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Permit Review Detail

Permit Number: DP17-0154
Parcel: 11508100C

Address:
1110 N STONE AV

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP17-0154
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
07/05/2017 DAVID RIVERA ZONING REVIEW Reqs Change FROM: David Rivera for Steve Shields - Principal Planner
PDSD Zoning Review Section

PROJECT: Popeyes Louisiana Kitchen (Restaurant)
Development Package (1st Review)
DP17-0154

TRANSMITTAL DATE: July 5, 2017
DUE DATE: July 26, 2017

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 June 27, 2018.

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

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.

1. COMMENT: Provide the development package case number, DP16-0154, adjacent to the title block on each sheet.

Per the parking calculation notes it appears that this project will be requiring a reduction in the number of parking spaces. This parcel is within the GIID overlay and the applicant will be requesting an MDR for the reduction of parking. A GIID case number will be assigned to this project once the application has been made and submitted to Carolyn Laurie. List the overlay case number next to the title block and list as a general note the GIID case number date of approval, and conditions of approval.

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.



2. COMMENT: The location map shown on the cover page does not cover a one mile area as required by the standard above. Revise the location map to include a one mile area at a scale of 3inches equals one mile. Include the information on the location map as noted by the standards above, 2-06.4.2.A, .B, .C.


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.

3. COMMENT: Under zoning 4, separate the GIID note and MS&R note. Revise Zoning note 4 on the cover sheet to state that the site has been designed to comply with the MS&R standards, UDC section 5.4.

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.

4. COMMENT: AS mentioned in comment 1, a review and approval of a GIID application for this project will be required. The application will be assigned a case number. List the case number next tot eh title as reference and list as a general note the GIID case number, date of approval, and conditions of approval.


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.

5. COMMENT: Provide the information 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.

6. COMMENT: Label the curve data for the radius at the SW corner of the parcel.

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.

7. COMMENT: The DP site plan depicts a 10-foot wide ingress/egress easement that is to be abandoned. The easement must be abandoned by separate instrument prior to approval of the DP. The abandonment recordation documentation must be provided with the final dp submittal.


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.

8. COMMENT: Construction was recently completed along the Stone Avenue roadway which included the intersection of Speedway Boulevard. Assure that the latest information has been labeled on the plans with regards to the information as noted by the standard above.


2-06.4.9.H - Proposed Traffic Circulation
2-06.4.9.H.1 - Proposed traffic circulation will be designed in accordance with Section 10-01.0.0, Street Technical Standards, of the Technical Standards Manual, to include streets, intersections, street names, right-of-way widths, curve radii of centerlines and curb returns, and proposed improvements, such as pavement, curbs, access points (driveways), accessible ramps, and sidewalks. Street improvements, such as sidewalks, curbs, pavement, and accessible ramps, do not need to be drawn on the plan if such information is provided on typical street cross sections.
Please be aware that, if a new street is created (for other than for subdivisions) which divides the property into two or more lots, a subdivision plat is required (refer to the definition of subdivision in Section 11.4.20 of the UDC).

9. COMMENT: Prior to reconstruction of Stone Avenue the Bus Stop was located in the area where the Stone Avenue driveway is now proposed. Draw and label the new bus stop location. (See the attached 17x11 TDOT Drawings for location).


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.

10. COMMENT: Label the width of the main PAAL and the access lanes. See redlines sheet 2.


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.

11. COMMENT: It is acknowledged that the applicant will be seeking to obtain an MDR by utilizing the GIIS review and approval process to reduce the number of parking spaces. Based on the square footage (2,297) of the proposed building 23 parking spaces will be required. Per the parking calculations and the site plan 21 spaces have been provided on site. Under the GIIS, parking may be reduced up to 25%. Contact Carolyn Laurie at 837-4953 for information and requirements on the IID review and approval process.




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.

12. COMMENT: There is an inconsistency between the DP site plan and DP Landscape plan. The short term facility on the DP site plan depicts one rack that supports the two spaces required. The DP landscape plan depicts four short term racks. Revise the landscape plan to match the DP site plan.


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.

13. COMMENT: It applicable, provide the information as noted in 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.)

14. COMMENT: Add as required if applicable.


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.

15. COMMENT: Label the cross and longitudinal slopes on the side walk system where it is not labeled.


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.

16. COMMENT: Draw and label the building setbacks from the current back of curb location and if applicable from the future back of curb of Stone Avenue and Speedway Boulevard.


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.

17. COMMENT: Label the cross and longitudinal slopes along the sidewalk system where the slopes have not been labeled or add additional spot elevations to verify slopes. Verify that the proposed sidewalk that leads the pedestrian from the onsite sidewalk to the Stone Avenue sidewalk works based on the new location of the bus stop and reconstructed street sidewalk. See redlines on sheet 3.

Draw and label accessible ramps at pedestrian crossing by the drive-through entrance, the access lane along the east side of the building, and the accessible aisle between the accessible parking spaces.

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.

18. COMMENT: As noted in comment 17, the sidewalk along Stone Avenue has been reconstructed and relocated. Per the COT paving plans the Bus Stop was relocated and a new bus pullout was constructed which pushed the sidewalk closer to the property line than shown on the DP. Revise all the dp site sheets to include the reconstruction of the curb locations and bus pullout/bus stop.


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.

19. COMMENT: Review the landscape reviewer comments related to landscape and screening requirements.



If you have any questions about this transmittal, Contact David Rivera on Tuesday or Wednesday at (520) 837-4957 or by email David.Rivera@tucsonaz.gov or contact Steve Shields any time during the week at (520) 837-4956 or email Steve.Shields@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
07/06/2017 DRIVERA1 ADA REVIEW Passed
07/06/2017 DAVID RIVERA H/C SITE REVIEW Reqs Change see zoning comments.
07/11/2017 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Completed
07/12/2017 MARTIN BROWN FIRE REVIEW Approved
07/25/2017 ANDREW CONNOR NPPO REVIEW Approved
07/25/2017 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change UNIFIED DEVELOPMENT CODE
4.1 Identification and Descriptive Data
A. 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:
1. Legal description and address of site;
2. Cross-reference to:
a. Rezoning case;
b. Subdivision case;
c. Board of Adjustment case;
d. Design Development Option case;
e. Development Review Board (DRB) case; and/or,
f. Any other relevant case number for reviews or modifications that affect the site.
Ensure that all Zoning and Engineering comments and concerns are addressed prior to landscape approval.
Additional comments may apply.
07/27/2017 LOREN MAKUS ENGINEERING REVIEW Reqs Change 1. The driveway onto Speedway Boulevard is required to have curb returns per TSM 10.01.3.2.C. I recognize that the curb returns will conflict with the adjacent alley. A TSMR will be required.
2. The driveway must be at least 5 feet from the street light standard. (Tucson Code Section 25-39)
3. If the driveway apron is approved, must align with the driveway/PAAL.

Final Status

Task End Date Reviewer's Name Type of Review Description
09/25/2017 QJONES1 APPROVAL SHELF Completed
09/25/2017 QJONES1 OUT TO CUSTOMER Completed
09/25/2017 FERNE RODRIGUEZ REJECT SHELF Completed