Permit Review Detail
Review Status: Completed
Review Details: BOARD OF ADJUSTMENT
Permit Number - T08SA00340
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 | Approved | C10-08-15 S.T. PROPERTIES OFFICE BUILDINGS/S.T. PROPERTIES, 2200-2230 EAST SPEEDWAY BOULEVARD, O-3 The Engineering Division recommends the Development Services Director’s decision to deny DDO 08-101 be reversed. |
| 10/17/2008 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic has no objections to the proposed variance. |
| 10/22/2008 | ANY | COMMUNITY PLANNING | REVIEW | Approved | DEPARTMENT OF URBAN PLANNING AND DESIGN C10-08-15 S.T. PROPERTIES OFFICE BUILDINGS/S.T. PROPERTIES 2200-2230 EAST SPEEDWAY BOULEVARD, O-3 Alvernon-Broadway Area Plan 10/17/08 D. Estolano The applicant is appealing the Development Services Director's denial of Design Development Option (DDO) application DDO-08-101. The applicant's project is developed with the former Ronald McDonald House located on Speedway Boulevard west of Tucson Boulevard and is zoned "O-3" Office. The applicant proposes a change of use, from children's Medical Services use to Medical and Administrative and Professional Office uses. This change of use triggers additional parking requirements that cannot be accommodated on the site. Case DDO-08-101 is a request by a property owner (S.T. Properties) to allow a substitution of additional, non-required landscaping in lieu of providing five (5) additional motor vehicle parking spaces. Tucson Land Use Code (LUC) Sections applicable to the project include, but are not limited to Section 2.4.3 which provides the design criteria applicable to commercial development in the O-3 zone, and Sections 5.1.7.3 and 5.3.5.3 (DDO Findings) which provide the DDO regulations applicable to this landscape substitution request. The applicant is requesting a reversal of the Development Services Director's decision to deny DDO 08-101. The site is within the boundaries of the Alvernon-Broadway Area Plan (Plan), which provides development guidelines applicable to this request. The City's General Plan and the companion Design Guidelines Manual also provide guidance. Alvernon-Broadway Area Plan The purpose of the Plan is to guide future development while protecting and enhancing existing uses. Some of the general goals are to identify appropriate locations for new development, and to protect private property rights and recognize deed restrictions. 4NONRESIDENTIAL LAND USE POLICIES Background: The nonresidential policies are intended to limit office and commercial development to locations that are most suited to handle the intensity of such uses in terms of traffic generation and other potential impacts on adjacent residential uses. Policy 2 - Limit new office and commercial uses and redevelopment of existing uses to the locations shown on the Conceptual Land Use Map when all of the following criteria are met: b. All parking and maneuvering requirements can be met on-site, or, if off-site, on locations that have been historically used for parking in conjunction with the site. City of Tucson General Plan Element 2 - Land Use: Policy 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. Policy 5.2 Support community-scaled commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. Policy 5.3 Support neighborhood-related commercial uses accessible from adjacent neighborhoods and located at the intersection of arterial streets, and collector streets, or collector streets. Element 4 - Community Character and Design: Policy 6 Promote quality in design for residential, commercial, industrial, mixed-uses, and publicly-funded development. 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. Policy 6.3 Office/commercial/park industrial development should incorporate solutions and strategies that promote appropriate design elements, such as connectivity and consolidation, while responding to adjacent residential development, improving the streetscape, and enhancing the experience and perception of employees and customers through scale and mass considerations. Policy 6.6 Solutions and strategies included in the Design Guidelines Manual should be utilized to provide an improved level of community design. Element 6 - Conservation, Rehabilitation, and Redevelopment: Policy 3 Promote the continued physical and economic viability of the city's neighborhoods and commercial districts. Policy 3.3 Provide for the continued economic viability of existing neighborhoods and commercial districts by promoting safety and maintenance programs and by encouraging appropriate new development. Policy 4 Support appropriate locations for commercial and office uses, with priority for development and redevelopment within the existing urbanized area, in order to use and improve existing infrastructure, increase pedestrian activity and transit uses, retain small businesses, and meet residents needs for goods and services in a cost-effective and equitable fashion. Design Guidelines Manual e. Reduced Parking Trade-off for Site Amenities (I.A.4.e) Intent - Increase pedestrian and landscape amenities in redevelopment projects by reduced parking. Solution - Required parking can be reduced if a sufficient level of parking is maintained and the following site improvements are provided: " Enhance streetscape " Landscaped pedestrian walkways perpendicular to buildings " Landscaped and shaded pedestrian seating areas " Shaded pedestrian linkages through project Discussion The applicant proposes a change of use, from children's Medical Services use to Medical and Administrative and Professional Office uses. This change of use triggers additional parking requirements that cannot be accommodated on the site. The applicant is requesting a reversal of the Development Services Director's decision to deny DDO 08-101 that would allow a substitution of additional, non-required landscaping in lieu of providing five (5) additional motor vehicle parking spaces. The Broadway-Alvernon Area Plan states that all parking and maneuvering requirements are to be met on-site, or, if off-site, on locations that have been historically used for parking in conjunction with the site. The Design Guidelines Manual states that required parking can be reduced if a sufficient level of parking is maintained and the if streetscape can be enhanced. The requested variance is not inappropriate given the site does not propose any increase in building area. Generally, the applicant is adhering to the Plan's guidelines for development, as Plan policy supports reinvestment in City neighborhoods and infill development. As well, it promotes a mixture of nonresidential and residential uses along major transportation corridors and in or adjacent to regional activity centers and employment centers. Conclusion Based on the circumstances surrounding the development, the Plans support the applicant's request to reverse the Development Services Director's decision to deny DDO 08-101 that would allow a substitution of additional, non-required landscaping in lieu of providing five (5) additional motor vehicle parking spaces |