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Permit Review Detail

Permit Number: D04-0004
Parcel: 10602043D

Address: Unknown

Review Status: Completed

Review Details: DEVELOPMENT PLAN

Permit Number - D04-0004
Review Name: DEVELOPMENT PLAN
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
02/19/2004 FERNE RODRIGUEZ START PLANS SUBMITTED Completed
02/23/2004 JIM EGAN COT NON-DSD FIRE Approved The Development Plan is approved 02/23/04.
02/25/2004 TIM ROWE PIMA COUNTY WASTEWATER Denied March 11, 2004

TO: Irene Volenick
Planning Resources

THRU: Craig Gross
City of Tucson Development Services

FROM: Dickie Fernández, E.I.T.
Development Review Division (Wastewater)

SUBJECT: The Family Dollar Store – Stone Avenue
Development Plan – 1st Submittal
D04-004

The above-referenced project has been reviewed on behalf of the Pima County Wastewater Management Department. The following comments are offered for your use:

1. This project will be tributary to the Roger Road Wastewater Treatment Facility via the South Rillito West (Central) Interceptor. Per PCWWM Planning Services, there is currently treatment and conveyance system capacity in the existing downstream sewerage system for this development. Flow from this proposed project would not cause any flow or effluent quality limits to be exceeded. This response is not to be construed as a commitment for treatment or conveyance capacity allocation, but rather an analysis of the existing sewerage system as of this date.

2. ALL SHEETS. Add the subdivision plat case number, D04-004, to the title block of each sheet. This number should be shown larger or bolder than any cross-reference numbers.

Based on our evaluation, this project would qualify for Non-Participating sewer connection fee rates.

ALL SHEETS. Legend for existing sewer lines and existing sewer manholes shall be consistent throughout all sheets. Please use the same symbols for these and for any proposed sewer lines and/or sewer manholes.

SHEET C-1. Include the necessary General Notes as established by the Pima County Development Plan Requirements.

SHEET C-1. There shall be a General Note indicating the total number of fixture units proposed.

SHEET C-3. Show all existing sewer lines with their respective sizes and Pima County plan numbers. Please make sure to use a font that is easily legible as the current submittal made it difficult to read.

SHEET C-3. Show the sewer line servicing the building and indicate on plans if it is existing or proposed as well as if it is public or private. The layout shall show this line all the way to the connection at the building.

We will require a complete set of revised bluelines, and a response letter, addressing these comments. Additional comments may be made during the review of these documents.

The next submittal of this project will be the 2nd submittal. The review fee is $50 per revised sheet for the second submittal. The second submittal will include 2 revised sheets and a check for $100.00 made out to PIMA COUNTY TREASURER must accompany the revised set of bluelines and response letter. If the number of revised sheets changes, please adjust the review fee accordingly.

If you wish to discuss the above comments, please contact me at 740-6947.





Dickie Fernández, E.I.T.
Development Review Division (Wastewater)

Copy: Project

DF/df
02/25/2004 KAY MARKS PIMA COUNTY ADDRESSING Denied 201 N. STONE AV., 1ST FL
TUCSON, AZ 85701-1207

KAY MARKS
ADDRESSING OFFICIAL
PH: 740-6480
FAX #: 740-6370


TO: CITY PLANNING
FROM: KAY MARKS, ADDRESSING OFFICIAL
SUBJECT: D04-0004 FAMILY DOLLAR STORE/STONE/DEVELOPMENT PLAN
DATE: February 25, 2004



The above referenced project has been reviewed by this Division for all matters pertaining to street naming/addressing, and the following matters must be resolved prior to our approval:

1.) Revise Vicinity Map per subdivision Standards for Location Map. (Include Section, Township, Range, North Arrow, label section corners). Street names should be legible; delete direction from street names.
03/02/2004 LIZA CASTILLO UTILITIES TUCSON ELECTRIC POWER Approved SUBJECT: FAMILY DOLLAR STORE
D04-0004

Tucson Electric Power Company has reviewed and approved the development plan
dated January 31, 2004. It appears that there are no existing facilities or
conflicts within the boundaries of this proposed development.

Please submit a final set of plans including electrical load plans, to
determine how TEP will serve this commercial development. If easements are
required, they will be secured by separate instrument. Submit the plans a
minimum of eight (8) weeks prior to requiring service.

Liza Castillo
Land Management
Tucson Electric Power Company
lcastillo@tep.com
Office: (520) 917-8479
Pager: (520) 218-6565
Fax: (520) 917-8400
03/09/2004 FRODRIG2 COT NON-DSD ENVIRONMENTAL SERVICES Denied From: John E. Clark PE, RLS
Engineering Project Manager
City of Tucson
Environmental Services

Location of proposed trash enclosure cannot be serviced by direct truck pick up. Parking and the sidewalk area are in conflict. General location is serviceable if enclosure would be positioned in the parking area.

Consideration needs to be given for recycling services. This would consitute a combined or another enclosure w/dumpster.
03/09/2004 BLANCA ESPINO ENGINEERING REVIEW Denied Resubmittal Required:

The following items must be revised or added to the plan. Please include a response letter with the next submittal that states how all comments have been addressed.

Development Plan Format
1. All lettering and dimensions shall be the equivalent of twelve (0.12") point or greater in size. The purpose of this requirement is to assure that all lettering is legible when reviewed and will maintain that legibility when reproduced and photographically reduced (microfilmed) for record-keeping purposes. D.S. 2-05.2.1.C

2. A small, project-location map shall be drawn on the first sheet of the development plan, preferably in the upper right corner. The map should cover approximately one (1) square mile, be drawn at a minimum scale of 3" = 1 mile, and provide the following information.
D.S. 2-05.2.1.D

3. Identify conditions within the square mile area, such as major streets and watercourses. D.S. 2-05.2.1.D.2

4. The north arrow, contour interval, and scale should be placed together on each sheet, preferably in the upper right corner of the plat. D.S. 2-05.2.1.H

5. A legend which shows and describes all symbols used on the drawing is to be placed on the plan, preferably on the first sheet. Indicate symbol for existing and proposed grading points and any information symbolizing drainage issues. D.S. 2-05.2.1.J

General Notes/B. Zoning and Land Use Notes D.S. 2-05.2.2.B.10
6. If one (1) or more of the following special overlay zones are applicable to the property, add a note stating that the project is designed to meet the overlay zone criteria Sec. 2.8.3, Major Streets and Routes (MS&R) Setback Zone.





Drainage Notes D.S. 2-08.3.1
7. List the following notes on all development plans: "The developer, any successors and assigns, will hold the City of Tucson, its officers, employees, and agents harmless from any and all claims for damages related to the use of this development as shown hereon, now and in the future, by reason of flooding, flowage, erosion, or damage caused by water, whether surface flood or rainfall."

8. "Drainage will remain in its natural state and will not be altered, disturbed, or obstructed other than as shown on this development plan."

9. "All roof downspouts shall be routed under any adjacent sidewalk." Sidewalks shall be flood free for all storm discharges of up to a ten-year flood event. D.S. 2-08.4.1.E

10. Refer to SMDDFM.14.3.1-4 for Inspection and Maintenance Polices. Indicate which paragraphs apply to the site conditions.

11. Indicate location of Retention Basin on Development Plan. Indicate fully dimensioned details of all drainage structures.

Streets and Roads Notes
12. List the following note on all development plans: "No structure or vegetation shall be located or maintained so as to interfere with the sight visibility triangles in accordance with Development Standard 3-01.0." D.S. 2-05.2.2.D.2

Utilities Note.
13. All development plans are to include the following note: "Any relocation or modification of existing utilities and/or public improvements necessitated by the proposed development will be at no expense to the public." D.S. 2-05.2.2.E

Existing Site Conditions
14. Existing Site Conditions. The following information shall be provided on the development plan drawing to indicate the existing conditions on site and within fifty (50) feet of the site. On sites bounded by a street with a width of fifty (50) feet or greater, the existing conditions across the street will be provided. D.S. 2-05.2.3

15. 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 is to occur prior to issuance of permits. D.S. 2-05.2.3.B

16. 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. Label ROW on Stone Ave. if existing or future. D.S. 2-05.2.3.

17. The following information regarding existing utilities shall be provided: the location and size of water wells, water pumping plants, water reservoirs, water lines, fire hydrants, sanitary and storm sewers, including the pipe diameter and the invert and rim elevations of all manholes and cleanouts; the Pima County Wastewater Management Department (PCWMD) reference number; locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights. If water mains and sewers are not located on or adjacent to the tract, indicate the direction, distance to, and sizes of those nearest the property.

Identifying the locations of all utilities and service equipment immediately adjacent to the project is especially important in situations where pedestrian and vehicular access and circulation or landscaping can be in conflict. By knowing the location of the existing utilities, design of the project can take those elements into consideration and can help avoid expensive and time-consuming relocation of utilities, major redesign, or requests to vary regulations after commencement of construction. D.S. 2-05.2.3.D

18. Indicate the ground elevation on the site based on City of Tucson Datum (indicate City of Tucson field book number and page) to compare to proposed conditions in order to verify maintenance of drainage patterns. D.S. 2-05.2.3.E

19. For land that slopes less than approximately one (1) percent, contour lines shall be drawn at intervals of not more than one (1) foot. Spot elevations shall be provided at all breaks in grade and along all drainage channels or swales and at selected points not more than one hundred (100) feet apart in all directions. D.S. 2-05.2.3.E.1

20. If applicable, indicate existing storm drainage facilities on and adjacent to the site. D.S.2-05.2.3.F

21. If applicable, indicate other significant conditions on the site, such as major rock outcrops, structures, fences, walls, etc.,. These elements should be indicated in a different line weight than the proposed improvements and labeled to be removed or retained. D.S. 2-05.2.3.G

22. Conditions on adjacent land significantly affecting the design of the project will be shown, such as the approximate direction and gradients of ground slope; character and location of adjacent development; and drainageways, arroyos, ditches, and channels, including their existing conditions. D.S. 2-05.2.3.H

23. A symbol identical to that used to represent the water surface contour intervals on the development plan should be included in the legend. D.S. 2-05.2.3.I.3

24. Indicate if existing streets are public or private; provide street names, widths, curbs, sidewalks, and utility locations, all fully dimensioned. D.S. 2-05.2.4.D.2

25. Show all right-of-way dedications on or abutting the site and label. If the development plan has been prepared in conjunction with a subdivision plat or is required as a condition of approval of a review process, such as a rezoning, street dedications in accordance with the Major Streets and Routes (MS&R) Plan may be required by these processes. Stone Ave. and Roger Road are both MS&R roads, which intersect. Stone Ave.'s Future is 90' with a widening of 120', Roger Road's Future is 100' with a widening of 130'. Indicate widening intersection as per MS&R Ordinance. D.S. 2-05.2.4.E

26. Indicate existing and future SVT's. The SVT's indicated on development plan are incorrect. SVT's for Arterial streets are; Near 345', Far 125', for Collector streets are; Near 265', Far 110'. Correct and revise. D.S. 3-01.5.3

27. 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, etc.) D.S. 2-05.2.4.F

28. Curb returns are required on Stone Ave. and Roger Road. As per "Transportation Access Management Guidelines for City of Tucson 5.4.1 - Driveway locations", entrance and exit drives are limited to two per 300 feet of frontage along any major roadway. The nearest pavement edges spaced at least 80 feet apart. Curb return radius for Arterial Streets are 25' and for Collector Streets are 25', TAMGforCOT-5.5 Please contact Dale Kelch with COT/DOT at 201 N. Stone Ave. (Public Works Building), 791-4001 ext.305 for assistance in design requirements for driveway locations.

29. All existing and proposed easements (utility, drainage, access, etc.) are to be dimensioned and labeled as to their purposes and whether they will be public or private. D.S. 2-05.2.4.G

30. In conjunction with a drainage report or statement, as applicable, prepared in accordance with the City Engineer's instructions and procedures, the following information will be indicated on the development plan. For additional information regarding drainage standards, see the City of Tucson Standards Manual for Drainage Design and Floodplain Management. D.S. 2-05.2.4.H

31. Show areas of Retention including 100-year ponding limits with water surface elevations. D.S. 2-05.2.4.H.1

32. Indicate proposed drainage solutions, such as origin, direction and destination of flow and method of collecting and containing flow. Indicate roof direction, drainage, downspouts and sidewalk scuppers. Indicate a dimensioned detail of downspout and scupper. D.S. 2-05.2.4.H.2

33. Indicate all proposed ground elevations at different points on each lot to provide reference to future grading and site drainage. Indicate symbol in legend. D.S. 2-05.2.4.H.4

34. Verification will be provided that any drainage solutions which occur outside the boundaries of the development plan area are constructed with adjacent owners' permission. (Additional notarized documentation of that approval will be submitted with the drainage report.) D.S. 2-05.2.4.H.5

Information on Proposed Development
35. Show refuse collection areas, including locations of dumpsters, screening location and materials, and demonstrate vehicle maneuverability, fully dimensioned. Indicate a dimensioned detail of refuse enclosure with gates. For specific information on refuse collection, refer to Development Standard 6-01.0. Refuse collection on all projects shall be designed based on that Standard, even if collection is to be contracted to a private firm. Adherence to the Standard is to assure:
o minimum safety criteria are met;
o consideration of adjacent properties;
o provision for on-site collection and maneuvering to avoid on-street traffic conflicts;
o minimum conflict with pedestrian and vehicular traffic along streets and on-site. D.S. 2-05.2.4.T

36. If applicable, indicate graphically, where possible, and by notes, in all other instances, compliance with conditions of rezoning. D.S. 2-05.2.4.U

37. If applicable, indicate location and type of postal service to assure there are no conflicts with other requirements, such as pedestrian accessibility, utilities, and landscaping. D.S. 2-05.2.4.V

38. If applicable, 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. D.S. 2-05.2.4.W

39. Proposed developments exceeding 1 acre of disturbance are subject to NPDES requirements. Contact Patricia Gilbert at 791-5550 for submittal requirements. A NPDES report will be required for submittal during the Grading Plan (Permit) Review.

40. Proposed fills in excess of two feet above existing grade at any location in the outer one hundred feet of the developing site adjacent to residentially zoned property require the procedure outlined in IBC Chapter 36 Section 13.1. This process must be complete prior to Grading Plan approval.

41. Parking space next to refuse location is not indicated on grading plan. Correct and revise plan to indicate change.

42. Sheet C-1 indicates a note pointing to the ramp just north of proposed building, clarify statement.

43. The ramp just north of proposed building requires a physical separation from the parking lot. Cannot be flushed. Ramp and or pathway requires a width of 5 feet. Correct and revise plan to indicate change.

44. Indicate width of walkway/pathway from sidewalk to building. Walkway/pathway require a physical separation from asphalt. Cannot be flushed.

45. An 18 foot curb radius is required for the curb/sidewalk area just northwest of the building. This curb radius is required for refuse collection vehicles maneuvering to and from refuse enclosure.

46. Label all curb radii.


Drainage Report
47. The Drainage Report should follow the format that is laid out in the "Standards Manual For Drainage Design And Floodplain Management". SMDDFM.2.3 and 2.3.1.5 and 2.3.1.6

48. The project site area is 1.42 acres and it is in a No Designation Basin. A 5-year Threshold Retention Basin and a Percolation test are required as per S.D.R.M. 2.2 & 3.5.1.5 Detention is not applicable.

49. Indicate location of Retention Basin on Development Plan.

50. Indicate maintenance checklist as per SMDDFM.1.5.2

51. Indicate fully dimensioned details of all drainage structures (detail sheet).

52. Indicate Existing and Proposed Watershed maps and Drainage plans.

53. Page 3, 8.2, second sentence is incomplete. Correct and revise.

54. Label Hydrologic Data Sheets indicating Existing or Proposed conditions.
03/12/2004 JOE LINVILLE LANDSCAPE REVIEW Denied 1) Revise all plans to include a suitable barrier per DS 3-05.2.3.C between the project and adjacent properties. Identify materials.

2) Revise the landscape plan to clarify where decomposed granite will be used on the site. Dust control is also required for the public right of way areas adjacent to the site per LUC 3.7.2.4.A.3. and for all disturbed areas.

3) Revise the site plans to show the location of the proposed screen walls along Stone Avenue and Roger Road. LUC 3.7.3

The walls are required to be located a minimum of two feet from the parking area access lanes per DS 3-05.2.2.B.3.

The walls may be located within the required street landscape borders only if located in compliance with LUC 3.7.3.2.C

4) Provide information on how the refuse storage area complies with the screening requirements of LUC Table 3.7.2-I. Show any walls or other screening elements on the landscape plan.

5) Revise the site plan and landscape plans to include curbing for the tree planting in the vehicular use area.
LUC 3.7.2.3.B

6) Revise the landscape plan to include a summary of native plant preservation requirements. Identify symbols used to identify protected plants. DS 2-15.3.4.B

7) Revise the Site Data block on sheet C-1. The landscape needed and provided calculations could not be verified or replicated.
03/16/2004 GLENN HICKS COT NON-DSD PARKS & RECREATION Approved DATE: March 15, 2004

TO: Ferne Rodriguez, Development Services

FROM: Glenn Hicks, Parks and Recreation

SUBJECT: CDRC Transmittal, Project D04-0004 Family Dollar Store-Stone : DP

CC: Craig Gross, Development Services


Staff has reviewed the development plan and has no comments.


Please feel free to call me at 791-4873 x 215 if you have any questions.
03/17/2004 PETER MCLAUGHLIN ZONING REVIEW Denied CDRC TRANSMITTAL


TO: Development Services Center
Plans Coordination Office

FROM: Peter McLaughlin
Senior Planner

FOR: Patricia Gehlen
Principal Planner

PROJECT:
D04-004
Family Dollar
3960 N. Stone Ave.
Development Plan

TRANSMITTAL: 3-17-04
DUE DATE: 3-17-04


1. LUC Section 5.3.8.2 permits a maximum of one year from the date of application to obtain approval of a development plan. If, at the end of that time, the development plan has not been approved, it must be revised to be in compliance with all regulations in effect at that time, and must be resubmitted for full CDRC review. The one year expiration date for this development plan is February 18, 2005.

2. Place the development plan number (D04-004) on each sheet of the d.p., landscape plan and NPPO plan in the lower right hand corner near the title block. Although this plan was submitted as a development plan, it does not contain many of the elements, general notes etc. required. Please refer to DS 2-05 for development plan standards.
DS 2-05.2.2.B.2

3. Show clearly and completely the zoning boundary between the R-2 and C-1 zones on the plan and dimension it from the centerlines of both Roger Road and Stone Avenue. The line labeled as the R-2 zone is not labeled / located correctly. Please revise.
DS 2-05.2.4.B

4. Without rezoning to a commercial zone no development may occur beyond the 25-foot encroachment area into the R-2 zone. Place a general note on the development pan stating that no part of the commercial development shall encroach more than 25 feet into the R-2 zoned portion of the property.
LUC 1.3.5

5. Revise the location/vicinity map on sheet C-1to cover approximately 1 square mile and to include labeled section, township and range corners, north arrow and scale. Enlarge the text of the street names in the location map to be legible minimum of 12 point (0.12").
DS 2-05.2.1.D
DS 2-05.2.1.C

6. All lettering and dimensions shall be a minimum of twelve point (0.12") in size for microfilming/archiving purposes. Revise text which does not meet this minimum standard.
DS 2-05.2.1.C

7. The bicycle parking calcs state that 17 class 1 and 17 class 2 spaces are provided for the Lowes. The drawing depicts only 16 of each. Revise for consistency. Bicycle parking calcs indicate that 2 class 1 spaces are provided for pad 1, but none are shown on the drawing. Please revise to show location of class 1 spaces provided.
DS 2-05.2.4.Q

8. Sidewalks within the project must be physically separated from vehicular travel lanes by means of curbing, except at crosswalks. A pedestrian circulation system may not contain a continuous crosswalk extending alongside the PAAL from the building to the adjacent rights-of-way. A pedestrian sidewalk must connect all areas of the development and must provide connections between the building to sidewalks along the adjacent street frontages. The pedestrian access between the building and the adjacent rights-of-way must be located to minimize conflict with vehicular access to the project. Please revise pedestrian circulation. Refer to sidewalk locational requirements in Development Standards Sec 2-08.4.
DS 2-08.4.1

9. A minimum 5-foot pedestrian refuge, including a 4-foot concrete sidewalk is required between the building and the PAAL. Please revise plan to show the 5-foot pedestrian refuge, fully dimensioned, along the entire north side of the building. DS 3-05.2.2.B.1

10. Dimension completely the width of pedestrian circulation system on the drawing. The pedestrian circulation connection to Roger Road as shown on the landscape plan is not the same as that shown on the development plan drawings. DS 2-05.2.4.K

11. Building setbacks to adjacent R-2 zoned property lines are required to be 1-½ times the building height. Building setbacks to Roger Road and Stone Ave are required to be the greater of 21 feet and the height of exterior building wall measured from back of future curb location. Correct the buiding setbacks in the site data table accordingly. In the general notes correct the perimeter yard setback to show that the setback is required to be 1-½ times the height of exterior building wall.
DS 2-05.2.4.I
LUC 3.2.6.4
LUC 3.2.6.5

12. A 15-foot high building requires a 22-1/2 foot perimeter yard setback. Dimension the required and proposed bldg. setbacks on the plan, including the phase 2 plan building setbacks (see comment 16). LUC 3.2.6.4

13. Provide a loading zone calculation detailing the number of loading zones required and provided with each phase of development.
DS 2-05.2.4.O

14. Revise the location of the trash enclosure so that it is not located in front of vehicle parking space and sidewalk.
DS 2-05.2.4.T

15. In addition to general note 10, label the proposed building heights along each wall on the drawing itself.
DS 2-05.2.4.N

16. It is indicated that there is to be a space for future retail to the south of the proposed Family Dollar store. Provide a future plan for the second phase of development showing all calculations (FAR, vehicle parking, bicycle parking, loading zones, etc), setbacks, heights and dimensions to indicate that the future phase complies with all requirements separately. It appears that there will be adequate parking or loading spaces provided to provide for a total of 14,058 square feet of retail space. Plan must show how site will meet code in the future. DS 2-05.2.5.C

17. Label and dimension any existing or proposed easements and add their recordation information to the site plan.
DS 2-05.2.3.B
DS 2-05.2.4.G

18. Revise labeled dimension of existing near side SVT along Roger Road to be correct.
DS 3-01.5.1.B.1

19. Add a general note which reads "Existing zoning is C-1 and R-2". Refer to DS 2-05 for all standared required general notes and their format. DS 2-05.2.2.B.1

20. Add a general note stating that the project meets the criteria for LUC Sec. 2.8.3, Major Streets and Routes (MS&R) Setback Zone. Place all other required general notes. Refer to DS 2-05.2.2. DS 2-05.2.2.B.10

21. Add a general note stating that the proposed use is retail general merchandise sales. Add the development designator to the notes. The development designator for the general merchandise sales use in the C-1 zone is "28". LUC 2.5.3.2.B.2

22. The general merchandise sales use is subject to LUC 3.5.9.2.C. Add a general note to the plan detailing this restriction. LUC 2.5.3.2.B.2

23. Dimension the depth of the backup spurs located at the ends of the parking rows to the east of the Circle K development. The minimum depth of backup spur must be three (3) feet. In addition to the required 3-foot back up spur, an additional minimum distance of 3 feet will be provided between the back of the spur and any obstruction over six (6) inches in height.
DS 3-05.2.2.D

24. If applicable, show the location and type of any existing billboards on the plan drawing. Indicate if any freestanding signage is proposed along the Roger Road entrance. If so, show the location, size, height of the sign. DS 2-05.2.4.W

25. The proposed freestanding monument sign is shown to be located within the SVT. Label the size and height of this sign on the plan. If it is to be higher than 30" above the at- grade centerline of the entrance drive from Stone Avenue, the sign must be located out of the SVT. DS 3-01.5.1.A

26. Dimension curbs and sidewalks (existing and future) from centerlines of Roger Road and Stone Ave. Label street centerlines and the right-of-way width for Stone Ave. DS 2-05.2.3.C

27. The parking calc states that 52 vehicle spaces are provided but the drawing shows 53. Revise to be consistent.
28. Because the project site is near the intersection of two designated MS&R streets, it may be affected by future right-of-way improvements. Show future intersection widening, including any right-of-way taper, transition and length of taper as required. DS 2-02.2.1.A.19
Major Streets & Routes Plan

29. A curb (or 30-inch screen wall?) is indicated where the proposed crosswalk meets the landscaped area at the north entrance to the property. All pedestrian circulation must provide for handicap accesibility. Please revise. DS 2-08
DS 2-05.2.4.K
ADA

30. The sidewalk located in front of the building is dimensioned at 8 feet on the plan drawing, but shows as 10 feet on the handicapped parking detail. Please revise to be consistent.

31. Dimension the sidewalk at its narrowest points adjacent to the bicycle parking. With a 6-foot length for bicycles, a 5-foot bicycle maneuverability area, and a minimum 4-foot sidewalk, there does not appear to be enough room for the bicycle parking in its proposed location to allow passengers to exit the vehicle parked in the adjacent parking space. Revise. DS 2-05.2.4.Q
DS 3-05.2.1.B.3

32. Revise bicycle parking calculation to be based on 8 percent of the provided vehicle parking. LUC 3.3.3.5

33. Based on the configuration and dimensions of the bicycle parking symbols, it appears that the class 1 and class 2 parking symbols (or labels) have been reversed. Note: class 2 spaces do not consist of lockers. Please revise. DS 2-09

34. Show existing and proposed sidewalks clearly and completely along adjacent rights-of-way. Sidewalks must comply with accessibility requirements for the handicapped. Per Mayor and Council policy directive, new sidewalks along MS&R rights-of-way are to be 6-feet. The sidewalk dimension along Roger Road reads "4-foot (typ)". Please revise. DS 2-05.2.4.L

35. A 30" screen wall is shown on the plan to be immediately adjacent to the 24-foot PAAL near the north and west property lines. A minimum distance of 2 feet must be maintained between a PAAL and any wall, screen or other obstruction. The additional clearance is necessary to provide clearance for fire, sanitation and other delivery vehicles. If there is a wall, fence or other obstruction along the property line with the existing Circle K development, please label on the drawing and provide the minimum 2-foot setback to PAAL. DS 3-05.2.2.B.3
DS 2-05.2.4.D.3

36. Revise the math in the Floor Area Ratio (FAR) calculation to be correct base based on the gross floor area of building(s) divided by site area. Also, provide a FAR calc on the phase 2 plan (see comment 16). DS 2-05.2.4.M
DS 2-05.2.4.C

37. For uses providing between 51 and 75 total parking spaces, 3 handicapped parking spaces are required (as indicated in the General Notes). The h/c calculation given in the site data is incorrect. Revise this calculation to be correct and revise drawing accordingly to show 3 h/c spaces. Provide the maximum slope of the handicap aisle and any associated ramps adjacent to the h/c vehicle parking spaces. The handicap parking signs may not be located within the parking spaces and access aisles as shown. Please revise. ANS

38. The handicap parking dimensions listed in the standard parking space detail do not correspond with the dimensions shown on the h/c detail. Revise to be consistent.

39. Please revise all statements on all sheets to be consistent. The building area is stated in the Project Narrative on sheet C-1 to be 13,800 sq ft, but parking and FAR calculations are based on a smaller building square footage. The project narrative on sheet C-2 reads "14,058 sq ft retail store". If the square footage is proposed to be 13,800 square feet, 69 parking spaces are required, if 14,058 sq ft, 70 spaces are required. Make all corrections and provide a plan detailing how code will be met for the correct square footage of GFA.

40. An existing bus stop is shown to be located where the entrance drive is proposed on the plan. Indicate on the plan where the new bus stop will be located. Will there be a bus turn out lane incorporated into the proposal?

41. The landscape plan shows the island at the south end of the parking lot to be landscaped, but the symbol (according to the legend) on the plan drawing indicates pavement with painted stripes. All PAAL intersection radii must be physically defined by a curb when permanent improvements or fixtures, including landscaping are proposed. DS 3-05.2.1.C.3.c

42. All requested changes must be made to the Development Plan and Landscape Plan.
DS 2-07.2.1.A

If you have any questions about this transmittal, please call Peter McLaughlin, (520) 791-5608.


RESUBMITTAL OF THE FOLLOWING ITEMS IS REQUIRED: revised development plan, landscape plan.
03/19/2004 ROGER HOWLETT COT NON-DSD COMMUNITY PLANNING Denied COMPREHENSIVE PLANNING TASK FORCE COMMENTS

Regarding

SUBJECT: Community Design Review Committee Application

CASE NUMBER: CASE NAME: DATE SENT

D04-0004 Family Dollar Store/Stone 03/17/04

() Tentative Plat
(x) Development Plan
(x) Landscape Plan
() Revised Plan/Plat
() Board of Adjustment
() Other

CROSS REFERENCE: Annexation Ordinance #1895 and #1901

NEIGHBORHOOD PLAN: North Stone Neighborhood Plan

GATEWAY/SCENIC ROUTE: N/A

COMMENTS DUE BY: March 17, 2004

SUBJECT DEVELOPMENT PLAN/PLAT HAS BEEN REVIEWED BY COMMUNITY PLANNING AND PRESERVATION, AND STAFF SUBMITS THE FOLLOWING COMMENTS:

() No Annexation or Rezoning Conditions, Not an RCP - No Comment
() Proposal Complies with Annexation or Rezoning Conditions
() RCP Proposal Complies With Plan Policies
(x) See Additional Comments Attached
() No Additional Comments - Complies With Planning Comments Submitted on:
() Resubmittal Required:
() Tentative Plat
(x) Development Plan
(x) Landscape Plan
(x) Other: Sign Package & Elevation Plan

REVIEWER: E. Anderson 791-4505 DATE: 03/16/04

Comprehensive Planning Task Force
Family Dollar/Stone, D04-004

The General Plan, North Stone Neighborhood Plan, Design Guidelines Manual and the Stone Avenue Corridor: Measures for a Livable Corridor all provide guidance for the review of this development.

1. The Stone Avenue Corridor: Measures for a Livable Corridor encourages street trees on the east side of Stone Avenue to be placed on both sides of the sidewalk. It also states that the trees should be at minimum 36-inch box size. In addition, it states that street trees should be selected from the plant palette for the Stone Avenue Corridor and that two feet deep root guards should be used if the roots could impact the sidewalk or street paving. Please locate minimum 36-inch box size shade trees, from the plant palette on both sides of the sidewalks (Roger and Stone). If necessary, please use the two feet deep root guards.

2. The Stone Avenue Corridor: Measures for a Livable Corridor requests that sidewalks are a minimum of six feet wide. Please provide six feet wide sidewalks along Stone Avenue and Roger Road.

3. Due to the high percentage of people using alternate modes of transportation along Stone Avenue, the Stone Avenue Corridor: Measures for a Livable Corridor, General Plan, North Stone Neighborhood Plan, and the Design Guidelines Manual promote the reduction of off-street parking and promote pedestrian/vehicular cross-access. Please work with the property owner of the adjacent commercial parcel to the north and provide pedestrian/vehicular cross-access and reduce the amount of parking on the property.

4. The Stone Avenue Corridor: Measures for a Livable Corridor encourages pedestrian nodes and shade-oriented bus shelters to be located at the same location. It also states that the pedestrian node should be landscaped with generous amounts of street trees, node trees, and accent shrubbery from the plant palette. In addition, it should have accent lighting to provide nighttime interest to the corridor and security lighting to give evening bus riders, and other pedestrians a sense of safety. Please work with the City of Tucson Department of Transportation to provide the generous amounts of landscape and the appropriate lighting for the bus stops along Stone Avenue and Roger Road.

5. The Stone Avenue Corridor: Measures for a Livable Corridor encourages that bus stops be created as bus lane pullouts. Please work with the City of Tucson Department of Transportation to provide a bus lane improvements along Stone Avenue and Roger Road.

6. The Stone Avenue Corridor: Measures for a Livable Corridor states that buildings shall be constructed along the Stone Avenue street front and that parking should be located along the side or in the rear of the buildings. This is to increase access for pedestrians and visibility for drivers, and to create a greater feeling of sense of place. The Design Guidelines Manual states that new buildings should have similar setbacks as the prevailing setbacks in the neighborhood. Please reconfigure the lot layout and place the buildings along the Stone Avenue street front and locate the parking on the side and/or in the rear of the building.

7. The Stone Avenue Corridor: Measures for a Livable Corridor and the North Stone Neighborhood Plan state that design proposals for properties adjacent to Stone Avenue should demonstrate sensitivity to nearby neighborhoods. The Design Guidelines Manual states this should be done through four-sided architecture and detail comparable to the front façade, with consistent design treatment, including but not limited to, comparable color palette, signs, rooflines, and materials. Please submit elevations of all four sides of the proposed building. Please design side and rear building façades with attention to architectural character and detail comparable to the front façade.

8. The North Stone Neighborhood Plan states that the architectural features of proposed structures should be enhanced and softened using drought tolerant vegetation proportional in scale and mass to architectural element. This includes trees, shrubs, and groundcover. Please provide trees, shrubs, and groundcover, from the plant palette, along the sides of the proposed building.

9. The Design Guidelines Manual and North Stone Neighborhood Plan both state that dumpsters shall be screened with masonry walls and landscaping. The Design Guidelines Manual states that the screen around dumpsters shall consist of material such as tile, stone, or brick and plantings up to six feet high. It also states that the screen walls should be constructed with graffiti-resistant materials and encourages shared dumpsters. Please provide a graffiti-resistant tile, stone, or brick masonry screen wall around all dumpster locations and plantings up to six-feet high next to the wall. Also, please work with the property owner to the north for the possibility of sharing one common dumpster location.

10. The General Plan, North Stone Neighborhood Plan, and Design Guidelines Manual state that loading zones should be kept away from residential parcels. Please locate the proposed loading zone a minimum of fifty feet from the R-2 zoning district lines.

11. The Design Guidelines Manual states that the impact of freestanding walls over 75 feet long and over three feet high should be reduced. Please construct all required or proposed masonry walls with graffiti-resistant paint or materials. Please incorporate two or more visually appealing design treatments, such as; the use of two or more decorative materials like stucco, tile, or brick; a visually interesting design on the wall surface; varied wall alignments; and/or trees and shrubbery in voids created be wall variations.

12. The Design Guidelines Manual, General Plan, and North Stone Neighborhood Plan encourage temporary vacant areas within a development to be landscaped with a minimum of decomposed granite and ground vegetation. Please locate decomposed granite and appropriate ground vegetation in the area that is designated as “space for future retail”.

13. The Design Guidelines Manual states that the use of vegetation should be used in parking areas to reduce heat build-up. Please provide additional vegetation islands, which include shade trees, within the parking areas.

14. The General Plan and Design Guidelines Manual state that signs should be incorporated with and improve the aesthetics of a development. Both also have policies that promote signage that is clear, but is not the dominant feature of the development. Please provide the desired sign package for the proposed use.

15. The Stone Avenue Corridor: Measures for a Livable Corridor states that curb cuts should be reduced to limit potential conflict points between users of the roadway and sidewalk. In addition, it promotes joint use of driveways serving adjoining properties. Please work with the property owner to the north and reduce the number of curb cuts on the two properties.

16. Please state on the development plan and submit a letter stating that the tenants will take part in the City of Tucson Shopping Cart Retrieval Program.
03/19/2004 FRODRIG2 COT NON-DSD REAL ESTATE Approved No Comment.
03/22/2004 TOM MARTINEZ OTHER AGENCIES AZ DEPT TRANSPORTATION Passed
03/22/2004 DALE KELCH COT NON-DSD TRAFFIC Denied Traffic Engineering REJECTS this DP.

1. Show and label existing and future ROW on Stone Ave.
2. Monument sign not allowed in ROW.
3. Pedestrian SVTs are only applicable to far side and only where there is one way traffic. This project does not require pedestrian SVTs.
4. Stone Ave is an arterial roadway and Roger Road is a collector roadway as defined in the current MSRP. Use correctly sized SVTs and pay particular attention to far side and near side. There appears to be some reversals in this plan.
5. Stone Ave SVTs need to show both existing and future.
6. Label radii at Stone Ave access point.
7. Access from Roger road required to have 25' curb return radii.




D. Dale Kelch, EIT
Senior Engineering Associate
Traffic Engineering Division
(520)791-4259x305
(520)791-5526 (fax)
dale.kelch@tucsonaz.gov
03/22/2004 CRAIG GROSS OTHER AGENCIES PIMA ASSN OF GOVTS Passed