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Permit Review Detail

Permit Number: DP15-0049
Parcel: 11822041A

Address:
1350 S 8TH AV

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP15-0049
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
03/23/2015 RBROWN1 ADA REVIEW Passed
04/03/2015 RONALD BROWN H/C SITE REVIEW Reqs Change 1. Provide an accessible route from the accessible parking space to the accessible route at the building and to all accessible entrances of the building.
2. Insure and provide a note to that effect, that all accessible route slopes are to comply with ICC A117.1, Section 403.3; 5% maximum running slopes and 2% maximum cross slopes.
3. Provide a large scale detail of the accessible parking space showing all accessible requirements such as dimensions, markings, grade slopes, accessible parking aisle, signage, van accessible space and access to the accessible route.
a. Provide a large scale sign detail including a van accessible sign.
END OF REVIEW
04/13/2015 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: 8th Avenue Lofts
Development Package (1st Review)
DP15-0049

TRANSMITTAL DATE: April 13, 2015

DUE DATE: April 17, 2015

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

The following comments are based on sheet CS1 only.

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 19, 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.

2-06.3.0 FORMAT REQUIREMENTS

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.

1) COMMENT: Provide the new "DEVELOPMENT PACKAGE" approval stamp on all development package sheets. This stamp can be found in "jpg, dwg, pdf" format at http://www.tucsonaz.gov/pdsd/development-permits.

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

2) COMMENT: Provide a project-location map in the upper right corner of the cover sheet.

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.

3) COMMENT: Provide a north arrow, contour interval, and scale as applicable to each sheet should be placed together in the upper right corner of each sheet.

2-06.3.12 - An index of sheets in the development package shall be provided on the first sheet.

4) COMMENT: Remove the building plan sheets from the index on sheet CS1.

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;

5) 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).

6) COMMENT: Provide the page number and total number of pages for the development package only.

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.

7) COMMENT: Remove the address from the title block and provide it adjacent to the title block on each sheet.

8) COMMENT: Provide the development package case number, DP15-0049, adjacent to the title block on each sheet.

9) COMMENT: As it appears that a board of adjustment (B of A) for variance is required provide the B of A case number adjacent to the title block on each sheet, see comment 21.

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.

10) COMMENT: Provide a project-location map in the upper right corner of the cover sheet.

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

11) COMMENT: Address the above section.

2-06.4.2.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and,

12) COMMENT: Address the above section.

2-06.4.2.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

13) COMMENT: Address the above section.

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 ____."

14) COMMENT: Provide a general note as stated above.

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

15) COMMENT: Provide a general note as stated above.

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: Provide a general note as stated above.

2-06.4.7.A.5 - On residential projects, list the total number of units/lots proposed.

17) COMMENT: Provide a general note as stated above.

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: As a B of A is required provide a general note stating the case number, date of approval, what was approved and any/all conditions of approval.

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

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

19) COMMENT: Provide a lot coverage calculation that meets the requirements of UDC Article 6.4.3.

20) COMMENT: Per UDC TABLE 6.3-2.A: DIMENSIONAL STANDARDS FOR THE R-1, R-2, R-3, MH-1, & MH-2 ZONES, R-3 Zone, Lot Coverage allowed 70%. Based on the building envelope and parking and PAAL are square footage provided 22,405 divided by the site square footage 29,702 the proposed lot cover is 75.4% a board of adjustment for variance is required.

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.

21) COMMENT: There appears to be a property line shown just north of the existing building. Clarify what this line is.

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.

22) COMMENT: Provide the above information for both 24th Street and 8th Avenue.

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.

23) COMMENT: Provide the zoning for the parcels south of 24th Street and east 8th Avenue.


2-06.4.9.H.2 - Show future and existing sight visibility triangles (SVTs). On a designated MS&R street, the sight visibility triangles are based on the MS&R cross-section.

24) COMMENT: Provide the applicable 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.

25) COMMENT: Provide a radius dimension for the back-up spur shown at the west end of the vehicle parking area, see UDC Article 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.

26) COMMENT: Provide the total number of units and the number of bedrooms within the vehicle parking space calculation. Until this info is provided the required number of vehicle parking spaces cannot be verified. It appears that the number required is no correct.

27) COMMENT: Provide a parking space detail for both a standard and accessible vehicle parking space. Also provide a location dimension for the proposed wheel stops, see UDC Article 7.4.6.H.3

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.

28) COMMENT: Provide the total number of bedroom in the required short and long term bicycle parking calculation. It appears that the required number of long term bicycle parking is not correct.

29) COMMENT: Provide a short and long term bicycle parking space detail that show how the requirements of UDC Articles 7.4.9.b, .C & .D 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.

30) COMMENT:

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).

31) COMMENT: Provide the above information 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.

32) COMMENT: Provide a sidewalk width dimension for the sidewalks north and east of the proposed "Garbage Enclosure".

33) COMMENT: Demonstrate on the plan how accessibility is provided from the accessible vehicle parking space.

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.

34) COMMENT: If applicable show the mailbox on the plan.

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.

35) COMMENT: If applicable provide the above information on the plan and if signs are proposed provide a general note stating that all signage is under a separate permit.


Additional Comments

36) COMMENT: Remove all building code references from sheet CS1.

37) COMMENT: As personal and commercial storage are not allowed uses in the R-3 zone clarify what the storage area is for.

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
04/13/2015 JASON GREEN ENGINEERING REVIEW Reqs Change DATE: April 13, 2015
DUE DATE: April 17, 2015
SUBJECT: 8th Ave Lofts Development Plan Package- Engineering Review
TO: Maritza DiCenso
LOCATION: 1350 S 8th Ave
REVIEWERS: Jason Green, CFM
ACTIVITY: DP15-0049

SUMMARY: Engineering Division of Planning & Development Services Department has received and reviewed the proposed Development Plan. 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 links 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.2-06.3.5: Revise the development plan package to include the approval stamp in the lower right quadrant of each sheet. The link to the stamp can be found here: http://pdsd.tucsonaz.gov/pdsd/development-permits.

2) AM Sec.2-06.3.5: Revise the development plan package to provide a blank 3-inch by 5-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.

3) AM Sec.2-06.3.12: Revise the development plan package and Sheet Index to exclude all building plan sheets that are within the plan set. The building plan review is a separate application and should not be included in the development plan package but submitted as a separate submittal.

4) AM Sec.2-06.4.1: Revise the development plan package to provide the email address and phone number for both the Architect and Owner under the Project Directory.

5) AM Sec.2-06.4.2.B: Revise the development plan package to include a brief legal description of the subject property within the Title Block.

6) AM Sec.2-06.4.2.E: Revise the development plan package to provide the page number and the total number of pages in the package (i.e sheet 1 of 1). The total number of sheets should not include the building plans.

7) AM Sec.2-06.4.3: Revise the development plan package to remove the administrative street address from the Title Block and provide it adjacent to the title block on each sheet.

8) AM Sec.2-06.4.3: The relevant Development Plan Package case number (DP15-0049) may be added to the lower right hand corner of the plan on all sheets

9) AM Sec.2-06.4.4.A: Revise the development plan package to provide a project location map on the first sheet in the upper right corner. Show the subject property approximately centered within the one square mile area drawn at a minimum scale of 3"=1 mile.

10) AM Sec.2-06.4.4.B: Revise the development plan package and location map to identify major streets and regional water courses within the 1 square mile area and all streets that abut the subject property.

11) AM Sec.2-06.4.4.C: Revise the development plan package and project location map to label the Section, township and range; section corners, north arrow, and the scale.

12) AM Sec.2-06.4.7.A.5: Revise the development plan package to provide a general note listing the total number of units/lots proposed.

13) AM Sec.2-06.4.7.B.1: Revise the development plan package to include a Drainage Note per the referenced section; "The developer, any successors and assigns, will hold the City of Tucson, its officers, employees, and agents harmless from any and all claims for damages related to the use of this development as shown hereon, now and in the future, by reason of flooding, flowage, erosion, or damage caused by water, whether surface flood or rainfall."

14) AM Sec.2-06.4.7.B.3: Revise the development plan package to include a Drainage Note per the referenced section; "Drainage will remain in its natural state and will not be altered, disturbed, or obstructed other than as shown on this development plan."

15) AM Sec.2-06.4.7.C.2: Revise the development plan package to provide a General Note to read per the referenced section; "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.2-06.4.7.D: Revise the development plan package to provide a General Note to read per the referenced section; "Any relocation or modification of existing utilities and/or public improvements necessitated by the proposed development will be at no expense to the public."

17) AM Sec.2-06.4.8.C: Revise the development plan package to dimension the existing width of curbs, curb cuts, curb to property line and sidewalks within the public right-of-ways. Label all streets as "Public or Private."

18) AM Sec.2-06.4.8.C: Revise the development plan package to clarify what appears to be a property line along the north side of the existing building. Per aerial it appears to be a chain link fence however per the site plan it is connected to a survey monument at the west property line, clarify.

19) AM Sec.2-06.4.8.C: Revise the development plan package to label and dimension the existing width of the alleyway along the west side of the property. Label the Alleyway as "Public or Private."

20) AM Sec.2-06.4.9.H.1: Revise the development plan package to clearly label all existing or proposed improvements within the right-of-way. Provide the existing dimension of the sidewalk and curbing for all streets adjacent to the site. Label any existing improvement on the plan with dimensions and a Keynote, to include the existing handicap access ramps.

21) AM Sec.2-06.4.9.H.1: Revise the development plan package to label the required minimum 18-foot radii at the new driveway entrance per TSM Sec.10-01.3.2.C and Figure 6.

22) AM Sec.2-06.4.9.H.1: Revise the development plan package and provide a Keynote call out for the existing driveway within the public right-of-way of 24th Street that are no longer in use as "closed off." Clearly label the curbing and sidewalk dimensions along with a reference to the Standard Detail for Public Improvements to match existing for construction purposes. Existing curb cuts that are no longer used must be closed off per Tucson Code Chapter 25 Sec.25-43.

23) AM Sec.2-06.4.9.H.2: Revise the development plan package to label and dimension the existing SVTs for the driveway entrance, refer to TSM Sec.10-01.5.3 for line of sight matrix.

24) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to label and dimension all proposed curbing in the vehicular use area. Either provide a separate detail for construction or provide a call out for the PC/COT Standard Detail for Public Improvement.

25) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to label the minimum dimensions for the required back-up spur at the end of the PAAL per UDC Sec.7.4.6.F.4. Specifically the spur must be a minimum of 3-feet in depth and have a three foot radii and a wheel barrier to prevent encroachment onto any unsurfaced areas and it must also have a minimum distance of three feet provided between the back of spur and any wall, screen, or other obstruction over six inches in height.

26) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to provide a specific detail for both a standard parking space and an accessible vehicle parking space. Verify the 2.5 foot overhang dimension for the proposed wheel stops per UDC Article 7.4.6.H.3.

27) 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.

28) AM Sec.2-06.4.9.R: Revise the development plan package to clearly dimension all onsite sidewalks to ensure the minimum 4-foot width requirements per TSM Sec.7-01.4.3.A.

29) AM Sec.2-06.4.9.R: Revise the development plan package to provide a separate detail for the proposed onsite sidewalks for construction purposes or provide a reference to the PC/COT Standard Detail for Public Improvement for sidewalk construction.

30) AM Sec.2-06.4.9.S: Revise the development plan package to provide a standard detail for Public Improvement for all new sidewalks located within the public right-of-way.

31) AM Sec.2-06.4.9.S: Revise the development plan package to label and dimension the minimum 5-foot width requirement for the sidewalk within the right-of-way of both roadways. For existing 4-foot sidewalk width verify conformance with handicap accessibility and if the sidewalk is in acceptable condition then per TSM Sec.10-01.4.1.A.1.c where sidewalks are less than five feet in width, passing spaces at least five feet by five feet will be located at reasonable intervals not to exceed 200 feet.

32) 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 for both waste and recycling containers per TSM Sec.8-01.5.1.A. Provide specific details on the development plan document for construction purposes. The details must match TSM Sec.8-01, Figure 2 and Figure 3a for the required double enclosure walls with gates, concrete thickness and compressive strength, concrete approach apron dimensions, space from wall to bollards, anchoring bolts, 14'x40' clear approach for each container, etc. Or provide approval from Environmental Services for the use of APC and curbside pickup. Label and dimension the APC storage location on the plan.

33) AM Sec.2-06.4.9.X: Revise the development plan package to label the existing chain link fence along the west property line. It appears that the existing fence has an access gate that will be required to be closed off or at a minimum the area if used for vehicular access will have be meet the minimum surfacing requirements. Label the chain link fence and the access gate as to be closed off.


GENERAL COMMENTS:

Please provide a revised Development Plan Package that address the comments provided above. Due to the amount of comments and depending on how they are addressed further comments maybe forth coming on the 2nd review. 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
04/14/2015 AROMERO4 NPPO REVIEW Needs Review
04/14/2015 KEN BROUILLETTE FIRE REVIEW Reqs Change Provide the 2012 IFC AS A CODE REFERENCE AND WHY ARE YOU NOT SHOWING BUILDING IS REQUIRED TO BE FIRE SPRINKLERED PER CHAPTER 9 OF THE 2012 IBC/IFC FOR THIS R OCCUPANCY?
04/14/2015 AROMERO4 PLUMBING-COMMERCIAL REVIEW Needs Review
04/14/2015 AROMERO4 LANDSCAPE REVIEW Needs Review

Final Status

Task End Date Reviewer's Name Type of Review Description
04/14/2015 AROMERO4 OUT TO CUSTOMER Completed