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Permit Review Detail

Permit Number: DP15-0147
Parcel: 12617119A

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP15-0147
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
09/14/2015 KEN BROUILLETTE FIRE REVIEW Approved
09/15/2015 JASON GREEN ENGINEERING REVIEW Reqs Change DATE: September 28, 2015
DUE DATE: September 29, 2015
SUBJECT: Development Plan Package- Engineering Review
TO: Stickley Design Group Architect, PLC
LOCATION: 717 S Alvernon Way; T14S R14E Sec15
REVIEWERS: Jason Green, CFM
ACTIVITY: DP15-0147

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.2-06.4.1: Revise the development package to include the email address for the primary property owner of the site.

2) AM Sec.2-06.4.2.A: Revise the development package and Title Block to include the proposed name of the project.

3) AM Sec.2-06.4.3: The relevant Development Package case number (DP15-0147) may be added to the lower right hand corner of the plan on all sheets.

4) AM Sec.2-06.4.4.B: Revise the development package and Project Location Map to identify the regional watercourse "Arroyo Chico" within the 1 square mile area.

5) AM Sec.2-06.4.4.C: Revise the development package and Project Location Map to correctly label the Section corners. Revise the location map to include the Section, Township and Range adjacent to the north arrow and scale.

6) AM Sec.2-06.4.8.B: Revise the development package to provide the recordation information for all existing easements onsite that are shown on the development package.

7) AM Sec.2-06.4.8.C: Revise the development package to include the following information regarding the public right-of-ways (to include the Alley) adjacent to the site shall be provided; the name, right-of-way width, recordation data, type and dimensioned width of paving, curbs, curb cuts and sidewalks. Label all as "Public" and Alvernon as "MS&R Arterial."

8) AM Sec.2-06.4.8.F: Revise the development package to label all existing storm drainage facilities on and adjacent to the site with the Improvement Plan Number in plan view. Specifically the existing catch basin within Santa Barbara Street.

9) AM Sec.2-06.4.9.H.2: Revise the development package to label and dimension the Near and Far Side dimension of the SVTs for the driveway and the Local Street and the adjacent alleyway and MS&R Street, refer to TSM Sec.10-01.5.3 for line of sight matrix. The plan view and Legend only shows the 20-foot stem dimension.

10) AM Sec.2-06.4.9.H.5.a Revise the development package and handicap vehicle parking space detail to remove the signage from the 2.5 foot overhang. Verify on the detail the required 2.5 foot overhang for spaces adjacent to sidewalks, landscape areas, wall, handicap parking signage, etc. Refer to UDC Figure 7.4.6-C for the 2.5 foot overhang dimension.

11) AM Sec.2-06.4.9.H.5.a: Revise the development package to label the minimum dimensions for the 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 three foot radii for spurs.

12) AM Sec.2-06.4.9.H.5.a Revise the development package to label and dimension the PAAL widths throughout the site. Verify the minimum 24-foot PAALs and the required 1-foot setback adjacent to the existing parking canopies.

13) AM Sec.2-06.4.9.H.5.a Revise the development package to label and dimension the proposed parallel parking space to the north of the building.

14) AM Sec.2-06.4.9.J: Revise the development package to label and dimension the future right-of-way and future sidewalk/curb location for Alvernon Way based off of the MS&R maps. If the existing right-of-way is at full width then label and "Existing/Future" in plan view.

15) AM Sec.2-06.4.9.M: Revise the development package to label the backup generator located adjacent to the northwest corner of the building.

16) AM Sec.2-06.4.9.R: Refer to comments from the Zoning Reviewer for all handicap accessibility comments that may be associated with this project.

17) AM Sec.2-06.4.9.R: Revise the development package and detail for the proposed handicap access ramp to verify it meets all ANSI requirements.

18) AM Sec.2-06.4.9.R: Revise the development package to label and dimension all widths for the existing onsite sidewalks. Verify the minimum 4-foot width requirements for all onsite sidewalks.

GENERAL COMMENTS:

Please provide a revised Development 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
09/29/2015 JOE LINVILLE NPPO REVIEW Approved
09/29/2015 MICHAEL ST. PAUL ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Michael St Paul
Planning Technician

PROJECT: DP15-0147
717 South Alvernon
Medical Outpatient

TRANSMITTAL DATE: September 29, 2015

DUE DATE: September 29, 2015

1) COMMENT: Please resubmit revised drawings along a response letter, which states how all Zoning Review Section comments regarding the Unified Development Code, The Administrative and Technical Manuals 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. 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 requirements are in the Unified Development Code and can be viewed at the same web link as above

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 .

2. 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

2-06.1.0 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

2-06.3.4 - A title block shall be provided in the lower right quadrant of each sheet.

2-06.3.7 - A small, project-location map shall be provided 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.

2) COMMENT: Provide the north arrow, scale and the contour intervals on the upper-right corner or the sheet.

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.

3) COMMENT: Provide the email address for the owner.

2-06.4.2 - The title block shall include the following information and be provided on each sheet:

2-06.4.2.A - The proposed name of the project or subdivision, or if there is no name, the proposed tenant's name;

4) COMMENT: Provide the name of the project in 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.

2-06.4.4.A - Show the subject property approximately centered within the one square mile area;

5) COMMENT: Draw the projection map so that the location of the project is in the center of the map.

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,

6) COMMENT: Provide the watercourses, (Arroyo Chico Wash and Paseo Grande Wash) in the projection map.

2-06.4.4.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

7) COMMENT: Provide the correct section corners on the projection map.

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.

8) COMMENT: Provide the existing use.

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

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.

9) COMMENT: A City of Tucson Park is across Alvernon Way. It is in the R-1 zone.

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/are provided.

10) COMMENT: Provide all the information, as described above, for the existing easements on the site plan.

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 all the right-of-way information, as described above, on the site plan.

2-06.4.8.D - The following information regarding existing utilities shall be provided: the location and size of water wells, water pumping plants, water reservoirs, water lines, fire hydrants, sanitary and storm sewers, including the pipe diameter and the invert and rim elevations of all manholes and cleanouts; the Pima County Wastewater Management Department (PCWMD) reference number; locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights. If water mains and sewers are not located on or adjacent to the tract, indicate the direction, distance to, and sizes of those nearest the property.
Identifying the locations of all utilities and service equipment immediately adjacent to the project is especially important in situations where pedestrian and vehicular access and circulation or landscaping can be in conflict. By knowing the location of the existing utilities, design of the project can take those elements into consideration and can help avoid expensive and time-consuming relocation of utilities, major redesign, or requests to vary regulations after commencement of construction.

12) COMMENT: Provide all the utility information, which is relevant to this site, on the site 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 - Proposed Traffic Circulation

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

13) COMMENT: Provide the future curb location (9' from the future ROW) on the site plan. Also provide the existing and future SVTs on the site plan.

2-06.4.9.H.4 - Indicate if existing streets are public or private; provide street names, widths, curbs, sidewalks, and utility locations, all fully dimensioned.

14) COMMENT: Provide all of the above street information. Alvernon Way appears to have little utility information on this 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.

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.

15) COMMENT: A) The maximum reduction of parking spaces is twenty percent (20%) of the total required before any reductions are applied (UDC Section 7.4.5.E.1.b). Forty-five (45) parking spaces are required. Therefore, the maximum reduction of required parking spaces is nine [20% of 45 = 9]. The proposed reduction (UDC Section 7.4.5.E.2.a) exceeds the twenty percent (20%) limit. (Also see HC review.)

B) Provide a dimensioned detail for the standard parking space as a typical. Dimension the PAALs on the site plan. Also dimension the parallel paring space near the bicycle parking. Provide some room for maneuverability for the bicycle parking. (See comment number 16.)

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.

16) COMMENT: It appears that inadequate maneuverability is provided for the short-term bicycle parking adjacent to the vehicle parking space (UDC Section 7.4.9.B.1.c). Provide more complete dimensions on the bicycle parking detail or on the site plan. (See green lines.)

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.)

17) COMMENT: Provide all of the MS&R information on the site plan. (See comment number 13.)

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.

18) COMMENT: If there are any proposed easement, provide all of 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).

19) COMMENT: Provide the height of the building.

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.

20) COMMENT: Provide the dimensions of the sidewalks on the site plan.

2-06.4.9.S - 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 in Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual.

21) COMMENT: Provide the dimension on the site plan for the existing sidewalks.

2-06.4.9.T - Show refuse collection areas, including locations of dumpsters, screening location and materials, and vehicle maneuverability, fully dimensioned, and access route. If dumpster service is not proposed, indicate type of service. For specific information on refuse collection, refer to Section 8-01.0.0, Solid Waste and Recycle Disposal, Collection, and Storage, of the Technical Standards Manual. Refuse collection on all projects shall be designed based on that section, even if collection is to be contracted to a private firm.

22) COMMENT: See comments by the engineering review section.

2-06.4.9.U - Indicate graphically, where possible, compliance with conditions of rezoning.

23) COMMENT: Provide a copy of the rezoning conditions (C9-81-14) and the last approved development plan. Also provide the rezoning condition of the cover sheet or first sheet of the revised 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.

24) COMMENT: Signs shall require a separate permit.

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.

25) COMMENT: See landscaping comments.

If you have any questions about this transmittal, please call Michael St. Paul, (520) 837-4959.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package site plan and any requested documents.

Provide a copy of the rezoning condition for C9-81-14 and a copy of the approved development plan.
09/29/2015 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the following information:
a. The location of fire hydrants.
b. The location of sanitary sewers, including the pipe diameter and the invert and rim elevations of all manholes (e.g. MH 8718-04, the upstream manhole); along with the Pima County Wastewater Management Department (PCWMD) reference number.
c. The locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights.
d. The first floor elevation for the building
Reference: City of Tucson Administrative Manual No. 2-06.0.0, Section 4.8 and Section 107.2.13, IBC 2012.
09/29/2015 JOE LINVILLE LANDSCAPE REVIEW Approved
09/29/2015 MSTPAUL1 ADA REVIEW Passed
09/29/2015 MICHAEL ST. PAUL H/C SITE REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Michael St. Paul
Planning Technician

PROJECT: Accessibility Review - On Site Only
717 South Alvernon Way
DP15-0147

TRANSMITTAL DATE: September 29, 2015

DUE DATE: September 29, 2015

1) COMMENT: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed.

2) COMMENT: Revise the parking calculation relative to the maximum reduction allowed (UDC Section 7.4.5.E.1.b). (See comment number 15, A for zoning review.)

3) COMMENT: Provide an accessible route from the accessible parking space to the accessible route at the building and to all accessible entrances of the building.

4) COMMENT: 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.

5) COMMENT: 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.

6) COMMENT: Provide running slope directional arrows, running slope percentages, cross slope directional arrows and cross slope percentages for all surfaces along the required accessible route from the proposed building entrance to the sidewalk located in the right-of-way per ICC A117.1-2009 403.3 and IBC 107.2.1

7) COMMENT: Place the accessible parking signs out of both the parking spaces and the pedestrian circulation. These are usually placed on the wall facing each parking space.

8) COMMENT: Provide an accessible sign detail with a fine of $590.00.

Final Status

Task End Date Reviewer's Name Type of Review Description
10/01/2015 EGALLET1 APPROVAL SHELF Completed
10/01/2015 EGALLET1 OUT TO CUSTOMER Completed
10/01/2015 EGALLET1 REJECT SHELF Completed