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Permit Review Detail

Permit Number: DP17-0275
Parcel: 138170430

Address:
348 E ELVADO RD

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP17-0275
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/30/2017 MARTIN BROWN FIRE REVIEW Reqs Change Per section 503.2.5 of the 2012 International Fire Code, an approved area for turning around fire apparatus shall be provided. Also, please show location of proposed and/or existing fire hydrants, with dimensions to property lines.
12/05/2017 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change The rim elevation of the next upstream sanitary manhole (#9794-05, 2546.5') is higher than the first floor elevations (2546.2'). 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.
12/18/2017 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.
B. The landscape plan will contain the following identification in the lower right corner of each sheet:

Any relevant case number for reviews or modifications that affect the site.

The following information must be provided on the plans

Screening
" Location of screening elements;
" Height of screening material and reference point for measurement
" Type of screening material (e.g., masonry wall, wood fence, species of plant material)

Ensure that all Zoning and Engineering comments are addressed.

Additional comments may apply.
12/18/2017 ANDREW CONNOR NPPO REVIEW Approved
12/19/2017 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: David Rivera
PDSD Zoning Review Section

PROJECT: Tabernaculo Apartments - Multi-family Development
Development Package (1st Review)
DP17-0275

TRANSMITTAL DATE: December 19, 2017
DUE DATE: December 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 November 21, 2018.

2-06.3.0 FORMAT REQUIREMENTS


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.

1. COMMENT: Orient the site plan drawing north to the left side of the sheets as noted in the standard above. (The key site plan on the cover sheet can remain as it is oriented to the top of the sheet.)


2-06.3.11 - A key plan (if provided) shall be located on the first sheet.

2. COMMENT: Label on the cover sheet key site plan the correct zoning classification adjacent to the east property line. The correct zoning is O-3


CONTENT REQUIREMENTS

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.

3. COMMENT: List the owner/developer's phone number and email address on the cover sheet.

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;

4. COMMENT: Include in the title block a brief legal description as noted by the standard above.


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

5. COMMENT: In the title block of all plan sheets, list the sheet number as listed in the sheet index, i.e., 1 of 8, 2 of 8 etc.

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.

6. COMMENT: Provide the development package case number, DP17-0275, adjacent to the title block on each sheet. Clarify why the Administrative address listed on the application is different than the one listed on the plans.


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.

7. COMMENT: The location map shall cover a one square mile area as noted by the standard above. Revise the location map on the cover sheet to cover a one square mile area.


2-06.4.4.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and,

8. COMMENT: Revise the location map to include the information as noted by the standard above.

2-06.4.4.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

9. COMMENT: The section corners shall be labeled on the location map, see redlines on the cover 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.5 - On residential projects, list the total number of units/lots proposed.

10. COMMENT: List as a general note, the number of units allowed and proposed. Revise the density calculation note to state the following: 15 RAC allowed per/acre, 15 RAC x .66ac = 9.9 units-9 units allowed, 7 units proposed.

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.

11. COMMENT: Add a general note stating that "This development has been designed to comply with the Airport Environs Overlay criteria, UDC Section 5.6." Draw and label the AEZ Heights lines that affect this property. The heights and the lines are depicted on the COT GIS map. The overall height of the building plus the ground elevation of the sight must be provided along with the elevation of the Northwest runway. The Calculation of the difference in height of the runway and the development height shall be labeled on the site plan sheet.


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

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

12. COMMENT: Under the Zoning Data Table, specifically building area section; revise the first Vehicular Use Area note to "Total Building Area".

2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage;

13. COMMENT: Review and revise the total coverage square footage and the coverage calculation note, see red lines. The total coverage based on the square footages listed equals 16,293 SF., unless the square footages have been listed incorrectly, the total coverage should be 56%. Review the square footages and revise as required.


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.

14. COMMENT: Provide information as noted by the standard above.


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.

15. COMMENT: If applicable, draw and label any existing or proposed easements including recordation information.



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.

16. COMMENT: Label the zoning classification O-3 adjacent to the east property line.


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: If this is strictly an elderly residential facility it needs to be clear on the plans (in the title and in the use note) so that there is no mistake about the parking requirements otherwise address the parking requirements as noted below. If this is truly an elderly residential development disregard the comments below and redlines on the cover sheet.

Revise the drawing and the vehicle parking calculations accordingly; 2 bdrm. units require 2 parking spaces per unit x 4 = 8 Pkg. spaces, 3 bdrm. Units require 2.25 spaces per unit x 3 = 6.75 = 7 spaces required. Per the plan, there are only 13 spaces, two additional spaces are required or a variance approval through the board of adjustment would be required for reducing the number of parking spaces to 13.

Review UDC section 7.4.4.E for any reductions that may apply. If using a reduction verify that it applies to the proposed project and list the applicable reduction with section number under the vehicle parking calculation.


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.

18. COMMENT: Zoning could not verify an exception to the requirements for long term bicycle parking facilities for the elderly. The bicycle parking requirement for long term facility for a multi-family development are for whichever is greater of .5 spaces per bedroom or minimum of two spaces. A minimum of 9 long term facilities are required.

Correct the short term bicycle calculation to correctly show the number of bedrooms, 17 x .10 = 1.7, and 2 minimum required.

Include a dimensioned detail drawing for the long term bicycle facility. Draw and label the location of the long term facilities on the site plan sheets.


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.

19. COMMENT: Label the building wall heights adjacent to the east property line in order to verify compliance with the building setbacks. The building wall heights shall be measured from the ground to the tallest part of a parapet wall or top plate for setback purposes. Label the street perimeter building setback.


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).

20. COMMENT: Label the building height within the building footprint and use as noted by the standard above.


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.

21. COMMENT: A sidewalk is required adjacent to a building and a PAAL or Drive. Based on the proposed design of the pedestrian sidewalk, a TSMR will be required to approve the location.


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.

22. COMMENT: Check with the engineering reviewer to verify whether or not full size dumpsters for refuse and recycling are required.


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.

23. COMMENT: General note 8 on the cover sheet states that additional mailboxes will be used to provide the mail service. Clarify if the additional mail boxes will be placed next to the existing mail box or indicate on the plans where they will be placed.


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.

24. COMMENT: If applicable, draw and label any proposed freestanding monument signage. Also add a note that states that all signs or signage will be approved per separate permit.



25. COMMENT: Assure to review and address all redlines on all sheets.


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

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
12/19/2017 DAVID RIVERA H/C SITE REVIEW Reqs Change see zoning comments
12/27/2017 LOREN MAKUS ENGINEERING REVIEW Reqs Change 1. Provide the waste stream calculation for the site. Also demonstrate a capacity at least 45 gallons per unit will be provided. (TSM 8-01.8 and TC 15-10.1.E)
2. Use of individual APCs requires permission from the Director of Environmental Services; a TSMR is required. Otherwise a solid waste enclosure with a larger container is required.
3. Show minimum separation of 12 feet between adjacent curb cuts. (TC 25-38.a)
4. Revise the FFE for the proposed structure to 2546.3 feet NAVD 1988.

Final Status

Task End Date Reviewer's Name Type of Review Description
01/08/2018 KROBLES1 OUT TO CUSTOMER Completed