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Permit Review Detail

Permit Number: DP16-0135
Parcel: 141186280

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP16-0135
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
08/24/2016 MARTIN BROWN FIRE REVIEW Approved
09/12/2016 DAVID RIVERA ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: David Rivera for Steve Shields - Principal Planner
PDSD Zoning Review Section

PROJECT: Popeye's Louisiana Kitchen - Restaurant
Development Package (1st Review)
DP16-0135

TRANSMITTAL DATE: September 12, 2016

DUE DATE: September 21, 2016

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

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 August 23, 2017.

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


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.

1. COMMENT: Provide on the cover sheet the three-inch by five-inch block as noted by the standard above.


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

2. COMMENT: Include a key plan on the cover sheet similar to the key plan on DP15-0119 depicting the overall Houghton Town Center Development with the lot(s) to be developed under this DP noted.


2-06.4.2 - The title block shall include the following information and be provided 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.

3. COMMENT: This project has been assigned the PDSD DP case number DP16-0135. List the case number in the lower right corner of plan sheets in the DP package. Lots 24-27 have been split through the PDSD lot split application process. The case number assigned to the lot split was S16-060. Reference the lot split case number next tot eh title block. Reference the case numbers C9-15-05, S11-044 and S12-052 next tot eh title block.


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

4. COMMENT: The referenced Township listed under the location map is incorrect. The township is 15, revise as required.


2-06.4.7.A.2 - List the gross area of the site/subdivision by square footage and acreage.

5. COMMENT: Clarify what the difference is in the Gross and Net lot area in zoning note five (5).


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: Correct note seven (7) under the Zoning and Land Use Notes text block to identify the use and applicable use specific standards per the correct section 4.7.30 and correct table 4.8-5. The Food Service Use in the Industrial Zone does not appear to have any applicable Use Specific Standards.


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.

7. COMMENT: A separate Scenic Corridor application and review is no longer required for developments adjacent to a Scenic Corridor, notes and additional information related to the SCZ are still required. The latest revision to the DP to the subdivision tentative plat S11-044 includes a Scenic Corridor sheet (12 of 74) that must be incorporated into this development package or the Scenic Corridor information on the sheet must be added as a separate sheet to this package.

Draw and label the 400-foot SZC buffer lines location and dimension and label the 30-foot SCZ buffer location on all site sheets.

Additional SCZ notes will be listed at the end of the comments page. List the SCZ notes on the SCZ sheet.


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

8. COMMENT: See the Landscape reviewer comments for any applicable requirements.


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."

9. COMMENT: Revise drainage note 15 verbatim as noted by the standard above.


2-06.4.8.A - Provide site boundary/subdivision perimeter information, including bearing in degrees, minutes, and seconds, with basis for bearing noted, together with distances in feet, to hundredths of a foot, or other functional reference system.

10. COMMENT: Please refer to the attached (on sheet 2) legal description recorded as part of the lot split under S16-060 and revise the drawing and boundary information to match the legal.

In the calculations matrix, revise the lot number to say "East Portion 24/26". Due to the lot split this development will be developed over the east portions of lot 24 and lot 26. Update the matrix table as required. I have also informed Thomas Saylor Brown who will be updating the master matrix table.

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.

11. COMMENT: Clarify if an easement for the PAAL over lots 25, portion of 24/26 and 27 was recorded?


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.A - Draw in all proposed lot lines with approximate distances and measurements.

12. COMMENT: See related comment 10 above.


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.

13. COMMENT: All vehicle parking spaces adjacent to a pedestrian sidewalk must be provided with Wheel stops 2.5 feet from the edge of the sidewalk or the width of the sidewalk must be 6.5 feet. The standard vehicle parking spaces adjacent to the sidewalk must be depicted with wheel stops. The vehicle parking detail drawing must be revised accordingly.

Revise the minimum height of the bottom of the HC to sign to seven feet from the bottom of the "Van Accessible" sign. See redlines on sheet 5.


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.

14. COMMENT: Include a fully dimensioned detail drawing of the short and long term bicycle parking facilities. Key note 14 on sheet three says to see the detail on sheet five for additional dimensions. The detail on sheet five does not include any information for the bicycle parking detail

Include the minimum of two long term bicycle parking facilities for this use.

Revise the bicycle parking calculations on the cover sheet to include the number of long term facilities required and provided, (min two required).

Revise the bicycle parking calculations on the cover sheet to reflect that two long term facilities are required and provided.

2-06.4.9.I - Show all right-of-way dedications on or abutting the site and label. If the development package documents have been prepared in conjunction with a subdivision plat or is required as a condition of approval of a review process, such as a rezoning, street dedications in accordance with the Major Streets and Routes (MS&R) Plan may be required by these processes.
Projects bounded by streets having only a portion of the right-of-way width dedicated will be required to dedicate right-of-way, up to one-half, to complete the street width.
Should there be any proposed street or alley vacation, provide this information. If vacation has occurred, include the recording information.

15. COMMENT: If applicable provide the information as noted by the standard above.


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.)

16. COMMENT: Add the information as noted by the standard above if street dedication is not required.


2-06.4.9.M - Grading Plan

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

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.

17. COMMENT: The grading has been reviewed concurrently with the DP site plan as it relates to the zoning review purview requirements. Once zoning has approved the DP site plan the grading plan is also approved unless changes to the DP site plan are made.


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.

18. COMMENT: Demonstrate how pedestrian circulation/connection is to be provided to the closest onsite development sidewalk. (A temporary pedestrian walkway may be an option, contact Patricia Gehlen for more information.)


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.

19. COMMENT: If applicable provide the information as noted by the standard above.


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.

20. COMMENT: See the Landscape reviewer comment related to the landscape buffer, screening, and SCZ requirements.


21. Add the following Scenic Corridor notes to the SCZ sheet.

UDC 5.3.4. SCENIC ROUTE BUFFER AREA
A. Requirement:

1. A buffer area 30 feet wide, adjacent to the MS&R future right-of-way line, is required and shall be preserved and maintained in its natural state;

2. No development or improvements shall occur in a Scenic Route buffer area except as provided in Section 5.3.4.C, Permitted Improvements; (See Figure 5.3-B.)

3. The buffer area shall be restored as closely to its natural state as possible In areas where public safety or the delivery of public services precludes preservation of existing vegetation; and,

4. The buffer area is in lieu of the landscape border required along street frontages under Section 7.6, Landscaping and Screening Standards.

C. Permitted Improvements
The following improvements are permitted in the Scenic Routes buffer area:

2. Trenching for the placement of utility lines, if the area is re-vegetated in accordance with Section 5.3.4.D, Re-vegetation of Site;

3. An area not larger than 18 square feet and not exceeding 30 inches in height per lot or parcel for the placement of utility transformers, pedestals, and service meters and hookups for utilities; and,

4. Selected vegetation may be removed when the Department of Transportation determines that removal is necessary for public safety if the removed plants are replaced with native vegetation.

D. Re-vegetation of Site:

1. Any portion of the Scenic Route buffer area and the MS&R right-of-way disturbed by development activity shall be re-vegetated with native vegetation.

2. Within the SCZ, excluding the Scenic Routes buffer area, all disturbed areas on the site that are visible from the Scenic Route and are not covered by permanent improvements shall be re-vegetated with native plants, plants from the Drought Tolerant Plant List, or a combination of both.

3. In areas not visible from the Scenic Corridor Zone, vegetation may consist of native plants indigenous to the site or drought tolerant plant material. Oasis area landscaping material may also be planted within this area at the levels permitted by the landscaping ordinance.

E. Cut and Fill:

Exposed cut or fill slopes shall be no greater than a one foot rise or fall over a three foot length.

UDC 5.3.9 UTILITIES:
A. All new utilities for development on private property and on public right-of-way along Scenic Routes shall be underground.


UDC 5.3.10 ADDITIONAL DESIGN CONSIDERATIONS:

Building or structure surfaces, that are visible from the Scenic Route, shall have colors that are predominant within the surrounding landscape, such as desert and earth tones. Single-family dwellings, except in subdivisions recorded after May 28, 1985, are exempt from this standard.

Fencing and freestanding walls facing the Scenic Route shall meet the material restrictions in Section 7.6.5, Screening Standards.

Signs are required to comply with the following:
1. Section 3-32, Scenic Route District, of Chapter 3, Advertising and Outdoor Signs, of the Tucson Code;
2. Signs shall use colors that are predominant within the surrounding landscape, such as desert and earth tones;
3. No commercial advertising sign, except a sign pertaining to a use conducted on the premises or a sign advertising the sale or lease of the property upon which the sign is located, and no billboard shall be erected within 400 feet of the right-of-way line on any Scenic Route; and,
4. When the standards of this section and Section 3-32 conflict, the more restrictive of the two prevails.



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
09/13/2016 DRIVERA1 ADA REVIEW Approved
09/13/2016 DAVID RIVERA H/C SITE REVIEW Reqs Change see zoning comments
09/20/2016 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Completed
09/21/2016 JOE LINVILLE LANDSCAPE REVIEW Approv-Cond Revise as requested by other agencies.
09/21/2016 JOE LINVILLE NPPO REVIEW Approved Previously approved.
09/27/2016 LOREN MAKUS ENGINEERING REVIEW Reqs Change 1. As-builts and engineer's certification are only required by the Technical Standards in cases of "engineered grading," which is cut and fill of 5000 cubic yards or more, or where the design engineer requests it. Notes 52 and 53 may be omitted. If the notes remain, the project will be considered "engineered grading."
2. Revise note 38 on sheet 1. The correct Technical Standard for grading is 2-01.
3. The private access road must be complete before the certificate of occupancy will be given for the new restaurant.
4. The solid waste vehicle maneuvering diagram shows access to the container enclosure. It isn't clear how the service vehicles will exit the site. Clearly show the maneuverability for the service vehicle to exit the site after servicing the containers.

Final Status

Task End Date Reviewer's Name Type of Review Description
11/09/2016 FERNE RODRIGUEZ OUT TO CUSTOMER Completed