Permit Review Detail
Review Status: Active
Review Details: BOARD OF ADJUSTMENT
Permit Number - T09SA00025
Review Name: BOARD OF ADJUSTMENT
Review Status: Active
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/10/2009 | MARTIN BROWN | FIRE | REVIEW | Approved | |
| 02/13/2009 | JIM VOGELSBERG | ENGINEERING | REVIEW | Approved | No objection/adverse comments. All improvements subject to conditions per Flood Plain Use Permit. Jim Vogelsberg PE Engineering Administrator |
| 02/13/2009 | DCORRAL1 | COMMUNITY PLANNING | REVIEW | Approv-Cond | DEPARTMENT OF URBAN PLANNING AND DESIGN C10-09-02 Steffenson Residence Garage Addition/M. Steffenson 3324 North Christmas Avenue, R-1 Northside Area Plan 02/10/09 drcorral The applicant's property is an 11,644 square foot lot developed with a single-family residence located on the southeast corner of North Christmas Avenue and East McKenzie Street and is zone R-1, residential. The applicant proposes to expand the residence with an addition comprised of a garage and additional living space. Tucson Land Use Code (LUC) Sections applicable to this project include, but are not limited to Section 2.3.4 providing design criteria for development in the R-1 zone, and Sections 3.2.3, 3.2.5 and 3.2.6 which provides the development criteria for all principal and accessory structures. The applicant is requesting those variances necessary to reduce the street perimeter yard (setback) requirements and to reduce the driveway length, as shown on the submitted site plans. The site is within the Northside Area Plan, Subarea 4, Winterhaven. The General Plan, and the Design Guidelines Manual also provide guidance for this project. Northside Area Plan RESIDENTIAL USES Intent Statement: The residential policies are intended to guide future development and to ensure the harmony of new residential development with existing neighborhoods. These policies are consistent with the City's General Plan, which calls for preserving the integrity of established neighborhoods by requiring that proposed changes be in harmony with such neighborhoods and that care can be taken in the design and location of multi-family dwellings within proximity of existing single-family residences. General Design and Buffering Policies. The policies are intended to ensure that the design of new developments enhance the visual appearance of the Northside area, and that such developments are designed in a manner that is compatible with existing, adjacent land uses. Winterhaven: The goal of the Winterhaven subarea policies is to preserve the residential character and foster the identity of the neighborhood. GENERAL PLAN 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. Design Guidelines Manual I. ALL DEVELOPMENT B. COMMUNITY CHARACTER AND DESIGN e. Design Context and Neighborhood Character Intent - Improve the character of new projects and reinforce existing architectural character in established neighborhoods. Solution - Harmonize new buildings with existing buildings by incorporating design elements of the adjacent architecture including the following: ยจ Scale and massing of structure DISCUSSION The applicant proposes to remodel an existing adobe masonry home by adding a new porch, master bedroom with bath, laundry room, and an enclosed garage. The proposed expansion will require a variance reducing the street perimeter yard (setback) requirements form six feet to three feet four inches, and a reduction in driveway length form 18 feet to ten feet. The applicant proposes to convert the existing carport into a more aesthetically pleasing garage with matching adobe to match the existing character of the residence. The goals of the Northside Area Plan are to ensure the harmony of residential development within existing neighborhoods. The goal of the Winterhaven Subarea 4 is to preserve the residential character and foster the identity of the neighborhood. The General Plan promotes that 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. In addition, the General Plan states that established residential neighborhoods should be protected by supporting only compatible redevelopment. Based on an aerial photo, the subdivision layout generally illustrates carports and garages located to the side of the homes. This residence is on the southeast corner of Christmas Avenue and McKenzie Street. The home fronts on Christmas Avenue, (a main entryway into Winterhaven from Fort Lowell Road), and sides on McKenzie Street, (a side street) where the garage is proposed. Placing the garage at this location, where the carport originally exists, keeps the parking of both the applicant's lot and the neighbor to the west adjacent to one another. The Design Guidelines Manual states to harmonize new buildings with existing buildings by incorporating design elements of adjacent architecture and to include the scale and massing of structures. CONCLUSION The proposed variance requests do not conflict with the policies and guidelines provided in the Northside Area Plan, the General Plan, and the Design Guidelines Manual. However, to ensure consistency with the plans, the following is recommended as a condition of the variance: 1) The garage enclosure shall be consistent with the architecture, design and color of the existing dwelling in order to enhance the overall function and visual quality of the street s:\SHAREDIR\PLCOMMON\CASEREV\BOA\2009\10-09-02.doc |
| 02/17/2009 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | Traffic has no objections to the setbacks. |