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Permit Review Detail

Permit Number: DP15-0135
Parcel: 11704141A

Address:
601 N STONE AV

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP15-0135
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
08/28/2015 PAUL BAUGHMAN ENGINEERING REVIEW Reqs Change DATE: August 28, 2015
DUE DATE: September 22, 2015
SUBJECT: Remodel, Parking and Landscaping
TO: Rhonda Rawson, RA
LOCATION: 601 N Stone Ave
REVIEWERS: Paul Baughman, PE, CFM
ACTIVITY: DP15-0135
SUMMARY: Engineering Division of Planning and Development Services Department has received and reviewed the proposed Development Plan Package. The main issues that need to be addressed are the placement of trash enclosures, conveyance of roof drainage under the adjacent sidewalks and restoration of the sidewalk and curbing to match adjacent areas where the existing curb cut is being closed on Stone Avenue. These requirements are being triggered due to an at least 25% increase in parking spaces.
The following items need to be addressed:
1) Sheet SD-1 calls for the closure of the existing curb cut. Per UDC 7.8.1, AM 2-06.4.9H1, TSM 7-01.4.3C and TSM 10-01.4.0D1a please show how this area will be restored to a state matching adjoining sections with sidewalk, vertical curb and brick pavers such that pedestrian facilities are reasonably improved as part of this change of use/access.
2) Per AM 2-06.4.8F, AM 2-06.4.9N3 and AM 2-06.4.9N7 please show and quantify how roof drainage is to be conveyed under the adjacent sidewalks in accordance with TSM 10-01.2.8, TSM 7-01.4.1E, TSM 7-01.4.3E and TSM7-01.2.0B (ie. Parking expansion of 25% or more).
3) Per UDC 7.4.6F3, AM 2-06.4.9H2, AM 2-06.4.9O and TSM 10-01.5.1 and 3 please show site visibility triangles.
4) Per AM Section 2-06.4.8B please provide a copy of the permission from the communication easement holder for the proposed change of use for the building.
5) Per AM 2-06.4.8C please provide a dimension between the property line and any curbs, curb cuts and sidewalks.
6) Per AM 2-06.4.9H4 please dimension the sidewalks along both Stone Avenue and 5th Street.
7) Per AM 2-06.4.9H5c please fully dimension the loading zone and indicate whether the loading zone is a Type A or B as provided in UDC Section 7.5.4.
8) Per AM 2-06.4.9N4 please show all proposed ground elevations at different points on each lot to provide reference to future grading and site drainage.
9) Per TSM 4-01.2.1A6 the parking areas and the depressed sidewalk areas should drain to the depressed water harvesting areas.
10) Per AM 2-06.4.9N5 permission from TDOT and Permits and Codes will be required before constructing a scupper to place drainage under the existing sidewalk on Stone Ave or replacing sidewalk, curb and brick pavers related to closing the existing curb cut. The Engineering Division of Planning and Development Services can help facilitate this process.
11) Per AM 2-06.4.9S please show existing or proposed pedestrian circulation along abutting right-of-way. Such sidewalks must comply with accessibility requirements for the physically disabled.
12) Per AM 2-06.4.9T show refuse collection location.
13) Per AM 2-06.4.9V show location of gang mailboxes as appropriate.
14) Per TSM 8-01.4.0D Solid waste and recycle collection shall be by metal containers when the waste stream calculation exceeds 190 gallons per week.
15) Per TSM 8-01.8.0 Waste Stream Calculation Guidelines, 14,049. Square feet of office space would require over 234 gallons/per week of waste stream collection. Please provide calculations showing waste stream is less than 190 gallons per week or provide metal containers in accordance with TSM Section 8.01. Additional consideration may be sought by communicating with City of Tucson Environmental Services.
16) Per TSM 10-01.3.2D the curb radii connecting Ash Avenue with 5th Street should have a minimum 12 foot radii.
17) Dimension overhang line to be 2.5 to 3.0 feet where 18' length for parking spaces overlap into landscaping area for the overhang adjacent to Stone Avenue per TSM 5-01.3.3
If you have any comments questions or wish to discuss new information, please call or email me at 520-837-5007 or paul.baughman@tucsonaz.gov.
09/14/2015 SSHIELD1 ADA REVIEW Passed
09/14/2015 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: 601 N. Stone Avenue
Development Package (1st Review)
DP15-0135

TRANSMITTAL DATE: September 14, 2015

DUE DATE: September 22, 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, 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

2-06.4.1 - 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.

1. COMMENT: Provide the above applicable information on sheet 1.

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;

2. 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).

3. COMMENT: Provide the above information on the plan.

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.

4. COMMENT: Provide the development package case number, DP15-0135, adjacent to the title block on each sheet.

5. COMMENT: As this project will require Downtown Area Infill Incentive District (IID) review provide the IID case number adjacent to the title block on each sheet. This case number should be a T15SA000?? Number.

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: Sheet 2 "PROJECT INFORMAITON", "EXISTING USE" the "ALLOWED AS PER" should be listed as IID Table 5.12-DLS-1.

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.

7. COMMENT: As this project will require Downtown Area Infill Incentive District (IID) review, provide the IID case number adjacent to the title block on each sheet. This case number should be a T15SA000?? Number. The IID must be completed prior to approval of the development package.

8. COMMENT: As a general note provide the IID number, date of approval, what was approved and any conditions of approval.

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

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

9. COMMENT: There appears to be a discrepancy between the building area provide and the total shown within the vehicle parking calculation. Under "ZONING AND LAND USE NOTES" the "EXISITNG BUILDING AREA " is listed as 14,049.5 S. F.. Under "PROJECT INFORMATION" "REQUIRED PARKING" when you add 11,855.5 S. F. to 2,065.5 S. F. the total is 13,921 S. F. Which is correct?

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

10. COMMENT: Remove all references to lot coverage from the plan as it is not applicable.

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.

11. COMMENT: Provide width dimensions for the curb, pavements and sidewalks along Stone Avenue and 5th 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.A - Draw in all proposed lot lines with approximate distances and measurements.

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.

12. COMMENT: Provide the above information 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.

13. COMMENT: Provide dimensions for the proposed back-up spur shown at the north end of the east parking area, see UDC Article 7.4.6.F.4 and figure 7.4.6-B.

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.

14. COMMENT: Until comment 9 has been addressed the total number of required vehicle parking spaces cannot be verified. If the gross floor area is 14,049.5 the required number would be 47. If the gross floor area is 13,921 the required number would be 46. Also the third "OFFICE" listed under "REQUIRED PARKING" shows 14,4049.5 which would require 480 vehicle parking spaces. Also the number of vehicle parking space shown as provided, 33, is not correct. There are only 21 spaces shown on site.

15. COMMENT: Based on the COT Major Streets and Routes Map, Stone Avenue has a future right-of-way (ROW) of 120'. The eight (8) vehicle parking spaces shown within the future ROW cannot be counted toward the required/provided number of vehicle parking spaces. That said the number of provided vehicle parking spaces should be 13.

16. COMMENT: Based on the provided vehicle parking space calculation the required number of accessible vehicle parking spaces is not correct. Per IBC Table 1106.1, 33 vehicle parking spaces require two (2) accessible vehicle parking spaces.

17. COMMENT: The accessible vehicle parking space detail on sheet SD-2 does not match what is shown on the plan.

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.

18. COMMENT: Provide a loading space calculation, required and provided, on the plan. For your information per UDC Table 7.5.5-A Commercial Services Use Group, Offices: Less Than 50,000 sq. ft. GFA zero (0) loading spaces are required for this project.

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.

19. COMMENT: Until comment 9 has been addressed the total number of required short and long term parking spaces cannot be verified. Also the bicycle parking space calculation uses a different gross floor area than the vehicle parking space calculation, 13,843 vs. 14049.5 clarify.

20. COMMENT: Per UDC Article 7.4.9.B.2.g A bicycle rack must be a minimum of two and one half feet from a wall or other obstruction. That said the short term bicycle parking detail shown on sheet SD-2 is not correct. The 1.5' dimension should be 2'-6" to the building wall and the 2'-6" dimension should be from the edge of the rack not the center, see UDC Figure 7.4.9-C.

21. COMMENT: Provide a long term bicycle parking detail that shows how the requirements of UDC Article 7.4.9.D are met.

2-06.4.9.J - If street dedication is not required or proposed and the project site is adjacent to a Major Street or Route, draw the Major Street right-of-way lines for those streets. (Add the MS&R future sidewalk, right-of-way lines, sight visibility triangles, etc.)

22. COMMENT: Provide the above information on the plan.

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).

23. COMMENT: Provide the square footage and height of the building within the footprint 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.

24. COMMENT: Provide a sidewalk width dimension for the sidewalk the runs along the south side of the eastern part of the building.

25. COMMENT: Provide a sidewalk width dimension between the shown vehicle overhang and the building for the sidewalk the runs along the west side of the building.

26. COMMENT: Clearly show the required pedestrian circulation to 5th Street on the plan; see TSM Section 7-01.4.1.A.

27. COMMENT: Show the 2'x6' bicycle parking spaces, see UDC Article 7.4.9.B.2.f, on the plan and provide a sidewalk width dimension from the bicycle parking space to the edge of the sidewalk. Minimum sidewalk width is 4'-0" see TSM Section 7-01.4.3.A.

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.

28. COMMENT: If applicable show all proposed signage on the plan along with a note stating "ALL SIGNAGE SHALL BE PERMITTED UNDER A SEPARATE PERMIT".

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
09/14/2015 SSHIELD1 H/C SITE REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: 601 N. Stone Avenue
Accessibility Review - On Site Only
Development Package (1st Review)
DP15-0135

TRANSMITTAL DATE: September 14, 2015

DUE DATE: September 22, 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.

1. Based on the provided vehicle parking space calculation the required number of accessible vehicle parking spaces is not correct. Per IBC Table 1106.1, 33 vehicle parking spaces require two (2) accessible vehicle parking spaces.

2. The accessible vehicle parking space detail on sheet SD-2 does not match what is shown on the plan.

3. Clearly shown the accessible route from the accessible parking space to the accessible building entrance and to the accessible route within the right-of-way.

4. Provide running slope directional arrows, running slope percentages, cross slope directional arrows and cross slope percentages for all surfaces along the required accessible route per ICC A117.1-2009 403.3 and IBC 107.2.1

5. Provide a note stating, that all accessible route slopes are to comply with ICC A117.1, Section 403.3; 5% maximum running slopes and 2% maximum cross slopes.

6. Provide a vertical dimension from the bottom of the van accessible sign and the standard accessible sign. This dimension should be 7'-0" measured to finish grade.
09/21/2015 ANDREW CONNOR NPPO REVIEW Approved
09/21/2015 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change 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:

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

Calculations:

Square footage of the vehicular use area; number of parking spaces, including the required and provided parking space calculations; and the calculation of the required number of canopy trees. Show parking spaces on the landscape plan.l

UNIFIED DEVELOPMENT CODE

ARTICLE 7: DEVELOPMENT STANDARDS

LANDSCAPING AND SCREENING


Continuous screens along street frontages for vehicle use area must be as determined by Table 7.6.4-I. Provide and identify 30" screening for vehicle use area adjacent to street frontages.

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

Additional comments may apply.

Final Status

Task End Date Reviewer's Name Type of Review Description
01/21/2016 AROMERO4 OUT TO CUSTOMER Completed