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Permit Review Detail

Permit Number: DP17-0169
Parcel: 12512079B

Address:
3255 E 2ND ST

Review Status: Completed

Review Details: DEV PKG

Permit Number - DP17-0169
Review Name: DEV PKG
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
09/07/2017 KROBLES1 START PLANS SUBMITTED Completed
09/07/2017 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.
.6.2. APPLICABILITY
The provisions of this section apply to the following:
A. All new development; and,
B. Expansion of existing development, as provided below:
1. Buildings Greater Than 10,000 Square Feet
On sites where the gross floor area of the existing building(s) is more than 10,000 square feet, expansion in square footage of land area, floor area, lot coverage, or vehicular use area as follows:
a. If the expansion is less than 25%, 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 25% or greater or if expansions as of February 15, 1991, cumulatively result in a 25% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the entire site.

This entire project would need to meet current code requierments
Street Landscape Borders
To enhance the visual appearance of the streetscape, a street landscape border is required in accordance with Table 7.6.4-1 along the street frontage of a site as follows, except as provided in Section 7.6.4.C.4, Exceptions to the Landscape Border Standards:

7.6.4. LANDSCAPE STANDARDS:
Street landscape borders are required along all street frontages.
Street Landscape Borders
To enhance the visual appearance of the streetscape, a street landscape border is required in accordance with Table 7.6.4-1 along the street frontage of a site as follows, except as provided in Section 7.6.4.C.4, Exceptions to the Landscape Border Standards:
a. Minimum Width
Street landscape borders must be a minimum of ten feet wide as measured from the street property line. On streets designated as Major Streets and Routes (MS&R), the street landscape border must be measured from the future MS&R right-of-way line as determined by Section 5.4.4, Establishment of MS&R Right-of-Way Lines and Gateway Routes.
Located on Site
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 area or within the Major Streets and Routes (MS&R) right-of-way area on MS&R streets.
Use of the Public Right-of-Way
Non-required landscaping may be placed in the public right-of-way, if the following standards are met:
1. The landscaping is approved by the City Engineer or designee and complies with the City Engineer's standards on construction, irrigation, location, and plant type;
2. 2. All vegetation complies with the standards of Section 7.6.4, Landscaping Standards; and,
3. The landscaping does not interfere with the use of the sidewalk.

7.6.5. SCREENING STANDARDS
The purpose of screening is to provide visual barriers, noise reduction, and to provide privacy.
A. When Required
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 30" screen is required to screen vehicle MS&R streets
A 5' screen is required to screen vehicle use area from Non-MS&R streets.
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.
2. Where a building wall abuts a street landscape border, the building may serve as the required screen.
A 5' wall is required to screen vehicle use area from residential zoned properties.
It appears that the new development is primarily a commercial development.
The following applies:
SECTION 4-01.0.0: COMMERCIAL RAINWATER HARVESTING
1.3 Applicability
This standard applies to all commercial development plans submitted after June 1, 2010.
3.2 Water Harvesting Implementation Plan
The Water Harvesting Implementation Plan (Implementation Plan) shall consist of a separate sheet with a plan view layout of the site.
1. The plan shall detail the landscape water demand and the harvested water supply needed to meet 50 percent of landscape demand.

2. Provide water budget data, along with the background data and assumptions used to develop it. This water budget format is available to applicants as an Excel spreadsheet @ cms3.tucsonaz.gov/files/dsd/water_budget_spreadsheet.xls

Ensure that all Zoning and Engineering comments and concerns are addressed prior to landscape approval.
Additional comments may apply.
09/07/2017 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Dan Bursuck, Lead Planner for Steve Shields, Principal Planner
PDSD Zoning Review Section

PROJECT: Miramonte - Camino Miramonte & Speedway Blvd (mixed-use development)
Development Package (1st Review)
DP17-0169

TRANSMITTAL DATE: July 19, 2017

DUE DATE: August 9, 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 July 12, 2018.

2-06.4.0 CONTENT REQUIREMENTS

1. 2-06.4.1 - Provide the information for the landscape architect on the cover sheet.

2. 2-06.4.3 - Provide the development package case number, DP17-0169, adjacent to the title block on all sheets. Provide administrative address next to the title block on all plan sheets.

3. 2-06.4.4.B - Revise location map to remove parcel lines and include major streets and routes.

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

4. 2-06.4.7.A.4 - Include in use note #3 "and vacant" as an existing use. Revise note #4 to include individual principal uses and use specific standards as applicable.

Clarify artist gallery use located in the R-3 Zone. As labeled, a commercial use is not allowed in that zone.

5. 2-06.4.7.A.5 - Clarify proposed residential unit calculations for C-3 and R-3 zones.

6. 2-06.4.7.A.6 - Provide general note that site has been designed to comply with future Major Street and Route setback per UDC Section 5.4.

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

7. 2-06.4.7.A.8.a - Revise the floor area calculations to show amount for each building footprint shown on site plan. Include a table to clearly show this calculation per building.

8. 2-06.4.7.A.8.b - Revise lot coverage calculation to include separate calculation for R-3 portion of property.

9. 2-06.4.7.A.8.c - Provide expansion calculation based on existing building area and new building area.

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.

10. 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. North dimension line for the east parcel appears to be incorrect - please revise.

11. 2-06.4.8.B - Provide copy of the document regarding abandonment of existing electrical easement prior to approval of development package.

12. 2-06.4.8.C - Provide 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 for Speedway Blvd. Additional right-of-way information may be required for Camino Miramonte per engineering comments.

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.

13. 2-06.4.9.E - Parcel tax combo will be required for all development prior to approval of the development package. Provide documentation.

14. 2-06.4.9.F - Provide zoning classification across Camino Miramonte and Speedway Blvd.

15. 2-06.4.9.H.2 - Provide all future and existing sight visibility triangles at driveways and intersections.

16. 2-06.4.9.H.5.a - Calculations are difficult to verify. Please provide table of required and proposed vehicle and bicycle parking spaces based on total residential units and for each proposed commercial use. It is acknowledged that an Individual Parking Plan will be used for the development.

Staff cannot support the parking design along Camino Miramonte backing out into the right-of-way. In addition, a portion of the parking spaces are within the right-of-way. Redesign of the parking area along the street will be required.

Revised typical accessible parking sign detail so that the 7' dimension from finish grade is to the bottom of the van accessible sign.

Clarify purpose of removable bollards as to their impact on internal vehicular circulation. Additionally, entry gate at southern entrance along Second Street must be approved by TDOT.

Provide wheel stops for all parking spaces abutting sidewalks and show on site plan.

Provide calculations for required and proposed accessible parking spaces.

17. 2-06.4.9.H.5.c - Provide 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.

18. 2-06.4.9.H.5.d - Please revise bicycle parking calculations on cover sheet to match what is shown on site plan for short and long term bicycle parking.

Provide detail and location in buildings for commercial long term bicycle parking. Dimension the distance from short term bicycle parking to the public entrances of the commercial uses. It may be necessary to reposition short term bicycle spaces to comply with the 50 foot minimum distance to a public entrance. Show compliance for requirements of Section 7.4.9, Bicycle Parking Design Criteria, of the UDC.

19. 2-06.4.9.I - If applicable, show all right-of-way dedications on or abutting the site and label.

20. 2-06.4.9.J - If street dedication is not required or proposed and the project site is adjacent to a Major Street or Route, draw the Major Street right-of-way lines for those streets.

21. 2-06.4.9.O - Provide building setbacks along street frontages for all buildings. Provide copies of dimensioned building elevations and building floor plans to verify building setback requirements.

22. 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).

23. 2-06.4.9.R - Provide cross-slopes and longitudinal slopes for all sidewalks. Could not verify slopes as there was no grading plan provided.

24. 2-06.4.9.S - Show existing or proposed pedestrian circulation along abutting rights-of-way for all three streets. 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.

25. 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. 2-06.4.9.W - No signs taller than 30" may be within the sight visibility triangle. Please verify all signs are outside of sight visibility triangle.

Additional Notes:

28. Please create a matrix table with all calculations related to building coverage, area, vehicle and bicycle parking, loading zones, density, number of bedrooms, number of units, etc. Matrix should be by zone, building and use.

Additional review comments may be forthcoming on the next review based on responses to zoning comments and revisions to the plans.

If you have any questions about this transmittal, please contact Dan Bursuck, (520) 837-4984 or Daniel.bursuck@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
09/07/2017 MARTIN BROWN COT NON-DSD FIRE Reqs Change Please provide a site utility plan indicating proposed location of fire sprinkler service line(s).
09/07/2017 KELLY LEE PIMA COUNTY ADDRESSING Reqs Change PDF IS UPLOADED TO PRO UNDER DOCUMENTS.

Good Morning,

DP17-0169 Miramonte Mixed Use Development / 1st Submittal is being Returned for Corrections by Pima County Addressing.

The attached pdf contains Addressing’s comments.

Please let me know if you have any questions.

Thank you,



Robin Freiman

Addressing Official

Pima County Development Services Department

201 N Stone AV – 1st Floor
Tucson, AZ 85701

(520) 724-7570
09/07/2017 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the following existing utility information:
a. The location and size of water lines, and 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 points of connection to existing public sewers.
d. The locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights.
e. Any existing or proposed utility easements
f. The first floor elevations for the buildings
Reference: City of Tucson Administrative Manual, Section 2-06.4.8D and Section 107.2.1, IBC 2012.
09/07/2017 PCDS ENGINEERING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Planning and Development Services Department

FROM: Laith Alshami, P.E., Site Project Manager

PROJECT: DP17-0169, Miramonte - Development Package (1st Review)

TRANSMITTAL DATE: 08/07/ 2017

DUE DATE: 08/08/2017

COMMENTS: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Engineering review 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 Unified Development Code (UDC) Article 5, 7 & 8; the UDC Technical Standards Manual (TSM) Section 2, 4, 7, 8, 9, 10 & 11; Tucson Code Chapter 25, 26 & 29; Access Management Guidelines; City of Tucson Standards Manual for Drainage Design and Floodplain Management; Pima County Detention/Retention Manual; Water Harvesting Guidance Manual; and, Drainage Design Manual and Stormwater Retention Detention Manual.

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

Drainage Report Comments:

1. Submit a drainage report that addresses the offsite and onsite drainage and its impact on the proposed development including Christmas Wash, which runs along Camino Miramonte next to the subject project. Address the provision of runoff detention/retention and any required drainage solutions that might be needed.

Development Package Comments:

1. This project has been assigned the following Activity Number: DP17-0169. Provide this number on every sheet.
2. It is not clear if this plan is intended as a site plan only or as a grading/construction plan. If the submittal is a construction plan, provide all proposed grading information and all relevant construction related information and details including dimensions, locations, materials, etc.
3. 2-06.4.7.B.2 - If applicable, list the following notes and complete the blanks.

" 2-06.4.7.B.2.a - "This project is affected by the City of Tucson Floodplain Regulations."
" 2-06.4.7.B.2.b - "A floodplain use permit and/or finished floor elevation certificates are required for all proposed improvements and buildings.

4. 2-06.4.7.C - The following information regarding existing private or public right-of-way adjacent to or within the site shall be provided: the right-of-way width, recordation data, type and dimensioned width of paving, curbs, curb cuts, and sidewalks.
5. It appears that Key Notes 12-15, on Sheet 2/22, are not shown on the plan. Either show the locations of these callouts or clarify if they are not applicable on Sheet 2.
6. Sheet 3/22 also has keynotes that are not shown on the plan. Provide, on every sheet, only the keynotes that are relevant to that sheet.
7. It is not clear where Key Note 20, on Sheet 4/22, is shown on the plan. Clarify.
8. All existing easements proposed to be released by a separate instrument, must be processed and removed from the plan. Provide the release recordation information.
9. 2-06.4.8.D - The following information regarding existing utilities shall be provided: the location and size of water wells, water pumping plants, water reservoirs, water lines, fire hydrants, sanitary and storm sewers, including the pipe diameter and the invert and rim elevations of all manholes and cleanouts; the Pima County Wastewater Management Department (PCWMD) reference number; locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights. If water mains and sewers are not located on or adjacent to the tract, indicate the direction, distance to, and sizes of those nearest the property. Identifying the locations of all utilities and service equipment immediately adjacent to the project is especially important in situations where pedestrian and vehicular access and circulation or landscaping can be in conflict. By knowing the location of the existing utilities, design of the project can take those elements into consideration and can help avoid expensive and time-consuming relocation of utilities, major redesign, or requests to vary regulations after commencement of construction.
10. 2-06.4.8.E - Indicate the ground elevation on the site based on City of Tucson Datum (indicate City of Tucson field book number and page).
11. 2-06.4.8.I - Floodplain information, including the location of the 100-year flood limits for all flows of 100 cfs or more with 100-year flood water surface elevations, shall be indicated.
12. 2-06.4.9.H.4 - Provide the width of Speedway Blvd and utility locations within adjacent streets, all fully dimensioned.
13. 2-06.4.9.N - In conjunction with a drainage report or statement, as applicable, prepared in accordance with the City Engineer's instructions and procedures, the following information will be indicated on the development package documents. For additional information regarding drainage standards, see the City of Tucson Standards Manual for Drainage Design and Floodplain Management.

" 2-06.4.9.N.1 - Show areas of detention/retention including 100-year ponding limits with water surface elevations.
" 2-06.4.9.N.2 - Indicate proposed drainage solutions, such as origin, direction, and destination of flow and method of collecting and containing flow.
" 2-06.4.9.N.3 - Provide locations and types of drainage structures, such as, but not limited to, drainage crossings and pipe culverts.
" 2-06.4.9.N.4 - Indicate all proposed ground elevations at different points on each lot to provide reference to future grading and site drainage.
" 2-06.4.9.N.6 - The 100-year flood limits with water surface elevations for all flows of 100 cfs or more will be drawn on the development package documents.
" 2-06.4.9.N.7 - Draw locations and indicate types of off-site runoff acceptance points and/or on-site runoff discharge points.

14. 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.
15. Submit a SWPP Plan with the next submittal.


Additional review comments may be forthcoming due to response to engineering review comments or other review agency comments including owner driven changes to the plan.

If you have any questions about this transmittal, please contact Loren Makus at 520.837.4927 or loren.makus@tucsonaz.gov
09/07/2017 KELLY LEE ZONING-DECISION LETTER REVIEW 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
09/07/2017 ANDREW CONNOR NPPO REVIEW Approved
09/07/2017 ZELIN CANCHOLA COT NON-DSD TDOT Reqs Change September 7, 2017
ACTIVITY NUMBER: DP17-0169
PROJECT NAME: Miramonte project
PROJECT ADDRESS: 3256 E Speedway
PROJECT REVIEWER: Zelin Canchola TDOT

The proposed improvements in the right of way are not acceptable. TDOT cannot support the plan as shown. The following will need to be modified on the plan or acknowledged.

1. The parking as shown in the right of way has several problematic issues. Parking in this area will not be approved if compliance with floodplain requirements is not met. Back in parking may be required due to bike traffic, sidewalk is required within the right of way, and future maintenance is not addressed.

2. The City of Tucson has adopted the Pima Associates of Government (PAG) 2015 Standard Specification for Public Improvements (SSPI) and Standard Details (SD). Please revise plan set to schematically illustrate the recommended offsite improvements on the development plan. Include standard details on plan set. Include any new sidewalk, ramps, roadway, and any curb work.

3. Call out type of proposed driveways according to standard details. Standard driveway curb return radius along Speedway shall be 25 feet. Driveway radius along local streets is 18 feet.

4. Include and dimension sight visibility triangles.

5. Bike lanes are not striped along local streets. Delete bike striping.

6. Sidewalk and ADA facilities will be required along the perimeter of the project.

7. Monument sign will also be subject to floodplain compliance. If approved, and has neighborhood signage, the neighborhood traffic management process will need to be implemented.

8. The following is the requirement for right of way drainage requirements:

DATE: 6SEP17
SUBJECT: Miramonte at Speedway - public right-of-way drainage comments
LOCATION: Ward 6, Parcel 12512079B
FROM: Elizabeth Leibold P.E., CPM, CFM

Tech Man Sec. 4-04.2.3.1.2.E.1, 4-04.12.3: Local jurisdictional floodplain impacts proposed project. Provide drainage report that addresses the following right-of-way related floodplain comments:
a. Provide hydrologic data using City of Tucson methods and provide any assumptions for jurisdictional flowrate impacting project.
b. Delineate and label alley alignment, any existing (with conveyance capacity) and proposed drainage structures within and near project site, and existing and proposed sidewalk and curb.
c. Delineate floodplain limits on plans for both the existing and proposed conditions.
d. Scuppers for runoff from a 10-year storm must be designed to be conveyed beneath any sidewalk.
e. All new paved parking lots and parking and access lanes (P.A.A.L.'s) shall meet the following minimum design criteria:
i. The construction and use of a parking area in the floodplain of the a watercourse shall not be permitted unless it can be shown with an encroachment analysis, to satisfaction of the City Engineer, that it does not:
1. Acting alone or in combination with any existing or future uses create a danger or hazard to life or property. Provide certification by an Arizona Registered Professional Civil Engineer that the proposed use will not result in any increase in the floodway elevation during the occurrence of the 100-year flood; and/or will not result in the proposed use diverting, retarding, or obstructing the flow of flood waters;
2. Increase the 100-year flood elevation by more than 0.1 feet;
3. Adversely affect ground-water recharge;
4. Increase erosion potential upstream and/or downstream; and,
ii. Overnight parking and unattended vehicles will be limited to flood plains where the flooding does not exceed one foot in depth during the 100-year flood. Show water surface elevations on plans.
iii. Any parking lot that is subject to flooding from a watercourse shall have a prominent sign posted at each entrance to the parking area that contains the following words: "Warning, this parking lot is subject to periodic flooding at depths of up to two feet. No unattended or overnight parking is permitted". Show detail on plans.
f. Regarding long-term maintenance responsibility, specify the name, address, and telephone number of the person(s), firm(s), agency or agencies responsible for the ownership, operation, scheduled and unscheduled maintenance, and liability of drainage improvements (i.e., roads, parking areas, washes, drainageways, detention/retention basins, common areas, etc.) described in the drainage report. List other documents where these responsibilities are documented (i.e., CC&Rs, Final Plats, Development Plans, etc.).
2) Submit drainage report, response letter addressing comments, and revised plans to address the comments above.


If you have any questions, I can be reached at 520 837 6659 or zelin.canchola@tucsonaz.gov
09/07/2017 DAVID RIVERA HC SITE REVIEW Reqs Change See zoning comments.

Final Status

Task End Date Reviewer's Name Type of Review Description
09/07/2017 ARUIZ1 OUT TO CUSTOMER Completed