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Permit Review Detail

Permit Number: DP15-0015
Parcel: 120020460

Address:
3819 S 16TH AV

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP15-0015
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
03/05/2015 RBROWN1 ADA REVIEW Passed
03/20/2015 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: 762 W. President Street
Development Package (1st Review)
DP15-0015

TRANSMITTAL DATE: March 20, 2015

DUE DATE: April 01, 2015

COMMENTS: Please resubmit revised drawings along with 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 March 04, 2016.

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

2-06.5.0 FLEXIBLE LOT DEVELOPMENT (FLD) - ADDITIONAL 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

2-06.4.2 - 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;

1. COMMENT: Provide a brief legal description within the title block.

2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx).

2. COMMENT: Provide the page number and total number of pages within the title block on all sheets.

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.

3. COMMENT: Remove the address from the title block.

4. COMMENT: The address shown on the plan is not correct.

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.

2-06.4.2.A - Show the subject property approximately centered within the one square mile area;

5. COMMENT: The subject property is not centered within the one square mile area.

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.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses.

6. COMMENT: The proposed use listed under General Note 3 is not correct. Per UDC TABLE 4.8-2: PERMITTED USES - URBAN RESIDENTIAL ZONES, the use should be listed as "Multifamily Development, subject to Use Specific Standards 4.9.7.B.6, .9, & .10".

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

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.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.

7. COMMENT: Provide the above information for both 16th Avenue and President Street.

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.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.

8. COMMENT: Provide the required SVTs 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.

9. COMMENT: The back-up shown at the southeast end of the PAAL needs to meet the requirements of UDC Section 7.4.6.F.4.

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.

10. COMMENT: Provide a typical detail for both standard and accessible vehicle parking 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.

11. COMMENT: Provide a short-term bicycle parking detail that demonstrates how the requirements of UDC Sections 7.4.9.B.2, .2 and 7.4.9.C are met.

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.

12. COMMENT: Under General Note 4 the perimeter yard setback listed for the west or side street is not listed correctly. Per UDC Section 6.4.5.C.1.b the side street perimeter yard is 10'-0".

13. COMMENT: Per UDC Section 6.4.5.C.1.a Within established areas, the minimum required front street perimeter yard is 20 feet or one and one-half the height of the proposed wall (H), measured from the street property line, whichever is greater, up to a maximum of 90 feet. Based on the height shown within the footprint, 13'-4" the required front street perimeter yard setback to President Street is 20'-0". At this time the setback dimension does not show the worse case distance. Until the correct perimeter yard setback dimension and building elevations are provided final DDO comments cannot be provided.

14. COMMENT: Per UDC TABLE 6.3-2.A: DIMENSIONAL STANDARDS FOR THE R-1, R-2, R-3, MH-1, & MH-2 ZONES, R-2 Zone, Nonres Use Res or Nonres Zone, the required perimeter yard setback Is 10' or ¾(H), the greater of the two dimensions applies. Based on the height shown within the footprint, 13'-4" the required perimeter yard setback to the north property line is 10'-0", proposed is 5'-0". Until building elevations are provided final DDO comments cannot be 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.

15. 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 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. That said provide the required sidewalk to President Street.

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.

16. COMMENT: Show the refuse collection area on the plan.

2-06.4.9.V - For gang mailboxes indicate location to assure there are no conflicts with other requirements, such as pedestrian accessibility, utilities, and landscaping.

17. COMMENT: If applicable show the mailbox location on the plan.

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
03/24/2015 KEN BROUILLETTE FIRE REVIEW Denied Please provide location of new/existing fire hydrants, with dimensions to property lines. Refer to section 503 of the 2012 International Fire Code for spacing requirements. Be advised, installation of fire sprinklers provide an increase in required distances.
03/31/2015 ANDREW CONNOR NPPO REVIEW Reqs Change 7.7. NATIVE PLANT PRESERVATION

Provide NPP plan per UDC 7.7.4.
Or Provide acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants. Such documentation includes photographs of the site taken from all sides of the property
03/31/2015 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.

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

Any relevant case number for reviews or modifications that affect the site

Revise general note to read work will meet City of Tucson codes on sheets L1 & L2

UNIFIED DEVELOPMENT CODE

ARTICLE 7: DEVELOPMENT STANDARDS

7.6.5. SCREENING STANDARDS

Whether or not required by this section, screens along a street frontage must be located on the development side of the street landscape border so that they do not obstruct the view of the street landscape border from the street. Move screens to back of the street landscape buffers.

Inorganic Ground Cover

Except as otherwise provided by this section, the area between the right-of-way line and sidewalk and the area between the sidewalk and the curb, if not covered with vegetation, must be covered with an appropriate inorganic ground cover, such as decomposed granite.

7.7. NATIVE PLANT PRESERVATION

Provide NPP plan per UDC 7.7.4.
Or Provide acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants. Such documentation includes photographs of the site taken from all sides of the property

Add the following notes to landscape plan:

Maintenance Schedule

Plant Materials
1. Any plant material in areas of required landscaping that does not survive must be replaced with an equivalent size and species within 30 days.
2. Plant material must be pruned as necessary to control size but not to disrupt the natural growth pattern or characteristic form of the plant except as necessary to achieve height clearance for visibility and pedestrian passage or to achieve a continuous opaque hedge if required.
3. Clipping and pruning of the plant material are required to allow maximum shading while preserving surveillance opportunities and preventing obstructive overhang into walks, curb areas, drives, and line of sight triangles as required by the Unified Development Code.
4. All dead or removed plant material must be replaced with plant material acceptable under the standards of the xeriscape landscaping standards. Replacement material must be a minimum 15-gallon size for trees and five gallon size for shrubs.
5. Regular landscape maintenance shall ensure water efficiency and include, but not be limited to, pruning, mulching, weeding, litter removal, aerating and dethatching turf areas, and fertilizing nonnative plant materials, as necessary.

Additional comments may apply
03/31/2015 LOREN MAKUS ENGINEERING REVIEW Denied 1. Show drainage patterns on the site plan. Demonstrate that the site drainage will be directed to water harvesting areas to the maximum extent possible. AM 2-06.4.N and LUC 7.6.6.C.
2. Clearly show areas of water harvesting on the site plan. AM 2-06.4.N.3.
3. Provide sidewalk along President Street. TSM 10-01.3.3.B.
4. Add a note that unused curb cuts will be closed. TCC 25-43
5. Show existing curbs on the site plan. Show how proposed improvements tie into the existing improvements.
04/01/2015 RONALD BROWN H/C SITE REVIEW Reqs Change 1. Provide a large scale detail of the accessible parking layout showing all the accessible requirements such as dimensioning, markings, aisles, grade slopes, signage, ramps as required, accessible route and access to accessible routes.
2. All accessible route slopes to comply with ICC A117.1, Section 403.3; 5% maxium running slope and 2% maximum cross slope.
3. Provide a large scale detail of the accessible sign including a van accessible sign.
END OF REVIEW
04/02/2015 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the following information:
a. The location and size of water lines and fire hydrants.
b. The invert and rim elevations of all manholes;
c. Any existing or proposed utility easements
d. The first floor elevation for the buildings
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
04/03/2015 SHANAE POWELL OUT TO CUSTOMER Completed