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Permit Review Detail

Permit Number: DP15-0071
Parcel: 13304003A

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP15-0071
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
04/29/2015 RBROWN1 ADA REVIEW Passed
05/11/2015 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: Desert Christian Schools - Modular additions
Development Package (1st Review)
DP15-0071

TRANSMITTAL DATE: May 13, 2015

DUE DATE: May 28, 2015

COMMENTS: Please resubmit revised drawings and any redlined plans 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 April 28, 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:

2-06.4.3 - 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.

1) COMMENT: Provide the development package case number, DP15-0071, 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.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses.

2) COMMENT: Provide the applicable Use Specific Standard, 4.9.3.D, in General Note 2.

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

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

3) COMMENT: As you have elected to not to show the "GYMNASIUM (FUTURE)" on the plan and that when the gym is added a new development package will be required remove all references to the gym from the plan.

4) COMMENT: Clarify why the square footage shown for the 'PRE-SCHOOL, ELEMENTARY & MIDDLE SCHOOL, shown under the "ONSITE FACILITIES" is different than what was shown on site plan T08CM01161.

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,

5) COMMENT: Provide a building area expansion calculation on the plan.

2-06.4.8 - Existing Site Conditions
The following information shall be provided on the plan/plat drawing to indicate the existing conditions on site and within 50 feet of the site. On sites bounded by a street with a width of 50 feet or greater, the existing conditions across the street will be provided.

2-06.4.8.B - All easements shall be drawn on the plan. The recordation information, location, width, and purpose of all easements on site will be stated. Blanket easements should be listed in the notes, together with recordation data and their proposed status. Should an easement not be in use and be proposed for vacation or have been abandoned, so indicate. However, should the easement be in conflict with any proposed building location, vacation of the easement shall occur prior to approval of plan unless written permission from easement holder(s) is provided.

6) COMMENT: There is a "RIPARIAN CONSERVATION EASEMENT" shown on sheet 3, provide the recordation information for this easement.

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 Wrightstown Road on the plan.

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.c - Show all loading zones, vehicle maneuverability fully dimensioned, and access route. Provide as a note the number of loading spaces required, the number provided, whether the loading space is a Type A or B as provided in UDC Section 7.5.4.

COMMENT: The loading space calculation is not correct. Per UDC TABLE 7.5.5-A: REQUIRED LOADING AREAS

8) COMMENT: The loading space calculation is not correct. Per UDC TABLE 7.5.5-A: REQUIRED LOADING AREAS zero loading spaces are required.

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).

9) COMMENT: Provide the height of the proposed structures within the footprint.

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.

10) COMMENT: Provide width dimensions for the proposed sidewalks 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
05/19/2015 MARTIN BROWN FIRE REVIEW Approved
05/22/2015 RONALD BROWN H/C SITE REVIEW Reqs Change Please explain how the two existing gates are equiped for emergency egress in case of an emergency.
05/22/2015 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change UNIFIED DEVELOPMENT CODE

ARTICLE 7: DEVELOPMENT STANDARDS

7.6.2. APPLICABILITY

Expansion of existing development, as provided below:

Buildings Greater Than 10,000 Square Feet

On sites where the gross floor area of the existing building(s) is more than 10,000 square feet, expansion in square footage of land area, floor area, lot coverage, or vehicular use area as follows:

a. If the expansion is less than 25%, 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 25% or greater or if expansions as of February 15, 1991, cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the entire site.

Verify expansion calculation.

7.7.NATIVE PLANT PRESERVATION


Expansions of Existing Development

1. If the expansion is less than 25%, the standards of this section apply only to the proposed expansion area.

2. If the expansion is 25% or greater or if expansions after March 24, 1997, cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the proposed expansion area and the remaining undeveloped site area.

Exceptions

1. Projects on a site that does not contain any plant on the Protected Native Plant List as demonstrated by the applicant and subject to approval through procedures established at the Planning and Development Services Department (PDSD). This application can be submitted prior to an applicable review process and approved for an exception on the site. The approved exception is valid for up to one year from the date of the approval; or,

2. Projects on a site or parcel that contains Protected Native Plants that will not be substantially impacted by development on the site as demonstrated by the applicant per this section and subject to approval through procedures established at the PDSD, provided that construction occurs per the approved plan.

Provide NPPO Exception Application (can be found @ http://www.tucsonaz.gov/files/pdsd/forms/NPPOapp.pdf) 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

Ensure that all Zoning and Engineering comments and concerns are addressed.

Additional comments may apply
05/22/2015 ANDREW CONNOR NPPO REVIEW Reqs Change 7.7.NATIVE PLANT PRESERVATION


Expansions of Existing Development

1. If the expansion is less than 25%, the standards of this section apply only to the proposed expansion area.

2. If the expansion is 25% or greater or if expansions after March 24, 1997, cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the proposed expansion area and the remaining undeveloped site area.

Exceptions

1. Projects on a site that does not contain any plant on the Protected Native Plant List as demonstrated by the applicant and subject to approval through procedures established at the Planning and Development Services Department (PDSD). This application can be submitted prior to an applicable review process and approved for an exception on the site. The approved exception is valid for up to one year from the date of the approval; or,

2. Projects on a site or parcel that contains Protected Native Plants that will not be substantially impacted by development on the site as demonstrated by the applicant per this section and subject to approval through procedures established at the PDSD, provided that construction occurs per the approved plan.

Provide NPPO Exception Application (can be found @ http://www.tucsonaz.gov/files/pdsd/forms/NPPOapp.pdf) 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

Ensure that all Zoning and Engineering comments and concerns are addressed.

Additional comments may apply
05/27/2015 LOREN MAKUS ENGINEERING REVIEW Approved
05/27/2015 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change 1. For the new 1,344 SF building, the rim elevation of the next upstream sanitary manhole (2558.76') is higher than the first floor elevation (2558.15'). Provide a note on the plans requiring the installation of a backwater valve for the building. Reference: Section 715.1, IPC 2012, as amended by the City of Tucson.
2. The proposed 1,440 SF building is shown being built over the existing 6" private sewer. Determine the material of construction for the existing sewer. Reference: Section 702, IPC 2012.

Final Status

Task End Date Reviewer's Name Type of Review Description
06/03/2015 FERNE RODRIGUEZ OUT TO CUSTOMER Completed