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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T07SE00008
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/10/2007 | JIMHOFF1 | REZ AGENCY REVIEW | ADOT | Completed | Michael - ADOT has on comments on this development; it is not within any ADOT jurisdictional limits. Thank you. TM. |
| 05/10/2007 | MCASTRO2 | DOT ENGINEERING | REVIEW | Completed | >>> Andy Dinauer 05/10/2007 11:22 AM >>> TDOT Engineering offers the following comments/conditions: 1. Any relocation, modification, etc., of existing utilities and/or public improvements necessitated by the proposed development will be at no expense to the Public. 2. Dedication, or verification of existence, of right-of-way, per the Major Streets and Routes Plan, along the Tanque Verde Road frontage of the site. 3. Owner/developer shall design and construct an appropriate turn/deceleration lane if required by TDOT Traffic Engineering. 4. Owner/developer shall install, or verify the existence of, sidewalks along the Tanque Verde Road frontage of the site. Note: Said improvements, if required/installed, are for the immediate benefit of the developing site and/or are considered safety improvements rather than capacity improvements; and are therefore not eligible for impact fee credits. |
| 05/11/2007 | ANDY VERA | ENV SVCS | REVIEW | Completed | 1. ES has no objections to this rezoning request. 2. The preliminary drawings appear to provide sufficient maneuverability for a refuse service vehicle. Access and approach to enclosure area will work as long as cul-de-sac is clear from any center island structures. 3. One refuse enclosure does not appear to be sufficient to accomodate (9) individual buildings. Recommend a minimum of one enclosure at each end of the complex centralized for easy access. See DS 6-01.0 for refuse service requirements. |
| 05/16/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | 1. Portions of the property lie within the 100-year floodplain for Tanque Verde Creek. Tanque Verde Creek is an Environments Resource Zones (ERZ) watercourse. Development in the 100-year floodplain that disturbs vegetation must address ERZ requirements as described in Development Standard 2-13. 2. Conditions: Rain water harvesting must be conducted at this site per the requirements in Land Use Code (LUC) section 3.7.1.1.A, requiring that landscaping should accomplish natural resources conservation; LUC Section 3.7.4.3.B requiring integration of grading, hydrology and landscaping to make the maximum use stormwater for on-site irrigation; and LUC Section 3.7.4.5.B requiring that stormwater and runoff harvesting be used to supplement drip irrigation for both new and preserved vegetation. Techniques to design and implement water harvesting are described in the City of Tucson’s Water Harvesting Guidance Manual. This document can be downloaded as a PDF file from the following website: <http://dot.ci.tucson.az.us/stormwater/>. To comply with the above-referenced LUC sections, rainwater harvested from building roofs, sidewalks, and parking lots shall be employed to assist in supporting landscaped areas including parking lot tree wells, landscape buffers, sidewalk plantings, and other vegetation locations at the site. Specifications for water harvesting shall be clearly delineated in site plans to ensure it is correctly implemented at all necessary stages of construction. No comments regarding the Special Exception Performance Criteria Francis X. Sousa Lead Hydrologist Department of Transportation Engineering Division Stormwater Section City of Tucson |
| 05/16/2007 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | The above referenced property is in the Scenic Corridor Zone (SCZ) District of the Tucson Sign Code. Proposed Use of Ninety assisted living units will be considered as multifamily complex in the Scenic Route. The property will be allowed 20 square feet of sign per street frontage. No off-site signs are on this property. Judy Sonkin Sign Section Development Services |
| 05/17/2007 | JIMHOFF1 | FIRE | REVIEW | Completed | No objections/adverse comments. Tucson Fire May 4, 2007 |
| 05/17/2007 | MCASTRO2 | LANDSCAPE | REVIEW | Completed | The DSD Landscape Section has no objections. Joseph Linville Lead Planner Development Services City of Tucson |
| 05/18/2007 | JIMHOFF1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | Response By: Gloria Olvera Date Responded May 18, 2007 Checked By: Date Checked Response to this issue: Tucson Water has no objections to this re-zone based on our services in the immediate area. There will be no negative impact in reference to our existing or planned services. |
| 05/18/2007 | MARK CASTRO | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | CASE: SE-07-08 ISL PROPERTY PARTNERS II LLC COMMENT: No Objections/adverse comments Trip Generation Using Rates From The 7th Edition ITE Trip Generation Report Assisted Living Expected Units = 90.0 Expected Daily Trips = 239 PM Peak Trips - Total = 20 Please call if you have questions. Tom Cooney, Travel Forecasting Manager Pima Association of Governments 177 N. Church Ave, #405 Tucson, AZ 85701 Tel: (520) 792-1093, Fax: (520) 620-6981 Web: www.PAGnet.org and www.RTAmobility.com |
| 05/21/2007 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Passed | |
| 05/21/2007 | JUDITH IMHOFF | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-07-08 ISL Property Partners II LLC - Tanque Verde Road SR Special Exception General Plan 5/18/07 jsh (full review) This special exception request is to allow a vacant 6.11-acre SR-zoned property to be used as an assisted living facility. The site is on the south side of Tanque Verde Road, west of Bears Path Road and in between the two intersections of Woodland Road and Tanque Verde Road. Up to 90 residents would occupy nine single-story structures located along a north-south trending driveway that terminates in a cul-de-sac. A development plan has already been submitted for this project (D06-0011), and during that review, it was determined that a special exception land use is needed, because SR zoning allows a maximum of 10 residents, and this project is being planned for 90. This infill project is surrounded by a City of Tucson Fire Station, and a residence and a business to the west (SR zoning); residences to the south and east (SR and RX-1 zoning), and a single-story office building to the east (O-3 zoning), along the Tanque Verde Road frontage. Tanque Verde Road is a designated Scenic Route in this area, according to the Major Streets and Routes Plan. The southern-most portion of the site is in the mapped Federal Emergency Management Agency (FEMA) floodplain of Tanque Verde Creek, and fill will be used to elevate the site. Policy Summary Policy guidance is provided by the General Plan, while the Design Guidelines Manual suggests methods to implement policy objectives. The General Plan supports providing a mix of housing types to meet the diverse needs of area residents. Because protecting established residential neighborhoods is a key General Plan theme, policies support infill that is sensitive to and compatible with the surrounding neighborhood, in terms of mass, scale and architectural character. The General Plan also promotes quality in design that will result in an enhanced overall function and visual quality of the subject and surrounding properties, the adjacent streetscape, and the community. Discussion Provision of an assisted living facility helps meet a community need. It also allows greater options for those who desire an assisted living situation in the neighborhood. The proposed development intensity will be greater than the surrounding areas, however, the plan to stagger nine buildings along a central drive lends a residential character to the project, and enhances its compatibility with the adjacent development. The perimeter landscaping will help the site blend in with the surrounding area, the heavily-vegetated confluence of Tanque Verde and Sabino Creeks. Although this development will generate more traffic than the currently vacant site, Tanque Verde Road is an arterial street, and the only access proposed to the site is on Tanque Verde Road. Traffic on local neighborhood streets will be largely unaffected. A trail and landscaping around the site perimeter will provide buffering for the surrounding development. The required perimeter yards cannot be achieved on the site with the current design, and the applicants have indicated they will apply for a Design Development Option (DDO) to address the setback issue. The perimeter trail will be connected to all of the buildings, and to a detention basin along the western edge of the site, where there is currently a pond. The detention basin and trail will be amenities for facility residents. The basin will continue to provide open space benefits for residents of the adjoining property to the west. Tanque Verde Road is a scenic corridor in this area, and a separate overlay review process is required, which also includes a public notice and meeting. The site appears to have been designed to address the scenic corridor requirements. Based on the public processes involved in the special exception, scenic corridor, and design development option processes, there will be extensive opportunity for the neighbors to have input, and for the applicants to work with them. Summary and Recommendation The proposed use is consistent with General Plan policies that support providing a diversified housing mix to meet the community's needs, and promote development that is consistent and compatible with the surrounding development. A DDO will be required to allow reduced perimeter yards, but it is believed that sufficient buffering can be provided to meet the neighbors' needs. To enhance compliance with General Plan policy objectives, the following are recommended as conditions for granting this special exception request: 1) All buildings shall be restricted to a single-story. General Plan, Element 2, Policy 3: Protect established residential neighborhoods by supporting compatible development, which may include other residential ... uses. 2) All exterior surfaces shall have colors that are consistent with or complement the colors in the surrounding development. General Plan, Element 2, Policy 3 (see above); and Design Guideline I.B.2.e: Design Context and Neighborhood Character - Harmonize new buildings with existing buildings by incorporating design elements of the adjacent architecture, including the following: … finishes, materials and colors… 3) All exterior mechanical equipment shall be screened and/or integrated into the site design. General Plan, Element 4, Policy 6: Promote quality in design for all development. Design Guideline I.B.2.d: Integrate mechanical equipment into the overall design of the building, and screen all mechanical equipment on rooftops. 4) All units shall be designed so that the elevations on the rear and sides have architectural detailing consistent with that on the front elevation. General Plan, Element 4, Policy 6: Promote quality in design for all development. Design Guideline I.B.2.a: Design the side and rear of building facades with attention to architectural character and detail comparable to the front façade… 5) Color elevations shall be provided with the development plan submittal to demonstrate compliance with conditions 1-4. 6) The owner/developer shall provide landscaping and at least one passive recreational facility, such as shaded bench or a picnic table, in the detention basin along the western site boundary. Safe and convenient handicap-accessible pedestrian access to the basin shall be provided. Any wall or fence around the basin shall be designed to allow views through to the basin. General Plan, Element 4, Supporting Policy 6.2: Residential development should enhance the quality of life for residents by incorporating safe, innovative design that integrates design elements, such as open space, pedestrian networks and landscaped streets. Design Guideline I.A.2.b: Design detention/retention basins for open space use and as a recreational amenity for the development. Provide safe and convenient access between the basin and the development. Design Guideline II.A.2.a: Locate children's play and other outdoor recreation areas so they are visible and accessible. 7) All walls visible from a public right-of-way and/or adjacent to existing residential development, are to be graffiti-resistant and incorporate one or more visually appealing design treatments, such as the use of two or more decorative materials like stucco, tile, stone or brick; a visually-interesting design on the wall surface; a varied wall alignment (jog, curve, notch , setback, etc.); and/or trees or shrubs in the voids created by wall variations. Wall details indicating the design and graffiti-resistant treatments shall be included with the development plan submittal. General Plan, Element 4, Policy 6: Promote quality in design for all development. Design Guideline I.B.3.a: Reduce the impact of free-standing walls over 75 feet long and 3 feet high and increase their visual appeal by promoting variations in scale, reflective surface, texture and pattern. 8) Map onsite buffelgrass locations. The data will be utilized as part of region-wide efforts to map, track the growth/spread of, and eradicate buffelgrass in the Tucson area. General Plan, Element 4, Policy 1: Preserve and enhance Tucson's natural setting, urban form and community image. Action 1.1: A: Establish community programs to publicize and seek support for preservation and enhancement of community character features, such as open space and natural, cultural, and historic resources. Design Guideline I.B.3.d: Choose the right mix of trees, shrubs and groundcover. 9) Free-standing sign shall be architecturally consistent with the new development, and they shall be integrated into the landscape plan so the signs will be not obstructed when the landscaping is mature. General Plan, Element 4, Policy 4.8: Promote the improvement of the quality and effectiveness of sign regulation, standards and administration. Design Guideline I.B.4.b: Locate signs in a coordinated and sensitive manner by using appropriate scale, height and color to integrate with new development. ADOPTED PLAN POLICY General Plan. Element 2, Land Use, Policy 2 is to provide sufficient land to support a mix of housing types and opportunities throughout the city to meet the diverse needs of the residents. Supporting Policy 2.2 is to promote increased housing density and compatible residential infill in a range of prices and housing products to accommodate changing family arrangements … Policy 3 is to protect established residential neighborhoods by supporting compatible development … Design Guideline I.B.2.e, Design Context and Neighborhood Character - The intent is to improve the character of new projects and reinforce existing architectural character in established neighborhoods. A solution is to harmonize new buildings with existing buildings by incorporating design elements of the adjacent architecture, including the following: scale and massing of structure; roof and parapet forms; door and window-fesnestration pattern; finishes, materials and colors; site amenities such as walls and landscaping; and traditional or prevailing setbacks and building orientation. Element 4, Community Character and Design, Policy 1 is to preserve and enhance Tucson's natural setting, urban form and community image. Action 1.1.A is to establish community programs to publicize and seek support for preservation and enhancement of community character features, such as open space and natural, cultural and historic resources. Policy 4.8 is to promote the improvement of the quality and effectiveness of sign regulation, standards and administration. Policy 5 is to promote neighborhood identity and visual character. Supporting Policy 5.3 is to support infill … that reflects sensitivity to site and neighborhood conditions… Policy 6 is to promote quality in design for ... all development. Supporting Policy 6.1 is for all development to incorporate environmentally sensitive design that protects the integrity of existing neighborhoods, complements adjacent land uses, and enhances the overall function and visual quality of the streets, adjacent properties, and the community. Supporting Policy 6.2 is for residential development to enhance the quality of life for residents by incorporating safe, innovative design that integrates design elements, such as open space and pedestrian networks… Supporting Policy 6.6 is to utilize strategies in the Design Guidelines Manual to provide an improved level of community design. Design Guideline I.A.2.b, Detention/Retention Basins - The intent is to utilize detention/retention basins for open space use and as additional recreational amenities for the development. A solution is to design detention/retention basins for open space use by providing for safe and convenient access. Design Guideline I.B.2.a, Building Facades at Rear and Sides - The intent is to provide higher quality facades at the rear and sides of new buildings through careful design and detailing. A solution is to design the side and rear building facades with attention to architectural character and detail comparable to the front façade. Design Guideline I.B.2.d, Rooftop Equipment - The intent is to minimize mechanical equipment on rooftops to reduce negative visual impacts on neighbors and to reduce energy costs. Solutions include screening all rooftop mechanical equipment… Design Guideline I.B.3.a, Freestanding Walls - The intent is to reduce the impact of freestanding walls over 75 feet long and over 3 feet high and increase their visual appeal. Solutions include promoting variations in scale, reflective surface, texture and pattern by varying the wall alignment (jog, curve, notch, setback, etc.), and planting trees and shrubs in the voids created by wall variations; and using two or more wall materials, and/or incorporating a visually interesting design on the wall surface. Design Guideline I.B.3.b, Water Harvesting - The intent is to conserve water resources and preserve drainage patterns. A solution is to incorporate water harvesting into the site design so that excess runoff is directed into vegetated/landscaped areas. Design Guideline I.B.3.d, Plant Materials - The intent is to provide a homogeneous landscape design of appropriate character using minimal irrigation. A solution is to choose the right mix of trees, shrubs and groundcover. Design Guideline I.B.4.b, Positioning of Signange - The intent is to integrate signs into the overall design of new developments, to improve overall aesthetic appeal and promote ease of use of the development. A solution is to locate signs in a coordinated and sensitive manner by using appropriate scale, height and color to integrate with new development. Design Guideline II.A.2.a, Outdoor Activity/Play Areas - The intent is for outdoor activity areas to be easily accessed. Element 8, Water Resources, Policy 3 is to continue to promote water conservation. |
| 05/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | The Development Services Section of the Pima County Wastewater Management has received and reviewed the above referenced Special Exception and has no objections. Don Willhoit, Senior Civil Engineering Assistant May 17, 2007 |
| 05/21/2007 | JIMHOFF1 | ZONING | REVIEW | Completed | TO: Development Services Department Plans Coordination Office FROM: Heather Thrall Senior Planner PROJECT: SE -07-08, Special Exception Proposal for 90 assisted living units in SR zone Zoning Review Report for Zoning Examiner Hearing TRANSMITTAL: May 21, 2007 The zoning for this property is SR. The proposed use of an "assisted living facility" falls under the Residential Use Group, Residential Care Service, Subject to LUC 2.2.4.3.C.3. Also per the Special Exception Restrictions 3.5.7.8.B.1,C.4, D & G (except 144,000 min. lot size) and the use is subject to the following; Development designator "6" requires or allows the following: Minimum site area 144,000 (per SE allows exception to this) Maximum Floor Area Ratio (FAR) = .30 Maximum Lot Coverage = 50% Maximum building height = 25 feet Interior perimeter yard indicator = FF (adjacent to SR, RX-1 a setback of 4 times the height of the exterior building wall is required, adjacent to O-3, a 0 setback is permitted) The proposal shows 9 buildings, with a projected 90 unit capacity listed in the staff referral. "Unit" is not defined as an apartment, thus this review was done for a Residential Care Service use. The plan requires dimensioned building footprints and square footages, Lot Coverage and Floor Area Ratio Calculations, setbacks and building heights. This information is required for a more thorough review, and should be presented on the Development Plan submitted, as is required with the Special Exception process. Off-Street Parking: Per LUC 3.3.4, more than 21 residents requires parking at a ratio of 1 space per every 2 beds. The number of parking spaces for this use can only be clarified once the number of beds is identified for the project. Handicapped parking should be more evenly distributed throughout the site as well. Off-Street Loading: Per LUC 3.4.5.4, any residential care service use over 5,000 square feet requires one loading zone, at 12x35 size. The square footage for the site is not shown, but assumed to be at a level that requires a loading zone. A loading zone is not specifically identified on the plan. Bicycle Parking: Bicycle parking should be provided at a ratio of 4% of all vehicle parking spaces provided on the site, all Class 2 rack bicycle spaces are allowed. Bicycle parking was not immediately found on the plan. Please ensure DS 2-09 is reviewed for bicycle parking requirements. Pedestrian Access: A continuous pedestrian pathway/sidewalk is required from Tanque Verde to connect all the buildings on the site. The plan shows such a route, however excludes buildings 5 and 6. A pedestrian connection is required here, in addition crosswalks and ramps with truncated domes (early detectable warnings) are required. Other Criteria: This site is in a Scenic Corridor Overlay Zone, which requires a review through submittal with the Community Design Review Committee office of Development Services. It should be noted that the maximum height of a structure for residential use is 24' in the SCZ overlay zone, and setbacks are equal to 3 times the height of the exterior building wall from the future right of way line. In addition, a 30' buffer yard of undisturbed area is to be set aside along Tanque Verde from the future right of way line, which is shown on the plan. Setbacks for this project cannot be verified as being met at this review, as the adjacent zones are not in place and building heights are not provided. Landscaping requirements for this project should be consulted through the Landscaping division of DSD as well. If you have any questions about this transmittal, please contact me at Heather.Thrall@tucsonaz.gov. |
| 05/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 05/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA CNTY TRAN & FLOOD | Passed | |
| 05/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | Dear Mr. Wyneken: This email is a response to the Memorandum of 05/08/07, SE-07-08 ISL Property Partners II LLC - Tanque Verde, a New Special Exception Land Use Permit in an SR Zone, which requested comments from Tucson Electric Power Co. (TEP). This project, ninety assisted living units (nine structures) on 6.11 acres, is in TEP's service territory and TEP will serve it. Sincerely, Laura Jane Pinnas Associate Land Use Planner Land Management Tucson Electric Power Company |
| 05/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | I have no problems with this proposal. Becky Noel T.P.D. |
| 05/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | The TDOT Transit Services Division has the following comments on this rezoning case: -the developer must provide ADA accessible sidewalks and wheechair ramps along the front of property on Tanque Verde. -Ensure that there is adequate access and passenger boarding area for Van Tran vehicles within the interior of the development site. Thomas Fisher Project Manager City of Tucson Dept. of Transportation Transit Services Division |
| 05/21/2007 | JIMHOFF1 | ENGINEERING | REVIEW | Passed | |
| 05/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | PARKS & RECREATION | Passed |