Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T08SE00007
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/08/2008 | JIMHOFF1 | DOT ENGINEERING | REVIEW | Completed | TDOT Engineering has reviewed the subject rezoning request and offers the following comments/conditions/requirements: 1. Any relocation, modification, etc., of existing utilities and/or public improvements necessitated by the proposed development will be at no expense to the Public. 2. Dedication, or verification of existence, of appropriate abutting rights-of-way as determined by DSD. 3. Installation of appropriate abutting street improvements (curb and sidewalks) as required by DSD. |
| 05/08/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 05/12/2008 | JIMHOFF1 | REZ AGENCY REVIEW | ADOT | Completed | ADOT has NO COMMENT on this Project Douglas Kratina |
| 05/13/2008 | JIMHOFF1 | ENV SVCS | REVIEW | Completed | ES has no objections to this request. DP will need to demonstrate adequate street frontage access and with curbside area wide enough to support both refuse and recycle APC service. Collection area should not conflict with driveways or other obstructions. Thanks, Andy Vera City of Tucson Environmental Services |
| 05/14/2008 | PETER MCLAUGHLIN | LANDSCAPE | REVIEW | Completed | The landscape section has no comments or objections. |
| 05/15/2008 | STEVE SHIELDS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: Clarum Yavapai Yavapia Road, R-1 Special Exception - SE-08-07 TRANSMITTAL: May 15, 2008 1. 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. Development designator "RCP-7" requires or allows the following: Minimum site area 0 Density allowed per acre = 44, (44 x 4 acres = 176 dwelling units), Density proposed per acre = 8.5, (8.5 x 4 acres = 34 dwelling units) Site coverage allowed = 70% Site coverage proposed = 57% Maximum building height allowed = 40 feet Building height proposed = 23 feet Interior perimeter yard indicator = CC 2. Zoning has reviewed this proposal for compliance with The City of Tucson Development Standard Land Use Code (LUC). 3. The proposed guest parking that backs out on to the proposed street does not match any of the street cross sections in Development Standards. A Development Standards Modification Request (DSMR) is required for the proposed parking/street cross section. 4. The required guest parking is one per dwelling unit within the subdivision or 34 required. The provided plan only shows 22 that will work. The two parking spaces shown within the west cul-de-sac are not allowed, see D.S. 3-01 figure 20. 5. The provided typical cross section for interior roads on sheet 4 of 4 does not provide the overall dimension for the right of way (ROW). A DSMR is required if the overall dimension does not meet the required 40'-0", see D.S. 3-01 figure 1. Off-Street Parking: Required 34, Provided 22 If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 05/19/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | CASE: C9-08-07, CLARUM YAVAPAI, LLC COMMENT: NO OBJECTIONS OR ADVERSE COMMENTS Vehicle Trip Generation: Daily: 325 PM Peak: 34 Please call if you have questions or need additional information. KoSok Chae |
| 05/21/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | No objections 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. Site plans shall include Water Harvesting Plan & Detail sheet(s) showing all water harvesting locations at the site including common areas, perimeter buffer areas and any retention/detention basins and should include the length, width and finished depth of the water harvesting areas, curb openings, raised walkways, use of mulch, and drainage arrows showing runoff routing to each water harvesting area and information on where overflow will be routed. The Office of Conservation and Sustainable Development shall be consulted regarding water harvesting principles, techniques, and code requirements. Please contact Ann Audrey at 837-6932, or Frank Sousa at 837-6581 to make an appointment. |
| 05/23/2008 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic has no objections to the proposed special exception |
| 05/27/2008 | ROGER HOWLETT | 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 05/20/08 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 development. The zoning site is within the Cragin-Keeling Area Plan (CKAP). The City of Tucson's General Plan (GP) and Design Guidelines Manual (DG) also provide policy and guidance for land use. Plan 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. Analysis This is a Special Exception request to allow for the development of an RCP that is less than five acres in size. Policies in the CKAP, in conjunction with the General Plan and the Design Guidelines, are used in evaluations of RCP subdivisions. It is the intent of the CKAP to preserve and enhance the integrity of established interior neighborhoods by encouraging neighborhoods to identify those features such as building materials, colors, landscaping, or building design which, by repetition, characterize their area and establish a list of such unifying element(s). To conform to the aesthetic standards and requirements of RCP's, variation in rooflines shall be incorporated and building facades shall be built with attention to architectural character and detail comparable to the front façade, particularly if rear and side facades are visible from streets or adjacent properties. Enhancement can include design treatments such a pop outs, color variation, etc. with no two alike units placed adjacent to one another. Furthermore, all exterior mechanical equipment shall be screened from view from adjacent development and street frontages and designed to be architecturally integrated into the overall design of the development. According to the applicant's preliminary development plan (PDP), the proposed project will consist of one and two-story units. The southern border, adjacent to one-story, single-family residential units shall consist of one-story units easing the visual transition to the two-story units proposed within the interior of the site. The design theme shall consist of a Sonoran desert color scheme. All exterior mechanical equipment shall be screened from view from adjacent development and street frontages, and will be architecturally integrated into the overall site design. In order to demonstrate buildings will be visually interesting, have a design theme, and be compatible with the surrounding neighborhood, dimensioned and colored elevation drawings shall be submitted with the development plan. The CKAP calls for an internal pedestrian circulation system that connects to the public sidewalk system. The PDP shows pedestrian circulation will be provided via sidewalks located on both sides of the streets within the site, connecting to public sidewalks along Yavapai Road. The Plans also encourage the creation of cooling microclimates along pedestrian paths that are internal to the subdivision. In order to achieve a microclimate, a minimum of one fifteen (15) gallon tree, no more than ten (10) feet from the back of the sidewalk, on every other lot frontage must be provided. This requirement shall be shown on the landscape plan along with a note indicating such. The Plans call for innovative site design to include design elements of usable open space and active/passive recreational space and that those recreation facilities be accessible to the handicapped. The PDP indicates a retention/detention basin will serve as a park. Amenities shall be added and will include for example: tables, outdoor grills, and/or shaded sitting area(s), adult exercise equipment (PAR course) or a tot lot with appropriate tot equipment and ground material. To increase the usability of the recreation areas, shade trees selected from the Low Water Use Tolerant List are to be shown on the landscape plan. The Plans require that appropriate design elements such as fences, walls, vegetation, etc. be proposed when locating higher density residential in adjacent to established neighborhoods. The applicant proposes a six-foot-high decorative wall around the perimeter of the site with a ten-foot-wide landscape buffer along Yavapai Road. The perimeter screen walls adjacent to right-of-way shall be decorative and painted with colors found predominately in the natural desert landscape and be graffiti-resistant material. Walls that abut open space areas or common areas, shall meet the following criteria: the masonry portion of the wall does not exceed four (4) feet in height, except for pillars, and be finished with wrought iron or other similar open fencing materials on top to achieve the safe-by-design goal. Other wall design approaches can be proposed that achieve the same safe-by-design goal. The CKAP also calls for decreased heat absorption within parking areas. The applicant shall provide one tree for every four guest parking spaces for shading and for reducing 'heat island' effect. Water harvesting techniques shall be incorporated into the development in accordance with C.O.T. Water Harvesting Guidance Manual. The applicant has indicated rainwater harvesting design techniques will be used at individual home sites and park site. The Plan calls for signs to be designed as an element of the landscape plan. The signage plan shall be combined with the landscape plan and shall be designed to avoid conflicts between plant material and sign placement and shall aesthetically tie together the various uses and tenants. Recommendation Policy direction of the CKAP and the GP support this Special Exception request to allow for the development of an RCP under five acres. To enhance the site's compliance with the policies and intent of the CKAP and the GP, the following are recommended as conditions of rezoning: 1. Submit Water Harvesting Plan & Detail sheet(s) at time of review submittal for Grading and Landscape Plans. Water Harvesting Plan will indicate concept design for stormwater runoff routing through publicly visible landscaped areas (i.e., front yards, common space, perimeter buffer areas) and details will illustrate design specifics (i.e, depth of basin, swale, curb openings, raised walkways, use of mulch, etc). City of Tucson Water Harvesting Guidance Manual has examples of water harvesting techniques. Relevant Policies & Guidelines: · CKAP - General Design Guidelines Policy 2.b. · GP - Element 14: Supporting Policies 4.1 & 4.3 · DG - I.B.3.b. - Water Harvesting 2. All exterior mechanical equipment shall be screened from view from adjacent development and street frontages, and shall be architecturally integrated into the overall design of the development. Relevant Policies · CKAP - Land Use Policy 2.b.1 · CKAP - General Design Guideline 1.k · General Plan, Element 4, Policy 6 & 6.1 · DG I.B.2.d - Rooftop Equipment 3. To enhance public safety and reduce the incidences of crime, "Safe by Design" concepts will be incorporated in the development plan for review by the Tucson Police Department. Relevant Policies · CKAP - General Design Guideline 4 ¨ D.G. - II.A.1.b - "Safe By Design" Concepts 4. Patio walls for units 34 & 38 abutting recreation areas will incorporate view walls to address safe-by-design concepts. Relevant Policies ¨ CKAP - General Design Guideline 4.b. ¨ General Plan, Element 4, Supporting Policy 6.2 ¨ D.G. - II.A.1.b - "Safe By Design" Concepts 5. Any required or proposed masonry screen walls shall be constructed of, or painted with, graffiti-resistant materials and shall be painted with colors found predominately in the natural desert landscape. 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 typical section shall be placed on the Tentative Plan or Landscape Plan. Relevant Policies ¨ CKAP - General Design Guideline 9. & 10. ¨ General Plan, Element 4, Policy 6 ¨ DG I.C.3.a. - Free-standing Walls 6. Clerestory windows only for all second story windows on unit 17 facing toward the south, and no balconies allowed for the second story floor facing the south. Relevant Policies · CKAP - Land Use Policy 2.a. · CKAP - General Design Guideline 1.h. ¨ General Plan, Element 4, Policy 6 7. One canopy tree shall be provided within the guest parking area for each four motor vehicle parking spaces. Relevant Policies and Guidelines: · CKAP - General Design Guideline 6. ¨ GP Element 4: Supporting Policies 4.9,& 4.9C ¨ DG - I.B.3.c. - Placement of Trees 8. 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 and a Sonoran desert color design theme shall be applied to all units. Enhancement can include design treatments such a pop outs, color variation, etc. To demonstrate compliance with the above rezoning conditions, dimensioned elevation drawings with proposed colors and materials are to be submitted as a part of the platting process to CDRC. Relevant Policies · CKAP - Land Use Policy 1.a. & c. · CKAP - General Design Guideline 1.l. ¨ General Plan, Element 4, Policy 6 ¨ D.G. - I.B.2.e - Design Context and Neighborhood Character 9. Units of the same color and design shall not be placed next to one another. Relevant Policies · CKAP - Land Use Policy 1.a. & c. ¨ CKAP - General Design Guideline 1.l. ¨ General Plan, Element 4, Policy 6 ¨ D.G. - I.B.2.e - Design Context and Neighborhood Character 10. Units 1, 3, 18-22, 23, 25, 26, and 28 shall be limited to one-story units. Relevant Policies · CKAP - Land Use Policy 2.a. ¨ CKAP - General Design Guideline 1.g. & 8 ¨ General Plan, Element 4, Policy 6 ¨ D.G. - I.B.2.e - Design Context and Neighborhood Character ¨ DG - 1.B.1.a. - Privacy of Adjacent Developments 11. There shall be only one ingress/egress point off of Yavapai Road and sidewalks shall be added to both sides of the interior streets connecting to the Yavapai Road public sidewalk. Relevant Policies · CKAP - Land Use Policy 2.a ¨ CKAP - Transportation Policy 9.b., c. & 10.b. ¨ General Plan, Element 4, Policy 6 12. Retention/detention basin shall also serve as a recreation area and will incorporate elements of usable open space and active/passive recreational space. These areas will be made ADA accessible. The recreation areas will include will include active/passive facilities appropriate to serve the proposed buyer market. To increase the usability of the recreation areas, provide a wide range of shade trees from the Low Water Use Drought Tolerant List. Relevant Policies ¨ CKAP - Parks and Recreation Policy 2. ¨ General Plan, Element 4, Supporting Policy 6.2 ¨ D.G. - II.A.2.a -Outdoor Activity/Play Areas ¨ D.G. - I.A.2.b. - Detention/Retention Basins 13. Signage shall be integrated into the overall design of the subdivision and landscaping with emphasis on scale, height, and color. Relevant Policies and Guidelines: ¨ CKAP - General Design Guideline 13. ¨ GP - Element 4: Policy 5, 5.6, 6 & 6.1 ¨ DG - I.B.4.a. - Public Signage 14. Provide a minimum of one fifteen (15) gallon tree, no more than ten (10) feet from the back of the sidewalk, on every other lot frontage to create a pleasant microclimate for pedestrians and increase the aesthetic appeal of the development. Relevant Policies ¨ CKAP - General Design Guideline 6. ¨ General Plan, Element 4, Supporting Policy 4.9 ¨ D.G. - I.B.3.c. - Placement of Trees APPLICABLE POLICIES 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. 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. 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. 2. Guidelines for streetscape and buffer zones along major streets within the Cragin-Keeling area should include the following: a. Native and/or drought tolerant trees, of similar form and scale, should be planted along major street frontages. Use of understory vegetation, such as shrubs and groundcover is also recommended. b. Water harvesting techniques to be incorporated into the landscape design. 3. When screening less intense uses, new development should provide a landscaped buffer including the use of canopy trees, to be distributed evenly along the perimeter and to grow to a height of maturity in five years; shielded lighting; and a minimum 5-foot-high masonry wall to help mitigate any visual impacts to adjacent land uses. 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. 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 4: Community Character and Design Policy 5: Promote neighborhood identity and visual character. Supporting Policy 5.6: Encourage builders/developers to incorporate neighborhood recommendations on proposed development plans to provide designs, buildings, signage, and landscaping plans that are compatible with overall neighborhood character. Policy 6: Promote quality in design for residential, commercial, industrial, mixed-use, and publicly-funded development. Supporting Policies 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. General Plan - Element 14 Policy 4: Promote the development and management of healthy and attractive urban vegetation Supporting Policy 4.1: Continue to incorporate water-conserving landscape elements in City of Tucson capital improvement and maintenance projects. Supporting Policy 4.3: Continue to require xeriscape principles in landscape regulations and development standards, including the Low Water Use Drought-Tolerant Plant List. DESIGN GUIDELINES A. Land Use and Site Design 2. Open Space and Common Areas b. Detention/Retention Basins (I.A.2.b) Intent - Utilize detention/retention basins for open space use and as additional recreational amenities for the development. Related Policy Link - LU Policy 9 (9.6) Solution - Design detention/retention basins for open space use by: o Grading the site to complement proposed uses o Preserving plants in-place or salvaging and revegetating o Providing for safe and convenient access 2. Forms/Scale/Material/Color a. Building Facades at Rear and Side (I.B.2.a) Intent - Provide higher quality facades at the rear and sides of new buildings through careful design and detailing. Related Policy Link - CCD Policy 5 (5.6); LU Policy 5 (5.3) Solution - Design side and rear building facades with attention to architectural character and detail comparable to the front facade, particularly if rear and side facades are visible from streets or adjacent properties. d. Rooftop Equipment (I.B.2.d) 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. B. Community Character and Design 3. Buffering/Screening/ Landscape Design 3. Buffering/Screening/ Landscape Design a. Free-standing Walls (I.B.3.a) Intent - Reduce the impact of freestanding walls over 75 feet long and over 3 feet high and increase their visual appeal. Related Policy Link - CCD Policy 6 Solution - Promote variations in scale, reflective surface, texture, and pattern: o Vary wall alignments (jog, curve, notch, setback, etc.) o Plant trees and shrubs, in voids created by wall variations, at an appropriate scale/massing o Locate trees every 25 feet o Use two or more wall materials and/or incorporate a visually interesting design on the wall surface o Include decorative features of tile, stone, or brick o Use sound absorbing or scattering materials such as tile, stone, or brick b. Water Harvesting (I.B.3.b) 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 c. Placement of Trees (I.B.3.c) Intent - Provide a pleasant microclimate for pedestrians and increase the aesthetic appeal of a development. Related Policy Link - CCD Policy 4 (4.9) Solution - Carefully locate trees to provide shade, wherever possible, to pedestrians by: o Placing trees no further than 25' apart, particularly along walkways o Clustering trees at plaza areas or other public gathering places d. Plant Materials (I.B.3.d) Intent - Provide a homogeneous landscape design of appropriate character using minimal irrigation. Related Policy Link - CCD Policy 4 (4.9) Solution - Choose the right mix of trees, shrubs, and groundcover: o Drought tolerant trees (see the City's drought tolerant plant list) o Plants similar in form and scale to existing vegetation in the area o Accent plants at entryways, changes of direction, intersections of roads, etc. o Vegetation which displays a variety of leaf size, texture, color, and, if possible, provides flowers in all seasons 4. Signage and Lighting a. Public Signage (I.B.4.a) Intent - Establish continuity and consistency in the design and location of public signage, so that the aesthetic appearance is improved. Solution - Provide guidance for the use of public signage so that it: · Is clearly visible and consistently sited so different types of information are easily located · Is integrated into its surroundings in such a way that the message is clear but the sign is not the dominant feature · Provides information sufficiently in advance of choices people have to make · Is properly maintained on quality mountings so that the intended alignment and orientation are sustained · Avoids the unnecessary and unsightly clutter of multiple signs and the resultant confusion of information b. Positioning of Signage (I.B.4.b) Intent - Integrate signs and information systems into the overall design of new developments, to improve overall aesthetic appeal and promote ease of use of the development. Related Policy Link - CCD Policy 4 (4.8); CCD Policy 5 (5.6) Solution - Locate signs in a coordinated and sensitive manner: o Use appropriate scale, height, and color to integrate with new development o Position signs so as not to obscure views of oncoming traffic for motorists entering and exiting the premises o Coordinate signage with other street furniture II. Residential Development b. "Safe By Design" Concepts (II.A.1.b) Intent - Provide a safer development by adhering to "Safe by Design" concepts. Related Policy Link - CCD Policy 5 (5.9, 5.10) Solution - Adhere to the following "Safe by Design" concepts: o Locate building entryways so that they are visible from other buildings, apartments, and houses o Design entryways to provide residents with a view from their home into the corridor that serves them o Provide a well lighted pedestrian circulation system with convenient access to walkways and sidewalks beyond the development o Provide lighting at doorways, windows, entryways, and in corridors and service alleys o Provide each residential unit with an area of responsibility that extends beyond the entryway o Design common stairways to serve a limited number of units o Utilize amenities and distinctive elements that extend the private space of individual apartments onto landings and into corridors o Disperse project amenities between certain units or clusters of units, and signpost them o Create virtual boundaries by a change of level, material, texture, and color s:\caserev\sp-excpt\se07-08\ SE-08-07 Clarum Yavapal, LLC - Yavapai Road |
| 05/29/2008 | JIMHOFF1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | Water Assurance letter, dated May 9, 2008, received. |
| 06/03/2008 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Passed | |
| 06/03/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | |
| 06/03/2008 | JIMHOFF1 | ENGINEERING | REVIEW | Passed | |
| 06/03/2008 | JIMHOFF1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 06/03/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PARKS & RECREATION | Passed | |
| 06/03/2008 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT RTA | Passed | |
| 06/03/2008 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT STREETS | Passed | |
| 06/03/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | TEP Land Management Department has no concerns at this time. Shannon L. Breslin Sr. Environmental and Land Use Planner Tucson Electric Power Company |
| 06/03/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | No comment Tim Bolton Principal Planner Arizona State Land Department Southern Arizona Real Estate Office |
| 06/03/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | I have no issues with this proposal at this time. CSO Becky Noel Tucson Police Dept |
| 06/03/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | The Pima County Assessor's Office has no official comment on this matter. Thank you. Bill Bugglin Senior Appraiser Land Section |
| 06/03/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | May 22, 2008 City of Tucson Rezoning Department Attn: Michael Wyneken, Principal Planner TucsonRezoning.DSPO2.CHDOM2@tucsonaz.gov Subject: SE-08-07 Clarum Yavapai, LLC -Yavapai Rd. R-3 Zone (Ward 3) Dear Mr. Wyneken: Pima County has compiled the following comments regarding the above-mentioned proposed Preliminary Development Plan: CULTURAL RESOURCES DEPARTMENT REPORT The rezoning request is for residential development in the subject parcel, along E. Yavapai Road and E. Mohave Road just east of N. Stone Avenue, in parcels #106-04-088A, #106-04-034A, #106-04-034B, #106-04-032B (3.69 acres acres). Pima County MapGuide 2005 Orthophoto shows the property to be mostly developed. The subject property is in the City of Tucson, Pima County, in Township 13 South, Range 13 East, Section 25. 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 closest archaeological surveys that have been conducted within a one-mile radius include 1996-102.ASM, 2000-157, 2003-1227.ASM, 2004-426.ASM, and 2004-1035.ASM. Three archaeological or historic sites, designated AZ FF:9:17(ASM) (SR 80), AZ BB:9:300(ASM), and AZ BB:9:9(ASM), have been recorded within a one-mile radius of the subject property. The area has low archaeological sensitivity, as defined in the Sonoran Desert Conservation Plan. 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. COMPREHENSIVE PLANNING To the extent that the City of Tucson is designated as a Growth Area per the Pima County Comprehensive Plan, staff supports intensive mixed-use development as a "smart growth" measure to conserve natural resources and utilize existing or planned infrastructure improvements and transit service. Staff has not determined if this redevelopment proposal for 34 single-family residential lots on the four-acre site would add or subtract to a mix of uses in the area. Staff understands that the existing R-3 (High Density Residential) zoning permits primarily apartment houses, but that single-family development is permitted. Staff also notes that commercial development exists on a large portion of the site per the Assessor's Office Land Use Code (1040). The nearest Pima County jurisdiction is approximately one mile to the northeast of the subject site on the north side of Roger Road, one-quarter mile west of Oracle Road. The comprehensive plan designation of that area is Medium-High Intensity Urban with MU (Multiple Use) zoning which supports both residential and non-residential uses. TRANSPORTATION REPORT No comments. REGIONAL FLOOD CONTROL DISTRICT No comments. WASTEWATER REPORT The RWRD has no objection to the proposed special exception to allow RCP 7 on 4 acres and adds the following requirements: * * * Standard and Special Requirements * * * Should the City of Tucson be inclined to approve this rezoning, the RWRD recommends the following rezoning conditions: 1. The owner(s) / developer(s) 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(s) / developer(s) to that effect. 2. The owner(s) / developer(s) 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(s) / developer(s) 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(s) / developer(s) shall connect all development within the rezoning 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(s) / developer(s) shall fund, design and construct all off-site and on-site sewers necessary to serve the rezoning area, in the manner specified at the time of review of the tentative plat, development plan, sewer construction plan or request for building permit. 5. The owner(s) / developer(s) 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 ADEQ, before treatment and conveyance capacity in the downstream public sewerage system will be permanently committed for any new development within the rezoning area. If you wish to discuss the above comments/conditions, please contact Don Willhoit at 740-6779. Thank you for the opportunity to comment. Sincerely, Arlan M. Colton FAICP Planning Official, Pima County Development Services CC: C. H. Huckelberry, County Administrator Diana Durazo, Special Staff Assistant to the County Administrator |