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Permit Review Detail
Review Status: Completed
Review Details: DEV PKG - RESUBMITTAL
Permit Number - DP15-0198
Review Name: DEV PKG - RESUBMITTAL
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/05/2016 | EGALLET1 | START | PLANS SUBMITTED | Completed | |
| 01/06/2016 | CHRIS POIRIER | PIMA COUNTY | ADDRESSING | Reqs Change | See additional documents in PRO. Request for corrections/additional information--please see attached plans with Addressing comments. |
| 01/11/2016 | FDILLON1 | DESIGN PROFESSIONAL | REVIEW | Needs Review | This project requires review by the Infill Incentive District (IID) Design Review Committee (DRC). |
| 01/15/2016 | STEVE SHIELDS | ZONING | REVIEW | Reqs Change | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Steve Shields Lead Planner PROJECT: The Marist on Cathedral Square Development Package (2nd Review) DP15-0198 TRANSMITTAL DATE: January 20, 2016 DUE DATE: January 29, 2016 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 November 09, 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 2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet. 1. Addressed. COMMENT: Provide the development package case number, DP15-0198, adjacent to the title block on each sheet. 2-06.4.7 - General Notes The following general notes are required. Additional notes specific to each plan are required where applicable. 2-06.4.7.A - Zoning and Land Use Notes 2-06.4.7.A.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. 2. Zoning acknowledges that an IID review is in process, T15SA00423. Until the IID is approved the development package cannot be approved. COMMENT: As modification of development regulations through the Downtown Area Infill Incentive District (IID) are proposed provide the IID case number adjacent to the title block and provide a general note stating the IID case number, date of approval, what was modified, and any conditions on the plan. Zoning acknowledges that you are proposing a note(s) on sheet 2. 2-06.4.7.A.8 - For development package documents provide: 2-06.4.7.A.8.d - When the proposed site is part of a larger site, the calculations encompass the entire site, whether existing or proposed. If the project is being phased, calculations must show that, at each phase, requirements are being met. 3. Zoning acknowledges that an IID review is in process, T15SA00423. Until the IID is approved the development package cannot be approved. COMMENT: It is not clear if this project is a stand alone site or part of site to the southeast. The vehicle parking space calculation shows 12 required, 0 provided. The plan shows 12 spaces on site. Are these spaces for this site or for the site to the southeast, clarify. If the two sites are going to operate as one than all calculations should be for the overall site. 2-06.4.7.B - Drainage Notes List the following notes as appropriate: 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. 2-06.4.9 - 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. 4. Zoning acknowledges that a lot split is in process, S16-002. The lot split will need to be completed prior to approval of the development package. COMMENT: It appears that some type of lot split or subdivision is proposed. Provide approved documentation for this process. 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. 5. Addressed. COMMENT: Provide access lane width dimensions for the entrance/exit lanes off of Church between the island. 6. Until the agreement is finalized the development package cannot be approved. COMMENT: As access is provided across this site to the site to the south some type of cross access agreement or easement is required, 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. 7. Zoning acknowledges that an IID review is in process, T15SA00423. Until the IID is approved the development package cannot be approved. COMMENT: The vehicle parking space calculation does not appear to be correct. The calculation shows 0 provided but there are 12 vehicle parking spaces shown on the plan. If the vehicle parking spaces are to be used for another site IID approval required. 8. Until the agreement is finalized the development package cannot be approved. COMMENT: There is a vehicle parking space shown south of the proposed trash enclosure that is partially location on this site and on the site to the south. Some type of easement or agreement will need to provided. 9. Addressed. COMMENT: At the proposed curb ramp adjacent to the proposed accessible vehicle parking space it appears that vehicles will be able to access the sidewalk area. Per UDC Article 7.4.6.H.1 some type of barrier is required at this location. 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. 10. Addressed. COMMENT: The loading space calculation does not appear to be correct. The calculation shows 0 provided but there is 1 loading space shown on the plan. 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. 11. Zoning acknowledges that an IID review is in process, T15SA00423. Until the IID is approved the development package cannot be approved. COMMENT: Per UDC Table 6.4.5.C-1 the required street perimeter yard setback to Church Avenue is the greater of 21' or the height of the exterior wall measured from the back of future curb. Based on a height of 52' the require street perimeter yard setback to Church Avenue is 52', provided is 22.9'. IID approval required. 12. Zoning acknowledges that an IID review is in process, T15SA00423. Until the IID is approved the development package cannot be approved. COMMENT: Per UDC Table 6.4.5.C-1 the required street perimeter yard setback to Ochoa Street is the greater of 21' or the height of the exterior wall measured from the back of future curb. Based on a height of 52' the require street perimeter yard setback to Ochoa Street is 52', provided is 32.3'. IID approval required. 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. 13. Addressed. COMMENT: The proposed pedestrian cross walk shown running from the proposed accessible vehicle parking space west to Church Avenue may not run between the loading space and the access to the loading space, See TSM 7-01.4.1.F. 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. 14. The easement will need to be recorded and the recordation information provided on the plan prior ot approval of the development package. COMMENT: There is a proposed accessible ramp called out along Church Avenue at the north side of the entrance/exit lane to this site. This ramp is partially located within the right-of-way and partially on this parcel. Some type of access easement may be required, contact COT Real Estate for requirements. Accessibility Review - On Site Only 15. Addressed. COMMENT: As the accessible vehicle parking space shown on the plan is the only accessible space on this site it needs to meet the requires for van accessibility, see IBC Section 1106.5. 16. Addressed. COMMENT: Clearly show how the accessible route from the accessible vehicle parking space to the building and to the pedestrian circulation in the right-of-way meets the requirements of ICC A117.1. 17. This comment was not fully addressed, see the following. COMMENT: Clearly show how the proposed ramp meets the requirements of ICC A117.1. Ramp Detail 1 a rail extension is required at the southeast end of the ramp, it may not be an extension around to the stair rail, see IBC Section 1012.6. Ramp Detail 2 north end stairs, it is not clear that the required 1' extension is provided, see IBC Section 1012.6. Ramp Detail 2 north end of ramp, it is not clear that the proposed landing meetings the requirement of IBC Section 1010.7.3 & ICC Section 405.7.3. Provide a dimension. Ramp Detail 2 center ramp landing, it is not clear that the proposed landing meetings the requirement of IBC Section 1010.7.3 & ICC Section 405.7.3. Provide a dimension from the rail extension to the rail to the north. Ramp Detail 2 southern most ramp, Provide handrails on both sides of this ramp, See IBC Section 1012. Ramp Detail 2 southern most ramp, Once the handrails and extensions are shown demonstrate that the requirements of IBC Section 1010.7.3 & ICC Section 405.7.3 are met at the top and bottom landings. 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 |
| 01/20/2016 | ANDREW CONNOR | LANDSCAPE | REVIEW | Reqs Change | 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. (General comment, pertaining to plan contents) The landscape plan will contain the following identification in the lower right corner of each sheet: Any other relevant case number for reviews or modifications that affect the site. 5.12.6. IID PLAN REVIEW AND APPROVAL PROCEDURES UNDER THE IID ZONING OPTION Compliance with the requirements of the RND, DCS, and General IID resign requirements are to be reviewed by Historic, DRB, Design Professional. Provide any and all documentation related to these reviews and ensure to incorporate into the DP any modifications, revisions, etc as a result of the review processes noted above. It is acknowledges that an IID review is in process Case # T15SA00423. The IID must be approved prior to development package approval. Shade Note: The use of plantings and shade in the City right-of-way is permitted to meet this standard with the approval of the Transportation Department. Provide TDOT approval for use of the public ROW. Ensure that all Zoning and Engineering comments and concerns are addressed. Additional comments may apply. |
| 01/20/2016 | ROBERT SHERRY | PLUMBING-COMMERCIAL | REVIEW | Completed | |
| 01/20/2016 | SSHIELD1 | ZONING HC | REVIEW | Reqs Change | See Zoning comments |
| 01/22/2016 | LOREN MAKUS | ENGINEERING | REVIEW | Reqs Change | Show cross-access easements with the adjacent property. Completion of the lot split/reconfiguration must be completed before approval of the development package. Once these have been completed, I will approve this DP over the counter. |
| 01/25/2016 | ZELIN CANCHOLA | COT NON-DSD | TRAFFIC | Approved | |
| 01/29/2016 | PATRICIA GEHLEN | ZONING-DECISION LETTER | REVIEW | Reqs Change | This review has been completed and resubmittal is required. Please resubmit the following items: 1) Two rolled sets of the plans 2) A disk containing all items submitted 3) All items requested by review staff 4) All items needed to approve these plans |
| 01/29/2016 | PGEHLEN1 | COT NON-DSD | ENVIRONMENTAL SERVICES | Reqs Change | The Development Package has been reviewed on behalf of the Environmental Services Dept. and the following will need to be addressed on the resubmittal: 1. Provide the mentioned Cross Access Agreement. This is required in order for the two parties to share the refuse and recycling enclosure and for the service vehicle to have an adequate route to service the enclosure through the two properties. This agreement will need to be reviewed and approved by the Environmental Services Dept. and then recorded prior to approval of the Development Package. If there are any questions, I can be reached at kperry@perryengineering.net |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 02/18/2016 | EGALLET1 | OUT TO CUSTOMER | Completed |