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Permit Review Detail

Permit Number: DP16-0180
Parcel: 122140130

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP16-0180
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/23/2016 MARTIN BROWN FIRE REVIEW Reqs Change Please indicate location of existing and/or proposed fire hydrants, with dimensions to property lines.
11/23/2016 ANDREW CONNOR NPPO REVIEW Reqs Change 7.7. NATIVE PLANT PRESERVATION
Exceptions
Projects on a site that does not contain any plant on the Protected Native Plant List as demonstrated by the applicant and subject to approval through procedures established at the Planning and Development Services Department (PDSD). Provide photographs of the site that indicate that no protected native plants are located on-site.
11/23/2016 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change UNIFIED DEVELOPMENT CODE
4.1 Identification and Descriptive Data
A. 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.
B. The landscape plan will contain the following identification in the lower right corner of each sheet:
1. Legal description and address of site;
2. Cross-reference to:
a. Rezoning case;
b. Subdivision case;
c. Board of Adjustment case;
d. Design Development Option case;
e. Development Review Board (DRB) case; and/or,
f. Any other relevant case number for reviews or modifications that affect the site.
7.6. LANDSCAPING AND SCREENING
Street Landscape Borders
Minimum Width
Street landscape borders must be a minimum of ten feet wide as measured from the street property line. Walkways cannot be located within required street landscape borders.
7.7. NATIVE PLANT PRESERVATION
Exceptions
Projects on a site that does not contain any plant on the Protected Native Plant List as demonstrated by the applicant and subject to approval through procedures established at the Planning and Development Services Department (PDSD). Provide photographs of the site that indicate that no protected native plants are located on-site.
Ensure that all zoning and Engineering comments and concerns are addressed.
Additional comments may apply.
11/23/2016 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the following information:
a. The location of the nearest fire hydrant.
b. The Pima County Wastewater Management Department (PCWMD) reference number of the upstream and downstream manholes; revise the font size of the invert and rim elevations of the manholes.
c. The locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights.
d. Any existing or proposed utility easements
e. The first floor elevations for the buildings
Reference: City of Tucson Administrative Manual No. 2-06.0.0, Section 4.8 and Section 107.2.13, IBC 2012
11/23/2016 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: David Rivera for Steve Shields - Principal Planner
PDSD Zoning Review Section

PROJECT: Senior Housing For TMM Family Services
Development Package (1st Review)
DP16-0180 - C-1 Zoning - 3102 E. Fairmount Street

TRANSMITTAL DATE: November 2, 2016

DUE DATE: November 22, 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.

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 October 19, 2017.

SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS)

2-06.3.0 FORMAT REQUIREMENTS

1. COMMENT: It appears that the proposed development is an expansion of the existing development to the east. In addition, the building expansion appears to be greater than 25% which would require that existing site also be brought into code compliance with the current UDC regulations. If the new site is developed as a stand alone site, compliance for the new site only is required as long as no components related to the new development such as parking, vehicle and pedestrian access, etc. extend into the existing property to the east.


2-06.3.4 - A title block shall be provided in the lower right quadrant of each sheet.

2. COMMENT: The title block of all plan sheets shall be consistent in location and information, revise as required.


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.

3. COMMENT: Add the PDSD approval stamp to all plan sheets next to the title block. The digital PDSD stamp in any of three formats can be downloaded from the PDSD web site at the following link. https://www.tucsonaz.gov/pdsd/development-permits


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

4. COMMENT: The location map only needs to be provided on 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.

5. COMMENT: Label the contour intervals under the north arrow on the Grading sheet.


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

6. COMMENT: Include in the sheet index the sheet number 1, 2, 3 etc, see redlines.

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.

7. COMMENT: List on the cover sheet the owner/developer's telephone number and email address under the Owner/Developer info text block.

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;

8. COMMENT: Provide a brief legal description of the property in the title block of all plan sheets.


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

9. COMMENT: List in the right corner next to the title block of plan sheets the sheet number of each sheet i.e. 1 of 8, 2 of 8, 3 of 8, etc.

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.

10. COMMENT: Provide the development package case number, DP16-0180, adjacent to the title block on each sheet.

List the administrative street address next to the title block of all plan sheets.




2-06.4.4 - The project-location map is 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,

11. COMMENT: The location map is hard to read with all the lots lines and non major streets. Remove from the location map all lot lines and non major streets. Identify all major streets and the street(s) that abut the subject location within the one mile area of the location map. See redlines.

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

12. COMMENT: In the location map, replace section corner number 6 with 5.


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.

13. COMMENT: Include in general note 3 the Use Specific Standard UDC 4.9.7.B.6 which is applicable to multi-family development in the R-3 Zone.


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

2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage;

14. COMMENT: For the purposes of determining the applicable dimensional standards, multifamily development is considered a nonresidential use. See Section 11.3.7.A.3 for the definition of multifamily development. The lot coverage is not applicable for the multifamily development in the C-1 zoned Parcel A.

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;

15. COMMENT: Provide expansion calculations based on the standard above.


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

16. COMMENT:

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."

17. COMMENT: Correct the typo in this paragraph on the cover sheet, see redlines.


2-06.4.7.B.3 - List the following note on all development package documents:
"Drainage will remain in its natural state and will not be altered, disturbed, or obstructed other than as shown on this site plan."

18. COMMENT: Add the word "Site" in this paragraph on the cover sheet, see redlines.


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.

19. COMMENT: Zoning is requesting that the three lots be combined into one tax code number. If the lots are combined as requested the labeled distance and bearings information as labeled is ok as noted. If the lots are not combined into one tax code number label the distance and bearing for the three individual lots. If the lots are not combined under one tax code number a lot combo covenant would be have to be recorded as condition of the approval of the DP. The lot combo covenant can be downloaded from the PDSD web site at this link, (in order to avoid setback problem between the two lots to be developed, the two corner parcels should be combined into one tax code number). https://www.tucsonaz.gov/files/pdsd/forms/lot_combo_declaration.pdf


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.

20. COMMENT: If applicable, draw, dimension and label all existing or proposed easements. If the three lots are not combined into one tax code number, a cross access / parking agreement (for vehicular and pedestrian access and cross parking) will have to be recorded under separate document prior to approval of the DP.


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.

21. COMMENT: Label the street setbacks from Country Club Road and Fairmount Street. The setbacks are based on the greatest of 21 feet or the height of the wall from the back of future curb along Country Club and the greatest of 21 feet or the height of the wall from the nearest edge of travel lane along Fairmount. (Label the dimension on the plan that is applicable to the building setbacks.


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.B - Identify each block or lot by number within the subdivision boundary and include the approximate square footage of each, or a note may be provided stating that all lots comply with the minimum lot size requirements.

22. COMMENT: The standard as noted above applies to all three lots if they are not combined. Revise the plan as required.


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.

23. COMMENT: The standard as noted above applies to all three lots if they are not combined. Revise the plan as required.


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.

24. COMMENT: Label on the site plan sheet the R-3 zoning classification across the Fairmount Street.


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.

25. COMMENT: Draw and label the existing and future sight visibility triangles on the site plan sheet.


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.

26. COMMENT: Dimension the back-up spurs at both new parking area locations in Parcel "B". See redlines on the site plan sheet.

Label the width of the PAAL areas between the parallel parking spaces and the buildings on Parcel "B".


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.

27. COMMENT: Provide the bicycle parking calculations for the overall site based on the current requirements for short and long term facilities.



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.
2-06.4.9.M.2 - Concurrent Review. For all projects, grading plans may be included in the development package and will be reviewed concurrently.

28. COMMENT: The grading plan is reviewed concurrently with the DP site plan by zoning. Once the DP site plan is approved the grading plan is also approved by zoning as it relates to the zoning review purview. Assure that any changes that are requested to be made to the DP site plan are also made on all other site sheets i.e. grading and landscape sheets.


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.

29. COMMENT: See related comment 21 for building setbacks.


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).

30. COMMENT: Provide the information as noted 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.

31. COMMENT: Label the cross and horizontal slopes for all new sidewalks utilizing the noted spot elevations on the grading plan sheet.

Clarify if the sidewalks from the existing southern units still exist as noted on the site plan. Per the most current aerial it appears that the concrete sidewalks have been removed or have been replaced with DG or other material. If the sidewalks in question have to be replaced or constructed revise the drawing to identify the new sidewalk. The sidewalks shall be designed to be accessible.

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.

32. COMMENT: Assure that the new sidewalks along the Fairmount Street frontage have been designed to comply with the accessibility requirements and the required width of five feet. See engineering comments for additional information.

Due to the full code compliance, five foot wide street sidewalks along the entire Fairmount Street frontage of the development will be required. Assure that accessible ramps are provided in front of the dumpster enclosures as depicted in Technical Standards 8-01.9.0 Figure 1.


2-06.4.9.T - Show refuse collection areas, including locations of dumpsters, screening location and materials, and vehicle maneuverability, fully dimensioned, and access route. If dumpster service is not proposed, indicate type of service. For specific information on refuse collection, refer to Section 8-01.0.0, Solid Waste and Recycle Disposal, Collection, and Storage, of the Technical Standards Manual. Refuse collection on all projects shall be designed based on that section, even if collection is to be contracted to a private firm.

33. COMMENT: See engineering comments related to the refuse collection locations.


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.

34. COMMENT: If applicable, identify the locations of any proposed freestanding monument signage for the new or existing development.

If signage is proposed add a general or keynote that states that signage will be permitted under separate permit.

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.

35. COMMENT: See the engineering comments related to the landscape 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
11/23/2016 DRIVERA1 ADA REVIEW Passed
11/23/2016 PAUL BAUGHMAN ENGINEERING REVIEW Reqs Change DATE: November 2, 2016
DUE DATE: November 22, 2016
SUBJECT: Apartments
TO: George Edward Holguin, RA
LOCATION: 3102 E Fairmount Street
REVIEWERS: Paul Baughman, PE, CFM
ACTIVITY: DP16-0180
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 add the case number (DP16-0180).
2) Per TSM 10-01.2.7B the minimum space between the curb and the sidewalk is two feet. Per AM 2-06.4.9H1 please dimension the distance between the proposed sidewalk and the existing curb.
3) Please update keynote 2 on sheet SD-1 to reflect the requirements of TSM 10-01.4.1a that new sidewalks have a minimum width of 5 feet. Update the site plan line work accordingly. It may be better to use a new keynote since the onsite sidewalks can be 4 feet in width and this keynote is also being used to call out onsite sidewalks.
4) Please show sidewalk along the entire frontage of the project per TSM 10-01.3.3B such that it ties into the existing sidewalk on the eastern limits of the project.
5) Per AM2-06.4.8C please show the adjacent sidewalks within 50 feet of the project limits and per AM 2-06.4.8E1 please provide spot elevations of this adjacent existing and proposed sidewalk to show ADA compliance for tie-in point.
6) Per TSM 8-01.5.3D the metal trash containers shall be placed so that the collection vehicle does not need to back up into the public right-of-way. Please update site layout accordingly or show that TSM 8-01.5.3G applies.
7) Per TSM 8-01.5.3E please show required turning radii for the trash truck maneuvering such that the turning radii are offset at least 3 feet from any building or parking space.
8) Per AM 2-06.4.8D please show the location of all electric and telephone poles within 50 feet of the site and show which ones have street lights affixed.
9) Per Tucson Code Section 25-38 the minimum distance of a curb cut from a street light is 5 feet. Please show a minimum dimension of 5' from the edge of any curb cut/curb return and any existing street light. Please note that keynote 11 shows overhead power lines to be removed as per TEP requirements south of this pole. Google Street View does not show existing electric lines south of this street light/electric pole that corresponds to the line work shown on the plan.
10) Keynote 3 on sheet C-1 refers to a detail on that sheet instead of the cover sheet where the detail is located. Please update accordingly.
11) Keynote 1 on sheet C-1 refers to a 2" AC on 4" ABC pavement section. Keynote 17 on sheet SD-1 refers to a 2.5" AC on 4" ABC pavement section. Please update as appropriate.
12) Keynote 4 on sheet C-1 refers to 6" vertical curb. Keynote 22 on sheet SD-1 refers to extruded curb (within Parcel). Please update if appropriate.
13) Please show where keynotes 10, 14 to 15 and 17 to 20 are used on sheet C-1.
14) Please reflect shading for concrete and pavement in planview per legend on sheet C-1.
15) Paving and Grading Note 22 on sheet C-1 refers to a geotechnical report that should be complied with. Per UDC 7.14.3, Section 3.5.1, item 5 the soils report should provide for infiltration testing to show how soil will be treated to encourage infiltration within 12 hours. Per UDC 7.14.4, Section 14.2, item 6 the soils report should provide a minimum setback between the basin and the proposed buildings.
16) Per UDC 7.14.3, Section 3.6.2, a 42" high barrier is required where basins are within 5' of a building. Of greater concern is the potential impact of the basin on the building foundation. Please consider geotechnical recommendations that may increase the depth of the building footer where it is adjacent to the 400 cubic foot basin on the west. The 600 cubic foot basin on the north appears to be sufficiently offset from the building to avoid differential foundation settlement.
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.
11/23/2016 DAVID RIVERA H/C SITE REVIEW Reqs Change See zoning review comments.
11/25/2016 AHINES2 PIMA COUNTY - ADDRESSING PIMA COUNTY - ADDRESSING Needs Review Needs review. Email an electronic submittal to Pima County Addressing to Robin Freiman at <Robin.Freiman@pima.gov> prior to second submittal with COT PDSD. She will provide comments for the applicant to address in the second submittal. Please provide an electronic copy on a CD for the second submittal.
11/25/2016 AHINES2 ZONING-DECISION LETTER WRITE DECISION LETTER Reqs Change This review has been completed and resubmittal is required. Please resubmit the following items:

1) Two rolled sets of the plans
2) All approved documents submitted previously
3) A disk containing all items submitted
4) All items requested by review staff
5) All items needed to approve these plans

Final Status

Task End Date Reviewer's Name Type of Review Description
11/25/2016 AHINES2 OUT TO CUSTOMER Completed