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Permit Review Detail

Permit Number: DP15-0073
Parcel: 114500240

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP15-0073
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
05/01/2015 RBROWN1 ADA REVIEW Passed
05/15/2015 MARTIN BROWN FIRE REVIEW Approved
05/15/2015 JASON GREEN ENGINEERING REVIEW Reqs Change DATE: May 18, 2014
DUE DATE: May 29, 2015
SUBJECT: Platosa LLC Development Plan Package- Engineering Review
TO: Robert Page, RA
LOCATION: 8750 E Woodland Road
REVIEWERS: Jason Green, CFM
ACTIVITY: DP15-0073

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.2-06.4.3: 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.

2) AM Sec.2-06.4.3: The relevant Development Plan Package case number (DP15-0073) may be added to the lower right hand corner of the plan on all sheets.

3) AM Sec.2-06.4.7.A.6.a: Revise the development plan package to add all applicable overlay case numbers in the lower right corner of each sheet. Per the application it appears that the applicant is requesting a Board of Adjustment Variance to either modify or eliminate specific UDC requirements. As a General Note provide the type of application processed or overlays applicable, a statement that the project meetings 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.

4) 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."

5) 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.

6) AM Sec.2-06.4.9.H.5.a Revise the development plan package to provide a standard vehicle parking space detail for all required parking spaces onsite. Verify through the Zoning Section the number of parking spaces required and then clearly delineate them on the development plan. If the project is proposing to eliminate parking it must be added to the Board of Adjustment Variance and approved prior to approval of the development plan package.

7) AM Sec.2-06.4.9.H.5.c: Revise the development plan package and the vehicular use area to meet the minimum surfacing requirements of UDC Sec.7.4.6.I (the only Exemption under this Section is for vehicle storage). It is acknowledged that a Board of Adjustment Variance will be requested to eliminate this requirement. Allowable surfacing requirements consist of 1 of the following materials:
1. Pervious and impervious asphaltic concrete; or,
2. Pervious and impervious cement concrete; or,
3. A penetration treatment of bituminous material and seal coat of bituminous binder and mineral aggregate; or,
4. Alternative surfacing as determined appropriate by the PDSD City Engineer, provide written approval.

8) 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.

9) AM Sec.2-06.4.9.R: Revise the development plan package to provide a pedestrian access path from the existing buildings to Woodland Rd. 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.

10) 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 throughout the development.

11) 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.

12) 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 and verify that it is screened from view.

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
05/18/2015 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: David Rivera
Principal Planner

PROJECT: DP15-0073
Address: 8750 E Woodland Drive
Development Package: Commercial Stables Use, Single Family Residence, Pecan Farm (non-Conforming Site per Zoning Administrator letter dated April 29, 2015.

TRANSMITTAL DATE: May 20, 2015

DUE DATE: May 29, 2015

COMMENTS: Please resubmit revised drawings along a response letter, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards 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.

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 April 30, 2016.


2-06.3.0 FORMAT REQUIREMENTS

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

01. COMMENT: It is not clear if the plan set includes two sheets as there is no sheet index listed with the sheets that make up the development package. Provide a sheet index and number the sheets appropriately. 1 of 2, 2 of 2 etc.
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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.

02. COMMENT: List the email address for the Owner/developer, and all registrants listed on sheet on (1).
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2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx).

03. COMMENT: See related comment above and address as required.
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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.

04. COMMENT: This project has been assigned the PDSD case number DP15-0073. List the case number and admin address next to the title block on plan sheets.

If any other review and approval process is required prior to approval of the DP, ensure that the case number type of review and approval, date of approval and conditions of approval are listed as a general note. The case number shall also be listed next to the title block on all plan sheets.
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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.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and,

05. COMMENT: Label on the location map, Tanque Verde Wash.
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2-06.4.5 - When the development package documents consists of more than one sheet, a sheet index (a legible drawing of the site showing the area represented on each sheet) is to be placed on the cover sheet or the second sheet.

06. COMMENT: Add the sheet index as noted by the standard above.
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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.2 - List the gross area of the site/subdivision by square footage and acreage.

07. COMMENT: The site does not meet the minimum lot/site area for an Animal Production / Commercial Stables Use in the SR zone. The minimum lot size required is 10 acres. A Board of Adjustment variance is required for the existing lot size.

A requirement of approval of the DP will be to combine the two parcels into one Pima County Tax Code Number recording of a Survey, new deed and legal description describing the new overall lot as one.
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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.

08. COMMENT: List under the zoning and land use notes, the "Use Specific Standards" applicable to each proposed use.
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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.

09. COMMENT: The overall site is within the ERZ overlay. Add a general note that the existing development complies with the requirements of the ERZ overlay. Any encroachment into the Floodplain will require a separate review and approval.
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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;

10. COMMENT: The drives must be included in the lot coverage calculation. Maximum lot coverage is 15% for the Commercial Stables use.
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2-06.4.7.B - Drainage Notes
List the following notes as appropriate:

2-06.4.7.C.2 - List the following note on all development package documents: "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."

11. COMMENT: List the note as noted by the standard above.
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2-06.4.7.E.1.a - The following notes will be placed on all plans/plats.

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.

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.

12. COMMENT: If applicable, draw, dimension and label all existing and/or proposed easements.
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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.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.

13. COMMENT: No vehicle parking is required for the Commercial Stables is required, but if they are provided the spaces must be drawn, labeled and dimensioned on the plan. The parking will have to meet the minimum parking lot design requirements as well as any surface materials and striping. Any drives or PAALs must be paved per article & section 7.4.6.I. The residential use must be provided with a minimum of two parking spaces. Drawn and label the required spaces for the residential use.
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2-06.4.9.M - Grading Plan

2-06.4.9.M.1 - A conceptual grading plan is required on projects with significant topographic conditions. The PDSD Engineering Administrator or designee will determine the need for such a plan.

14. COMMENT: If any grading is proposed for this site a separate grading plan will be required, as one was not included in the DP package.
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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.

05. COMMENT: Indicate on the plans if any monument signs are proposed. If not, add a note that signage will be permitted under separate permit.
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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.

16. COMMENT: See the Landscape reviewer comments related to landscape buffers and Screening. Also if applicable address any possible encroachment into any riparian areas.
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If you have any questions about this transmittal, please call David Rivera, (520) 791-5608.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package site plan and any requested documents.
05/28/2015 ANDREW CONNOR NPPO REVIEW Approved
05/29/2015 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change The following comments apply:

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.

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.

Per Case # T15SA00137 Zoning Administration letter. This site is considered to be for minimum lot size for the commercial use as well as the development standards associated with the existing uses but not limited to landscaping, screening and surfacing.

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

Additional comments may apply
05/29/2015 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Completed
06/03/2015 ERIC NEWCOMB H/C SITE REVIEW Passed

Final Status

Task End Date Reviewer's Name Type of Review Description
06/03/2015 AROMERO4 APPROVAL SHELF Completed
06/03/2015 AROMERO4 OUT TO CUSTOMER Completed
06/03/2015 AROMERO4 REJECT SHELF Completed