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Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T08SE00017
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/26/2008 | STEVE SHIELDS | ZONING | REVIEW | Completed | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) Gospel Rescue Mission Miracle Mile, C-2 Special Exception - SE-08-17 The proposed Rehabilitation Service Shelter Care project, located on parcels 107-05-114A, 107-05-1150, 107-05-1160, &107-05-1210 is zoned C-2. The existing use falls under the Residential Use Group, Sec. 6.3.8, Residential Care Services: Rehabilitation Service or Shelter Care "31", subject to: Sec. 3.5.7.8.A, .C.4, .D, .F, and .H (no minimum lot size) The submitted plan, showing the proposed residential cluster project is acceptable to continue the review for the zoning examiner's report. Please provide a copy of the last approved site plan with your next submittal. Should you have questions, contact me at 837-4956 please. Steve Shields, Lead Planner City of Tucson, Development Services Department |
| 06/30/2008 | ROGER HOWLETT | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-08-17 Gospel Rescue Mission - Miracle Mile C-2 Special Exception ZEFNP General Plan 6/25/08 msp This special exception request by the Gospel Rescue Mission Origination is to allow the conversion of an existing motel complex into a shelter and rehabilitation center for women and children. The site has 2.36-acres and located on Miracle Mile Road with the C-2 zone, a commercial zone. The site has seven buildings with a total of 20,176 square feet and to include a new central building with an additional 5,020 square feet for a total floor area of 25,196 square feet. Applicant states the site will have a total of 30 units (two residents per unit). The site is located 707 W. Miracle Mile along the southern boundary. The area of Miracle Mile between Oracle Road and Flowing Wells Road is zoned and developed with a mix of commercial and residential uses. This area was originally developed with a mix of motels, lodges, resorts, travel trailer courts, and mobile home parks at a time when State Route 77 (Oracle Road and Miracle Mile) was the main route into Tucson, prior to Interstate -10 development. With time the motel and resort uses have been transitioning and/or replaced by land uses that are more viable in the current market situation. Application Review The applicant's agents attended a rezoning presubmittal meeting on April 9, 2008 and a copy of the meeting notes is included as part of the application. Issues discussed at the meeting included emergency services (drop-off/pick-up), outdoor activities, lighting, dumpster/loading zone location, parking and on-site traffic circulation with specifics on 15th Street, site security fencing, and compatibility with surrounding residential uses. The applicant held a neighborhood meeting at the Ward III Office on June 5, 2008. Four persons were in attendance, including Mr. Lonny Davis, a representative of the Flowing Wells Neighborhood Association. Mr. Davis a former program director of the Gospel Mission Men's Center was well aware of the desire of the Gospel Mission to purchase the site and favors the purchase and stated there have been no complaints from Flowing Wells Association members on the existing use of the adjacent site by the Gospel Mission Origination. Land Use Plan Policy Summary On this proposal, Policy guidance is provided by the General Plan, while the Design Guidelines Manual suggests methods to implement land use objectives. Element 2, Commercial and Office Development, Policy 5 of the General Plan supports appropriate locations for commercial uses, with priority for development and redevelopment within the existing urbanized areas located in the Central Core Area of Tucson to increase pedestrian activities and transit use and meet resident's need for goods and services in a cost-effective and equitable fashion. Policy 5.5 encourages redevelopment when the project stabilizes and enhances the transition edge when adjacent to existing residential uses. Element 4, Community Character and Design Policy 5 emphasizes neighborhood identity and character through design that reflects sensitivity to neighbors, discourages crime, improving streetscapes, and pedestrian safety. Element 6, Conservation, Rehabilitation, and Redevelopment, Policy 4 encourages redevelopment of areas, which are in transition and reflect a need for reinvestment. Followed by Policy 5 that encourages "Safe by Design" concepts through redevelopment and use of specific design criteria. Adequacy of Information for Plan Compliance Sufficient information was provided to demonstrate that the proposal is in substantial compliance with the General Plan. A plan amendment is not required. The detailed review will focus on design compatibility aspects relative to the surrounding areas, safety factors, outdoor amenities for in-house residents, ability to provide on-site parking and maneuverability and non-residential traffic directed away from the adjacent residential neighborhood. Staff will consider the following issues at the time of full revew: · The preliminary development plan shows the proposed site as that of the motel site front ing Miracle Mile. However, there is an additional parcel to the south, which abuts the motel that is identified as an existing transitional residence use for the Gospel Rescue Mission. Is this existing transitional residence use to the south of the motel site already an approved use under a separate spceial exception? If not, then the southern parcel needs to be intergrated as part of this special exception request and combined to function as one site for one common use as shelter care. · Primary access needs to be from a major street such as Miracle Mile. If a secondary access is required from 15th Avenue/Ulma Avenue and/or Laguna Street, it needs to direct traffic toward Miracle Mile and away from the residential neighborhood. The application should address impacts of emergency vehicles providing services to the site. Impacts to the neighborhood, such as but not limted to, noise, lights, and hours of services. · The application should address perimeter security by means of a wall/landscaping and gated vehicle access points for security purposes to assure the safety of the shelter care residents. Industrial type barriers are not supported. · The two PAALs along the western and eastern edges have fifteen-foot wide (15ft.) access points at Miracle Mile. This may be an issue with two-way traffic circulation. · Assuming the shelter is for women that may have children, please address recreational amenities for the children and adults, such a tot lot, turf area, and benchs, which can be added to the existing ramada. · Light poles/fixtures to at a height no greater than single story buildings and shelded and include a hood to protect adjacent residential properties from glare spill over. · The applicant needs to address how the adjacent residential properties to the east which front Laguna Street will be buffered and screened and privacy protected from the more intense commercial use. Need to address existing two-story buildings located along the southern perimeter, which have second floor windows that face onto the adjacent residential properties. · The C-2 zone permits under a special exception the shelter care use. The shelter care includes residential care services to homeless persons, pregnant teenagers, victims of domestic violiance, and children who need full-time supervision, including those who are neglected, runaways, or status offenders. · Is the request soley for shelter of homeless women or if approved would it also allow without further review all the listed uses above? It seems some of the other listed uses allowed under shelter care use to be more intense and may require such information to be provided at the time of the required neighborhood meeting. Recommendation Staff recommends that this application be accepted for further processing. ADOPTED PLAN POLICY General Plan: Element 2: Land Use, Commercial and Office Dev., Policy 5, Support appropriate locations for commercial uses, with priority for development and redevelopment within the existing urbanized area located in the Central Core Area to promote use and improvement of existing infrastructure, to increase pedestrian activity and transit use, and to meet residents' needs for goods and services in a cost-effective and equitable fashion. Policy 5.5, Encourage the redevelopment and/or expansion of current strip commercial development that will improve traffic flow, pedestrian mobility and safety, and streetscape quality when; the project stabilizes and enhances the transition edge when adjacent to existing residential uses. Requires access from a major road and all required parking, maneuvering, circulation, and loading is conducted on-site only. Appropriate on-site screening and buffering of adjacent residential properties and outdoor areas that may generate open air activities generated by end user, including loading, dumpster, shall be located away from perimeters adjacent to residential properties. Policy 5.6, Consider the expansion of commercial areas into adjoining residential areas when logical boundaries, such as existing streets or drainageways, can be established and adjacent residential property can be appropriately screened and buffered. Policy 5, Promote Neighborhood Identity and Visual Character Policy 5.3, Support infil and redevelopment projects that reflect snensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. The Design Compatibility Report requirements to assure; site content, building scale and mass, recreational amenitites, pedestrian circulation, schools, and access to transit services. Policy 5.10, Encourage housing design and block layouts that discourage crime by reducing the availability of crime targets, removing barriers that prevent easy detection of crime, and increasing physical obstacles to committing a crime. Policy 6.3, Office/commercial/park industrial devleopment should incorport solutions and strategies that promtis apprioraite deisgn elemtns, such as connecitty and consoldition, while responding to adjacent residential development, improving the streetscape, and enhancing the experience and perpection of employees and customers through scale and mass consideratons. Policy 6.6, Design Guidelines Manual should be utilized to provide an improved level of community design. Element 6: Conservation, Rehabilitation, and Redevelopment: Policy 3.3, Provide for a continued economic viability of existing neighborhoods and commercial districts by promoting safety and amitnenance programs and by encouraging appropriate new development. Policy 4.5, encourage the redevelopment of current strip commercial development that will improve traffic flow, pedestrian mobility and safety, and streetscape quality. Policy 8.3, Promote sensitive redevelopment of areas within the community which are in a process of transition and reflect a need for reinvestment, particulary along arterial streets and in the Downtown area. Element 7: Safety Policy 5.13, Encourage crime prevention through the development and use of specific design criteria, standards codes, regulations, and development standards, such as "Safe by Design" guidelines. Design Guidelines: Design Guideline I.B.2.a, Building Facades at Rear and Sides - The intent is to provide higher quality facades at the rear and sides of new buildings through careful design and detailing. A solution is to design the side and rear building facades with attention to architectural character and detail comparable to the front façade. Design Guideline I.B.2.d, Rooftop Equipment - The intent is to minimize mechanical equipment on rooftops to reduce negative visual impacts on neighbors and to reduce energy costs. Solutions include screening all rooftop mechanical equipment… Design Guideline I.B.3.a, Freestanding Walls - The intent is to reduce the impact of freestanding walls over 75 feet long and over 3 feet high and increase their visual appeal. Solutions include promoting variations in scale, reflective surface, texture and pattern by varying the wall alignment (jog, curve, notch, setback, etc.), and planting trees and shrubs in the voids created by wall variations; and using two or more wall materials, and/or incorporating a visually interesting design on the wall surface. Design Guideline I.B.3.b, Water Harvesting - The intent is to conserve water resources and preserve drainage patterns. A solution is to incorporate water harvesting into the site design so that excess runoff is directed into vegetated/landscaped areas. Design Guideline I.B.4.b, Positioning of Signage - The intent is to integrate signs into the overall design of new developments, to improve overall aesthetic appeal and promote ease of use of the development. A solution is to locate signs in a coordinated and sensitive manner by using appropriate scale, height and color to integrate with new development. Design Guideline II.B.2.b, Harmonize Higher Density with Adjacent Neighborhoods - The intent is to visually harmonize … higher density residential development with adjacent residential neighborhoods. A solution is to integrate architectural elements from the neighborhoods into the visual vocabulary of the development. s:\caserev\sp-excpt\se07-08\ SE-08-17ipc Gospel Rescue Mission - Miracle Mile.doc |
| 07/01/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 07/02/2008 | MATT FLICK | ENGINEERING | REVIEW | Completed | The site (formerly the Western Winds Lodge) is located at the SW corner of 15th Avenue and W. Miracle Mile. Miracle Mile (State Route 77) is designated as an Arterial on the MS&RP. Proposed right-of-way is 150' (75' south of the centerline). The existing right-of-way is 50.2' south of the centerline. 5' sidewalk was constructed along Miracle Mile as part of ADOT Project No. 010-D(001)A in 2006. Drainage is generally northward towards the channel along the north side of Miracle Mile. The site is not located within a mapped 100-year floodplain or erosion hazard area. The site is located within the Flowing Wells Wash watershed, a non-designated basin. Detention is not required. Threshold retention is required if the imperviousness is increased above existing conditions. None is indicated on the PDP. Water harvesting is required. Soils are Hydrologic Type D and are generally slow to drain. Development of the site has resulted in compacted soils that have poor infiltration characteristics. The proposed configuration of the solid waste containment facilities should be revised to prevent the collection vehicle from backing into 15th Avenue. |