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Permit Review Detail

Permit Number: DP16-0232
Parcel: 12008594C

Address:
4876 S 6TH AV

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP16-0232
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
04/07/2017 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: Taqueria La Esquina _ Food Service Use
Development Package (1st Review)
DP16-0232 - 4876 S. 6th Avenue

TRANSMITTAL DATE: March 6, 2017
DUE DATE: March 20, 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.

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 December 28, 2017.

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

2-06.3.0 FORMAT REQUIREMENTS

1. Follow up to Previous Comment 1: The PDSD approval stamp for signatures was not added to sheets 5, 6 or 7. Add the Add the stamp as requested.

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.

PREVIOUS COMMENT 1: Add the PDSD approval stamp for signatures on all plan sheets next to the title block. The Digital stamp can be downloaded from the PDSD web site at the following link - https://www.tucsonaz.gov/pdsd/development-permits


2. Follow up to Previous Comment 4: The information per the AD 2-06.4.1 standard was not added as requested in the previous comment, see redlines on the cover sheet.

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.

PREVIOUS COMMENT 4: List the on the cover sheet the Owner/Developer's, Landscape Architect information as noted by the standard above. List the email address for the engineer sealing this DP.


3. Follow up to Previous Comment 5: The information in the title of the landscape sheets other than the title of the sheet shall match the information on listed on sheets 1 - 5. Revise the landscape sheet title blocks as required.

2-06.4.2 - The title block shall include the following information and be provided on each sheet:
2-06.4.2.A - The proposed name of the project or subdivision, or if there is no name, the proposed tenant's name;

PREVIOUS COMMENT 5: Replace the words 'Site Plan' with "Development Package For" in the title block of all plan sheets. The sheet name of the two (2) landscape plan sheets shall be revised with the correct sheet name. They both say 'Cover Sheet', revise as required.


4. Follow up to Previous Comment 7: The Case number is DP16-0232. The sheets have been labeled with P16-0232; revise the case number on all plan sheets.

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.

PREVIOUS COMMENT 7: Provide the development package case number, DP16-0232, adjacent to the title block on each sheet. List the administrative street next to the title block of all plan sheets.


5. Follow up to Previous Comment 8: The location map on the cover sheet was not drawn at a 3"x3" one square mile as noted in the standard. Label 12the and 6th Ave. on the map as noted on the redlines of the cover 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.A - Show the subject property approximately centered within the one square mile area;
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,
2-06.4.2.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

COMMENT: Revise the location map to a 3"x3" one square mile map. The location map for a DP site plan is not required to include the map and plat information, remove any map and plat info. The map shall include all major street names that are within the one square mile area depicted and the streets that abut the subject site.


6. Follow up to Previous Comment 10: Revise "Permitting Note 1", the MS&R note on the cover sheet as noted in redlines of the cover sheet.

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.

PREVIOUS COMMENT 10: Revise permitting note one (1) to state that this site is designed to comply with the Major Street and Routes regulations in the UDC Section 5.4.


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

7. Follow up to Previous Comment 11: There is a discrepancy with the square footage listed for the building area under General Note 3 and the square footage of the building areas listed under the project data. Review the square footages and revise as required for consistency.

The existing building SF as noted within the building footprint is listed as 1,334 SF and the proposed addition is listed as 606 SF which totals 1,940 SF. The outside dining is not considered part of the building SF and should not be included as such in the calculations or within the building footprint. The outside dining area is considered an expansion of the use area not building area if it is not covered or enclosed. The overall "use area" is 2,540 SF based on the SF you have listed on the plans.

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

PREVIOUS COMMENT 11: Revise general note 3 to state the square footage of the building which includes the addition and outdoor seating/dining area. (Remove the acre info from this note.)


8. Follow up to Previous Comment 12: Revise the expansion calculations to separately list the expansion for Building area which equals 45% and total Food Service Use to 90%; see redlines on the cover sheet.

2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage;
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,
2-06.4.7.A.8.d - When the proposed site is part of a larger site, the calculations encompass the entire site, whether existing or proposed. If the project is being phased, calculations must show that, at each phase, requirements are being met.

PREVIOUS COMMENT 12: As noted by the standards above, include an expansion calculation for the building area as well as use area. (The outside seating/dining area is an expansion of the use area.) Also unless there is an approved site plan for the existing conditions of the site a vehicle area expansion calculation must also be listed. This site is proposed over five (5) lots and the expansion calculation for lot area expansion is also required. It may be necessary to include the last approved site plan with the next submittal to verify the previous development boundaries.


9. Follow up to Previous Comment 14: Per the response previous comment 14, the lot combo covenant document was included with the re-submittal of the DP. However the document was not in with the DP package. If the Lot Combo Covenant is to be used approval of the DP must occur before the document is recorded. The approved DP case number and DP drawing must be exhibit to the Covenant.

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.

PREVIOUS COMMENT 14: Provide the site boundary information that encompasses the overall five lot (5) site. The overall distance and bearing that pertains to the overall subject site shall be labeled. If a separate drawing needs to be added to identify the information requested an additional sheet may be added. Also, zoning will be requesting the five (5) lots be combined into one tax parcel or that a lot combo covenant be recorded based on the approved development package as an exhibit. The Lot Combo Declaration document can be downloaded from the following web site link. - https://www.tucsonaz.gov/pdsd/all-application-forms-submittal-requirements


10. Follow up to Previous Comment 21: The future right of way width for 6th Avenue and Irvington Road is 120 feet with a 60 foot half right of way. In order to correctly depict the future sight visibility triangles the correct future right of way widths must be drawn, labeled and dimensioned on the plan. This includes the future curb location and sidewalk width and location.

The location of the future right way will impact the site on both street frontages which may result in the relocation of landscape buffers and parking spaces. All new structures or expansion of new structures must be designed to meet the future MS&R building setback or a variance for the reduced building setback would be required prior to approval of the DP. A future DP site and landscape plan drawn to demonstrate how compliance will be met once the future widening occurs will have to be recorded as an exhibit to a MS&R covenant.

The alternative option is to request a "MS&R RIGHT-OF WAY USE MODIFICATION REQUEST".
This option is outlined in UDC section 5.4.7. Read the section related to this option and contact Traffic Engineering (Zelin Conchola) to see if 6th Avenue and Irvington Road are roads on the MS&R map that will are considered to be at the maximum width based on existing conditions. This request is reviewed on a case by case basis related to the MS&R roadway and existing conditions.

(If you have specific question related to this requirement feel free to call or email or Steve Shields)

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.

PREVIOUS COMMENT 21: Draw and label the current and future sight visibility triangles that affect the subject site. The sight triangles shall be provided along 6th Avenue and Irvington Road where applicable.


11. Follow up to Previous Comment 22: In order to verify the dimensions of the angled parking spaces are correct, label the proposed angle of the parking spaces. See section 7.4.6.D for reference. Add the angle of the parking spaces and verify the dimensions based on the proposed angle, adjust if required.

2-06.4.9.H.3 - Indicate fire circulation, including accessibility and vehicle maneuverability.

PREVIOUS COMMENT 22: Label the width of the onsite vehicle circulation (PAALS), see redlines.


12. Follow up to Previous Comment 23: The information shall be labeled for both the 6th Avenue and Irvington Road Future right of way conditions as well.

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.

COMMENT: The width of the Irvington Road R/W, centerline to curb and PL must be labeled and sidewalk widths for both streets.


13. Follow up To Previous Comment 25: The parking spaces along the south side of the building must be provided with Wheel stops 2.5 feet from the front of the parking spaces.

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.

PREVIOUS COMMENT 25: In order to verify the number of vehicle parking spaces required for this development the building square footage must be clearly noted on the cover sheet under the project data text block. List the square footages as follows, existing building SF = X, proposed building addition SF = X, Proposed out side seating / dining SF = X. For purposes of calculating the parking requirements the existing and proposed building SF and the outside seating / dining SF will be used. Based on the numbers listed in the Project Data text block it is not clear what is being proposed.

Revise the parking information on the cover sheet to identify the parking requirements for a food service use rather than an office use as noted on the cover sheet. Accessible parking requirements for this use, based on the number of parking spaces provided is two spaces of which one must be signed as a Van Accessible space. Revise the information related to the accessible parking spaces requirements. See redlines on the cover sheet. Additional comments may be forthcoming on the parking based on the response and revisions to the plan.

All parking stalls that abut a sidewalk, crosswalk or landscape area must be designed with wheel stops 2.5 feet from the front of the parking stall. If wheel stops are not provided adjacent to the sidewalks the width of the sidewalk must be increased to 6.5 feet. See redlines for stalls that require wheel stops.

The parking stall details on sheet 3 do not show the wheel stops on the standard parking stalls. Draw and label the wheel stops on the standard parking stall detail drawing.

Both accessible parking stalls can share an access aisle when places together. If the stalls are placed in different locations each accessible parking stall must include an access aisle. The accessible parking stall detail does not match the parking stall depicted on the drawing, revise the detail accordingly.


14. Follow up To Previous Comment 27: The long term facility should include a rack for each bicycle. Demonstrate on the plans where the long term facilities will be placed within the building and indicate on the detail drawing that two racks, one for each bicycle will be provided. Revise as required.

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.

PREVIOUS COMMENT 27: The bicycle parking requirements for this use can be found in UDC section 7.4.8. The number of short and long term bicycle parking spaces needed for this use are two each short and long term facilities. Provide fully dimensioned detail drawings of the short and long term facilities. See UDC section 7.4.9 for bicycle parking design criteria. Additional comments may be forthcoming on this item.


15. Follow up To Previous Comment 28: The building setbacks from 6th Avenue and Irvington Road must be dimensioned from the existing and future face of curb not from the property lines. Revise as required.

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.

PREVIOUS COMMENT 28: Label the current and future building setbacks based on the back of curb location. The building setbacks from Irvington Road and 6th Avenue must be labeled.


16. Follow up To Previous Comment 29: The proposed height of the addition was not labeled. Label the building height within the footprint of the addition.

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).

PREVIOUS COMMENT 29: Label the existing and or proposed building height of the building and the existing SF within the building footprint. List the existing and proposed building height under the Project Data text block.


17. Follow up To Previous Comment 30: It's not clear on the plans if the sidewalks are physically separated from the PAAL's. Indicate on the plans the elevations of the top of concrete for all sidewalks. If the sidewalks are proposed flush with the pavement barriers will have to be provided to keep vehicles of the sidewalks. Revise as required.

Label the horizontal (longitudinal) slopes for all sidewalks.

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.

PREVIOUS COMMENT 30: Sidewalks are required adjacent to the building and between a PAAL. Assure that the sidewalk is provided along the entire east and north sides of the building, see redlines. The minimum width is four (4) feet except where adjacent to parking stalls without wheel stops; in that case the side walk must be 6.5 feet in width. Add the sidewalks as required.

All sidewalks must be constructed of concrete or similar material. The portion of the sidewalk that crosses the water harvesting area 4 must be constructed of concrete. Revise the drawing to reflect the concrete sidewalk in this location.

Label the cross and horizontal slopes for all sidewalk areas and accessible parking spaces and access aisle.


18. Review all redlines and revise as required.

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
04/07/2017 DAVID RIVERA H/C SITE REVIEW Reqs Change See zoning comments.
04/10/2017 PAUL BAUGHMAN ENGINEERING REVIEW Reqs Change DATE: April 10, 2017
DUE DATE: April 20, 2017
SUBJECT: Taqueria La Esquina
TO: Charles Corrales
LOCATION: 4876 S 6th Avenue
REVIEWERS: Paul Baughman, PE, CFM
ACTIVITY: DP16-0232
SUMMARY: Engineering Division of Planning and Development Services Department has received and reviewed the proposed Development Plan Package. The PDSD Engineering division accepts the results, while not necessarily concurring with the methodology (ie. Rounding, ect.) of the drainage report as they relate to previous comments 3, 4, 5, 7 and 8. The following items need to be addressed:
1) Per TSM 10-01.3.2C (Figure 6) and previous comment 14 please provide 25' radius curb returns for driveways that access 6th Avenue. There is also an existing curb cut on Irvington that may serve this development that should be replaced with a 25' radius curb return. The applicant may apply for a TSMR. The applicant is encouraged to discuss this requirement with TDOT prior to applying for and paying the application fee as they will review the application and determine whether to grant a TSMR. The application fee is non refundable.
2) Per Tucson Code Chapter 25-38(a) and previous comment 16 the minimum distance between a curb cut and a street light is 5 feet. Please locate required curb returns as required above appropriately. There is a street light shown between 2 existing curb cuts. The applicant may apply for a TSMR. The applicant is encouraged to discuss this requirement with TDOT prior to applying for and paying the application fee as they will review the application and determine whether to grant a TSMR. The application fee is non refundable.
3) Per TSM 10-01.4.1D1a and previous comment 18 please label the cross slope of the sidewalk where it will cross the developed conditions driveways onto the site such that they have a maximum 2% cross slope across the pedestrian way. The applicant may apply for a TSMR. The applicant is encouraged to discuss this requirement with TDOT prior to applying for and paying the application fee as they will review the application and determine whether to grant a TSMR. The application fee is non refundable.
4) Per TSM 8-01.8.0A and previous comment 20 a waste stream calculation was provided with the 2nd submittal. Per AM 2-06.4.9T and previous comment 21 please show refuse collection area based on the requirements as determined by the waste stream calculation. The applicant may apply for a TSMR. The applicant is encouraged to discuss this requirement with Environmental Services prior to applying for and paying the application fee as they will review the application and determine whether to grant a TSMR. The application fee is non refundable.
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.
04/20/2017 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.
2-06.3.12 - An index of sheets in the development package shall be provided on the first sheet.
Label the sheet numbers on the sheet index and include the landscape sheets in the index with the sheet number, see redlines. List the name of the Landscape Sheets in the index.
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.
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.
7.6. LANDSCAPING AND SCREENING
Indicate the following on the landscape plan:
Vehicular Use Areas
The standards in this Section 7.6.4.B apply to all developments that provide more than four motor vehicle parking spaces, except as provided in Section 7.6.4.B.1.c, Exemptions.
1. Canopy Trees in Vehicular Use Areas
a. General Standards
Within a vehicular use area, one canopy tree is required for each four motor vehicle parking spaces or fraction thereof.
(1) The canopy trees must be evenly distributed throughout the vehicular use area. Every parking space must be located within 40 feet of the trunk of a canopy tree (as measured from the center of the tree trunk).
(2) Fifty percent of the trees required for landscape borders located within ten feet of the paved portion(s) of a vehicular use area may be counted towards both the minimum parking lot canopy tree standard and the landscape border canopy tree standard.
(3) An unpaved planting area, which must be a minimum of 34 square feet in area and four feet in width, must be provided for each canopy tree.
All Landscape Borders
The following apply to all landscape borders.
a. One canopy tree is required for every 33 linear feet of landscape border or fraction thereof, excluding vehicular ingress or egress points.

b. Vegetative Ground Cover
Fifty percent or more of the area of the street landscape border must be covered with shrubs or vegetative ground cover. The required ground coverage must be achieved within two years from the date of planting.
Identify the following on landscape plan
Screening
a. Location of screening elements;

Planting Plan
1. Vegetation Plan and Schedules
a. The location of individual plants one gallon or larger in size and areas to be seeded, turfed, or planted from flats;
b. Sizes of plants indicated in boxes, gallon cans, or flats or by height (palms), number of canes (ocotillo), or number of pads (opuntia);
c. Ultimate size of plants indicated by the spread of canopy, circumference of shrubs, or spread of ground cover;
d. Both the proper and common name of each type of plant material. They should be included for any proposed seed list, if applicable;
e. Location, size, and name of existing vegetation to remain in place;
g. Material and areas of inert ground cover.
Maintenance Schedule
a. Pruning schedules to show that plant material will maintain pedestrian and vehicular clearances or that the material will establish opaque hedge screens, if required;
b. Replacement criteria, should plant material not survive;
c. Replacement or upkeep maintenance schedules for inert ground cover materials;
c. Upkeep maintenance schedules for exterior hardscape materials.
Ensure that all Engineering comments and concerns are addressed.
Additional comments may apply.
04/24/2017 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change The revised site drawing did not include all of the requested utility information:
a. Provide the location and size of sanitary 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.
b. The points of connection to existing public sewers. The comment letter stated that the sewer connection was on the Northeast section of the building but what appears to be a building sewer is now shown on the Northwest section of the building and it runs to an aboveground grease container on an adjacent lot.
Reference: City of Tucson Administrative Manual, Section 2-06.4.8D and Section 107.2.1, IBC 2012.

Final Status

Task End Date Reviewer's Name Type of Review Description
04/25/2017 ARUIZ1 OUT TO CUSTOMER Completed