Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T08SE00007
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/30/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 05/05/2008 | MATT FLICK | ENGINEERING | REVIEW | Completed | Adequate information exists to determine compliance with the Cragin-Keeling Area Plan. |
| 05/08/2008 | STEVE SHIELDS | ZONING | REVIEW | Completed | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) Clarum Yavapai Yavapia Road, R-1 Special Exception - SE-08-07 The proposed residential cluster project, located on parcels 106-04-088A, 106-03-034A, 106-03-034B & 106-03-032B, zoning is R-3. The existing use falls under the Residential Use Group, Sec. 6.3.8, Family Dwelling "RCP-7", subject to: Sec. 3.6.1and Sec. 3.5.7.1.F. The submitted plan, showing the proposed residential cluster project is acceptable to continue the review for the zoning examiner's report. Should you have questions, contact me at 837-4956 please. Steve Shields, Lead Planner City of Tucson, Development Services Department |
| 05/08/2008 | JUDITH IMHOFF | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-08-07 Clarum Yavapal, LLC - Yavapai Road R-3 Special Exception Under Five Acres Cragin-Keeling Area Plan 05/06/08 drcorral This request is being processed as a Special Exception to allow for the development of a Residential Cluster Project (RCP) under five acres. The site will consist of a total of 34 two- and-one-story single-family units. The site is located on Yavapai Road and is bounded by R-3 zoning on all sides with a mixture of one and two-story residential developemnt. The zoning site is within the Cragin-Keeling Area Plan (CKAP). The City of Tucson's General Plan and Design Guidelines Manual also provide policy and guidance for land use. Plan Policy Summary: The CKAP is intended to guide future development while protecting and improving existing neighborhoods and plan policies are used in evaluations of Residential Cluster Project (RCP) subdivisions. The CKAP encourages new residential development that preserves and enhances the existing residential character of the area. Residential Policy 1 is to preserve and enhance the integrity of established interior neighborhoods. Residential Policy 2.a. is to ensure that new residential development is sensitively designed to enhance existing land uses by compatibility of scale, density, and character of existing development. This is accomplished by employing appropriate design elements and buffering techniques during the rezoning and associated development review processes. Plan Compliance The applicant held a neighborhood meeting on February 28, 2008. Approximately 17 neighbors attended. Based on the information provided, neighbors focused on impacts to the neighborhood, preservation of views, lighting and privacy issues. A Site Inventory and Design Compatibility Report were included as part of the application. Sufficient information was provided to demonstrate that the proposal is in substantial compliance with the Cragin-Keeling Area Plan and the General Plan. A plan amendment is not required. The detailed review will focus on sufficient buffering treatment for privacy of the residentially zoned properties to the south, east and west. This can be accomplished by ensuring that new development be compatibly designed through techniques such as; setbacks, transitioning of heights, the use of varying rooflines to preserve view sheds, and placement of second-story windows and balconies to protect the privacy of adjacent residential uses. Recommendation Staff recommends that this application be accepted for further processing. Plan Policies & Design Guidelines Craigin-Keeling Area Plan Plan Implementation The policies in the Cragin-Keeling Area Plan are implemented through a variety of processes, with the rezoning process being the primary implementation tool. The following covers the major areas of application. 4. Plan policies are used in evaluations of Residential Cluster Project (RCP) subdivisions. LAND USE POLICIES Policies: 1. Preserve and enhance the integrity of established interior neighborhoods by utilizing comparable zoning (see Conceptual Land Use Map). a. Encourage neighborhoods to identify those features such as building materials, colors, landscaping, or building design which by repetition characterize their area and to establish a list of such unifying element(s). b. Encourage neighborhoods to record, publicize, and disseminate to the public, potential developers and the City Planning Department the list of features characterizing their area which has been accepted by the neighborhood association. c. Encourage neighborhoods to work with residents/developers to incorporate one or more of these design features in future remodelings and in new construction. 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. c. Redirect through traffic onto major streets. 3. Promote residential infill in appropriate locations. a. Low-density residential development (1-6 units per acre) is appropriate in the interior of established low-density neighborhoods and along local streets. b. Medium-density residential development (7-14 units per acre with higher densities allowed under the RCP option) is appropriate along collector streets and arterial streets. c. High-density residential development (15 or more units per acre) is generally appropriate along arterial streets. Transportation 9. To provide for safe and efficient vehicular access throughout the Cragin-Keeling area, proposed developments should be designed to: a. Direct traffic from higher intensity uses directly onto major streets and away from residential areas. b. Minimize the number of ingress/egress points from new development onto major streets. c. Require an internal pedestrian circulation system within new development that connects to the public sidewalk system. d. Provide all required parking, loading and vehicle maneuvering areas on-site and off the street. e. Ensure that the traffic generated by new development will not overburden the street systems of the area. 10. Provide safe and efficient pedestrian access throughout the Cragin-Keeling area. b. Require sidewalks in all new private and public development per the adopted sidewalk policy. PARKS AND RECREATION Policies: 2. Encourage developer/owners to provide recreational areas within new residential development for owners, tenants and employees. GENERAL DESIGN GUIDELINES 1. During the rezoning and development review processes require the appropriate design elements and buffering techniques to mitigate the potential negative impacts of more intense development on established neighborhoods. Such techniques include: a. the use of greater setbacks other than Code required; b. clustering, to allow for adequate buffering; c. softening of architectural elements with the use of drought tolerant or native, low pollen vegetation; d. screening of parking areas with decorative masonry walls, earth berms, a dense screen of shrubs, and canopy trees, or a combination of these design elements; e. screened or covered storage areas; f. low sodium shielded and directed lighting located no higher than 25 feet in height; g. height and density transitions to mitigate visual impacts to adjacent less intense land uses; h. sensitive window and balcony locations to ensure privacy; i. providing view corridors to the mountains; j. provide for noise abatement; k. screening of mechanical/electrical/gas equipment; and l. the side and rear of building to be commensurate with appearance with the facade. 4. To enhance public safety and reduce the incidences of crime, new development should incorporate appropriate "Safe By Design" concepts from the Police Department in the development plans. a. Utilize curbs and sidewalks to define public, semi-public and private areas. b. Utilize screening which allows visibility and the surveillance of the project and/or which creates an effective barrier around the property. c. Plant material, when used in areas adjacent to doors and windows, should be of such a height (e.g. less than 30 inches or with a greater than six foot space between the ground and the canopy) to retain visibility of building openings from the street or from other properties. Where possible, thorny or spiny plant species should be utilized. d. Define areas of influence through the use of design elements, such as walls, fences, changes in level or grade, lights, entryways design, or change in paving patterns and texture. e. Locate building entryways so that they are visible from other buildings, apartment entryways, and units. f. Allow residents to view entryways and corridors that serve them. g. Provide lighting at doorways and windows. 2. Utilizing amenities and distinctive design elements to extend the private space of individual units into landings or corridors. 3. Disperse and symbolically assign project amenities to certain units or cluster of units. 4. Locating children's and other outdoor recreation areas so that they are visible from a maximum number of units. 5. Soften the visual impacts of parking areas of more than four parking spaces which are located along major streets by: a. Providing landscaped earthen berms, a dense screen of evergreen shrubs or a three foot high masonry wall; and, b. Minimizing the number of vehicular access points. 6. Decrease heat absorption within parking areas and along the street frontages by planting trees that are drought resistant and pollen free. Trees can be clustered or dispersed throughout the parking area. 7. Require a variety of rooflines in new development which call for proposed building heights in excess of 20 feet. 8. Provide a transition of height and/or densities for proposed developments located adjacent to less intense residential uses, unless a combination of other mitigation measures provides adequate buffering. 9. Utilize a decorative, masonry wall as a screening element along arterial street frontages to mitigate views, traffic and noise and to enhance the visual continuity when compatible with existing adjacent uses. 10. Soften the visual impact of masonry walls greater than 75 feet in length and/or greater than three feet in height with the provision of the following: a. Drought tolerant and/or native trees and understory vegetation dispersed proportional in scale to the wall; b. Varied wall alignment (jogged, curved, notched or setback); c. Use of colors found predominately in the natural desert landscape; and d. Construction of walls with decorative and textured materials such as tile, stone or brick or a visually interesting design pattern. 11. Screening of electrical, mechanical and other free-standing equipment should consist of a masonry wall and landscaping with drought tolerant vegetation. 13. Require all signs to be designed as an element of the landscape plan with only one freestanding monument style sign allowed per parcel. Design of the sign should be compatible with the architectural style/theme of the proposed development. 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. 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 s:\caserev\sp-excpt\se07-08\ SE-08-07 Clarum Yavapal, LLC - Yavapai Road ipc |