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Permit Review Detail

Permit Number: DP22-0181
Parcel: 125091080

Review Status: Completed

Review Details: DEV PKG

Permit Number - DP22-0181
Review Name: DEV PKG
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
08/18/2022 SBEASLE1 START PLANS SUBMITTED Completed
08/18/2022 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Completed
08/18/2022 AWARNER1 LANDSCAPE REVIEW Reqs Change CDRC TRANSMITTAL
TO: Planning and Development Services Department, Plans Coordination
FROM: Anne Warner, RLA
PDSD Landscape/Native Plant Preservation Section

PROJECT: Zeman’s
ACTIVITY NO: DP22-0181
Address: 2719, 2725, & 2731 E Broadway Blvd
Zoning: C-1
Existing Use: Food Service
Proposed Use: Food Service

TRANSMITTAL DATE: August 8, 2022
DUE DATE: August 1, 2022
COMMENTS: Please resubmit revised drawings along with a detailed response letter, which states how all Landscape Review Section comments were addressed.
This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants and water harvesting.
General Note - UDC 2-10.4.1 Identification and Descriptive Data - 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.
1. Engineer & LA comment - Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards for Stormwater Detention and Retention shall work in conjunction with the Commercial Rainwater Harvesting design. First flush volumes should be directed to landscape areas. Show how this is accomplished.
https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-manual-board-version-201511.pdf

COT edits - https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf
2. FYI Only Engineer & LA comment - The table in the PCRFCD Manuel can be used in lieu of the Water Budget Table, the only thing that is missing is water demand for plants, which can be added. Make sure units match.
3. Engineer & LA Comment - The grading plan and water harvesting plan do not meet the requirements of the water harvesting ordinance and technical standard. The plan doesn't show the effective use of run-off to supplement irrigation.
a. The catchment areas must provide water to the infiltration areas. Revise the grading to direct runoff to the landscape infiltration areas to the maximum extent possible.
b. Catchment areas in the water harvesting table can only count the areas that are directed to the landscape infiltration areas.
c. Clearly show the areas in each catchment area and the areas of effective infiltration and water harvesting. All landscape areas should be included within infiltration areas.
d. UDC section 7.6.6.C requires the use of all runoff to supplement irrigation. Show how this is attained on the grading plan.
f. Show rooftop drainage patterns and show how they are incorporated into the water harvesting calculations.
h. The landscape, water harvesting, and grading plans must match.

6. Engineer Comment - Identify curb inlets/splash pads to landscape areas on grading Engineer Comment - Retention/detention basins should be designed naturally and organically, whenever practicable. Square and rectangles are not organic shapes.Please provide all landscape calculations on the landscape plan, including required trees for the parking areas, Admin. Manual 2-10-4.2.A.2.c and landscape borders, UDC Technical Standards 2-10.4.2.f & g.Installing landscape/irrigation in the right of way requires approval from DoT&M, contact david.marhefka@tucsonaz.gov, plans cannot be approved without the department’s consent. Upload documentation with next submittal.
RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package

YOUR NEXT STEPS: Submit documents to the Filedrop
https://docs.tucsonaz.gov/Forms/tucsonpermitapp
Select "Existing Application"
1) Comment Response Letter (your response to
the reviewer's Requires changes comments)
2) Plan Set (or individual sheets)
3) Any other items requested by review staff

If you have any questions, please contact me at anne.warner@tucsonaz.gov
08/18/2022 JPEELDA1 FIRE REVIEW Approved
08/18/2022 PAUL CAMARENA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Paul Camarena
PDSD Zoning Review Section

PROJECT: 2725 E BROADWAY BL
Development Package (1st Review)
DP22-0181
TRANSMITTAL DATE: 8/3/2022
DUE DATE: 8/3/2022

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 August 3, 2023 .

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


2-06.3.0 FORMAT REQUIREMENTS



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.

1. COMMENT: 2-06.4.1 - Provide the information noted by the standard above for all registrants.


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;

2. COMMENT: 2-06.4.2.B – Provide a legal description for each lot.



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

3. COMMENT: 2-06.4.2.D - Please provide the information noted by the standard above for page 5. A demolition permit is separate from the development package, revise page 5 to state for reference only.

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.

4. COMMENT: 2-06.4.3 - Provide the development package case number, DP22-0181 , adjacent to the title block on each sheet. Add rezoning case number C9-20-11. A Development package will be required for each lot or provide documentation that this development will operate as one site.

5. It is recommended that these individual lots are to be combined as a single lot. If these lots are not combined and continue to be individual lots, a cross-access agreement and covenants will be required for this development. These covenants will ensure that these lots are operating as a single site. In the future, if any of these lots are to be improved and the expansion is greater than 25% this will cause full code compliance for the entire site.
Lot combinations are handled through the Pima County Assessor's Office. The lot combination request form can be found in this link here: https://www.asr.pima.gov/Downloads/Forms/ComboRequest.pdf.
6. It is recommended that development package DP22-0182 be approved prior to this development package since the parking is based on the other Development.




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,

5. COMMENT: 2-06.4.4.B - Add Tucson BL since it is a major street.







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

Zoning and Land Use Notes


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.

1. COMMENT: 2-06.4.7.A.4 – Revise to state “The proposed use is Food Service subject to use specific standard 4.9.4.M.1 & 5 and 4.9.13.O UDC”



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.

6. COMMENT: 2-06.4.7.A.6 - Provide the information noted by the standard above for the Sunshine mile overlay district.


2-06.4.7.A.6.a - List additional applications and overlays, by case number (if applicable), in lower right corner of each sheet. As a general note provide the type of application processed or overlays applicable, a statement that the project meets the criteria/conditions of the additional application or overlay, the case number, date of approval, what was approved, and the conditions of approval, if any.

7. COMMENT: 2-06.4.7.A.6.a - Provide the information noted by the standard above.


2-06.4.7.A.6.b - If there is more than one lot within the site, the note should specify which lots are affected by the additional applications or overlay zones.

8. COMMENT: 2-06.4.7.A.6.b - Provide the information noted by the standard above.




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



2-06.4.7.A.8.d - When the proposed site is part of a larger site, the calculations encompass the entire site, whether existing or proposed. If the project is being phased, calculations must show that, at each phase, requirements are being met.

9. COMMENT: 2-06.4.7.A.8.d - Clarify if project is to be phased.


2-06.4.8 - Existing Site Conditions
The following information shall be provided on the plan/plat drawing to indicate the existing conditions on site and within 50 feet of the site. On sites bounded by a street with a width of 50 feet or greater, the existing conditions across the street will be provided.


2-06.4.8.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.

10. COMMENT: 2-06.4.8.C - Provide the information noted by the standard above. Dimension the curb, sidewalks.


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.


COMMENT: For the future outdoor food service an appeal from Building official will be required since the structure will cross property lines.


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

COMMENT: 2-06.4.9.G - Clarify if project is to be phased if so provide the information noted by the standard above



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.

11. COMMENT: 2-06.4.9.H.2 - Provide the information noted by the standard above.



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.

1. COMMENT: 2-06.4.9.H.5.a - Provide the parking calculation for food service at 1 per 100 sq. ft. GFA and outdoor seating areas space per UDC table 7.4.4-1: MINIMUM NUMBER OF MOTOR VEHICLE SPACES REQUIRED. The parking requirements can be addressed with the sunshine mile Overlay



2-06.4.9.H.5.b - If any of the required parking is located off-site as permitted by the UDC, a drawing of that parking area is to be provided, together with the city's required parking agreement (include a copy of the lease agreement if applicable) must be provided. Please remember that in these situations, if the off-site parking location is a new parking area, it must comply with all parking area requirements and must be allowed as a principal use by the zoning classification of that property. If the off-site parking area location is an existing parking lot, the parking spaces utilized for the proposed land use must be non-required parking for the existing use for which the parking area was established.

12. COMMENT: 2-06.4.9.H.5.b - Provide the information noted by the standard above for the parking. Provide a parking agreement.




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.

13. COMMENT: 2-06.4.9.H.5.d - provide a detail for the short and long term bicycle parking, Clarify the location of the long term bicycle parking. Remove the ADA parking notes from the Bicycle parking requirements. Short term bicycle parking for food service is 1 space per 2,000 sq. ft. GFA. Minimum requirement is 2 spaces. Long term bicycle parking is 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces. The Sun shine mile can addressed this requirements.





2-06.4.9.J - If street dedication is not required or proposed and the project site is adjacent to a Major Street or Route, draw the Major Street right-of-way lines for those streets. (Add the MS&R future sidewalk, right-of-way lines, sight visibility triangles, etc.)

14. COMMENT: 2-06.4.9.J – Provide the MS&R future sidewalk, right-of-way lines, sight visibility triangles.



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.

15. COMMENT: 2-06.4.9.L - Provide the information for easement the access easement.


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.

16. COMMENT: 2-06.4.9.O - Provide the information noted by the standard above. The building setback along a MS&R is 21ft measure from the back of future curb. If site is unable to accommodate the 21ft setback the Sun shine mile can addressed this comment.



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.

17. COMMENT: 2-06.4.9.S - Provide the information noted by the standard above.


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.

18. COMMENT: 2-06.4.9.T - Provide the information noted by the standard above, Indicate type of collection service.





***For additional information on the any standard presented in this memo, please refer to the City of Tucson “Unified Development Code” – Administrative Manual Section 2-06 or Technical Standards noted in the comments. https://www.tucsonaz.gov/pdsd/all-codes-plans-determinations


If you have any questions about this transmittal, Contact Paul Camarena at (520)837-4986 or by email Paul.Camarena@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
08/18/2022 MGAYOSS1 DESIGN PROFESSIONAL REVIEW Denied I'll be the Project Manager for the Sunshine Mille District (SMD) review portion of the proposal. A major SMD review process will be required (which includes historic review), and a complete Design Package will need to be submitted for SMD/historic review.

Please let me know if you'd like to meet to discuss the SMD/historic review process. We could meet virtually or in person in our offices. Just let me know the best days and times for you to meet, at maria.gayosso@tucsonaz.gov.

I can see enough comments have been issued for the Development Package portion of the process (Activity # DP22-0181). At this point these would be your next steps to start the SMD/historic review process:

1. Determine your neighborhood meeting date and send me an e-mail requesting the mailing labels. Please note the neighborhood meeting needs to take place at least 15 calendar days and not more than 60 calendar days prior to the submittal of the Design Package (your SMD application). The neighborhood meeting can take place virtually or in person, at a time that is most convenient for neighbors to attend (weekday evenings or weekends);

2. Once I receive the mailing labels request, I'll give you instructions for electronic payment of the $220 fee. Please allow about about two business days for staff to generate the labels;

3. E-mail me (maria,gayosso@tucsonaz.gov) a draft of the invite before the invite of the neighborhood meeting is mailed out, please make sure to e-mail me a draft of the invite, so we can make sure all required information is included;

4. Mail out the invite to neighbors;

5. Hold the neighborhood meeting; the documentation of the neighborhood meeting needs to be part of the Design Package (invite, copy of mailing labels, attendance, summary of meeting, plans shown to neighbors, receipt of mailout);

6. A complete Design Package can then be submitted through our File Drop portal. The Design Package needs to include the Special Districts application form, letter of authorization from property owners, and materials included on page 3 of the form;

7. Once we receive the Design Package, our Historic Preservation Officer and I will take a look at it and let you know if anything is missing. I would then provide you with instructions for payment of the $698 SMD/historic review fee;

8. Design Professional's review; once the Design Package is accepted, then it will need to be reviewed by the Design Professional, Environmental Services (for refuse collection), and Park Tucson for their review. Depending on the parking proposal included in the Design Package, staff will determine if an Individual Parking Plan will be needed;

9. Once the Design Professional issues his review, we may need to meet with him to discuss and revisions/clarifications may be needed to be done to the Design Package.

10. Once a positive recommendation is obtained from the Design Professional, then the Design Package will be reviewed by the Tucson-Pima County Historical Commission's Plans Review Subcommittee (PRS);

11.Once a recommendation is issued by the PRS, the project will then be reviewed by the SMD Design Review Board (SMD-DRB).

12. Once a recommendation is issued by the SMD-DRB, then the PDSD Director will issue a Decision Notice, and the project can then be finalized through the Development Package and Construction Documents review process.

Please let me know if you have any questions and if you'd like to meet to discuss further.

María Gayosso, Principal Planner
City of Tucson Planning & Development Services Department
maria.gayosso@tucsonaz.gov
08/19/2022 FRANK PODGORSKI HPZ ADVISORY BOARD HPZ ADVISORY BOARD DATE Needs Review The properties located at 2719, 2725 and 2731 E Broadway are not eligible historically and located outside of the Sunshine Mile National Register Historic District.

The property at 2711 E Broadway is a contributing resource to the historic district and should be retained in place. Removal of the property will result in the loss of benefits associated with the Urban Overlay Distric (UOD) unless the demolition is approved by Mayor and Council.
08/29/2022 SBLOOD1 ENGINEERING REVIEW Reqs Change 1. Per TSM section 7-01.3.0 show a complete pedestrian circulation path including connecting to each building, the parking lot, trash enclosure, and to each road frontage.

Stephen Blood
(520) 837-4958
Stephen.blood@tucsonaz.gov
09/21/2022 SBEASLE1 ZONING-DECISION LETTER REVIEW Reqs Change email from: COTDSDPermits
to: lisa bowers
09/21/2022

REVIEW NOTICE

Returned for Corrections: DP22-0181
Site/Grading - Restaurants at 2719, 2725 and 2731 E. Broadway Blvd.. (The Owner of 2719 and 2725 is City of Tucson, Real Estate Division)

FEE BALANCE: $ 854.70
ONLINE PAYMENTS
** If the online amount doesn't match "Fee Balance" above, check again in a few hours **
https://www.tucsonaz.gov/pdsd/fees
1- Click on: Pay Planning & Permit Fees
2- Enter Permit Nbr, example: dp20-0000
(not case-sensitive but a hyphen-dash- is needed)
3- Business/Individual Name: Leave this blank
4- "Continue"
5- In the Pay column - check the boxes

YOUR NEXT STEPS
1. SEE REVIEW COMMENTS and documents on PRO: www.tucsonaz.gov/pro
- Home page, Activity Search, enter the Activity/Permit Number
- Permits - click on the blue tab
- Reviews section - click on REVIEW DETAILS
- Documents section - click on VIEW

2. Title your SECOND submittal documents accordingly, example: 2_Comment Response Letter

3. UPLOAD documents to Filedrop:
- Comment Response Letter (your response to REQUIRES CHANGE comments)
- Plan Set (all pages, full set, even if no changes were made)
- Documents requested by review staff

FILEDROP
https://docs.tucsonaz.gov/Forms/tucsonpermitapp
- "Existing Application"
- "Permit Number" field: enter the number (and any notes for our staff)


Sharon Beasley, Certified Permit Specialist

City of Tucson, Planning & Development Services Dept.
Email: COTDSDpermits@TucsonAz.gov
(for development packages, land splits, Thursday Presubmittal meetings)
Email: PDSDinquiries@TucsonAz.gov
(for building permits)
09/21/2022 SBEASLE1 COT NON-DSD ENVIRONMENTAL SERVICES Reqs Change email from: Andy Vera
To: CDRC
09/21/2022

ES comments to Restaurants, 1st submittal review, DP22-0181:

1. TSM 8-01.5.1.D, Must include a general note as DP proposes a double enclosure within the parking lot for the purpose of use by all three lots/businesses/users. Identify designated responsible party within note.

2. TSM 8-01.5.3.B, Depict 14’ x 40’ clear approach within site plan . It appears the parking buffer/island adjacent to the enclosure is within the vehicle path and therefore obstructing approach. DP, Page 3

3. TSM 8-01.5.3.E, Show turning radii at ingress/egress and to and from enclosure. It appears the parking buffer/island also obstructs the service vehicle path in order to maneuver from the enclosure to the exit. Parallel parking spaces appear to conflict with the service vehicle path. DP, Page 3

4. TSM 8-01.5.2.A – H, Must include enclosure specifications and all dimensions. See Figure 3A, double container enclosure specifications.

Please contact me with any questions regarding this review.

Sincerely,
Andy Vera

City of Tucson -Environmental Services
Accounts Representative Supervisor
(520) 837-3798