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Permit Review Detail

Permit Number: DP15-0136
Parcel: 11706025A

Address:
635 E 9TH ST

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP15-0136
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
09/01/2015 KEN BROUILLETTE FIRE REVIEW Reqs Change PLEASE INDICATE ON THE PLANS THE LOCATION OF EXISTING FIRE HYDRANTS AND THE DISTANCE TO THE FRONT OF THE PROPERTY.
PLEASE INDICATE THE LOCATION OF THE FIRE SPRINKLER UNDERGROUND LINES AS THIS IS LISTED AS A MULTI-FAMILY PROJECT AND IS REQUIRED TO HAVE FIRE SPRINKLERS
09/08/2015 PAUL BAUGHMAN ENGINEERING REVIEW Reqs Change DATE: September 8, 2015
DUE DATE: September 25, 2015
SUBJECT: 9th Street 4 Plex Apartments
TO: Frank Rendon
LOCATION: 635 E 9th Street
REVIEWERS: Paul Baughman, PE, CFM
ACTIVITY: DP15-0136
SUMMARY: Engineering Division of Planning and Development Services Department has received and reviewed the proposed Development Plan Package. The issue seems to be a need to gain clarity on how the 2" to 6" river rock/rip rap, the 6' perimeter screen wall, the drainage swale, property line and sidewalk tie in with the difference in existing adjacent property grades and proposed site grade elevations. Updating the typical swale section on sheet 7 may help. The following items need to be addressed:
1) Per Tucson Code Chapter 25-43 and TSM 10-01.5.1, please remove site notes and zoning and land use notes 11 (Sight Visibility Triangle requirement) and 15 (construction in right of way) on sheet 1 and keynote 15 on sheet 2. These notes conflict with keynotes 11, 12 and 13 on sheet 7 and requirements to close existing curb cuts and show sight visibility triangles.
2) The water meter shown on sheet 8 should be noted for adjustment due to conflict with curb and vehicular access ramp closure.
3) Per TSM 10-01.4.4F and AM 2-06.4.9N3 please callout sidewalk scuppers by standard detail number 204 or 205 depending on 10 year capacity requirements under proposed sidewalk where keynote 1 on sheet 8 calls out roof drainage. Capacity requirements need to be determined as part of the drainage report based on contributing area.
4) Per the Tucson Drainage Standards Manual section 6.7 (last paragraph - page 6.28) please provide outlet protection where roof drainage will discharge to the typical swale section shown on sheet 7 to reduce potential for erosion. Wire tying the rip-rap called out by key note 22 on sheet 2 at these locations may help. The typical swale section detail on sheet 7 should incorporate the screen wall shown in detail 2 on sheet 2 and the 2" to 6" river rock and/or rip rap called out on sheet 2.
5) Per the Tucson Drainage Standards Manual section 7.6.3 item 2 please reduce swale slope from 1:1 around the bends at the northeast and northwest corner of the sight to prevent erosion from currents being directed towards the swale banks. There is also a situation on the north side of the building where the grade different between the top of the drainage swale and the existing spot grade (2398 proposed to 2395.9 existing) is about 2 feet vertical over a 2 feet horizontal distance. Erosion of the channel bank and subsequent discharge of flows toward the perimeter wall foundation is a concern.
6) Per AM 2-06.4.9N4 please clarify the proposed condition by showing any grade differences, typical or otherwise, between the interior and exterior side of the screen wall detail.
7) Per the Tucson Drainage Standards Manual section 7.6.5 the drainage swale should be setback at least 10 feet from the building. Please provide dimensioning on sheet 7 of the development plan package. This could be done as part of a modified detail A on sheet 7.
8) There is a conflict between the drainage plan where cross section x-x is shown in the drainage report as part of exhibit 5 and the development plan package where the swale is 12" wide instead of 36" wide. Please update the drainage report to show positive drainage throughout based on the development plan package layout. The drainage report should include a drainage channel capacity calculation for the typical swale section shown on sheet 7 which provides a minimum 0.3% slope and meets the capacity requirements to avoid adverse impacts to adjacent parcels.
9) Per section 2.3.1.1 of the Tucson Drainage Standards Manual (ie. TSM 4-04), please add the DP15-0136 number to the drainage report cover.
10) Per Section 2.3.1.2E of the Tucson Drainage Standards Manual, please specify the entity responsible for maintenance of all drainage infrastructure.
11) Per Section 2.3.1.3A3 of the Tucson Drainage Standards Manualand AM 2-06.4.9N7, please delineate on an existing conditions drainage map, any offsite watersheds from adjacent properties that may impact this site. Exhibit 3 seems to show offsite drainage being conveyed to the northeast corner of this property from the adjacent property. A watershed delineation should show any area that impacts the proposed development area. Spot grades being shown on the adjacent property may also be sufficient to satisfy this requirement, if no offsite watershed actually exists. Current spot grades shown on sheet 7 of the development plan near proposed spot grades create concern that elevating the site may obstruct existing offsite flows.
12) Per Section 2.3.1.3B2 of the Tucson Drainage Standards Manual please update exhibit 5 by adding watershed boundaries (including offsite if applicable), all points of drainage concentration, flow lines, grade breaks and average watercourse slopes to a developed conditions drainage plan to be used in analyzing the development plan package for conformance with the hydrology report.
13) Per Sections 2.3.1.3A6 and 5.2, item 4 of the Tucson Drainage Standards Manual please update the hydrologic data sheets to account for any offsite watershed areas delineated, if applicable, in the next submittal of the drainage report.
14) Per Section 2.3.1.4C of the Tucson Drainage Standards Manual please provide one foot contours within 200 feet of the subject development. There is concern that existing offsite flow from the north half of the development area may not be able to enter or leave the property under proposed conditions.
15) Per the Tucson Drainage Standards Manual Section 2.3.1.5F please show how the proposed peak flows do not exceed existing conditions peak flows along the downstream property line.
16) Per the Tucson Drainage Standards Manual Section 2.3.1.5G if flows are to be concentrated, or ponded, on the upstream or downstream side of the subject property, either a recorded drainage easement or written permission must be obtained from the appropriate property owner(s) prior to issuance of Grading Permits and Building Permits. Please also note such on the Development package. See section 3.2 of the Hydrology report where ponding on adjacent parcels is described as an existing condition. Elevating/paving this parcel and placement of a building has the potential to worsen this condition on a more frequent interval.
17) Per the Drainage Standards Manual Section 2.3.1.7A please update the Summary section of the drainage report to select a single drainage layout that matches the development plan package and does not impact neighboring properties adversely during the 2 -year, 10- year or 100-year storm events.
18) Keynote 22 on sheet 2 calls for a depressed curb section and rip rap, at three locations, per grading plan. There are not call outs for rip rap or a depressed curb section on the grading plan. Per the Drainage Standards Manual Section 9.3.3.2 please update the grading plan to show rip rap, instead of river rock, and scuppers at the roof drainage downspouts.
19) Please correct the address on both the drainage report and the Development Plan package to read 635 E 9th Street instead of 935 E 9th Street.
20) Please update ramp detail as called out by keynote 2 on sheet 2 (ie. Ramp detail 8) to show a 48" wide ramp to match the 4' wide pedestrian access called out by keynote 14 instead of a 36" wide ramp.
21) Per TSM 8-01.6.1B the three hundred-gallon APC solid waste service is based on three residents per container. Service is subject to Environmental Services (ES) approval. Please show ES approval has been obtained for solid waste service plan.
22) Per TSM 8-01.6.2A the collection point for solid waste disposal shall be unobstructed by any other improvements such as landscaping. The proposal to place the APCs in a depressed landscaping area with decomposed granite may make movement of these difficult for trash collection. Please show how thee APCs can be transported and placed between sidewalk and curb per TSM 8-01.6.3B for purposes of collection.
If you have any comments questions or wish to discuss new information, please call or email me at 520-837-5007 or paul.baughman@tucsonaz.gov.
09/23/2015 ANDREW CONNOR NPPO REVIEW Approved
09/23/2015 MICHAEL ST. PAUL ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Michael St Paul
Planning Technician

PROJECT: DP15-0136
635 East 9th Street
Apartment Complex; C-3 Zone

TRANSMITTAL DATE: September 23, 2015

DUE DATE: September 25, 2015

1) COMMENT: 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

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

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: Provide the north arrow, contour interval and scale as described above.

2-06.4.0 CONTENT REQUIREMENTS

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;

3) COMMENT: Provide the legal description in the title block on each sheet.

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.

4) COMMENT: Provide the address of the site adjacent to the title block on 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.

2-06.4.4.A - Show the subject property approximately centered within the one square mile area;

2-06.4.4.B - Identify major streets and regional watercourses within the square mile area and all streets that abut the subject property; and,

5) COMMENT: Identify the major streets and regional watercourses as described above in the project-location 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.2 - List the gross area of the site by square footage and acreage.

6) COMMENT: Revise the site square footage and acreage. The correct square footage is 12,900 SF. The correct acreage is 0.296 AC.

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.

7) COMMENT: Provide the existing and proposed uses. The existing use is vacant land. The proposed use is Multifamily Development. There are no Specific Use Standards for this use in the C-3 zone. Remove the specific use standards from the plans.

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

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

8) COMMENT: Provide the floor area of the building.

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.

9) COMMENT: What are the existing uses of the adjacent properties and across the street? Provide that information on the plans.

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/are provided.

10) COMMENT: Provide all the information, as described above, for any existing easements on the property, on the site plan.

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.

11) COMMENT: Provide all the right-of-way information, as described above, 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.

12) COMMENT: Provide all the specific utility information, as described above, that maybe relevant to this site, on the site plan.

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.

13) COMMENT: Identify the zoning (C-3) for the property across the street on the site plan.

2-06.4.9.H - Proposed Traffic Circulation

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.

14) COMMENT: Provide all of the street information, as described above, on the site 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.

15) COMMENT: A back-up spur shall be required (UDC Section 7.4.6.F.4.a). The depth of the back-up spur must have a minimum depth of three (3) feet with wheel stops (six (6) inch curb) and the radii for the back-up spur must be three (3) feet (UDC Section 7.4.6.F.4.b). Any minimum distance of three (3) feet must be provided between any wall, screen or other obstruction (planter) over six (6) inches in height (UDC Section 7.4.6.F.4.c). (See Figure 7.4.6-B: Back Up Spur.)

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.

16) COMMENT: Revise the total number of required number of parking spaces to ten or revise the apartment building. The required number of parking spaces for a two-bedroom unit is two (2). The required number of parking spaces for a four bedroom unit is two and a half (2.5) per unit. The total number of required parking spaces for the proposed apartment complex is ten (10) (UDC Section 7.4.4.B). (See UDC Table 7.4.4-1.) [2(1) + 2.5 (3) = 9.5 which equals 10] (See UDC Section 7.4.3 General Provisions .G. Fractional Amounts.) See the HC review for comments concerning the accessible parking.

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.

17) COMMENT: Revise the short-term bicycle parking to meet the minimum standards (UDC Sections 7.4.9.B.1.a through .g; and 7.4.9.B.2. a through .h). (See UDC Figure 7.4.9 -C.) Re-label all of the Class 2 bicycle parking details and keynotes to short-term bicycle parking. Notice the surfacing requirement UDC Section 7.4.9.B.1.d). The hard surface cannot be in the water harvesting area. Also notice the maneuverability requirement (UDC Section 7.4.9.B.1.c). The maneuverability for bicycle parking cannot be in the vehicle parking space. Perhaps turning the short-term bicycle parking layout ninety (90) degrees may help.

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 there are any proposed easements, depict, with all of the above information, on the site 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.

19) COMMENT: The required setback to the north property line is one and one-half the height of the structure's wall facing the property line. The wall heights should be listed on the cover sheet or the site plan. The wall height (T15CM05699) is twelve (12) feet, ten (10) inches. The required setback is nineteen (19) feet, three (3) inches (UDC Table 6.3-4.A). Also the perimeter wall depicted on the property line should be drawn inside the property line.

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).

20) COMMENT: Provide the square footage and the height of the apartment 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.

21) COMMENT: A side walk shall be required along the full length of the north parking area and the building. "A sidewalk is required adjacent and parallel to any access lane or PAAL on the side where buildings are located (TSM 7-01.4.1.B and Figure 1). "A sidewalk is required adjacent to any parking space accessed by a PAAL where the space is located on the same side of the PAAL as any building and no other parking spaces or PAALs intervene (TSM 7-01.4.1.C and Figure 2). A six (6) inch curb is required for the sidewalk adjacent to the PAAL (TSM 7-01.4.2.A). Provide the six (6) inch curb. The minimum sidewalk width is four (4) feet (TSM 7-01.4.3.A). Provide the full length sidewalk with dimensions. (Also see HC comments.)

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.

22) COMMENT: See comments by the engineering review section.

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.

23) COMMENT: Separate sign permits are required for all signage.

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.

24) COMMENT: See comments by the landscape 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 the comment letter, one set of the previous plans and two sets of the revised plans. See comment one.

This site is in the Infill Incentive District; Downtown Links Subdistrict; Iron Horse / Armory Park Mixed Use Sub-Area. This overlay may be of some use to you. Contact Carolyn Laurie @ 837-4953 or Carolyn.Laurie@tucsonaz.gov for additional information.
09/23/2015 MICHAEL ST. PAUL H/C SITE REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Michael St. Paul
Planning Technician

PROJECT:
Accessibility Review - On Site Only
Development Package (1st Review)
DP15-0136

TRANSMITTAL DATE: September 23, 2015

DUE DATE: September 25, 2015

1) Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed.

2) Provide an accessible route from the accessible parking space to all accessible entrances of the building.

3) Insure and provide a note to that effect, that all accessible route slopes are to comply with ICC A117.1, Section 403.3: The 5% maximum running slopes and 2% maximum cross slopes are to be placed on the site plan.

4) Provide a large scale detail of the accessible parking space showing all accessible requirements such as dimensions, markings, grade slopes, accessible parking aisle, signage, van accessible space and access to the accessible route. There is no access information on the site plan for accessible parking space ramp to the sidewalk. Provide slope directional arrows and slope percentages on the ramp of the accessible parking detail.

5) Provide a large scale sign detail including a van accessible sign with the correct, and legible information. Revise the sign detail to reference a fine of $590.00.

Provide slope directional arrows and slope percentages on the ramp of the new accessible parking and at detail A/5.
09/23/2015 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:

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

LANDSCAPING AND SCREENING


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. Provide vegetative coverage and calculations.

Interior landscape borders are required as determined in Table 7.6.4-1, which ranks land uses and zones based upon their land use intensity and the impact a use will have on adjacent land uses. An interior landscape border is required for adjacent residential zoned property.

One canopy tree is required for every 33 linear feet of landscape border or fraction thereof, excluding vehicular ingress or egress points.


Continuous screens along street frontages for vehicle use area must be as determined by Table 7.6.4-I. Identify all screening elements. Note: Vegetation used to meet the screening standards is not included in the ground cover calculation as provided in Section 5-01.5.3

Within a vehicular use area, one canopy tree is required for each four motor vehicle parking spaces or fraction thereof.

Fifty percent of the trees required for landscape borders located within ten feet of the paved portion(s) of a vehicular use area may be counted towards both the minimum parking lot canopy tree standard and the landscape border canopy tree standard. One tree can be used for both the canopy and landscape border requirements.

An unpaved planting area, which must be a minimum of 34 square feet in area and four feet in width, must be provided for each canopy tree.

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

Additional comments may apply
09/25/2015 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Completed
09/28/2015 MSTPAUL1 ADA REVIEW Passed

Final Status

Task End Date Reviewer's Name Type of Review Description
09/28/2015 KROBLES1 OUT TO CUSTOMER Completed