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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T07SE00029
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/26/2007 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | Traffic Engineering has no objections to the proposed Special Exception. |
| 11/28/2007 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | The above referenced case is located in the Single Family Residential District of the Tucson Sign Code. All signs will need to comply with the Single Family Residential District of the Tucson Sign Code. |
| 11/29/2007 | DAVE MANN | FIRE | REVIEW | Approv-Cond | Lots 2 thru 10 need to have automatic fire sprinkler. See IFC 503 and 508. |
| 11/29/2007 | DAVE MANN | FIRE | REVIEW | Approv-Cond | All units over 150 feet from an approved fire lane or 400 feet from a hydrant must have automatic fire sprinklers. |
| 12/04/2007 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | CASE: SE-07-29, SETTLER'S TRACE-THIRD STREET, R-3 ZONE COMMENT: NO OBJECTIONS OR ADVERSE COMMENTS Vehicle Trip Generation: Daily: 105 PM Peak: 11 Please call if you have questions. Aichong Sun Pima Association of Governments 177 N. Church Ave, #405 Tucson, AZ 85701 |
| 12/06/2007 | JOE LINVILLE | LANDSCAPE | REVIEW | Completed | The Landscape Section has reviewed the application and recommends that a ten-foot wide street landscape border be provided along Third Street. |
| 12/06/2007 | JIMHOFF1 | DOT ENGINEERING | REVIEW | Completed | No objections. |
| 12/06/2007 | JIMHOFF1 | REZ AGENCY REVIEW | PARKS & RECREATION | Passed | |
| 12/06/2007 | 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. Francis X. Sousa Lead Hydrologist Department of Transportation Engineering Division Stormwater Section City of Tucson 520-837-6581, voice 520-791-4373, fax frank.sousa@tucsonaz.gov |
| 12/06/2007 | JIMHOFF1 | REZ AGENCY REVIEW | ADOT | Completed | ADOT has NO COMMENT on this request |
| 12/10/2007 | HEATHER THRALL | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: Heather Thrall Senior Planner PROJECT: T07SE00029, Settler's Trace Residential Cluster Project, Subdivision Special Exception, RCP under 5 acres ZONING REVIEW FOR ZONING EXAMINER REPORT TRANSMITTAL: December 10, 2007 The zoning for this property is R-3. The proposed use falls under the Residential Use Group, RCP-7, Subject to LUC 3.6.1. Development designator "RCP-7" requires or allows the following: Minimum site area = 0 Maximum site coverage = 70% Maximum building height = 40 feet Interior perimeter yard indicator = CC Off-Street Parking: 2 spaces per unit, plus 1 space for guest parking for each unit. Handicapped accessible parking is also required, and these parking elements appear to be provided on the concept plan. Pedestrian Access: Continuous pedestrian access must be provided to each unit and connect from the street. This is provided in concept on the plan. Setbacks: The project will require that setbacks are met per the LUC 3.6.1 against proposed property lines - as is conceptually shown on the plan. Other considerations: The project will require a tentative plat/development plan and a final plat review. Barrier free accessibility will be required to at least 25% of the units, which appears to be possible on the concept plan. Due to the size of the development being under 5 acres, a Special Exception is required to be approved, hence the development plan requirement. |
| 12/11/2007 | 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 12/03/07 msp The request is for a residential cluster project (RCP)on a site with less than five acres in size. A site with less than five acres in size also require a special exception approval as apart of the RCP request. 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 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 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. Analysis The special expection request is to allow a residential cluster option on a site of less than five acres. An RCP proposal of less than five acres needs to address how the proposed architectural design complies with at least six of the nine purpose and intent statements of the Land Use Code, Section 3.6.1.1.a-1. The applicant has addressed six of these requirements into the site design, they are: · The project will be an in-fill and include barrier-free housing, · Consistent with the goals of the General Plan in proposing quality infill and designed to protect the privacey of single-story residential uses in the immediate area, · Effiecent use of the site through orientation of building to address privacy and eyes on the pedestrian paths and amenities · Provides usable and sutiably located recreational amenities for the size of the project, · Integrate architectural style, building mass, form, and building relationship within the area, and · The proposed quality in-fill design may encourage new development in the area. The site is located at 3830 E.3rd Street, approximately one-quarter south of Speedway Boulevard and one lot west of Alvernon Way. The site fronts 3rd Street and the immediate area is built with a mixture of multi-family two-story rental complexes and some single-story rental units. The proposal is to provide owner-occupied single-family two story units in an area where 80 percent of the housing stock are rentals. The proposed use and site design is in general compliance with the Alvernon-Broadway Area Plan, and the General Plan, which supports quality in-fill that is sensitive to adjacent land uses and preserves the residential character of the area. The site is currently undeveloped and prone to contribute to area dust pollution and potentially draw negative elements to the site. The site design proposes a building layout that excludes second story windows on walls facing adjacent sites with single-story residential units. The eleven two-story units face each other internally with a centralized pedestrian path down the middle of the units which leads to front doors being visible from adjacent units and allows to keep "eyes" on pedestrian activities within the recreational area and the rest of the complex. A circular PAAL and the required parking spaces are shown along the 3rd Street frontage. The site has a width of approximately 126 feet and the proposed location of the dumpster is placed at a point of less impact to the surrounding areas, it is shown along the eastern front perimeter, in an area where an existing dumpster for the adjacent multi-family complex is located. The trash collection area will be screened by a masonry wall and include landscape material along the trash enclosure to screen the use. Along the western perimeter a masonry wall of six feet in height is being proposed to help buffer two story units from the adjacent single-story development. The landscape plan indicates trees will be added to the parking area. In addition, staff supports additional trees within the rear yards of each lot to minimize the mass of the internalized buildings and help soften and buffer the western, eastern and southern perimeters. The centralized pedestrian path is encouraged to have low lighting, shrubs and planting material that minimizes hiding places. It is generally recommended that noise generating used be screened and buffered to miminize the impact to the surrounding land uses. Recreational amenities such as pumps, generators, speakers shall be placed and mitigated to reduce the impact to adjacent residential uses. Conclusion The proposed special exception site design addresses General Plan policy direction in Element 1, Growth Areas and Population within the Central-Core of the City which supports a mix of housing types to meet the diverse needs of residents. The applicant proposes single-family, two story owner-occuppied units in an area with 80 percental rental housing. Element 4, Community Character and Design, Policy 6 promotes quality in design, integration with existing neighborhoods, and supports the utlization of the Design Guideline Manual to improve the level of community design. The applicant proposes architectural elements which integrates the site with adjacent two story multi-family development. The design also takes into consideration an adjacent single-story residential development and plan to reduce the mass by scaling/tiering back the top floor away from the property line and restrict second story windows from wall elevations fronting these single-story developments. The Alvernon-Broadway Area Plan policy direction supports the area to transition to medium- and high-density residential uses. The immediate area surrounding the proposed site has medium to high density residental use and this project will integrate with the existing neighborhood. Two story windows are prohibited where privacy is and issue with adjacent developments, the mass and scale of the buildings are designed to softent the imapct of two story development, and the units are close knit and face inward providing "eyes" on the pedestrian traffic and on the proposed recreational amenities. Such a design is supported Design Guideline Manual, section I..B.2.e. to address "Safe by Design" concepts, and integration with the neighborhood. Based on the above mentioned criteria the proposal is in general compliance with the policy direction of Alvernon-Broadway Area Plan, the General Plan, and the guidance provided by the Design Guideline Manuel, staff recommends the following special exception conditions: 1. As a requirement of tentative plat approval, provide to scale and in color four sided building elevations and a color pallet naming paint color and paint codes as part of the submittal with the tentative plat that demonstrates compliacne with architectural renderings provided at the time of the Special Exception approval. · GP Element 1, Growth Areas and Population, Central-Core Area, Policy 8 · GP Element 4, Community Character and Design, Policy 6.1 · LUC, Section 3.6.1 RCP under 5 acres in size · ABAP - Architecture & Design Elements Guideline 7 2. Building height not to exceed 24 feet and shall prohibit second-story windows on exterior west walls on lots 1 through 6 and on exterior east walls on lots 7 through 11. Relevant Policies · GP Element 1, Growth Areas and Population, Central-Core Area, Policy 8 · GP Element 4, Community Character and Design, Policy 6.1 · LUC, Section 3.6.1 RCP under 5 acres in size' 3. Provide a six-foot tall masonry wall along the western perimeter of the site. Masonry wall to be at minimum six inch block. Relevant Policies · GP Element 4, Comm. Character & Design, Policy 6.& 6.3 4. 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 5. Lots 1 through 6 shall have the second story area stepped (tiered) away from the west property line to soften the building mass along the perimeter. Lots 7 through 11 shall have the second-story area stepped (tiered) away from the east property line to soften the building mass along the perimeter. Relevant Policies: · GP Element 4, Comm. Character & Design, Policy 6, 6.1, and 6.6 · DG All Dev., (I.B.3.a.) 6. Provide native thornless canopy trees along western edge of the parking area. Provide native thornless canopy trees along the full length of the southern perimeter of the site and a canopy tree to be planted within the rear yard of lots 1 through 11 to soften building mass along the perimeters from adjacent residential uses. Relevant Policies · GP Element 4, Comm. Character & Design, Policy 6.& 6.3 · ABAP - Design Guidelines - Landscape Guideline 1 · D.G. - I.B.3.d. - Plant Materials · DG - I.B.3.f. - Landscape Screens 7. Landscape along the street frontage, east perimeter of parking area, adjacent to north wall area of lots 1 and 11, along the full length of the centralized pedestrian path and the recreational area with a wide range of thornless; shrubs, plants, ground cover planting, and include small growth canopy trees such as small acacia trees where appropriate. Select 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 8. Recreational amenities to include a Ramada, table, benches, BBQ grill, tot-lot/turf area, and trash receptacles and recreational area and any type of enclosure shall be low profile or open fencing to provide "eyes" on the recreational area. Relevant Policies: · GP, Element 1, Growth Areas, and Population, Central-Core Area, Policy 8 · GP Element 4, Comm. Character & Design, Policy 6, 6.1, and 6.6 · D.G. - II.A.1.b - "Safe By Design" Concepts 9. Incorporate water-harvesting techniques into the landscape irrigation design Relevant Policies · ABAP - Design Guidelines - Landscape Guideline 4 · DG I.B.3.b. - Water Harvesting 10. Unsightly and noise-generating elements such as dumpsters, A/C units, generators/pumps will be screened by masonry walls 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 11. 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 12. 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 13. A five-foot-wide ADA barrier free sidewalk shall be provided from 3rd Street to each lot and to the recreational amenities. Relevant Policies · DG - I.A.3.d Pedestrian/Vehicle Separation · GP Element 4, Comm. Character & Design, Policy 5, 5.3, 6. & 6.3 Plan Policies and Guidelines 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 |
| 12/11/2007 | MATT FLICK | ENGINEERING | REVIEW | Completed | T07PRE0062 Trace Amigos - 3rd Street DSD Engineering has no objection or adverse comment to the proposed rezoning. 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. 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 |
| 12/12/2007 | JIMHOFF1 | ENV SVCS | REVIEW | Completed | Curbside APC refuse an recycle collection would be acceptable for this small office development. Thanks, Andy |
| 12/12/2007 | SANDRA ZUBRICK | REZ AGENCY REVIEW | TDOT STREETS | Completed | No objections from Streets |
| 12/12/2007 | JIMHOFF1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | To: Michael Wyneken, Principal Planner, City of Tucson From: Shaun Brown Planning Technician Re: Case/Project #: SE-07-29 Project Name: Settler's Trace - Third Street New Units: 11 IMPACTED SCHOOLS CAPACITY PROJECTED 2011 ENROLL ADDITIONAL STUDENTS FROM PROJECT PROJECTED ENROLL WITH PROJECT STUDENTS EXCEEDING CAPACITY Howell Elementary 320 370 3 373 53 Mansfeld Middle 810 721 1 722 NA Tucson High 2900 2666 2 2668 NA Response: Based on projected enrollment at TUSD there is inadequate capacity to absorb the impact of the special exception. TUSD objects to this special exception because new students will be added to schools that are projected to be over capacity. Provisions are needed for funding of facilities by the developer to help alleviate the projected overcrowding. Proposed Methods of Mitigation To help alleviate the projected overcrowding the developer may make voluntary monetary contributions (per home) to the affected schools or TUSD. c: Roger Pfeuffer |
| 12/21/2007 | JIMHOFF1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Passed | |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | The Pima County Assessor's Office has no official comment on this matter. Thank you. Bill Bugglin Senior Appraiser Pima County Assessor's Office Land Section |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | No comment. Tim Bolton Principal Planner Arizona State Land Department Southern Arizona Real Estate Office |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | DATE: December 07, 2007 TO: Michael Wyneken, Principal Planner City of Tucson Planning Division FROM: Robert E. Flynt, Public Works Manager Engineering Review Division (Environmental Quality) SUBJECT: SE-07-29 Settler's Trace - Third St. Rezoning On behalf of Pima County Department of Environmental Quality, the Rezoning request has been reviewed for compliance with Pima County Department of Environmental Quality requirements for on-site sewage disposal and air quality. The Department has no objection to the proposed Rezoning provided the following: 1. The property owner(s) shall connect to the public sewer system at the location and in the manner specified by Wastewater Management at the time of review of the tentative plat, development plan or request for building permit. On-site wastewater disposal shall not be allowed. If you wish to discuss the above conditions, please call me at 740-6502. The Department's Air Quality Control District requires that air quality activity permits be secured by the developer or prime contractor before constructing, operating or engaging in an activity, which may cause or contribute to air pollution. |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT RTA | Passed | |
| 12/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Passed |