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Plan Review Detail
Review Status: Approved
Review Details: SPECIAL DISTRICTS REVIEW v.2
Plan Number - SD-1123-00121
Review Name: SPECIAL DISTRICTS REVIEW v.2
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Design Review | REVIEW COMPLETED | Gabriel Sleighter Planning and Development Services City of Tucson 201 North Stone Tucson, AZ 85701 Re: Jefferson Park NPZ Compliance Review for 948 E Waverly St NPZ Case # SD-1123-00121 PDSD Activity # TC-RES-0923-07897 TAC # 23028 Date: 10 Jan 2024 Dear Gabriel: Per your request, I have reviewed the drawings and documents for the above address for compliance with the Jefferson Park NPZ Design Manual. My comments are below: Project Description: This project consists of an interior renovation and expansion to an existing single family dwelling and adding a secondary dwelling on the east end attached to the existing structure, to convert it into a Duplex. The new secondary dwelling is to match the existing design with a parapet roof and similar interior layout at 2 bedrooms 1 bathroom. Materials for this addition are of common building practices. It is a wood framed construction with an exterior stucco finish. Chapter 3: Compatibility Review Criteria 3.3 Defining Characteristics and Requirements A. Front Yard: 1. Project shall be no closer to the street than the contributing property closest to the street: Compliant – The proposed secondary dwelling has a street front yard setback and a street side yard setback that are consistent with the setbacks of the adjacent contributing properties within the development zone. 2. Front Setback: Compliant - No changes are being proposed to the front of the existing residence. The front setbacks shown for both the existing residence and the new secondary residence are consistent with the front yard setbacks of adjacent properties within the Development Zone. However, there is a “pending” Site Zoning Comment #1 for Building Permit # TC-RES-0923-07897that is currently “in review” that must be resolved to determine if the result effects this Compatibility Review. 3. Front Porch: Compliant - The existing front porch is unaltered remaining in compliance. The porch for the new secondary dwelling will match the exist porch on the existing residence. 4. Screen Walls: N/A 5. Chain Link Fence: N/A – Note that the photos provided in the Application show an existing low chain link fence located at the front of the property. However, this fence has been replaced with A new 42” to 48” tall masonry wall has been recently constructed across the front yard of property. 6. Low Retaining Wall: N/A the architecture company Jefferson Park NPZ: 948 E Waverly St, SD-1123-00121 tac #23028 Date: 10 Jan 2024 Page 2 of 4 B. Massing: 1. Lot Coverage shall not exceed 50%: Compliant – Lot coverage = (3,314 SF / 7,970 SF) = 42% 2. Second Floor Area shall not exceed 5.25% of total lot area: N/A 3. Building Height of Single-Story Development shall be limited to sixteen (16) feet: Compliant - . Height to top of parapet walls at existing residence is 12'-0” AFF. Height to top of parapet walls for proposed secondary dwelling is 12'-0” AFF. 4. Massing Design Features: Compliant - The massing of the proposed design for the secondary dwelling matches the design of the existing single family residence located on the west end of the property. The existing dwelling is a “non-contributing” structure. Stylistically, the existing structure appears to be a single story Postwar Territorial style dwelling. The design of the secondary dwelling mimics the characteristics of the existing structure. The proposed structure is designed to have parapets to match the heights of the existing structure. The floor plan of the new structure is to be offset from the existing structure to avoid a monolithic structure. This style of Architecture is commonly found in other houses throughout the Jefferson Park Neighborhood. C. Scale: Residential Floor to Area Ratio (RFAR) shall not exceed 0.35: 1. Residential Floor to Area Ratio (RFAR) shall not exceed 0.35: Compliant – RFAR = 0.28 Existing SFR = 934 SF Existing SFR Expansion = 184 SF New Secondary SFR = 1,100 SF RFAR = 2,218 SF / 7,970 SF = 0.28 2. Accessory Secondary Structures: Compliant - The existing SFR (934 SF) including the expansion of existing SFR (184 SF) = 1,118 SF. The new Secondary SFR = 1.110 SF 3. Multistory Structures: N/A D. Architectural Style: General Requirements: 1. Additions to Existing Structure: Compliant - The architectural style of the new secondary dwelling mimics the “Postwar Territorial” architectural style of the existing residence. This style of Architecture is commonly found in other contributing houses throughout the Jefferson Park Neighborhood. 2. Incorporation of Contributing Property Architectural Styles: Compliant - Project appears to incorporate the “Postwar Territorial” style into the new secondary dwelling with features including parapets with flat roof, matching stucco finish and a shed-roofed porch supported by wood posts in keeping with the Postwar Territorial” style of the existing residence as well as other contributing houses found throughout the Jefferson Park Neighborhood. Individual Design Component Requirements: 1. Exterior Building Wall Materials: Compliant – The existing dwelling was finished with stucco over the existing masonry wall and is in compliance with the design criteria of the Jefferson Park the architecture company Jefferson Park NPZ: 948 E Waverly St, SD-1123-00121 tac #23028 Date: 10 Jan 2024 Page 3 of 4 Design Manual. The new attached dwelling will be a wood framed construction with the same stucco finish as the existing dwelling. 2. Garages and Carports: Compliant – The existing carport located to the west of the existing residence to remain. There is no garage or carport proposed for the new secondary dwelling. Access for parking is compatible with parking patterns in Jefferson Park. 3. Porches: Compliant – The existing porch at the front of the existing residence is comprised of a shed-roofed porch supported by wood posts which are in keeping with existing Post War Territorial architectural style. The porch for the new secondary dwelling facing Waverly St will match the existing porch style and size. 4. Balconies: N/A 5. Roofs: Compliant – The new secondary dwelling will consist of parapet walls and flat roof. The roof is visually compatible with the existing house in compliance with the Jefferson Park Design Standards 6. Windows a. Type, proportion and placement compatible: Compliant – Type, proportion and placement of windows in the new secondary match the windows found in the existing residence. b. Type of windows visually compatible: Compliant - Per Jefferson Park Design Manual, window materials do not have to be the same as those contributing properties in the neighborhood, but should be visually compatible. New windows in the new secondary structure are steel sliding windows, similar in appearance, including the trim, to those of nearby properties c. Applicant shall provide detailing that identifies new windows to be “set in” from the exterior surface of the wall with at least a two inch (2") reveal. E. Landscaping: General Requirements: 1. Landscaping in front yard shall be compatible with the Project's Development Zone: N/A – Existing landscaping in front yard to remain unchanged. Additional Guidelines: 1. Drought-Tolerant, Native Landscaping: N/A – Existing landscaping to remain unchanged. 2. Organic and Inorganic Ground Cover: N/A – Existing ground cover to remain unchanged. 3. Water Harvesting Techniques: N/A - None used but strongly recommended. Chapter 4: Advisory Design Guidelines 4.2 Pedestrian Ways: Compliant - Existing walk from front door of existing residence to the existing driveway and carport on the west side of the residence is maintained. Recommend a pedestrian the architecture company Jefferson Park NPZ: 948 E Waverly St, SD-1123-00121 tac #23028 Date: 10 Jan 2024 Page 4 of 4 sidewalk be extended from the front porches of the existing residence and the proposed new secondary dwelling out to the pedestrian gates located in the new masonry wall that extends across the front yard of the property 4.3 Vehicular Use Areas: Compliant – Existing residence has a drive entrance into the front yard with a driveway that provides access for two vehicles a carport on the west side of the house. The new dwelling will have a drive entrance that is aligned with an existing curb cut on Park Ave with a driveway that provides access for two vehicles to park along the south side of the new dwelling adjacent to the rear yard property line Although this method of parking is not encouraged by the Jefferson Park design guidelines, it is typical of several nearby houses within the Development Zone. 4.4 Accessible Ramps: N/A – Not required to meet Inclusive Home Design accessibility requirements. Chapter 5: Privacy Mitigation: N/A - Project is an addition to an existing single story structure. 5.2 - 5.4 Privacy Mitigation: Privacy Mitigation is encouraged, but not required of proposed addition to the existing single story residence. 5.5 Balconies: N/A - Project is an addition to an existing single story structure. 5.6 Screening of Front, Side and Rear Yards 1. Front Yard Privacy Screening: Compliant – A new 42” to 48” tall masonry wall has been recently constructed across the front yard of property. This is a common feature of several homes within the Development Zone. 2. Side Yard Privacy Screening: Compliant – A new 60” to 72” tall masonry block wall has been recently constructed across the side yard of property facing Park Ave. This is a common practice of several nearby homes located along the east side of Park Ave. within the Development Zone. 3. Rear Yard Privacy Screening: Compliant – A new 60” to 72” tall masonry block wall has been recently constructed.. 5.7 Exterior Lighting: Exterior lighting shall be full cutoff types per Tucson Lighting Code. This project meets the intent of the Jefferson Park NPZ Design Guidelines. The existing single family residence is a “non-contributing” structure and the new secondary dwelling structure will match the existing structure in every way. Considering this project is located on the fringe of the Jefferson Park NPZ where it is surrounded by many other “non-contributing” structures, this project does not diminish the historic fabric of the Jefferson Park Neighborhood. As the Design Professional, I recommend Approval of this project. Sincerely, Richard Fe Tom, AIA City of Tucson, Design Professional |
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| Special Districts Application Completeness | REVIEW COMPLETED | Complete application submitted, invoice generated. Fees must be paid prior to coordinating Design Review. |