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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T08SE00017
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/02/2008 | MCASTRO2 | DOT ENGINEERING | REVIEW | Completed | TDOT Engineering has no objections. Andy Dinauer |
| 07/03/2008 | MBROWN3 | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: Gospel Rescue Mission Miracle Mile, C-2 Special Exception - SE-08-17 TRANSMITTAL: July 3, 2008 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) Development designator "31" requires or allows the following: Minimum site area = 0 Floor area ratio (FAR) allowed = 0.90 Floor area ratio (FAR) proposed = 0.245 Maximum building height allowed = 40 feet Building height proposed = Proposed structure height not provided, listed as single story Interior perimeter yard indicator = DD 1. The proposed use is allowed in the C-2 zone pending compliance with the City of Tucson Land Use Code (LUC) and the design guidelines of Development Standards (D.S.) 2. The proposed use meets the subject to requirements of LUC Sec. 3.5.7.8.A, .C.4, .D, and .H (no minimum lot size). 3. The proposed use does not meet the subject to requirement of LUC Sec. 3.5.7.8.F. due to the R-2 zoned property to the north of Miracle Mile. Off-Street Parking: Required 30, Provided 35 Bicycle Parking: Required 2, Provided 2 Off-Street Loading: Required 1, Provided 1 If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 07/03/2008 | MARK CASTRO | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | Parks and Recreation has no comments. Glenn Hicks Capital Planning and Development Parks & Recreation Dept., City of Tucson |
| 07/03/2008 | MARK CASTRO | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | July 3, 2008 TO: Michael Wyneken, Principal Planner City of Tucson FROM: ______________________________________ Don Willhoit Sr. CEA, Capacity Management Section Pima County Regional Wastewater Reclamation Department SUBJECT: GOSPEL RESCUE MISSION - MIRACLE MILE Special Exception - Zoning Examiner Full Notice Procedure SE-08-17 The Capacity Management Section of the Pima County Regional Wastewater Reclamation Department (PCRWRD) has reviewed the above referenced submittal and offers the following comments for your use: The Special Exception request is to allow a (30) room shelter and rehabilitation center for women and children on a total of 2.36 acres. The subject property is currently connected to the PCRWRD public sewer system and is tributary to the Roger Road Wastewater Reclamation Facility via the South Rillito Interceptor. Treatment capacity at the Roger Road facility is limited at this time. The PCRWRD has no objection to the proposed special exception to allow a shelter and rehabilitation center in a C-2 zone but adds the following conditions: * * * REZONING CONDITIONS * * * 1. The owner / developer shall construe no action by Pima County as a commitment to provide sewer service to any new development within the rezoning area until Pima County executes an agreement with the owner / developer to that effect. 2. The owner / developer shall obtain written documentation from the Pima County Regional Wastewater Reclamation Department that treatment and conveyance capacity is available for any new development within the rezoning area, no more than 90 days before submitting any tentative plat, development plan, sewer improvement plan or request for building permit for review. Should treatment and / or conveyance capacity not be available at that time, the owner / developer shall have the option of funding, designing and constructing the necessary improvements to Pima County's public sewerage system at his or her sole expense or cooperatively with other affected parties. All such improvements shall be designed and constructed as directed by the Pima County Regional Wastewater Reclamation Department. If you wish to discuss the above comments/conditions, please contact me at 740-6779 Copy: Project |
| 07/07/2008 | MARTIN BROWN | FIRE | REVIEW | Approved | |
| 07/07/2008 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT Traffic has no objections to the proposed special exception. |
| 07/07/2008 | MARK CASTRO | REZ AGENCY REVIEW | ADOT | Completed | ADOT has NO COMMENT on this Project. Douglas Kratina |
| 07/07/2008 | MARK CASTRO | 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. |
| 07/10/2008 | JOE LINVILLE | LANDSCAPE | REVIEW | Approved | |
| 07/10/2008 | MARK CASTRO | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | CASE: SE-08-17, GOSPEL RESCUE MISSION MIRCLE MILE, C-2 ZONE COMMENT: NO OBJECTIONS OR ADVERSE COMMENTS Vehicle Trip Generation: Daily: 160 PM Peak: 13 KoSok Chae, Ph.D. PAG |
| 07/11/2008 | MCASTRO2 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | Water availablity letter received. |
| 07/16/2008 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | The above referenced case us located in the General Business District of the Tucson Sign Code. All signs will need to comply with the General Business District of the Tucson Sign Code. |
| 07/17/2008 | MATT FLICK | ENGINEERING | REVIEW | Approved | DSD Engineering has no objection to approval of the Special Exception. 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/retention is not required. 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. |
| 07/17/2008 | ANDY VERA | ENV SVCS | REVIEW | Completed | RE: Preliminary DP Existing solid waste enlcosure/s must be repositoned to allow for adequate maneuvering for performing collection onsite and no backing onto 15 Ave. Refer to DS 6-01.0. If you have any questions you may contact Andy Vera at (520) 791-5543 ext 1212 or e-mail: Andy.Vera@tucsonaz.gov |
| 07/17/2008 | 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 07/17/08 msp The special exception request is made by the Gospel Rescue Mission Origination to allow a conversion of an existing motel complex into a shelter and rehabilitation center for women and children. The site is located at 707 West Miracle Mile, the southwest corner of Miracle Mile Road and 15th Avenue/Ulma Avenue. The site has 2.36-acres, zoned C-2, a commercial zone and has seven existing motel buildings with approximately 20,176 square feet. The applicant proposes to add a central building of 5,020 square feet for an overall building square footage of approximately 25,196 square feet. Applicant proposes the center will house 30 units (two residents per unit). Special exception considerations include compliance with Plan policy. The proposed site is within the umbrella of the General Plan (GP) and the Design Guidelines Manual will also provide direction and guidance for proposed land use. Plan Policy Summary: The General Plan provides policy direction for the site, while the Design Guidelines Manual suggests methods to implement land use objectives. General Plan Element 2 under Policy 5 supports commercial and office development at appropriate locations 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. Under Policy 5.5 of the General Plan redevelopment is encouraged when the project stabilizes and enhances the transition edge when adjacent to existing residential uses and Element 4 of the General Plan, under 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. Analysis: During the early 1960's while Interstate-10 was being constructed north and south of Tucson but not yet construction through town, State Route 77 (Oracle Road) and Miracle Mile were the main gateways into Tucson. The Miracle Mile corridor between Oracle Road and Interstate-10 had a mix of motels, lodges/guest ranches, resorts, full service gas stations, travel trailer courts, and mobile home parks. However, presently the Miracle Mile corridor is an arterial route in transition with abandoned motels, guest ranch resorts, and gas filling stations being considered for redevelopment and transitioning and/or replaced by land uses that are more viable in the current market situation. This special exception request is such an example, the immediate area is in transition and the original motel complex is being considered for renovation to convert the complex to a women and children shelter for the Gospel Rescue Mission Organization. The commercial corridor represents an era gone by and the architectural features of these motels, resorts and guest ranch style accommodations for travelers along Miracle Mile should be protected as landmark features of the Miracle Mile Corridor. The preliminary development plan shows the proposed site with primary access from Miracle Mile and secondary access to trash pick-up from Fifteen Avenue. The site is proposed with a secured perimeter. Adjacent and south of the special exception site is an existing "transitional residence use" that is already operated by the Gospel Rescue Mission. However, the applicant has a letter signed by the City's Zoning Administrator that the southern parcel is considered a separate use and not part of the special exception review or use. The shelter care use is a commercial use and its primary access will be from Miracle Mile, an arterial street. If a secondary access is required due to site constraints then 15th Avenue may be considered pending the restriction of commercial traffic generated by this business to be directed toward Miracle Mile and away from the adjacent residential neighborhood. Due to noise, lights, glare and the potential of 24 hour service or as needed, scheduled or anticipated commercial vehicle use such as ambulance, police, and handicap pick-up and drop-offs shall be buffered from the adjacent residential neighborhood and such uses should be limited to the main front building facing Miracle Mile and access only from Miracle Mile. Policy direction supports a shelter center with secured perimeters. A "safe by design" concept that may be considered is to provide a secured and well light "visible" perimeter along Fifteenth Avenue with a combination of wall/wrought iron or other material that provides visibility along the 15th Avenue/Ulma Avenue. Buildings 3, 4, and 5 screen the interior of the site. Interior parking spaces along the western and eastern perimeters should be for non-commercial vehicles only. Access to these two interior parking areas are from Miracle Mile by way of PAAL's (driveways). Each PAAL's seems to be too narrow to allow two-way travel. Staff defers this issue of proper interior traffic circulation to the Department of Development Service staff to address. Staff supports a shelter center with secured perimeters. If access to the parking spaces located along the eastern perimeter is changed from Miracle Mile to 15th Avenue/Ulma Avenue, then a perimeter barrier should be installed between the eastern perimeter parking stalls and the interior of the site. A "safe by design" concept that may be considered is to provide a secured and well lit "visible" perimeter along Fifteenth Avenue with a combination of wall/wrought iron or other material that provides visibility along the 15th Avenue/Ulma Avenue. Buildings 3, 4, and 5 screen the interior grounds of the site. The southern perimeter abuts a separate "transitional residential use" by the same organization, the Gospel Rescue Mission. A permanent barrier should be established along the southern perimeter of the special exception site unless the adjacent use is included in the development plan and can demonstrate it has been secured to the level needed on the special exception site. Enclosures such as a razor ribbon wire fence and chain link fence are not supported. The center will house women and children and therefore the site needs an outdoor activity area for children of different age groups. The open space located in the middle of the site, between building 4a and 6a could be designed with such a play area and help to keep "eyes" on the play area. The play area, compact in design should include items such as a tot lot, swing set, half-basket ball court, canopy trees, bench(es), trash container, water fountain, turf area etc. At the southwest corner of the site where the ramada is located provide low mounted lighting and a sitting areas with benches, which can become an area for women seeking quiet time away from the children play area. To help minimize the impact to the adjacent residential properties fronting Laguna Street located southwest of the site, all outdoor uses/activity that may potentially generate either; traffic, noise, glare and odors should be located away from the southern perimeter. This includes loading zones, trash containers, drop-off/pick-up lanes, children play area, and outdoor lighting. In addition, any future two-story buildings to be located along the southern perimeter shall have no second floor windows on the southern facades or of clerestory design. Outdoor lighting should be located at heights no greater than existing single-story buildings and shielded/hooded to protect adjacent residential properties from glare spill over. The request for a shelter care use requires a special exception approval. A shelter care use permits residential care services to homeless persons, pregnant teenagers, victims of domestic violence, and children who need full-time supervision, including those who are neglected, runaways, or status offenders. Although the Gospel Rescue Mission may not fully utilize the full range of "shelter care use" permitted, staff encourages that prior to CDRC review, that the applicant post the property with notice of proposed use, and a full disclosure of permitted uses under the "shelter care use" services as defined in the Land Use Code. An effort should be made by the applicant to post the property with adequate size posters of this notice to offer the adjacent mobile home park(s) tenants an opportunity to be informed of the special exception request and potential range of services as permitted by the "shelter care use." If the request for the special exception is approved it will allow the full range of services permitted by the "shelter care use" as defined by the City of Tucson Land Use Code and staff believes this information should be shared with the area residents/tenants prior to development plan approval. Recommendation The proposal for a "shelter care use" by the Gospel Rescue Mission is in general compliance with General Plan policy direction and guidance provided by the Design Guideline Manual. The General Plan supports investment and redevelopment to the city core, such as the Miracle Mile corridor. The more intense uses of a "shelter care use," such as those related to 24hour services; patient/client drop-off/pick-up, ambulance services, police calls, etc, should be located fronting Miracle Mile and away from the residential neighborhood to the south and east. The adjacent residential lots located to the southwest need to be buffered and screened from noise, glare, and odor. The following are recommended as conditions to this Special Exception request: 1. The Development Plan shall be in substantial conformance with the Preliminary Development Plan dated June 24, 2008. Relevant Policies & Guidelines: · GP - Element 2: Supporting Policy 5 · GP - Element 6 Conservation, Rehabilitation, and Redev. Policy 8.3 · DG - II.B.2.b. - Compatibility with Adjacent Residential Neighborhood 2. As part of the CDRC review and at the time of development plan review documentation (photo's with dates) shall be included to confirm the property has been posted with notice which describes (as defined in the Land Use Code) all the permitted residential care services allowed in a "shelter care use." Notice posters shall include a contact person and contact telephone number in case of questions. Notification posters shall be minimal 11"x17, " printed in both English and Spanish in a readable font. Posters/Notices to remain on site and intact for 30 days (dated/photo documentation) to allow amble time for area residents/tenants to become informed of the redevelopment of the site. Post the site along the Miracle Mile frontage with a poster in English and a poster in Spanish and the same along 15th Avenue/Ulma Avenue. Relevant Policies & Guidelines: · GP - Element 2 Land Use - Commercial and Office Dev. Policy 5.6 · GP - Element 4 Community Character and Design, Policy 5.3 · GP - Element 6 Conservation, Rehabilitation, and Redev. Policy 8.3 · DG - IB.1.a - Community Character and Design 3. Existing buildings fronting 15th Avenue/Uluma Avenue and visible from Miracle Mile shall be treated to architectural features representative of architectural features fronting Miracle Mile. Dimensioned elevation drawings with a color palette shall be submitted as part of the development plan submittal. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5.5 · GP - Element 4: Community Character and Design, Policy 5.3, 6.3 · GP - Element 6 Conservation, Rehabilitation, and Redev. Policy 8.3 · DG - I.B.2.a - Building Facades at Rear and Side 4. The proposed perimeter barrier along 15th Avenue/Ulma Avenue shall enclose the existing parking spaces along the eastern edge, if access to these spaces remain onto Miracle Mile. However if access is changed to 15th Avenue for these spaces then the perimeter barrier shall be west of these spaces and parking signs shall be posted on-site to direct traffic from these spaces onto Miracle Mile and away from the residential neighborhood. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Design, Policy 5.5 · GP - Element 4 Community Character and Design, Policy 6.3 · GP - Element 6 Conservation, Rehabilitation, & Redevelopment, Policy 4.5 5. Patient/client drop-off/pick-up services (ambulances, police, etc.) shall be conducted through main buildings fronting Miracle Mile only or as determined by emergency service personal during emergencies. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5.5, · GP - Element 4 Community Character and Design, Policy 5.3 · GP - Element 6 Conservation, Rehabilitation, and Redev. Policy 4.5 · DG - IB.1.a, Community Character and Design 6. Loading zones, dumpster location, and outdoor children's recreational area shall be located a minimum of 50 feet from the south property line. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5.5, · GP - Element 4 Community Character and Design, Policy 5.3 · DG - IB.1.a, Community Character and Design 7. Outdoor speakers/public announcement system shall be prohibited. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5.5 · GP - Element 4 Community Character and Design, Policy 5.3 · DG - IB.1.a, Community Character and Design 8. Loading and trash pick-up shall occur between the hours of 6 a.m. and 8 p.m. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5.5 · GP - Element 4 Community Character and Design, Policy 5.3 · DG - IB.1.a, Community Character and Design 9. A 10 feet wide landscape buffer shall be located along the southern perimeter where located adjacent to residentially used properties. Landscape buffer shall include an automated drip irrigation system and 15 gallon thornless native canopy trees placed at a maximum distance of 25 feet on center. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5.5 · DG - IB.1.a, Community Character and Design 10. Provide a minimum six feet tall masonry wall along the full length of the western and southern perimeter, as may be approved by the Department of Development Services at the northwest corner of the site as it relates to sight visibility issue with a Miracle Mile access point. Relevant Policies & Guidelines: · GP - Element 4 Community Character and Design, Policy 5.3 · GP - Element 4 Community Character and Design, Policy 5.10 · GP - Element 6 Conservation, Rehabilitation, and Redev. Policy 3.3 · GP - Element 7 Safety, Policy 5.13 · DG - IB.1.a, Community Character and Design · 11. A pedestrian access point between the special exception site and the adjacent parcel to the south (Gospel Rescue Mission "transitional residence use" site) shall require the development plan to provide a gate with security measures along this perimeter. Relevant Policies & Guidelines: · GP - Element 4 Community Character and Design, Policy 5.10 · GP - Element 7 Safety, Policy 5.13 · DG - I.A.3.b Pedestrian Access 12. Provide a perimeter enclosure, along 15th Avenue/Aluma Avenue using a combination of a masonry wall and wrought iron type material (chainlink material/razor ribbon excluded) that allows visibility yet secures the eastern edge from breech of security or contact points with unauthorized personal outside the perimeter. Include a cross-section of this perimeter barrier at the time of development plan review. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5.5 · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5.5 · GP - Element 6 Conservation, Rehabilitation, and Redev. Policy 3.3 · GP - Element 7 Safety, Policy 5.13 13. The Gospel Rescue Mission shall establish a process to address potential complaints and shall designate staff member(s) who will be responsible for receiving and addressing complaints from the neighborhood association and/or area residents. The Gospel Rescue Mission shall be responsible for making the neighborhood aware that such a process is available. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5.5 · GP - Element 4 Community Character and Design, Policy 6.3 14. A centralized recreational area shall be provided for children of different age groups. Limited space may require compact design of items such as but not limited to; a tot lot, swing set, half-basket ball court, bench(es), native thornless canopy trees, trash container, water fountain, turf area etc. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5.5 · GP - Element 4 Community Character and Design, Policy 5.3 15. Structures shall not exceed two stories with a maximum height of 35 feet. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5.5 · GP - Element 4 Community Character and Design, Policy 5.3 · GP - Element 6 Conservation, Rehabilitation, and Redev. Policy 8.3 · DG - I.B.2.a - Building Facades at Rear and Side 16. Outdoor Light poles/fixtures to be at a height no greater than 10 feet and lights shall be hooded/shielded to protect adjacent residential properties from glare spill over. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5 · GP - Element 4 Community Character and Design, Policy 5.3 · GP - Element 7 Safety, Policy 5.13 · DG - I.B.4.e Lighting levels 17. The motel building façades and entry way (including canopy) area fronting Miracle Mile represents a tourist resort/motel era of the past. These original architectural features may be restored, maintained, and/or repaired to its original condition but shall remain unaltered/modified in design or structure unless approved by the Department of Urban Planning and Design and as approved by the Department of Development Services. Relevant Policies & Guidelines: · GP - Element 2 Land Use, Commercial and Office Dev., Policy 5 · GP - Element 4 Community Character and Design, Policy 5.3 · GP - Element 4 Community Character and Design, Policy 6.3 · GP - Element 6 Conservation, Rehabilitation, and Redev. Policy 8.3 · DG - I.B.4.b Signs along frontage 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. Element 4 Community Character and Design Neighborhood Identity and Visual Character 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. The Design Compatibility Report requirements to assure; site content, building scale and mass, recreational amenities, 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 development should incorporate solutions and strategies that promotes appropriate design elements, such as connectivity and consolidation, while responding to adjacent residential development, improving the streetscape, and enhancing the experience and perception of employees and customers through scale and mass considerations. 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 maintenance programs and by encouraging appropriate new development. Policy 4.5, encourages 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, particularly 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.A.3.b, Pedestrian Access at Perimeter Walls - Provide convenient and inviting pedestrian access from the surrounding neighborhood to new developments. A solution to consider is making access inviting with gateway design, landscape treatment, and security lighting. Design Guideline I.B.1.a, Community Character and Design - Protect the privacy of adjacent residential developments. A solution to consider is to design window placement to avoid overlooking neighboring homes and locating signage and lighting elements away from adjacent residences 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, particularly if rear and side facades are visible from streets or adjacent properties. 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 IB.4.e - Light levels and lighting sources should be carefully chosen to provide optimum illumination, specially in some situations, such as residential conversions to O-1 zoning, use down-shielded or low-pressure sodium lighting, as close to the ground as possible 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 IV.E, Special Design Option - Redevelopment/ Revitalization District Intent - Improve the aesthetic quality and restore the economic viability of areas that were once successful business and residential districts but have since declined in quality through a combination of reuse and demolition/new construction programs s:\caserev\sp-excpt\se07-08\ SE-08-17 Gospel Rescue Mission - Miracle Mile |
| 07/22/2008 | MARK CASTRO | REZ AGENCY REVIEW | TDOT STREETS | Completed | No objections from Streets |
| 08/20/2008 | MARK CASTRO | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | 7/02/08 The Pima County Assessor's Office has no official comment on this matter. Bill Bugglin Senior Appraiser |
| 08/20/2008 | MARK CASTRO | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | 7/04/08 TEP Land Management has no comment at this time. Shannon Breslin Sr. Environmental and Land Use Planner |
| 08/20/2008 | MARK CASTRO | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | 7/09/08 No objections/adverse comments. CSO Becky Noel Tucson Police Dept |
| 08/20/2008 | MARK CASTRO | REZ AGENCY REVIEW | TDOT RTA | Completed | No comments received. |
| 08/20/2008 | MARK CASTRO | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | No comments received. |