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Permit Review Detail

Permit Number: DP16-0067
Parcel: 13329015K

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP16-0067
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
05/19/2016 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: David Rivera for Steve Shields
PDSD Zoning Review

PROJECT: Bahama Bucks - Restaurant
Development Package (1st Review)
DP16-0067

TRANSMITTAL DATE: May 19, 2016

DUE DATE: May 26, 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 , 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.

2-06.3.0 FORMAT REQUIREMENTS

***NOTE*** The following comments are related to the site plan sheet labeled as S1 on the sheet index, sheet G1. Sheet S1shall be a separate sheet and should be removed from the building set of plans. The site plan sheet has been assigned a separate PDSD development package case number.

Address the following zoning review comments and re-submit for review. Depending on the extent of the review comments, the site plan may be brought in for an over the counter review and approval by zoning, assuming all the zoning comments are addressed. An appointment for an over the counter review is recommended.

2-06.3.3 - All lettering and text (upper or lower case), and numbering, shall be a minimum of three-thirty-seconds inches in height to assure the plan will be legible during review and when digitized and/or reduced for archiving.

1. COMMENT: Increase the text size of the notes next to the Accessible parking sign. The minimum text height allowed is 3/32.


2-06.3.5 - A three-inch by five-inch space shall be reserved in the lower right quadrant of each sheet for an approval stamp.

2. COMMENT: The digital stamp may be downloaded from the PDSD web site and added to the 3"x5" block on the sight plan sheet. If you cannot download the digital stamp to your drawing, zoning can apply the ink copy of the approval stamp on the next submittal or plan review.


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 resubdivision are to be provided. On resubdivisions, provide the recording information of the existing subdivision plat;

3. COMMENT: A brief legal description shall be added to the title block i.e., a portion of the Se qtr, of the SE qtr of section 09, T,14, R15.


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.

4. COMMENT: Provide the development package case number, DP16-0067, 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.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

5. COMMENT: Add the applicable section, township and range under the location map next to the north arrow. Label the section corners for the applicable section and adjacent section numbers. See redlines.


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.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.

6. COMMENT: This development is subject to compliance with the building setback requirements of the adopted Major streets and Routes map. Broadway is listed as an arterial street on the map with a total Right of way width of 120 feet (60-foot half right of way). Currently the overall R of W is 200 feet. Add a note on the plan that states that "this development has been designed to meet current and future building setback from the existing and future back of curb location". Add the building setback dimension from the existing and future back of curb location to the wall or face of the patio structure.


2-06.4.7.A.8 - For development package documents provide:
2-06.4.7.A.8.a - Floor area for each building;

7. COMMENT: List the square footage of the building and patio as a note under the Project Data text block, i.e.
Building GFA *** Patio GFA ***.


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,

8. COMMENT: Include a building expansion calculation under the Project Data text block. Expansion of the patio is a building / use area expansion. If the expansion is greater than 25% of the existing building gfa, full code compliance will be required. Additional comments may be forthcoming if the expansion is greater than 25%.


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.

9. COMMENT: The site boundary lines shall be darker or heavier to distinguish them from non property lines.


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.

10. COMMENT: Provide the information as noted by the standard above, specifically the existing and future curb to property line to verify required setbacks to the patio structure have been met.


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.

11. COMMENT: This drawing depicts the site that includes two parcels 133-29-015J and 133-29-015K. Clarify if the two parcels have been combined. If the parcels have not been combined the site plan shall be revised to reflect the two parcels and the correct site boundary distances and bearings for both.


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.

12. COMMENT: Label on the site plan the zoning classifications adjacent to development parcel. (C-1 Zoning all around)


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.

13. COMMENT: Label Broadway Boulevard as a Public Street.


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: Dimension the access point that leads to the north parking area for the three parking spaces. Dimension the width of the PAAL between the north three parking spaces and the first parking space to the south of the north parking area.


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: Clarify which is the third parking space on the north parking area. Two spaces are clearly delineated but it is not clear which one is the third parking space.

All parking spaces must be a minimum of 18 feet in length. On the site plan drawing the parking spaces are not dimensioned as 18 feet as noted on the typical parking detail. Parking spaces may overhang a sidewalk and even a landscape buffer / area by 2.5 feet, if the landscape buffer is wide enough and is the overhang will not damage any landscape materials or does not encroach onto private property. The parking spaces may overhang onto a sidewalk by 2.5 feet if the sidewalk is 6.5 feet in width or greater.

Revise the parking spaces and/or dimensions accordingly. The site plan drawing appears to have missing line work for the sidewalks and landscape areas or the line work is so light and that they are not visible for review.

The parking spaces on the site plan shall match the typical detail drawing dimensions and design. The Accessible parking spaces on the site plan do not match the detail drawing. Revise as required.

Revise the accessible parking sign to show a required height of seven feet from the bottom of the accessible or van accessible sign.

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: refer to UDC section 7.4.9 Bicycle Parking Design Criteria Figure 7.4.9-B for dimensional standards. The detail drawing for the short term facility should be drawn based on the specific location where it is proposed. Also the Short term facility shall be within 50 feet of the public entrance. Verify that distance from the farthest short term space to the public entrance.

The long term bicycle parking facility shall be drawn and labeled on the site plan. A fully dimensioned detail drawing for the long term facility shall be added to the site plan sheet.


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: Label the building square footage and the height of the patio structure and building structure within the building footprint as note d by the standard above.

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.

18. COMMENT: The line work for the sidewalk as noted in a comment above is not visible on the site plan. Draw, label and dimension the sidewalk system from the street connection to the building and along the building between the parking spaces and the building wall. The access ramp shall also be clearly depicted.


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 the location of any proposed freestanding monument signs. Also add a note that all signs will be permitted under a separate signs application.

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: See the landscape reviewer comments for applicable landscape buffer and screening requirements.

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 site plan
05/19/2016 DRIVERA1 ADA REVIEW Reqs Change see zoning comments
05/19/2016 DAVID RIVERA H/C SITE REVIEW Reqs Change See zoning comments
05/20/2016 LOREN MAKUS ENGINEERING REVIEW Approved
05/23/2016 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Completed
05/23/2016 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change Ensure that all Zoning comments and concerns are addressed.
05/23/2016 ANDREW CONNOR NPPO REVIEW Approved

Final Status

Task End Date Reviewer's Name Type of Review Description
06/07/2016 RBENT1 OUT TO CUSTOMER Completed