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Permit Review Detail

Permit Number: DP14-0088
Parcel: 11309225A

Address:
801 E GRANT RD

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP14-0088
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
05/28/2014 RBROWN1 ADA REVIEW Passed
06/05/2014 MICHAEL ST. PAUL ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Michael St Paul
Planning Technician

PROJECT: DP14-0088
801 East Grant Road
Mc Donald's

TRANSMITTAL DATE: June 5, 2014

DUE DATE: June 24, 2014

COMMENTS: Please resubmit revised drawings along a response letter, which states how all Zoning Review Section comments regarding the Unified Development Code, The Administrative and Technical Manuals were addressed.

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).

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

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

2-06.1.0 GENERAL

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,

2-06.2.5 Fees
Fees in accordance with Section 4-01.0.0, Development Review Fee Schedule.

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.


2-06.3.7 - A small, project-location map shall be provided in the upper right corner of the cover sheet.

1) COMMENT: Complete the location map.

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.

2) COMMENT: Place the north arrow, contour interval and scale in the upper-right corner of each applicable sheet.

2-06.3.11 - A key plan (if provided) shall be located on the first sheet.

3) COMMENT: Provide the key plan on the first sheet.

2-06.3.12 - An index of sheets in the development package shall be provided on the first sheet.

4) COMMENT: Provide an index on the first sheet. (See comment # 6.)

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.

5) COMMENT: Provide the email address on the coversheet for all of the above.

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

6) COMMENT: Provide the sequential page number for the entire package. (See comment # 4.)

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.

7) COMMENT: Place the development package number (DP14-0088) near the title block in the lower-right corner of each sheet.

2-06.4.4 - The project-location map to be located on the first sheet of the development package in the upper right corner, shall cover approximately one square mile, be drawn at a minimum scale of three inch equals one mile, and provide the following information.

8) COMMENT: Revise the project-location map to be consistent with the above requirement (2-06.4.4).

2-06.4.2.A - Show the subject property approximately centered within the one square mile area;

9) COMMENT: Place the subject property in the center of the project-location map.

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,

10) COMMENT: Depict the wash (watercourse) to the west of the subject property in the projection map.

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

11) COMMENT: Provide and label the section corners, north arrow and scale for the projection map.

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

2-06.4.7.A - Zoning and Land Use Notes

2-06.4.7.A.4 - Identify the existing and proposed use of the property as classified per the UDC. List all UDC sections applicable to the proposed uses.

12) COMMENT: Identify the restaurant use as "Food Service" with the following Unified Development Code references (UDC Section 4.7.20; Use Table 4.8-4) for the proposed use on the coversheet.

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.

13) COMMENT: Provide a copy of the last approved site plan. This site plan should have all the applicable calculations for the site, and the shopping center.. The last approved site plan should include the playroom addition.

2-06.4.7.B - Drainage Notes
List the following notes as appropriate:

2-06.4.8 - Existing Site Conditions

2-06.4.8.B - All easements shall be drawn on the plan. The recordation information, location, width, and purpose of all easements on site will be stated. Blanket easements should be listed in the notes, together with recordation data and their proposed status. Should an easement not be in use and be proposed for vacation or have been abandoned, so indicate. However, should the easement be in conflict with any proposed building location, vacation of the easement shall occur prior to approval of plan unless written permission from easement holder(s) is provided.

14) COMMENT: Depict, dimension and identify all existing easement, as described above (2-064.8.B), on the site plan.

2-06.4.8.D - 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.

15) COMMENT: Provide all the applicable utility information listed above on the site plan.

2-06.4.8.F - Existing storm drainage facilities on and adjacent to the site will be shown.

16) COMMENT: Provide the storm drainage information as described above (2-06.8.F).

2-06.4.9 - Information on Proposed Development
The following information on the proposed project shall be shown on the drawing or added as notes.

2-06.4.9.F - All existing zoning classifications on and adjacent to the project (including across any adjacent right-of-way) shall be indicated on the drawing with zoning boundaries clearly defined. If the property is being rezoned, use those boundaries and classifications. The basis for this requirement is that some zoning requirements on a project are based on the zoning classification of adjacent property. Also, in some instances, each zone has to be taken into consideration on property that is split by two or more zoning classifications, as each may have different requirements.

17) COMMENT: Identify the zoning of the adjacent properties.

2-06.4.9.H - Proposed Traffic Circulation

2-06.4.9.H.5 - If utilizing parking area access lanes (PAALs), they shall be designed in accordance with Section 7.4.6, Motor Vehicle Use Area Design Criteria, of the UDC.

18) COMMENT: A & B

A) The minimum PAAL width is twenty-four (24) for a two-way PAAL (UDC Section 7.4.6.D.1 & Table 7.4.6-1). The PAAL width may be in conflict with the required sidewalk width along the south side of the building. (see comment # 26.)

B) Provide the stacking information for the drive-through on the site plan. The minimum number of stacking spaces for the drive-through is three (3) for this use (UDC Section 7.4.7.A & Table 7.4.7-1). "Each stacking space must be a minimum of nine feet in width and 18 feet in length" UDC Section 7.4.7.B.1). The stacking area for drive-through lanes must not cross on-site pedestrian access (UDC Section 7.4.7.B.2). (See comment # 26.)

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.

19) COMMENT: The motor vehicle parking calculations should be on the last approved site plan. Provide a copy of the last approved site plan and the parking information on this site plan.

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.

20) COMMENT: There are no bicycle parking facilities on this site plan, but there is a bicycle parking rack reference on sheet SD1. There should be bicycle parking depicted on the last approved site plan. Provide the last approved site plan with the play room addition. Provide the bicycle parking information and calculations from the last approved site plan.

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.

21) COMMENT: Provide any proposed easements, as described above (2-06.4.9.L), on the site plan.

2-06.4.9.M - Grading Plan

22) COMMENT: Be certain that the information provided on the grading plan matches the site and is in identical scale.

2-06.4.9.M.1 - A conceptual grading plan is required on projects with significant topographic conditions. The PDSD Engineering Administrator or designee will determine the need for such a plan.

23) COMMENT: See comments by the engineering reviewer.

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.

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.

24) COMMENT: Fully dimension the site plan.

2-06.4.9.P - The following Pima County Wastewater Management information will be indicated on the development package documents.

25) COMMENT: See comments by Pima County Wastewater Management.

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.

26) COMMENT: The pedestrian circulation must be depicted and dimensioned. The minimum width of a sidewalk adjacent to a PAAL, such as the sidewalk along the south side of the building, must be a minimum of four (4) feet wide (TSM 7-01.4.3.A) with a six (6) inch minimum curb as physical separation from the PAAL (TSM 7-01.4.2.A). The stacking area for drive-through lanes must not cross on-site pedestrian access (UDC Section 7.4.7.B.2). (See comment # 18B.)

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.

27) COMMENT: See comments by the landscaping review section.


If you have any questions about this transmittal, please call Michael St. Paul, (520) 837-4959.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package site plan and any requested documents.

Provide a copy of the last approved site plan. This site plan shall have the playroom addition on it and all the relevant site calculations, such motor vehicle and bicycle parking, along with expansion calculations. The plans provided were a site plan previous to the addition and a tenant improvement after the expansion. Neither of these plans where appropriate. Transfer all the appropriate information and references to the new site plan.

Provide two copies of the revised site plan along with a comment response letter.

Also remove the sheet with the split menu boards that does not match the site plans.
06/17/2014 RONALD BROWN H/C SITE REVIEW Reqs Change SHEET 3
1. There are two places along the new accessible route that are too narrow and do not meet zoning code minimums of 4'-0". Please revise and resubmit.
2. Relocate the accessible parking sign to a position just outside of the paved parking area.
3. Reference the accessible parking layout to the large scale detail 6/SD1.
4. Reference all the curb and sidewalk ramps to the large scale details shown on sheet SP2.
5. At the accessible ramp detail:
a. Provide a note referencing a maximum slope for the flared sides of 1:10.
b. Relocate the note about 5% longitundinal and 2% cross slopes to construction note 3 along with the following additional verbage: "Maximum accessible route slopes are to be...as per ICC A117.1, Section 403.3".
c. Delete the "ADA" reference.
6. At the double access ramp detail:
a. Provide a 1:12 maximum slope at the ramp arrows.
b. Remove the "ADA" reference.
c. Change the "All ramps" reference to "All accessible route slopes".
SHEET SP2
7. At detail 20/SP2:
a. Add 1:10 maximum slope at all the flared ramp sides.
b. Add 1:12 maximum slope for both sidewalk ramps.
8. At detail 14 and 16, add maximum 1:12 slope for both ramps.
SHEET SD1
9. At detail 6/SD1
a. Show the sign location on the partial accessible parking site plan.
b. Delete the large sign with all the text and all note references.
c. Make the smaller of the two signs remaining, a "Van Accessible" sign.
d. Delete all height references and dimensions and add one 7'-0" AFG dimension to the bottom of the bigger sign.
END OF REVIEW
06/18/2014 ANDREW CONNOR NPPO REVIEW Approved
06/18/2014 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the following information:
a. The location and size of water lines, and fire hydrants.
b. The location of sanitary and storm sewers, including the pipe diameter and the invert and rim elevations of all manholes and cleanouts; along with the Pima County Wastewater Management Department (PCWMD) reference number.
c. The points of connection to existing public or private sewers.
d. The location of manholes for grease interceptors.
e. The locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights.
f. Any existing or proposed utility easements
Reference: City of Tucson Administrative Manual No. 2-06.0.0, Section 4.8 and Section 107.2.13, IBC 2012.
06/18/2014 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change ADMINISTRATIVE MANUAL SECTION 2-10.0.0: LANDSCAPE PLAN REQUIREMENTS

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.

The landscape plan will contain the following identification in the lower right corner of each sheet:

Any relevant case number for reviews or modifications that affect the site

Planting Plan

Both the proper and common name of existing plant material to remain

Ensure that all Zoning and Engineering comments and concerns are addressed.

Additional comments may apply
06/19/2014 LOREN MAKUS ENGINEERING REVIEW Denied DP14-0088
1. A complete hydrology and hydraulic report is required for this project. The one-percent chance discharge identified by the development plan for the project recently completed across Grant Road from this project is in excess of 100 cfs. The extent of the area of inundation must be determined and shown on the Development Package site plan. A floodplain use permit will be required for all development within the area of inundation.
2. The improvements in the associated building plans appear to qualify as substantial improvements. If the building is within the floodplain area, it must be constructed to current floodplain standards.
3. The results of the H and H report may require additional changes to the site and building plans.
4. This project is part of a larger site. Include the whole site to show parking, pedestrian circulation, and solid waste enclosures.
5. Provide dimensions for all drive aisles, sidewalks, pedestrian routes property boundaries, curb radii and all other significant features.

Additional comments are likely once a complete plan is submitted for review.

Final Status

Task End Date Reviewer's Name Type of Review Description
06/27/2014 CPIERCE1 REJECT SHELF Completed