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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T08SE00012
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/12/2008 | JIMHOFF1 | DOT ENGINEERING | REVIEW | Completed | TDOT Engineering has no objections. |
| 06/12/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | TO: Judith Imhoff, Planner City of Tucson FROM: Don Willhoit Sr. CEA, Capacity Management Section Pima County Regional Wastewater Reclamation Department SUBJECT: HOLY RESURRECTION CHURCH - 5TH STREET Special Exception SE-08-12 The Capacity Management Section of the Pima County Regional Wastewater Reclamation Department (RWRD) has reviewed the above referenced submittal to extend the height of an architectural ornamental element and offers the following comments for your use: As this particular request has no bearing on the public sewer system, the RWRD has no comment on the proposed special exception. If you wish to discuss the above comments/conditions, please contact me at 740-6779. |
| 06/16/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 06/16/2008 | 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 16, 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) and has no further comment or recommendations. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 06/17/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | Staff has no comments. Glenn Hicks Capital Planning and Development Parks & Recreation Dept., City of Tucson 900 S. Randolph Way Tucson, Az. 85716 |
| 06/18/2008 | PETER MCLAUGHLIN | LANDSCAPE | REVIEW | Completed | The landscape review section has no comment regarding the request. While Land Use Code requirements cover the policies listed below, the applicant should be aware of these policies, which are from the Sewell/Hudlow Neighborhood and pertain to landscaping/buffering: SEWELL/HUDLOW NEIGHBORHOOD PLAN BUFFERING POLICIES LANDSCAPING Goal: Enhance the visual continuity of the neighborhood by planting drought-tolerant vegetation of similar form and scale to vegetation existing in the area. Policies: 1. All vegetation planted along major street frontages and along the perimeter of new developments should be low maintenance and drought tolerant. Allow for more dense planting within the interior of the project to provide a mini-oasis effect, if desired. 2. Drought-tolerant trees, of similar form and scale to trees existing in the area, should be planted along major street frontages. Understory vegetation, such as shrubs and groundcover, is also recommended. 3. When site conditions permit, preserve or relocate trees with a caliper of four inches or greater, including saguaro cacti and ocotillo. 4. Accent plants can be utilized at the intersections of major streets and for the primary entry areas of new developments. 5. Locate plants, such as thorny cacti, which present a hazard to pedestrians, a minimum of five feet from the edge of a walkway. 6. Enhance architectural features, including proposed structures, with drought-tolerant vegetation proportional in scale and mass to the architectural element. Landscaping could include trees, shrubs, and groundcover. |
| 06/18/2008 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | Traffic Engineering has no objections. |
| 06/18/2008 | ANDY VERA | ENV SVCS | REVIEW | Completed | ES request that the following condition be included: Provide a minimum of two single or one double wide solid waste storage/enclosure area/s for the purpose of storing one refuse and recycle container in each. Each enclosure should be designed per DS 6-01.3.0 & 6-01.4.0. If you have any questions you may contact Andy Vera at (520) 791-5543 ext 1212 or e-mail: Andy.Vera@tucsonaz.gov |
| 06/19/2008 | JIMHOFF1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | Water Assurance Letter, dated June 12, 2008 received. |
| 06/20/2008 | 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 06/16/08 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 43.5 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 Sewell-Hudlow Neighborhood Plan, architectural element goal is to design architectural elements to be compatible with existing residences and to preserve mountain views and to use other mitigation measures, such as building setbacks, to provide adequate buffering. The preliminary development plan shows the central dome to be setback 71.5 feet from the back of future curb on 5th Street. The minimum setback from all other property lines is approximately 60 feet. These types of setbacks preserve view corridors through the site. The General Plan and Design Guidelines Manual also provide policy direction to preserve the integrity of established neighborhoods by harmonizing new buildings with existing buildings. In addition, they provide policy to preserve and enhance the urban form and community image by promoting development that is compatible with Tucson's overall urban form, community character, and environmental setting and by maintaining views of mountain peaks. The proposed dome with the cross will reach a maximum height of 43.5 feet in height or, will exceed 8.5 feet over the permitted 10 feet allowed for ornamental structures. However, because the top five feet consist of the narrowest portion of the dome (the cross) it will have the least impact on views on mountain peaks. The Sewell-Hudlow Neighborhood Plan, parking and outdoor storage area goal is to enhance the visual impact of a parking area with more than four spaces. Policy 1 calls for providing landscaped earth berms, a dense screen of shrubs, or three-foot-high masonry walls, which will not impede storm water runoff. As such, there is an opportunity to employ water harvesting and 'heat island' reduction techniques through the planting of shade trees and selection of hardscape materials. The Design Guidelines Manual also recommends using trees within parking lots. The planting of trees aids in reducing the heat island effect of concrete and asphalt, especially in and around parking lots; trees also visually screen adjacent development, provide shade for pedestrians, and improve the overall aesthetics of a development site. As such, staff will recommend the incorporation of one tree per every four parking spaces within the parking lot and that water harvesting techniques be incorporated into the development in accordance with C.O.T. Water Harvesting Guidance Manual. Recommendation The proposed Special Exception addresses the policies and guidelines provided in the Sewell-Hudlow Neighborhood Plan, the General Plan and the Design Guidelines Manual with the following conditions: 1. Maximum height of the dome to the top of the cross shall not exceed 44 feet in height, and shall be limited to the central dome only. Relevant Policies · SHNP - Architectural Element Policy 1 & 3 · General Plan, Element 4, Policy 5 · DG. - I.B.2.b - Roof Parapet & Design 2. One canopy tree shall be provided within the vehicular use area for each four motor vehicle parking spaces, or shade pattern caused by mature canopy trees, buildings, and other structures on the vehicular use area from 9:20 to 3:20 p.m. MST on June 21 must cover fifty percent of the paved area. Relevant Policies and Guidelines: · SHNP - Parking And Outdoor Storage Areas, Policy 1 · GP Element 4: Supporting Policies 4.9,& 4.9C · DG - I.B.3.c. - Placement of Trees 3. 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: · GP - Element 14: Supporting Policies 4.1 & 4.3 · DG - I.B.3.b. - Water Harvesting APPLICABLE PLAN POLICIES 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. PARKING AND OUTDOOR STORAGE AREAS Goal: · Enhance the visual impact of a parking area with more than four spaces, as well as nonresidential outdoor storage areas adjacent to existing residential uses. Policies: 1. Provide landscaped earth berms, a dense screen of shrubs, or three-foot-high masonry walls, which will not impede storm water runoff, along street frontages to screen parking areas with over four spaces. 2. Provide a landscaped strip, including canopy trees and a minimum five-foot-high masonry wall, which will not impede storm water runoff, along the perimeter of new development when locating nonresidential uses adjacent to residential uses and high-density residential uses adjacent to medium and low-density residential uses. 3. Screen dumpster areas and utility or water pumping stations with masonry walls and landscaping. 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 Supporting Policy 4.9: Promote the planting of street trees to provide shade for the pedestrian and visual relief for the driver and bicyclist. Supporting Policy 4.9.C: Allow shade structures as a substitute for trees in situations where shade can be provided more effectively through arcades and other architectural solutions or where a more formal effect is desired. 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. General Plan - Element 14 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 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 Design Guidelines 3. Buffering/Screening/ Landscape Design 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. 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 s:\caserev\sp-excpt\se07-08\ SE SE-08-12 Holy Resurrection - Fifth Street.doc |
| 06/24/2008 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | The above referenced case is located in the Single Family Residential District of the Tucson Sign Code. All signs, including all religious symbols, will be included as signage; this district allows for 20 sq ft of signage per street frontage |
| 06/24/2008 | 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. Specifications for water harvesting shall be clearly delineated on site plans to ensure it is correctly implemented at all necessary stages of construction. Consultation with the Office of Conservation and Sustainable Development regarding water harvesting principles, techniques and code requirements is required. Contact Ann Audrey at 837-6932, or Frank Sousa at 837-6581 to make an appointment. |
| 06/24/2008 | JIMHOFF1 | REZ AGENCY REVIEW | ADOT | Completed | ADOT has NO COMMENT on this Project. Douglas Kratina |
| 06/25/2008 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | No objections from Streets Sandra Zurbrick |
| 06/30/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | No Comment. Tim Bolton Principal Planner Arizona State Land Department Southern Arizona Real Estate Office |
| 06/30/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | TEP Land Management has no comment at this time. Shannon L. Breslin Sr. Environmental and Land Use Planner Tucson Electric Power Company 4350 East Irvington Road, DS315 Tucson, AZ 85702 |
| 06/30/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | The Tucson Airport Authority has reviewed the above referenced Special Exception request and has no concerns or comment. Thanks you for the opportunity to review this request. Sincerely, Dennis Cady, AICP Director of Planning |
| 06/30/2008 | 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 Pima County Assessor's Office |
| 06/30/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | I am not an advocate of the bike lockers. I would much rather see bike racks, and not lockers. This church is by the Alamo wash and we have had a lot of problems with these bike lockers being broken into and they become homeless "condos". CSO Becky Noel Tucson Police Dept |
| 06/30/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | City Planning and Zoning: Upon review of the provided materials, Davis-Monthan AFB has no concerns or comments related to the request for special exception in reference to: CASE: SE-08-12 Holy Resurrection - Fifth Street, R-1 Zone WARD #6 PROPOSED USE: Religious Use - SE requested for extended height of an ornamental architectural element. Thank you for the opportunity to comment. Karen Oden Engineer 355 CES/CEVR Davis-Monthan AFB, AZ |
| 06/30/2008 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT RTA | Completed | |
| 06/30/2008 | JIMHOFF1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 06/30/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | CASE: SE-08-12, HOLY RESURRECTION - FIFTH STREET COMMENT: NO OBJECTIONS OR ADVERSE COMMENTS Vehicle Trip Generation: Daily: 1368 PM Peak: 102 Please call if you have questions or need additional information. KoSok Chae |
| 07/25/2008 | MATT FLICK | ENGINEERING | REVIEW | Passed |