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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T07SE00032
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/02/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | 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 Office of Conservation and Sustainable Development City of Tucson |
| 01/02/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 01/02/2008 | JIMHOFF1 | DOT ENGINEERING | REVIEW | Completed | TDOT Engineering has no objections subject to DSD Engineering's review of the drainage conditions/flood status. |
| 01/03/2008 | PETER MCLAUGHLIN | LANDSCAPE | REVIEW | Completed | The applicant should be aware that a Native Plant Preservation Plan must be submitted or an Application for NPPO Exception may be submitted if native plants are not being impacted by the development of the site. The Application for Exception shall be accompanied by acceptable documentation, which clearly indicates that the project will not impact protected native plants. Such documentation includes photographs of the site taken from all sides of the property. Photographs of the site are necessary for NPPO approval per DS 2-15.2.0.C |
| 01/09/2008 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | Traffic has no objections to the proposed special exception. |
| 01/14/2008 | ANDY VERA | ENV SVCS | REVIEW | Completed | ES has no objections to this rezoning request. Thanks, Andy Vera City of Tucson Environmental Services Accounts Representative |
| 01/14/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | CASE: SE-07-32, DOS HOMBRES LLC-COLUMBUS BLVD, R-1 ZONE COMMENT: NO OBJECTIONS OR ADVERSE COMMENTS Vehicle Trip Generation: Daily: 86 PM Peak: 9 Please call if you have questions. Aichong Sun Pima Association of Governments 177 N. Church Ave, #405 Tucson, AZ 85701 |
| 01/14/2008 | JIMHOFF1 | REZ AGENCY REVIEW | ADOT | Completed | ADOT has NO COMMENT on this project |
| 01/16/2008 | STEVE SHIELDS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: SE-07-32 Dos Hombress LLC Columbus Blvd. TRANSMITTAL: January 16, 2008 The zoning for this property is R-1. The proposed use falls under the Residential Use Group, Section 6.3.8, Family Dwelling "RCP-4", Subject to LUC Section 3.6.1 and 3.5.7.1.E & F. Development designator "RCP-4", Development Alternative B, requires or allows the following: Minimum site area = 14,000 Sq. Ft. Density = 6.25 Site Coverage = 70% Maximum building height = 25 feet Interior perimeter yard indicator = BB 1. This project consists of a nine (9) lot single family subdivision. It appears that the proposed subdivision meets the requirements for setbacks, pedestrian circulation, accessibility and site coverage. 2. The proposed twenty-four (24) foot private street does not meet the requirements of D.S. 3-01 and will require a Development Standard Modification Request (DSMR) to allow the perpendicular parking. 3. A density calculation and lot square footage was not provided on this plan. This project appears to use a density increase. The applicant will need to demonstrate how this subdivision meets the requirements of LUC Section 3.6.1.3.B. Off-Street Parking: Two (2) spaces per dwelling unit plus visitor parking required at a ratio of one-fourth (0.25) space per unit. 9 dwelling units x 2 = 18 spaces plus 9 dwelling units x 0.25 = 2.25 for a total of 11 vehicle parking spaces. Total of 27 vehicle parking spaces provided, two in each proposed garage and 9 off street spaces. Off-Street Loading: Not required. Bicycle Parking: Not required. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956. |
| 01/16/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | Development Services Carmine DeBonis Jr. Director Office: 520.740.6506 fax: 520.7406878 January 15, 2008 City of Tucson Rezoning Department Attn: Michael Wyneken, Principal Planner TucsonRezoning.DSP02.CHDOM2@tucsonaz.gov Subject: SE-07-32 DOS HOMBRES, LLC-COLUMBUS BLVD. R-l ZONE (WARD 2) Dear Mr. Wyneken: Pima County has compiled the following comments regarding the above-mentioned proposed Special Exception: CULTURAL RESOURCES DEPARTMENT REPORT The Cultural Resources Department's staff has reviewed the submitted materials for the City of Tucson (COT) request, S.E.-07-32 Dos Hombres LLC -Columbus Blvd., R-l Zone. The request is for a private development in the subject parcel, at the northwest comer of North Columbus Boulevard and East Blacklidge Drive, in parcel 110-06-005F (1.65 acres). The north half of the property includes developed areas, with residences and other buildings, while the south half of the property appears in the 2005 aerial photograph to be undisturbed. The subject property is in the City of Tucson, Pima County, in Township 13 South, Range 14 East, Section 34. A review of Pima County records revealed that no archaeological or historic sites have recorded within the property and no previous cultural resources surveys have been done within the property. The nearest previous survey covered the right of way of Columbus Boulevard to the east (Arizona State Museum Project Number 1993.247.ASM). The area has low archaeological sensitivity, as defined in the Sonoran Desert Conservation Plan, in spite of the proximity of Columbus Wash. A channelized section of this wash passes along Blacklidge Drive, on the south side of the property. Over all, Pima County has a low expectation that significant archaeological or historic resources could be present within the development property. Staff has the following recommendations: COT and the developer should be aware of the cultural resources sensitivity of the proposed development property and appropriate measures should be taken before any ground-disturbing construction occurs. Cultural resources survey is not recommended in this case to identify any significant cultural or historic resources because of the low archaeological sensitivity of the area; however, once development construction commences, state laws protecting cultural resources and human remains should be enforced. In the event that human remains, including human skeletal remains, cremations, and/or ceremonial objects and funerary objects are found during excavation or construction, ground-disturbing activities must cease in the immediate vicinity of the discovery. State Laws ARS 41-865 and/or ARS 41-844 require that the Arizona State Museum be notified of the discovery at (520) 621-4795 so that appropriate arrangements can be made for the repatriation and reburial of the remains by cultural groups who claim cultural or religious affinity to them. The human remains will be removed from the site by a professional archaeologist pending consultation and review by the Arizona State Museum and the concerned cultural groups. If you have any questions, please contact Loy Neff at 740-6858. WASTEWATER MANAGEMENT DEPARTMENT REPORT The Capacity Management Section of the Pima County Regional Wastewater Reclamation Department (PCRWRD) has reviewed the above referenced submittal to allow a Residential Cluster Project (RCP) with nine lots on 1.62 acres in R-l Zone and offers the following comments for your use: The PCRWRD has no objection to the proposed special exception. Should the City of Tucson be inclined to approve this special exception, the PCRWRD recommends the following rezoning conditions: 1. The owner / developer shall construe no action by Pima County as a commitment to provide sewer service to any new development within the rezoning area until Pima County executes an agreement with the owner / developer to that effect. 2. The owner / developer shall obtain written documentation from the Pima County Regional Wastewater Reclamation Department that treatment and conveyance capacity is available for any new development within the rezoning area, no more than 90 days before submitting any tentative plat, development plan, sewer improvement plan or request for building permit for review. Should treatment and / or conveyance capacity not be available at that time, the owner / developer shall have the option of funding, designing and constructing the necessary improvements to Pima County's public sewerage system at his or her sole expense or cooperatively with other affected parties. All such improvements shall be designed and constructed as directed by the Pima County Regional Wastewater Reclamation Department. 3. The owner / developer shall connect all development within the project area to Pima County's public sewer system at the location and in the manner specified by the Regional Wastewater Reclamation Department in its capacity response letter and as specified by the Development Services Department at the time of review of the tentative plat, development plan, sewer construction plan, or request for building permit. 4. The owner / developer shall complete the construction of all necessary public and/or private sewerage facilities as required by all applicable agreements with Pima County, and all applicable regulations, including the Clean Water Act and those promulgated by ADE Q, before treatment and conveyance capacity in the downstream public sewerage system will be permanently committed for any new development within the project area. If you wish to discuss the above comments/conditions, please contact Don Willhoit at 740-6779. ENVIRONMENTAL PLANNING REPORT No comments. TRANSPORTATION REPORT No comments. SUBDIVISION REVIEW SECTION REPORT Thank you for allowing me the opportunity to comment on the proposed special use action within the City of Tucson. The project appears to be an infill project of approximately nine single family residences of approximately 2,000 square feet, single and two-stories, located at the northwest intersection of Columbus Blvd. and Blacklidge Dr. The surrounding neighborhood appears to be high density residential. While we are unfamiliar with City requirements and details were not provided, recommend that at least the minimum number of trees, with associated shrubs and accent plants, shown on the Preliminary Development Plan be required on the site. It appears that the entire site will be impervious surface, either paving or roofs. One way to mitigate the heat sink effect and to partially offset local temperature increases is to utilize the shade and transpiration effects from trees. In addition, the appearance of the community is vastly improved by the effective use of landscaping. Benefits include a positive community image by residents leading to increased investment and increased economic development by creating an attractive community to impress decision makers from firms looking for new locations for their companies. COMPREHENSIVE PLAN DIVISION No comments. REGIONAL FLOOD CONTROL DISTRICT REPORT No comments. DEPARTMENT OF ENVIRONMENTAL QUALITY On behalf of Pima County Department of Environmental Quality, the 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 proposal provided the following: 1. The property owner(s) must 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 Robert Flynt 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. PARKS AND NATURAL RESOURCES DEPARTMENT REPORT No comments. Thank you for the opportunity to comment. Sincerely, Arlan M. Colton FAICP Planning Official, Pima County Development Services CC: C. H. Huckleberry, County Administrator Diana Durazo, Special Staff Assistant to the County Administrator |
| 01/16/2008 | ROGER HOWLETT | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-07-32 Dos Hombres LLC - Columbus Blvd Special Exception R-1 Grant Alvernon Area Plan 01/15/08 drcorral full review This Special Exception request if for a Residential Cluster Project (RCP) with density bonus for a parcel that is under five acres. The site is bordered by Columbus Boulevard to the east, Blacklidge Drive to the south, McCormick Place Townhomes to the north, and to the west. The zoning site is within the Grant Alvernon Area Plan (GAAP). The City of Tucson's General Plan and Design Guidelines Manual also provide policy and guidance for land use. Plan Policy Summary: Land use policy direction for this project is provided by the Grant Alvernon Area Plan (GAAP). The General Plan and Design Guidelines Manual also provide policy guidance for land use. The GAAP supports infill development projects that are compatible with the surrounding uses and adhere to relevant site and architectural design guidelines. The Plan also promotes design flexibility by encouraging infill development under the RCP option. The GAAP, the General Plan and Design Guidelines Manual encourage and support development projects that incorporate quality and safe design delements that enhance the overal fucntion and visual quality of the street and adjacent properties. The adopted plans also call for innovative site design to include design elements of usable open space and active/passible recretional sapce with handicapped accesssible pedestrian facilties. Analysis The GAAP supports medium residential density of between 6 and 15 units per acre in conformance with the Residential Cluster Project (RCP) provision of the Land Use Code. This request is for the development of nine detached residential units on 1.62 acres developed under the RCP option; as such, is supported by the plans. Because the site is less than five acres, this request requires a Special Exception. The GAAP also supports infill development projects that are compatible with the surrounding uses and adhere to relevant site and architectural design guidelines. The site is located on the southwest corner of Blacklidge Drive and Columbus Boulevard and is surrounded on the west and north by the McCormick Place Townhomes, zoned R-2. According to the design compatibility report, the applicant proposes to protect the privacy of residentially zoned property to the west and to the north by setting back the second story portions of the units toward the interior or the project. The intention is to create a step down to one-story, where adjacent to one-story development, limiting windows to clerestory and shielding light away from residentially zoned property. A condition will be will be placed prohibiting balconies along the west and north perimeters to further protect the privacy of those residences. The General Plan and Design Guidelines Manual also 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. The GAAP calls for innovative site design that includes child-friendly design elements such as high visibility play areas and safe, well-marked highly visible pedestrian crossings. The plans also call for usable open space that incorporates active/passive recreational space that is handicapped accessible. The preliminary development plan shows a recreation area that includes a swimming pool, picnic and child's play area. A variety of thornless shade trees selected from the Low Water Use Tolerant List are to be planted in the recreation area, and shown on the landscape plan. Any units adjacent to right-of-way and abutting residentially zoned property will incorporate four-sided architecture, such that building facades at the rear and sides will be designed with attention to the architectural character and detail comparable to the front façade, including set back second story walls. To conform to the aesthetic standards and requirements of RCP's, no two alike units of the same color shall be placed adjacent to each other. Additionally, all proposed perimeter screen walls adjacent to the right-of-way or adjacent to residentially zoned property will be painted or constructed of graffiti-resistant material. To maintain the visual character of the neighborhood, new development will apply consistent design treatment common to the existing character of the neighborhood. To demonstrate buildings will be visually interesting and compatible with the surrounding neighborhood, dimensioned and colored elevation drawings will be submitted with the tentative plans. The RCP will also require the planing of one (1) fifteen-gallon tree on every lot with additional trees along the public sidewalk and parking areas. This will not only create a microclimate for pedestrians and reduce the "heat Island" effect, but will also increase the aesthetic appeal of the development. The applicant will provide a copy of a letter from the Arizona State Museum, indicating that archeological surveys have been conducted on the site. State law requires that the Arizona State Museum be notified of the discovery of any remains so that, in consultation with Native American communities, appropriate arrangements can be made for their repatriation and reburial by cultural groups who claim cultural or religious affinity to them. A Homeowner's Association will be formed to oversee enforcement of the Covenants, Conditions and Restrictions (CC&Rs) created for for this subdivision which will include provisions for the maintenance of all common areas. CONCLUSION The proposed development is consistent with and supported by the policy direction provided in the General Plan and the Grant Alvernon Area Plan. The following are recommended as rezoning conditions, along with the referenced Plans and the Design Guidelines Manual to support them. 1. Unit wall heights adjacent to the west and north sides of the site will not exceed 15 feet in height as part of step-back design for two-story units as shown on the Preliminary Development Plan and proposed elevations. Relevant Policies · GAAP - General Land Use Policy 4, Residential Policy 1 & Design Guideline 6 · General Plan, Element 4, Policy 6 · D.G. - I.B.2.e - Design Context and Neighborhood Character 2. Lot #1 and #9 will have a maximum height limitation of 22 feet and will incorporate clerestory window design when facing adjacent residential development. Second story portion will be setback toward the interior or the project, creating a step down to one-story where adjacent to one-story development. Back and side walls, including second-story portion, will incorporate enhanced architecture comparable to the front façade. Enhancement can include design treatments such a pop outs, color variation, etc. Relevant Policies · GAAP - General Land Use Policy 4, Residential Policy 1 & Design Guideline 6, 7 & 12 · General Plan, Element 4, Policy 6 · D.G. - I.B.2.e - Design Context and Neighborhood Character 3. Lot #2 and #8 will have a height limitation of 23 feet and will incorporate clerestory window design when facing adjacent residential development. Second story portion will be setback toward the interior or the project, creating a step down to one-story where adjacent to one-story development. Rear walls, including second-story portion, will incorporate enhanced architecture comparable to the front façade. Enhancement can include design treatments such a pop outs, color variation, etc. Relevant Policies · GAAP - General Land Use Policy 4, Residential Policy 1 & Design Guideline 6, 7 & 12 · General Plan, Element 4, Policy 6 · D.G. - I.B.2.e - Design Context and Neighborhood Character 4. Lots #3, #4 and Lot #7 will be limited to single-story with a maximum height limitation of 16 feet and will incorporate clerestory window design when facing adjacent residential development. Relevant Policies · GAAP - General Land Use Policy 4, Residential Policy 1 & Design Guideline 6, 7 & 12 · General Plan, Element 4, Policy 6 · D.G. - I.B.2.e - Design Context and Neighborhood Character 5. Lot #5 & #6 will have a maximum height limit of 25 feet and will incorporate clerestory window design when facing adjacent residential development. Second story portion will be setback toward the interior or the project, creating a step down to one-story where adjacent to one-story development. Rear walls, including second-story portion will incorporate enhanced architecture comparable to the front façade. Enhancement can include design treatments such a pop outs, color variation, etc. Relevant Policies · GAAP - General Land Use Policy 4, Residential Policy 1 & Design Guideline 6, 7 & 12 · General Plan, Element 4, Policy 6 · D.G. - I.B.2.e - Design Context and Neighborhood Character 10. Side and rear building facades adjacent to public right-of-way and residentially zoned property will be built with attention to architectural character and detail comparable to the front façade. Enhancement can include design treatments such a pop outs, color variation, etc. Relevant Policies · GAAP - General Land Use Policy 4, Residential Policy 1 & Design Guideline 6, 7 & 12 · General Plan, Element 4, Policy 6 · D.G. - I.B.2.e - Design Context and Neighborhood Character 8. No balconies allowed for the second story floor units facing the west and north sides of the site. Relevant Policies · GAAP - General Land Use Policy 4, Residential Policy 1 & Design Guideline 6 & 7 · General Plan, Element 4, Policy 6 · D.G. - I.B.2.e - Design Context and Neighborhood Character 9. To promote pedestrian safety, highly visibly marked crosswalks shall be included in the interior of the intersection adjacent to the reaction area. Relevant Policies · GAAP - General Design Guideline 3 6. Water harvesting techniques via the use of cisterns located at each lot throughout the development shall be utilized to convey all roof runoff into landscape areas in the residential portion, prior to discharging in the retention area(s) or adjacent washes. Relevant Policies · GAAP - Landscaping Design Guideline 4 · DGM - Water Harvesting (I.B.3.b) 9. Provide a minimum of one fifteen-(15) gallon tree, no more than ten (10) feet from the back of the sidewalk, on every lot frontage and along designated parking areas. Relevant Policies · General Plan, Element 4, Supporting Policy 4.9 · D.G. - I.B.3.c. - Placement of Trees 10. All exterior lighting must be full cutoff, and directed down and shielded away from adjacent parcels and public roadways. Relevant Policies · GAAP - Design Guideline 8 · DGM - Illumination Levels (I.B.4.e) 10. A five-foot-high block wall will be provided along the northern and western perimeters of the site. Relevant Policies · GAAP Freestanding Walls Guideline 1 · General Plan, Element 4, Policy 6 § DG I.C.3.a. - Free-standing Walls 11. Along public ROWS property lines, soften visual impacts for any wall greater than 75 feet in length and three feet in height using one or more of the following techniques. a. Vary the wall alignment (jog, curve, notch, or setback, etc.), and plant canopy trees in the voids created by the variations; b. Plant canopy trees which are proportional in scale to the height of the proposed wall at least every 25 feet along the wall; c. Use two or more materials or a visually interesting design pattern on the proposed wall. Relevant Policies · GAAP Freestanding Walls Design Guideline 3 · General Plan, Element 4, Policy 6 § DG I.C.3.a. - Free-standing Walls 10. Any required or proposed masonry screen walls shall be constructed of, or painted with, graffiti-resistant materials. 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 · GAAP Freestanding Walls Design Guideline 2 · General Plan, Element 4, Policy 6 § DG I.C.3.a. - Free-standing Walls 11. No two alike units of the same color and design shall be placed next to one another. Relevant Policies · General Plan, Element 4, Policy 6 · D.G. - I.B.2.e - Design Context and Neighborhood Character 12. A Homeowner's Association shall be established to oversee the Covenants, Conditions and Restrictions (CC&Rs) for this subdivision. The CC&R's are to include provisions for the maintenance of all common areas on the site and will include any other factors which could impact adjacent residentially zoned property Relevant Policies · GAAP - Community Policy 1 · General Plan, Element 4, Policy 6 · D.G. - I.B.2.e - Design Context and Neighborhood Character · General Plan, Element 4, Policy 5 13. Recreation areas will incorporate elements of usable open space and active/passive recreational space and those pedestrian facilities will be accessible to the handicapped These areas will be made ADA accessible with a minimum five- (5)-foot-wide path constructed of either stabilized DG, asphalt, or textured concrete.. Recreation areas will include but are not limited to a swimming pool, a ramada with picnic tables, and an outdoor grill and a children's play area with appropriate tot equipment and ground material. Relevant Policies · GAAP General Design Guideline 1 · General Plan, Element 4, Supporting Policy 6.2 · D.G. - II.A.2.a -Outdoor Activity/Play Areas 13. To increase the usability of the recreation areas, provide a wide range of shade trees from the Low Water Use Drought Tolerant List. To increase appearance, shade, and longevity diversity, provide an appropriate amount of longer living and diverse shade producing trees, including evergreens that are in the Low Water use Drought Tolerant List. Do not locate any vegetation that has thorns at maturation in the recreation area. Relevant Policies · GAAP Landscaping Design Guideline 2 · D.G. - I.B.3.d. - Plant Materials · D.G. - I.B.3.g. - Planting for Visibility and Security 14. To demonstrate compliance with four-sided architecture requirements and compatibility with surrounding neighborhood dimensioned elevation drawings with proposed colors and materials are to be submitted as a part of the platting process to CDRC. Relevant Policies · General Plan, Element 4, Policy 6 · D.G. - I.B.2.e - Design Context and Neighborhood Character 15. An archaeological assessment and survey shall be performed by a qualified archaeologist before any grading or other ground modification takes place. If cultural features or remains are found, testing and data recovery shall be completed as needed. Copies of testing plans, testing reports, data recovery plans and final reports shall be submitted to and approved by the City Historic Preservation Office prior to construction work commencing. If, during construction, human remains and associated burial items are discovered, ground disturbing activities in the vicinity of the discovery will cease, the discovery site will be secured, and the Arizona State Museum will be immediately notified as required under A. R. S. 41-865. Relevant Policies · General Plan, Element 5, Policy 1 Plan Policies Grant-Alvernon Area Plan Intent Statement: The General Land Use Policies are intended to provide criteria for determining where development is appropriate. They support development that serves to enhance the character and quality of Grant-Alvernon neighborhoods. These policies are meant to be used in conjunction with the General Design Guidelines. Policy 1. Encourage the development of child-friendly land uses when the location and design of the development is in compliance with adopted Plan polices. Examples of child-friendly development include community centers, libraries, parks, and schools. Policy 2. Encourage the development of vacant property throughout the Grant-Alvernon area to complement the existing scale, character, and identity of the surrounding neighborhood. Policy 3. Support development on the perimeter of residential areas which serves to protect and enhance the quality of life for neighborhood residents. Policy 4. Demonstrate sensitivity to surrounding uses through the use of design, location, orientation, landscaping, screening, etc., as outlined in the General Design Guidelines. Policy 5. Utilize Defensible Space Guidelines in design development (see General Design Guidelines). Policy 6. Restrict primary access for nonresidential and high-density (over 15 units per acre) residential uses, to arterial streets or to collector streets within 300 feet of an arterial, as identified in the Major Streets and Routes Plan and as allowed by other adopted Plan policies. Policy 7. Encourage developers to meet with neighborhood associations regarding development design. Policy 8. Explore incentives, such as fee waivers and tax credits, to encourage compatible residential infill development, reinvestment, rehabilitation, etc. Incentives are also appropriate for developments that will use alternative energy sources. B. RESIDENTIAL LAND USE POLICIES Intent Statement: The Residential Land Use Policies support residential development which provides a wide range of housing types to meet the diverse needs of Grant-Alvernon residents while serving to enhance the stability of neighborhoods and schools. These policies are meant to be used in conjunction with the General Design Guidelines. Policy 1. Encourage residential infill that is compatible with neighborhood scale, density, and character, as outlined in the General Design Guidelines. Policy 2. Under the guidance of the General Design Guidelines, provide for residential development in appropriate locations: b. Medium-density (between 6 and 15 units per acre, in conformance with the Residential Cluster Project (RCP) provision of the Land Use Code) residential development is appropriate where primary vehicular access is provided to an arterial or collector street and is directed away from the interior of low-density residential areas. Policy 3. Encourage continued residential use of historically residential structures throughout the Grant-Alvernon area, except as provided in Office and Commercial Land Use Policy 2. Policy 4. Promote the consolidation of parcels with common property lines when developing higher density residential uses, to provide sufficient space for adequate buffering of adjacent, less intense development. Policy 5. Encourage diversity of housing types within the Plan area. Policy 6. Encourage residential development to include secure bicycle parking areas, a well-defined pedestrian system linked to the public sidewalk system, and convenient access to transit facilities, schools, and commercial nodes. Policy 7. Promote on-site recreational areas in medium and high-density residential developments (greater than 6 units per acre). III. COMMUNITY POLICIES Policy 1. Encourage residents and property owners in the Grant-Alvernon area to form neighborhood associations and to register the associations with the Citizen and Neighborhood Services Office. Policy 2. Encourage registered neighborhood associations to explore means to obtain funds and assistance to upgrade housing in the area. IV. DESIGN GUIDELINES A. GENERAL SITE DESIGN: Guideline 1. Support child-friendly design of development, especially in public, commercial, and industrial land uses. Examples of child-friendly design elements include, but are not limited to: a. high visibility of play areas and other areas that tend to be well-used by children; b. safe, well-marked, high visibility pedestrian crossings; c. use of public art that is sturdy, visually interesting, and "hands-on." Guideline 2. Place new and existing utility wires underground where possible. Guideline 3. Provide a well-defined pedestrian system linking adjacent uses, connecting to the public sidewalk system, offering convenient access to transit facilities, and providing secure bicycle parking facilities, as an integral component of development. Guideline 4. Minimize the number of vehicular access points onto arterial and collector streets. Guideline 5. Encourage the orientation of development to take advantage of solar energy and to integrate solar technology into the design. Guideline 6. Design any development that will be adjacent to lower intensity uses to have similar spatial, mass, scale, and height elements that will harmonize with surrounding residential and nonresidential uses. Guideline 7. Protect the privacy of adjacent residential uses by locating balconies and upper story windows away from residential uses and residentially zoned property. Guideline 8. Shield all outdoor lighting and direct away from adjacent residential uses. Lighting fixtures should be as low in elevation as possible. Reflection of light should be minimized to protect residences and the viability of observatories in and around Tucson. Guideline 9. Where feasible, provide view corridors through proposed development to mountain peaks from at least one point on adjacent properties; for example, roof-lines can be varied to allow a view to mountain peaks. Guideline 10. Design signs to be compatible with the landscape plan and reflect the architectural style or theme of the proposed development. Eliminate nonconforming signs in new or expanded development and redevelopment projects. Guideline 11. Encourage development to incorporate pedestrian-scale art, such as murals, sculptures, and public spaces, into the design of the site. Guideline 12. Encourage developers to design structures so that the rear and sides of buildings are attractive and/or consistent with the facades where the side or rear portion of the building will abut residentially zoned land or land used for residential purposes. Guideline 13. In nonresidential development, encourage the use of exterior building colors that are predominant in the natural desert landscape. Guideline 14. Provide interconnectivity between and among land uses. This can be accomplished by providing vehicular and pedestrian access between adjacent uses, integrating circulation, and reducing the number of vehicular curb cuts along the street. B. FREESTANDING WALLS Guideline 1. Encourage the use of perimeter walls in development that is adjacent to existing lower intensity uses. Design walls to enhance development and complement existing, adjacent uses. Guideline 2. Promote utilization of decorative materials (such as tile, stone, or brick), coarse textured covering materials (such as stucco or plaster), colors that are predominant in the natural desert landscape, or a combination of these techniques. Guideline 3. Along interior property lines, soften the visual impact of any wall greater than 75 feet in length and three feet in height, using one or more of the following techniques a. Vary the wall alignment (jog, curve, notch, or setback, etc.), and plant canopy trees in the voids created by the variations; b. Plant canopy trees which are proportional in scale to the height of the proposed wall at least every 25 feet along the wall; c. Use two or more materials or a visually interesting design pattern on the proposed wall. Guideline 4. Along street frontages, soften the visual impact of any wall greater than 75 feet in length and three feet in height, using one or more of the following techniques: a. Vary the wall alignment (jog, curve, notch, or setback, etc.), and, on the street side of the wall, plant trees and shrubs in the voids created by the variations; b. Plant trees and/or shrubs, which are proportional in scale to the height of the proposed wall, at least every 25 feet on the street side of the wall; c. Use two or more materials or a visually interesting design pattern, which will be visible from the street, on the proposed wall. Guideline 5. On street frontages, encourage the incorporation of pedestrian access points into the design of perimeter walls of greater than 75 feet in length. Guideline 6. Encourage the planting of thorny vegetation along walls, and the use of anti-graffiti products on walls, to limit the impact of graffiti. Guideline 7. Require masonry walls to be designed in such a manner that they will not impede storm water runoff. C. PARKING AND OUTDOOR STORAGE Guideline 3. Provide evenly dispersed canopy trees within parking areas to provide shade and reduce "heat island" effects. D. LANDSCAPING Guideline 1. Meet all screening and landscaping requirements on-site or within City right-of-way, if approved by the City Engineer. Guideline 2. Plant a balanced mix of drought-tolerant canopy trees, understory shrubs, and groundcover that will visually enhance the area, especially along the frontages of streets designated by the Major Streets and Routes Plan as arterials or collectors. Placement of trees should provide shade to pedestrian areas and bus stops whenever possible. Guideline 3. Utilize accent plants at the intersections of major streets and for primary entry areas of development. Guideline 4. Incorporate water-harvesting techniques into the landscape irrigation design. Guideline 5. Provide evenly dispersed canopy trees within parking areas to provide shade and reduce "heat island" effects. 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 4 is to design and maintain streets to enhance their overall function and aesthetic quality. Supporting Policy 4.9 is to promote the planting of street trees to provide shade for the pedestrian and visual relief for the driver and bicyclist. Policy 5 is to promote neighborhood identify and visual character. Supporting Policy 5.1 encourages neighborhood associations to record, publicize, and disseminate to potential developers and the City Planning Department the list of features characterizing their area. Supporting Policy 5.3 is to support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. 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. Element 5: Cultural Heritage Policy 1. Identify, evaluate, and protect historic and archaeologic resources. 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 A. Land Use and Site Design 1. Site Planning II.A.1.b - "Safe By Design" Concepts Intent - Provide a safer development by adhering to "Safe by Design" concepts. 2. Forms/Scale/Material/Color I.B.2.d. - Rooftop Equipment Intent - Minimize mechanical equipment on rooftops to reduce negative visual impacts on neighbors and to reduce energy costs. Solution - Integrate solar energy techniques and other mechanical equipment into the overall design of the building and screen all mechanical equipment on roofs. 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 3. Buffering/Screening/ Landscape Design 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 I.B.3.b - Water Harvesting 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' apart, particularly along walkways · Clustering trees at plaza areas or other public gathering places I.B.3.d. - Plant Materials Intent - Provide a homogeneous landscape design of appropriate character using minimal irrigation. Solution - Choose the right mix of trees, shrubs, and groundcover: · Drought tolerant trees (see the City's drought tolerant plant list) · Plants similar in form and scale to existing vegetation in the area · Accent plants at entryways, changes of direction, intersections of roads, etc. · Vegetation which displays a variety of leaf size, texture, color, and, if possible, provides flowers in all seasons I.B.3.g. - Planting for Visibility and Security Intent - Select and position plant materials to aid surveillance and minimize crime. Solution - Maintain visibility of doors and windows from the street and from within the development: · Lift canopies of trees near buildings to six feet from the base of the trunk; plant larger specimens in those locations · Shrub/groundcover height near buildings should be less than 30 inches; choose low-growing varieties · Site spiny or thorny plants under ground floor windows to discourage unwanted access e. Illumination Levels (I.B.4.e) Intent- Light levels and lighting sources should be carefully chosen to provide optimum illumination. Solution - Prevent over illumination and glare, and avoid insufficient or uneven illumination, especially in areas where pedestrians and vehicles coincide. s:\caserev\sp-excpt\se07-08\ SE-07-32 Dos Hombres LLC - Columbus Blvd |
| 01/18/2008 | MATT FLICK | ENGINEERING | REVIEW | Completed | DSD Engineering has no objection or adverse comment to the approval of a Special Exception for the McCormick Ranch RCP development. The 1.62-acre parcel lies at the northwest corner of Blacklidge Drive and Columbus Boulevard. Blacklidge Drive is a divided roadway with a drainageway (Columbus Wash) between the roadways. Access to the proposed subdivision is at a location of an existing curb cut on Columbus Boulevard. The onsite street will be privately maintained. Columbus Wash is shown as a Zone AE on FIRM Panel 1644. FEMA and the City of Tucson regulate an AE zone as a 100-year floodplain. A portion of this floodplain encumbers the southern portion of the property. The developer must perform an encroachment analysis as part of the site’s development. Since the site is greater than an acre in size and the proposed density (5.55 RAC) is between 3 RAC and 6 RAC, threshold retention of the 2-year volume is required. Since the PDP indicates the use of cisterns, rather than retention basins, the typical detention/retention basin conditions are not applicable. The following condition is requested: Preparation of a complete Drainage Report, including details of detention/retention, is 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 |
| 01/29/2008 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Passed | |
| 01/29/2008 | JIMHOFF1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 01/29/2008 | JIMHOFF1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Passed | |
| 01/29/2008 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT RTA | Passed | |
| 01/29/2008 | SANDRA ZUBRICK | REZ AGENCY REVIEW | TDOT STREETS | Completed | No objections from Streets. Sandra Zubrick Jan. 17, 2008 |
| 01/29/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | No comment. Tim Bolton Principal Planner Arizona State Land Department Southern Arizona Real Estate Office |
| 01/29/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | RE: SE-07-32 Dos Hombres LLC - Columbus Blvd. The Tucson Airport Authority has reviewed the above referenced Special Exception request and has no concerns or comment. Thank you for the opportunity to review this request. Sincerely, Dennis Cady, AICP Director of Planning |
| 02/05/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | PARKS AND RECREATION DEPARTMENT - SPECIAL EXCEPTION COMMENTS SE-07-32, Dos Hombres LLC - Columbus Blvd. R-1 (RCP, less than 5 acres) 2/5/08 jsh General: This 1.6-acre vacant site is located at 3103 N. Columbus Boulevard, at the northwest corner of Columbus Boulevard and Blacklidge Drive. Because the proposal is for a residential cluster project (RCP) that is less than 5 acres in size, the special exception process is required. The proposed single-family residential development is consistent with the surrounding uses, which include townhomes to the north and west, and apartment to the south, across Blacklidge. McCormick Park is to the east across Columbus, and the Columbus Wash is to the south, in the Blacklidge Drive right-of-way. The site is within the urbanized metropolitan area, and this is considered an infill project. Land Use Plan: The site is within the bounds of the Grant-Alvernon Area Plan. Policy guidance is provided as follows. Recreational Facilities - Neighborhood Conservation/Enhancement Policy 1 is to incorporate neighborhood amenities, including but not limited to open space, recreational facilities, … into development projects whenever feasible. Onsite recreational facilities are shown on the site plan. Parks staff will defer to the Department of Urban Planning and Design regarding the onsite recreational facilities. However, the facilities shown appear to be acceptable. Pedestrian Connectivity - Transportation Policy 2 is to improve pedestrian and bicycle facilities. General site Design Guideline 14 is to provide interconnectivity between and among land uses. The site is directly west of McCormick Park, and less than a mile south of Rillito Creek and the Rillito River Park. Residents of the proposed development and neighbors could use both parks as recreational amenities. Connectivity between McCormick Park and Rillito Creek is provided via Columbus Boulevard, Fort Lowell Road, Alvernon Way and Blacklidge Drive. To facilitate pedestrian connectivity between McCormick Park and the Rillito River Park using neighborhood streets, staff recommends that the sidewalk along the northern side of Blacklidge adjacent to the proposed development be five (5) feet wide. RECOMMENDATION: The following is recommended as a condition of granting the proposed special exception land use: 1) The sidewalk adjacent to the southern site boundary along Blacklidge Drive shall be five (5) feet wide. Reviewed By: Joanne Hershenhorn S:\PARKS_AND_REC_DEPT\REVIEW_COMMENTS\Special_Exception\2008_Reviews\SE-07-32_Dos_Hombres_Columbus_Blvd.doc |