Permit Review Detail
Review Status: Completed
Review Details: RESUB - SITE and/or GRADING
Permit Number - DP14-0216
Review Name: RESUB - SITE and/or GRADING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/15/2015 | MICHAEL ST. PAUL | ZONING | REVIEW | Reqs Change | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Michael St Paul Planning Technician PROJECT: DP14-0216 (2nd review) 1801 North Oracle Road Commercial Storage and Multi-Family Residential TRANSMITTAL DATE: April 28, 2015 DUE DATE: May 7, 2015 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. 2-06.3.4 - A title block shall be provided in the lower right quadrant of each sheet. 2-06.3.6 - Provide a blank three-inch by five-inch block in the lower right corner of the plan adjacent to the title block on the first sheet of the development package for use by Pima County Addressing. 1) COMMENT: Provide the block for addressing. See 2-06.3.6 for the size and location of the addressing block. 2-06.3.7 - A small, project-location map shall be provided in the upper right corner of the cover sheet. 2) COMMENT: See comments for project location map. PROVIDED 2-06.3.8 - The north arrow, contour interval, and scale as applicable to each sheet should be placed together in the upper right corner of each sheet. 2-06.3.10 - A legend that shows and describes all symbols used on the drawing is to be provided, preferably on the first sheet. 3) COMMENT: Provide a legend as described above (2-06.3.10) on the first sheet. PROVIDED 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. 4) COMMENT: Provide the address and email address for all of the above on the cover sheet. Provide the email address for the owner. 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 in the title block. PROVIDED 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. 6) COMMENT: The project number (DP14-0216) and the address shall be adjacent to the title block. PROVIDED 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. 7) COMMENT: Provide the project location map, as described above (2-06.4.4) in the upper-right corner of the cover sheet. PROVIDED 2-06.4.4.C - Section, township, and range; section corners; north arrow; and the scale will be labeled. 8) COMMENT: Provide the section corners and scale on, and with, the location map. PROVIDED 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.1 - List as a general note: "Existing zoning is ____." 9) COMMENT: Provide the note as quoted above on the cover sheet with C-2 as the zone. PROVIDED 2-06.4.7.A.2 - List the gross area of the site by square footage and acreage. 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. 10) COMMENT: The existing use is vacant. The proposed uses are commercial storage and multifamily residential (UDC Section 4.7.21, Table 4.8-4). The commercial storage has Use Specific Standard 4.9.10.A. Provide this information on the cover sheet. There is nothing on the plans to demonstrate compliance with an event center for special events. Remove this reference for the plans. More than one single family is multifamily. PROVIDED (single-family use upstairs) 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. 11) COMMENT: Provide the Technical Standards Modification Request (DS14-32) information on the plan. PROVIDED 2-06.4.7.A.8 - For development package documents provide: 2-06.4.7.A.8.a - Floor area for each building; 12) COMMENT: Provide the floor area for each building. PROVIDED 2-06.4.7.A.8.d - When the proposed site is part of a larger site, the calculations encompass the entire site, whether existing or proposed. If the project is being phased, calculations must show that, at each phase, requirements are being met. 13) COMMENT: In this instance there are two principle uses on the site. Provide the calculations for each use, coverage, vehicle use and parking, and bicycle parking, on the site plan. Provided the calculations for the multifamily uses; the two units. How many bedrooms are in each unit? Parking calculations are based upon the number of bedrooms in each unit. PROVIDED (single-family use on comment #10) 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.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/are provided. 14) COMMENT: Provide all the above easement information on the site plan. See the survey plan. PROVIDED 2-06.4.8.C - The following information regarding existing private or public right-of-way adjacent to or within the site shall be provided: the name, right-of-way width, recordation data, type and dimensioned width of paving, curbs, curb cuts, and sidewalks. 15) COMMENT: The future right-of-way is incorrect on sheet 2 of 13 (AC1) on the site plan. The future right-of-way is somewhat incorrect on the paving plan. The section line is also identified as the center line of Oracle Road on the paving and grading plan sheet 4 of 13 (C1). This is incorrect. See the street paving plans provided. CORRECTED 2-06.4.8.D - The following information regarding existing utilities shall be provided: the location and size of water wells, water pumping plants, water reservoirs, water lines, fire hydrants, sanitary and storm sewers, including the pipe diameter and the invert and rim elevations of all manholes and cleanouts; the Pima County Wastewater Management Department (PCWMD) reference number; locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights. If water mains and sewers are not located on or adjacent to the tract, indicate the direction, distance to, and sizes of those nearest the property. Identifying the locations of all utilities and service equipment immediately adjacent to the project is especially important in situations where pedestrian and vehicular access and circulation or landscaping can be in conflict. By knowing the location of the existing utilities, design of the project can take those elements into consideration and can help avoid expensive and time-consuming relocation of utilities, major redesign, or requests to vary regulations after commencement of construction. 16) COMMENT: Provide all the relevant utility information, as described above, on the site plan. PROVIDED 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. 17) COMMENT: Provide the zoning of the adjacent properties on the site plan. PROVIDED 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. 18) COMMENT: Revise the sight-visibility triangles (SVTs) on the MS&R to match the correct F/ROW information on Oracle Road. Provide the SVTs for Lester driveway. PROVIDED 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. 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. 19) COMMENT: Dimension the PAAL and the driveways on the site plan. See comments concerning the gates from the engineering section and the Transportation Department. PROVIDED 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. 20) COMMENT: Provide the parking calculations for both the commercial storage and the multifamily residential uses. Use UDC Table 7.4.4-1 for the parking calculations for each use. Use the 2012 International Building Code; TABLE 1106.1 for the accessible parking requirements and calculations. Revise the parking calculations on the site plan. PARKING CALCULATIONS ARE CORRECT 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. 21) COMMENT: Show the "vehicle maneuverability fully dimensioned, and access route" on the site plan. There appears to be no real access for the Type A loading space. OKAY 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. 22) COMMENT: There are two uses for the bicycle parking as well. There are two (2) long-term and two (2) short-term bicycle parking spaces for the multifamily residential use (UDC Table 7.4.8-1). There are two (2) long-term and zero (0) short-term bicycle parking spaces required for the commercial storage use (UDC Table 7.4.8-1). Also see the bicycle parking design criteria (UDC Section 7.4.9 et al). PROVIDED 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. 23) COMMENT: Provide all proposed easements, as described above (2-06.4.9.L), on the site plan. PROVIDED 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. 24) COMMENT: Provide the SVTs for Lester Street and correct the ones for the MS&R along Oracle Road. PROVIDED 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. 25) COMMENT: "Within all development, a continuous pedestrian circulation path is required" (TSM 7-01.3.3). "The areas within the development which must be connected include, but are not limited to, all buildings, all bicycle and vehicle parking areas, all recreation areas, all dumpster areas and all other common use areas" (TSM 7-01.3.3.B). Provide full pedestrian circulation on the site. PROVIDED 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. 26) COMMENT: There are some inconsistencies between the plan for the ROW and the sidewalk areas along the ROWs. CORRECTED 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. 27) COMMENT: See comments by the engineering section. OKAY 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. 28) COMMENT: All signage must have separate permits. The main sign on the plan is in the future right-of-way. OKAY 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. 29) COMMENT: See comments by the landscaping section. OKAY If you have any questions about this transmittal, please call Michael St. Paul, (520) 837-4959. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package site plan and any requested documents. This plan can be approved over-the-counter. Arrange an appointment with me when you are ready. There are only two corrections required: The proposed use must be more specific than "residential" for the single-family residence (SFR) on the second floor (comment #10). Addressing shall still require an addressing block (comment 1). |
| 05/18/2015 | ANDREW CONNOR | LANDSCAPE | REVIEW | Reqs Change | ADMINISTRATIVE MANUAL SECTION 2-10.0.0: LANDSCAPE PLAN REQUIREMENTS Identification and Descriptive Data All improvements and site information, such as adjacent rights-of-way and property lines, shown on the landscape plan will be identical in size and location to those shown on the base plan (site plan or tentative plat). Should amendments be required to the base plan through the review process, the same amendments will be made to the landscape plan which will then be resubmitted along with the base plan. Ensure that all Zoning and Engineering comments and concerns are addressed. Additional comments may apply |
| 05/18/2015 | ROBERT SHERRY | PLUMBING-COMMERCIAL | REVIEW | Completed | |
| 05/19/2015 | RONALD BROWN | HC SITE | REVIEW | Reqs Change | SHEET AC1 1. At the metal staircase, provide for reduced vertical clearances as required by Figure and Section 307.4. SHEET AC2 2. At all details, delete the ADA references and reference the 2009 ICC A117.1. 3. Detail 4/AC2: a. Please provide grade finishes at the top and bottom landings and provide ramp run dimension. b. A note refers to the wall mounted hand rails as optional. As per the 2009 ICC A117.1, Section 505.2, it is not optional. Please revove that note requirement. c. The height of both ramp handrails are to be the same and as per the 2009 ICC A117.1, Section 405.8 and 505. d. Wrap the extended handrail around the corner at 90 degrees. 4. At detail 1/AC2: a. Please provide grade finishes at the top and bottom landings and provide ramp run dimension. b. Handrails are not required on ramps with a 6" or less rise. END OF REVIEW |
| 05/21/2015 | ELIZABETH LEIBOLD | ENGINEERING | REVIEW | Approved | All remaining Engineering review comments were addressed. |