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Permit Review Detail

Permit Number: DP13-0154
Parcel: 141030260

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP13-0154
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
08/21/2013 RBROWN1 ADA REVIEW Passed
09/06/2013 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department Plans Coordination Office
FROM: David Rivera
Principal Planner

PROJECT: DP13-0154
6525 E. Littletown Road #1
Development Package - Medical Marijuana off-site Cultivation Use
Full code compliance review

TRANSMITTAL DATE: September 6, 2013

DUE DATE: September 18, 2013

COMMENTS: Please resubmit revised drawings along a response letter, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed.

A. This plan has been reviewed for compliance with the Development Package Standards listed in section 2-06 of the City of Tucson Administrative Manual. Also compliance with applicable development criteria for the proposed use as listed in the City of Tucson Uniform Development Code (UDC).

B. The review comments include the actual standard first with the applicable Administrative Manual section number and the following paragraph is the actual comment related to the specific item that must be addressed. If you need to review the sections listed below click on the link or copy it in the address bar of your internet program. http://www.amlegal.com/nxt/gateway.dll/Arizona/tucson_az_udc/administrativemanual?f=templates$fn=default.htm$3.0$vid=amlegal:tucson_udc_az

This link will take you directly to the section used for the standards review. The UDC requirements are in the Unified Development Code and can be viewed at the same web link as above.

C. All development package submittals will be provided with the approval stamp. Use the following web link to download the digital stamp and add to all plan sheets of the development package. http://cms3.tucsonaz.gov/sites/default/files/dsd/CDRC/dvpkg_stamp_10-11.jpeg


1. 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 .

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

2-06.1.0 GENERAL

2-06.2.0 APPLICATION SUBMITTAL REQUIREMENTS

2-06.3.0 FORMAT REQUIREMENTS

2-06.4.0 CONTENT REQUIREMENTS

2-06.1.1 PURPOSE
This standard has been prepared for the purpose of informing applicants of the submittal and review requirements for development package documents to assure proper and adequate information is presented in a consistent manner, thereby providing the basis for an efficient and timely review. The development package documents are prepared in support of applications for building permits and related reviews.

The information that is requested establishes the basis upon which the project will be approved and could affect what is required of the property in the future, should there be a proposal for expansion or for a different use of the property.

This standard does not waive any applicable city regulations or codes.

2-06.1.2 APPICABILITY
This standard shall be used for all site plans and tentative plats submitted to PDSD for review.

2-06.2.1 APPLICATION SUBMITTAL REQUIREMENTS
Development Package applications are available from PDSD. Completed applications and accompanying materials shall be submitted to PDSD. Incomplete or inaccurate applications will not be accepted, nor will any application in which the pre-application conference or neighborhood meeting requirements have not been met. The types of documents and the specific number of copies required of each of the documents are on the PDSD website or may be obtained from PDSD. Resubmittals of development packages require a comment response letter that details how all previous comments have been addressed. Provide the same number of copies of the comment response letter as plans provided.
The following documents and information shall be submitted upon application:

2-06.2.1 Application Form
A completed application signed by the property owner or authorized designee;

2-06.2.2 Development Package
A development package must be prepared to the format and content requirements described herein;

2-06.2.3 Related Reviews
In addition to the plan process, a project may require review for other types of plans and documents. The applications for those processes are submitted to the appropriate department for review and approval. These related reviews can be applied for so that review can occur concurrently with the development package application. However, it must be understood that, should the related application be approved subject to conditions or denied, this may affect the;

2-06.2.4 Concurrent Reviews
The development package is designed to allow for concurrent review of any site related reviews. Concurrent review means that all plans and documents needed for the review are submitted as one package. Examples of site related reviews include but are not limited to: site plans, landscape plans, NPPO plans, water harvesting plans, grading plans, SWPPP plans, floodplain use permits, and overlay reviews. Separate applications are often required for the different site related reviews even if the plans are submitted concurrently; and,

2-06.3.0 FORMAT REQUIREMENTS

2-06.3.1 - Each sheet shall measure 24 inches by 36 inches and include a minimum one inch margin on left side and one-half inch margin on all other sides to facilitate efficient record keeping. A larger sheet format may be used with the approval of the Planning and Development Services Department (PDSD).

2-06.3.2 - All mapped data shall be drawn at an engineering scale having no more than 50 feet to the inch. This scale is the minimum accepted to assure the plan will be legible during review and when digitized and/or reduced for record-keeping purposes. The same scale shall be used for all sheets within the set. Smaller scales (60:1 or greater) may be used for some or all of the sheets with the prior approval of PDSD when it is determined legibility and the ability to be digitized and/or reduced for archiving will not be affected.
2-06.3.3 - All lettering and text (upper or lower case), and numbering, shall be a minimum of three-thirty-seconds inches in height to assure the plan will be legible during review and when digitized and/or reduced for archiving.

2-06.3.4 - A title block shall be provided in the lower right quadrant of each sheet.

COMMENT: It is preferable that the title block be relocated to the right corner of the sheets.

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.

COMMENT: Add to all plan sheets the digital development package approval stamp. The digital approval stamp can be downloaded from the web link as noted above in paragraph C.

2-06.3.6 - Provide a blank three-inch by five-inch block in the lower right corner of the plan adjacent to the title block on the first sheet of the development package for use by Pima County Addressing.

COMMENT: Add to the cover sheet only, the 3"by 5" Block as noted in the standard above.

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.

COMMENT: Add the contour interval under the north arrow as noted by the standard above.

2-06.3.9 - The plan drawing shall be oriented with north toward the top of the sheet. If it is not practical to orient north to the top of the sheet, the plan drawing shall be oriented with north to the left side of the sheet.

COMMENT: The drawing must be oriented as noted above by this standard.

2-06.4.0 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.

COMMENT: Add the information as noted above by this standard.

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

COMMENT: Provide the following information in the title block as required by this section(s).
2-06.4.2.B - A brief legal description and a statement as to whether the project is a resubdivision are to be provided. On resubdivisions, provide the recording information of the existing subdivision plat;

COMMENT: Include in the title block a brief legal description of the location i.e., sw4, sw4 of the nw4 of section 12 T 14, R 15 etc. as it applies to this location.

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

COMMENT: List the page numbers as follows, 1 of 2, 2 of 2 etc. as noted above by this standard.

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.

COMMENT: Add the following information in the lower right corner next to the title block as noted in the above standard; This project has been assigned the DP Activity number DP13-0154, list the annexation zoning case number C15-95-16.

2-06.4.4 - The project-location map is 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.

COMMENT: Provide on the location map the following information as noted by the following standards.

2-06.4.2.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and,

COMMENT: Label on the location map, the major roads, Drexel Road and Wilmot Road.

2-06.4.2.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

COMMENT: Label the section corners as noted above by this standard.

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

COMMENT: Add the following zoning notes per the following standards.

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.

COMMENT: Revise the use note on sheet tw0 (20 to the following - Dispensary Off-Site Cultivation Location

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.

COMMENT: This parcel is within the Davis Monthan Air Force Base AEZ overlay. The use and site is subject to compliance with all applicable overlays of the DM AEZ. The applicable AEZ overlays are the ADC-2 and LDN 75-80 and height limitations (140 to 160 elevation) overlays. Unfortunately the ADC-2 overlay prohibits any use listed under the retail trade use group. A MM Off site Cultivation Use is listed as a Retail Use under this group and will not be allowed, see UDC Section 5.8.6.2.B.2.g, and see also section 5.6.8.B.3.a, .b, .c for additional criteria. A variance will not be applicable.

General note 17 is incorrect and does not apply as written.

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.

COMMENT: This standard will apply only if a separate application for any process such as a variance, special exception etc. other than the typical zoning review is required.

2-06.4.7.A.6.c - If the property includes Protected Riparian Area add a note stating that the project is designed to comply with Technical Manual Section 4-02, Floodplain, WASH, and ERZ Standard, specifying all lots impacted and including a total for the regulated area and the Protected Riparian Area.

COMMENT: There appears to be a riparian habit area on the parcel. While it appears that the development will not affect the riparian area the note as stated above must be added to the plan.

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

2-06.4.7.A.8.a - Floor area for each building;

COMMENT: The floor area ratio has been eliminated from the UDC. Remove the FAR note on sheet t20 (2) under the UDC review text block.

2-06.4.7.C.2 - List the following note on all development package documents: "No structure or vegetation shall be located or maintained so as to interfere with the sight visibility triangles in accordance with Section 10-01.5.0, Sight Visibility, of the Technical Standards Manual."

COMMENT: Add to the general notes block on sheet one the note by this standard as stated above.

2-06.4.9.D - Delineate proposed Natural Undisturbed Open Space (NUOS) in a surveyable manner.

COMMENT: If applicable indicate any NUOS area as noted by this standard above.

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.

COMMENT: Label the zoning classification adjacent to the north property line.

2-06.4.9.H - Proposed Traffic Circulation

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.

COMMENT: Draw and label the SVTs 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.

COMMENT: Label Littletown Road as public.

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.

COMMENT: Provide a dimensioned detail drawing for the Long Term Bicycle parking.

2-06.4.9.M - Grading Plan

2-06.4.9.M.2 - Concurrent Review. For all projects, grading plans may be included in the development package and will be reviewed concurrently.

COMMENT: The site plan is reviewed as p[art of the development package. Once the site plan is approved the grading plan will be approved as a package. Any changes that are made to the site plan sheet must be made to the grading plan sheet where applicable.

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.

COMMENT: This project may use the developing area setbacks but is not considered to be on a MSR. Littletown Road is not listed as a major or collector road on the Major Streets and Routes Map. Remove the Major Streets and routes note related to compliance with the MSR requirements. If you want to add a note stating the development meets developing area setbacks replace the note MSR note with the setback note.

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).

COMMENT: Label on the building footprint the height of the building.

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.

COMMENT: Pedestrian circulation must be constructed of Concrete Cement or other similar material in hardness durability and smoothness. Asphalt is not an allowed material for pedestrian circulation except for jogging paths. The sidewalk must be provided from the building out to the street property line or street sidewalk.

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.

COMMENT: If required as part of this development package review, show and dimension the required street sidewalk.

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.

COMMENT: Provide the information as noted above by this standard.

2-06.4.9.X - Show compliance with landscaping and screening requirements by locations, material descriptions, and dimensions. Specific plant or hardscape material shall be detailed on a landscape plan. A detailed landscape plan is required. In accordance with Section 2-11.0.0, Landscape Plan Requirements.

COMMENT: See the landscape reviewer comments related to screening and landscape buffers.

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

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package site plan and any requested documents.
09/09/2013 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Denied Revise the site drawing to include the invert and rim elevation of the upstream manhole, along with the Pima County Wastewater Management Department (PCWMD) reference number. If the finish floor elevation is less than 12 inches above the elevation of the next upstream manhole, indicate that a backwater valve shall be installed in the building drain or branch of the building drain serving that floor. Reference: Section 715.1, IPC 2012, as amended by the City of Tucson, and City of Tucson Administrative Manual No. 2-06.0.0, Section 4.8 and Section 107.2.13, IBC 2012.
09/11/2013 RONALD BROWN H/C SITE REVIEW Denied SHEET SP-1 and AS-1
1. At notes 11 and 20, reference the 2009 ICC A117.1, Sections 403.3m, 5% maximum running slope and 2% maximum cross slope.
SHEET AS-1
2. Add detectable warnings at both ends of the marked crossing as required by 2009 ICC A117.1, Sections 406.12, 13 and/or 14 as applicable.
3. Provide a large scale detail of the accessible parking showing all accessible requirements such as dimensions, slopes, markings, access to accessible route, accessible route, signage, aisle, and van accessible space.
4. Provide a large scale detail of the accessible parking signage including "Van Accessible" signage.
END OF REVIEW
09/12/2013 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change 1. Provide previous approved landscape and NPPO plans for reference.

2. Site is considered full code compliance, (New Use) Submit landscape plan with the following information:

3. AM 2-10.4.1Identification and Descriptive Data.

4. 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:
Rezoning case;

Subdivision case;

Board of Adjustment case;

Design Development Option case;

Development Review Board (DRB) case; and/or,Any other relevant case number for reviews or modifications that affect the site.

The name, address, and phone number of the individual who prepared the landscape plan.

6. AM 2-10.4.2 Proposed Landscape and Screening Improvements

7. Location, size, and name of existing vegetation to remain in place

8. Both the proper and common name of each type of plant material

9. Material and areas of inert ground cover.

10. Sec. 6-182. Rainwater harvesting plan.

All commercial development and site plans submitted after June 1, 2010, shall include a rainwater harvesting plan. The rainwater harvesting plan shall include a landscape water budget and an implementation plan.

The landscape water budget shall calculate the estimated volume of water required yearly for all site landscaping detailed in the development and/or landscape plan.

The implementation plan shall show how any combination of capture, conveyance, storage, and distribution will be utilized on-site to harvest rainwater. Implementation plans shall comply with applicable development standards for water harvesting applications.

Ensure that all zoning and engineering comments and concerns are addressed

Additional comments may apply
09/13/2013 ANDREW CONNOR NPPO REVIEW Reqs Change 1. Provide previous approved landscape and NPPO plans for reference.

2. Additional comments may apply
09/16/2013 LOREN MAKUS ENGINEERING REVIEW Denied Based on the detention requirements and the volume of the cisterns, it appears the landscape areas would provide sufficient volume as water harvesting in lieu of detention.
A floodplain use permit is required for the construction of the driveway improvements.
Revise the water harvesting note (general note 15) to indicate a minimum depth of 6 inches. Provide approximate extent of water harvesting areas.
Delineate the area to be disturbed by this development and indicate that no disturbance will occur outside the development area
09/16/2013 KEN BROUILLETTE FIRE REVIEW Approved

Final Status

Task End Date Reviewer's Name Type of Review Description
09/20/2013 SHANAE POWELL OUT TO CUSTOMER Completed
09/20/2013 CPIERCE1 REJECT SHELF Completed