Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you can not find what you are looking for please submit a records request.
Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T07SE00029
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/14/2007 | DAVID RIVERA | ZONING | REVIEW | Completed | 11/14/07 Development Services Department Zoning Review Section David Rivera Principal Planner Comments: SE-07-29 Setller's Trace, Third Street Special Exception IPC 1. The plan provides adequate information for plan compliance review. |
| 11/16/2007 | MATT FLICK | ENGINEERING | REVIEW | Completed | DSD Engineering has determined that the submittal contains adequate information to determine compliance with the Alvernon-Broadway Area Plan (A-BAP). The 0.86-acre site lies about 350’ west of Alvernon Way along the south side of 3rd Street. Access is proposed from 3rd Street, a local street. The applicant proposes to relocate a recently-installed speed hump in order to avoid the location of one of the two proposed driveways onto 3rd Street. The site is not located within a mapped 100-year floodplain. Existing drainage is generally east-to-west. Since the site is located in a non-designated watershed and is smaller than 1 acre, detention/retention is not required. The A-BAP encourages the institution of stormwater quality controls, esp. for vehicular use areas. Water harvesting will be encouraged. Matt Flick, P.E. Engineering Manager Development Services Department City of Tucson Phone: (520) 837-4931 Fax: (520) 879-8010 Please visit our web site: www.ci.tucson.az.us/dsd |
| 11/23/2007 | ROGER HOWLETT | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-07-29 Settlers's Trace, Third Street R-3 Special Exception ZEFNP for RCP under five acres Alvernon-Broadway Area Plan 11/19/07 msp The request is for a residential cluster project (RCP)on a site with less than five acres in size and requires a special exception approval. The site will consist of eleven two-story, detached single family homes at a building height of 21 feet and 4 inches. The proposed building layout has the eleven units facing inward with a centralized pedestrain sidwalk that provides access to all the units. The required parking area will be provided on-site within the front portion of the site which faces 3rd Street. The site is bordered on the East by two mulit-story apartment complexes, on the West by a group of approximatley six, single-story rential units, on the South by a parking area for commercial uses fronting Alvernon Way, and to the North, acress 3rd Street is an existing multi-story apartment house. The zoning site is within the Alvernon-Broadway Area Plan (ABAP). The City of Tucson's General Plan and Design Guidelines Manual also provide policy and guidance for the proposed land use. Plan Policy Summary: The Alvernon-Broadway Area Plan supports infill development projects and support a variety of housing types, including higher density residentail development 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. Discussion The applicant attended a presubmittal meeting with staff on August 29, 2007 and held a neighborhood meeting on October 8, 2007. The minutes of the meeting indicate those in attendance supported the project as a single-family residential development. This type of project is encouraged by area representatives to help change the current trend where approximately 80% of the housing development are rentals. The proposal takes into consideration the issue of two story adjacent to single story development by designing the units with no windows on the second floor rooms where walls face perimeter yards adjacent to residential developments. In addition a masonry wall of six feet in height is being proposed along the western perimeter to help buffer two story units from the adjacent single-story development. Since the applicant seeks to utilize the Residential Cluster Project (RCP) and because the site is under five acres in size, the proposed development requires a Special Exception (SE- 07-29 Settler's Trace) review. 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 special exception application includes a site inventory/design concept as part of the design compatibility report. Key issues to address at the time of full special exception review will include the following: · Site design that demonstrates sensitivty to the privacy of adjacent residential development, with emphasises on the adjacnet single-story development to the west · Approprite buffering and landscaping along the west parameter due to adjacent single-story development and along south perimeter of the site to buffer and screen private recreational amenities from the more intense commercial uses to the south · Conveniently located commonly-owned recreation facilities, designed for, and usable by, both adults and children residing within the project · Application of design characteristics to promote quality in-fill design. · Establishment of a homeowner's association or management organization to provide for the permanent care, and maintenance of commonly owned areas with recreational amenities. · Refuge storage/pick-up to be placed at a location which provides a minimal impact to the surrouding developments. · 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 with high density zones and its appears the area is being developed optimizing the higher-density land uses, as depicted by the zoning pattern. Therefore, it is recommended this case be accepted for processing. Plan Policies Alvernon-Broadway Area Plan B.RESIDENTIAL POLICIES Policy 3: Subarea 1: Generally bounded by First Street to the north; Fifth, Fourth, and Second Streets to the south; Alvernon Way to the east; and Palo Verde Road and Camino Miramonte to the west (see Conceptual Land Use Map). This area should be allowed to transition to medium- and high-density residential uses. II. GENERAL DESIGN 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. d.Height limited to a mix of one- and two-story units with setbacks and transition of heights of all new facilities to provide compatibility and sensitivity to the adjacent parcels. General Plan Element 1: Growth Areas and Population Central-Core Growth Area Background: The Central Core Growth Area (Central Core) of the city, a substantial part of which was constructed prior to World War II, contains many structures now experiencing the revitalization phase of the cycle and comprises a substantial part of the economic activity within the city. Policy 8: Support a mix of housing types and opportunities throughout the Central Core 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\sp-excpt\se07-08\ SE-07-29 Settlers's Trace, Third Street ipc |