Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T08SE00013
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/23/2008 | 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/accessing street improvements as required by DSD and as generally shown on the PDP. |
| 06/23/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 06/23/2008 | 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 |
| 06/24/2008 | 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 | OTHER AGENCIES | Completed | Judy, TEP Land Management has no comment at this time. Laura J. Pinnas Environmental and Land Use Planner Land Management Tucson Electric Power Company PO Box 711, Mail Stop DS315 Tucson, AZ 85702 |
| 06/24/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | I have no issues with this proposal at this time. CSO Becky Noel Tucson Police Dept |
| 06/25/2008 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | the above referenced case is located in the Single Family Residential District and all signs will need to comply with the Single Family Residential District of the Tucson Sign Code |
| 06/27/2008 | PETER MCLAUGHLIN | LANDSCAPE | REVIEW | Completed | The Landscaping section has reviewed the subject request for Special Exception and has the following comments/requirements: For RCP subdivisions proposed on a site of 5 acres or less there are several relevant criteria which do not appear on the submitted preliminary landscape plan or are not otherwise clearly addressed in the application materials submitted. The applicant should be aware that, per DS 2-10.3.2.C.2, a perimeter landscaping bufferyard shall be installed along the existing residential lots. The bufferyard shall be at a minimum 7 feet wide and may be located on the proposed lots or an adjacent common area that is part of the proposed development. A perimeter wall shall be a part of the bufferyard and at a minimum shall be a six foot masonry wall. An existing wall on adjacent property may be used to satisfy the requirement for a wall on the property line where it is permitted by the adjacent property owner and the applicant remains legally obligated to construct the property wall in the event adjacent wall ceases to perform the required function. The landscape plan must indicate these criteria are met and be revised to show the required perimeter landscape bufferyard and the required perimeter screen wall. In addition, per DS 2-10.3.2.C.3, the subdivider shall work with adjoining property owners on tree locations and type and number of trees to increase privacy and buffering. |
| 06/30/2008 | STEVE SHIELDS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: Los Suenos Tucson Blvd., R-1 Special Exception - SE-08-13 TRANSMITTAL: June 30, 2008 The proposed residential cluster project, located on parcel 112-02-0170 is zoned R-1. The 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 Development designator "RCP-4" requires or allows the following: Minimum site area 16,940 Density allowed per acre = 5.14, (5.14 x 2.54 acres = 13 dwelling units) Density proposed per acre = 5.11, (5.11 x 2.54 acres = 13 dwelling units) Site coverage allowed = 50% Site coverage proposed = Calculation not provided. Maximum building height allowed = 25 feet Building height proposed = 23 feet Interior perimeter yard indicator = BB 1. Zoning has reviewed this proposal for compliance with The City of Tucson Development Standard Land Use Code (LUC). 2. Demonstrate how access to proposed Lots 3 & 11 is provided. 3. One (1) foot no access easements are required along the 20' I/E & PUE adjacent to C.A. "A" and Lots 6, 7 & 8. 4. Provide a Site Coverage Calculation on the plan. Off-Street Parking: Visitor parking provided on both sides of the street, four (4) spaces required. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 07/03/2008 | MATT FLICK | ENGINEERING | REVIEW | Completed | Concur with comments by DOT Engineering. |
| 07/07/2008 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic has no objections to the requested special exception. |
| 07/08/2008 | 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 07/3/08 msp This is a request to allow a residential cluster project (RCP) development on a 2.54-acre site. RCP proposals on sites with less than five acres require a Special Exception process. The site is zoned R-1 and will consist of thirteen (13) lots with single-family detached residential units with a mix of one and two story units. The site is bordered on the south and west by Lanterra development, an R-1 zoned residential subdivision 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. Special Exception considerations include compliance with Plan policy. The proposed site is located in the Northside Area Plan (NSAP), more specific within the Tucson-Prince Subarea of the NSAP. In addition, the City of Tucson's General Plan and Design Guidelines Manual will also provide policy direction and guidance for proposed land use. Plan Policy Summary: The Northside Area Plan (NSAP) supports infill development projects and supports 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 is generally supported along collector streets, while high-density residential development (over 15 units per acre) is appropriate along arterial streets. North of Prince Road Tucson Boulevard is classified as a local street and the request for low-density (6 residential units per acre) is supported by the Plan. Discussion The Northside Area Plan supports mediam to high density residential development on the proposed. However, the area is mostly built with the low to medium density residential development. In addition Tucson Boulevard north of Prince Road is a local street and therefore the proposed residential cluster project (RCP) with six residential units per acres (low density) fits the existing housing pattern in the immediate area. The general design guidelines of the Northside Area Plan, under buffering policy #4 offers direction on architectural elements that addresses compatibility issues with existing land uses, such as second story privacy issues, proper setbacks to offer transition of building mass and scale along the perimeter when adjacent to existing residential development. The proposal takes into consideration these issues by proposing two-story units with the second floor portion smaller than the first floor with the second floor space area pulled away from the rear or side yards when located along the perimeter of the overall site. To further protect the privacy of adjacent single-story residential units, policy /#4 supports the use of second-story level clerestory windows on walls facing perimeters that abut adjacent single-story residential development. Since the proposed residential cluster project (RCP) site is under five acres in size, the proposal must meet specific criteria of the Land Use Code. The proposed design compatibility report and the proposed preliminary development plan (PDP) are both in general compliance with Land Use Code Section 3.6.1, RCP requirements. The proposed building elevations are southwestern motif and includes earth tone colors. Foursided architectural design will be provided where visible from streets and adjacent residential development. One and two story adobe units are being proposed with the two story units designed to protect the privacy of adjacent units by scaling back away from the perimeter edge of the lot. Along the western and south edge exists a masonry wall that will function to screen the development to the south and west. To new masonry wall is proposed along the eastern edge to buffer and screen less intense uses to the north. Staff recommends Common Area "A" become a passive recreational amenity of the site. Passive recreational amenity may be as subtle as a bench under a canopy tree adjacent the cul-de-sac sidewalk area of Brandelyn Court. This will provide a microclimate oasis, a relieve from the heat island effect of hardscape materials such as asphalt and concrete along the sidewalk system. Staff is aware that active recreational amenities which are usually required to be on site for RCP development are in case already available on a City park that is within a walking distance from the proposed site, located north where Tucson Boulevard abuts the Rillito River. The proposed lot layout on lots 1, 2, 12, and 13 has these lots away from street frontage and may have an issue with refuse pick up. A trash pick up location may need to be configured on Brandelyn Court, or as may be approved by Environmental Resources prior to tentative plat approval. The trash bin location for these lots should not obstruct sight visibility on any lot. The Design Guideline Manual also recommends using trees to reduce the heat island effect. Staff recommends residential development to include a native thornless canopy tree to be located within the front yard of every other lot and to be within ten feet of the front property line on these lots. Recommendation: The proposed Residential Cluster Project (RCP) and Special Exception has in general addressed the policies and guidelines provided in the Northside Area Plan, the General Plan, and the Design Guidelines Manual, subject to the following Special Exception conditions. 1. Building height not to exceed twenty-six feet. The option to construct two story units on lots 1, 2, 3, 7, 11, 12, and 13 will require second floor square foot area at not greater than 50% square foot floor area of the first floor footprint. Second floor area footprint shall be located over that portion (50%) of the first floor area not located adjacent to the perimeter edge of the development (side or rear yard area of lot). Relevant Policies · NSAP - General Land Use Policy 1, 2, & 3 · NSAP - General Design and Buffering Guidelines, Policy 4.a, 4.b, 4.d · NSAP - Tucson-Prince Subarea Design Guidelines, Guideline 1 · General Plan, Element 1, Growth Areas and Population, Policy 8, 6.1, & 6.6 · DG. - I.B.2.e - Design Context and Neighborhood Character. 2. All buildings on lots 1,2,3,4, 7, 10, 11, 12, & 13 shall be designed to have "four-sided" architecture. Building facades at rear and side are to be designed with attention to the architectural character and detail comparable to the front façade, including but not limited to, comparable color palette, rooflines, and materials similar to surrounding residential units. Site and building entry points to be highlighted and accented. Dimensioned elevation drawings shall be submitted as part of the tentative plat submittal. Relevant Policies · NSAP - General Land Use Policy 1 & 3.a · GP - Element 4: Policy 6 and 6.1 · DG - I.B.2.e - Design Context and Neighborhood Character 3. Second-story windows on walls facing adjacent residential development or zone shall be clerestory in design. Second story balconies shall be prohibited on walls facing adjacent residential development or zoned property. Relevant Policies · NSAP - General Land Use Policy 4.a. 4.b · General Plan, Element 1, Growth Areas and Population, Policy 6.1 · DG. - I.B.2.e - Design Context and Neighborhood Character 4. Exterior lighting shall be restricted to a height not greater than the first floor levels on walls facing adjacent residential development or zones. Relevant Policies · NSAP - General Land Use Policy 3a. · General Plan, Element 1, Growth Areas and Population, Policy 4.g · DG - I.B.2.e - Design Context and Neighborhood Character 5. One canopy tree shall be provided within front yard of every other lot on Brandelyn Court and within ten feet of the front property line of these lots. Relevant Policies · NSAP - General Land Use Policy 3a. · NSAP - Tucson-Prince Subarea Design Guidelines, Policy 5. · General Plan, Element 1, Growth Areas and Population, Policy 6, & 6.1 · DG - I.B.2.e - Design Context and Neighborhood Character 6. Assign a designated area (not obstructing sight visibility) along Brandelyn Court to hold trash bins (trash pick-up day) for lots 1, 2, 12, and 13., or as may be approved by the Department of Environmental Resources. Relevant Policies · NSAP - General Land Use Policy 1, Policy 3a. · General Plan, Element 1, Growth Areas and Population, Policy 6, & 6.1 · DG - I.B.2.e - Design Context and Neighborhood Character Applicable 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-08-13 - Los Suenos - Tucson Blvd.doc |
| 07/10/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | ASE: SE-08-13, Los Suenos - tucson Blvd., R-1 Zone (Ward 3) COMMENT: NO OBJECTIONS OR ADVERSE COMMENTS Vehicle Trip Generation: Daily: 124 PM Peak: 13 Please call if you have questions or need additional information. |
| 07/11/2008 | JIMHOFF1 | ENV SVCS | REVIEW | Completed | I have the following comments/recommendations: 1. There is adequate street frontage access for all 13 lots for APC curbside refuse and recycle collection services. 2. Specifically provide a general note stating that lots 1,2,12, & 13 will place APC's off Brandelyn CT. along street frontage/sidewalk on collection day.... Containers are 2.5 ft in diameter and require a 3 ft clear spacing between and on either side of the APC's. 3. Visitor/on street parking should not block APC's on collection day or no service will result. 4. APC's should not be placed in driveways. I hope this helps. Let me know if you require any additional information. Thanks, Andy Vera City of Tucson Environmental Services |
| 07/11/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Passed | |
| 07/11/2008 | JIMHOFF1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 07/11/2008 | JIMHOFF1 | REZ AGENCY REVIEW | ADOT | Completed | ADOT has NO COMMENT on this Special Exception Request. Douglas Kratina. |
| 07/11/2008 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT RTA | Passed | |
| 07/17/2008 | JIMHOFF1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | Water Assurance Letter received. |
| 07/17/2008 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | No objections from Streets. Sandra Zurbrick |