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Permit Review Detail

Permit Number: DP17-0218
Parcel: 131010400

Address:
4984 E 22ND ST

Review Status: Completed

Review Details: DEV PKG

Permit Number - DP17-0218
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 LIZA CASTILLO UTILITIES TUCSON ELECTRIC POWER Passed
09/07/2017 ALEXANDRA HINES OTHER AGENCIES PIMA ASSN OF GOVTS Passed
09/07/2017 ALEXANDRA HINES UTILITIES SOUTHWEST GAS Passed
09/07/2017 ALEXANDRA HINES OTHER AGENCIES U. S. POST OFFICE Passed
09/22/2017 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change The rim elevation of the next upstream sanitary manhole (5831-25, 2568.50') is less than 12" below the first floor elevation (2569.22'). Provide a note on the plans requiring the installation of a backwater valve when future plumbing activities take place. Reference: Section 715.1, IPC 2012, as amended by the City of Tucson.
09/26/2017 MARTIN BROWN COT NON-DSD FIRE Reqs Change Unable to locate keynote 1 (existing fire service) on sheet 8 of 18. Also, sheet 3 of 18 seems to indicate a new underground fire line. Very confusing. Please clarify.
10/04/2017 ANDREW CONNOR NPPO REVIEW Approved
10/04/2017 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change UNIFIED DEVELOPMENT CODE
7.6.2. APPLICABILITY
Buildings 10,000 Square Feet or Less
On sites where the gross floor area of the existing building(s) is 10,000 square feet or less, expansions in square footage of land area, floor area, lot coverage, or vehicular use area as follows.
a. If the expansion is less than 50%, the standards of this section apply only to the proposed expansion. Existing development on the site is subject to the zoning standards in effect at the time the existing development received zoning approval.
b. If the expansion is 50% or greater or if expansions as of February 15, 1991, cumulatively result in a 50% or greater expansion in land area, floor area, lot coverage, or vehicular use area, the standards of this section apply to the entire site.
Verify building expansion calculation.
If 50% or over the following applies:
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 2-10.0.0, Landscape Plan Requirements.
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.
4.2 Proposed Landscape and Screening Improvements
Planting Plan
Vegetation Plan and Schedules
Location, size, and name of existing vegetation to remain in place;
Calculations
Square footage of the vehicular use area; number of parking spaces, including the required and provided parking space calculations; and the calculation of the required number of canopy trees;
Ensure that all Zoning and Engineering comments and concerns are addressed prior to landscape approval.
Additional comments may apply.
10/05/2017 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: VCA Valley Animal Hospital
Development Package (1st Review)
DP17-0218 (Related to Rezoning Case #C9-16-08)

TRANSMITTAL DATE: October 5, 2017

DUE DATE: October 6, 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 September 7, 2018.


1. COMMENT: Zoning has consulted with the rezoning staff to verify whether or not this submitted DP proposal is consistent with the approved PDP. Zoning could not get a definite answer as of this review. Zoning will try and consult with John Beall on Monday or Tuesday when he returns from vacation. Zoning will do the review based on compliance with the AM 2-06. Additional comments could be forthcoming based on whether or not it is determined by John Beall that the proposed DP is not consistent with the PDP.


2-06.3.0 FORMAT REQUIREMENTS


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

2. COMMENT: The PDP did not include any information related to a phased development but includes the overall site as 1.96 acres. This DP lists the site area as 1.4 ac. Clarify if there is a plan to do a phased development. Unless there has been a change and approval Of the PDP, the overall site as approved on the PDP must be represented on the DP along with development criteria and calculations for each use.

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.

3. COMMENT: As mentioned already, the submitted DP does not match the approved PDP. If a decision is made by rezoning staff that the proposed changes represented on the DP require additional review by the rezoning staff, conditions of rezoning could differ than what has already been authorized and could result in design modifications to the DP base site plan.


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


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,

4. COMMENT: Due to a greater than 25% expansion in lot area and building area this plan has been reviewed for full code compliance. Include a vehicular use area expansion calculation on the cover sheet.

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.

5. COMMENT: The above comment will be applicable if the Rezoning staff deems that the overall site as approved on the PDP must be represented on this DP.


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.

6. COMMENT: The parcels will have to be combined into one tax code prior to approval of the DP. An option to combine the lots through a Lot Combo Covenant that does not combine the tax parcels could be used and must also be recorded prior to approval of the DP.

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.

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


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.

8. COMMENT: Label the zoning classification across 22nd Street.

2-06.4.9.G - If the project is to be phased, provide calculations, setbacks, etc., to indicate that each phase complies with all requirements as a separate entity. Show phase lines on the drawing. Show and label any temporary improvements that may be needed to make the site function for each phase as one entity. If such temporary improvements are off the site of the phase under consideration, a temporary easement or other legal documentation to assure legal use of the property is required. Note recording information.

9. COMMENT: The above comment may be applicable based on the findings by rezoning staff. Be aware that additional information may be required if phasing is required as part of the overall PDP.


2-06.4.9.H.6 - If the project is phased, the phase under consideration shall be designed so those later phases are assured legal access. If such access is provided through the phase under consideration, public streets are required, or access easements must be delineated and dedicated for such use. If private easements are utilized, protective covenants establishing the right of access, maintenance and incorporation of future phases into this project are required.

10. COMMENT: The above comment may be applicable based on the findings by rezoning staff.


2-06.4.9.L - All proposed easements (utility, sewer, drainage, access, etc.) are to be dimensioned and labeled as to their purposes and whether they will be public or private. The easements may have to be recorded and the recordation information added to the development package prior to approval.

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


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.

12. COMMENT: Label the street building setbacks from the existing and future back of curb.

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).

13. COMMENT: Label the use of the proposed addition within the building footprint.

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.

14. COMMENT: The ramp for the two (2) accessible vehicle parking spaces shown west of the "ANIMAL HOSPITAL" references detail H sheet 6. Detail H shows a 5' wide dimension for the ramp. At the northeast corner of the "EMERG." Parking space there is a "4'- MIN" dimension. It doesn't appear that a 5' ramp will fit within this sidewalk. Also if the sidewalk is only 4' then with the curb as shown the sidewalk will be reduced to less than 4'.
15. COMMENT: Clarify if the accessible vehicle parking space signs are wall mounted or pole mounted. If pole mounted demonstrate on the plan that a 4' wide sidewalk is maintained.
16. COMMENT: Per TSM Section 7-01.4.1.B A sidewalk is required adjacent and parallel to any access lane or PAAL on the side where buildings are located. That said provide a four (4) foot sidewalk along the east side of the "PET RESORT".
17. COMMENT: Per TSM Section 7-01.3.3.b The areas within the development which must be connected include, but are not limited to, all buildings, all bicycle and vehicle parking areas, all recreation areas, all dumpster areas, and all other common use areas. That said show the required connection to the trash enclosure.

If you have any questions about this transmittal, please call Steve Shields, (520) 837-4956 or Steve.Shields@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
10/06/2017 GLENN HICKS COT NON-DSD PARKS & RECREATION Approved No existing or proposed Tucson Parks and Recreation facilities are affected by this development

Howard B. Dutt, RLA
Landscape Architect
Tucson Parks & Recreation
(520) 837-8040
Howard.Dutt@tucsonaz.gov
10/06/2017 ALEXANDRA HINES 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
10/06/2017 LOREN MAKUS ENGINEERING REVIEW Reqs Change 1. Revise the SWPPP Site Map to show the show the concrete washout at least 50 feet from any watercourse or drainage facility. AAC R18-9-B301
2. Provide curb returns for the entry locations. TS 10-01.3.2.C
3. Show locations of adjacent driveways to demonstrate separation in accordance with the Transportation Access Management Guidelines. Eighty feet should be provided between adjacent driveway locations.
10/06/2017 SSHIELD1 HC SITE REVIEW Reqs Change See Zoning comments

Final Status

Task End Date Reviewer's Name Type of Review Description
11/16/2017 KROBLES1 OUT TO CUSTOMER Completed