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Permit Review Detail

Permit Number: T03CM04656
Parcel: 107070170

Address:
1102 W GRANT RD

Review Status: Stopped

Review Details: SITE

Permit Number - T03CM04656
Review Name: SITE
Review Status: Stopped
Review Date Reviewer's Name Type of Review Description Status Comments
10/09/2003 PETER MCLAUGHLIN ZONING REVIEW Denied SITE PLAN TRANSMITTAL

TO: Norman Amy
6401 N. Camino Katrina
Tucson, AZ 85718
(520) 797-2220

FROM: Peter McLaughlin
Senior Planner
Development Services Dept.

FOR: Patricia Gehlen
Principal Planner
Development Services Dept.

PROJECT:
T02CM04656
Western Opryhouse
1102 W. Grant Road
Site Plan Review (1st review)

TRANSMITTAL: October 8, 2003


COMMENTS: Please attach a response letter with the next submittal, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed.


1. This project was reviewed as a change of use requiring full code compliance.
DS 2-02

2. The submitted site plan does not meet the requirements for site plan content and specifications detailed in Development Standards 2-02.
DS 2-02

3. Add the adjacent zoning to the west of the site (I-2) on the drawing.
DS 2-02.2.1.A.28
LUC 2.7.1

4. Add the development designators for the proposed food service, alcoholic beverage service, storage and office uses in the I-1 zone. Also, add the restrictions which the proposed uses are subject to. Refer to LUC Sec. 2.7.2 for the "subject to" restrictions for the proposed uses.
DS 2-02.2.1.A.31
LUC 2.7.2.2.C.2, .C.12, .C.1, and .H.1

5. Provide loading zone calcs based on the proposed uses and the square footage of the proposed building per LUC 3.4.5, stating the number of loading spaces required and provided. On the site plan drawing show the location and dimensions of the loading zone(s) to be provided.
DS 2-02.2.2.A.5
DS 2-02.2.1.A.14
LUC 3.4.5

6. Bicycle parking is required based on the proposed uses. Provide a bicycle parking calculation detailing how many class 1 and class 2 bicycle spaces are required and provided. Show the location of all bicycle parking on the plan and provide a bicycle parking detail showing that all required dimensions are provided per DS 2-09.
DS 2-09
LUC 3.3.4
DS 2-02.2.1.A.9

7. Revise the scale to be correct.
DS 2-02.2.1.A.1

8. If any easements exist, show their location, width purpose and place the recordation information (docket and page reference numbers). DS 2-02.2.1.A.20

9. Provide a parking space typical showing the dimensions, including width of standard parking spaces and dimensions of handicap parking spaces and aisles. At least two of the h/c spaces must be van accessible and provided with 8-foot aisles instead of the standard 5-foot aisles. DS 2-02.2.1.A.8

10. Wheelstop curbing must be used in any parking spaces abutting sidewalks which are less than 6 ½ feet in width to allow for a 2 ½-foot overhang for the parked vehicle and 4 foot clear for the pedestrian sidewalk. Wheelstops must also be used to prevent vehicles from overhanging landscaped areas, walls and fences such as along the parking rows nearest the south and west boundaries of the parking lot. Revise drawng to show wheelstopas and dimension the wheelstop curbs from the front of parking spaces per DS 3-05.2.3.C.2 on the parking detail (see comment #9). Wheelstop curbing is to be located 2-½ feet from the front of parking spaces.
DS 3-05.2.3.C

11. For the proposed storage use, parking spaces are not required for personal storage only when there is direct vehicular access to personal storage units. Please clarify whether the proposed storage use is personal or commercial storage. Revise the parking calcs for the storage use to indicate the number of spaces required and provided based on the square footage of the storage use. DS 2-02.2.2.A.4

12. Add a handicap vehicle parking calculation to the site plan detailing the number of h/c parking spaces required and provided per IBC. It is stated in the parking calcs that 12 h/c spaces are provided but 14 are depicted on the drawing. Please revise one or the other for consistency.
DS 2-02.2.2.A.4
IBC

13. Provide the maximum slope of the handicapped ramps and aisles to be provided.
ANSI/IBC

14. Add to the site data notes building setback information that the MS&R street perimeter yard building setback is the greater of 21 feet or height measured from the back of future curb location. Add a statement that the required bldg. setback is zero (0) feet to the adjacent I-2 zoned property to the west. Dimension the bldg. setbacks from back of future curb location on the site plan drawing.
DS 2-02.2.1.A.7
LUC 3.2.6.5

15. Indicate if there are any existing billboards on site. If applicable, demonstrate compliance with LUC 3.5.4.26. Also, add the location, type, size and height of any proposed freestanding signage.
DS 2-02.2.1.A.13

16 Please dimension clearly all MS&R street monument lines for Grant Road and Flowing Wells Rd, including centerline, existing and future curbs, existing and future rights-of-way, existing and future sidewalks, and if applicable, a street widening future site plan drawing. DS 2-02.2.1.A.19 and .21

17. Please add the legal description of the property to the site plan. Based on Assessor's Records, the project site is comprised of two lots. A lot combination is required prior to site plan approval. Provide required lot combination documents, including copy of Assessors lot combo form and copy of recorded covenant. These documents are attached to these review comments. DS 2-02.2.1.A.2

18. Add future and existing pedestrian site visibility triangles (SVTs) to the intersection of Flowing Wells Road and Grant Road. Correct the location of the SVT immediately to the east of the easternmost access drive so the easternmost vertex of the triangle is positioned at face of curb along Flowing Wells Rd. DS 2-02.2.1.A.10
DS 3-03.2.2.C
DS 3-01.5

19. Add the existing building height to the site data. DS 2-02.2.1.A.6

20. Provide a floor area ratio (FAR) calculation to the plan. The proposed FAR is calculated as the building gross floor area ÷ site area. In this case, the FAR would be calculated as 26,678 sq ft floor area ÷ 171,350 sq. ft. site area = 0.16. DS 2-02.2.2.A

21. Place a note on the plan stating that the project is designed to meet the criteria of Sec. 2.8.3, MS&R setback zone. LUC 2.8.3

22. Continuous pedestrian circulation must provide connections between all areas of development, including buildings and h/c parking spaces, and between the building and the public right of way along each street which the property fronts. Please revise to show continuous pedestrian circulation to Grant Road and to Flowing Wells Road. Refer to DS 2-08 for Pedestrian Access standards. DS 2-08.4.1
DS 2-02.2.1.A.12

23. No sidewalks are shown along the west, north and east sides of the buildings to provide pedestrian connections to the building entrances. Please revise. Pedestrian sidewalks must be provided adjacent and parallel to any PAAL on the side where buildings are located. A minimum setback distance of 5 feet for a pedestrian refuge area, including a minimum 4-foot wide sidewalk area must be maintained between any enclosed structure and a PAAL. No ped refuges with sidewalks are shown adjacent to the building. Please revise. DS 2-08.4.1.B
DS 3-05.2.2.B.1

24. Dimension the depth of the back up spurs at the east and west ends of the parking lot. Back up spurs must be a minimum of 3 feet in depth. In addition, when there is a wall, fence or other obstruction over 6 inches in height behind the backup spur, there must be a minimum distance of three feet provided between the back of the spur and the obstruction. If applicable, dimension this distance on the drawing. LUC 3.3.7.2

25. Detail any existing or proposed free-standing outdoor lighting on the site plan. DS 2-02.2.1.A.25

26. If storage and office are separate proposed uses from the restaurant and bar, as indicated in the parking data, add these uses to the proposed use information in the in the site data. DS 2-02.2.2.A.1.31

27. Show the exact location and provide the height and type of the existing fences and walls labeled on the drawing. DS 2-02.2.1.A.27

28. The second pair of parking rows (as you enter the site from the north) show 26 spaces in each row on the drawing, but the parking count indicates there are 25 spaces in each. Please revise one or the other, and revise parking calcs if necesesary. DS 2-02.2.2.A.4

28. Show the location of trash dumpsters and their screen walls. Provide a fully dimensioned detail of dumpster on the plan. DS 2-02.2.1.A.32

29. A landscape plan, with information specified in DS 2-07, must be submitted. DS 2-02.2.1.C

30. Provide a copy of letter from the Zoning Administrator stating that the mixed use parking criteria is met for the proposed change of use.


If you have any questions about this transmittal, please call Peter McLaughlin, (520) 791-5608.
10/09/2003 PETER MCLAUGHLIN HANDICAP-SITE REVIEW Denied See Zoning Review Comments
10/11/2003 JOE LINVILLE LANDSCAPE REVIEW Denied The following comments are not a formal review of the projects compliance with landscape and screening and other Land Use Code requirements. The formal review will proceed upon review of complete site and landscape plans.

1) A complete landscape plan is required to be submitted with the site plan. DS 2-02-2.1.C
2) The landscape plan must include the information specified in DS 2-07.0.
3) The landscape plan to be submitted is required to match the site plans. DS 2-07.2.0
4) Street landscape borders are required per LUC 3.7.2.4.A along all street frontages. The landscape borders are to be located in compliance with LUC 3.7.2.4.A.1.
5) Screening per LUC Table 3.7.2.-I is required. The screening is to be located and designed in compliance with LUC 3.7.3.
6) Tree planter areas are required to meet the minimum size requirements of LUC 3.7.2.3.A.1.c.
7) All landscape areas located within or adjacent to the vehicular use area must be protected by barriers such as curbing per LUC 3.7.2.3.B.
8) All landscape areas and portions of the site not developed
must meet the dust control requirements of LUC 3.7.2.7.
9) Any landscaping proposed within adjacent public right of way areas must be approved in writing by the City Engineer complies with the City Engineer's requirements on construction, irrigation, location, and plant type.
Provide verification in writing of any approvals received.
10) The vehicular use areas on the site must meet the surfacing requirements of LUC 3.3.7.3.
11) Barriers are required around the perimeter of the vehicular use area per DS 3-05.2.3.C.1
12) Any proposed detention basins are required to be landscaped per LUC 3.7.4.3.A. See DS 10-01.0 for design requirements.
13) Per LUC 3.7.4.3.B "Grading, hydrology, and landscape structural plans are to be integrated to make maximum use of site storm water runoff for supplemental on-site irrigation purposes. The landscape plan shall indicate use of all runoff, from individual catch basins around single trees to basins accepting flow from an entire vehicular use area or roof area.", revise the plans as necessary to comply.
14) Per LUC 3.7.2.4.A.3 "the area between the right-of-way line and sidewalk and the area between the sidewalk and the curb, if not covered with vegetation, shall be covered with
an appropriate inorganic ground cover, such as decomposed granite.", revise the plans to comply.
10/11/2003 JOE LINVILLE NPPO REVIEW Approved Exception per 1998 PC aerial.
10/13/2003 MVALDEZ1 FIRE REVIEW Passed
10/13/2003 MVALDEZ1 SANITATION REVIEW Passed
10/13/2003 MVALDEZ1 ENGINEERING REVIEW Passed

Final Status

Task End Date Reviewer's Name Type of Review Description
10/13/2003 MONICA VALDEZ OUT TO CUSTOMER Stopped
10/13/2003 MONICA VALDEZ REJECT SHELF Stop