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Permit Review Detail

Permit Number: DP15-0016
Parcel: 11713061N

Address:
198 S GRANADA AV

Review Status: Completed

Review Details: DEV PKG - RESUBMITTAL

Permit Number - DP15-0016
Review Name: DEV PKG - RESUBMITTAL
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
04/07/2015 SPOWELL1 START PLANS SUBMITTED Completed
04/08/2015 MARTIN BROWN FIRE REVIEW Approved
04/20/2015 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: GJX Administration Building
Development Package (2nd Review)
DP15-0016

TRANSMITTAL DATE: April 21, 2015

DUE DATE: April 29, 2015

COMMENTS: Please resubmit revised drawings along a detailed response letter, which states how all Zoning Review Section comments were addressed.

1. COMMENT: As you have proposed a stand alone site demonstrate on the plan how vehicle access is restricted between the parcels or provided a copy of a recorded cross access agreement with your next submittal.

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 February 2, 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

2-06.4.3 - 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.

2. This comment was not addressed. COMMENT: As this project is located within the Rio Nuevo District (RND) and/or the Downtown Area Infill Incentive District (IID) and it appears that you will be requesting relief from UDC development criteria, once you have determined what process you will use, RND, IID, Board of Adjustment, etc, provide the applicable case number(s) adjacent to the title block on each sheet.

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.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.

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.

3. This comment was not fully addressed. Provide the case number, date of approval, what was approved, and the conditions of approval, if any within general note 16. COMMENT: Provide a general note as required above stating the type of application that has been processed, see comment 3.

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.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.

4. COMMENT: There is a retaining wall called out under keynote 4 shown along the south & west side of what appears to be some type of vehicular access lane. Clarify the height and extend of this retaining wall. If the retaining wall is over six (6) inches in height along the access lane a two (2) foot setback is required between the retaining wall and the access lane, see UDC Section 7.4.6.F.2.b.

5. 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 some type of barrier is required along the access lane and turn around for the trash enclosure. This is based on your response to prior comments stating , "Existing parking on site will be removed & Existing vehicle use area onsite will be removed".

6. COMMENT: Provide width dimensions for all access lanes off of Granada Avenue.

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.

7. COMMENT: Zoning acknowledges that proposed long term bicycle parking will be provided inside the proposed building. Provide a long term bicycle parking detail the shows how the requirements of UDC Section 7.4.9.D

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.

8. This comment was not addressed. COMMENT: Provide the recordation information for the "FUTURE 25' PUBLIC UTILITY & DRAINAGE EASEMENT" 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.

9. This comment was not addressed. Zoning acknowledges that you propose to use the public sidewalk within the right-of-way. A Technical Standard Modification Request (TSMR) must be submitted and approved prior to approval of the development package. If approved provide the TSMR case number adjacent to the title block on all sheets. Also provide a general note stating the TSMR, the case number, date of approval, what was approved, and the conditions of approval on the plan. COMMENT: Per TSM Section 7-01.3.3.B Within all development, a continuous pedestrian circulation path is required as follows: 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. That said show the required sidewalk to the dumpster area.

10. COMMENT: Per TSM Section 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. That said provide a sidewalk between the building and the access lane shown along the south side of the building.

11. COMMENT: Per TSM Section 7-01.4.2.A Sidewalks associated with PAALs must be physically separated from any vehicular travel lane by means of curbing, grade separation (minimum six inches), barriers, railings, or other means, except at designated crosswalks. That said the sidewalk along the east side of the building is called out to be flush with pavement. It appears the bollards are shown but no call out. Section 8 sheet C6.1 shows "NEW BOLLARD PER PLAN". Clearly denote the bollards and their spacing on the plan or detail.

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
04/21/2015 JASON GREEN ENGINEERING REVIEW Reqs Change DATE: April 21, 2015
DUE DATE: April 29, 2015
SUBJECT: GJX Administration Building Development Plan Package- 2nd Engineering Review
TO: Grenier Engineering, Inc.; Attn: Richard Macias, PE
LOCATION: 198 S Granada Ave
REVIEWERS: Jason Green, CFM
ACTIVITY: DP15-0016

SUMMARY: Engineering Division of Planning & Development Services Department has received and reviewed the proposed Development Plan Package, Drainage Statement (Grenier Engineering, Inc.; 02FEB15), and Geotechnical Report (Western Technologies, Inc.; 14JAN15). 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) Complied.

2) Restated: AM Sec.2-06.4.3: Revise the development plan package to provide the applicable case number(s) adjacent to the title block on each sheet for any of the overlays the project is proposing to use; i.e. RND, IID, and/or Board of Adjustment

3) Complied.
4) Complied.

5) Restated: AM Sec.2-06.4.8.F: Revise the development plan package to label all existing storm drainage facilities on and adjacent to the site with the Improvement Plan Number in plan view. There are numerous plans that were found on the City's GIS map under the plan library.

6) Restated: AM Sec.2-06.4.9.H.1: Revise the development plan package to label the required minimum 25-foot radii at all driveway entrances per TSM Sec.10-01.3.2.C and Figure 6. The proposed development plan currently calls out 18-foot returns which do not meet the minimum standard. If smaller curb returns are proposed a Technical Standard Modification Request (TSMR) will be required. It is recommended to contact TDOT Permits and Codes prior to submitting the TSMR to verify if they will accept the design.

7) Restated: AM Sec.2-06.4.9.H.5.a Revise the development plan package to label the required vehicular separation around the vehicular use area. Per UDC Sec.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. The plan currently calls out areas with Keynote #20 which is a proposed concrete header and does not meet the separation requirements. Also the proposed bollards as shown need to be Keynoted and the spacing between each bollard needs to be dimensioned.

8) Restated: AM Sec.2-06.4.9.H.5.a Revise the development plan package to label and dimension the height of the proposed retaining wall (KN#4) adjacent to the new 10.67-foot access lane south of the new building. Per UDC Sec.7.4.6.F.2.b if the retaining wall is over 6-inches in height a 2-foot setback is required between the retaining wall and the access lane. If this area is not to be used as vehicular access it needs to be blocked off with a gate or other form of separation.

9) Restated: AM Sec.2-06.4.9.H.5.a Revise the development plan package to provide a fully dimensioned vehicular use area for the entire site. If an IID is being used to eliminate the parking this must be approved prior to DP approval.

10) Restated: Restated: AM Sec.2-06.4.9.H.5.a Revise the development plan package to provide a standard vehicle parking space detail. Verify on the detail the required 2.5 foot overhang for spaces adjacent to sidewalks, landscape areas, wall, proposed riprap swale, etc. Refer to UDC Figure 7.4.6-C for the 2.5 foot overhang dimension. If an IID is being used to eliminate the parking this must be approved prior to DP approval.

11) Restated: AM Sec.2-06.4.9.L: Revise the development plan package to provide the recordation information for the future 25-foot public utility & drainage easement as shown on the plan set. If the easement is for future right-of-way projects that are not part of this permit then it may be applicable to leave it off the development plan package at this time.

12) Complied.
13) Complied.
14) Complied.
15) Complied.
16) Complied.

17) Restated: 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 proposed refuse containers. If the sidewalk within the public right-of-way is being proposed for access then a TSMR will be required to modify the referenced standard which requires that the access be within the development (onsite).

18) Complied.
19) Complied.
20) Complied.
21) Complied.
22) Complied.

23) Restated: AM Sec.2-06.4.9.T: Revise the development plan package to provide for centralized onsite solid waste and recycle collection service pick up per TSM Sec.8-01.5.1.A. The details must match TSM Sec.8-01, Figure 2 and Figure 3a for the required double enclosure. The proposed site plan only shows 1 refuse container location and includes a note on Sheet C1.0 that 1-95 gallon APC will be used for Recycling. Verify if a secondary recycling location is required or provided approval through ES for the use of APC container and proposed method of collection.

SWPPP:

24) Acknowledged.

DRAINAGE STATEMENT:

25) Complied.

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
04/24/2015 JOE LINVILLE NPPO REVIEW Passed
04/24/2015 JOE LINVILLE LANDSCAPE REVIEW Reqs Change 1) UDC 5.12. DOWNTOWN AREA INFILL INCENTIVE DISTRICT (IID)

Revise the plans as necessary to conform with the IID requirements, as applicable.

An IID Plan, regardless of subdistrict, shall demonstrate compliance with the following.
A. Streetscape Design
1. Pedestrian-orientation
Projects shall be pedestrian-oriented and comply with all of the following standards:
a. New construction shall have architectural elements/details at the first two floor levels;
b. Buildings shall provide windows, window displays, or visible activity on the ground floor for at least 50% of frontage;
c. A single plane of facade shall be no longer than 50 feet without architectural detail;
d. Front doors shall be visible or identifiable from the street and visually highlighted by graphics, lighting, or similar features;
e. Parking areas for comprehensive development or redevelopment of a site shall be located at the rear or side of the building. Changes of use and expansion of existing structures may use the site's current parking configuration;
f. Parking structures shall be designed so that parked vehicles are screened from view at street level through incorporation of design elements including, but not limited to, landscaping, pedestrian arcades, occupied space, or display space;
g. Existing sidewalk widths shall be maintained so as to provide effective, accessible, connectivity to adjoining properties. Sidewalks may be widened to accommodate a project's design characteristics. Where no sidewalks exist, sidewalks shall be provided. Outdoor seating and dining areas and landscaping may be located in the sidewalk area where safe and effective sidewalk width around the design feature can be provided;
h. To the extent practicable, bus pull-outs shall be provided where bus stops are currently located; and
i. If drive-through service is proposed, it shall not interfere with pedestrian access to the site from the right-of-way.
2. Shade
a. Except as provided below, shade shall be provided for at least 50% of all sidewalks and pedestrian access paths as measured at 2:00 p.m. on June 21 when the sun is 82 degrees above the horizon. Shade may be provided by trees, arcades, canopies, or shade structures. The use of plantings and shade structures in the City right-of-way is permitted to meet this standard. The shade provided by a building may serve to meet this standard.
This requirement applies along the entire street frontage
of the site. It also applies to sidewalks in front of the proposed buildings. Provide calculations for the total area of sidewalks and pedestrian pathways and the shade calculation.


2) TSM 4-01.3.A Submit a Rainwater Harvesting Plan. Demonstrate alternate compliance for this phase per TCC 6-182. Refer to UDC 7.6.6.C.

3) Provide documentation of approval from the City Engineer for any landscaping proposed on the public right of way. 7.6.4.F
04/29/2015 RONALD BROWN HC SITE REVIEW Reqs Change 1. Accessible passenger loading zones are to be as per the 2009 ICC A117.1, Section 503, Figure 503.3.
04/30/2015 FDILLON1 DESIGN EXAMINER REVIEW Denied Design Review pending. Applicant's are scheduled for DRB Review 5-1-15.
05/01/2015 PATRICIA GEHLEN ZONING-DECISION LETTER REVIEW Reqs Change This review has been completed and resubmittal is required. Please resubmit the following items:

1) Two sets of the rolled plans
2) All items requested by review staff
3) All items needed to approve this plan

Final Status

Task End Date Reviewer's Name Type of Review Description
05/05/2015 KROBLES1 OUT TO CUSTOMER Completed