Permit Review Detail
Review Status: Active
Review Details: BOARD OF ADJUSTMENT
Permit Number - T08SA00417
Review Name: BOARD OF ADJUSTMENT
Review Status: Active
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/26/2008 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic recommends alley access as the primary access point for the proposed development due to the proximately of the Glenn St/Mountain Ave intersection (a major intersection per COT's Major Streets and Routes map). The developer shall provide a suitable asphalt structural section for the portion of alleyway that is along the frontage of this property. |
| 11/26/2008 | JIM VOGELSBERG | ENGINEERING | REVIEW | Approved | The Engineering Division has no objection/adverse comments associated with this variance request. -JPV |
| 11/28/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 12/01/2008 | DCORRAL1 | COMMUNITY PLANNING | REVIEW | Completed | URBAN PLANNING AND DESIGN COMMENTS C10-08-18 MOUNTAIN AND GLENN DUPLEX UNITS, LOT 1 AND LOT 2/CITY LOTS, LLC, 1218 AND 1226 EAST GLENN STREET, R-2 Cragin-Keeling Area Plan 11/26/08 drcorral The project site located on the southwest corner of North Mountain Avenue and East Glenn Street is comprised of two lots proposed for development with a duplex on each lot. The proposed development requires compliance with all Land Use Code (LUC) development criteria applicable to new construction. LUC Sections applicable to this project include, but are not limited to Section 2.3.5 which provides criteria for residential development in the R-2 "Residential" zone, Sections 3.2.3 and 3.2.6 which provide the development criteria for perimeter yard (setback) requirements applicable to all principal and accessory structures, and Section 3.2.8 which provides the access requirements for these lots. The applicant is requesting variances to reduce the west perimeter yard on Lot 1 and the east perimeter yard setback on Lot 2, to allow primary access to both lots via the public alley, allow vehicular maneuvering in the alley, and to allow the parking area access lane (alley) a reduced width. The site is within the boundaries of the Cragin-Keeling Area Plan, which provides land use guidance for variance request. The City of Tucson General Plan and the Design Guidelines Manual provide additional relevant design guidelines and applicable land use direction for this request. CRAGIN-KEELING AREA PLAN Intent Statement: To guide future residential development and ensure the compatibility of new development with existing land uses within the Cragin-Keeling area. The policies recognize the residential character of the plan area and the potential for impacts from new higher intensity residential and commercial developments. The land use policies should be used in conjunction with the General Design Guidelines to ensure that new development is designed in harmony with the existing neighborhood. Residential Policies: 2. Improve and preserve the quality of life in residential areas. a. Ensure that new residential development is sensitively designed to enhance existing land uses by compatibility of scale, density, and character of existing development as outlined in the General Design Guidelines. b. Support new residential development on the perimeter of residential areas which serves to protect and enhance the quality of life for neighborhood residents 1.) Require appropriate design elements and buffering techniques during the rezoning and associated development review processes to ensure the sensitive design of new development in established neighborhoods as outlined in the General Design Guidelines. These elements must be shown on rezoning concept plans and development plans. 2.) 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. 3.) Require all parking and vehicle maneuvering to be located off-street. c. Redirect through traffic onto major streets General Plan Element 4: Community Character and Design Policy 5: Promote neighborhood identity and visual character Supporting Policy 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. 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 6.3: 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 2: Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Design Guidelines 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 4. Vehicular Circulation and Parking b. Vehicular Access Points (I.A.4.b) Intent - Maintain maximum efficiency and minimize interruptions to traffic flow on arterial streets. Related Policy Link - LU Policy 3 (3.9; 3.10) Solution One - Design vehicular access points to minimize interruptions to arterial traffic flow through use of the following: · Limit number of vehicular access points · Locate access points at optimum positions · Consolidate or eliminate excess curb cuts c. Parking, Loading, and Maneuvering (I.A.4.c) Intent - Provide safe vehicular parking, loading, and maneuvering, with attention to functional and aesthetic concerns such as trash removal, emergency access, and reduction of heat build-ups. Related Policy Link - LU Policy 3(3.10) Solution One - Develop a comprehensive vehicular circulation system that allows parking, loading, and maneuvering to be contained wholly within the development. Functional and aesthetic issues could be addressed through the following: · Shared loading area and dumpsters · Alley access and screening of dumpster · Use of vegetation and alternative paving materials to reduce heat build-up DISCUSSION The applicant's properties are located at the southwest corner of Mountain Avenue and Glenn Street and consist of two lots of approximately .154 and .158 acres in size. The applicant proposes to construct a duplex on each of the lots and is requesting a variance to allow primary access to both lots via the public alley, allow vehicular maneuvering in the alley, and to allow the parking area access lane (alley) a reduced width. The Craign-Keeling Area Plan encourages the consolidation of adjacent development parcels to provide integrated vehicular circulation and access through joint use agreements to reduce the number of curb cuts along the street. Both of these lots front on Glenn Street and one lies along Mountain Avenue, both designated as arterial streets per the Major Streets and Routes Plan. Providing a curb cut for access for lot 1, which is directly on the corner of Glenn Street and Mountain Avenue is not feasible, given its location near the intersection. Lot 2 has an existing curb cut on Glenn Street, but it is within 100 feet of a "4-way flashing stop" intersection, creating a potential for traffic congestion along Glenn Street which would negatively impact the neighborhood; therefore is not in keeping with the intent of the plan. As such, allowing the alley to be used for primary access and maneuverability for both lots is supported by the plan. Both the Cragin-Keeling Area Plan and General Plan promote neighborhood identity, visual character, and quality design in residential areas. In addition, both Plans state that established residential neighborhoods should be protected by supporting only compatible development. 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 applicant 's variance request to reduce the west perimeter yard on Lot 1 and the east perimeter yard setback on Lot 2 does not conflict with the intention of the plans. CONCLUSION The applicable Plans support the variance requests. s:\caserev\boa\10-08-18.doc |