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Permit Review Detail
Review Status: Active
Review Details: BOARD OF ADJUSTMENT
Permit Number - T09SA00026
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. Jim Vogelsberg PE Engineering Administrator |
| 02/13/2009 | DCORRAL1 | COMMUNITY PLANNING | REVIEW | Approved | URBAN PLANNING AND DESIGN COMMENTS C10-09-03 Wellness Center/Pima Prevention Partnership Properties, LLC 1346 North Stone Avenue, OCR-1 University Area Plan 02/10/09 The applicant's 1.41 acre site located on the southeast corner of North Stone Avenue and East Drachman Street is zoned OCR-1 and is developed with Pima Partnership Academy Charter Middle School and Pima Partnership High School. The applicant proposes a new Wellness Center, a medical service outpatient use, to be located within the high school building. This change in use requires compliance with all Tucson Land Use Code (LUC) criteria applicable to the new use. LUC Sections applicable to the project include, but are not limited to the following: Section 2.6.1 which provides the criteria for office development within the "OCR-1" Office, Commercial, Residential zone and Section 3.3.4 which provides the applicable motor vehicle parking criteria. The applicant is requesting a variance to reduce the number of motor vehicle parking spaces, as shown on the submitted plans. POLICIES The site is within the boundaries of the University Area Plan, which provide land use guidance for the variance requested. The City of Tucson General Plan and the Design Guidelines Manual, provide additional relevant design guidelines and applicable land use direction for this request. UNIVERSITY AREA PLAN Section 1: Overall Goals of the University Area Plan 1. Recognize distinct neighborhoods in the University Area, and support those changes, which protect and enhance the character, identity, and residential quality of life in these neighborhoods. 3. Recognize the nature and potential of the University and its immediate surroundings as a relatively compact, pedestrian-oriented regional activity center, and work to strengthen the identity and quality of this area consistent with city-wide and neighborhood goals. Section 2: Neighborhood Conservation Goal: Preserve and enhance the historic character and residential quality of life in University Area neighborhoods. 6. Recommend against the granting of parking variances, which may produce unacceptable levels of on-street parking, noise, or through-traffic in residential areas. Section 3.C: Office/Commercial Development Subgoal: Support the development of new commercial and office activities which complement the scale and character of neighborhoods and commercial districts in the University Area. CITY OF TUCSON GENERAL PLAN Element 4: Community Character and Design Policy 5: Promote neighborhood identity and visual character. Supporting 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. Policy 6: Promote quality in design for residential, commercial, industrial, mixed-use, and publicly-funded development. Supporting Policy 6.3: Office/commercial/park industrial development should incorporate solutions and strategies that promote 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. Supporting Policy 6.4: Activity centers should incorporate solutions and strategies that promote 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. 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 A. Land Use and Site Design 4. Vehicular Circulation and Parking c. Parking, Loading, and Maneuvering Intent: Provide safe vehicular parking, loading, and maneuvering, with attention to functional and aesthetic concerns such as trash removal, emergency access, and reduction of heat build-ups. Solution Two: Where existing site context indicates a more flexible approach, a portion of the required parking can be onstreet if the following criteria apply: · On-street parking would add to the urban street character · On-street parking would improve pedestrian safety · The nature of the site and neighborhood context is appropriate for on-street parking · Existing or future bicycle routes are not obstructed d. Parking Reductions Intent: Reduce excess parking where mixed-use and joint-use of parking spaces are feasible. Solution: Reductions in required parking can be made if the project meets the following criteria: · The project is within a designated pedestrian or transitoriented development · The project provides a bus stop and other pedestrian and transit supportive amenities · Adjoining uses which share the same parking area have different hours of operation and agree to share parking · The project proposes a comprehensive approach to reduce parking demand which may include employee incentives to use alternate transportation modes, ride sharing, off-site employee parking, or customer incentives such as bus passes DISCUSSION The project site will be located at the southeast corner of N. Stone Avenue and E. Drachman Street, which consists of a middle/high school on 1.41 acres. The proposal is to locate a wellness center, Partnership Wellness that will take up 1,306, square feet of the existing 16,124 site. This additional use requires a total of 41 parking spaces. Currently the site can only accommodate 38 parking spaces. The variance request is to allow the required three additional parking spaces be located off-site, along 7th Street, near Drachman Street. The applicant has been in contact with Chris Leighton from City of Tucson ParkWise, whom does not object to the variance request, using three parking spaces along 7th Street. The University Area Plan, General Plan, and Design Guidelines Manual all provide policy direction to preserve the integrity of established neighborhoods by supporting infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions which adhere to relevant site and architectural design guidelines. Because the three additional on-street parking spaces are within walking distance to the subject property, the applicable plans can support the parking variance request. CONCLUSION The variance request to reduce the number of motor vehicle parking spaces is supported by the policies and guidelines provided in the University Area Plan, the General Plan and Design Guidelines Manual. s:\caserev\boa\2009\C10-09-03.doc |
| 02/17/2009 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT Traffic has no objections to the off-site parking. |