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Permit Review Detail
Review Status: Completed
Review Details: OTHER
Permit Number - T09CM00281
Review Name: OTHER
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/30/2009 | DAVID RIVERA | ZONING | REVIEW | Denied | DSD Zoning Review Transmittal Board of Adjustment comments/ Board of Adjustment comments for DDO appeal FROM: David Rivera Principal Planner PROJECT: Nimbus Brewery 2502 e 6th Street Restaurant/Bar TRANSMITTAL DATE: March 30, 2009 COMMENTS: Zoning review done based proposed changes to existing site and possible loss of the prior Board of Adjustment variances. The following comments have been made for possible variance requests due non-compliance with some LUC and Development Standards criteria and design requirements. 1. The parking ratio used to arrive at the parking requirements of 28 spaces needs to include any areas that are accessible to the public. The only areas excluded from the parking requirements are the kitchen and storage areas. Revise the calculation to include the rest rooms and any areas accessible to the public. (Review both methods to arrive at the required parking.) LUC 3.3.4 2. Parking/vehicular use area: LUC 3.3.0 and DS 3-05 The parking spaces depicted on the plan do not meet the requirements as follows. a. The proposed valet parking spaces have not been defined with the dimensions and degree of angle. (LUC section 3.3.7.I) b. It is not clear if the two (2) existing parking spaces along the south side of the building are to remain. If they are to remain then the 3 (three) valet parking spaces cannot be provided as depicted. c. The width of the PAAL between the parking spaces east of the proposed valet parking spaces and the valet spaces has not been provided. A minimum of 24 feet id required. (LUC section 3.3.7.I) d. Technically due to the proposed angled valet parking a one way PAAL is implied and required. There is no access to the north from the angled parking spaces to allow a safe access from the parking lot. (LUC section 3.3.7.I) e. A back-up spur is required at the end of a row of parking. A back up spur design that complies with DS 3-05.2.2.D is required at the end of the row of parking between the valet parking spaces and the four spaces to the east. f. Six (6) of the parking spaces along the 6th street property line have been designed within the existing and future right of way. It is clear that these parking spaces if they were to be allowed must be approved through a board of adjustments variance and the City of Tucson would have to grant Temporary Revocable Easements (TRE's) for all areas affected by the proposed development in the right of way. g. The parking space along the North West corner of the site (within the R/W) does not meet the minimum length of eighteen feet for a standard parking space. Compact parking spaces are allowed only in the Downtown Redevelopment District. (LUC section 3.3.7.I) h. A minimum 24 foot PAAL is required between two (2) rows of parking at 90 degrees. The driveway along the north side and the PAAL that provides access to the parking spaces were not dimensioned and therefore it is not clear if the minimum 24 foot width requirement has been met. (LUC section 3.3.7.I) i. A back-up spur is required at the end of a row of parking. A back up spur design that complies with DS 3-05.2.2.D is required at the end of the row of parking between the parking spaces within the north parking lot and the building. A four (4) foot wide concrete side walk is required between the back up spur and the north side of the building that connects to the onsite pedestrian circulation. 2-08.4.0 j. The disabled parking space has been designed within the future right of way and the access aisle is proposed within the existing and future right of way. The disabled parking space has not been dimensioned so it is not clear if the minimum width for the access aisle and the space have been met. (The disabled parking space must be a van accessible parking space a with an access aisle for that van accessible space. Minimum widths are 8 ft for the space and 8 ft. for the access aisle) A TRE will be required to allow the required disabled parking access aisle in the right of way. k. A minimum 24 foot PAAL is required between the disabled parking space and the bicycle parking access aisle/facility. (LUC section 3.3.7.I) l. Leased parking must be on the same block and within 600 feet of the development it serves. Also the existing development(s) that are leasing the parking spaces must be able to demonstrate that sufficient and excess parking is available in order make it possible to lease the spaces to this development. In addition, the leased parking area must be developed with the minimum paving requirements and an accessible route from the leased parking spaces to the restaurant must be demonstrated. LUC section 3.3.7.1.A 3. Bicycle parking: Compliance with Development Standards 2-09 is required. a. Fourteen (14) of the proposed bicycle parking spaces have design within the existing and future right of way. A TRE will be required to allow the affected bicycle parking spaces and facilities to remain in the right of way. In addition the five (5) foot access aisle in front of the bicycle parking facilities in the right of way has not been depicted and would also be in the future right of way. b. The five (5) foot access aisles have not been addressed for the bicycle parking spaces/facilities next to the northeast corner of the building. It does not appear that the access aisles can be provided for these facilities based on the proposed design. c. A sidewalk connecting the bicycle parking facilities to the onsite pedestrian circulation is required. d. All class two bicycle parking facilities must be within 50 of the main entrance. e. The bicycle parking facilities must be designed to comply with Development Standards 2-09. 4. Drive-thru DS 3-05. a. While the notes for the drive-thru area indicate a phone order pickup the area will function similar to a drive-thru and will have to comply with Development Standards 3-05.2.1.C.2. b. A determination from the zoning administrator as to the actual function and associated use of the phone order pickup area is suggested. c. The proposed parking space in the drive-thru as indicated on the plan may not be counted towards the parking space requirement. d. Directional signage indicating the direction of travel through the drive-thru must be provided. e. A one (1) offset from the PAAL and the canopy over the drive-thru is required. DS 3-05.2.2.B.2 f. The entrance and exit along the corner of Tucson Blvd. and 6th Street will not meet the minimum distance requirements based on the "Access Management Guidelines". For more information on this item contact COT Traffic Engineering. 5. Pedestrian Circulation: DS 2-08 a. A four (4) foot wide concrete sidewalk is required between the proposed valet parking spaces and the building. DS 2-08.4.1.C b. Per DS 2-08 sidewalk may not be placed between a PAAL and parking space. The crosswalk behind the disabled parking space must be relocated to the front of the parking space to comply with DS 2-08. DS 2-08.4.1.F c. As mentioned in comment 3.c, a four (4) foot wide concrete sidewalk is required behind the back-up spur and the north side of the building. This sidewalk must also connect to the bicycle facility to the east of the building. DS 2-08.4.1.C 6. Dining Area: a. The outside dining is proposed to be relocated to the northwest side of the building but a portion of the dining area is within the right of way. A TRE will be required. 7. Loading Zones: LUC section 3.4.5.3 (table 3, 1,500 - 10,000 GFA) a. One 12' x 35' loading zone is required. A loading zone has not been provided. A variance will be required if the loading zone cannot be provided on site. 8. Existing and future sight visibility triangles have not been provided. Add the existing and future sight triangles for both streets and at the alley. For more information on the sight visibility requirements contact the DSD Engineering Section. DS 3-01.5.1.A 9. A comprehensive site plan and expanded site that meets the site plan content and specifications in development standards 2-02. Additional plans may be required such as but not limited to a landscape plan and future site/landscape plan. If you have any questions about this transmittal, please call David Rivera, (520) 791-5608. |
| 03/31/2009 | TAMI HAUSER | ENGINEERING | REVIEW | Needs Review | |
| 03/31/2009 | THAUSER1 | MECHANICAL-COMMERCIAL | REVIEW | Needs Review |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 03/31/2009 | THAUSER1 | OUT TO CUSTOMER | Completed |