Permit Review Detail
Review Status: Completed
Review Details: BOARD OF ADJUSTMENT
Permit Number - T08SA00339
Review Name: BOARD OF ADJUSTMENT
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/09/2008 | MARTIN BROWN | FIRE | REVIEW | Approved | |
| 10/15/2008 | JIM VOGELSBERG | ENGINEERING | REVIEW | Denied | C10-08-14 SHARRAH RESIDENCE EXPANSION/J. SHARRAH, 327 EAST PASTIME ROAD, R-2 The Engineer Division recommend the Development Services Director’s decision to deny DDO 08-70 be upheld. |
| 10/17/2008 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Denied | TDOT-Traffic does not accept the proposed variance. The applicant/developer is required to provide 18 feet in driveway length between the garage and the edge of pavement along Geronimo Avenue. |
| 10/22/2008 | ANY | COMMUNITY PLANNING | REVIEW | Denied | DEPARTMENT OF URBAN PLANNING AND DESIGN C10-08-14 SHARRAH RESIDENCE EXPANSION/J. SHARRAH 327 EAST PASTIME ROAD, R-2 North Stone 10/15/08 drcorral The applicant is appealing the Development Services Director's decision to deny Design Development Option (DDO) case DDO-08-70. The applicant proposes to expand the existing dwelling with first and second floor additions. The applicant filed a Design Development Option (DDO) application with the Development Services Department (DSD) requesting the zoning approval necessary to allow construction of expansions with reduced setbacks. The applicant's DDO was denied in part, due to a protest on the project's non-compliance with the required DDO Findings of LUC Section 5.3.4.3.F, H, I, J, K, and M. Tucson Land Use Code (LUC) Sections applicable to this project include Section 5.3.4.3 (DDO Findings); Section 2.3.5 which provides the design criteria applicable to residential development in the R-2 zone; Sections 3.2.3, 3.2.5 and 3.2.6 which provide the development criteria for all structures; and, Section 5.1.7.3 which provides for the Board of Adjustment to hear and decide on appeals made to the Development Services Director's decision on DDO applications. The applicant is requesting a reversal of the Development Services Director's decision to deny DDO 08-70. Policies The site is within the boundaries of the North Stone Neighborhood Plan, which provides land use guidance for the variances requested. The City of Tucson General Plan and the Design Guidelines Manual provide additional relevant design guidelines and applicable land use direction for this request. North Stone Neighborhood Plan PLAN GOALS The North Stone Neighborhood Plan is intended to guide future development in the area, while protecting and enhancing existing neighborhoods. The overall goals of the plan are to: 1. Encourage a compatible mix of residential, office, and commercial uses in the plan area, while protecting the integrity of existing neighborhoods. RESIDENTIAL Overall Goals: A. Allow for a diversity of housing types while providing mitigation measures to buffer inharmonious land uses. Policies: 1. Preserve and enhance the integrity of established neighborhoods. 3. Ensure the compatibility of new residential development with existing land uses. BUFFERING TECHNIQUES AND VISUAL CRITERIA ARCHITECTURAL ELEMENTS Overall Goal: Design architectural elements to be compatible with existing residences and preserve mountain views. 1. Provide a transition of heights and/or densities for proposed development adjacent to less intensive residential uses, unless a combination of other mitigation measures provides adequate buffering. City of Tucson General Plan Element 4: Community Character and Design Policy 5 Promote neighborhood identity and visual character. 5.4 Promote subdivision design that responds to the physical characteristics of the site, adjacent land use patterns, and unique visual qualities. Street design, lot size and layout, building orientation, and pedestrian and bicycle circulation should together help to create a cohesive, distinct neighborhood that is an asset to the larger community. Unconnected and/or monotonous designs and repetitive building footprints and orientations should be avoided. Policy 6 Promote quality in design for residential, commercial, industrial, mixed-use, and publicly-funded development. 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. 6.2 Residential development should enhance the quality of life for residents by incorporating safe, innovative design that integrates design elements, such as connectivity, open space, pedestrian networks, and landscaped streetscapes. 6.6 Solutions and strategies included in the Design Guidelines Manual should be utilized to provide an improved level of community. DESIGN GUIDELINE MANUAL I. Residential Development B. Community Character and Design 1. Spatial and Functional Relationships a. Subdivision Streetscape Intent: Add visual interest and character to the streetscape and increase the overall appeal of the development Solution: Vary the following to add character and interest and to create a sense of uniqueness - Building footprint - Building orientation - Setbacks - Orientation of garages and porches b. Pedestrian-oriented Streetscape Intent: Encourage pedestrian-oriented activity in subdivisions by creating a streetscape of human scale, which increases the use of walkways and sidewalks, thereby making neighborhoods safer. Solution: De-emphasize garages and accessory buildings and orient porches, doors, and windows to the street: - Integrate garages and accessory buildings into the overall architectural design - Avoid prominent and repetitious placement of garages - Use side or rear garage access - Use shared driveways among clustered units Discussion The applicant is requesting a reversal of the Development Services Director's decision to deny DDO 08-70 in which the applicant proposed a reduction in the west side yard setback from 20'5" to 3' to allow for a 2nd story addition, and a reduction from 8'11" to 6'.6 to accommodate an exterior staircase and a reduction to the east side setback from 18' to 11'9" to accommodate a carport or garage. One The North Stone Neighborhood Plan and the General Plan do not specifically address carport/garage driveways; though one of the goals of the NSNP is to provide safe and efficient circulation systems for all modes of transport, including pedestrian. Decreasing the carport/garage driveway to 11'9" would present potential site-visibility safety issues for pedestrians and vehicles The plans state 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 adjacent properties, and the community. The North Stone Neighborhood Plan states to allow for a diversity of housing types while providing mitigation measures to buffer inharmonious land uses. The plan does allow a transition of heights and/or densities adjacent to less intensive residential uses, when a combination of other mitigation measures can provide adequate buffering. This would mean incorporating privacy mitigation strategies such as increased setbacks, and clerestory windows. As such, a reduction to the west side yard setback is does not appear to be a compatible with the existing neighborhood. CONCLUSION The North Stone Neighborhood Plan, the General Plan, and the Design Guidelines Manual provide policy direction to protect and enhance the integrity of established neighborhoods, while preserving mountain views. The applicant's is not consistent with the intent of the plans; therefore, not supported. |