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Permit Review Detail

Permit Number: DP17-0167
Parcel: 117033180

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP17-0167
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
07/18/2017 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: Storage Addition - Retail Use
Development Package (1st Review) 25% Expansion in Building Area
DP17-0167

TRANSMITTAL DATE: July 18, 2017
DUE DATE: August 8, 2017

COMMENTS: 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 July 17, 2018.

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

1. COMMENT: This project is 25% or greater in building expansion, full code compliance is applicable to this site. Further, the subject site is within a Historic Zone and must be reviewed through the HPZ review and approval process. In addition, the site is non-conforming for parking, landscaping, bicycle parking, building setbacks etc; Board of Adjustment variances may be required.

It is acknowledged that the owner will be processing an IID application and will be requesting multiple modifications as part of this building expansion. It is further acknowledged that the through the IID process there may be approvals of modifications to some of the items listed above. This parcel is within the Downtown Links Sub-district - 4th Avenue Historic Sub-Area.

2. COMMENT: All DP plan submittals are subject to compliance with the Administrative Manual 2-06 standards. The plans submitted for review do not meet the minimum standards set forth in 2-06. The DP plans shall be compliant with the A.M. 2-06 when submitted for review on the next submittal. All applicable notes, detail drawings, development criteria applicable to the use, calculations, expansion calculation, vehicle, bicycle parking and loading zones (if required), etc must be addressed. Review A.M. 2-06 and revise the drawings as required for the next submittal.

3. COMMENT: It is clear that the plan submitted as a DP was not completed to comply with A.M. 2-06 but was intended to provide information for an IID review. For your convenience the following standards of 2-06 that have been listed will have to be addressed on the next submittal of the DP. Some of the information required by the standards is noted on the 11 x 17 plans but not all the standards have been addressed.

4. COMMENT: It appears that the existing storage building noted on the plan will have a direct access to the new addition. Zoning could not find or verify that a permit was issued for this structure. If a permit was not issued for this storage building the plan shall be revised to include this structure as a new structure. The square footage will have to be inclusive of the expansion and part of the HPZ and IID review. If permits were issued for the storage building, provide the permit number as reference.

2-06.3.0 FORMAT REQUIREMENTS

2-06.3.1 - Each sheet shall measure 24 inches by 36 inches and include a minimum one inch margin on left side and one-half inch margin on all other sides to facilitate efficient record keeping. A larger sheet format may be used with the approval of the Planning and Development Services Department (PDSD).

2-06.3.2 - All mapped data shall be drawn at an engineering scale having no more than 50 feet to the inch. This scale is the minimum accepted to assure the plan will be legible during review and when digitized and/or reduced for record-keeping purposes. The same scale shall be used for all sheets within the set. Smaller scales (60:1 or greater) may be used for some or all of the sheets with the prior approval of PDSD when it is determined legibility and the ability to be digitized and/or reduced for archiving will not be affected.

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.

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

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.

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

2-06.3.9 - The plan drawing shall be oriented with north toward the top of the sheet. If it is not practical to orient north to the top of the sheet, the plan drawing shall be oriented with north to the left side of the sheet.

2-06.3.10 - A legend that shows and describes all symbols used on the drawing is to be provided, preferably on the first sheet.

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

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;

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;

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

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.

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.

2-06.4.5 - When the development package documents consists of more than one sheet, a sheet index (a legible drawing of the site showing the area represented on each sheet) is to be placed on the cover sheet or the second sheet.

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.1 - List as a general note: "Existing zoning is ____."

2-06.4.7.A.2 - List the gross area of the site/subdivision by square footage and acreage.

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.

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.

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.

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

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

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

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."

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."

2-06.4.7.C - Streets and Roads Notes

2-06.4.7.C.2 - List the following note on all development package documents: "No structure or vegetation shall be located or maintained so as to interfere with the sight visibility triangles in accordance with Section 10-01.5.0, Sight Visibility, of the Technical Standards Manual."

2-06.4.7.C.3 - Provided the following notes as applicable:

2-06.4.7.D - Utilities Note
All development package documents are to include the following note: "Any relocation or modification of existing utilities and/or public improvements necessitated by the proposed development will be at no expense to the public."

2-06.4.8 - Existing Site Conditions
The following information shall be provided on the plan/plat drawing to indicate the existing conditions on site and within 50 feet of the site. On sites bounded by a street with a width of 50 feet or greater, the existing conditions across the street will be provided.

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.

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.

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.

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.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.

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.

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.

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.

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.

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.

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.

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.

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).

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.

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.

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.

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.

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.

If you have any questions about this transmittal, Contact David Rivera on Tuesday or Wednesday at (520) 837-4957 or by email David.Rivera@tucsonaz.gov or contact Steve Shields any time during the week at (520) 837-4956 or email Steve.Shields@tucsonaz.gov
07/18/2017 DAVID RIVERA H/C SITE REVIEW Reqs Change see zoning comments
07/19/2017 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change The plans will contain the following identification in the lower right corner of each sheet:
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.
5.12.6. IID PLAN REVIEW AND APPROVAL PROCEDURES UNDER THE IID ZONING OPTION
IID Historic Preservation Review
1. Projects in an HPZ
a. Proposed development projects within the boundaries of an HPZ must comply with HPZ Sections 5.8.7, Permitted Uses, 5.8.8, Design Review, and 5.8.9, Design Standards.
b. IID zoning option may be used for new development , or additions to, or alterations of existing historic structures, provided that the changes do not cause a historic structure to be de-listed or no longer eligible for listing.
5.8.9. DESIGN STANDARDS
Landscaping L.2
Plantings and other ornamental features shall reflect the historic period of the subject structure. Landscaping may be reviewed in the context of a required HPZ review; landscaping alone shall not be considered through an HPZ review.
Section 7.7, Native Plant Preservation may not be modified. Submit NPP plan or application for exception
Ensure that all Zoning and Engineering comments and concerns are addressed prior to landscape approval.
Additional comments may apply.
07/19/2017 ANDREW CONNOR NPPO REVIEW Reqs Change Section 7.7, Native Plant Preservation may not be modified. Submit NPP plan or application for exception
07/24/2017 MARTIN BROWN FIRE REVIEW Needs Review Please address zoning comments regarding general requirements (size, scale, letting, etc.) for submittal
08/07/2017 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Completed No water or drain piping included with this structure.
08/08/2017 LOREN MAKUS ENGINEERING REVIEW Reqs Change Clearly show how solid waste containers are accessed for service. Provide recordation information for easment if they are accessed from the adjacent parking lot.
08/08/2017 KLEE1 ADA REVIEW Passed

Final Status

Task End Date Reviewer's Name Type of Review Description
03/28/2018 BLARSON1 OUT TO CUSTOMER Completed