Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T07SE00026
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/31/2007 | HEATHER THRALL | ZONING | REVIEW | Completed | TO: Rezoning Division FROM: Heather Thrall Senior Planner PROJECT: C9-07-29 & SE-07-26 Rezoning from RX-2 to R-2 to allow RCP subdivision with smaller lots Special Exception to allow RCP subdivision under 5 acres ACCEPTANCE of Information for Plan Compliance review TRANSMITTAL: October 31, 2007 Zoning review staff has reviewed the preliminary plan for the rezoning and special exception proposal at 7830 E. Uhl Street. This case is a rezoning of a site from RX-2 to R-2, to allow a small subdivision of 8 lots under 5 acres in overall site size. 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. |
| 10/31/2007 | ROGER HOWLETT | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN C9-07-29 Kippes - Uhl Street Rezoning and SE-07-26 RCP Under Five Acres RX-2 to R-2 and a SE for RCP under five acres Pantano East Area Plan 10/31/07 drcorral The request is to rezone from RX-2 to R-2 zoning to allow for the development of a residential cluster project (RCP) with bonus density. The site will consist of a total eight, two-story townhomes, with four attched units on either side of a private street (Uhl Drive), fronting Uhl Street, a local street. Because the site is under five acres in size, the site is also being processed as a Special Exception (SE- 07-26 ZEFNP for RCP's < 5 acres). The site is bordered by Mountainh View Church of the Nazarene on the east and south, a single-family residence to the west, and an apartment complex, located across Uhl Street to the north. The zoning site is within the Pantano East Area Plan (PEAP). The City of Tucson's General Plan and Design Guidelines Manual also provide policy and guidance for land use. Plan Policy Summary: The Pantano East Area Plan (PEAP) supports infill development projects and support a variety of housing types, including townhouses that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. General Plan policies encourage new residential development that contributes to the visual character of the neighborhood and promotes neighborhood identity. Policies promote quality and safety in design, and compatibility with and adequate buffering of surrounding development. The PEAP promotes design flexibility development by encouraging infill development under the residential cluster (RCP) option, such as in this case. Medium-density (up to 15 units per acre) residential development is generally supported along collector streets, while high-density residential development (over 15 units per acre) is appropriate along arterial streets. The proposal is for medium to high-density residential, and while Uhl Street is not a collector nor an arterial street, the subject site is located on a street with higher density residential property to the west and north (Zoned R-3), and a church to the south. It appears that this area is transitioning to higher density land uses and development patterns, as depicted by the existing development and zoning pattern; therefore, the proposed request, eight units on .83 acres, appears to be consistant with the plans. Discussion The applicant attended a presubmittal meeting with staff on July 18, 2007 and held a neighborhood meeting on September 1, 2007. Those in attendance had issues with privacy, and two story units abutting a single-story unit to the west and location of storage of refuse and recycling barrels. The rezoning application indicates the site is being proposed as a Residential Cluster Project (RCP) and, because the site is under five acres in size, is being reviewed simultaneously as a Special Exception (SE- 07-26 for ZEFNP for RCP's < 5 acres). The Design Compatibility Report and the proposed preliminary development plan (PDP) are in general compliance with Land Use Code Section 3.6.1, RCP requirements. The rezoning application includes a site inventory/design concept as part of the design compatibility report. Key issues to address at the time of full rezoning will include the following: ¨ Site design that demonstrates sensitivty to the privacy of the residences to the west ¨ Approprite buffering along the west parameter of the site ¨ Conveniently located commonly-owned recreation facilities, designed for, and usable by, both adults and children residing within the project ¨ Application of design characteristics to those existing single-family detached or attached structures along the same block frontage and the block frontage across the street ¨ Establishmetn of a homeowner's association or management organization to provide for the permanent care, and maintenance of commonly owned areas. ¨ Refuge storage/pick-up options and locations. ¨ Adequate guest parking. ¨ Four-sided architecture application for units visible from the right-of-way or when adjacent to residentially zoned properties. Sufficient information has been submitted to determine that a plan amendment is not required, as the subject site is located on a street with higher density residential property in an area that appears to be transitioning to higher density land uses, as depicted by the zoning pattern. Therefore, it is recommended this case be accepted for processing. Pantano East Area Plan DEFINITIONS Density Low - Average densities up to six units per acre are included in this category. The basic unit of development is single family units on separate lots but some attached units such as duplexes and townhouses are also appropriate. Medium - This category includes average densities up to 15 units per acre. A mixture of housing types including single family homes on small lots, duplexes, townhouses, apartments, condominiums and mobile home parks characterize this designation. High - Densities over 15 units per acre are appropriate under this category. Multi-family developments including townhouses, apartments and condominiums are most appropriate. RESIDENTIAL Policy 2. Promote residential infill of vacant land where adequate provisions of streets and utilities are available. Implementation Techniques B. Low- and medium-density residential developments are generally appropriate along collector streets. C. Medium- and high-density residential developments are appropriate along arterial streets. General Plan Element 1: Growth Areas and Population Mid-City Growth Area Background: The overall policies of the Mid-City Growth Area are focused on neighborhood preservation, transportation efficiencies, and commercial revitalization. Policy 10: Support continued neighborhood investment. 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 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 6.6 Solutions and strategies included in the Design Guidelines Manual should be utilized to provide an improved level of community design. Land Use Code Land Use Code, Article III. Development Regulations, Division 6. Development Incentives Section 3.6.1 Residential Cluster Project (RCP) for site of less than five acres. Design Guidelines Manual I.B.2.e - Design Context and Neighborhood Character Intent - Improve the character of new projects and reinforce existing architectural character in established neighborhoods. Solution - Harmonize new building with existing buildings by incorporating design elements of the adjacent architecture including the following: · Scale and massing of structures · Roof and parapet forms · Door and window-fenestration pattern · Finishes, materials, and colors · Site amenities such as walls and landscaping · Traditional or prevailing setbacks and building orientation s:\caserev\rezoning\rez07/08\ C9-07-29 Kippes - Uhl Street Rezoning and SE-07-26 RCP Under Five Acres ipc |
| 11/05/2007 | MATT FLICK | ENGINEERING | REVIEW | Completed | Sufficient information exists to determine compliance with the Pantano East Area Plan. |