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Permit Review Detail

Permit Number: DP15-0118
Parcel: 12502032A

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP15-0118
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
08/04/2015 DAVID RIVERA ZONING REVIEW Reqs Change PROJECT: DP15-0118
2810 E Speedway Blvd.
Development Package for a Food Service Use - (Lotaburger Restaurant)

TRANSMITTAL DATE: August 4, 2015

DUE DATE: August 26, 2015

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.

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 July 29, 2016.

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.

2-06.3.5 - A three-inch by five-inch space shall be reserved in the lower right quadrant of each sheet for an approval stamp.

01. COMMENT: The Digital PDSD approval shall be placed on all sheets in the Development Package in the lower right corner of the plan sheets.
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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.

02. COMMENT: Provide the 3"x 5" block on the cover sheet only as noted by the standard above.
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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.

03. COMMENT: Add the north arrow and the contour interval on the applicable sheet as noted by the standard above.
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2-06.3.10 - A legend that shows and describes all symbols used on the drawing is to be provided, preferably on the first sheet.

04. COMMENT: It is not clear what sheets are included in the package. Add the symbols legend as noted by the standard above to the sheet that is supposed to be the Cover Sheet.
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2-06.3.11 - A key plan (if provided) shall be located on the first sheet.

05. COMMENT: The key plan should depict the development on the proposed properties.
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2-06.3.12 - An index of sheets in the development package shall be provided on the first sheet.

06. COMMENT: The sheet index must be revised to include all sheets that are included in the development package. The sheets shall be numbered 1 through 4, 5 or 6, based on the number of sheets included in the package.
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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.

07. COMMENT: Add the information as noted above for all persons (including the owner/developers info), that prepared the development package. Include the email address for each person listed.
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2-06.4.2 - The title block shall include the following information and be provided on each sheet:

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

08. COMMENT: include in the title the sheet pagination based on the total number of sheets in the package. i.e. 1 of 6, 2 of 6 etc.
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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.

09. COMMENT: This project has been assigned the PDSD Development Package number DP15-0118. List the DP number in the lower right corner next to the title block of all plan sheets.
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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.
2-06.4.2.A - Show the subject property approximately centered within the one square mile area;
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,
2-06.4.2.C - Section, township, and range; section corners; north arrow; and the scale will be labeled.

10 COMMENT: The location map shall be placed on the cover sheet only and include the information as noted in the standards above.
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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.1 - List as a general note: "Existing zoning is ____."

11. COMMENT: List the zoning of the property in general note 2.
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2-06.4.7.A.2 - List the gross area of the site/subdivision by square footage and acreage.

12. COMMENT: List the site area in gross square footage and acreage in general note 1.
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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.

13. COMMENT: List the correct use of the site as listed in the UDC and include the applicable use specific standard section number(s).
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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.

14. COMMENT: This site is subject to compliance with the requirements of the Major Streets and Routes. Add a general note that states that this project has been designed to comply with the requirements of the MS&R UDC Section 5.4.
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2-06.4.7.A.8 - For development package documents provide:

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


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


2-06.4.7.A.8.c - Percentage of building, lot area, or vehicular use area expansion. If the building(s) or lot area have been previously expanded, those calculations shall be included; and,


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.

15. COMMENT: Add a zoning data table and include the information as noted above. The zoning data table shall include the data for the allowed and proposed info such as building heights, building setbacks, number of required and provided info such as vehicle and bicycle parking, loading zones required and provided and size 9 (if proposed),
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2-06.4.7.B - Drainage Notes
List the following notes as appropriate:

2-06.4.7.B.2 - If applicable, list the following notes and complete the blanks.

2-06.4.7.B.3 - List the following note on all development package documents:
"Drainage will remain in its natural state and will not be altered, disturbed, or obstructed other than as shown on this site plan."

16. COMMENT: List as a general note the statement as noted by the standard above.
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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."

17. COMMENT: revise general note 10 to match the statement as noted by the standard above.
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2-06.4.7.C.3 - Provide the following notes as applicable:

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.


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.

18. COMMENT: If applicable add the information as noted by the two (2) standards above.
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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.

19. COMMENT: Add the right of way information on both the site and grading plan as noted by the standard above.
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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.

20. COMMENT: Clarify if the tax parcels are being combined. The drawing on sheet C-100 indicates a drawing with dashed lines between lots 3 -6 and a solid boundary line of the four properties. Typically we require the Pima County Assessor's Tax Parcel numbers to be combined or a recorded lot combo covenant based on this approved site plan.
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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.

21. COMMENT: Draw and label the sight visibility as noted by the standard above.
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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.

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.

2-06.4.9.H.5.b - If any of the required parking is located off-site as permitted by the UDC, a drawing of that parking area is to be provided, together with the city's required parking agreement (include a copy of the lease agreement if applicable) must be provided. Please remember that in these situations, if the off-site parking location is a new parking area, it must comply with all parking area requirements and must be allowed as a principal use by the zoning classification of that property. If the off-site parking area location is an existing parking lot, the parking spaces utilized for the proposed land use must be non-required parking for the existing use for which the parking area was established.

22. COMMENT: The parking lot(s) have been redesigned along the east side of the Drive-through causing a loss of two (2) parking spaces and west parking lot area with a loss of two (2) parking spaces for a total loss of four (4) spaces. Also per the plans there are five (5) spaces that are to be leased from the owners of the parcel adjacent to the west boundary of the current site. 26 parking spaces are required and 28 spaces have been provided with the leased parking spaces on the parking lot to the west.

For the leased parking spaces there is a requirement for recorded Parking Lease Agreement. You can download a copy of the document from the PPDSD Web site request a copy of the PDF document per email.

Dimension the width of the driver-through lane. Label the dimension and angle of the angled parking spaces. It appears that 3 or maybe four 90 degree parking spaces can be placed in the angled parking area.

Add a detail drawing for the HC parking sign with dimensions.

Draw and label the wheel stops for the angled parking spaces.
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2-06.4.9.H.5.c - Show all loading zones, vehicle maneuverability fully dimensioned, and access route. Provide as a note the number of loading spaces required, the number provided, whether the loading space is a Type A or B as provided in UDC Section 7.5.4.

23. COMMENT: Based on the building size, a loading is not required. If one is to be provided review UDC Section 7.5 for specific requirements and design criteria for a loading zone.
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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.

24. COMMENT: Draw and label the location of the long and short term bicycle parking facilities. Include in the details sheet, the dimensioned detail drawings of the long and short term bicycle parking facilities. See UDC section 7.5.4.8 for design and dimension for the bicycle parking facilities.
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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: Draw, label and dimension the future right of way information as noted by the standard above.
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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.

26. COMMENT: The grading plan is reviewed as part of the development package. Once the development package site plan is approved the grading plan is also approved.
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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.

27. COMMENT: Add the street building setback from the existing and future back of curb location. Also it is not clear if the proposed sign structure is part of the structure or part of the structure. Include a detail drawing of the proposed sign to verify if the building setback must or is met.
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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).

28. COMMENT: Label the building height of the structure within the building footprint.
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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.

29. COMMENT: Label the running and cross slopes for all sidewalks, ramps, crosswalk areas and HC parking spaces and access aisles.

Label the clearance distance between the ramp surface and the bottom rail of the handrails on the ramp. The barrier shall not permit the passage of a four (4) inch diameter sphere, ICC 405.9.2.2
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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.

30. COMMENT: Draw and label current sidewalk facilities along the speedway right of way.
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2-06.4.9.T - Show refuse collection areas, including locations of dumpsters, screening location and materials, and vehicle maneuverability, fully dimensioned, and access route. If dumpster service is not proposed, indicate type of service. For specific information on refuse collection, refer to Section 8-01.0.0, Solid Waste and Recycle Disposal, Collection, and Storage, of the Technical Standards Manual. Refuse collection on all projects shall be designed based on that section, even if collection is to be contracted to a private firm.

31. COMMENT: Verify with Environmental Service that a second dumpster is not required for the Recycling. If it is required a redesign of the parking area will have to be made in order to accommodate the additional enclosure area.
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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.

32. COMMENT: Draw and label any proposed freestanding monument signs. The menu board shown on the plan is within an area that places a vehicle in the PAAL area. The menu board and ordering box shall be place within the drive-through area at least one car length in the drive-through.
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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.

33. COMMENT: Refer to the landscape reviewers comments related to landscape and screening requirements.
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34. COMMENT: Additional comments may be forthcoming based on the changes made to the plan and the response to the zoning comments.


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.
08/06/2015 DAVID RIVERA H/C SITE REVIEW Reqs Change Se zoning comments.
08/13/2015 JASON GREEN ENGINEERING REVIEW Reqs Change DATE: August 17, 2015
DUE DATE: August 26, 2015
SUBJECT: Blake's Lotaburger Tucson #91 Development Package- Engineering Review
TO: Gilda Maraboto
LOCATION: 2810 E Speedway Blvd; T14S R14E Sec08
REVIEWERS: Jason Green, CFM
ACTIVITY: DP15-0118

SUMMARY: Engineering Division of Planning & Development Services Department has received and reviewed the proposed Development Package. Engineering Division does not recommend approval of the Development 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.2-06.3.5: Revise the development package to 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.

2) AM Sec.2-06.3.8: Revise the development package to include the north arrow, contour interval, and scale as applicable to each sheet placed together in the upper right corner of each sheet.

3) AM Sec.2-06.3.10: Revise the development package to include a legend that shows and describes all symbols used on the drawing on the first sheet.

4) AM Sec.2-06.3.12: Revise the development plan package to revise the sheet index to include all sheets that are included in the development package. The sheets shall be numbered 1 through XX based on the number of sheets included in the package.

5) AM Sec.2-06.4.1: Revise the development plan package to include the email address for the owner, the developer of the project, registrant(s), and other person(s), firm(s), or organization(s) that prepared the development package documents. 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.

6) AM Sec.2-06.4.2.D: Revise the development package to accurately reflect the page number and the total number of pages in the package (i.e., sheet xx of xx). Include in the title the sheet pagination based on the total number of sheets in the package, i.e. 1 of 6, 2 of 6 etc.

7) AM Sec.2-06.4.3: The relevant Development Package case number (DP15-0118) may be added to the lower right hand corner of the plan on all sheets.

8) AM Sec.2-06.4.4: Revise the development package and the location map to be located on the cover sheet only and include the information as noted in the standards above. Specifically identify the Section, Township and Range along with Section corners.

9) AM Sec.2-06.4.7.A.2: Revise the development package to include a General note to list the gross area of the site/subdivision by square footage and acreage.

10) AM Sec.2-06.4.7.A.6: Revise the development package to include a General Note to read per the referenced section for the overlay(s) applicable to the site, specifically state that "the project is designed to meet the overlay zone criteria for Sec.5.4, Major Streets and Routes (MS&R) Setback Zone.

11) AM Sec.2-06.4.7.B.1: Revise the development package to include a Drainage Note per the referenced section; "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."

12) AM Sec.2-06.4.7.C.2: Revise the development package and General Note #5 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.

13) AM Sec.2-06.4.8.C: Revise the development package to dimension the existing right of way width, type and dimension width of paving, curbs, curb cuts, curb to property line and existing sidewalk within the right-of-way of Speedway Blvd.

14) AM Sec.2-06.4.9.H.1: Revise the development package to label the required 25-foot radii at the intersection of the existing driveways and Speedway Blvd per TSM Sec.10-01.3.2.C and Figure 6. The existing standard driveway aprons do not meet the TSM Section or the Tucson Access Management Guidelines. If use of the existing driveways is requested a TSMR will be required to modify the standard, contact TDOT Permits and Codes to verify they will accept and approve the TSMR before submitting the application and fee.

15) AM Sec.2-06.4.9.H.2: Revise the development package to label and dimension the existing/future SVT dimensions for the driveways and the MS&R Arterial Street, 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.

16) AM Sec.2-06.4.9.H.5.a: Revise the development 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).

17) AM Sec.2-06.4.9.H.5.a: Revise the development package to provide a detail with dimensions for the proposed angled parking along the northern property line. The parking space dimensions and PAAL widths cannot be verified until all dimensions and angles are provided as per UDC Article 7 Sec.7.4.6.D.1 and Table 7.4.6-1.

18) AM Sec.2-06.4.9.H.5.a: Revise the development package to label and dimension the wheel stops for the angled parking spaces.

19) AM Sec.2-06.4.9.H.5.a: Revise the development package to dimension the minimum width of the drive through access lane.

20) AM Sec.2-06.4.9.R: Refer to comments from the Zoning Reviewer for all handicap accessibility comments that may be associated with this project.

21) AM Sec.2-06.4.9.R: Revise the development package to clearly dimension all onsite sidewalks to ensure the minimum 4-foot width requirements per TSM Sec.7-01.4.3.A.

22) AM Sec.2-06.4.9.R: Revise the development package, grading sheets and site plan sheets for the proposed onsite sidewalks for construction purposes. The grading sheets references the PC/COT Standard Detail for Public Improvement for sidewalk construction which differs from the site plan sheet, clarify.

23) AM Sec.2-06.4.9.R: Revise the development package to provide a pedestrian access path to all buildings, all bicycle and vehicle parking areas, all recreation areas, all dumpster areas, and all other common use areas. Per TSM 7-01.3.3.B the areas within the development which must be connected specifically verify how the pedestrian access is connected to the proposed refuse containers for the development.

24) AM Sec.2-06.4.9.J: Revise the development package to label and dimension the future right of way, future curb location and future SVTs for the MS&R Street.

25) AM Sec.2-06.4.9.S: Revise the development package to label and dimension the required 6-foot sidewalk within the right-of-way of Speedway Blvd. If the existing sidewalk area is less than 5-feet verify that it is in good condition and meets accessibility requirements.

26) AM Sec.2-06.4.9.T: Revise the development package to provide for centralized onsite solid waste and recycle collection service pick up for both waste and recycling containers per TSM Sec.8-01.5.1.A. Provide specific details on the development plan document 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. Or provide approval from Environmental Services for the use of a single container pickup.

GENERAL COMMENTS:

Please provide a revised Development Package that addresses the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments. Due to the comments generated above further comments maybe forth coming on the second review.

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



Jason Green, CFM
Senior Engineer Associate
Engineering Division
Planning & Development Services Department
08/18/2015 ANDREW CONNOR NPPO REVIEW Approved
08/18/2015 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change ADMINISTRATIVE MANUAL SECTION 2-10.0.0: LANDSCAPE PLAN REQUIREMENTS

A detailed landscape plan is required. In accordance with Section 2-11.0.0, 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.

Planting Plan

Vegetation Plan and Schedules

Ultimate size of plants indicated by the spread of canopy, circumference of shrubs, or spread of ground cover;

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

Material and areas of inert ground cover.

Calculations

Square footage of the site;


Square footage of the vehicular use area; number of parking spaces, including the required and provided parking space calculations; and the calculation of the required number of canopy trees.

Maintenance Schedule

Pruning schedules to show that plant material will maintain pedestrian and vehicular clearances or that the material will establish opaque hedge screens, if required;
Replacement criteria, should plant material not survive;

Replacement or upkeep maintenance schedules for inert ground cover materials;

Upkeep maintenance schedules for exterior hardscape materials; and,

Maintenance and replacement schedules for irrigation systems.

Grading Information

Grade changes across the site indicated by one-foot interval contour lines or by spot elevations;

Percent slope across the site and the direction of the slope of paved areas;

Existing grades on adjacent rights-of-way and adjacent sites. If an adjacent right-of- way or site is under construction, show the proposed finish grade

Extent of grading boundaries if a portion of the site is to be kept in its natural undisturbed state.


The methods by which water harvesting or storm water runoff is used to benefit the planting areas on the site.

Irrigation Plan

Type of water conserving irrigation systems proposed and differentiation between systems for the different water use zones on the site;

Source of irrigation water;

Indicate potable or reclaimed water use. Reclaimed water system specifications, if used;

System specifications and system design and layout (Section 4-01.4.2, Irrigation Standards, of the Technical Standards Manual);

Extent of supplementary irrigation in each planting area, provided by water harvesting methods;

Point of drainage off roof areas, amount of flow, and disposition of flow;

Temporary systems proposed to establish native seeded areas;

The length of irrigation duration (e.g., for native plat material, automatic drip for two years or until established); and,

The extent to which systems are proposed within the public right-of-way.


UNIFIED DEVELOPMENT CODE

ARTICLE 7: DEVELOPMENT STANDARDS

The standards in this Section 7.6.4. apply to all developments that provide more than four motor vehicle parking spaces. Landscape must be submitted for review.

LANDSCAPING AND SCREENING

To enhance the visual appearance of the streetscape, a street landscape border is required in accordance with Table 7.6.4-1 along the street frontage of a site as follows:

Minimum Width
Street landscape borders must be a minimum of ten feet wide as measured from the street property line. On streets designated as Major Streets and Routes (MS&R), the street landscape border must be measured from the future MS&R right-of-way line as determined by Section 5.4.4, Establishment of MS&R Right-of-Way Lines and Gateway Routes.

Fifty percent or more of the area of the street landscape border must be covered with shrubs or vegetative ground cover. The required ground coverage must be achieved within two years from the date of planting.

Continuous screens along street frontages for vehicle use area must be as determined by Table 7.6.4-I. Provide appropriate screening.

Screening for individual land uses and zones must be provided as determined in Table 7.6.4-1 and in addition to the required landscape borders. Screening is not required between similar uses in accordance with Table 7.6.4-1

Ensure that all Zoning and Engineering comments and concerns are addressed.
08/20/2015 KEN BROUILLETTE FIRE REVIEW Reqs Change Please indicate location of existing and/or proposed fire hydrants, with dimensions to property lines. Refer to section 507.5.1 of the 2012 International Fire Code for spacing requirements.
08/27/2015 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Revise the site drawing to include the following existing utility information:
a. The location and size of water lines, and fire hydrants.
b. The location and size 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 sewers.
d. The locations of gas lines, electric and telephone lines, poles, and communications cables, on-ground junction boxes, and street lights.
e. Any existing or proposed utility easements
Reference: City of Tucson Administrative Manual, Section 2-06.4.8D and Section 107.2.1, IBC 2012.
08/28/2015 PGEHLEN1 ADA REVIEW Passed

Final Status

Task End Date Reviewer's Name Type of Review Description
09/23/2015 KROBLES1 OUT TO CUSTOMER Completed