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Permit Review Detail

Permit Number: DP16-0014
Parcel: 115061020

Address:
22 E VENTURA ST

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP16-0014
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
02/01/2016 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the following information:
a. The location of any fire hydrants.
b. The Pima County Wastewater Management Department (PCWMD) reference number for the public manholes and cleanouts.
c. The proposed point of connection to the existing public sewers.
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.
02/03/2016 MARTIN BROWN FIRE REVIEW Approved
02/05/2016 PAUL BAUGHMAN ENGINEERING REVIEW Reqs Change DATE: February 5, 2016
DUE DATE: February 19, 2016
SUBJECT: Ventura
TO: Ray Quintero - A.D.G.
LOCATION: 22 E Ventura Avenue
REVIEWERS: Paul Baughman, PE, CFM
ACTIVITY: DP16-0014
SUMMARY: Engineering Division of Planning and Development Services Department has received and reviewed the proposed Development Plan Package. Engineering does not recommend approval of the Development plan package at this time.
The following items need to be addressed:
1) Per the Drainage Standards Manual sections 2.3.1.3A1 and 2.3.1.3B1 please provide a drainage statement with a description of the size, location, and hydrologic characteristics of both the onsite and offsite watersheds. Hydrologic characteristics to be included are peak flows, runoff volumes under existing and proposed conditions and water harvesting volumes being provided to prevent adverse impact to downstream properties.
2) Per Drainage Standards Manual sections 2.3.1.3A3 and 2.3.1.3B2 provide watershed maps with peak flows and concentration points for both existing and proposed conditions as part of the required drainage statement.
3) Per TSM 7-01.4.3E as part of the drainage statement please show calculations to ensure 10 year storm water conveyance is available under the pedestrian way (ie sidewalk called out by keynote 11) for the storm water runoff from the building footprint. Show scuppers per City Of Tucson/Pima County Standard Details 204 or 205 on plan under sidewalk to convey roof drainage.
4) Per AM 2-06.43 please provide the development plan number DP16-0014 within the title block area.
5) Per AM 2-06.4.9N4 spot grades and drainage slopes are required to show flow conveyance.
6) Per Section 5.7 of the City of Tucson Access Management Manual please show 18' curb radius for modified access to Ventura Street.
7) Per AM 2-06.4.8C please provide dimension for the width between existing curb, proposed sidewalk and right of way line.
8) TSM 10-01.5.3, revise the Site Development package to show the site visibility triangles
9) Per AM 2-06.4.9R Handicap ramps are missing between the sidewalk accesses by the proposed entry point to the public right of way. Please update plan to show these required pedestrian ramps at curb radii by proposed entry way.
10) Per Tucson Land Code Section 25-43 please show closure of both existing curb cuts on Ventura to be replaced with an access point in compliance with TSM 10-01.3.2
11) General note 5 has a typo where the word "The" is printed over the word "At". Please correct.
12) Site plan keynote 8 is being called out where keynote 11 should be called out at the southeast building corner. Please update.
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.
02/10/2016 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: Venture - 22 E. Venture Street
Development Package (1st Review)
DP16-0014

TRANSMITTAL DATE: February 11, 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.

2-06.3.8 - 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 a north arrow, contour interval and scale applicable to each sheet in the upper right corner of each sheet.

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

3. COMMENT: The index shown on sheet 1 does not appear to be correct; it does not list the survey, second sheet.

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.

4. COMMENT: Provide the above information for the owner and surveyor on the cover sheet.

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

5. COMMENT: As there are seven (7) sheets provided in the set the total number of sheets shown in the title block on each sheet should be 7.

2-06.4.3 - The administrative street address and relevant case numbers (development package document, subdivision, rezoning, board of adjustment, DDO, MDR, DSMR, overlay, etc.) shall be provided adjacent to the title block on each sheet.

6. COMMENT: The address provided adjacent to the title block 22 E. Venture Ave. is to correct and should be listed as 22 E. Venture Street.

7. COMMENT: Provide the development package case number, DP16-0014, 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.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 applicable use specific standard 4.9.13.Q to the proposed land use.

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.F - All existing zoning classifications on and adjacent to the project (including across any adjacent right-of-way) shall be indicated on the drawing with zoning boundaries clearly defined. If the property is being rezoned, use those boundaries and classifications. The basis for this requirement is that some zoning requirements on a project are based on the zoning classification of adjacent property. Also, in some instances, each zone has to be taken into consideration on property that is split by two or more zoning classifications, as each may have different requirements.

9. COMMENT: Provide the zoning for the parcels to the north of Venture Street.

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

10. COMMENT: Show the applicable SVTs on the 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.

11. COMMENT: Per UDC Article 7.4.6.H.1 Barriers, such as post barricades or wheel stop curbing, are required in a vehicular use area to prevent vehicles from extending beyond the property lines, to prevent cars from damaging adjacent landscaping, walls, or buildings, overhanging adjacent sidewalk areas, and/or driving onto unimproved portions of the site, and per UDC Article 7.4.6.F.4.c A minimum distance of three (feet must be provided between the back of spur and any wall, screen, or other obstruction over six inches in height. That said at the east end of the southernmost PAAL provide some type of barrier to prevent vehicles from damaging the proposed wall.

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: Provide a detail for a standard vehicle parking space. This detail should provide the "B" space width, "C" space depth, see UDC Figure 7.4.6-A and Table 7.4.6-1 and also provide a location dimension for the wheel stops shown on the plan, see UDC Article 7.4.6.H.3 and UDC Figure 7.4.6-C.

13. COMMENT: Sheet 1 it appears that the accessible parking space sign encroaches into the 2'-6" vehicle overhang, Detail 3, Sheet 4 shows the sign in the middle of the wall. The sign cannot encroach into the 2'-6" vehicle overhang and the detail should match what is shown on the plan.

14. COMMENT: Revise detail Detail 1, Sheet 4 to shown a 7'-0" dimension from the bottom of the van accessible sign to finish grade.

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: Indicate the location of the main entrance into the building so that the requirements of UDC Article 7.4.9.C.2.a & .c can be verified.

16. COMMENT: Demonstrate on the plan how the requirements of UDC Article 7.4.9.B.1.e are met for both the short and long term bicycle parking.

17. COMMENT: Demonstrate on the plan how the requirements of UDC Article 7.4.9.B.2.h are met between the short and long term bicycle parking spaces shown on the plan. It does not appear that there is adequate access provided to the west end of the long term bicycle parking.

18. COMMENT: Detail 12 Sheet 4 shows the two (2) foot dimension shown from the center of rack is shown incorrectly. This dimension should be shown from the edge of rack see UDC Figure 7.4.9-B

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. 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.

19. COMMENT: The setback listed under "PERIMETER YARD: (PER TABLE 6.3.5-A) listed for the north perimeter yard is not correct. The north perimeter yard is a street perimeter yard and is required to meet UDC Article 6.4.5.C.1. Based on a wall height of 22' the required street perimeter yard is 33'. As a street perimeter yard setback dimension was not provided the street perimeter yard setbacks requirements could not be verified. It does not appear that the setback is met, a Design Development Option (DDO) will be required to approve this development package. If the DDO is applied for and approved provide the DDO case number adjacent to the title block on all sheets and provide a general note stating the case number, date of approval, what was approved and if applicable any conditions of approval.

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).

20. COMMENT: Provide the height of the proposed building within the footprint 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.

21. COMMENT: Demonstrate on the plan that there is an accessible route from the sidewalk in the right-of-way to the accessible building entrance and from the accessible vehicle parking space to the accessible entrance of the building. These accessible routes must meet the requirements of IBC Chapter 11 and ICC A117.1-2009. Provide spot grades that demonstrate that the cross and running slopes are met.

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.

22. COMMENT: If applicable show the location and type of proposed signage on the plan. At a minimum provide a general note stating "ALL SIGNAGE REQUIRES A SEPARTATE PERMIT".

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
02/11/2016 SSHIELD1 ADA REVIEW Reqs Change See Zoning Comments
02/11/2016 SSHIELD1 ADA REVIEW Reqs Change See Zoning Comments
02/16/2016 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change 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:

Any relevant case number for reviews or modifications that affect the site

TECHNICAL STANDARDS MANUAL
SECTION 4: HYDROLOGY
SECTION 4-01.0.0: COMMERCIAL RAINWATER HARVESTING

1.3 Applicability

This standard applies to all new commercial development submitted after June 1, 2010.

3.1 Site Water Budget

1. A Site Water Budget shall be submitted with all applications for commercial developments at which landscaping is required The plan shall detail the landscape water demand and the harvested water supply needed to meet 50 percent of landscape demand DS 10-03.4.0. Additional information is necessary to accurately review Water Harvesting plan

2. Provide additional water budget data, along with the background data and assumptions used to develop it.

Applicants may use this water budget format to enter site-specific data to develop their Site Water Budget. Alternatively, applicants may develop their own Site Water Budget format. Whichever format is used, the submitted Site Water Budget shall incorporate and provide the following information:

A. Water Demand. Applicants shall use plant water demand categories and data provided in Exhibit A unless alternative assumptions are provided and satisfactorily justified.

B. Water Supply. Applicants shall use the effective monthly rainfall assumptions shown in Exhibit A unless alternative assumptions are provided and satisfactorily justified.

C. Output. Output of the Site Water Budget shall include calculations showing how 50 percent of landscape water demand as an average across the site will be met using harvested rainwater, and shall include assumptions and supporting calculations as necessary to document these outputs. Output of the Site Water Budget shall include total water demand and rainwater supply calculations for each Water Harvesting Infiltration Area at the site.


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

Additional comments may apply.
02/16/2016 ANDREW CONNOR NPPO REVIEW Approved 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:

Any relevant case number for reviews or modifications that affect the site

TECHNICAL STANDARDS MANUAL
SECTION 4: HYDROLOGY
SECTION 4-01.0.0: COMMERCIAL RAINWATER HARVESTING

1.3 Applicability

This standard applies to all new commercial development submitted after June 1, 2010.

3.1 Site Water Budget

1. A Site Water Budget shall be submitted with all applications for commercial developments at which landscaping is required The plan shall detail the landscape water demand and the harvested water supply needed to meet 50 percent of landscape demand DS 10-03.4.0. Additional information is necessary to accurately review Water Harvesting plan

2. Provide additional water budget data, along with the background data and assumptions used to develop it.

Applicants may use this water budget format to enter site-specific data to develop their Site Water Budget. Alternatively, applicants may develop their own Site Water Budget format. Whichever format is used, the submitted Site Water Budget shall incorporate and provide the following information:

A. Water Demand. Applicants shall use plant water demand categories and data provided in Exhibit A unless alternative assumptions are provided and satisfactorily justified.

B. Water Supply. Applicants shall use the effective monthly rainfall assumptions shown in Exhibit A unless alternative assumptions are provided and satisfactorily justified.

C. Output. Output of the Site Water Budget shall include calculations showing how 50 percent of landscape water demand as an average across the site will be met using harvested rainwater, and shall include assumptions and supporting calculations as necessary to document these outputs. Output of the Site Water Budget shall include total water demand and rainwater supply calculations for each Water Harvesting Infiltration Area at the site.


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

Additional comments may apply.

Final Status

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