Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T07SE00025
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/25/2007 | ROGER HOWLETT | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-07-25 Wilmot Desert Estates - Second Street R-1 Special Exception (ZEFNP) Sewell-Hudlow Neighborhood Plan 09/21/07 ipc drcorral This is a special exception request to allow for the development of an assisted living facility. The applicant is proposing five 6,000 square foot homes; each home will consist of 12 bedrooms. Because the zoning of the property is R-1, Residential Zoning, which only allows for a maximum of 10 residents, the assisted living facility requires Special Exception approval through the Zoning Examiner Full Notice Procedure and compliance with the provisions set forth in LUC Section 3.5.7.8.B.1, C and .D. Land use guidance is provided by the Sewell/Hudlow Neighborhood Plan, the General Plan, and the Design Guidelines Manual. Policy Summary Land use policy guidance is provided by the Sewell-Hudlow Neighborhood Plan (SHNP) the General Plan (GP) and the Design Guidelines Manual (DG). The SHNP supports medium-density residential uses if the integrity of existing neighborhoods is protected. This can be accomplished by utilizing buffering techniques in various combinations when adjacent to existing residential or less intense development. This would include landscaping, freestanding wall treatment, trash location/pickup, loading, and security lighting. SHNP also states that the integrity of established neighborhoods be preserved and enhanced. This is accomplished by applying five-sided architecture treatment where structures are adjacent to public right of way and also by directing through-traffic as a result of more intense uses onto major streets, in this case, Speedway Boulevard. The SHNP also calls for safe and efficient circulation systems for all modes of transportation including pedestrian. This can be accomplished by minimizing access points, shared or common parking and continuous pedestrian circulation systems, which provide connections to public sidewalks and adjacent development during the subdivision and development review processes. The General Plan (GP) and Design Guidelines Manual (DG) also provide policy direction for this request. This site is located within the mid-City growth area of the GP, which focuses on neighborhood preservation, transportation efficiencies, and commercial revitalization. Discussion The applicant attended a pre-submittal meeting with staff on April 11, 2007, and held a neighborhood meeting on July 17, 2007. Concerns raised by the attendees included traffic congestion, on-street parking, and noise. Sufficient information has been provided to demonstrate substantial compliance with the plans, which support medium-density residential uses at this location when proper buffering techniques are employed. A plan amendment is not required. Recommendation Staff recommends that this application be accepted for processing. SEWELL-HUDLOW NEIGHBORHOOD PLAN III. PLAN GOALS/PLAN IMPLEMENTATION PLAN GOALS The Sewell/Hudlow Neighborhood Plan is intended to guide future development within the area, while protecting and enhancing existing neighborhoods. The overall Plan goals are to: · Preserve and protect the integrity of established low-density neighborhoods. · Identify appropriate locations for new development. · Protect and enhance vegetation and open space along the Alamo Wash and the Rosehill Wash. · Provide safe and efficient circulation systems for all modes of transportation including pedestrian. Intent Statement: The following land use policies are provided to guide future development and ensure the compatibility of new development with existing land uses. The following policies should be used in conjunction with the Buffering Policies/Buffering Techniques, to ensure the compatibility of a higher density development abutting a less intense or lower density use. The Buffering Techniques can be used in various combinations to accomplish this goal (see Buffering Policies/Buffering Techniques). Residential Goals: · Allow for a diversity of housing types. · Provide mitigation measures to buffer inharmonious land uses. · Encourage a mixture of high-density residential and nonresidential uses along designated arterial streets while promoting visual continuity along street frontages. Policies: 1. Preserve and enhance the integrity of established neighborhoods. a. Direct through traffic and traffic generated by more intense uses onto major streets (see Transportation Policy 2.a) b. Ensure the compatibility of new residential development with existing land uses by demonstrating compliance with the recommended Buffering Policies/Buffering Techniques and encouraging residential patterns similar to those in existing single-family subdivisions (e.g. Harold Bell Wright Estates is a large-lot, single-family subdivision). 2. Direct residential infill of vacant land in existing neighborhoods through the following criteria: a. Low-density residential development is generally appropriate within the interior of established neighborhoods, along local streets and along certain stretches of residentially developed arterial streets as shown on the Land Use Development Maps, provided the new development retains the character of the existing single-family detached subdivisions. b. Medium-density residential uses are appropriate along the north side of Carondelet Drive (see Nonresidential Policy 4 and Medical Policy 3) and on the vacant parcel located at the northeast corner of Sonoita and Second Street, in compliance with Buffering Policies/Buffering Techniques, as shown on the Land Use Development Maps. c. Medium- and high-density residential developments are generally suitable along major streets as shown on the Land Use Development Maps. 3. Encourage the consolidation of parcels with common property lines when developing higher density residential uses to allow for adequate space to comply with the recommended Buffering Policies/Buffering Techniques. 4. Minimize the number of access points onto major streets. V. BUFFERING TECHNIQUES Intent Statement: The following policies and buffering techniques are intended to be used in various combinations, depending upon the proposed development, the adjacent use, and existing site conditions. BUFFERING POLICIES LANDSCAPING Goal: · Enhance the visual continuity of the neighborhood by planting drought-tolerant vegetation of similar form and scale to vegetation existing in the area. Policies: 1. All vegetation planted along major street frontages and along the perimeter of new developments should be low maintenance and drought tolerant. Allow for more dense planting within the interior of the project to provide a mini-oasis effect, if desired. 2. Drought-tolerant trees, of similar form and scale to trees existing in the area, should be planted along major street frontages. Understory vegetation, such as shrubs and groundcover, is also recommended. 3. When site conditions permit, preserve or relocate trees with a caliper of four inches or greater, including saguaro cacti and ocotillo. 4. Accent plants can be utilized at the intersections of major streets and for the primary entry areas of new developments. 5. Locate plants, such as thorny cacti, which present a hazard to pedestrians, a minimum of five feet from the edge of a walkway. 6. Enhance architectural features, including proposed structures, with drought-tolerant vegetation proportional in scale and mass to the architectural element. Landscaping could include trees, shrubs, and groundcover. PARKING AND OUTDOOR STORAGE AREAS Goal: · Enhance the visual impact of a parking area with more than four spaces, as well as nonresidential outdoor storage areas adjacent to existing residential uses. Policies: 1. Provide landscaped earth berms, a dense screen of shrubs, or three-foot-high masonry walls, which will not impede storm water runoff, along street frontages to screen parking areas with over four spaces. 2. Provide a landscaped strip, including canopy trees and a minimum five-foot-high masonry wall, which will not impede storm water runoff, along the perimeter of new development when locating nonresidential uses adjacent to residential uses and high-density residential uses adjacent to medium and low-density residential uses. 3. Screen dumpster areas and utility or water pumping stations with masonry walls and landscaping. ARCHITECTURAL ELEMENTS Overall Goal: · Design architectural elements to be compatible with existing residences and to preserve mountain views. Policies: 1. Provide a transition of heights and/or densities for proposed development adjacent to less intensive residential uses, unless other mitigation measures, such as building setbacks, provide adequate buffering. 2. Locate balconies and windows to protect the privacy of adjacent residential development, when possible. 3. Provide view corridors to mountain peaks from at least one point from adjacent development; for example, roof lines can vary to allow a view to mountain peaks. FREESTANDING WALLS Goal: · When walls are appropriate, utilize decorative, masonry walls as screening elements to enhance visual continuity along major street frontages for parking and outdoor commercial storage areas adjacent to existing low-density residential uses. Policies: 1. Construct screening walls along the frontages of major streets with decorative materials, such as tile, stone, or brick, or cover walls with a coarse textured material, such as stucco or plaster. 2. Promote the use of colors found predominately in the natural desert landscape for exterior wall colors. 3. Construct walls along perimeter property lines to an average minimum height of five feet, except noise walls which may be higher. 4. Enhance the visual appearance of a continuous solid mass, such as a wall of greater than 75 feet in length and 3 feet in height, by one or more of the following techniques: a. Vary the wall alignment (jog, curve, notch, or set back, etc.), and plant trees or shrubs in the voids created by the variations. b. Plant trees and shrubs, which are proportional in scale to the proposed wall, at least every 25 feet. c. Use two or more materials such as tile, stone, or brick, to create a visually interesting design pattern on the proposed wall. TRANSPORTATION POLICIES Intent Statement: The intent of the Transportation Policies is to provide guidelines for safe pedestrian and vehicular circulation. TRANSPORTATION GOAL: · Provide a transportation network which meets the circulation needs of area residents while being consistent with city-wide transportation goals. Policies: 1. Provide safe pedestrian and bicycle access throughout the Sewell/Hudlow area. a. Provide a safe bicycle route across Wilmot Road from the bike path along Rosewood Avenue. b. Require continuous pedestrian circulation systems which provide connections to public sidewalks and adjacent development during the subdivision and development review processes. c. Pursue alternatives to street level pedestrian crossings of arterial streets to provide safe pedestrian circulation between components within the Activity Center, through funding mechanisms such as Improvement Districts, and in-lieu fees, to be shared among Activity Center uses (see Nonresidential policy 7). d. Require at least the minimum pedestrian safety buffer zone between the sidewalk and roadway curb, per City of Tucson Development Standards, during roadway improvements or during the rezoning and development review processes for new development. 2. Provide safe and efficient vehicular access throughout the Sewell/Hudlow Area. a. Work with the City Transportation Department to develop methods to limit non-local traffic on local neighborhood streets. b. Work with the City Transportation Department to alleviate traffic conflicts between traffic exiting from Harold Bell Wright Estates and traffic accessing the medical complexes and neighborhood on the west side of Wilmot Road. c. Support the development of grade separated interchanges at the intersections of Broadway Boulevard with Craycroft Road and Kolb Road. Consider the development of a grade separated interchange at Wilmot Road. d. Ensure adequate emergency access along Carondelet Drive for new and existing development during the rezoning and development review processes. 3. Promote the commuter arterial status of 5th Street; and retain the residential uses along 5th Street (see Residential and Nonresidential policies). The General Plan Element 1: Growth Areas and Population Policy 11: Support a mix of housing types and opportunities throughout the Mid-City Growth Area to meet the diverse needs of the residents. Element 2: Land Use Policy 1: Maintain a generalized distribution of land use patterns for Tucson which (a) provides sufficient land for a variety of land uses, facilities, and services needed to serve present and future citizens; (b) recognizes the basic environmental and cultural heritage characteristics of the city; and (c) makes sound use of its economic resources and natural amenities. Residential Designations - The site is located within an area that allows for low and medium density residential development with appropriate buffering techniques. This designation encompasses the majority of dwelling units located in city's Central Core Growth Area. Generally, higher density residential uses, offices, and supportive neighborhood and community commercial uses are located along major streets within this area and in areas reflecting historic land use and zoning patterns. Other supportive uses may include public and private schools, churches, and parks and recreation areas, as well as a full range of public services and facilities. Element 5: Circulation Policy 4: Pedestrian Facilities: Plan and encourage the use of pedestrian facilities as a critical element of a safe and livable community to meet the transportation and recreational needs of the community. Supporting Policy 5.1 Provide for the construction of accessible pedestrian facilities with all street construction and reconstruction; all private residential, commercial, and industrial development; and all public development on the urban area. Supporting Policy 5.3 Design pedestrian facilities that are direct, safe, comfortable, aesthetically pleasing, and continuous. Element 4: Community Character and Design Policy 5: Promote neighborhood identity and visual character. Supporting Policy 5.3 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. Supporting Policy 5.7 Public and civic buildings should enhance the identity of an area, as well reinforce connections with the past in older neighborhoods. 1) Placing buildings in central locations as highly visible focal points; 2) Facing building toward public streets; locating facilities close to transit stops; 3) Promoting architecture to elevate the prominence, permanence, and civic importance of the structure through enhanced height, mass, and materials. Supporting Policy 5.8 Encourage the use of both general and pedestrian lighting in public spaces that promotes safety and discourages crime, creates an inviting nighttime atmosphere, and does not intrude upon neighboring properties. Policy 6: Promote quality in design for residential, commercial, industrial, mixed-use, and publicly-funded development. Supporting Policy 6.1 All development should enhance the quality of life for residents by incorporating safe, innovative design that integrates design elements, such as connectivity, open space, pedestrian networks, and landscaped streetscapes. Supporting Policy 6.6 Solutions and strategies included in the Design Guidelines Manual should be utilized to provide and improved level of community design. Design Guidelines Manual I.A.3.b: Pedestrian access at Perimeter Walls Intent - Encourage pedestrian access to new development by providing convenient points of access at the perimeter. Solution - Provide convenient and inviting pedestrian access from the surrounding neighborhood to new developments by: · Placement of pedestrian breaks in walls greater than 75 feet in length · Making access inviting with gateway design, landscape treatment, and security I.B.1.a: Privacy of Adjacent Developments Intent - Protect the privacy of adjacent residential developments. Solution - Privacy of adjacent developments can be protected by: · Locating signage and lighting elements away from adjacent residences I.B.2.a: Building Facades at Rear and Side Intent - Provide higher quality facades at the rear and sides of new buildings through careful design and detailing. Solution - Design side and rear building facades with attention to architectural character and detail comparable to the front façade, particularly if rear and side facades are visible from streets or adjacent properties. I.B.2.b: Roof and Parapet Design Intent - Encourage attractive roofs and parapet lines. Solution - Consider the appearance of the top of the building (the 'fifth elevation'): · Include parapets to conceal rooftop equipment, chimneys, cooling towers, and solar panels · Roof features and parapets should complement the character of adjoining neighborhoods I.B.2.d: Rooftop Equipment Intent - Minimize mechanical equipment on rooftops to reduce negative visual impacts on neighbors and to reduce energy costs. Solution - Integrate solar energy techniques and other mechanical equipment into the overall design of the building and screen all mechanical equipment on roofs. I.B.3.a: Free-standing Walls Intent - Reduce the impact of freestanding walls over 75 feet long and over 3 feet high and increase their visual appeal. Solution - Promote variations in scale, reflective surface, texture, and pattern: · Vary wall alignments (jog, curve, notch, setback, etc.) · Plant trees and shrubs, in voids created by wall variations, at an appropriate scale/massing · Locate trees every 25 feet · Use two or more wall materials and/or incorporate a visually interesting design on the wall surface · Include decorative features of tile, stone, or brick · Use sound absorbing or scattering materials such as tile, stone, or brick I.B.3.b: Water Harvesting Intent - Conserve water resources and preserve drainage patterns, thereby reducing engineering and irrigation costs Solution - Design for water harvesting to direct all excess runoff onto vegetated areas: · Make 'saucers' round newly planted trees and shrubs · Harvest runoff using surface grading I.B.3.f: Landscape Screens Intent - Use landscape, grading, and walls to screen less visually attractive uses. Solution - Screen dumpster areas, outside storage, utility, and other free-standing equipment and water pumping stations by integrating them with the design and materials of the principal structure. Use a minimum six-foot-high masonry wall and two or more of the following: · Sound absorbent/sound scattering wall facing material such as tile, stone, or brick · Dense planting up to six-foot high I.B.4.e: Illumination Levels Intent - Light levels and lighting sources should be carefully chosen to provide optimum illumination. Solution - Prevent over-illumination and glare, and avoid insufficient or uneven illumination, especially in areas where pedestrian and vehicles coincide: · In some situations, such as residential conversions to O-1 zoning, use down-shielded or low-pressure sodium lighting, as close to the ground as possible III.A.1.c: Siting of "Undesirable" Elements Intent - Avoid siting elements that may cause conflict with residential neighbors close to residential property. Solution - Locate unsightly and noise generating elements away from adjacent residential (existing or zoned) property. This applies to: · Loading zones · Dumpsters III.A.4.a: Pedestrian Systems Intent - Establish safe, effective, and attractive pedestrian-friendly transportation systems which interconnect with residential, commercial, and recreational areas. Solution - A pedestrian system should meet the following criteria: · Links the pedestrian system within the development to community-wide pedestrian and bicycle systems · Connects pedestrian and bicycle paths to transit facilities and other amenities · Connects neighborhood pedestrian paths to adjacent neighborhood and commercial areas · Develops a landscape, materials, and lighting scheme which makes pedestrian systems safe and attractive s:\caserev\sp-excpt\se07-08\ SE-07-25 Wilmot Desert Estates - Second Street ipc |
| 09/26/2007 | HEATHER THRALL | ZONING | REVIEW | Completed | TO: Rezoning Division FROM: Heather Thrall Senior Planner PROJECT: SE-07-025, 6021 E. 2nd Street Special Exception to allow 6 care homes on R-1 site ACCEPTANCE of Information for Plan Compliance review TRANSMITTAL: September 26, 2007 Zoning review staff has reviewed the preliminary plan for the special exception proposal at 6021 E. 2nd Street. This Special Exception is to allow six care homes on an R-1 zoned site. Staff concurs there is enough information to accept the proposal in for further review to proceed to the Zoning Examiner. If you have any questions about this transmittal, please contact me at Heather.Thrall@tucsonaz.gov or at (520) 791-5608 x 1156. |
| 09/28/2007 | JIMHOFF1 | ENGINEERING | REVIEW | Completed | Judith, The request contains sufficient information to determine compliance with the Sewell-Hudlow Neighborhood Plan. The proposed development is in accordance with the floodplain goals and policies for the Sewell Area of the Sewell-Hudlow N. P. Location of the primary entrance at the northwest corner of the site (at the closest point to Speedway Boulevard) serves to help the proposal to comply with the transportation goals and policies for the Sewell Area of the Sewell-Hudlow N. P. The 1.63-acre site is at the northeast corner of 2nd Street and Sonoita Avenue. Both of the adjacent streets are local streets having fifty (50) feet rights-of-way. MapGuide is indeterminate as to whether a right-of-way radius spandrel exists at the intersection. As a condition of the Special Exception, the applicant will be asked to verify that the spandrel exists or to dedicate the spandrel. Dedication of the spandrel, if necessary, will not appreciably change the proposed layout. Traffic on 2nd Street must stop at McKinley Avenue (2 blocks west of this site) and Alamo Avenue (1/2 block east of the site). Wilmot Road is 2 blocks east of Alamo Avenue. Since Alamo Wash is adjacent to the east side of Alamo Avenue, 2nd Street traffic cannot directly access Wilmot Road from this site. Traffic humps on Alamo Avenue deter using Alamo Avenue to access Speedway Boulevard and 5th Street. Traffic on Sonoita Avenue must stop at 2nd Street and must also stop at all streets between 5th Street and Speedway Boulevard. Speedway Boulevard, the nearest arterial, is located about four hundred (400) feet north of the proposed entrance off 2nd Street. The site is not within a mapped floodplain. The floodplain of Alamo Wash is over one hundred fifty (150) feet east of this project. The site is not within a balanced/critical basin; no detention is required. Since the site area is greater than one acre, threshold retention is required. Matt Flick, P.E. Engineering Manager Development Services Department City of Tucson |