Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you cannot find what you are looking for please submit a records request.

Permit Review Detail

Permit Number: DP16-0013
Parcel: 12902150C

Address:
555 S TUCSON BL

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP16-0013
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
02/02/2016 PAUL BAUGHMAN ENGINEERING REVIEW Reqs Change DATE: February 2, 2016
DUE DATE: TBD
SUBJECT: Merchant's Garden TUSD Howenstine Site
TO: Ray Quintero - A.D.G
LOCATION: 555 S Tucson Blvd
REVIEWERS: Paul Baughman, PE, CFM
ACTIVITY: DP16-0013
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 UDC 7.14.3 and Section 1.4 of the Detention/Retention Manual commercial developments over an acre are required to retain the volumetric difference between the existing and proposed conditions 5 year storm. Please identify the development acreage if less than one acre. If more than one acre, the six - five hundred gallon rainwater harvesting basins may need to double in size to offset the 10,000 square foot roof runoff area. A civil engineer may provide more exact calculations as part of a drainage statement.
2) Per UDC 7.4.6I the option to use decomposed granite as indicated in site plan keynote 3 must be removed as a surfacing option.
3) Per AM 2-06.4.8F show existing 34" x 53" RCP storm drain system in South Tucson Blvd. Please see Plan number I-85-35 and redlined plans for adjacent sidewalk scuppers that should also be shown. Any excess runoff should be routed to existing storm drain scupper locations.
4) There is a typo in General note 13. Please correct.
5) Per AM 2-06.4.8C please show the adjacent right-of-way recordation information, as well as the pavement, sidewalk, curb and right of way widths and dimensions.
6) Per AM 2-06.4.8F please identify the water harvesting basins as part of the storm water harvesting facility and a condition of the approval of this development package.
7) Per AM 2-06.4.9N6 and Tucson Code Chapter 26-8(b) please show the 100 year floodplain limits with water surface elevations.
8) Per Tucson Code Chapter 26-11(a) the new drive connection (ie. "alteration or relocation of use") where the curb stops are being removed will require a floodplain use permit for code compliance and tracking purposes. The proposed structure is outside of the floodplain and will not require a floodplain use permit. Please complete a floodplain use permit application for the new access and removal of curb stops.
9) Per AM2-06.4.9R show on-site pedestrian access per TSM 7-01.4.3C such that the composition (ie. Material) is 4" thick Portland cement, brick pavers, resin mixture that complies or is equivalent to ASTM D4123 or equivalent surface.
10) Per TSM 7-01.4.3E all roof runoff from a 10 year storm should be conveyed beneath the pedestrian way. This may require upsizing the rain water harvesting system or adding an overflow that is conveyed under the pedestrian way.
11) Please provide additional details of waste stream management per TSM 8-01.0.0. Will there be dumpsters, composting, APCs.
12) Per TSM 7-01.3.3B please show pedestrian access between facility and waste disposal area unless exempted by TSM 7-01.3.3B2. Clarification as to why this exemption may apply should be included as a general note on the plan.
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.
02/02/2016 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Completed
02/03/2016 JOE LINVILLE LANDSCAPE REVIEW Reqs Change UDC 7.6.4.B Provide canopy trees for any vehicular use area parking spaces, as applicable.

AM 2-10.4.2.A.3 If mitigation incorporates walls or screens, revise the plans as necessary and submit for an additional review.
02/03/2016 JOE LINVILLE NPPO REVIEW Passed N/A public school site prior to NPP Ordinance.
02/03/2016 MARTIN BROWN FIRE REVIEW Reqs Change Please show location of existing and/or proposed fire hydrants, with dimensions to property lines. Refer to 2012 International Fire Code, section 507 for spacing and location requirements.
02/05/2016 SSHIELD1 ADA REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: Merchant's Garden p TUSD Howenstine Site
Accessibility Review - On Site Only
Development Package (1st Review)
DP16-0013

TRANSMITTAL DATE: February 5, 2016

DUE DATE: February 19, 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.

Per IBC 1104.1 demonstrate on the plan that there is an accessible route to one of the right-of-ways that meets the requirements of IBC Chapter 11 and the ICC A117.1-2009.

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

Provide a large scale detail of the required 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. Per the 2012 IBC, Table 1106.1, the accessible vehicle parking space is required to be a van accessible parking space. Demonstrate on the detail that the accessible space meets the requirements of ICC A117.1, Section 502.2.

Provide a large scale sign detail including a van accessible sign.
02/05/2016 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: Merchant's Garden p TUSD Howenstine Site
Development Package (1st Review)
DP16-0013

TRANSMITTAL DATE: February 5, 2016

DUE DATE: February 19, 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 January 20, 2017.

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

2-06.3.7 - A small, project-location map shall be provided in the upper right corner of the cover sheet.

1. COMMENT: Move the location map to the upper right corner of the cover sheet.

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

2. COMMENT: Provide an index of sheets in the development package on the first sheet.

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.

3. COMMENT: Provide the development package case number, DP16-0013, adjacent to the title block on each sheet.

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.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and,

4. COMMENT: Identify regional watercourses within the square mile area of the location map.

2-06.4.2.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

5. COMMENT: Label the sections corners on the location 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.

6. COMMENT: The Use Specific Standard listed under General Note 2 is not correct and should be listed as 4.9.2.C.

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

2-06.4.7.A.6.a - List additional applications and overlays, by case number (if applicable), in lower right corner of each sheet. As a general note provide the type of application processed or overlays applicable, a statement that the project meets the criteria/conditions of the additional application or overlay, the case number, date of approval, what was approved, and the conditions of approval, if any.

7. COMMENT: Remove General Note 20 from the plan as it is not applicable.

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

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

8. COMMENT: Under "PARKING", "BUILDING AREA" it lists "(4 GREEN HOUSES COMBINED TOTAL), the plan only shows one (1) green house, clarify the difference.

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,

9. COMMENT: Provide a building area expansion calculation on the plan.

10. COMMENT: Provide a vehicular use area expansion calculation on the plan.

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.

11. COMMENT: The above expansion calculations are for the entire site.

2-06.4.7.B - Drainage Notes
List the following notes as appropriate:

2-06.4.7.B.1 - List the following notes on all plans/plats:
"The developer, any successors and assigns, will hold the City of Tucson, its officers, employees, and agents harmless from any and all claims for damages related to the use of this development as shown hereon, now and in the future, by reason of flooding, flowage, erosion, or damage caused by water, whether surface flood or rainfall."

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.A - Provide site boundary/subdivision perimeter information, including bearing in degrees, minutes, and seconds, with basis for bearing noted, together with distances in feet, to hundredths of a foot, or other functional reference system.

12. COMMENT: Provide the site boundary perimeter information including bearing in degrees, minutes, and seconds on the 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.

13. COMMENT: Provide the above information for Tucson Blvd. 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.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.

14. COMMENT: As you are proposing to use the existing running track for vehicle access to the green house provide a width dimension for the access lane. Per UDC Table 7.4.6-2 the minimum width of a two way access lane is twenty (20) feet.

15. COMMENT: Per UDC article 7.4.6.F.2.b Access lanes and PAALs must be setback at least two feet from a wall, screen, or other obstruction over six inches. That said show the required two (2) foot setback to the fence shown along the east side of the existing track.

16. COMMENT: Per UDC article 7.4.6.I the proposed decomposed granite and concrete pavers will need to be approved by the PDSD City Engineer.

17. COMMENT: Per UDC Article 7.4.6.H 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. That said demonstrate on the plan how this requirement is met for;
The existing track
New access lane to the propose parking.
East and west side of the propose vehicle parking.
East and west side of the access lane at the south end of the track.

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.

18. COMMENT: As you are removing vehicle parking spaces from the school site either provide a copy of a plan that shows the number of required vehicle parking spaces or provide a vehicle parking calculation the meets the requirements of UDC Table 7.4.4-I. If the current school that occupies the existing building is a State chartered school the vehicle parking calculation would not be applicable. If the school that occupies the existing building is a State chartered school provide a copy of the COT letter with your next submittal.

19. COMMENT: As you are providing vehicle parking and this proposed project is a 2nd primary use, provide an accessible vehicle parking space meeting the van accessible requirements within the proposed 6 vehicle parking spaces.

20. COMMENT: Provide a detail for both standard and accessible vehicle parking spaces. This detail should provide a location dimension for the wheel stops shown on the plan, see UDC Article 7.4.6.H.3

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.

21. COMMENT: Per UDC Article 4.9.2.B.1.c A mechanical greenhouses shall be located a minimum distance of 200 feet from every property line, or as a second option, the applicant may provide a mitigation plan that may include screening or other treatment to comply with Section 16-31, Excessive Noise, of the Tucson Code. That said the proposed mechanical greenhouse does not meet the 200 foot required setback to the north, east and west property lines, a mitigation plan is required.

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).

22. COMMENT: Provide the square footage and the height of the greenhouse within the footprint of the building on the plan.

2-06.4.9.R - Show on-site pedestrian circulation and refuge utilizing location and the design criteria in Section 7-01.0.0, Pedestrian Access, of the Technical Standards Manual.

23. COMMENT: The proposed decomposed granite and chip seal do not meet the requirements of TSM 7-10.4.3.C.

24. COMMENT: Demonstrate on the plan how the requirements of TSM 7-01.4.2 are met.

25. COMMENT: Provide width dimensions for all required sidewalks on the plan.

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

Final Status

Task End Date Reviewer's Name Type of Review Description
02/18/2016 EGALLET1 OUT TO CUSTOMER Completed