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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T07SE00009
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/01/2007 | JIMHOFF1 | ENGINEERING | REVIEW | Completed | No objection / adverse comments James P. Vogelsberg, P.E. Engineering Division Administrator Development Services Department City of Tucson |
| 06/01/2007 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Passed | |
| 06/01/2007 | JIMHOFF1 | DOT ENGINEERING | REVIEW | Passed | |
| 06/01/2007 | JIMHOFF1 | ENV SVCS | REVIEW | Passed | |
| 06/01/2007 | MCASTRO2 | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-07-09 HA:San Middle School 667 N. 7th Avenue, HC-1 University Area Plan and West University Neighborhood Plan June 1, 2007 drcorral (full review) The applicant's special exception request is to allow the student pick-up, drop-off spaces be located off site, specifically, in the on-street parking lane along 7th Avenue. The middle school is located on a 20,328 square foot lot with a single structure and is within the West University Historic Preservation Zone and is zoned "C-1" Commercial. The site is within the boundaries of the University Area Plan and West University Neighborhood Plan, which provides development guidelines applicable to this request. The City's General Plan and the companion Design Guidelines Manual also provide guidance. POLICY GUIDANCE The West University Neighborhood Plan (WUNP), the University Area Plan (UAP), and the General Plan all support the special exception request. The General Plan supports the requested educational use if the integrity of the existing neighborhood is protected and the use complements adjacent land uses. The WUNP supports the request, as the plan promotes a range of recreational, educational and community service facilities that fulfill the needs of neighborhood residents. The UAP also supports the development of new public and semi-public uses, which are compatible with the physical environment, and social needs of the University Area neighborhoods. ANALYSIS The applicant's special exception request is to allow for five student pick-up, drop-off parking spaces be located off-site along 7th Avenue. The facility is located at the southwest corner of 4th Street and 7th Avenue. The project is a 20,328 square foot lot with a single building. The school has a capacity for 90 students whom will use the existing building and no new classrooms will be added. The educational use is a change of use, which requires the site to be brought into compliance with all Land Use Code (LUC) requirements applicable to new development. LUC Sections applicable to the project include Section 3.3.4, which provides parking requirements for a K-8 educational use. The existing lot size and shape of the lot prevents the applicant from providing a parent drop-off lane inside the property. The applicant is proposing to use five existing parking spaces along 7th Avenue as student pick-up, drop-off spaces. These spaces were previously used by staff; however staff and student parking is now provided on the west side of the site, in excess of what is required. Both the University Area Plan, West University Neighborhood Plan identify the area as an established pedestrian commercial corridor with an extremely large percentage of customers being pedestrians, bicyclists, and transit riders. Also, the University Area Plan recognizes the important role of public and semi-public uses, and encourages the development of these uses in a manner which is compatible with the character and quality of University Area neighborhoods. As such, granting the special exception request does not appear to be inconsistent with the intention of the plans. The WUNP, the UAP, the General Plan and the Design Guidelines Manual encourage safe pedestrian circulation be provided for all projects. As such, staff will be placing a condition that prior to development plan approval, an appropriate cross-walk at the intersection of 7th Avenue and 4th Street be provided, as approved by the Department of Transportation. Also, that on-site cross-walks, across the parking area PAALS be provided as needed to provide safe pedestrian crossing that link the public street sidewalk to the school. Conclusion The following are recommended as rezoning conditions. These conditions are supported by policies in the WUNP, the UAP, the General Plan and the Design Guidelines Manual. 1. Prior to a development plan approval, provide an appropriate cross-walk at the intersection of 7th Avenue and 4th Street, as approved by the Department of Transportation. Relevant Policies & Guidelines DG I.A.3.d. - Pedestrian/Vehicle Separation DG I.A.4.c. Vehicular Circulation and Parking 2. Provide on-site cross-walks, across the parking area PAALS as needed to provide safe pedestrian crossing that links the public street sidewalk to the school. Relevant Policies & Guidelines DG I.A.3.d. - Pedestrian/Vehicle Separation DG I.A.4.c. Vehicular Circulation and Parking West University Neighborhood Plan Purpose The goal of the plan is to: Preserve and enhance the residential character of the West University Neighborhood. D. Maintain the economic and ethnic diversity historically present in the West University Neighborhood. l. Provide a full range of recreational, educational and community service facilities to fulfill the needs of neighborhood residents. University Area Plan SECTION 1: OVERALL GOALS OF THE UNIVERSITY AREA PLAN 1. Recognize distinct neighborhoods in the University Area, and support those changes, which protect and enhance the character, identity, and residential quality of life in these neighborhoods. SECTION 3.F: PUBLIC/SEMI-PUBLIC DEVELOPMENT Subgoal: Recognize the important role of public and semi-public uses, and encourage the development of these uses in a manner which is compatible with the character and quality of University Area neighborhoods. Policies: 2. Support the development of new public and semi-public uses which are compatible with the physical environment and social needs of the University Area neighborhoods. 3. Demonstrate sensitivity in the design and location of new public facilities and open spaces through the guidance of the General Design Guidelines (Section 8) and local neighborhood input. 4. Encourage public development which supports city-wide planning policy and complies with locally adopted ordinances and guidelines. 5. Support the inclusion of neighborhood amenities (e.g., useable open space, recreational facilities, public art) in the development of new public and semi-public facilities. Such amenities should be coordinated with input from local neighborhoods. General Plan Element 4: Community Character and Design Policy 6: Promote quality in design for residential, commercial, industrial, mixed-use, and publicly funded development. Supporting Policy 6.1: All development should 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 street, adjacent properties, and the community. Supporting Policy 6.3: Solutions and strategies included in the Design Guidelines Manual should be utilized to provide an improved level of community design. DESIGN GUIDELINES MANUAL I. All Development A. Land Use and Site Design I.A.3.d Pedestrian/Vehicle Separation Intent - Encourage vehicle-free pedestrian connections for easier use and movement. I.A.4.c. Vehicular Circulation and Parking Parking, Loading, and Maneuvering Intent: Provide safe vehicular parking, loading, and maneuvering, with attention to functional and aesthetic concerns such as trash removal, emergency access, and reduction of heat build-ups. Solution Two: Where existing site context indicates a more flexible approach, a portion of the required parking can be onstreet if the following criteria apply: - On-street parking would add to the urban street character - On-street parking would improve pedestrian safety - The nature of the site and neighborhood context is appropriate for on-street parking - Existing or future bicycle routes are not obstructed |
| 06/01/2007 | JIMHOFF1 | LANDSCAPE | REVIEW | Passed | |
| 06/01/2007 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | Traffic has no objections to the proposed Special Exception. Jose Ortiz, P.E. Engineering Project Manager Department of Transportation |
| 06/01/2007 | JIMHOFF1 | FIRE | REVIEW | Completed | The Fire Department has no objections, nor adverse comments regarding the variance. M. Brown TFD |
| 06/01/2007 | JIMHOFF1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Passed | |
| 06/06/2007 | JIMHOFF1 | ZONING | REVIEW | Completed | DSD Zoning Review Transmittal TO: Development Services Department Plans Coordination Office FROM: David Rivera Principal Planner PROJECT: (Activity Number) T06CM04542 (Address) 667 N 7th Avenue (Use) Charter School TRANSMITTAL DATE: March 9, 2007 COMMENTS: The use was approved for temporary C of O until such time that a Special Exception Application is approved. The Special Exception is required due to insufficient vehicular use area to provide the necessary drop-off zones as listed in comment 1. 1. Per LUC section 3.3.4 Parking requirements for Education Use K-8th grades, the development must be provided with two lanes with a minimum of four drop-off stalls on the inside lane. The drop-off stalls must be placed on the property and must comply with all vehicular use area requirements. LUC section 3.5.3.7.G requires one (1) drop stall for every 20 students. The Drop-off/loading zones must be provided on school property. The owner proposes to apply for a Special Exception to allow the required loading to be placed along the on-street parking lane on the West Side of Seventh Avenue. The sidewalk area would serve as the pedestrian lane connection to the building. This development must be provided with a minimum of four drop-off zones or 1 space per 20 students or fraction thereof whichever is greater. The school has an enrollment of 90 students. Five drop-off stalls are required. DOT and Traffic Engineering approval should be required for the location of the drop-off/loading zones on the street as depicted on the drawing. |