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Permit Review Detail

Permit Number: DP18-0262
Parcel: 12901035L

Address:
140 S TUCSON BL

Review Status: Completed

Review Details: DEV PKG

Permit Number - DP18-0262
Review Name: DEV PKG
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
10/31/2018 KELLY LEE START PLANS SUBMITTED Completed
11/07/2018 KELLY LEE UTILITIES SOUTHWEST GAS Passed Agency notified for information only.
11/07/2018 KELLY LEE OTHER AGENCIES PIMA ASSN OF GOVTS Passed Agency notified for information only.
11/07/2018 KELLY LEE OTHER AGENCIES U. S. POST OFFICE Passed Agency notified for information only.
11/15/2018 MARTIN BROWN COT NON-DSD FIRE Reqs Change Tucson Water has no record of the existing hydrants on site. They may have been installed illegally. The fire department must have verification that the fire flow for the existing building is adequate. Square footage and type of construction will be necessary to determine fire flow. Contact Tucson Water. Fred Coy has done some preliminary research and may be a good source of how to proceed.
11/20/2018 LIZA CASTILLO UTILITIES TUCSON ELECTRIC POWER Passed Agency notified for information only.
11/20/2018 ZELIN CANCHOLA COT NON-DSD TRAFFIC Reqs Change November 20, 2018
ACTIVITY NUMBER: DP18-0262
PROJECT NAME: Midvale Apartments
PROJECT ADDRESS: 140 S Tucson Blvd
PROJECT REVIEWER: Zelin Canchola TDOT

Resubmittal Required: The following items must be revised and added to the Development package.

1. New Driveway at the entrance drive along Tucson Blvd required to meet current ADA Standards.

2. Add sight visibility triangles along driveway.

3. Refer and reference all new work within the right of way with PAG standard details, not "cot".

4. New curb access ramp at new driveway may be needed to meet current ADA standards.

5. Curb return radius for the Tucson Blvd driveway shall be 25 feet.

6. At time of construction a right of way permit will be required for work within the right of way.

If you have any questions, I can be reached at 520 837 6659 or zelin.canchola@tucsonaz.gov
11/26/2018 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change SECTION 2-10.0.0: LANDSCAPE PLAN REQUIREMENTS
2-10.4.0 CONTENT REQUIREMENTS
The landscape plan shall include the following:
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:
Any relevant case numbers for reviews or modifications that affect the site.
Indicate graphically, where possible, compliance with conditions of rezoning.
5.4.2. APPLICABILITY
The MS&R standards apply to the following uses on property, any portion of which abuts or is adjacent to a street designated on the City's or County's MS&R Plan:
A. New structures;
1. If the expansion is less than 25%, the MS&R applies to the proposed expansion. The remainder of the use or structure shall be governed by provisions in force at the time of initial approval for the use or structure;
2. If the expansion is 25% or more, the MS&R applies to the proposed expansion and to the parking and landscaping standards that apply to the overall development; or,
3. Expansions that occur after the effective date of the MS&R shall be cumulated in determining the 25% expansion.
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.
2-10.2.0 APPLICABILITY
A separate labeled landscape plan is required to be submitted with all applications for land development.
SECTION 4-01.0.0: COMMERCIAL RAINWATER HARVESTING
Note: Existing sites do not require a water harvest plan.
Ensure that all Zoning and Engineering comments are addressed.
Additional comments may apply.
11/29/2018 DAVID RIVERA ZONING HC REVIEW Reqs Change see zoning comments.
11/29/2018 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: David Rivera
PDSD Zoning Review Section

PROJECT: Midvalley Apartments - Multi-family Residential Use (Applicable C9-77-05)
Development Package (1st Review) - 140 S. Tucson Boulevard
DP18-0262 - C-1/C-2

TRANSMITTAL DATE: November 28, 2018
DUE DATE: November 28, 2018

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 22, 2019.

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

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).


2-06.3.5 - A three-inch by five-inch space shall be reserved in the lower right quadrant of each sheet for an approval stamp.

1. COMMENT: Remove the Development Package PDSD approval stamp from all sheets. Reserve a three-inch by five-inch space in the lower right quadrant of each sheet for an approval stamp. The approval stamp will be applied electronically by PDSD staff.


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. COMMENT: It appears that some of the symbols in the legend do not match the site plan sheets drawing. Review the site drawings and assure that line types and symbols in the legend are used on site plans sheets. Revise as required.



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

3. COMMENT: Revise the sheet index on the cover sheet to include the sheet number i.e., 1 - CVR, 2 - DP-1, etc.


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.

4. COMMENT: On the cover sheet, under the owner and consultant's information, list the owner's name or contact person, list the architects name, list the contact name and email address for the Structural Engineer, revise as required.

2-06.4.2 - The title block shall include the following information and be provided on each sheet:

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.

5. COMMENT: Provide the development package case number, DP18-0262, adjacent to the title block on each sheet.

Reference the rezoning case number in the lower right corner next to the title block of all DP sheets.


2-06.4.7.A.1 - List as a general note: "Existing zoning is ____."

6. COMMENT: Under the "Existing Zoning" note include the zone C-1. The access area of this project site is zoned C-1.


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.

7. COMMENT: On the cover sheet add as a general note the rezoning case number and rezoning conditions.


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.

8. COMMENT: Under the zoning notes text block, "note 3" identify the existing use(s) on the subject site. List the use specific standards applicable to the proposed use(s) on the site; refer to the UDC C-2 Use tables.

Clarify if the new gym and the Pool are for the Mid-Valley Apartments residents use only or will it be open to the public. If the Gym and Pool are for the residents use only they are considered accessory to the Apartment complex. If the Gym and Pool are for the public use these uses are considered principal uses and must be addresses as such, which includes parking pedestrian circulation etc.


2-06.4.7.A.5 - On residential projects, list the total number of units/lots proposed.

9. COMMENT: Under the zoning notes text block, "note 4" identify the number of existing residential units on the site. Include a density calculation for the number on units allowed and proposed and the percentage of density increase.


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.

10. COMMENT: Add a general note that states this development has been designed to comply with UDC Section 5.4 MS&R Setback requirements.


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,

11. 11. COMMENT: As noted in comment 9, a density increase calculation must be added on the cover sheet. Because the increase in density is greater than 10% the applicant must contact John Beall with the Rezoning Section to address this issue and find out whether or not this increase will be considered a minor or major change. (See the determination below from Rezoning Staff.)

Rezoning staff determination:
From the (1983) drawings it appears the site was approved for 39 apartments. The current proposal converts the courts on the west side of the site to apartments and a new apartment building is proposed on the north, bringing the total number of apartments to XX.

UDC 3.5.4.A.1 limits the increase in the number of units that can be considered as a minor amendment to the site plan.

3.5.4. CHANGE IN CONDITIONS OF APPROVAL AND COMPLETION OF CONDITIONS
An applicant may request a change to conditions of approval. The PDSD Director shall make a determination as to whether a proposed change to the conditions of rezoning, to the preliminary site plan, or to the approved site plan is major, minor, or administrative. A request to change conditions of approval is considered as follows:
A. Types of Changes
The three types of changes are as follows:
1. Major Change
a. Density or increase in non-residential floor area condition
This change involves, 1) if the number of residences increases by 10% or greater; or in any case increases by 50 or more units; or 2) if the non-residential floor area increases by 10% or greater;



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.

12. COMMENT: Provide the information for as noted by the standard above.


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.

13. COMMENT: It is clear that that site will function as a residential development with possible accessory uses or possibly a second principle use. However it is requested that all parcels that make up this development are combined into one thus eliminating the lot lines crossing buildings. A Pima County Tax Parcel Combo should be completed prior to approval of the DP. Copies of the parcel combo shall be submitted with the next submittal or no later than the final submittal 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.

14. COMMENT: If there are existing easements they shall be drawn on the plan and include the information as noted in the standard above.


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.

15. COMMENT: Label the entry and exit lanes as Private Drive Lanes. These two lanes are not PAALs as they do not provide direct access to parking spaces but are used enter and exit the project site.

Label the width of each drive lane (pavement width) and the width of the existing median.


2-06.4.9.A - Draw in all proposed lot lines with approximate distances and measurements.

16. COMMENT: The boundary distance and bearings shall be revised due to the Parcel combo.


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.

17. COMMENT: Draw, dimension, and label the future curb, sidewalk along the Tucson Boulevard frontage.


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.

18. COMMENT: Address the following comments related to the onsite vehicular use areas and PAALs:

Label the width of all PAALs on the site. The minimum width for two way traffic is 24 feet.

All parking structures must be setback a minimum of one foot from the back end of the parking spaces. The structures may not encroach onto the PAALs. Include a dimensioned cross section at PAAL areas where the parking structure is proposed or existing.

It does not appear that there is sufficient PAAL width along the west side of "Building -2" to include the 3 parallel parking spaces as depicted on the site plan. Field verify the PAAL width at this location and revise as required.

A back up spur is required at the end of the row of parking along the south side of "Building 5". See UDC Section 7.4.6.E.4.a, .b, and .c for design criteria related to the back-up spur. In addition, a four-foot wide concrete sidewalk is required along the south side of the "Building 5". The sidewalk can be within the three-foot back up area of the back-up spur.

A back-up spur is also required adjacent to the east side of "Building 5". The parking space closest to the "Building 5" does not appear to have sufficient back up area. This parking space may not be a viable when the correct back-up spur design is drawn in.

Dimension the back-up spur adjacent to the north side of "Building 1" Label the width of the PAAL in this parking area. Also the note related to the existing covered parking shall be removed as this area does not appear to have covered parking. The width of the area behind the back-up spur shall be a minimum of four feet and should include a four-foot wide sidewalk.

The width of the PAAL along the east side of "Building 1" shall be dimensioned. Parking structures may not encroach onto the PAAL and must be setback one-foot from the back end of the parking space.

The parking space adjacent to the east trash enclosure must be widened to ten feet; see UDC Section 7.4.6.E.2.b. (A motor vehicle off-street parking space must have a minimum width of ten feet when the side(s) of the parking space abuts a vertical barrier over six inches in height, other than a vertical support for a carport.) It is suggested that the dumpster enclosure be combined into a full enclosure for both the refuse and recycle and relocate the 3 parking spaces drawn in between the two enclosures.

Demonstrate the maneuverability into and out of the dumpster enclosure locations; see additional comments by the PDSD Engineering reviewer.


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.

19. COMMENT: Due to PAAL comments above the parking count may need to be revised; assure that the parking calculations are adjusted accordingly if needed.

Draw the access aisle for the HC parking spaces next to the dumpster. Include an accessible ramp for the access aisle. A total of 5 Accessible parking spaces are required for this project of which one must be a Van Accessible space. The accessible parking shall be distributed throughout the development to provide accessible spaces to each building.

Revise the parking calculations to include the number of required and provided accessible spaces and van accessible spaces. Van accessible spaces must be a minimum of 16 feet wide which includes the access aisle. Revise the accessible parking details to include the regular accessible parking spaces with a five-foot wide access aisle and a van accessible spaces that includes an eight-foot wide access aisle.

Demonstrate on the site plan that vehicle parking spaces that abut sidewalks (unless sidewalks are 6.5 feet wide), property lines, landscape areas etc., will be provided with wheel stops. There are several areas not depicting wheel stops, revise the site plan as required.


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.

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


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).

21. COMMENT: Label the information within the building(s) footprint 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.

22. COMMENT: Dimension all sidewalks. The minimum width is four feet and 6.5 feet where parking spaces abut the sidewalk and are not provided with wheel stops.

Demonstrate on the site plan the cross and longitudinal slopes for all existing and proposed sidewalks.

Indicate the accessible route on the site plan.

All sidewalks must be physically separated from vehicular use areas (PAALs, drive lanes etc.). Striped area along the north side of the site shall be constructed of concrete and physically separated. The only location where the walkway can be striped is where crossing the PAAL or Drive lane. The asphalt area cannot be used for the required sidewalk except as noted for a crosswalk crossing a PAAL or Drive lane.


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.

23. COMMENT: Draw and label the sidewalk on Tucson Boulevard.


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.

24. COMMENT: See the PDSD Engineering comments.


2-06.4.9.U - Indicate graphically, where possible, compliance with conditions of rezoning.

25. COMMENT: Provide documentation form John Beall as to whether or not this proposal requires additional approval by M & C. and whether or not it has been determined to be a minor or major change.

Additional comments may be forthcoming on the following review based on the determination by John Beall.


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. COMMENT: Clarify if gang mailbox location is for all mailboxes in this development.


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.

27. COMMENT: If applicable draw and label the location of any proposed freestanding monument signs.

Add a general note that states that all new signage will be permitted under a separate permit application.


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
11/30/2018 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Completed
11/30/2018 JOHN VAN WINKLE ENGINEERING REVIEW Reqs Change DP18-0262

1) Sheet 2 Accessible Parking sign detail. Show that the minimum unobstructed vertical clearance of 84" is provided, dimension from grade to the lowest sign. Per City of Tucson (COT) Technical Standards Manual (TSM) section 7-01.4.3
2) Show on plans the required service vehicle maneuvering radius for the proposed service vehicle path through the property. Reference Technical Standards TSM Section 8, Figure 7.
3) Update curb access ramps along access road and Tucson Bl so that they meet the requirements of PAG standard detail 207
4) Show on plans details for all curb access ramps to ensure accessibility compliance
5) Per COT Unified Development Code (UDC) section 7.4.6.H, provide a barrier, such as curbing to prevent vehicles from driving across the pedestrian circulation connection to Tucson Bl
6) Show how the pedestrian circulation path will connect to the existing sidewalk along Tucson Bl
7) Provide wheel stops or otherwise demonstrate that a minimum 4' wide sidewalk clear width will be maintained where vehicles can extend over the existing sidewalk.
8) Provide cross slopes and running slopes to show that existing/proposed sidewalks will meet ICC A117 requirements
9) Provide complete dimensions of all Parking Area Access Lanes to demonstrate compliance with UDC section 7.4.6.
10) Parking space immediately adjacent to the recycle enclosure should be 10' wide per UDC 7.4.6.D.2.a
11) Provide a plan set that meets application submittal requirements of the COT Administrative Manual (AM) section 2-06. Provide all applicable information regarding existing site conditions, topography, within 50' of the property boundary. Include all standard applicable notes
12) Provide on plans waste stream calculations per TSM section 8-01.8.0
13) Per TSM section 10-01.3.2.C. At the intersections of streets with other streets or collector or arterial streets with PAALs/Driveways, the curb lines will be connected with a curve having the minimum radius shown in Figure 6, measured at the face of the curb.
14) Ensure that roof drains scupper underneath sidewalks. Reference TSM section 7-01.4.1.E.
15) Provide spot grades for all landscaped areas that will be depressed 6" for water harvesting. Show on plans how rain water harvesting is being maximized. Provide spot grades and curb cuts which show how rain water is being directed towards landscaped areas

John Van Winkle, P.E.
John.VanWinkle@tucsonaz.gov
520-837-5007
12/03/2018 ALEXANDRA HINES PIMA COUNTY ADDRESSING Reqs Change This project still shows an open balance of $225. The invoice was mailed to the applicant on 10/16/18.

Feel free to contact me if you have any questions.

Nicholas Jordan
Addressing Specialist
Pima County Development Services Department
201 N Stone AV
Tucson, AZ 85701
(520) 724-9623
12/03/2018 SBEASLE1 ZONING-DECISION LETTER REVIEW Reqs Change

Final Status

Task End Date Reviewer's Name Type of Review Description
12/03/2018 SBEASLE1 OUT TO CUSTOMER Completed