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Permit Review Detail

Permit Number: DP15-0143
Parcel: 11603019H

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP15-0143
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
09/18/2015 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: The Ledges Apartments
Development Package (1st Review)
DP15-0143

TRANSMITTAL DATE: September 21, 2015

DUE DATE: October 12, 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 September 13, 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 PDSD Development Package approval stamp in the lower right quadrant of all sheets. This includes the landscape sheets.

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

2. COMMENT: The drawing sheets have not been put in the order shown under the sheet index. Sheet 5 is before sheet 3.

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.

3. COMMENT: Provide the above information for the landscape architect that prepared the landscape plans on the cover 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;

4. COMMENT: Provide a brief legal description within the title block on the landscape sheets.

2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx).

5. COMMENT: Provide the page number and total number of pages (i.e., sheet xx of xx) on the landscape sheets.

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.

6. COMMENT: Provide the development package case number, DP15-0143, adjacent to the title block on each landscape sheet.

7. COMMENT: Remove the address from the title block of the landscape sheets and provide it adjacent to the title block.

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.

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

8. COMMENT: Show the subject property approximately centered within the one square mile area.

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.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.

9. COMMENT: Provide a general note on the cover sheet stating "THIS PROJECT IS DESIGNED TO MEET THE OVERLAY ZONE(S) CRITERIA, UDC ARTICLES 5.3 SCENIC CORRIFOR ZONE (SCZ) & 5.4 MAJOR STREETS AND ROUTES SETBACK ZONE (MS&R)."

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

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,

10. COMMENT: Provide a lot area and vehicular use 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.C - The following information regarding existing private or public right-of-way (ROW) 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: Provided dimensions for the existing paving 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.E - Proposed land splits or existing lot lines shall be drawn on the plan with dimensions and the identification number and approximate square footage of each lot. (Please be aware that, if land division occurs and the number of lots falls within the definition of subdivision, a subdivision plat is required.) Land splits require a separate permit and review.

12. COMMENT: As this site comprises three parcels, 116-03-019H, 116-03-019J & 115-21-009B, a lot combination is required. Provide a copy of the approved Pima County Combination form with your next submittal.

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 access lane and PAAL widths for all proposed or modified access lane or PAALs.

14. COMMENT: Per UDC Article 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. See green highlighted areas on the plan.

15. COMMENT: Fully dimension the back-up spur shown at the north end of the eastern most proposed 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.

16. COMMENT: Detail 5, sheet 5 provide a wheel stop location dimension, see UDC Article 7.4.6.H.3.

17. COMMENT: Per UDC Article 7.4.6.D.2.b A motor vehicle off-street parking space must have a minimum width of ten feet when the side(s) of the parking space abuts a vertical barrier over six inches in height, other than a vertical support for a carport. Detail 3 sheet 5 show that the vehicle parking space located west of the proposed trash.

18. COMMENT: Per UDC Article 7.4.6.K Use of Street or Alley for Maneuvering Area. A street or alley can not be used for maneuvering directly into or from any parking space located wholly or partially outside the public right-of-way. That said the five (5) vehicle parking spaces shown at the south end of the eastern most parking area back directly into the ROW. A Board of Adjustment for Variance is required.

19. COMMENT: Provide an accessible vehicle parking space calculation, standard and van accessible, required and provided, on the plan. Based on IBC 1106.2 8 accessible spaces are required two (2) being van accessible. Two (2) of the accessible spaces shown on the plan do not appear to have the required access isles.

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.

20. COMMENT: The setback requirements shown on sheet 1 are not correct.
West and North should both be 10' or ¾ the height
East adjacent zones should show R/W and R-1
South * should be measured from the back of future curb

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
09/21/2015 SSHIELD1 ADA REVIEW Passed
09/21/2015 SSHIELD1 H/C SITE REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: The Ledges Apartments
Accessibility Review - On Site Only
Development Package (1st Review)
DP15-0143

TRANSMITTAL DATE: August 28, 2014

DUE DATE: September 19, 2014

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.

Provide an accessible vehicle parking space calculation, standard and van accessible, required and provided, on the plan. Based on IBC 1106.2 8 accessible spaces are required two (2) being van accessible. Two (2) of the accessible spaces shown on the plan do not appear to have the required access isles.

As new and modified accessible vehicle parking spaces are required provide a 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.
09/24/2015 KEN BROUILLETTE FIRE REVIEW Approved
09/25/2015 ANDREW CONNOR NPPO REVIEW Reqs Change This site is within UDC 5.3. SCENIC CORRIDOR ZONE (SCZ)

5.3.4. SCENIC ROUTE BUFFER AREA

A. Requirement

1. A buffer area 30 feet wide, adjacent to the MS&R future right-of-way line, is required and shall be preserved and maintained in its natural state;

2. No development or improvements shall occur in a Scenic Route buffer area except as provided in Section 5.3.4.C, Permitted Improvements; (See Figure 5.3-B.)

3. The buffer area shall be restored as closely to its natural state as possible In areas where public safety or the delivery of public services precludes preservation of existing vegetation; and,

4. The buffer area is in lieu of the landscape border required along street frontages under Section 7.6, Landscaping and Screening Standards.

The approved tentative plat dated 6/27/96 indicates a 30' scenic buffer along Speedway Blvd. Site inspection revealed that the area has been significantly altered.
Only approved restoration can occur within designated natural areas.

Provide NPP plan or acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants for new development.

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

Additional comments may apply.
09/25/2015 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.

This site is within UDC 5.3. SCENIC CORRIDOR ZONE (SCZ)

5.3.4. SCENIC ROUTE BUFFER AREA

A. Requirement

1. A buffer area 30 feet wide, adjacent to the MS&R future right-of-way line, is required and shall be preserved and maintained in its natural state;

2. No development or improvements shall occur in a Scenic Route buffer area except as provided in Section 5.3.4.C, Permitted Improvements; (See Figure 5.3-B.)

3. The buffer area shall be restored as closely to its natural state as possible In areas where public safety or the delivery of public services precludes preservation of existing vegetation; and,

4. The buffer area is in lieu of the landscape border required along street frontages under Section 7.6, Landscaping and Screening Standards.

The approved tentative plat dated 6/27/96 indicates a 30' scenic buffer along Speedway Blvd. Site inspection revealed that the area has been significantly altered.
Only approved restoration can occur within designated natural areas.

Provide NPP plan or acceptable documentation, which clearly indicates that the project will not impact Protected Native Plants for new development.

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

Additional comments may apply.
09/25/2015 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Completed
09/30/2015 PAUL BAUGHMAN ENGINEERING REVIEW Reqs Change DATE: October 1, 2015
DUE DATE: October 12, 2015
SUBJECT: Parking and trash enclosure addition for the Ledges Apartments
TO: Jeff Stanley, PE
LOCATION: 2162 W Speedway
REVIEWERS: Paul Baughman, PE, CFM
ACTIVITY: DP15-0143
SUMMARY: Engineering Division of Planning and Development Services Department has received and reviewed the proposed Development Plan Package. The following items need to be addressed:
1) Per TSM 2-01.11.1 the face of the fill slope where the new dumpster is being proposed at the SW corner of the site should be protected against erosion caused by both drainage from existing parking and that from the adjacent wash. Please update detail 6 on sheet 5 to show how dumpster will be protected from erosion. Please note that recent aerials show evidence of existing erosion where the dumpster is proposed.
2) Per AM 2-06.4.9N4 please indicate all proposed ground elevations near the dumpster to be placed on the SW corner of the site such that compliance with TSM 8-01.5.2G where a minimum 2% slope away from the enclosure is required. There is concern that when the doors are anchored in the open position that drainage will be funneled into the enclosure area.
3) Per TSM 8-01.5.2A trash enclosure walls shall be constructed as shown in Figure 2 with bollards set a minimum of one foot inside the inside surface of the rear and side walls of the enclosure to prevent the container from damaging the walls of the enclosure. Please show trash enclosure detail that matches Figures 2 and 3 from section 8 of the TSM and complies with the enclosure specifications of TSM 8-01.5.2.
4) Per TSM 8.01.5.3B please update detail 6 on sheet 5 to show a minimum safe access and operational area of 14 feet by 40 feet.
5) Per TSM 8.01.5.3E please update details 6, 7 and 8 on sheet 5 to show the minimum turning radiuses required for collection vehicles to service metal containers shall be 36 feet for the inside rear wheels radius and 50 feet for the outside front bumper as illustrated on Figure 7. At any structure or vehicle parking space there must be a minimum of three feet of clearance between the collection vehicle and the maneuvering/turning radius. It is anticipated that adjustments will need to be made to the approach angle on details 6 and 7 to satisfy these requirements.
6) Per AM 2-06.4.9H2 please show site visibility triangles as part of detail 1 on sheet 5 and corresponding area on sheets 3 and 4.
7) Per TSM 10-01.3.2C and figure 6 please show a minimum 18' radius for the curb return as part of 1 on sheet 5 and as callouts on sheets 3 and 4.
8) Per AM 2-06.4.8B show 10 foot wide electric easement and 30 foot wide gas easement that runs through the new parking area on sheets 2, 3 and the details on sheet 5 as applicable. Include recording information.
9) Detail 4 on sheet 5 shows a new 30" screen wall where the gas line is buried. Per AM 2-06.4.8B please provide written permission from the easement holder to place this new screen wall.
10) Per UDC 7.4.6F4 a back-up spur must be provided at the western most corner of detail 8 on sheet 5. The spur must be a minimum of three feet in depth and have a three foot radii and a wheel barrier to prevent encroachment onto any unsurfaced area. Please add the required dimensioning and barrier to detail 8 on sheet 5 and to sheet 3. Please ensure drainage is not impeded by the barrier requirement. A wheel barrier will also be required at the back-up spur next to the 10 x 10 rip rap splash pad shown on sheet 4 by keynote 13. Drainage patterns will need to be provided for here also.
11) Per section 2.2 of the Pima County Stormwater Detention/Retention Manual please provide 5 year threshold retention for the additional impervious areas created by the parking lots. Please clarify in your drainage statement whether this excess volume exists in the detention area.
12) Per AM 2-06.4.8D please show the electric lines, electric poles and gas line.
13) Per UDC 5.2.7B3 any slopes, steeper than a ratio of three horizontal to one vertical, such as near detail 6 on sheet 5 where the dumpster is proposed on an existing slope shall be stabilized with hand placed rip-rap. Please note that this may be used to deal with erosion from parking lot drainage as a dual solution.
14) Per TSM 9-01.2.5D1 please provide the average cross slope (ACS) analysis with the plan and list the ACS in the general notes on the plan.
15) Per TSM 9-01.3.2D please delineate any areas with average cross slopes of 15% or greater.
16) Per AM 2-06.4.1 please add the email addresses and phone number of the primary property owner of the site.
17) Per AM 2-06.4.76 please list Hillside Development Zone in the lower right corner of each sheet.
18) Per AM 2-06.4.8C please provide the recording information for all streets adjacent to this site and label them as public or private.
19) Per AM 2-06.4.8D please provide all utility information on or adjacent to the site.
20) Per AM 2-06.4.8F please show existing 48" CMP under Speedway Blvd on sheet 1 upstream of the "A" Wash.
21) Per AM 2-06.4.8I and AM 2-06.4.9N6 please show the 100-year flood limits for the "A" wash on sheets 1, 2, 3 and 4.
22) Per AM 2-06.4.9O please show erosion hazard setback limits for the "A" wash on sheets 1, 2, 3 and 4.
23) Per 2-06.4.9D please delineate the Natural Undisturbed Open Space in a surveyable manner.
24) Per AM 2-06.4.9N1 please show areas of detention/retention including 100-year ponding limits with water surface elevations. This water surface elevation should include the additional flow being discharged as part of this increased paving if applicable.
25) Per AM 2-06.4.9S please show existing or proposed pedestrian circulation along abutting rights-of-way. Such sidewalks must comply with accessibility requirements for the physically disabled and the design criteria of TSM Section 10-01.
26) Please call out detail 9 on sheet 5 where it applies instead of the 2" AC callouts currently shown throughout the plan. Please see TSM 10-01.3.1 Paving, for guidance.
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.

Final Status

Task End Date Reviewer's Name Type of Review Description
10/02/2015 EGALLET1 OUT TO CUSTOMER Completed