Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T07SE00027
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/31/2007 | TERRY STEVENS | ZONING | REVIEW | Completed | TO: Rezoning Division FROM: Terry Stevens Lead Planner PROJECT: SE-07-27 4550 E. 5th Street Special Exception to allow Medical Service Use on R-3 site ACCEPTANCE of Information for Plan Compliance review TRANSMITTAL: October 31, 2007 Zoning review staff has reviewed the preliminary plan for the special exception proposal at 4550 E. 5th Street. This Special Exception is to allow a Medical Service Use on an R-3 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 Terry Stevens at 520-837-4961 |
| 11/06/2007 | JUDITH IMHOFF | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-07-27 Tucson Counseling Center - 5th Street R-3 Special Exception ZEFNP Alvernon-Broadway Area Plan 11/02/07 drcorral This proposal is to allow for a consulting office to operate in an existing 922 square foot building located on the SWC of 5th Avenue and Desert Stravenue. The property is surrounded by single-family residential homes to the west, south and east and there are existing office conversions to the north across from 5th street. The site has operated as a counseling center for the past ten years with an approved Special Exception that expired due to failure of the previous owners to obtain a Certificate of Occupancy; hence this new Special Exception request. Land use policy guidance is provided through the Alvernon-Broadway Area Plan, the General Plan, and the Design Guidelines Manual. Plan Summary Alvernon-Broadway Area Plan, Residential Policy 2, states that Fifth Street should maintain its low-density residential character; however, consideration shall be given to allow residentially scaled office use for sites located between Columbus Boulevard and Swan Road if the site meets design criteria. Criteria includes primary access shall be provided from a major street, or if supported by the neighborhood, access can be provided from local street, all parking and maneuvering must be met on-site, and the residential unit should maintain the residential character of the structure with the main entrance on the major street. The preliminary development plan illustrates a one-way vehicle access point from Desert Stavenue (a north-south, one-way street), and an exit onto 5th Street frontage Road. The proposed ingress/egress is designed to discourage traffic from exiting onto the residential neighborhood to the south. The Alvernon-Broadway Area Plan and the General Plan encourages incorporation of appropriate design elements and buffering techniques to ensure sensitive design of nonresidential developments adjacent to established neighborhoods. The applicant has demonstrated sensitivity to adjacent established residential neighborhoods by proposing buffering that will consist of five-foot-high walls and landscape borders along the southern and western perimeters where the site abuts residentially zoned property. Plan Compliance Sufficient information was provided to demonstrate that the proposal is in substantial compliance with the Alvernon-Broadway Area Plan and the General Plan. A plan amendment is not required. The detailed review will focus on landscaping and buffering and design aspects relative to the surrounding residential areas. Recommendation Staff recommends that this application be accepted for further processing. Plan Policies & Design Guidelines Alvernon-Broadway Area Plan B. RESIDENTIAL POLICIES Policy 2: Consider residential infill and redevelopment in existing neighborhoods under the following guidelines (see Residential Subarea 1). d. Fifth Street should maintain its low-density residential character with consideration given to the possibility of residentially scaled office use between Columbus Boulevard and Swan Road that meets the required design criteria. C. NONRESIDENTIAL POLICIES Policy 1: Consider the conversion of existing residential structures or vacant lots to residentially scaled office uses when all the following criteria are met. a. Existing Neighborhood Plan supports the conversion. b. The site area is 10,000 square feet or larger. c. Primary access can be provided from a major street. Secondary access to a local street may be considered with neighborhood support. d. All parking and maneuvering requirements can be met on-site. e. Given the design focus of the O-1 zone, variance requests relating to landscaping and buffering requirements are not supported by the Plan. f. The conversion of an existing residential unit should maintain the residential character of the structure, with the main entrance on the major street. g. New construction of residentially scaled office uses should maintain a compatibility of mass and scale with adjacent uses, especially single-family residential uses (see General Design Guidelines). h. Consolidation of parcels for residentially scaled office use should occur only when all parcels involved have some arterial frontage. II. GENERAL DESIGN GUIDELINES Landscaping Subgoal: Enhance the visual continuity of the Area by planting drought-tolerant, native, or adaptive vegetation of similar form to the vegetation existing in the Area. Guidelines: 1. Provide low-maintenance and drought-tolerant vegetation for new development. 2. Plant a balanced mix of drought-tolerant canopy trees, understory shrubs, and groundcover of similar form and scale to existing vegetation in the area, especially along major street frontages. Placement of trees should provide shade to pedestrians whenever possible. Locate plants, such as thorny cacti which may present a hazard to pedestrians, away from the edge of walkways. 3. Utilize accent plants at the intersections of major streets and for primary entry areas of new development. 4. Incorporate water harvesting techniques into the landscape irrigation design. Architectural and Site Design Elements Subgoal: Design architectural and site plan elements to be compatible with existing land uses. Guidelines: 1. Provide setbacks and a transition of heights and/or densities for proposed development which is adjacent to less intense uses, unless other mitigation measures provide adequate buffering. 2. Design or locate balconies and windows to protect the privacy of adjacent residential development. 3. Shield or direct outdoor lighting away from adjacent residential uses. Lighting fixtures should be as low in elevation as possible. 4. Transition building heights downward from the arterial street frontage toward adjacent residential uses to be compatible with adjacent buildings. 5. If appropriate, provide view corridors to mountain peaks from at least one point from adjacent development; for example, roof-lines can be varied to allow a view to mountain peaks. 6. Design signs to be compatible with the landscape plan and reflect the architectural style or theme of the proposed development. 7. Noise generating uses such as loading zones, dumpsters, cooling and heating units, and loudspeakers should be located away from and buffered from adjacent residential uses and residentially zoned property. Screen dumpster areas, storage areas, utility equipment, or water-pumping stations with landscaping and a minimum six-foot-high masonry wall. 8. Minimize the number of vehicular access points for new development. 9. Enhance the visual appearance of masonry walls by one of the following techniques: a. Construct screening walls with decorative, graffiti-resistant materials such as tile, stone, brick, or textured brick/block; or cover walls with a coarse-textured material such as stucco, plaster, or a combination of materials. b. Use colors found in the natural desert landscape for exterior wall colors. c. Vary the wall alignment (jog, curve, notch, setback, etc.) and plant trees or shrubs in the voids created by the variations for visual relief and to resist graffiti. III. TRANSPORTATION AND STORMWATER CONTROL POLICIES Policy 7: Minimize the traffic impacts of Fifth Street on surrounding neighborhoods within the Alvernon-Broadway Area. a. Amend the MS&R to convert Fifth Street to a collector street. b. Retain the low density residential uses and allow residentially scaled office uses along Fifth Street as defined in Residential Policy 2.d. c. Encourage improvements to alternative east/west routes and thoroughfares through the City as a means to reduce the amount of traffic on Fifth Street. GENERAL PLAN Element 2: Land Use Commercial and Office Development Policy 5: Support appropriate locations for commercial and office uses. Supporting Policies 5.1 Promote a mixture of commercial, office, and residential uses along major transportation corridors and in or adjacent to regional activity centers and employment centers. 5.2 Support community-scaled commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. 5.3 Support neighborhood-related commercial uses accessible from adjacent neighborhoods and located at the intersections of arterial streets, arterial and collector streets, or collector streets. 5.8 Support the location of residentially-scaled office uses as a possible alternative to residential uses along major streets when: 1.) The project stabilizes and enhances the transition edge when adjacent to existing and future residential uses; 2.) Safe and appropriate access generally can be provided from a major street; 3.) Required parking, loading, and maneuvering can be accommodated on site; 4.) Screening and buffering of adjacent residential properties can be provided on site; 5.) Consideration is given to the consolidation of design elements, such as access points, parking, landscaping, and screening; and, 6.) Consideration is given to accommodating current or future cross access between adjacent parcels and uses. 5.9 Consider the conversion of residential structures to nonresidential uses or higher density residential uses where: 1.) The project stabilizes and enhances the transition edge when adjacent to existing and future residential uses; 2.) Safe and appropriate access generally can be provided from a major street; 3.) Required parking, loading, and maneuvering can be accommodated on site; 4.) Screening and buffering of adjacent residential properties can be provided on site; 5.) Consideration is given to the consolidation of design elements, such as access points, parking, landscaping, and screening; and 6.) Consideration is given to accommodating current or future cross access between adjacent parcels and uses. Element 4: Community Character and Design Policy 5: Promote neighborhood identity and visual character. Supporting Policy 5.6: Encourage builders/developers to incorporate neighborhood recommendations on proposed development plans to provide designs, buildings, signage, and landscaping plans that are compatible with overall neighborhood character. Actions - 5.6.B Investigate ways to improve design compatibility by including neighborhood review of development plans for those sites requiring special development options. Policy 6: Promote quality in design for residential, commercial, industrial, mixed-use, and publicly funded development. Supporting Policy 6.6: Solutions and strategies included in the Design Guidelines Manual should be utilized to provide an improved level of community design. Design Guidelines Manual 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 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. I.A.5.c 'Good Neighbor' Approach Intent - Encourage businesses to be 'good neighbors' to adjacent residences. 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 area visible from streets or adjacent properties. 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 b. Water Harvesting (I.B.3.b) 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' around newly planted trees and shrubs · Harvest runoff using surface grading I.B.3.c Placement of Trees Intent - Provide a pleasant microclimate for pedestrians and increase the aesthetic appeal of a development. Solution - Carefully locate trees to provide shade, wherever possible, to pedestrians by: · Placing trees no further than 25 feet apart, particularly along walkways · Clustering trees at plaza or other public gathering places I.B.3.d Plant Materials Intent - Provide a homogeneous landscape design of appropriate character using minimal irrigation. 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 · Earth berms · Dense planting up to six-foot high I.B.3.g Planting for Visibility and Security Intent - Select and position plant materials to aid surveillance and minimize crime. I.B.4.a Public Signage Intent - Establish continuity and consistency in the design and location of public signage, so that the aesthetic appearance is improved. I.B.4.b Positioning of Signage Intent - Integrate signs and information systems into the overall design of new development, to improve overall aesthetic appeal and promote ease of use of the development. I.B.4.e Illumination Levels Intent - Light levels and lighting sources should be carefully chosen to provide optimum illumination. III.A.1.c Sitting 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: · Service lanes and loading zones · Dumpsters and outdoor storage · Guard dogs, loudspeakers, and other noise-generating uses III.A.3.a Location of Parking Areas Intent - Give parking a low profile in order to improve the pedestrian experience and the overall aesthetic quality of the street. Solution - Proposed innovative parking design solutions, especially in high pedestrian and transit use areas. · Encourage on-site parking to the rear or side of new developments s:\caserev\sp-excpt\se07-08\ SE-07-27 Tucson Counseling Center - 5th Street ipc |
| 11/07/2007 | MATT FLICK | ENGINEERING | REVIEW | Completed | SE-07-27 Tucson Counseling Center - 5th Street, R-3 Zone -- IPC The request contains sufficient information to determine compliance with the Alvernon-Broadway Area Plan. The PDP indicates that the primary access is from 5th Street (an MS&R Collector), and the proposed one-way entrance from Desert Stravenue will discourage cut-through traffic in the neighborhood south of the proposed counseling center. |