Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T07SE00027
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/06/2007 | JIMHOFF1 | DOT ENGINEERING | REVIEW | Completed | TDOT Engineering has no objections. |
| 11/06/2007 | JIMHOFF1 | REZ AGENCY REVIEW | ADOT | Completed | ADOT has NO COMMENT on the special exception case |
| 11/13/2007 | DAVE MANN | FIRE | REVIEW | Approved | |
| 11/17/2007 | 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 11/13/07 dcorral 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 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 a 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 Stravenue (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. Analysis This special request is to allow for a counseling office to operate in an existing 922 square-foot building in an R-3 zone. The site is located at the southwest corner of Desert Stravenue and Fifth Avenue and is surrounded by single-family, one-story residences to the south, east and west with office uses across 5th street to the north. The site is located along Fifth Street between Columbus Boulevard and Swan Road, maintains the low-density residential character of the structure, and meets the design criteria in the plan. Therefore, the proposed use appears to be in substantial compliance with the Alvernon-Broadway Area Plan, which supports conversion of residences to office uses if the residential character of the structure is maintained. The structure will not be altered and will remain, as is, a single-story structure with a maximum height of 15 feet. Vehicular access will be improved, as the applicant proposes a one-way ingress drive off of Desert Stravenue with egress onto 5th Street frontage Road. As proposed, the one-way in/out drive will cause the least disturbance to the interior of the neighborhood. Signs will be placed at the ingress and egress points to clearly delineate the flow of traffic. There exists a six-foot wide sidewalk existing along 5th Street and applicant will install an additional six-foot-wide sidewalk along Desert Stravenue. Both sidewalks will have pedestrian connection to the existing structure and parking areas. Also, a five-foot wide pedestrian refuge area will be added to surround the rear of the existing structure. Shade trees shall be placed within the parking areas and in proximity to the existing building, such that every parking space and building will be located within 10 feet of a canopy tree ensuring sufficient shade when trees reach maturity. Shade trees are to be selected from the Low Water Use Tolerant List and location of trees shall be shown on the landscape plan. Additionally, water-harvesting techniques shall be incorporated into the landscape irrigation design. In addition to the planting of trees within the parking lots, applicant will provide adequate buffering to the southern and western perimeters where the site abuts residentially zoned properties. Buffering will consist of five-foot-high decorative screen walls made of graffiti-resistant materials along with a balanced mix of drought-tolerant canopy trees, understory shrubs, and groundcover of similar form and scale to existing vegetation in the area. Plants such as thorny cacti, which may present a hazard to pedestrians, will not be planted at the edge of walkways along street frontages. The General Plan, and Design Guidelines Manual encourage and support development projects that incorporate quality and safe design elements that enhance the overall function and visual quality of the street and adjacent properties. As, such, pedestrian areas and parking lot shall be designed to be visible from all areas of the development and will include appropriate lighting. Though, lighting will be shielded and directed downward and away from adjacent residentially zoned properties. It is generally recommended unsightly and noise-generating elements such as dumpsters be placed at least 50 feet away from adjacent residential uses. Due to the location of existing building and size and shape of the lot, this may not be feasible. Nevertheless, to mitigate noise and impact to adjacent residentially used properties to the west; trash collection area will be screened from view and designed to minimize litter and odor. As such, the trash dumpsters will be screened by a six-foot-high block wall and will include landscaping. Conclusion Based that the proposal is in general compliance with the policy direction of the Alvernon-Broadway Area Plan, the General Plan, and guidance provided by the Design Guideline Manual, staff recommends approval of this special exception request and recommends the following conditions: 1. Provide a five-foot-high wall and a five-foot-wide landscape border along the western and southern perimeters of the site to include a balanced mix of drought-tolerant canopy trees, understory shrubs, and groundcover of similar form and scale to existing vegetation in the area. Relevant Policies · ABAP - Design Guidelines - Landscape Guideline 1 & 2 · GP Element 4, Comm. Character & Design, Policy 6.& 6.3 · DG I.B.3.f. - Landscape Screens 2. Any required or proposed masonry screen walls shall be constructed of, or painted with, graffiti-resistant materials and will incorporate colors found predominately in the natural desert landscape for exterior wall colors. These screen walls shall incorporate one of the following decorative materials: (a) tile, (b) stone, (c) brick, (d) textured brick/block, (e) a coarse-textured material such as stucco or plaster, or (f) a combination of the above materials and a note indicating such shall be placed on the Tentative Plan or Landscape Plan. Relevant Policies · ABAP - Architecture & Design Elements Guideline 9 · General Plan, Element 4, Policy 6 § DG I.C.3.a. - Free-standing Walls 3. Provide a 10-foot wide street landscape border along 5th Street frontage avoiding thorny plants, which may present a hazard to pedestrians. Relevant Policies · GP Element 4, Comm. Character & Design, Policy 6.& 6.3 · DG All Dev., (I.B.3.a.) 4. Provide a 10-foot wide street landscape border along and a 30-inch high vegetative screen along Desert Stravenue avoiding thorny plants, which may present a hazard to pedestrians. Relevant Policies · GP Element 4, Comm. Character & Design, Policy 6.& 6.3 · DG - I.B.3.f. - Landscape Screens 5. Provide shade trees within the parking areas and in proximity to the existing building, such that every parking space and building will be located within 10 feet of a canopy tree ensuring sufficient shade when trees reach maturity. Relevant Policies · ABAP - Design Guidelines - Landscape Guideline 1 · D.G. - I.B.3.d. - Plant Materials 5. Applicant will provide a wide range of shade trees from the Low Water Use Drought Tolerant List. Relevant Policies · ABAP - Design Guidelines - Landscape Guideline 1 · D.G. - I.B.3.d. - Plant Materials · D.G. - I.B.3.g. - Planting for Visibility and Security 6. Incorporate water-harvesting techniques into the landscape irrigation design Relevant Policies · ABAP - Design Guidelines - Landscape Guideline 4 · DG I.B.3.b. - Water Harvesting 7. Unsightly and noise-generating elements such as dumpsters will be screened by a six-foot-high masonry wall and will incorporate landscaping to mitigate potential visual, odor, and noise impacts. Relevant Policies · ABAP - Architecture & Design Elements Guideline 7 · DG III.A.1.c - Siting of "Undesirable" Elements 8. To enhance public safety and reduce the incidences of crime, "Safe by Design" concepts will be incorporated in the development plan for review by the Tucson Police Department. Relevant Policies · D.G. - II.A.1.b - "Safe By Design" Concepts 9. Shield or direct outdoor lighting away from adjacent residential uses. Lighting fixtures should be as low in elevation as possible, such as ground mounted or mounted below the height of the required screen walls. Relevant Policies · ABAP - Architecture & Design Elements Guideline 3 · DG - I.B.4.e. - Illumination Levels 10. Existing or future structures or additions will not to exceed fifteen (15) feet in height. Relevant Policies · ABAP - Non-Residential Policy C.1.g · GP Element 2, Policy 5, 5.3 & 6.3 11. Free standing signs to be integrated into the overall landscape plan. Details of signs are to be submitted as a part of the development plan. Relevant Policies · ABAP - Architecture & Design Elements Guideline 6 · DG I.B.4.a, Public Signage · DG I.B.4.b, Positioning of Signage 12. Site access shall be one-way from Desert Stravenue and exit shall be one-way onto 5th Avenue frontage road. Signs will be posted indicating traffic flow. Relevant Policies · ABAP - Architecture & Design Elements Guideline 8 · GP Element 4, Comm. Character & Design, Policy 5, 5.3, 6. & 6.3 · DG All Dev., (I.A.4.a.) - Vehicular Through Traffic 13. A new six-foot-wide sidewalk will be provided along Desert Stravenue. Relevant Policies · DG - I.A.3.d Pedestrian/Vehicle Separation 14. Provide a connection between walkways within the site and the public sidewalk system along 5th Street frontage road and require that all pedestrian facilities be accessible to the handicapped. Relevant Policies · GP Element 4, Comm. Character & Design, Policy 5, 5.3, 6. & 6.3 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.a - Vehicular Circulation and Parking Vehicular Through-traffic. Intent - Minimize potential vehicular through-traffic created by new development in new and existing neighborhoods. 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 |
| 11/17/2007 | JIMHOFF1 | LANDSCAPE | REVIEW | Completed | The DSD Landscape Section has no comments. Sincerely, Joseph Linville Lead Planner Landscape Section City of Tucson Development Services |
| 11/17/2007 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | CASE: SE-07-27, TUCSON COUNSELING CENTER - 5TH ST COMMENT: NO OBJECTIONS OR ADVERSE COMMENTS Vehicle Trip Generation: This planned development generates negligible traffic Please call if you have questions. Aichong Sun Pima Association of Governments |
| 11/19/2007 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | November 15, 2007 TO: Michael Wyneken, Acting Principal Planner City of Tucson FROM: Don Willhoit Sr. CEA, Capacity Management Section Pima County Regional Wastewater Reclamation Department SUBJECT: TUCSON COUNSELING CENTER - 5TH STREET Special Exception - Zoning Examiner Full Notice Procedure SE-07-27 The Capacity Management Section of the Pima County Regional Wastewater Reclamation Department (PCRWRD) has reviewed the above referenced submittal and offers the following comments for your use: The PCRWRD has no objection to the proposed special exception to allow a counseling center in an R-3 zone. If you wish to discuss the above comments/conditions, please contact me at 740-6779 |
| 11/19/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | No objections 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 of 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 on site plans to ensure it is correctly implemented at all necessary stages of construction. Consultation with the Office of Conservation and Sustainable Development regarding water harvesting principles, techniques and code requirements is required. Contact Ann Audrey at 837-6932, or Frank Sousa at 837-6581 to make an appointment. |
| 11/20/2007 | MATT FLICK | ENGINEERING | REVIEW | Completed | SE-07-27 Tucson Counseling Center - 5th Street, R-3 Zone DSD Engineering has no objection or adverse comment regarding the Special Exception for the counseling center in the R-3 Zone. The 0.19-acre parcel lies at the southwestern corner of Desert Stravenue and 5th Street. Desert Stravenue is a divided, paved publicly-maintained street. 5th Street is a paved, publicly-maintained street and is designated as a Collector on the Major Streets and Routes Plan. The PDP indicates that the primary egress is onto 5th Street (an MS&R Collector). Together with the proposed one-way ingress from Desert Stravenue, cut-through traffic will be discouraged in the neighborhood south of the counseling center. The parcel lies within the mapped floodplain of Midway Wash. Midway Wash flows northward along and within Desert Stravenue. Development on this parcel is subject to the Floodplain Ordinance and related development standards. Midway Wash is not a designated ERZ or WASH Ordinance watercourse. Site soils are Hydrologic Type B and have moderate infiltration capabilities in their native state. Midway Wash is part of the Alvernon Wash watershed, a non-designated basin. Since the site is smaller than 1 acre and is in a non-designated basin, neither detention nor threshold retention is required. |
| 11/20/2007 | HEATHER THRALL | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Heather Thrall Senior Planner PROJECT: SE-07-27 Tucson Counseling Center 4550 E. 5th Street Zoning Review for Zoning Examiner Report TRANSMITTAL: November 20, 2007 The zoning for this property is proposed as R-3. The existing use falls under the Medical Service Use Group, Subject to LUC 2.3.6 and Special Exception criteria LUC 3.4.5.8.B, 3.5.4.9.A.B.1, C & D. Development designator "30" requires or allows the following: Minimum site area 0 Maximum Floor Area Ratio (FAR) = .75 Maximum building height = 40 feet Interior perimeter yard indicator = DD (per LUC 3.5.4.9.B.1 - a minimum of a 20' building setback is required from adjacent R-1 residential zoning) This Special Exception is to allow the use of a Medical Service counseling office on an R-3 site. The site is currently developed with a single family residence, to be converted to the medical office use. Off-Street Parking: The site plan shows a parking ratio of 1:175, with 6 spaces proposed - within code requirements. The disabled access parking space should be marked with a sign posted in front with a $518.00 fine for illegal parking. The parking space angles also should be called out to ensure the Parking Area Access Lane (PAAL) width provided is adequate. Off-Street Loading: Not applicable Bicycle Parking: Bicycle parking calculations are noted, and detail drawings of the bicycle parking should be revised to meet the amended DS 2-09 acceptable types of bicycle parking. In addition, bicycle parking should be clearly provided within 50' of the entry to the building. Pedestrian Access: Sidewalks must be provided from all streets on which a project abuts - thus a sidewalk must be provided also from Desert Stravenue. Other Considerations: Curbing should be provided along the edge of the parking areas to separate the parking spaces from the landscape areas. Wheel stops should be provided a total of 2'6" from the top of the parking spaces to protect the landscaping. If you have any questions about this transmittal, please call (520) 791-5608. |
| 11/21/2007 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | Traffic Engineering has no objections to the proposed Special Exception for a Counseling Center. |
| 12/21/2007 | JIMHOFF1 | ENV SVCS | REVIEW | Passed | |
| 12/21/2007 | JIMHOFF1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Passed | |
| 12/21/2007 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Passed | |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | PARKS & RECREATION | Passed | |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT RTA | Passed | |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT STREETS | Passed | |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | No comments. Tim Bolton Principal Planner Arizona State Land Department Southern Arizona Real Estate Office |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | Zoning Administration has no comments or objections. Balek 11/7/2007 |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | Transportation has no comments. Ted Roberts Pima County |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | The Tucson Airport Authority has reviewed the above referenced Special Exception request and has no concerns or comment. Dennis Cady, AICP Director of Planning |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | PCRFCD has no comment on this case. Dr. Greg Saxe, M.R.P. Environmental Planning Manager Pima County Flood Control District |