Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T08SE00013
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/13/2008 | MATT FLICK | ENGINEERING | REVIEW | Completed | The request contains adequate information to determine compliance with the Northside Area Plan (Tucson-Prince subarea). Policy 3b of the General Goals and Policies - Residential Uses requires pedestrian pathways and bikeways to provide linkages to all neighborhood facilities, such as schools, parks and commercial areas. Construction of a 6' wide asphalt path or concrete sidewalk, separated from the roadway, will be requested for the Special Exception. |
| 06/17/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 06/18/2008 | STEVE SHIELDS | ZONING | REVIEW | Completed | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) Los Suenos Tucson Blvd., R-1 Special Exception - SE-08-13 The proposed residential cluster project, located on parcel 112-02-0170 is zoned R-1. The existing use falls under the Residential Use Group, Sec. 6.3.8, Family Dwelling "RCP-4", subject to: Sec. 3.6.1 and Sec. 3.5.7.1.E and .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 |
| 06/20/2008 | JUDITH IMHOFF | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-08-13 Los Suenos - Tucson Blvd. R-1 Special Exception Northside Area Plan 06/91/08 ipc msp The request is to allow a residential cluster project (RCP) development on a 2.54-acre site and RCP proposals of less than five acres require a special exception approval. The site is zoned R-1 and the RCP will consist of thirteen (13) lots containing detached single and two-story, single-family residential units. The site is bordered on the south and west by Lanterra, an R-1 zoned residential development with detached single-family residential units, to the north are unsubdivided parceles with detached single-family residential units, and to the east across Tucson Boulevad is the Tucson Prince Tomehome complex. The site is located within the Tucson-Prince subarea of the NSAP and although the plan supports medium to high density residential development on this site, the request is for low density and comparable to the adjacent residential development. The proposed site is located in Tucson-Prince Subarea of the Northside Area Plan (NSAP). The City of Tucson's General Plan and Design Guidelines Manual also provide policy and guidance for land use. Plan Policy Summary: The Northside Area Plan (NSAP) supports infill development projects and support a variety of housing types that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. General Plan policies encourage new residential development that contributes to the visual character of the neighborhood and promotes neighborhood identity. Policies promote quality and safety in design, and compatibility with and adequate buffering of surrounding development. The NSAP promotes design flexibility development by encouraging infill development under the residential cluster (RCP) option. Low to medium residential development ( under 6 units per acre) is generally supported along collector streets, while high-density residential development (over 15 units per acre) is appropriate along arterial streets. Tucson Boulevard is classified as a collector street and the request for 6 residential units per acre is supported by the Plan. Discussion The applicant attended a presubmittal meeting with staff on January 9, 2008, and held a neighborhood meeting on June 5, 2008. The minutes of the meeting indicate in depth questions were discussed between the applicant and those in attendance. The proposal takes into consideration the issue of two story adjacent to single story development by discussing units with no windows or clearstory windows on the second floor rooms where walls face perimeter yards adjacent to residential developments. Since the applicant seeks to utilize the Residential Cluster Project (RCP) and because the site is under five acres in size, the proposed development requires a Special Exception (SE- 08-13 Los Suenos) review. The Design Compatibility Report and the proposed preliminary development plan (PDP) are in general compliance with Land Use Code Section 3.6.1, RCP requirements. The special exception application includes a site inventory/design concept as part of the design compatibility report. Key issues to address at the time of full special exception review will include the following: · Site design that demonstrates sensitivty to the privacy of adjacent residential development, with emphasises on the adjacnet single-story development to the west · Approprite buffering and landscaping along the west parameter due to adjacent single-story development and along south perimeter of the site to buffer and screen private recreational amenities from the more intense commercial uses to the south · Conveniently located commonly-owned recreation facilities, designed for, and usable by, both adults and children residing within the project · Application of design characteristics to promote quality in-fill design. · Establishment of a homeowner's association or management organization to provide for the permanent care, and maintenance of commonly owned areas with recreational amenities. · Refuge storage/pick-up to be placed at a location which provides a minimal impact to the surrouding developments. · Four-sided architecture application for units visible from the right-of-way or when adjacent to residentially zoned properties. Sufficient information has been submitted to determine that a plan amendment is not required, as the subject site is located on Tucson Boulevard, a collector street which supports low to medium residential development. It is recommended by staff this case be accepted for processing. Plan Policies Northside Area Plan Policies: General Land Use Policies: Residential Subgoal: Encourage new residential development that preserves and enhances the existing residential character of the area. Policy 1: Preserve and enhance the integrity of established neighborhoods. c. Encourage the orientation of new residential uses to take advantage of solar energy and to integrate solar technology into the design. Policy 2: Promote appropriate residential infill in existing neighborhoods. b. Low- or medium-density residential uses are generally appropriate along designated collector streets. Policy 3: Ensure that new residential development is sensitive to existing land uses. a. Require appropriate design elements and buffering techniques during the rezoning and associated development review processes to ensure the sensitive design of new development on established neighborhoods. These elements must be shown on rezoning concept plans and development plans (see General Design and Buffering policies). Drainage Policies: Policy 2: Ensure that new development is sensitive to drainage conditions within the Northside area. a. Design retention/detention facilities in a manner such that flood peaks resulting from development will be less than or equal to flood peaks generated for the 2-year, 10-year, and 100-year storm events. b. Revegetate detention/retention areas and incorporate the basins as functional open space utilizing a multiple use concept ( see General design and Buffering policies). University of Arizona Policies: Policy 1:Encourage harmonious development on parcels that are in proximity of the University of Arizona Campus Agricultural Center. a. Encourage developers of properties in proximity of the Campus Agricultural Center to inform prospective residents of the noise and odor conditions related to the agricultural activities. GENERAL DESIGN AND BUFFERING GUIDELINES: Policy 4: Design architectural elements to be compatible with existing land uses, with techniques such as: a. A transition of heights and/or densities for development adjacent to less intense uses. b. Balconies and upper story windows that are either clerestory or directed away from adjacent residential uses to protect the privacy of those uses. c. A variety of rooflines in developments where building heights in excess of 20 feet are permitted. d. Setbacks for higher intensity uses that are equal to or greater than the code-required setbacks for any adjacent residential uses. g. Outdoor lighting that is shielded or directed away from adjacent residential uses. Tucson-Prince Subarea Land Use Policies: 2. Allow low- and medium-density residential uses along Country Club Road and the west side of Tucson Boulevard. Tucson-Prince Subarea Design Guidelines: 1. Limit the height of buildings to two stories up to a maximum of 26 feet, measured from design grade. 4. Encourage architectural design of buildings, colors, and landscaping to conform to a southwestern motif. 5. To minimize the visual impact of new development on existing lower density residential uses, require a landscape plan for all new development. This plan should show: Traffic Circulation Prince Road is the principal arterial street servicing this neighborhood. It is currently proposed for improvement to five lanes, with signalized intersections at Tucson Boulevard and Country Club Road. Campbell Avenue, which marks the western boundary of the subarea, provides primary access only to parcels along that frontage. Tucson Boulevard and Country Club Road are designated collector streets, although Tucson Boulevard is currently a two-lane, strip-paved roadway. 1. Review the designation of Roger Road between Campbell Avenue and Tucson Boulevard in future updates of the Major Streets and Routes Plan. General Plan: Element 1: Growth Areas and Population Central-Core Growth Area Background: The Central Core Growth Area (Central Core) of the city, a substantial part of which was constructed prior to World War II, contains many structures now experiencing the revitalization phase of the cycle and comprises a substantial part of the economic activity within the city. Policy 8: Support a mix of housing types and opportunities throughout the Central Core Growth Area to meet the diverse needs of the residents. Element 4: Community Character and Design 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. Land Use Code Land Use Code, Article III. Development Regulations, Division 6. Development Incentives Section 3.6.1 Residential Cluster Project (RCP) for site of less than five acres. Design Guidelines Manual 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 s:\caserev\sp-excpt\se07-08\ SE-08-13ipc - Los Suenos - Tucson Blvd.doc |