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Permit Review Detail

Permit Number: DP15-0006
Parcel: 13423411B

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP15-0006
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/20/2015 RBROWN1 ADA REVIEW Passed
01/21/2015 STEVE SHIELDS ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Steve Shields
Lead Planner

PROJECT: Raising Cane's
Development Package (1st Review)
DP15-0006

TRANSMITTAL DATE: January 26, 2015

DUE DATE: February 17, 2015

COMMENTS: Please resubmit revised drawings along a detailed response letter, which states how all Zoning Review Section comments were addressed.

This plan has been reviewed for compliance with the Unified Development Code (UDC) Administrative Manual (AM) Section 2-06. Also compliance with applicable development criteria for the proposed use as listed in the City of Tucson Uniform Development Code (UDC) and the UDC Technical Standards Manual (TSM).

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 & TSM requirements are in the Unified Development Code and can be viewed at the same web link as above

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 January 15, 2016.

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

2-06.5.0 FLEXIBLE LOT DEVELOPMENT (FLD) - ADDITIONAL 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

CONTENT REQUIREMENTS

2-06.4.1 - The name, mailing and email addresses, and phone number of the primary property owner of the site, the developer of the project, registrant(s), and other person(s), firm(s), or organization(s) that prepared the development package documents shall be provided on the right half of the cover sheet. The applicable registration or license number shall be provided if prepared by or with the assistance of a registered professional, such as a surveyor, architect, landscape architect, or engineer. All sealing shall be consistent with Arizona Board of Technical Registration guidelines.

1. COMMENT:

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

2-06.4.2.B - A brief legal description and a statement as to whether the project is a resubdivision are to be provided. On resubdivisions, provide the recording information of the existing subdivision plat;

2. COMMENT: Provide a brief legal description within the title block on all sheets.

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.

3. COMMENT: Remove the address from the title block and provide it adjacent to the title block on each sheet.

4. COMMENT: Provide the development package case number, DP15-0006, adjacent to the title block on each sheet.

5. COMMENT: As it appears that some type of lot split is proposed, see comment 11, provide the case number adjacent to the title block on each sheet.

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.

6. COMMENT: Revise "DEVELOPMENT PLAN GENERAL NOTE" 3 to read "SUBJECT TO USE SPCIFICE STANDARDS 4.9.4.M.1 & 5 AND 4.9.13.O.

7. COMMENT: The use shown under "PARKING CALCULAITONS" note 1 is not correct this should Food Service.

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.

8. COMMENT: Revised the code sections shown under "DEVELOPMENT PLAN GENERAL NOTE" to UDC Section 5.4 for MS&R and 5.6 for Gateway.

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

2-06.4.7.A.8.b - Percentage and area in square feet of building and accessory building coverage;

9. COMMENT: "PARKING CALCULAITONS" note 3 remove the reference to "FAR:" as it is not longer applicable.

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

2-06.4.8.C - The following information regarding existing private or public right-of-way adjacent to or within the site shall be provided: the name, right-of-way width, recordation data, type and dimensioned width of paving, curbs, curb cuts, and sidewalks.

10. COMMENT: Provide the dimensioned width of paving, curb and curb cuts along Broadway Blvd.

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.E - Proposed land splits or existing lot lines shall be drawn on the plan with dimensions and the identification number and approximate square footage of each lot. (Please be aware that, if land division occurs and the number of lots falls within the definition of subdivision, a subdivision plat is required.) Land splits require a separate permit and review.

11. COMMENT: As it appears that some type of lot split is proposed provide approved lot split documents with your next submittal.

2-06.4.9.H.2 - Show future and existing sight visibility triangles (SVTs). On a designated MS&R street, the sight visibility triangles are based on the MS&R cross-section.

12. COMMENT: Provide the future and existing SVTs on the plan.

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.

13. COMMENT: As it appears that cross access is proposed to adjacent parcels provide a copy of the recorded agreement with your next submittal.

14. COMMENT: Provide a access lane width dimension for the two access lanes shown at the east and west end of the northern vehicle parking area.

15. COMMENT: Clarify what the double line is that outlines the drive thru.

16. COMMENT: Per UDC Section 7.4.6.F.2.a(2) a one foot setback is required from the drive thru to the proposed building. Show the required setback on the plan.

17. COMMENT: There is a dark line show west of the entry to the proposed building, clarify what this is. If this is a structure show the required one (1) foot setback, see UDC Section 7.4.6.F.2.a(2).

18. COMMENT: Demonstrate on the plan how vehicles will be prevented from access the ramp called out under Keynote 12 north of the proposed building.

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: Provide a typical vehicle parking space detail for both standard and accessible on the plan.

20. COMMENT: There is a two (2) foot vehicle overhang area dimensioned at the accessible vehicle parking spaces, at the four (4) standard vehicle parking space shown southwest of the proposed building, and at the eight (8) vehicle parking spaces along the north end of the stie, per UDC Section 7.4.6.H.3 this should be two (2) foot six (6) inches.

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.

21. COMMENT: The required number of short term bicycle parking spaces shown under "PARKING CALCULAITONS" is not correct. The required number should be 2.

22. COMMENT: Remove all references to "DEVELOPMENT STANDARDS 2-09" from detail C sheet C6 as it is no longer applicable.

23. COMMENT: Detail C sheet C6 does not match what is shown on sheet C4. The detail should show how the requirement of UDC Section 7.4.9.B.2.f, see UDC Figure 7.4.9-C.

24. COMMENT: Show the required long term bicycle on the site plan.

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

25. COMMENT: Provide a dimension for the future curb shown on the plan.

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.

26. COMMENT: Is the line labeled as "FUTURE CURB" the face or back of curb?

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.

27. COMMENT: As parking vehicles will be allowed to overhang the accessible ramp along the north side of the proposed building provide a clear width dimension for the ramp.

28. COMMENT: Provide a width dimension for the sidewalk and ramp called out under Keynote 12 north of the proposed building.

29. COMMENT: Provide a width dimension for the sidewalks shown near the southwest corner of the proposed building.

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.

30. COMMENT: Provide a general note on the plan stating "ALL SIGNAGE TO BE PERMITTED UNDER A SEPARATE PERMIT.

If you have any questions about this transmittal, please Steve Shields, (520) 837-4956 or Steve.Shields@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package, Cross access agreement.
01/22/2015 KEN BROUILLETTE FIRE REVIEW Approved
02/05/2015 ANDREW CONNOR NPPO REVIEW Approved
02/05/2015 ANDREW CONNOR LANDSCAPE REVIEW Denied 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:

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.

UNIFIED DEVELOPMENT CODE

ARTICLE 7: DEVELOPMENT STANDARDS

Plant Protection
Areas where plants are susceptible to injury by vehicular or pedestrian traffic must be protected by appropriate means, such as curbs, bollards, or low walls. Provide protection for vegetative screening along Broadway Blvd.

When required, wheel stop curbing must be a minimum of two and one-half feet from the front of the parking space. (See Figure 7.4.6-C.)

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

Additional comments may apply
02/06/2015 JASON GREEN ENGINEERING REVIEW Reqs Change DATE: February 10, 2015
DUE DATE: February 17, 2015
SUBJECT: Raisin Cane's Development Plan Package- Engineering Review
TO: 3 Engineering; Attn: Daniel Mann, PE
LOCATION: 6352 E Broadway Blvd
REVIEWERS: Jason Green, CFM
ACTIVITY: DP15-0006

SUMMARY: Engineering Division of Planning & Development Services Department has received and reviewed the proposed Development Plan Package and Drainage Report (3 Engineering; 15JAN15). Engineering Division does not recommend approval of the Development Plan Package at this time. This review falls under the Unified Development Code (UDC), Administration Manual (AM) and Technical Standards Manual (TSM). Refer to the following link for further clarification:
http://www.amlegal.com/nxt/gateway.dll/Arizona/tucson_az_udc/administrativemanual?f=templates$fn=default.htm$3.0$vid=amlegal:tucson_udc_az

The following items need to be addressed:

SITE PLAN:

1) AM Sec.2-06.4.2.B: Revise the development plan package to include a brief legal description of the subject property within the Title Block.

2) AM Sec.2-06.4.3: Revise the development plan package to remove the administrative street address from the Title Block and provide it adjacent to the title block on each sheet.

3) AM Sec.2-06.4.3: The relevant Development Plan Package case number (DP15-0006) may be added to the lower right hand corner of the plan on all sheets

4) AM Sec.2-06.4.7.A.6: Revise the development plan package to provide a general note stating "This project is designed to meet the overlay zone criteria UDC Article.5.4, Major Streets and Routes Setback Zone and Article.5.5 for Gateway Route."

5) AM Sec.2-06.4.7.C.2: Revise the development plan package and General Note #7 to read per the referenced section; "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." Revise the package to remove all references to the old Development Standards. All notes should reflect the new Technical Standard Manual with correct corresponding code reference.

6) AM Sec.2-06.4.8.C: Revise the development plan package to dimension the existing width of curbs and curb cuts within the public right-of-ways.

7) AM Sec.2-06.4.8.F: Revise the development plan package to label all existing storm drainage facilities adjacent to the site with the Improvement Plan Number in plan view.

8) AM Sec.2-06.4.9.E: Revise the development plan package to provide the case number of the required lot split application due to the proposed lot configuration. Provide the case number adjacent to the title block on each sheet.

9) AM Sec.2-06.4.9.H.2: Revise the development plan package to label and dimension the existing and future SVTs for the driveway entrances, refer to TSM Sec.10-01.5.3 for line of sight matrix. On a designated MS&R street, the SVTs are based on the MS&R cross-section.

10) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to provide a general note with the recordation information (Sequence #) for the required cross access. Per the proposed lot split if access is proposed to adjacent parcels a copy of a recorded access agreement is required.

11) AM Sec.2-06.4.9.H.5.a Revise the development plan package to label and dimension the minimum 24-foot PAAL widths for the north side of the parking lot along the west and east sides.

12) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to label and dimension the 1-foot setback from the proposed drive thru access lane and the building per UDC Sec.7.4.6.F.2.a(2).

13) AM Sec.2-06.4.9.H.5.a: Revise the development plan package to label and dimension the required 2.5 foot overhang for the proposed wheel stop at all proposed parking spaces and handicap parking spaces where dimensioned as 2-feet and verify the minimum 4-foot clear width for the pedestrian sidewalk. Refer to UDC Figure 7.4.6-C for the 2.5 foot overhang dimension.

14) AM Sec.2-06.4.9.J: Revise the development plan package to label and dimension the future curb and sidewalk widths for the Arterial MS&R Street.

15) AM Sec.2-06.4.9.M: Revise the development plan package and Grading Note #21 to provide the correct code reference; provide a grading/drainage note specifying conformance with City of Tucson Technical Standards Manual Sec.2-01 (excavation and grading requirements).

16) AM Sec.2-06.4.9.M: Provide a copy of the Geotechnical Report as referenced in the Grading Note #3. Verify that the report provides pavement structure design recommendations.

17) AM Sec.2-06.4.9.R: Refer to comments from Ron Brown, RA Structural Plans Examiner for all handicap accessibility comments that may be associated with this project.

18) AM Sec.2-06.4.9.R: Revise the development plan package to label and dimension the width for all pedestrian sidewalks and ramp proposed onsite.

19) AM Sec.2-06.4.9.S: Revise the development plan package to verify conformance with handicap accessibility for the existing sidewalk within the right-of-way. Provide existing longitudinal and cross slopes to ensure maximum 2% or provide written approval from TDOT Permits and Codes that the existing sidewalk meets accessibility requirements.

20) AM Sec.2-06.4.9.T: Revise the development plan package to provide for centralized onsite solid waste and recycle collection service pick up per TSM Sec.8-01.5.1.A. Provide specific details on the development plan package for construction purposes. The details must match TSM Sec.8-01, Figure 2 and Figure 3a for the required double enclosure walls with gates, concrete thickness and compressive strength, concrete approach apron dimensions, space from wall to bollards, anchoring bolts, 14'x40' clear approach for each container, etc. Provide specific details on the development plan package for construction purposes. The Keynote Note references the architectural plans which are not used for site construction.


DRAINAGE REPORT:

21) Revise the Drainage Report, Section 1.5 and Appendix A to correctly state the FEMA designation of the subject parcel. Per the FEMA FIRM Panel 04019C2301L the parcel is located in a Zone X (unshaded) not a shaded Zone X floodplain. Zone X (unshaded) designation is areas outside of the 500 year floodplain limits. Revise the discussion to reflect this and revise Appendix A to highlight the subject parcel at the southeast corner of Wilmot and Broadway.


GENERAL COMMENTS:

Please provide a revised Development Plan Package and Drainage Report that addresses the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments.

For any questions or to schedule meetings call me at 837-4929.



Jason Green, CFM
Senior Engineer Associate
Engineering Division
Planning & Development Services Department
02/11/2015 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change 1. Revise the site drawing to include the invert and rim elevations of the upstream and downstream manholes; along with the Pima County Wastewater Management Department (PCWMD) reference number. Reference: City of Tucson Administrative Manual, Section 2-06.4.8D and Section 107.2.1, IBC 2012.
2. Revise the site drawing to show the location of the reduced pressure backflow assembly associated with the water meter. Reference: Chapter 27, Article V, Section 27-76 (a), Tucson Code, http://cms3.tucsonaz.gov/sites/default/files/water/docs/backflow-ordinance.pdf
3. An approved 2-way cleanout fitting is a single fitting, not a field-assembled group of individual fittings as shown in detail J/C6. Reference: Sections 708.3.5 and 708.5, IPC 2012.
02/11/2015 RONALD BROWN H/C SITE REVIEW Reqs Change SHEET C4
1. Provide width dimensions for all accessible routes or reference note 2 more frequently.
2. Add a comment to note 2: "Provide a maximum running slope of 5% and a cross slope of 2% for all accessible routes."
SHEET C6
3. Details F, L and M: Provide a minimum of a 5' turn around
at the landings as per 2009 ICC A117.1, Section 405.7.4.
4. Detail E: Provide a minimum sized landing as per 2009 ICC A117.1, Sections 405.7.2 and 405.7.3.
EN OF REVIEW

Final Status

Task End Date Reviewer's Name Type of Review Description
02/12/2015 AROMERO4 OUT TO CUSTOMER Completed