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Permit Review Detail
Review Status: Completed
Review Details: DEV PKG
Permit Number - DP19-0110
Review Name: DEV PKG
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/13/2019 | SBEASLE1 | START | PLANS SUBMITTED | Completed | |
| 05/14/2019 | MASHFOR1 | COT NON-DSD | FIRE | Approved | |
| 05/29/2019 | ROBERT SHERRY | PLUMBING-COMMERCIAL | REVIEW | Reqs Change | Provide the rim elevation of the next upstream sanitary manhole (PCWMD 5506-02). Determine the need for a backwater valve per Section 714.1, IPC 2018, as amended by the City of Tucson. |
| 06/12/2019 | DAVID RIVERA | ZONING | REVIEW | Reqs Change | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: David Rivera PDSD Zoning Review Section PROJECT: The Human Bean Coffee - Commercial Use Group / Food Service Land Use Type Development Package (1st Review) - 6295 E. 22nd Street DP19-0110 - C-2 Zoning TRANSMITTAL DATE: June 12, 2019 DUE DATE: June 11, 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 May 2, 2020. SECTION 2-06.0.0: DEVELOPMENT PACKAGE (TENTATIVE PLATS AND SITE PLANS) Section 2-06.3.0 FORMAT REQUIREMENTS 1. COMMENT: The cover sheet appears to be a cover sheet for a set of building plans. Remove all information related to building codes, occupancy, etc and include the information as noted in the City Of Tucson UDC Administrative Manual 2-06. The Development package is a plan to review conditions of the proposed site and shall not include building code information unless specifically requested by a Site reviewer. Please follow the Administrative Manual Standards listed in UDC 2-06. The following comments are from the 2-06 as it pertains to the zoning review portion of the standards. The aerial on the cover sheet should be replaced with a line drawing. 2-06.3.4 - A title block shall be provided in the lower right quadrant of each sheet. 2. COMMENT: A title block in the lower right corner shall be provided on each sheet. The title block shall include the same information for consistency as noted in comments 10 through 15. 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. 3. COMMENT: Assure that all sheets provide an area in the lower right corner of sheet next to the title block for the City Of Tucson PDSD digital stamp. 2-06.3.7 - A small, project-location map shall be provided in the upper right corner of the cover sheet. 4. COMMENT: The location map shall be provided on the cover sheet only and include the information noted in comments 14 through 17. 2-06.3.8 - The north arrow, contour interval, and scale as applicable to each sheet should be placed together in the upper right corner of each sheet. 5. COMMENT: Label the Contour interval on the appropriate sheet(s). 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. 6. COMMENT: Include a legend as noted by the standard above. 2-06.3.11 - A key plan (if provided) shall be located on the first sheet. 7. COMMENT: As noted in comment number one the key plan on the cover sheet shall be a line drawing. 2-06.3.12 - An index of sheets in the development package shall be provided on the first sheet. 8. COMMENT: Include on the cover sheet an index of the sheets that are in the development package only. I.E., sheet 1 - Cover page, sheet 2 - Demo plan, Sheet 3 - Site plan 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. 9. COMMENT: List the Owner / Developers' contact information, phone number and Email Address on the cover sheet. List on the cover sheet the registrants that assisted in the preparation of the development package only. 2-06.4.2 - The title block shall include the following information and be provided on each sheet: 10. COMMENT: The following items 11 through 13 must be listed in the title block of all plan sheets. 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; 11. COMMENT: Include a brief legal description within the title block of all plan sheets. 2-06.4.2.D - The page number and the total number of pages in the package (i.e., sheet xx of xx). 12. COMMENT: The page number and number of sheets shall be listed on each sheet, i.e., 1 of 10 2 of 10 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. 13. COMMENT: Provide the development package case number, DP19-0110, adjacent to the title block on each sheet. Place the administrative street address outside the title block of all plan sheets to allow for the required legal description. 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. 14. COMMENT: The location map shall be located on the cover sheet and shall be drawn at a scale of 3 inches equals one mile. 2-06.4.4.A - Show the subject property approximately centered within the one square mile area; 15. COMMENT: Once the location map is revised show the subject property centered in one square mile as noted by the standard above. 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, 16. COMMENT: Depending on how the location map is drawn assure that the major streets and streets applicable to the one mile area used for the map are labeled. 2-06.4.4.C - Section, township, and range; section corners; north arrow; and the scale will be labeled. 17. COMMENT: The information noted in the standard above shall be labeled on the location map. 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.1 - List as a general note: "Existing zoning is ____." 18. COMMENT: Add a heading called Zoning and Land Use Notes and add all zoning notes and data applicable to this project under the Project Data heading. List the following "Existing Zoning is C-2". As noted in comment number one; all notes related to building codes shall be removed from the DP cover sheet and sheet three unless specifically requested by any of the PDSD site review team. All references to sections in the LUC shall be revised to state the UDC sections (which were adopted in 2013) where applicable. The specific sections do not need to be listed but if you choose to do so the correct UDC sections shall be listed. Most of the information or data under the "PROJECT DATA" heading on sheet three is applicable to the DP notes and calculations. However the following information is not applicable to this project and shall be removed. There is no zoning lot coverage requirement for this type of commercial development. The areas that must be accounted for as it relates to parking are the Building(s) GFA and any outside dining/patio area. Roof overhangs are not counted towards the GFA for parking requirements unless the areas are used for outside dining. Revise this info as required. If a landscape coverage calculation requirement is requested by the landscape reviewer, the information shall be placed on the landscape cover sheet or landscape site plan sheet. 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. 19. COMMENT: Under the Project Data, list the existing and proposed use. List as "existing use" whatever was the last use of the building/site. The proposed use shall be listed as follows: "Proposed Use is Commercial Use Group - Food Service Excluding Soup Kitchens, Subject to UDC 4.9.4.M.1 and 4.9.13.P". 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. 20. COMMENT: Add a general note on the cover sheet that states that "This project/development has been designed to comply with the UDC Section 5.4 MS&R Setback regulations." 2-06.4.7.A.8 - For development package documents provide: 2-06.4.7.A.8.a - Floor area for each building; 21. COMMENT: List only the Building(s) GFA and area associated with outdoor dining/seating areas. Areas under the overhangs or covered walkways, drive-thru other than as noted are not required. 2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage; 22. COMMENT: As noted in a comment above this type of commercial development does not have a lot coverage requirement. Remove any information related to lot coverage. 2-06.4.8 - Existing Site Conditions 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. 23. COMMENT: This development is proposed over two parcels. Prior to approval of the DP the two parcels will have to be combined into one Pima County Property Tax Parcel. Contact the Pima County Assessor's Office for information on processing a property tax parcel combo. 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. 24. COMMENT: List the recording information for the existing 10-foot electric easement. 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. 25. COMMENT: Add on the site plan sheet the information as noted above for Wilmot Road and 22nd Street. 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. 26. COMMENT: Label on the site plan sheet the zoning classifications across the street from the subject site as noted in the standard above. 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. 27. COMMENT: Label Wilmot Road and 22nd Street as (Public Streets). 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. 28. COMMENT: Per UDC Section 11.3.4.N.1, Coffee Shops are regulated as a restaurant and must comply with development criteria, parking and any additional use specific standards that apply to a restaurant. Having said that this plan has been reviewed by zoning as a Food Service use as noted in comment 19. The parking ratio for this use is based on 1 space per 100 square feet of GFA including any outside dining or seating areas. It is not clear on this plan whether the covered walkway is including a seating / dining area. So assuming that the covered area will be for seating / dining, the total GFA equals 1,569 SF/100 = 16 vehicle parking spaces required which includes one ADA parking space. Per the plan the number of vehicle parking spaces provided on site are listed and depicted as seven spaces with one ADA space. This development is short 9 spaces. A Board of Adjustment review and approval process to vary the number of vehicle parking spaces may be necessary unless the applicant can redesign the site to provide the spaces needed. There are also some reductions in the UDC that may be applicable to reduce the number of spaces. Review UDC section 7.4.5.E.1 - .8 for general reductions that may apply. If there is no outside dining or seating proposed and the covered area is for walk-up customers or a waiting area (no seating) the total number of spaces required would be based solely on the building GFA 828 SF, 8 spaces required which includes the ADA space and access aisle. Label the slopes of the ADA parking spaces and access aisle, cannot exceed 2% in any direction. Parking spaces must be available at all times and cannot be reserved unless there is an excess of parking spaces above what is required. The two spaces located in the SW corner of the site would require customers to cross the Drive-thru lane which is not permitted per UDC TS section 7-01.4.1.H. The two spaces will have to be relocated and placed in a location where by design the customers will not have to cross the drive-thru lane. Additional comments may be forthcoming on the required parking and standards. 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. 29. COMMENT: This development must be provided with a minimum of 2 short and 2 long term bicycle parking facilities. Review UDC Table 7.4.8-1 and 7.4.9 number of spaces required and applicable design criteria for both type of facilities. Include fully dimensioned detail drawings of the bicycle facilities that will be provided. See UDC section 7.4.9 for design criteria such as location, facility dimensions and acceptable short term facilities. Add the information as required and as noted in 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. 30. COMMENT: It does not appear that the sight visibility triangles along 22nd street have been placed in the correct location. Consult with the PDSD Engineering review for the correct location of the SVT's on Wilmot Road and 22nd Street. The street building setbacks shall be dimensioned from the existing or future back of curb location. If the intersection has been widened to its maximum width, dimension the building setback from the existing back of curb location to the face of the building and overhang facing Wilmot and 22nd Street. 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). 31. COMMENT: Label height within the building footprint. Label the heights of the drive-thru casnopy and covered walkway areas. 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. 32. COMMENT: The sidewalk that leads to the drive-thru lane cannot be approved as proposed. A crosswalk or sidewalk cannot cross any type of stacking areas for drive-thru lanes. The sidewalks must be relocated to provide access to the Refuse areas for employees. Label the proposed cross and longitudinal slopes of all walkways and sidewalks. The max cross slope is 2% and max longitudinal slope is 5%. 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. 33. COMMENT: Draw and label the access ramps at both driveway entrances. See PDSD engineering comments related to this standard. 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. 34. COMMENT: Add a general note that mail will be provided to the building unless there is an existing gang mailbox location that will be used. 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. 35. COMMENT: Consult with the PDSD Sign Staff related to signage especially for any existing signs that are to be renovated and within sight visibility triangles. Contact Heather Thrall (520) 837-4961 or Brian Wiese (520) 837-5049. 36. COMMENT: Additional comments may forthcoming on the next review of the DP based on the applicants' responses to the zoning comments and corrections to the DP. Do not include revision clouds or revision deltas. As also noted the DP must be drawn to include all standards that apply to the project from UDC Administrative Manual Section 2-06. 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 |
| 06/12/2019 | ANDREW CONNOR | LANDSCAPE | REVIEW | Reqs Change | ADMINISTRATIVE MANUAL SECTION 2-10.0.0: LANDSCAPE PLAN REQUIREMENTS 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: Cross-reference to: Any relevant case numbers for reviews or modifications that affect the site. ARTICLE 7: DEVELOPMENT STANDARDS 7.6. LANDSCAPING AND SCREENING Street Landscape Borders 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. Obtain permission from TDOT for use of ROW. 4.3 Streetscape Landscape Border - Maximum Width In situations where the street landscape border is wider than the minimum 10' standard, the landscape border width needs to be determined for the purposes of calculating the 50% vegetative coverage standard. The width is that area between the required screen and the property line, unless there is permitted encroachment into the right-of-way as per this section. Dimension street landscape buffers. The following information must be provided on the plans. Screening a. Location of screening elements; b. Height of screening material and reference point for measurement; c. Nature of screening material and, d. Type of screening material (e.g., masonry wall, wood fence, species of plant material). Identify screening element(s) on landscape plans. Grading Information The methods by which water harvesting or storm water runoff is used to benefit the oasis allowance area and other planting areas on the site; and, Percent side slope of berms. Ensure that all Zoning and Engineering comments and concerns are addressed. Additional comments may apply |
| 06/12/2019 | DAVID RIVERA | ZONING HC | REVIEW | Reqs Change | see zoning comments |
| 06/14/2019 | JOHN VAN WINKLE | ENGINEERING | REVIEW | Reqs Change | DP19-0110 1) Sheet 1, Cover Sheet. Update sheet index to include only those sheets within the development plan. Make all sheets numbering sequential. Remove the electrical-site plan sheet E0.1 2) Show on plans that any roof drains (downspouts) scupper underneath sidewalks or pedestrian walkways. Reference City of Tucson (COT) Technical Standard (TSM) 7-01.4.1.E 3) Show that with a 2.5' vehicle overhang the sidewalk in front of the parking area is a minimum 4' wide. Currently it appears that with a 2.5' vehicle overhang only a 3' wide sidewalk is provided. Provide wheel stops and update as needed. This also includes the 2 parking stalls on at the southwest corner 4) Provide on plans waste stream calculations per City of Tucson (COT) Technical Standards Manual (TSM) section 8-01.8.0 5) Provide a trash enclosure screen wall that meets the requirements of TSM section 8-01.9.0 Figure 2 and figure 3B 6) Detail 7 on sheet AS102. The minimum clear height from the lowest sign to grade should be 84". Per TSM section 7-01.4.3 7) Sheet L1. Update ground cover, in water harvesting/retention areas, to be something other than Decomposed Granite. DG silts and reduces water infiltration. Decorative Screened rock or Organic Mulch is suggested 8) Provide Site Visibility Triangles that meet the requirements of TSM section 10-01.5.0 at all PAAL/Driveway intersections with E 22nd St and S Wilmot rd. Both roads are considered arterials when determining street side stem length 9) Show widths of all existing sidewalks 10) 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. 11) Provide a pedestrian circulation path to the proposed trash enclosure in accordance with TSM section 7-01. John Van Winkle, P.E. John.VanWinkle@tucsonaz.gov 520-837-5007 |
| 06/17/2019 | SBEASLE1 | ZONING-DECISION LETTER | REVIEW | Reqs Change | PLAN RETURNED FOR CORRECTIONS NOTICE The reviews have been completed and a resubmittal is required. Fee Balance: $1,697.10 (see the Balance column in the image below). Prior to the completion of the next review, we require payment of the total fees (or the Review fees at a minimum). You may pay in person at the City of Tucson permit counter or mail a check payable to the City of Tucson (see address below). Please write your Activity Number on the check stub. Activity Number: DP19-0110 Project Description: SITE/GRADING - The Human Bean, drive-thru coffee shop, parking lot, retention basins. For review comments, visit PRO at www.tucsonaz.gov/PRO, then search by Activity Number. (If information isn't shown yet, check back later as data flows to PRO periodically throughout the day.) After all corrections are made, please name your 2nd submittal documents accordingly, for example: 2_Plan_Set. Submit the following items to the PDSD Filedrop at https://www.tucsonaz.gov/file-upload-pdsd. In the Project Description field, please include the Activity Number. 1) Comment Response Letter (lists changes made to the Plan and which reviewer comments you are responding to) 2) Complete Plan Set (all pages, full set) 3) Any other items requested by review staff After resubmittal, the plans will re-enter the standard 20-working-day review cycle. The Project Manager can be contacted at: Andrew.Connor@TucsonAz.gov, (520) 837-4950 Thank you. Sharon Beasley, Permit Technician City of Tucson Planning and Development Services Attn: Permit Counter 201 N. Stone Avenue, First Floor Tucson, AZ 85701 |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 06/17/2019 | SBEASLE1 | OUT TO CUSTOMER | Completed |