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Permit Review Detail

Permit Number: DP16-0196
Parcel: 124150330

Address:
941 E 19TH ST

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP16-0196
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
02/03/2017 MARTIN BROWN FIRE REVIEW Reqs Change Please indicate on plans location(s) of existing and/or proposed fire hydrants, with dimensions to property lines.
Also, be advised that the additional sq footage may initiate the requirement for fire sprinklers and alarms, depending on the occupancy classification. Please review with architect, and if fire sprinklers are to be installed, indicate on plans approximate location of fire service underground piping.
02/13/2017 SSHIELD1 ADA REVIEW Passed
02/13/2017 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Principal Planner

PROJECT: BK Restaurant Commissary
Development Package (1st Review)
DP16-0196

TRANSMITTAL DATE: February 13, 2017

DUE DATE: February 27, 2017

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).

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 26, 2018.

2-06.3.0 FORMAT REQUIREMENTS

1. 2-06.3.5 - Provide the development package approval stamp on all sheets of the development package. Sheets 2 - 5 do not have a stamp.

1. 2-06.3.10 - The keynote symbol, diamond, should match the symbol, hexagon, shown on the plan.

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. 2-06.4.7.A.4 - General Note 2 appears to propose three (3) separate uses on site, Food and Beverage Wholesaling, Administrative and Professional Office & Retail. Under General Note 23 Parking Calculations (Phase I) you list Wholesaling, Office, Storage, Food Service & Terrace. Under Building Floor Area you list Wholesaling, Office Storage, Restaurant, Commercial Kitchen & Covered porch. Are you proposing several primary uses (mixed use) or are you proposing single primary use, wholesaling with accessory uses. Until this comment is addressed development standards cannot be verified and additional comments may be forth coming.

3. 2-06.4.7.A.4 - General Note 2 you list Retail as a use. Retail is a use group; clarify what retail use you are proposing.

4. 2-06.4.7.A.4 - General Note 23 Parking Calculations (Phase I) you list Terrace as a use, clarify what this use is.

5. 2-06.4.7.A.4 - Under Building Floor Area you list covered porch as a use, clarify what this use is.

6. 2-06.4.7.A.6.a - As a Design Development Option (DDO) is required for street perimeter yard setback reduction, see comment 22, provide the DDO case number adjacent to the title block on all sheets. Also provide a general note stating the DDO case number, date of approval, what was varied and if applicable any conditions of approval.

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.

7. 2-06.4.9.G - The drawings shown "Phase I & Phase II" but no Phase II calculations are provided. Provide all applicable calculations, vehicle & bicycle parking etc.

8. 2-06.4.9.H.2 - Show all required sight visibility triangles on the plan.

9. 2-06.4.9.H.5 - Provide access lane width dimensions for all entrances/exits on to 19th Street.

10. 2-06.4.9.H.5 - Per UDC Table 7.4.6-2 the proposed drive thru is required to be 10'-0" wide.

11. 2-06.4.9.H.5 - Per UDC Article 7.4.6.F.2.a.(2) show the required 1'-0" from the drive thru to the building.

12. 2-06.4.9.H.5 - There is some type of structure shown north of the west end of the proposed drive thru lane. If this structure is over 6" tall show the required 2'-0" setback to the drive thru, see UDC Article 7.4.6.F.2.b.

13. 2-06.4.9.H.5.a - Until comment 2 has been addressed the vehicle parking requirements cannot be verified.

14. 2-06.4.9.H.5.a - Provide a PAAL width dimension for the PAAL providing access to the angled vehicle parking.

15. 2-06.4.9.H.5.a - Provide a "A Parking Angle" for the proposed angled vehicle parking, see UDC Figure 7.4.6-A.

16. 2-06.4.9.H.5.a - Provide a typical parking space detail for a standard parking spaces.

17. 2-06.4.9.H.5.a - The Handicap sign detail, sheet 4 provide a sign mounting height for the "VAN" sign. This dimension should be 7'-0" to grade.

18. 2-06.4.9.H.5.a - Provide a Phase II vehicle parking space calculation that addresses the proposed use, ratio used, number required and provided along with the required and provided accessible vehicle parking spaces.

19. 2-06.4.9.H.5.a - Show the required accessible vehicle parking spaces for Phase II.

20. 2-06.4.9.H.5.c - Until comment 2 has been addressed the loading space requirements cannot be verified.

21. 2-06.4.9.H.5.c - Provide a loading space calculation for Phase II.

22. 2-06.4.9.H.5.d - Until comment 2 has been addressed the short and long term bicycle parking requirements cannot be verified.

23. 2-06.4.9.H.5.d - Provide a Phase II short and long term bicycle space calculation that addresses the proposed use, ratio used, number required and provided.

24. 2-06.4.9.H.5.d - Provide a detail for the proposed short term bicycle parking that demonstrates how the requirements of UDC Articles 7.4.9.B.1, .2 and 7.4.9.C are met.

25. 2-06.4.9.H.5.d - Provide a detail for the proposed short term bicycle parking that demonstrates how the requirements of UDC Articles 7.4.9.B.1, .2 and 7.4.9.D are met.

26. 2-06.4.9.O - Sheet 1 "Setbacks" the street perimeter yards setback appears to be incorrect. You have listed a developing are setback and it does not appear that this site meets the definition of developing area. The street perimeter yard setbacks for this site should be listed as 20'-0" or 1-½ the height of the height of the proposed exterior building wall, whichever is greatest, measured from the street property line. That said a Design Development Option (DDO) will be required to be submitted and approved prior to approval of the development package.

27. 2-06.4.9.Q - Provide the height of each commercial, industrial, or business structure and the specific use proposed within the footprint of the building(s).

28. 2-06.4.9.R - Provide width dimensions for all proposed and existing sidewalks on the plan.

29. 2-06.4.9.R - Per TSM Section 7-01.4.1.A & .D clearly show the required sidewalk from the proposed/existing buildings to the south street property line.

30. 2-06.4.9.R - Per TSM Section 7-01.3.3.B show the required sidewalk between the existing/addition to the future building. This sidewalk is required meet the requirements of the ICC A117.1-2009 for accessibly.

31. 2-06.4.9.R - Clearly show the accessible route from the accessible vehicle parking spaces to both buildings, existing and proposed and to 19th Street. Provide spot elevations so that the requirements of ICC A117.1-2009 405 can be verified.

32. 2-06.4.9.R - Ramp and Stairs Addition detail, sheet 4, provide spot elevations so that the requirements of ICC A117.1-2009 405 can be verified for the proposed ramp.

33. 2-06.4.9.R - Ramp and Stairs Addition detail, sheet 4, until comment 32 is addressed the requirements of ICC A117.1-2009 405.8 cannot be determined. If handrails are required clearly demonstrate that the clear width of 36" is maintained, see ICC A117.1-2009 Section 405.5.

34. 2-06.4.9.R - Ramp and Stairs Addition detail, sheet 4, clearly shown the required handrails for the proposed stairs, see ICC A117.1-2009 Section 504.6.

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
02/13/2017 SSHIELD1 H/C SITE REVIEW Reqs Change See Zoning comments.
02/22/2017 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.
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
7.6.2. APPLICABILITY.
Buildings 10,000 Square Feet or Less
On sites where the gross floor area of the existing building(s) is 10,000 square feet or less, expansions in square footage of land area, floor area, lot coverage, or vehicular use area as follows.
a. If the expansion is less than 50%, the standards of this section apply only to the proposed expansion. Existing development on the site is subject to the zoning standards in effect at the time the existing development received zoning approval.
b. If the expansion is 50% or greater or if expansions as of February 15, 1991, cumulatively result in a 50% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the entire site.
Verify expansion calculation.
Street Landscape Borders
Minimum Width
Street landscape borders must be a minimum of ten feet wide as measured from the street property line. Portions of the landscape buffer for expansion area along 19th Street are not 10' wide.
Street landscape borders must be located entirely on site, except that, if approved by the City Engineer or designee, up to five feet of the required ten foot width may be placed within the adjacent right-of-way.
7.6.5. SCREENING STANDARDS
Screening for individual land uses and zones must be provided as determined in Table 7.6.4-1 and in addition to the required landscape borders. Screening is not required between similar uses in accordance with Table 7.6.4-1.
A 5' screen is required to screen Drive-Through from 19th street.
. Exceptions to Screening Standards
1. The required screen along a street frontage for vehicular use and outdoor display areas may be lowered to 30 inches if the site is located:
a. On a street that is not designated as an MS&R; and
b. Across the street from nonresidential uses or unimproved, nonresidentially zoned parcels.
Ensure that all Zoning and Engineering comments and concerns are addressed.
Additional comments may apply.
02/22/2017 ANDREW CONNOR NPPO REVIEW Approved
02/23/2017 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the following existing utility information:
a. The location fire hydrants.
b. The location and size of sanitary and storm sewers, including the pipe diameter and the invert and rim elevations of all manholes and cleanouts; along with the Pima County Wastewater Management Department (PCWMD) reference number.
c. The point of connection to the existing public sewer.
Reference: City of Tucson Administrative Manual, Section 2-06.4.8D and Section 107.2.1, IBC 2012.
02/27/2017 LOREN MAKUS ENGINEERING REVIEW Reqs Change Show cut and fill quantities.
The site is 2.2 acres. Provide water harvesting in all landscape areas.

Final Status

Task End Date Reviewer's Name Type of Review Description
02/13/2018 QJONES1 APPROVAL SHELF Completed
02/13/2018 QJONES1 OUT TO CUSTOMER Completed
02/13/2018 QJONES1 REJECT SHELF Completed