTL 207. Use 2009 ICC A117.1.
SHEET C-01
3. Parking and Traffic Control Note:
a. At note 1 delete all ADA reference and insert 2012 IBC, Chapter 11 and 2009 ICC A117.1.
b. At note 2, delete per ADA 4.1.2.5B and insert 2012 IBC, Section 1106 and the 2009 ICC A117.1, Chapter 5.
SHEET C-02
4. Provide an accessible route from the store to the Houghton Road right of way. Maybe use the curb ramp (Note 15) on the east side of the building that leads to the middle of the PAAL.
5. Add note 23 all around the accessible route.
6. Provide a large scale detail of the accessible parking layout showing all accessible requirements such as dimensions, grade slopes, ramps, markings, signage, access to the accessible route and the accessible route and a van accessible parking space.
END OF REVIEW
11/25/2014 KEN BROUILLETTE FIRE REVIEW Denied Please clearly locate exisiting and/or proposed fire hydrants.
Refer to section 507 of the 2012 International Fire Code for spacing requirements.
12/02/2014 ZELIN CANCHOLA COT NON-DSD TRAFFIC Reqs Change TDOT Engineering has reviewed the plans and provides the following comments:

1. Please show the Houghton right-of-way, drainage and slope easement lines for the above development revision.
2. Please indicate how the driveway on the side south of the property line will terminate without the rest of the development in place (Old Vail side).
3. As a reminder, there is still a moratorium on the asphalt on Houghton and Old Vail Road from our intersection build-out.
12/03/2014 LOREN MAKUS ENGINEERING REVIEW Reqs Change 1. The grading and development of this site depends on the design and completion of sufficient center improvements and access routes. Approval of this plan will require enough information about the center improvement designs to confirm the improvements will function together. Additional comments may be forthcoming once the overall site development package is submitted for approval.
2. Provide an enclosure for a recycling container in addition to the proposed solid waste container. Ensure the enclosures meet the requirements of Technical Standard 8-01.9.
3. Clearly state the sign will have a separate review and permit.
4. Clearly show where the 17-foot curb opening along the east side of the project begins and ends.. Show the erosion protection in the adjacent drainage way.
5. It isn't clear from this DP how much of the adjacent shopping center will be completed along with this project. Show how motor vehicles will be prevented from driving onto undeveloped portions of the site.
6. Show how the outside edge of pavement and landscape areas will be constructed at the boundaries of this parcel.
7. Provide a clear description how the sediment wattle proposed for the banks of the drainage way will be anchored against expected flow rates in the channel. Make sure the detail for wattle installation is consistent with the plan view. For example the instructions on the detail indicate the wattles are to be placed along contours but the plan view shows wattles crossing contour lines. (Wattles are not generally acceptable within the flow line of a channel.)
8. Move the truck washout area to be consistent with the ADWR general permit AAC R18-9-B301.L. Include the operational requirements from the general permit in the SWPPP.
9. Show how the solid waste service vehicles will access and exit the solid waste enclosure until the center infrastructure is completed.
12/04/2014 JOE LINVILLE NPPO REVIEW Reqs Change See comment under Landscape.
12/04/2014 JOE LINVILLE LANDSCAPE REVIEW Reqs Change 1) Within the 30' scenic route buffer area, indigenous plant material is to remain. If any disturbance occurs during construction or prior to permit application, the buffer
area is to be revegetated with native plants indigenous to the site and the area
reconstructed to look as natural as possible. UDC 5.3.4
See the approved plans for S07-156 and the applicable standards.

2) The approved plans for S07-156 incorporate a Native Plant Preservation Plan and include native plant preservation on the Landscape Plans. Update and revise the Native Plant Preservation plans as necessary. Revise the Landscape Plans to incorporate the preservation and mitigation requirements. UDC 7.7.4.A

3) Revise the landscape and native plant preservation plans to show the phases represented on the development plan and to indicate that each phase complies with all requirements as a separate entity. Plans for Lot 8 and the remainder of the site may require revision. AM 2-06.4.9.H

4) Include the name, address, and phone number of the individual who prepared the landscape plan. Landscape plans are required to be sealed by a qualified registrant. AM 2-10.4.1.C ARS 32-125

5) The following information regarding existing private or public right-of-way adjacent to or within the site shall be provided on the development plan: the name, right-of-way width, recordation data, type and dimensioned width of paving, curbs, curb cuts, and sidewalks. AM 2-06.4.8.C
12/08/2014 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change An area drain connected to the sanitary drain system is shown within the trash enclosure:
a. Show how rainwater will be prevented from entering the sanitary waste system. Reference: Section 1101.3, IPC 2012.
b. Show how the introduction of deleterious materials will be prevented from entering the sanitary waste system. Reference: Section 302.1, IPC 2012.
12/09/2014 PATRICIA GEHLEN ZONING-DECISION LETTER WRITE DECISION LETTER Reqs Change This review has been completed and resubmittal is required. Please resubmit the following items:

1) Three rolled sets of the plans,
2) A disk containing all items submitted
3) All items requested by review staff
4) All items needed to approved these plans

Final Status

Task End Date Reviewer's Name Type of Review Description
01/08/2015 CPIERCE1 OUT TO CUSTOMER Completed