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Permit Review Detail

Permit Number: DP18-0204
Parcel: 13631002S

Review Status: Completed

Review Details: SITE and/or GRADING

Permit Number - DP18-0204
Review Name: SITE and/or GRADING
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
08/27/2018 MARTIN BROWN FIRE REVIEW Reqs Change Please show location of existing and/or proposed fire hydrants. Review section 507 of the 2018 International Fire Code for spacing requirements.
Increased occupant load may initiate a requirement for fire sprinklers. Consult architect for total revised occupant load.
If greater than 100, fire sprinklers required. Patios DO count as part of the occupant load of the building.
If sprinklers are required, show proposed water supply line.
09/18/2018 ANDREW CONNOR NPPO REVIEW Reqs Change Submit NPP plan or Application for Exceptiopn https://www.tucsonaz.gov/files/pdsd/forms/NPPOapp.pdf
09/18/2018 ANDREW CONNOR LANDSCAPE REVIEW Reqs Change ADMINISTRATIVE MANUAL
SECTION 2-10.0.0: LANDSCAPE PLAN REQUIREMENTS
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.
B. The landscape plan will contain the following identification in the lower right corner of each sheet:
Any other relevant case number for reviews or modifications that affect the site.
This site is within 5.2. HILLSIDE DEVELOPMENT ZONE (HDZ)
Add the following notes to the site plan:
Vegetation Retention and Revegetation
a. Vegetation Retention
(1) Existing viable and transplantable trees with four inch or greater trunk diameter and cacti shall be preserved in their original locations, except for building sites and access and utilities serving building sites.
(2) When retention of the above trees and cacti in their original locations is not possible due to building site location, the trees and cacti shall be salvaged and replanted in areas requiring revegetation, whenever possible.
b. Revegetation
All cut or fill slopes that are no steeper than three horizontal to one vertical and all utility trenches or septic leaching fields that are not located in parking or driveway areas shall be revegetated in compliance with the following standards:
(1) All plants used in revegetation shall be the same as the native vegetation on the site prior to grading or clearing or any adjacent site; and,
(2) Revegetation shall be accomplished with the following minimum standards for plants:
(a) Desert trees, a minimum of 15-gallon size with a minimum trunk diameter of two inches measured at the soil level, or large specimen cactus shall be placed at the same vegetation density found on the site prior to any clearing, grubbing, or grading; and,
(b) Seeds for trees, desert shrubs, and grasses shall be planted with a density adequate to control erosion and may use one of the following methods of planting: Raked into the soil with appropriate mulch materials; hydroseeding; anchored mulches; or established on jute, rolled straw, or similar material. Another method may be approved by PDSD.
(3) A temporary watering system shall be installed until the revegetation materials are established.
3. Slope Stabilization
All slopes steeper than a ratio of three horizontal to one vertical, with the exception of retaining walls, shall be stabilized with properly engineered stone riprapping or sculptured rock as follows:
a. Stone riprapping shall be hand-placed on the slope;
b. The stabilizing material used shall blend with the natural appearance of the site or lot and the surrounding terrain; and,
c. Vegetation retention and revegetation should be used in conjunction with riprapping.
C. Color
All exposed exterior walls and roofs of structures, retaining walls, and accessory structures, except satellite dishes, shall be earth tone in color and shall blend with the predominant natural colors found on the lot or parcel. Satellite dishes may be black. White is not permitted.

Ensure that all Engineering comments are addressed.
09/20/2018 ROBERT SHERRY PLUMBING-COMMERCIAL REVIEW Reqs Change Verify the required plumbing fixtures for the revised facility and show that the existing septic system can handle the new load.
09/20/2018 MMORENO1 ZONING REVIEW Reqs Change CDRC TRANSMITTAL

TO: Development Services Department
Plans Coordination Office

FROM: Michael Moreno
PDSD Zoning Review Section

PROJECT: Mc Graws Restaurant
Development Package (1st Review)
DP18-0204

TRANSMITTAL DATE: September 19, 2018
DUE DATE: August 20, 2018

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 22, 2019.

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

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).


2-06.3.4 - A title block shall be provided in the lower right quadrant of each sheet.

1. COMMENT: Please provide the information noted by the standard above.

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.

2. COMMENT: Please provide the information noted by the standard above.

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.

3. COMMENT: Please provide the information noted by the standard above.




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.

4. COMMENT: Please provide the information noted by the standard above.


2-06.3.12 - An index of sheets in the development package shall be provided on the first sheet.

5. COMMENT: Please provide the information noted by the standard above.

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.

6. COMMENT: Please provide the information noted by the standard above.


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

7. COMMENT: Please provide the information noted by the standard above.

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.

8. COMMENT: Provide the development package case number, DP18-0204, adjacent to the title block on each sheet.


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,

9. COMMENT: Please provide the information noted by the standard above.


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.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.

10. COMMENT: Please provide the information noted by the standard above.

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.

11. COMMENT: Please provide the information noted by the standard above.


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

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

12. COMMENT: Please provide the information noted by the standard above. There seems to be three additional structures on the property that were never permitted. Please provide documentation of the approved structures on the property including the building square footage.

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

13. COMMENT: It appears that the calculations for the additional square footage and accessory building coverage will be over 25% which would require the site to be developed to full code compliance with section 2-06. The Container itself on the site would bring the total expansion over 29% and that is not including the two accessory buildings.

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,

14. COMMENT: Please include the three buildings and provide the total building percentage expansion.


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.

15. COMMENT: Please provide the information 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.

16. COMMENT: Please provide the information noted by the standard above.


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.

17. COMMENT: Please provide the information noted by the standard above.


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.

18. COMMENT: Please provide the information noted by the standard above.


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.

19. COMMENT: Please provide the information noted by the standard above.



2-06.4.9.D - Delineate proposed Natural Undisturbed Open Space (NUOS) in a surveyable manner.

20. COMMENT: Please provide the information noted by the standard above.


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.

21. COMMENT: Please provide the information noted by the standard above.


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.

22. COMMENT: Please provide the information noted by the standard above.


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.

23. COMMENT: Please provide the information noted by the standard 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.

24. COMMENT: Please provide the information noted by the standard above.


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.

25. COMMENT: Please provide the information noted by the standard above.


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.

26. COMMENT: Please provide the information noted by the standard above.


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.

27. COMMENT: Please provide the information noted by the standard above.


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.

28. COMMENT: Please provide the information 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.)

29. COMMENT: Please provide the information noted by the standard above.


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.

30. COMMENT: Please provide the information noted by the standard above.


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.

31. COMMENT: Please provide the information noted by the standard above.


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).

32. COMMENT: Please provide the information noted by the standard above.


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.

33. COMMENT: Please provide the information noted by the standard above.


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.

34. COMMENT: Please provide the information noted by the standard above.


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.

35. COMMENT: Please provide the information noted by the standard above.


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.

36. COMMENT: All proposed and new signs will have to go through the permit process and will require a new permit.



If you have any questions about this transmittal, Contact Michael Moreno Monday thru Friday or by email Michael.Moreno@Tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised development package
09/20/2018 MMORENO1 ADA REVIEW Reqs Change
09/20/2018 JOHN VAN WINKLE ENGINEERING REVIEW Reqs Change DP18-0204

1) Provide an updated expansion calculation to include all previous expansions including but not limited to the shipping container located along the west property line. If cumulative expansions are greater than 25%, a development package showing overall site compliance with current standards will be required. The following comments are assuming that the cumulative expansion is less than 25%
2) Provide a plan set that meets application submittal requirements of the City of Tucson Administrative Manual section 2-06. Refer to Zoning Comments. Provide all applicable information regarding existing site conditions, topography, property boundaries etc.
3) Additional comments may apply

John Van Winkle, P.E.
John.VanWinkle@tucsonaz.gov
520-837-5007
09/20/2018 MMORENO1 H/C SITE REVIEW Reqs Change

Final Status

Task End Date Reviewer's Name Type of Review Description
10/05/2018 QJONES1 APPROVAL SHELF Completed
10/05/2018 QJONES1 OUT TO CUSTOMER Completed
10/05/2018 QJONES1 REJECT SHELF Completed