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Permit Review Detail

Permit Number: DP14-0249
Parcel: 12312085A

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP14-0249
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/06/2015 MARTIN BROWN FIRE REVIEW Approved
01/07/2015 RBROWN1 ADA REVIEW Passed
01/12/2015 RONALD BROWN H/C SITE REVIEW Approved
01/23/2015 MICHAEL ST. PAUL ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Michael St Paul
Planning Technician

PROJECT: DP14-0249
2202 North Fremont Avenue
Religious Use: Religions or Educational Addition (NR-1 Zone)

TRANSMITTAL DATE: January 23, 2015

DUE DATE: January 30, 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;

1) COMMENT: This site is located in the Jefferson Park Neighborhood Preservation Overlay Zone (NR-1: C9-11-01) Effectuated July 21, 2011. Contact Frank Dillon at 837-6957 or frank.dillon@tucsonaz.gov for further information concerning the Jefferson Park NR-1 review and requirements. Jefferson Park approval shall be required prior to any re-submittal of these plans for this project.

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) COMMENT: Provide the development package plans on 24" by 36" sheet as described above with the correct margins (AM 2-06.3.1).

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.

3) COMMENT: Provide the title block in the lower-right corner of each sheet.

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

4) COMMENT: Provide the development package approval in the lower-right corner of each sheet of the development package.

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.

5) COMMENT: Provide the addressing block as described above (2-06.3.6) in the lower-right corner near the title block.

2-06.3.7 - A small, project-location map shall be provided in the upper right corner of the cover sheet.

6) COMMENT: See comment numbers

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.

7) COMMENT: Place the "north arrow, contour interval, and scale as applicable to each sheet should be placed together in the upper right corner of each sheet" as described above (2-06.3.8).

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.

8) COMMENT: Provide a legend as described above (2-06.3.10) on the first sheet.

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.

9) COMMENT: Provide all of the information listed above (2-06.4.1) on the coversheet. Be certain to provide the email address for all consultants and the owners.

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

10) COMMENT: Provide a title block in the lower-right corner of each sheet with the following information:

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

2-06.4.2.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;

11) COMMENT: Provide a brief legal description in the title block.

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.

12) COMMENT: Provide the Jefferson Park Neighborhood Preservation rezoning case number (C9-11-01) in the lower-right corner near the title block on each sheet.

2-06.4.4 - The project-location map to be located on the first sheet of the development package in the upper right corner, shall cover approximately one square mile, be drawn at a minimum scale of three inch equals one mile, and provide the following information.

2-06.4.4.A - Show the subject property approximately centered within the one square mile area;

13) COMMENT: Show the subject property approximately centered.

2-06.4.4.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and,

14) COMMENT: Delineate and identify both the major streets and the washes within the square mile of the site.

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

14) COMMENT: Clarify the use. Are the classrooms an expansion of the religious use or are they an additional educational use? An educational use has Specific Use Standards (UDC Table 4.8-2) UDC Sections 4.9.3.D.1 - .7.

2-06.4.7.A.1 - List as a general note: "Existing zoning is ____."

15) COMMENT: The correct zoning is NR-1.

2-06.4.7.A.2 - List the gross area of the site by square footage and acreage.

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.

16) COMMENT: The existing use is "Religious Use" (UDS Section 11.3.3.I). Is the expansion a "Educational Use" (UDC Section 11.3.3.E) or an expansion or extension of the Religious Use?

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.

17) COMMENT: This site is located in the Jefferson Park Neighborhood Preservation Zone (UDC Section 5.10).

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.

18) COMMENT: Jefferson Park Neighborhood Perseveration case number C9-11-01 shall be placed on each sheet.

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

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

19) COMMENT: Provide the floor area of each building, including the shed.

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

20) COMMENT: The lot area calculation is incomplete. Revise the calculation to include the footprint of all enclosed structures and all vehicle use areas. The site exceeds the maximum lot coverage for a Religious Use in the R-1 zone, which is 60%. The site has a 79.46% lot coverage without including the shed. The Jefferson Park Neighborhood Perseveration zone may have greater restrictions for lot coverage, the square footage of the second story and building heights.

2-06.4.7.A.8.c - Percentage of building, lot area, or vehicular use area expansion. If the building(s) or lot area have been previously expanded, those calculations shall be included; and,

21) COMMENT: Provide the building expansion calculation on the plans.

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.

22) COMMENT: Provide all of the site boundary information, as described above (2-06.4.8.A) on the site plan for this development package.

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.

23) COMMENT: Provide all easements, as described above (2-06.4.8.B) on the site plan for this development package.

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.

24) COMMENT: Provide all the public right-of-way information, as described above (2-06.4.8.C) on the site plan for this development package.

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.

25) COMMENT: Provide all the utility information, as described above (2-06.4.8.D) on the site plan for this development package.

2-06.4.8.G - Other significant conditions on the site, such as major rock outcrops, structures, fences, walls, etc., shall be shown. These elements should be indicated in a different line weight than the proposed improvements and labeled "to be removed" or "to be retained."

26) COMMENT: Be certain to have all the pertinent information for this site on the site plan, as described above (2-06.4.8.G) for this development package.

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.

27) COMMENT: Provide the zoning classifications for all properties adjacent, and across the streets and alleys, as described above (2-06.4.9.F) on the site plan for this development package.

2-06.4.9.H - Proposed Traffic Circulation

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).

28) COMMENT: See comments by the engineering section for driveway access improvements.

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.

29) COMMENT: See comments by the engineering section for information concerning the sight-visibility triangles (SVTs).

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.

30) COMMENT: The expansion of the floor area (existing 5,906 square feet / 2,733 square feet = 46.27%) exceeds twenty-five percent (25%), hence "the requirements of this section apply to the entire site" (UDC Section 7.4.3.E.2). These requirements are applicable to both the existing use and site along with the expansion (TS Section 7-01.2.0.A and .B.1. &.2).

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.

31) COMMENT: The vehicle use parking calculations provided are not for religious use. Religious Use requires "1 space per 100 sq. ft. GFA in all combined public assembly areas or areas where religious services are held, which ever is applicable" (UDC Table 7.4.4-1).

A) Revise the parking calculations for the correct use. If the expansion is for a different use, or is an expansion of the religious use areas, provide the correct calculations on the plans. If there is no change in the religious use areas, provide the correct calculations on the plan.

B) Provide dimension parking details, as described above (2-06.4.9.H.5.a). Revise angled the parking to the 30 degree standard (UDC Section 7.4.6.D.1; Figure 7.4.6-A and Table 7.4.6-1: Motor Vehicle Use Area Dimensions).

C) The PAAL along the north side of the building does not appear to meet the basic requirements. Revise and fully dimension the plans (UDC Section 7.4.6.D.1; Figure 7.4.6-A and Table 7.4.6-1: Motor Vehicle Use Area Dimensions).

D) The minimum width required for any parking space adjacent to a vertical barrier over six inches in height is ten (10) feet (UDC Section 7.4.6.D.2.b). The parking space adjacent to the shed must be at least ten (10) feet wide. Provide the dimensions on the site plan.

E) A back-up spur shall be required adjacent to the north property line near the shed (UDC Section 7.4.6.F.4 and Figure 7.4.6-B).

F) Barriers, such as wheel stops may not encroach into the pedestrian sidewalk areas (UDC Section 7.4.6.H.1).

G) Dimension the wheel Stops on the site plan. The minimum distance for the wheel stop is two (2) feet, six (6) inches (UDC Section 7.4.6.H.1, .3; Figure 7.4.6-C).

H) Provide ALL the parking area as described above (2-06.4.H.5.a) on the site plan for this development package.


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.

32) COMMENT: Short-term bicycle parking must be provided within fifty (50) feet of each public entrance to a building as measured along the most direct pedestrian access route (UDC Section 7.4.9.C.2.a and Figure 7.4.9-A). Short-term bicycle parking: "An access aisle at least five feet wide must be provided between two rows of bicycle parking. The aisle width is measured between the lengthwise dimensions (i.e., six feet) of the bicycle parking spaces between the two rows ((UDC Section 4-7.4.9.B.2.h). Provide fully dimensioned plan views of the bicycle parking. See the "General Criteria" for "Parking and Maneuvering" (UDC Section 7.4.9.B). Provide lighting (UDC Section 7.4.9.B.1.e).
Long-term bicycle parking: Provide all the required information for long-term bicycle parking (UDC Section 7.4.9.D). Provide dimension plans and details. The zoning note is insufficient.

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.

33) COMMENT: Delineate, dimension and identify any proposed easements, as described above (2-06.4.9.L) on the site plan for this development package.

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.

34) COMMENT: Depict, indentify and dimension the required setbacks, as described above, on the site plan for this development package. Also dimension all structures to the property lines.

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).

35) COMMENT: Provide the square footage and heights of the building, as described above (2-06.4.9.Q) on the site plan for this development package.

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.

36) COMMENT: Continuous pedestrian circulation paths are required with all development (TS 7.01.3.3).

A) The pedestrian path must be connected to all public access areas of the development and to any adjacent streets (TS 7-01.3.3.A).

B) "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" (TS 7-01.3.3.B).

C) "Within this pedestrian circulation path, an accessible route is also required in compliance with the city's adopted building codes" (TS 7-01.3.2). "Pedestrian circulation paths designed for barrier-free accessibility for the physically disabled and located within any development are regulated by the adopted building codes" (TS 7-01.3.3.C).


7-01.4.0 LOCATION AND DESIGN STANDARDS
4.1 Location Standards
Sidewalks must meet the following locational requirements:
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 drainageway 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;
B. A sidewalk is required adjacent and parallel to any access lane or PAAL on the side where buildings are located (See Figure 1);
C. A sidewalk is required adjacent to any parking space accessed by a PAAL where the space is located on the same side of the PAAL as any building and no other parking spaces or PAALs intervene (See Figure 2);
D. Sidewalks must connect all areas of the development and must also connect to the pedestrian circulation path located along any adjacent street;
E. Sidewalks shall be flood free for all storm discharges of up to and including a ten-year frequency flood event. Drainage flowing across all pedestrian circulation paths shall be conveyed under the path for up and including the ten-year frequency flood events, except at street intersections, pedestrian crossings, and PAAL pedestrian crossings;
F. Sidewalks or pedestrian refuge areas cannot be located between any motor vehicle parking space and the PAAL providing access to that space;
G. Sidewalks or crosswalks cannot cross any type of stacking areas for drive-through lanes; and,
H. In Land Use Classes where the public does not have access to certain portions of the site, a four- foot wide pedestrian refuge area must be maintained between any enclosed structure and a PAAL (See Figure 6).

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.

37) COMMENT: Provide the pedestrian circulation as described above (2-06.4.9.S) on the site plan for this development package.

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.

38) COMMENT: See comments by the engineering review section.

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.

39) COMMENT: All signs shall require additional and separate permits.

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.

40) COMMENT: See comments by the landscape review section.

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.

Provide a copy of the last approved site plan.

This site is located in the Jefferson Park Neighborhood Preservation Overlay Zone (NR-1: C9-11-01) Effectuated July 21, 2011. Contact Frank Dillon at 837-6957 or frank.dillon@tucsonaz.gov for further information concerning the Jefferson Park NR-1 review and requirements. Jefferson Park approval shall be required prior to any re-submittal of these plans for this project.

The site exceeds lots coverage as it exists. Any additions shall require an approved Board of Adjustment variance (UDC Article 9). Contact Mark Castro for information concerning the variance process (837-4979 or Mark.Castro@tucsonaz.gov ).

If this expansion is not pursued do the following for the existing nonconforming status:

Submit a nonconforming zoning status request letter for the configuration and use of this site in this zone (NR-1). Be certain to include information concerning the addition of the second floor and expansion of square footage. Go to the PDSD web site under "All Application Forms & Submittal Requirements" for the letter instructions: http://pdsd.tucsonaz.gov/files/pdsd/forms/ZANonconforming2013_UDC.pdf

What is the official use for the addition? Is this an expansion of the existing religious use, or is this an additional use? A second use must have parking and parking calculations for that use.

Provide approval for the Jefferson Park Neighborhood Preservation Overlay Zone. (See comment # 1.) DO NOT RESUBMIT THESE PLANS UNTIL THE NEIGHBORHOOD PRESERVATION HAS APPROVED THIS PROJECT.
01/27/2015 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change ADMINISTRATIVE MANUAL SECTION 2-10.0.0: LANDSCAPE PLAN REQUIREMENTS

A detailed landscape plan is required. In accordance with Section 2-11.0.0, 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.

The landscape plan will contain the following identification in the lower right corner of each sheet:

Rezoning case;

Subdivision case;

Board of Adjustment case;

Design Development Option case;

Development Review Board (DRB) case; and/or,
Any other relevant case number for reviews or modifications that affect the site.

UNIFIED DEVELOPMENT CODE

ARTICLE 7: DEVELOPMENT STANDARDS

7.6.2. APPLICABILITY

Buildings 10,000 Square Feet or Less
On sites where the gross floor area of the existing building(s) is 10,000 square feet or less, expansions in square footage of land area, floor area, lot coverage, or vehicular use area as follows.

a. If the expansion is less than 50%, the standards of this section apply only to the proposed expansion. Existing development on the site is subject to the zoning standards in effect at the time the existing development received zoning approval.

b. If the expansion is 50% or greater or if expansions as of February 15, 1991, cumulatively result in a 50% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the entire site.


Provide previous approved site and landscape plans for reference. If no plans exist then this submittal will become the document of record. Provide the following information if necessary:

Location, size, and name of existing vegetation to remain in place

Both the proper and common name of each type of plant material

Ensure that all zoning and engineering comments and concerns are addressed

Additional comments may apply
01/27/2015 JASON GREEN ENGINEERING REVIEW Reqs Change DATE: January 27, 2015
DUE DATE: January 30, 2015
SUBJECT: New Life Pentecostal Church Development Plan Package- Engineering Review
TO: Troy Williams
LOCATION: 2202 N Fremont Ave
REVIEWERS: Jason Green, CFM
ACTIVITY: DP14-0249

SUMMARY: Engineering Division of Planning & Development Services Department has received and reviewed the proposed Development Plan Package. Engineering Division does not recommend approval of the Development Plan Package at this time. This review falls under the Unified Development Code (UDC), Administration Manual (AM) and Technical Standards Manual (TSM). Refer to the following link for further clarification:
http://www.amlegal.com/nxt/gateway.dll/Arizona/tucson_az_udc/administrativemanual?f=templates$fn=default.htm$3.0$vid=amlegal:tucson_udc_az

The following items need to be addressed:

SITE PLAN:

1) AM Sec.2-06.3.1: Revise the development plan package to provide each sheet measured at 24" by 36" and to include a minimum one inch margin on the left side and one-half inch margin on all other sides. A larger sheet format may be used with the approval of the Planning & Development Services Department.

2) AM Sec.2-06.3.4: Revise the development plan package to provide a title block in the lower-right quadrant of each sheet.

3) AM Sec.2-06.3.5: Revise the development plan package to provide the development package approval stamp in the lower-right corner of each sheet of the development package.

4) AM Sec.2-06.3.6: Revise the development plan package to 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 plan package for use by Pima County Addressing.

5) AM Sec.2-06.3.8: Revise the development plan package to place the north arrow, contour interval, and scale as applicable to each sheet placed together in the upper right corner of each sheet.

6) AM Sec.2-06.4.1: Revise the development plan package to provide all of the information listed in the referenced standard on the coversheet. Specifically provide the email addresses for the consultants and the owners.

7) AM Sec.2-06.4.2.A: Revise the development plan package and Title Block to provide the proposed name of the project or subdivision, or if there is no name, the proposed tenant's name.

8) AM Sec.2-06.4.2.B: Revise the development plan package and Title Block to provide a brief legal description and a statement as to whether the project is a resubdivision are to be provided. On resubdivision, provide the recording information of the existing subdivision plat.

9) AM Sec.2-06.4.3: Revise the development plan package to provide the administrative street address adjacent to the title block on each sheet.

10) AM Sec.2-06.4.3: The relevant Development Plan Package case number (DP14-0249) may be added to the lower right hand corner of the plan on all sheets

11) AM Sec.2-06.4.3: Revise the development plan package to provide the Jefferson Park Neighborhood Preservation rezoning case number (C9-11-01) in the lower-right corner near the title block on each sheet.

12) AM Sec.2-06.4.4.A: Revise the development plan package to show the subject property approximately centered within the one square mile area.

13) AM Sec.2-06.4.4.B: Revise the development plan package to identify the major streets and regional watercourses within the square mile area and all streets that abut the subject property.

14) AM Sec.2-07.B.3: Revise the development plan package to provide a general note stating; "Drainage will remain in its natural state and will not be altered, disturbed, or obstructed other than as shown on this site plan."

15) AM Sec.2-07.C.2: Revise the development plan package to provide a general note stating; "No structure or vegetation shall be located or maintained so as to interfere with the sight visibility triangles in accordance with Section 10-01.5.0, Sight Visibility, of the Technical Standards Manual."

16) AM Sec.2-06.4.8.A: Revise the development plan package to provide the site boundary perimeter information, including bearing in degrees, minutes, and seconds, together with distances in feet for all property lines.

17) AM Sec.2-06.4.8.C: Revise the development plan package to remove the "MS&R" label from Fremont Ave. General Note # 11 may also be removed since the project is not affected by the MS&R Overlay Zone.

18) AM Sec.2-06.4.8.C: Revise the development plan package to dimension the existing width of curbs and curb cuts within the public right-of-ways. Specifically for all driveway entrances.

19) AM Sec.2-06.4.9.H.2: Revise the development plan package to label and dimension the existing SVTs for the driveway entrances, refer to TSM Sec.10-01.5.3 for line of sight matrix. Specifically the SVTs should be labeled as 20'x185' for near side and 20'x110' for far side. The current label does not label the 20-foot dimensions.

20) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to provide a detail with dimensions for the proposed angled parking along the northern property line. The parking space dimensions and PAAL widths cannot be verified until all dimensions and angles are provided as per UDC Article 7 Sec.7.4.6.D.1 and Table 7.4.6-1.

21) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to label and dimension all PAALs onsite. Specifically the PAAL along the north side of the building cannot be verified until the angled parking spaces have been accurately labeled and dimensioned.

22) AM Sec.2-06.4.9.H.5.a Revise the development plan package to label and dimension the required backup spur at the north end of the proposed vehicle parking adjacent to the existing storage shed per UDC Sec.7.4.6.F.4.

23) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to label the minimum 2-foot setback of the parking space adjacent to the existing storage shed. Per UDC Sec.7.4.6.D.2.b the minimum width required for any parking space adjacent to a vertical barrier over six inches in height is 10-feet. The parking space adjacent to the shed must be at least 10-feet wide.

24) AM Sec.2-06.4.9.H.5.a Revise the development plan package to label and dimension the 2.5 foot overhang for the proposed wheel stops for all parking spaces. Refer to UDC Figure 7.4.6-C for the 2.5 foot overhang dimension.

25) AM Sec.2-06.4.9.L: Revise the development plan package to delineate, dimension and identify any proposed easements, if applicable, on the plan sheet.

26) AM Sec.2-06.4.9.R: Refer to comments from Ron Brown, RA Structural Plans Examiner for all handicap accessibility comments that may be associated with this project.

27) AM Sec.2-06.4.9.R: Revise the development plan package to provide a pedestrian access path to all buildings, all bicycle and vehicle parking areas, all recreation areas, all dumpster areas, and all other common use areas. Per TSM 7-01.3.3.B the areas within the development which must be connected specifically verify how the pedestrian access is connected to the existing refuse containers.

28) AM Sec.2-06.4.9.R: Revise the development plan package to provide a pedestrian access path from the existing building to Fremont Ave. Per TSM Sec.7-01.3.3.A a path must connect all public access areas of the development and the pedestrian circulation path located in any adjacent streets.

29) AM Sec.2-06.4.9.R: Revise the development plan package to provide a pedestrian access path adjacent to the building and vehicular use area to the north of the building. Per TSM Sec.7-01.4.1.B a sidewalk is required adjacent and parallel to any access lane or PAAL on the side where buildings are located

30) AM Sec.2-06.4.9.R: Revise the development plan package to label and dimension the required 4-foot sidewalk widths for all areas of the pedestrian access per TSM Sec.7-01.4.3.A. Specifically the area adjacent to the east side of the existing building.

31) AM Sec.2-06.4.9.T - Revise the development plan package to label and dimension the 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.


GENERAL COMMENTS:

Please provide a revised Development Plan Package that addresses the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments.

For any questions or to schedule meetings call me at 837-4929.



Jason Green, CFM
Senior Engineer Associate
Engineering Division
Planning & Development Services Department
01/28/2015 ANDREW CONNOR NPPO REVIEW Approved
01/29/2015 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the following information:
a. The location and size of water lines.
b. The location of sanitary and storm sewers, including the pipe diameter and the invert and rim elevations of all manholes and cleanouts; along with the Pima County Wastewater Management Department (PCWMD) reference number.
c. The points of connection to existing public sewers.
d. The locations of gas lines, electric and telephone lines, poles, and communications cables, and on-ground junction boxes.
e. Any existing or proposed utility easements
f. The first floor elevation for the building
Reference: City of Tucson Administrative Manual No. 2-06.0.0, Section 4.8 and Section 107.2.13, IBC 2012.

Final Status

Task End Date Reviewer's Name Type of Review Description
02/03/2015 CPIERCE1 REJECT SHELF Completed