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Permit Review Detail

Permit Number: DP18-0259
Parcel: 107121950

Address:
231 W LAGUNA ST

Review Status: Completed

Review Details: DEV PKG - RESUBMITTAL

Permit Number - DP18-0259
Review Name: DEV PKG - RESUBMITTAL
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
03/04/2019 SBEASLE1 START PLANS SUBMITTED Completed
03/05/2019 MASHFOR1 FIRE REVIEW Approved
03/08/2019 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change ADMINISTRATIVE MANUAL
SECTION 2-10.0.0: LANDSCAPE PLAN REQUIREMENTS
4.1 Identification and Descriptive Data
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.
New Comments:
7.6. LANDSCAPING AND SCREENING
All Landscape Borders

The following apply to all landscape borders.

Use of Drought-Tolerant Vegetation

Except as otherwise provided by this section, all plant material used for landscaping must be selected from the Arizona Department of Water Resource's Low Water Use/Drought Tolerant Plant List.

Star jasmine Trachelospermum jasminoides and Boxwood Buxus are not on the list of approved drought tolerant plants.


One canopy tree is required for every 33 linear feet of landscape border or fraction thereof, excluding vehicular ingress or egress points.

Canopy Tree

A woody plant, other than a palm tree, with a mature crown diameter of at least 15 feet and having a trunk that, at maturity, is kept clear of leaves and branches at least six feet above grade.

Mexican bird of paradise Caesalpinia Mexicana does not meet the definition of a tree. Select an appropriate plant material

5.4 Size of Trees

Trees that are located in areas of required landscaping must be a minimum of 15-gallon container size.

Planting Plan

Both the proper and common name of each type of plant material used.

To avoid confusion, remove any plant material not used in proposed landscape areas from legend.

7.6.5. SCREENING STANDARDS

The purpose of screening is to provide visual barriers, noise reduction, and to provide privacy.

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 5' wall is required to screen vehicle use area from adjacent residential zoned properties.

Screening Materials

Walls

All walls required by this section must be of masonry material or masonry with a stucco or textured finish.

Wood or chain link with slats do not meet criteria.

Ensure that all Zoning and Engineering comments and concerns are addressed.
03/08/2019 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: David Rivera
PDSD Zoning Review Section

PROJECT: Multi-family Development - Convert Storage Area to 4th Unit
Development Package (1st Review) 231 W. Laguna Street
DP18-0259 - R-3 Zoning

TRANSMITTAL DATE: March 8, 2019
DUE DATE: March 13, 2019

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 October 18, 2019.


*** The previous comment and standard have been left as reference. For zoning responses, address only the "Follow up to previous comment" made by zoning on the latest plan review unless directed otherwise. (Some of the comments include more than one specific requirement that needs to be addressed.)

Previous Information Comment: This site is considered non-conforming for multiple standards and because of the expansion of an additional unit (density) this project has been reviewed for full code compliance (per Steve Shields PDSD Zoning Manager). Address all review agency comments and revise the Development Package. Resubmit the DP for review including a response memo stating how all review agency comments were addressed on the DP.


1. Follow up to previous comment 4: The location map was not drawn as required by the standards below. Revise the location map accordingly.

2-06.3.7 - A small, project-location map shall be provided in the upper right corner of the cover sheet.
Previous Comment 4: Provide a location map as noted by the standards below, 2-06.44 through 2-06.4.4.C and call or email me for a sample of a location map. The location map shall be drawn based on the section of the site location.
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.
2-06.4.4.A - Show the subject property approximately centered within the 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,
2-06.4.4.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.



2. Follow up to previous comment 7: List the owner's telephone number and email address.

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 7: Provide the information as noted by the standard above for all registrants, owner/developer, or persons that prepared this development package.


2-06.4.7 - General Notes
The following general notes are required. Additional notes specific to each plan are required where applicable.

3. Follow up to previous comment 14: The use of the site was not identified as requested per the previous comment. List the following as a general note. "Existing use is Multi-family Residential 3 Units - Proposed use is Multi-family Residential 4 Units, Subject to UDC section 4.9.7.B.6".

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.
Previous Comment 14: Identify the existing and proposed use of the property. Review the UDC use tables and list the existing use and proposed use including any applicable UDC Use Specific Standards. See UDC section 4.8.4, table 4.8-2.


4. Follow up to previous comment 15: Under the General lot notes, clarify what is meant by 2 Single Bedroom unit, 2 double bedroom unit?

List the requested information as follows, for example Unit no. 1 - 2 bedroom unit, Unit no. 2 - 1 bedroom unit etc.

The density calculation was not listed as requested per the previous comment. Add the density calculation as follows: "Density: Allowed 36 RAC per/acre, .33 ac x 36 = 11 RAC allowed, actual = 4 Units proposed".

2-06.4.7.A.5 - On residential projects, list the total number of units/lots proposed.
Previous Comment 15: List under the Zoning Land Use Notes text block, the number of existing residential units including the number of bedrooms in each unit. Include a density calculation that lists the allowed and proposed density per the parcel acreage.


5. Follow up to previous comment 16: On the cover sheet. List a lot coverage calculation which includes the building areas and vehicular use under the same calculation. For example; Building areas = 3,453 sf + Vehicular use area = 5,852 sf / 13,500 = 68.9%%, max allowed is 70%.

2-06.4.7.A.8.a - Floor area for each building;
Previous Comment 16: Revise the term 'Unite' to "Unit" labeled within the building footprints and the lot coverage table.

Dimension the building footprints of the existing structures and new structures. Include a table or include the following information on the lot coverage table; the table shall clearly list the square footage of the existing buildings by unit and additions for that specific unit, i.e. Unit 1 - 1,000 SF Unit 1 addition - 200 SF etc.


6. Follow up to previous comment 17: On the cover sheet. List a lot coverage calculation which includes the building areas and vehicular use under the same calculation. For example; Building areas = 3,453 sf + Vehicular use area = 5,852 sf / 13,500 = 68.9%%, max allowed is 70%.

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

Previous Comment 17: Lot coverage is based on all enclosed structures, enclosed accessory structures such as, garages, storage sheds, carports, and all vehicular use areas. Open porches or stoops, Ramada, sidewalk areas etc. are not counted in the lot coverage calculation. Revise the lot coverage calculation accordingly and list the allowed and actual coverage based on the information noted above.

Clearly delineate the vehicular use areas which includes all, drive lanes, PAALS, and parking areas.


7. Follow up to previous comment 18: The building expansion calculation was not listed as requested per the previous comment. Add the following: existing building area = 2,794 sf, new building area = 659 sf / 2,794 sf = 23% building expansion.

The 24 sf expansion for building 2 could not be verified on the site plan. Clarify where the 24 sf building expansion is proposed. Draw the outline of the expansion and cross hatch.

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,
Previous Comment 18: Include the expansion calculations as noted by the standard above.


2-06.4.8 - Existing Site Conditions

8. Follow up to previous comment 19: The information within 50 feet of the subject property along the south, east and west was not drawn as required by the standard below. Draw the information as required.

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.
Previous Comment 19: Show on the site plan the existing conditions within 50 feet of the subject site including across Laguna Street, as noted by the standard above.


9. Follow up to previous comment 21: Label the following dimensions on Laguna Street; the width from the face of curb to property line, from centerline to property face of curb, and the width of the existing sidewalk and new sidewalk.

Label the recording information for Laguna Street.

Also, remove the word "West" from the street name.

Revise the administrative street address next to the title block on all sheets to state "231 W. Laguna Street"

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.H.4 - Indicate if existing streets are public or private; provide street names, widths, curbs, sidewalks, and utility locations, all fully dimensioned.
Previous Comment 21: Draw, label and dimension the information for Laguna Street as noted by the 2 standards above. (Label Laguna as a "Public")


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.


10. Follow up to previous comment 22: Label the zoning classification to the south of the parcel.

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.
Previous Comment 22: Label the zoning classifications adjacent and across the street of the subject parcel.


11. Follow up to previous comment 23: As noted already noted this is a non-conforming site that does not meet code in many areas. Several variances will be required prior to approval of the DP. See all reviewer discipline comments for possible variances that may be required.

2-06.4.9.H.3 - Indicate fire circulation, including accessibility and vehicle maneuverability.
Previous Comment 23: The Fire plans reviewer was not listed on the first review of this DP. Fire will be added on the next submittal for his review. Access comments from the plans reviewer for the Fire Department may be forthcoming on the next review of the DP.

This site is considered non-conforming and it is clear that there are several vehicle and pedestrian access requirements that have not been demonstrated or will comply with today's UDC requirements. Approval of a Board of Adjustment variances may be required in order for this DP to be approved as presented. (See engineering comments plus additional zoning comments below as it relates to the vehicle and pedestrian access requirements.


12. Follow up to previous comment 24: Based on the revised drawing, it appears that the PAAL widths will not meet the minimum width requirements for two way travel at locations where there is 90 degree parking spaces. A board of adjustment variance will be required to allow 13-foot PAALs behind the 90 degree parking.

Parking stall #9 will not meet the minimum requirements for access into and out of the parking space. It looks like the vehicle would have to cross over a sidewalk just get close to the parking space.

2-06.4.9.H.5 - If utilizing parking area access lanes (PAALs), they shall be designed in accordance with Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC.
Previous Comment 24: Parking Area Access lanes (PAALs) must be a minimum of 10 feet for one way access lanes except when it serves as a fire lane and 24 feet for two way PAAL areas and 20 feet for two way access lanes. Review UDC section 7.4.6 "Motor Vehicle Use Area Design Criteria". If B of A variances is the processed required the applicant will have to show a hardship in requesting the variances. Additional zoning comments may be forthcoming on this standard.


13. Follow up to previous comment 25: The vehicle parking requirements shall be listed as follows; 1.5 parking spaces for a 1 bedroom unit, 2 parking spaces for a 2 bedroom unit, 2.5 spaces for a 3 bedroom unit if there is on the site. Add the total number of spaces required and round up if the total is .5 a space or greater, i.e. 9.5 = 10 spaces. List the requirements as noted in the previous comment below.

The parking calculation shall include the total number of spaces required and number provided. The calculation shall include the number of ADA spaces required and provided.

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 bedroom count for each unit must be listed. The parking requirements are as follows; Revise the parking calculations based on the requirements below, list the number required and number provided.

Studio, less than 400 sq. ft. GFA - 1.00 space per dwelling unit
Studio, more than 400 sq. ft. GFA, and 1 Bedroom - 1.50 spaces per dwelling unit
Two Bedrooms - 2.00 spaces per dwelling unit
Three Bedrooms - 2.25 spaces per dwelling unit
Four or More Bedrooms - 2.50 spaces per dwelling unit

When providing Accessible parking spaces the ratio is based on 1 space per every 25 or portion thereof the number motor vehicle spaces provided. For every 6 Accessible spaces provided or fraction thereof one space must be a van accessible space, 8 foot minimum width with an 8 foot access aisle or 11 foot minimum width with a 5 foot access aisle.

Include in the motor vehicle parking calculation the number of accessible spaces required and number provided including van accessible spaces.

The size of a standard vehicle parking space is 8.5 feet by 18 feet. Revise the detail drawing. Dimension the parking spaces on the site plan.


14. Follow up to previous comment 27: This development is considered a multi-family development. Under the bicycle parking table the minimum requirement is for 2 short term and 2 long term facilities. You can review the table 7.4.8-1 for the number required and section 7.4.9 for design regulations for the short and long term facilities.

Include a calculation that states that 2 short and 2 long term facilities are required and 2 of each have been provided. Include fully dimensioned detail drawings as noted by the standard below. The facilities shall be drawn and labeled on the plan.

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: Bicycle parking is required for this project; see UDC section 7.4.8 for number of short and long term facilities required and the type and location of facilities allowed. Additional zoning comments may be forthcoming on this standard.


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.

1. Previous Comment 28: It does not appear that the building setbacks for the south structures are 10 feet from the west and south property lines. Clarify if a survey has been done to verify the location of the buildings as depicted on the DP site plan sheet. (The buildings along the south side appear not to be parallel with the property lines as depicted on the site plan sheet.)


15. Follow up to previous comment 29: Label within the building footprint as noted by the standard below; the total square footage of each building which includes the addition square footage, and the height of each building.

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 height of the existing and new structures within the building footprint of each unit.


16. Follow up to previous comment 30: A sidewalk four feet in width is required between a building and the vehicular use areas. The sidewalk must be physically separated from the travel lanes by constructing a raised concrete sidewalk. In addition the sidewalk system must connect all building on site and out to the street sidewalk. Placing the pedestrian circulation path in the center of the PAALS is not acceptable. To eliminate the sidewalk would require approval through a board of adjustment variance process.

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: Four foot wide pedestrian sidewalks are required adjacent to all buildings. The sidewalk system must connect all buildings and must connect to the street sidewalk. The pedestrian sidewalk must be accessible and meet the minimum 2% cross slopes and 5% longitudinal slopes. See Technical Standards Section 7-01 for design, location, and materials etc. requirements. Additional zoning comments may be forthcoming on this standard.

17. Follow up to previous comment 31: The requirement for a sidewalk along the street frontage of the subject site was noted by the PDSD Engineering Reviewer. The sidewalk must be drawn, labeled and dimensioned on the plans.

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.
Previous Comment 31: See engineering review comments related to street sidewalks.


18. The following items must be addressed:
a. Remove the information for the date and the revisions and dates and the revision. This plan is still under review and has not been approved to have revisions.
b. The listed governing codes are not the current codes used by the City of Tucson. In addition these codes should be placed on the DP. Remove the code references from the cover sheet.
c. Remove all revision bubbles as this is not a revision to an approved DP.
d. It is suggested that a meeting be requested with review staff to assure that the next submittal is more in conformance with the requirements for a complete development package.

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
03/15/2019 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change 1. (Comment not addressed) Revise the site drawing to show the location of all individual components for the septic system, including any reserve areas and indicate the required separation distances. Reference: City of Tucson Administrative Manual, Section 2-06.4.8D and Section 107.2.1, IBC 2012.
2. A 5/8" water meter is serving this property. If the total water demand is greater than 15 GPM, a larger meter will be required (four 1-bathroom houses typically will have a demand of 23 GPM which requires a 1" water meter).
03/19/2019 SBEASLE1 ZONING-DECISION LETTER REVIEW Reqs Change PLAN RETURNED FOR CORRECTIONS NOTICE
The reviews have been completed and a resubmittal is required.
Activity Number: DP18-0259
Project Description: E SITE - West Laguna, New remodel for Max Stanerson.
To view review comments, visit PRO at www.tucsonaz.gov/PRO, then search by Activity Number. (If new comments aren't shown yet, check back later as data flows to PRO periodically throughout the day.) After the necessary corrections have been made, name your documents accordingly - a 3rd submittal document would be titled: 3_Plan_Set.
Submit the following items to the PDSD Filedrop at https://www.tucsonaz.gov/file-upload-pdsd.
In the Project Description field, enter the Activity Number.
1) Comment Response Letter (lists changes to the Plan and which review comments are being addressed)
2) Corrected plan set with all documents (the full set)
3) Items requested by review staff
After resubmittal, the plans will re-enter the standard 20-working-day review cycle. Prior to the completion of the next review, we require payment of the Review fees. Please pay either at the permit counter or mail a check payable to the City of Tucson (address is below). Include the Activity Number on your check stub. The fee balance is $82.50 for the Tucson Fire Department review (see the Balance column in the image below).
The Project Manager can be reached via email: Loren.Makus@TucsonAz.gov or phone: (520) 837-4927.
Thank you.
City of Tucson
Planning and Development Services
Attn: Sharon Beasley
201 N. Stone Avenue, First Floor
Tucson, AZ 85701
03/19/2019 JOHN VAN WINKLE ENGINEERING REVIEW Reqs Change DP18-0259

1) Previous comment 1. Provide a pedestrian circulation path in accordance with City of Tucson (COT) Technical Standards Manual (TSM) section 7-01. Please review this section. The proposed pedestrian path runs down the center of the vehicular drive, this is not acceptable
2) Previous comment 2. Provide on plans waste stream calculations per TSM section 8-01.8.0. This comment was not addressed. Show waste stream calculations
3) Previous comment 4. Provide a Motor Vehicle Use Are in accordance with COT Unified Development Code (UDC) section 7.4. Provide barriers and wheel stops, show on plans the dimensions of the wheel stops per figure 7.4.6-c. Note that the buildings are greater than 150' away from W Laguna Street so the drive aisle needs to meet minimum width and turning radius requirements for fire service vehicles. Per table 7.4.6-1 access to 90 degree parking requires a PAAL width of 24'. Please review UDC section 7.4 before resubmitting
4) Previous comment 5. Per TSM section 10-01.4.1 show on plans a minimum 5' wide sidewalk along W Laguna Street. Show the required sidewalk on the plans fully dimensioned
5) Previous comment 6. Provide new driveway aprons for the driveways along W Laguna Street per Pima Association of Governments (PAG) standard detail 206. Show on the plans the driveway aprons fully dimensioned
6) Previous comment 8. Provide top/bottom spot grades for all proposed water harvesting areas to show the effective ponding depth is maintained. Note that the grades should take into account the proposed 2" thick layer of screened rock
7) Previous comment 9. Provide a site plan that meets the requirements of COT Administrative Manual (AM) section 2-06. Include all applicable notes and information regarding proposed development and existing development. Please thoroughly review this section and update as needed before resubmitting
8) Previous comment 12. Project narrative note says "NO NEW CONSTRUCTION". Plans show at least 3 new structures-additions are proposed. Clarify and update note. Also provide area expansion calculations
9) Previous comment 13. Demonstrate how existing drainage patterns will be maintained with the substantial increase in impervious area
10) Verify accuracy of all supplied dimensions. For example, sheet 3 shows a 13' wide existing curb cut. When scaled and compared to other dimensions this appears to be closer to a 17' wide curb cut
11) Additional comments may apply. It is suggested that the project applicant meet with all reviewers to discuss these comments prior to resubmitting

John Van Winkle, P.E.
John.VanWinkle@tucsonaz.gov
520-837-5007

Final Status

Task End Date Reviewer's Name Type of Review Description
03/19/2019 SBEASLE1 OUT TO CUSTOMER Completed