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Permit Review Detail

Permit Number: DP15-0208
Parcel: 11713039A

Address:
10 E BROADWAY BL

Review Status: Completed

Review Details: DEV PKG

Permit Number - DP15-0208
Review Name: DEV PKG
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
12/03/2015 EGALLET1 START PLANS SUBMITTED Completed
12/03/2015 FDILLON1 DESIGN PROFESSIONAL REVIEW Reqs Change Requires Rio Nuevo Area or IID Review. FD
12/08/2015 KBROUIL1 COT NON-DSD FIRE Approved
12/21/2015 PAUL BAUGHMAN ENGINEERING REVIEW Reqs Change DATE: December 22, 2015
DUE DATE: December 29, 2015
SUBJECT: Add Floors
TO: Richard Macias, PE
LOCATION: 10 E Broadway Blvd
REVIEWERS: Paul Baughman, PE, CFM
ACTIVITY: DP15-0208
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 AM 2-06.4.3 please show the relevant case number DP15-208 on the plans set.
2) General note 37 refers to a geotechnical report. Please submit this report for review to cover such things as compaction under sidewalk to be replaced and compressive strength of concrete requirements.
3) General note 38 refers to SWPPP. Please provide a copy of this plan for review with the next submittal.
4) Keynote 19 on sheet 4 refers to a "Turning vehicles yield to pedestrians" sign that is to remain. This sign is actually located across the street from where it is called out. The "right turn only" and "one way" signs are located as per the keynote 19 callout.
5) Keynotes 25 and 30 refer to a hardscape plan. This plan should be provided for review and pertinent details included in the civil plans set. Please specify which sheet these plans are located on.
6) Per TSM 7-01.3.3B please show the accessible route, on sheet 4 between the new trash and recycle APC storage location as called out by keynote 32 and the trash APC pick up location in keynote 31. Please note that keynote 31 has a typo where the APC is referred to as ACP. Please correct.
7) There is concern that the 4.4 foot wide pedestrian access between the eastern most existing raised brick planter, as called out by keynote 13 on sheet 4, may not be sufficient to transport the 4 cubic yard waste container between its storage and pick up location.
8) Sheet 5 is calling out several existing roof drains to remain. However, there appears to be an existing roof drain on the east side of the new curb access ramp (see keynote 4 on sheet 4) that is not identified or notated as to whether it is to remain. Please clarify.
9) Sheet 7 includes a "points and point tables to be provided at final submittal" notation. Please provide these tables.
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.
12/21/2015 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the points of connection to the existing public sewer. Provide the rim elevation of the next upstream sanitary manhole and determine the need for a backwater valve per Section 715.1, IPC 2012, as amended by the City of Tucson.
12/23/2015 BVIESTE1 PIMA COUNTY ADDRESSING Reqs Change See additional documents in PRO.
12/28/2015 ZELIN CANCHOLA COT NON-DSD TRAFFIC Approved
12/28/2015 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: David Rivera
Principal Planner

PROJECT: DP15-0208
Address: 10 E. Broadway
Development Package: DP15-0208 - Multi-use development

TRANSMITTAL DATE: December 28, 2015

DUE DATE: December 29, 2015

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

This plan has been reviewed for compliance with the Development Package Standards listed in section 2-06 of the City of Tucson Administrative Manual. Also compliance with applicable development criteria for the proposed use as listed in the City of Tucson Uniform Development Code (UDC).

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 December 1, 2016.


2-06.3.0 FORMAT REQUIREMENTS

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2-06.4.0 CONTENT REQUIREMENTS

2-06.4.1 - The name, mailing and email addresses, and phone number of the primary property owner of the site, the developer of the project, registrant(s), and other person(s), firm(s), or organization(s) that prepared the development package documents shall be provided on the right half of the cover sheet. The applicable registration or license number shall be provided if prepared by or with the assistance of a registered professional, such as a surveyor, architect, landscape architect, or engineer. All sealing shall be consistent with Arizona Board of Technical Registration guidelines.

01. COMMENT: List the email addresses for the owner/developer and all registrants that prepared this development package document.
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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 re-subdivision are to be provided. On re-subdivisions, provide the recording information of the existing subdivision plat;

02. COMMENT: The legal description of the parcel shall be labeled in the title block. The legal description is described as "Tucson Lot 3 Block 216" and the recorded plat is Bk 3 at Pg 70.
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2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet.

03. COMMENT: If applicable, list any related application case numbers as noted by the standard above.
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2-06.4.7 - General Notes
The following general notes are required. Additional notes specific to each plan are required where applicable.

2-06.4.7.A - Zoning and Land Use Notes

2-06.4.7.A.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses.

04. COMMENT: For clarity of the specific uses proposed list the uses as follows unless other uses are proposed. "COMMERCIAL USE GROUP - ADMINISTRATTIVE AND PROFESSIONAL OFFICE" and "RESIDENTIAL USE GROUP - MULTIFAMILY DEVELOIPMENT"
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2-06.4.7.A.6 - If a plan or plat is prepared in conjunction with other applications or overlays or the parcel being developed is subject to conditions of an application processed previously, additional information must be added to the plan. Such applications and overlays include, but are not limited to: annexations; rezonings; special exceptions; Board of Adjustment variances; Design Development Options; Technical Standard Modification Request; overlays (Airport Environs Zone, Environmental Resource Zone, Gateway Corridor Zone, Hillside Development Zone, Historic Preservation Zone, Major Streets and Routes, Rio Nuevo District, Scenic Corridor Zone, WASH); Modification of Development Regulations through the Downtown Area Infill Incentive District or Rio Nuevo District; Downtown Heritage Incentive Zone; or, Design Review Board. Provide the following information on the plan.

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.



05. COMMENT: This existing development is non-conforming for current building setbacks so the statement under the permitting notes 16 is not correct. The statement should include that the setbacks will be met based on the MDR approval through the IID.

List the case numbers of any additional applications or overlay process. Any conditions of approval of the applications or overlays shall be listed on the cover sheet as general notes.
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2-06.4.7.A.8 - For development package documents provide:

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

06. COMMENT: List the square footage of the office and residential areas as a general note or under a zoning notes/calculations text block on the cover sheet.
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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,

07. COMMENT: List the expansion calculation as a general note or under a zoning notes/calculations text block on the cover sheet.
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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.

2-06.4.9.G - If the project is to be phased, provide calculations, setbacks, etc., to indicate that each phase complies with all requirements as a separate entity. Show phase lines on the drawing. Show and label any temporary improvements that may be needed to make the site function for each phase as one entity. If such temporary improvements are off the site of the phase under consideration, a temporary easement or other legal documentation to assure legal use of the property is required. Note recording information.

08. COMMENT: If applicable, provide phasing calculations as noted by the standard above.
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2-06.4.7.E.1.a - The following notes will be placed on all plans/plats.

2-06.4.8.B - All easements shall be drawn on the plan. The recordation information, location, width, and purpose of all easements on site will be stated. Blanket easements should be listed in the notes, together with recordation data and their proposed status. Should an easement not be in use and be proposed for vacation or have been abandoned, so indicate. However, should the easement be in conflict with any proposed building location, vacation of the easement shall occur prior to approval of plan unless written permission from easement holder(s) is provided.

09. COMMENT: Clarify if there are easements for the building overhang that extend into the right of way. If not, contact Jim Rossi with the COT Real Estate Division about obtaining aerial easements.
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2-06.4.9.H - Proposed Traffic Circulation

2-06.4.9.H.1 - Proposed traffic circulation will be designed in accordance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual, to include streets, intersections, street names, right-of-way widths, curve radii of centerlines and curb returns, and proposed improvements, such as pavement, curbs, access points (driveways), accessible ramps, and sidewalks. Street improvements, such as sidewalks, curbs, pavement, and accessible ramps, do not need to be drawn on the plan if such information is provided on typical street cross sections.

10. COMMENT: Per the site plan a loading zone is proposed within the Jackson Street paved area. It is not clear if the 12 foot wide loading zone close to the intersection will create any traffic concerns for two way traffic. Contact TDOT for review and approval of the loading zone location as depicted on the site plan sheet.
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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.

11. COMMENT: Draw and label the sight visibility triangles on the site plan sheet.
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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.

12. COMMENT: It is acknowledged that a Modification through the IID process is to be requested for the parking requirements.
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2-06.4.9.H.5.b - If any of the required parking is located off-site as permitted by the UDC, a drawing of that parking area is to be provided, together with the city's required parking agreement (include a copy of the lease agreement if applicable) must be provided. Please remember that in these situations, if the off-site parking location is a new parking area, it must comply with all parking area requirements and must be allowed as a principal use by the zoning classification of that property. If the off-site parking area location is an existing parking lot, the parking spaces utilized for the proposed land use must be non-required parking for the existing use for which the parking area was established.

13. COMMENT: If additional offsite parking is proposed indicate on the plan the location and distance where the offsite parking will be provided.
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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.

14. COMMENT: It is acknowledged that a Modification through the IID process is to be requested for the loading zone requirements.
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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.

15. COMMENT: It is acknowledged that the long term bicycle parking will be provided inside the building for the commercial and residential uses. Provide a dimensioned detail drawing for the long term bicycle parking facility proposed for the office use. The facility must comply with UDC section 7.4.9.D.
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2-06.4.9.M - Grading Plan

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

16. COMMENT: For consistency any changes that are made to the DP site plan shall be made to the grading plan sheet and all other site sheets.
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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).

17. COMMENT: Clarify if the proposed height of both buildings is 91 feet.
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2-06.4.9.V - For gang mailboxes indicate location to assure there are no conflicts with other requirements, such as pedestrian accessibility, utilities, and landscaping.

18. COMMENT: Indicate on the cover sheet or site plan sheet where mail is to be delivered, Gang mailboxes on the first floor, individual mail delivered to residents etc.
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2-06.4.9.W - Indicate the locations and types of proposed signs (wall, free-standing, pedestal) to assure there are no conflicts with other requirements and that minimal locational requirements can be met. Indicate if there are any existing billboards on site. Compliance to the Sign Code, Chapter 3 of the Tucson Code, is required.

19. COMMENT: If applicable indicate on the site plan sheet if any monument signs are proposed. If so include a statement that the signs will be reviewed and approved under separate permit.
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2-06.4.9.X - Show compliance with landscaping and screening requirements by locations, material descriptions, and dimensions. Specific plant or hardscape material shall be detailed on a landscape plan. A detailed landscape plan is required. In accordance with Section 2-11.0.0, Landscape Plan Requirements.

20. COMMENT: It is acknowledged that a Modification through the IID process is to be requested for the landscaping and screening requirements.
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21. COMMENT: It is acknowledged that the developer will be seeking relief for several of UDC requirements through the IID overlay process. Ensure that all proposed modifications are listed and that any conditions of approval of the modifications are incorporated into the final DP drawings.

Point of clarification, Cover Sheet - IID notes: note 3, requesting relief from the lot coverage requirement. Based on UDC section 6.3.3.D.3, multifamily development does not have a lot coverage requirement. (I do not believe that relief for lot coverage is required.)


22. COMMENT: Additional zoning review comments may be forthcoming based on the responses to the zoning review comments and changes to the DP Plan sheets.



If you have any questions about this transmittal, please call David Rivera, (520) 791-5608.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package site plan and any requested documents
12/28/2015 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.

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.


Add a general note to site, landscape & grading: Provide the type overlays applicable, a statement that the project meets the criteria/conditions of applications or overlays, the case number, date of approvals, conformation of was approved, and any conditions of approvals.

5.12.6. IID PLAN REVIEW AND APPROVAL PROCEDURES UNDER THE IID ZONING OPTION


Site Design Standards

Streetscape

a. Streetscapes must be consistent with the Streetscape Design Policy. In streetscape design, priority is given to pedestrians.

b. Shade

Shade shall be provided for at least 50 percent of all sidewalks and pedestrian pathways as measured at 2:00 p.m. on June 21 when the sun is 82° above the horizon (based on 32°N Latitude). Shade may be provided by arcades, canopies, or shade structures, provided they and their location and design characteristics are compatible with the prevailing and design context of the street and the architectural integrity of the building. Deciduous trees, as proposed in the Downtown Comprehensive Street Tree Plan, are encouraged to supplement existing evergreen trees. The use of plantings and shade structures in the City right-of-way are permitted to meet this standard with the approval of the Department of Transportation. The shade provided by a building may serve to meet this standard. Verify that site meets shade criteria and provide necessary approval for planting within the public right of ways.

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

Additional comments may apply
12/29/2015 BVIESTE1 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. Item 5 under the IID General Notes is incorrect. ESD does not require a loading space on Stone as the containers are to be serviced off of Jackson Street. Revise this note to read Jackson Street.

2. State who is to provide service to the two proposed containers along Stone Avenue identified by keynote 30.

3. Revise the waste stream calculation on the cover sheet under item C to read that recycling is 50% of the total waste as described in the calculation method in TSM Section 8. Therefore, the amount of recycling per week should read 8.9 cubic yards. The Collection note under the waste stream calculations should read “Two- 4 cubic yard waste and two- 4 cubic yard recycling rolling metal containers shall be collected 2 to 3 times per week”. The typical result of the calculations is that adequate storage capacity is provided so that service is required only once per week, not every day. See TSM 8-01.4.0.D. ESD is prepared to allow service 2 to 3 times per week as allowed under the IID.

4. The use of the APC for recycling is not allowed. Remove all references to APC use on the plans. Show a storage area within the building for four – 4 cy containers – two for waste and two for recycling per comment #2. Detail this storage area on the plans.

5. Revise the note below the waste stream calculation regarding collection service to read that the building owner’s facility personnel shall watch for the arrival of the service vehicle on the day of servicing, shall roll the containers out clearly into the loading space in front of the vehicle when the vehicle arrives and shall roll the containers back into the building immediately after servicing so that the service vehicle operator does not exit the truck. Omit the statement this will be performed on a daily basis.

6. Demonstrate that the 35 ft. long service vehicle can enter and exit the 35 ft. loading space using the turning templates in TSM Section 8, Figure 7, while cars are parked in the adjacent parking spaces. The service vehicle must be able to pull straight into the loading space while traveling west without backing.

7. Show the path the rolling containers will take to the loading area from the storage room in the building. Show a ramp instead of the vertical curb where the containers will be rolled out from the building to the loading space.

If there are any questions, I can be reached at kperry@perryengineering.net
12/29/2015 DAVID RIVERA HC SITE REVIEW Approved See zoning comments
12/30/2015 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
12/30/2015 GARY WITTWER DOT LANDSCAPE REVIEW Reqs Change I have been on vacation, sorry for missing this before I left. This is a good submittal, The only thing I see that is missing is colors for bike rack, planters etc.

Gary

Final Status

Task End Date Reviewer's Name Type of Review Description
01/15/2016 AROMERO4 OUT TO CUSTOMER Completed