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Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T08SE00012
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/04/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 06/06/2008 | STEVE SHIELDS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: Holy Resurrection 5910 E 5th Street, R-1 Special Exception - SE-08-12 TRANSMITTAL: June 6, 2008 The proposed religious use, located at 5910 E. 5th Street is zoned is R-1. The Proposed use falls under the Civic Use Group, Sec. 6.3.4, Religious Use "12". Development designator "12" requires or allows the following: Minimum site area allowed = 20,000 square feet Site area provided = 140,757 square feet Floor Area Ratio allowed = 0.40 Floor Area Ratio proposed = 0.13 Lot Coverage allowed = 60% Lot Coverage proposed = 59.6% Interior perimeter yard indicator = CC Maximum building height allowed = 25 feet Building height proposed = 25 feet with two (2) architectural features that exceed the allowed ten (10) feet above the allowed structure height see LUC Section 3.2.7.3.A.1.2. Per LUC Section 3.2.7.3.A.1.3 Ornamental elements of buildings and structures proposed to exceed ten (10) feet above the allowed structure height are subject to review by the Design Review Board in accordance with Sec. 5.1.8 and approval as a special exception by the Zoning Examiner in accordance with procedures set forth in Sec. 5.3.9 and Zoning Examiner Full Notice Procedure, Sec 23A-53 and provided that: Zoning has reviewed this proposal for compliance with The City of Tucson Development Standard Land Use Code (LUC). The submitted plan, showing the proposed religious use project is acceptable to continue the review for the zoning examiner's report. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 06/06/2008 | MATT FLICK | ENGINEERING | REVIEW | Completed | The request contains adequate information to determine compliance with the Sewell-Hudlow Neighborhood Plan. |
| 06/12/2008 | JUDITH IMHOFF | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-08-12 Holy Resurrection - Fifth Street R-1 Special Exception Sewell-Hudlow Neighborhood Plan 06/11/0 ipc drcorral This is a special exception request to allow for Holy Resurrection Church, located at 5910 E. 5th Street, to exceed the height limitation by 13 feet, for the construction of a dome situated at the center of the cross shape of the church. The church is proposed to be located on an R-1 site which allows for a normal maximum roof height of 25 feet and allows for ornamental structures to exceed 10 feet. The dome is proposed to be up to 43 feet in height. This requires Special Exception approval through the Zoning Examiner Full Notice Procedure and compliance with the provisions set forth in LUC Section 3.2.7.3.A.3.a, b, c, & d. Land use guidance is provided by the Sewell/Hudlow Neighborhood Plan, the General Plan, and the Design Guidelines Manual. Policy Summary Land use policy guidance is provided by the Sewell-Hudlow Neighborhood Plan (SHNP) the General Plan (GP). The goals of the Sewell-Hudlow Neighborhood Plan are to allow for new, religious facilities when development is designed in harmony with adjacent residential uses and mountain views are preserved. This can be accomplished by transition of heights and varying rooflines to mitigate visual impacts on adjacent residential development. The General Plan also supports development that reflects sensitivity to site and neighborhood conditions and adheres to relevant site and architectural design guidelines. Discussion The applicant attended a pre-submittal meeting with staff on April 15, 2008, and held a neighborhood meeting on May 15, 2008. Concerns raised by the attendees focused on the development of the site rather than on the height issues. Sufficient information has been provided to demonstrate substantial compliance with the Plans, through architectural elements including; no second-story windows or balconies, setbacks, a variety of roof lines, and height transitions that mitigate building impacts on existing residences, and mountain views are preserved through parts of the site. A plan amendment is not required. Recommendation Staff recommends that this application be accepted for processing. SEWELL-HUDLOW NEIGHBORHOOD PLAN III. PLAN GOALS/PLAN IMPLEMENTATION PLAN GOALS The Sewell/Hudlow Neighborhood Plan is intended to guide future development within the area, while protecting and enhancing existing neighborhoods. The overall Plan goals are to: · Preserve and protect the integrity of established low-density neighborhoods. · Identify appropriate locations for new development. · Protect and enhance vegetation and open space along the Alamo Wash and the Rosehill Wash. · Provide safe and efficient circulation systems for all modes of transportation including pedestrian. V. BUFFERING TECHNIQUES One of the overall goals of the Sewell/Hudlow Neighborhood Plan is to preserve mountain views, whenever possible. Views of the Catalina, Rincon and Santa Rita mountains are visible from several points within the Sewell Hudlow neighborhoods. Since the mountain ranges surrounding Tucson provide a valuable scenic resource, the buffering policies and visual criteria address this issue by encouraging that views to mountain peaks be preserved. ARCHITECTURAL ELEMENTS Overall Goal: · Design architectural elements to be compatible with existing residences and to preserve mountain views. Policies: 1. Provide a transition of heights and/or densities for proposed development adjacent to less intensive residential uses, unless other mitigation measures, such as building setbacks, provide adequate buffering. 2. Locate balconies and windows to protect the privacy of adjacent residential development, when possible. 3. Provide view corridors to mountain peaks from at least one point from adjacent development; for example, roof lines can vary to allow a view to mountain peaks. The General Plan Element 4: Community Character and Design Policy 5: Promote neighborhood identity and visual character. Supporting Policy 5.3 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 6.6 Solutions and strategies included in the Design Guidelines Manual should be utilized to provide and improved level of community design. Design Guidelines Manual I.B.2.b: Roof and Parapet Design Intent - Encourage attractive roofs and parapet lines. Solution - Consider the appearance of the top of the building (the 'fifth elevation'): · Include parapets to conceal rooftop equipment, chimneys, cooling towers, and solar panels · Roof features and parapets should complement the character of adjoining neighborhoods 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. s:\caserev\sp-excpt\se07-08\ SE SE-08-12 Holy Resurrection - Fifth Street.doc |