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Permit Review Detail

Permit Number: DP16-0202
Parcel: 117121930

Address:
40 E CONGRESS ST

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP16-0202
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/30/2016 MARTIN BROWN FIRE REVIEW Approved
12/01/2016 PAUL BAUGHMAN ENGINEERING REVIEW Reqs Change DATE: December 5, 2016
DUE DATE: December 14, 2016
SUBJECT: Site/Grade
TO: Kevin Hall, PE
LOCATION: 56 E Congress Street.
REVIEWERS: Paul Baughman, PE, CFM
ACTIVITY: DP16-0202
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 (DP16-0202).
2) Per UDC 7.14.4, Section 2.3.1.5 and UDC 7.6.6C please provide a more detailed proposed conditions exhibit showing the locations of the proposed conditions watersheds with flow arrows showing which basin each watershed/hardscape area drains to as part of an updated drainage statement.
3) Please note that per UDC 7.14.4, Section 12.2.1, Item 7 the amount of stormwater discharged from the site should not increase significantly from the predeveloped/ pregraded condition. This is considered to be the original natural predeveloped condition of the site. While it is anticipated this can be addressed through the use of the water harvesting/planter areas being proposed, it is not clear from the plan how stormwater from the new building area is being harvested/retained in these planters. There is concern that the use of the raised plate steel planters onsite, instead of the paver grates with hardscape areas sloped towards these areas will not comply with water harvesting requirements. Please update plan per AM 2-06.4.9N and TSM 4-01.2.1A6.
4) Per TSM 4-01.2.1A10 please consider using organic mulch as an aid in increase infiltration rates.
5) Per AM 2-06.4.9T show the proposed location of the trash enclosures and vehicle maneuverability for accessing these trash enclosures. Sheet 7 shows a callout for trash receptacles via keynote 7/9. It is not clear if these are intended to satisfy the City of Tucson Solid Waste requirements. If this is the intent, a TSMR will need to be approved for this solid waste design variation.
6) Per TSM 10-01.4.1D2 please call out a maximum 20:1 running slope where any pedestrian way crosses a driveway. This will likely require the addition of a cross section on sheet 4 just south of landscape planters. Please note that keynote 33 on sheet 3 shows 1:1 maximum slopes for the curb opening. It should be clarified how the maximum 20:1 running slope will be achieved in the areas adjacent to this 1:1 curb cut related slope.
7) Keynote 5 on sheet 3 is being used to call out existing concrete/sidewalk to remain. This should be broken up into separate keynotes to differentiate between the concrete associated with the Sun Link System and the pedestrian sidewalks. Please note that sheet 6 is using demolition keynote 16 to show removal of utilities from under the Sun Link System. It should be noted that this will require a permit from Sun Link and completion of their "Track Access Course" by any construction workers who will be performing work within the footprint of their tracks. Please clearly call out the Sunlink tracks and the requirement for the special permit and required course for the contractor.
8) Sheet 8 shows plantings adjacent to the existing building on the west side of this site. Please consider the geotechnical impacts of placing landscaping with watering requirement next to an old brick building constructed in 1945. These planters will need to be relocated elsewhere if geotechnical concerns cannot be addressed. Please note that the Drainage Statement indicated that stormwater harvesting will be located at all proposed tree grates and planters. Additional details of how stormwater harvesting from proposed hardscaped surfaces to these tree grates and planters will be accomplished should be clarified with additional engineering details and positive grade slopes shown on sheet 4.
9) Sheet 8 shows a 15' boxed Palo Blanco between where sheet 3 is calling out drainage scuppers via keynotes 36 and 37. Sheet 7 is calling for a 3' x 3' tree grate at this location. Sheet 10 only shows a 60" tree grate detail. Sheet 4 seems to show what appears to be a symbol for a catch basin at this location. Keynote 39 is not clearly shown on sheet 3. Please clarify the intent accordingly.
10) Keynote 22 is calling out wedge curb that per TSM 10-01.3.2B2 will require a TSMR.
11) The sewer cleanouts and grease interceptors proposed in the right-of-way via keynotes 4 and 5 on sheet 5 will require approval of TDOT Codes and Permits. Please provide evidence of approval with next submittal.
12) Demolition keynote 12 proposes removing parking meters. Please provide evidence from Parkwise that these meters can be removed.
13) Sheet 7 has detail callouts that reference sheet 9. The details are found on sheet 10.
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.
12/06/2016 DRIVERA1 ADA REVIEW Passed
12/06/2016 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: City Park Mixed Use - Downtown Development
Development Package (1st Review)
DP16-0202

TRANSMITTAL DATE: December 6, 2016
DUE DATE: December 14, 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 November 14, 2017.

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

2-06.3.0 FORMAT REQUIREMENTS


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;

1. COMMENT: The proposed development is proposed over a platted parcel of land. Prior to approval of the DP review and approval of a Block Plat will be required.

2-06.4.2.C - The number of proposed lots and common areas are to be noted. If the subdivision is a Flexible Lot Development (FLD), a condominium, or a similar type of residential subdivision utilizing special provisions of the UDC, it shall be so noted;

2. COMMENT: Indicate if the project is to be developed based on the existing Condo Plat. If so, revise the DP accordingly.


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, DP16-0202, adjacent to the title block on each sheet.

This project is within the IID Downtown Core Sub-District. If the overlay is to be utilized for MDR(s), approval of the IID must be completed prior to approval of the DP. Any conditions related to the IID approval must be incorporated into the DP plans. The IID case number date of approval and conditions of approval must be listed on the cover sheet.

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

4. COMMENT: Label the east section corners 7 and 18 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.3 - If the plan/plat has been prepared in conjunction with a rezoning application, add the following note next to the existing zoning note: "Proposed zoning is ____." List the applicable rezoning file number and conditions of approval. Also place the C9-__-__ (if applicable) and the plan/plat file numbers in the lower right corner of each sheet.

5. COMMENT: The east portion of the development site is subject to rezoning case C9-06-25. List the rezoning case number as reference next to the title block. The rezoning case number must be listed as a general note and the conditions must be listed on the cover sheet.

Compliance with the rezoning conditions and PDP is required. If the applicant has requested a determination as to the change of PDP, provide documentation on the next submittal as to whether the change is a minor or major change. The PDSD Director's decision letter as well as a copy of the PDP must be included in the DP package as reference.


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: List the Use Specific Standards after the Land Use that it applies to, Retail - General Merchandise Subject to UDC 4.9.9.B.1, Commercial - Alcoholic Beverage Service Subject to UDC 4.9.4.C.3. Revise the General Note as required.

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.

7. COMMENT: List the appropriate information as noted by the standard above related to overlays or rezoning applicable to this site and project.

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.

8. COMMENT: List the information as noted by the standard above.


2-06.4.7.A.7 - If the property is part of a subdivision plat that is being reviewed or has been recorded, provide the case number in the lower right corner of each sheet. As a general note, indicate whether the project is part of a Flexible Lot Development (FLD), condominium, or another similar type project.

9. COMMENT: As noted in comment one, the site is platted as a Condominium Development. If a block plat has already been processed or is in process list the subdivision case number as reference in the lower right corner of all sheets.

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

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

10. COMMENT: In general note 5; list the total GFA of the 5 storey building.


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.

11. COMMENT: The site boundary will be verified against the block plan drawing.


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.

12. COMMENT: Clarify if a no building easement was recorded along the west site boundary line. If so draw, dimension, label and list the recordation information on the site and utilities and easements sheets.


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: There is as lot of work proposed in the right of way along the frontage of the development. A separate permit to within the right of way will be required. Add a note on the site plan sheet stating that a separate ROW permit will be required.


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.

14. COMMENT: Label the lot or block number as will be recorded by the Block Plat.


2-06.4.9.C - If the project has common areas, label each common area individually with a separate letter designation. Enclose with a solid line each common area, private street, etc., that will have separate restrictions, a separate homeowners' association, or any common area that is separated by a public right-of-way.

15. COMMENT: Clarify if the outside areas along the west and east sides of the new building will be considered common areas.


2-06.4.9.H - Proposed Traffic Circulation
2-06.4.9.H.1 - Proposed traffic circulation will be designed in accordance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual, to include streets, intersections, street names, right-of-way widths, curve radii of centerlines and curb returns, and proposed improvements, such as pavement, curbs, access points (driveways), accessible ramps, and sidewalks. Street improvements, such as sidewalks, curbs, pavement, and accessible ramps, do not need to be drawn on the plan if such information is provided on typical street cross sections.
Please be aware that, if a new street is created (for other than for subdivisions) which divides the property into two or more lots, a subdivision plat is required (refer to the definition of subdivision in Section 11.4.20 of the UDC).

16. COMMENT: It appears that the existing vertical curb along the frontage of the building is to be removed and replaced with a wedge curb. Approval through a TSMR is going to be required and specifically approval by TDOT. In addition the area is next to the Sunlink rail system which requires that contractors take a class prior to working in the ROW next to the Sunlink rail system. Contact TDOT for additional information on the training.


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.

17. COMMENT: Per the plan, parking will not be provided. It is assumed that an MDR is proposed for elimination of the number of parking spaces or to provide the spaces offsite. The plan is not clear as to what is proposed. Clarify what is proposed through the IID MDR process.

Clarify if the square footage of the Alcoholic Beverage Service was included in the square footage for calculating the parking spaces? If so revise the parking note to include Food Service/Alcoholic Beverage Service. If the square footage was not included add a separate parking note with the square footage of the Alcoholic Beverage Service and list the number of parking spaces required.


2-06.4.9.H.5.b - If any of the required parking is located off-site as permitted by the UDC, a drawing of that parking area is to be provided, together with the city's required parking agreement (include a copy of the lease agreement if applicable) must be provided. Please remember that in these situations, if the off-site parking location is a new parking area, it must comply with all parking area requirements and must be allowed as a principal use by the zoning classification of that property. If the off-site parking area location is an existing parking lot, the parking spaces utilized for the proposed land use must be non-required parking for the existing use for which the parking area was established.

18. COMMENT: If applicable provide the information as noted by the standard above.


2-06.4.9.H.5.c - Show all loading zones, vehicle maneuverability fully dimensioned, and access route. Provide as a note the number of loading spaces required, the number provided, whether the loading space is a Type A or B as provided in UDC Section 7.5.4.

19. COMMENT: It is acknowledged that an MDR is to be requested for the loading zone requirement.


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.

20. COMMENT: The fully dimensioned detail drawings for the short and long term facilities could not be verified on the plan set. Add the detail drawings as noted by the standard above. Also the location of the long term facilities could not be verified on the site plan. The detail drawings shall indicate the number of bicycle spaces provided.


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.

21. COMMENT: Once Zoning has approved the DP site plan the grading plan is also approved as it relates to the zoning review purview. Any changes that are made to the DP site plan shall be made to any additional site sheets in the DP set, Grading, landscape etc.


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.

22. COMMENT: It is acknowledged that an MDR is to be requested for the building setback along the Congress Street frontage. Label the building setback from the back of curb of Congress Street.



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: Label the cross and horizontal slopes for the sidewalk along the south side of the proposed building.


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.

24. COMMENT: It is acknowledged that an MDR is to be requested for the refuse requirement.

2-06.4.9.U - Indicate graphically, where possible, compliance with conditions of rezoning.

25. COMMENT: Add the information as noted by the standard above. Provide a separate memo stating how the conditions of rezoning have been addressed.


2-06.4.9.V - For gang mailboxes indicate location to assure there are no conflicts with other requirements, such as pedestrian accessibility, utilities, and landscaping.

26. COMMENT: Indicate by general or keynote the type of mail service to be provided, gang mailboxes, individual mail per suite etc.


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.

27. COMMENT: Review the landscape reviewer's comments.



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
12/06/2016 DAVID RIVERA H/C SITE REVIEW Reqs Change see zoning comments
12/09/2016 JOE LINVILLE LANDSCAPE REVIEW Reqs Change 1) Obtain approval, in writing, from the City Engineer for any proposed development in the public right-of-way.

2) Contractors will require a track access permit to perform any ROW work on or near the streetcar track. Refer to SOP 101.13:
https://www.tucsonaz.gov/files/transportation/SOP_101_13_Rev03_Track_Access_Request_20160511.pdf
12/09/2016 JOE LINVILLE NPPO REVIEW Approved n/a
12/14/2016 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change The rim elevation of the next upstream sanitary manhole (4839-02, 2387.00') is less than 12" below the first floor elevation of the proposed 5-story building (2387.24'). Provide a note on the plans requiring the installation of a backwater valve for the first floor and all floor levels below the first floor when future plumbing activities take place. Reference: Section 715.1, IPC 2012, as amended by the City of Tucson.

Final Status

Task End Date Reviewer's Name Type of Review Description
12/22/2016 LBOJORQ1 OUT TO CUSTOMER Completed