Permit Review Detail
Review Status: Completed
Review Details: BOARD OF ADJUSTMENT
Permit Number - T09SA00055
Review Name: BOARD OF ADJUSTMENT
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/27/2009 | DAVE MANN | FIRE | REVIEW | Approved | |
| 03/05/2009 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic has no objections to the proposed variance to allow new SFR to exceed maximum building height allowed within a Hillside Development Zone. (T08CM03873) - C10-09-04 Tounou Residence |
| 03/13/2009 | DCORRAL1 | COMMUNITY PLANNING | REVIEW | Completed | URBAN PLANNING AND DESIGN C10-09-04 TOUNOU NEW RESIDENCE/A. TOUNOU 10765 EAST PLACITA MEREGUE, R-1 Rincon Subregional Plan - Map Detail 1 03/09/09 drcorral The applicant's property is an irregular shaped 1.73 acre parcel located within a Hillside Development Overlay Zone (HDZ) and is proposed for development with a new single-family residence and garage. The proposed development of the vacant site requires compliance with all Land Use Code (LUC) development criteria applicable to new construction. Tucson LUC Sections applicable to this project include, but are not limited to Section 2.3.4 which provides criteria for residential development in the R-1 zone and Section 2.8.1 "Hillside Development Zone" (HDZ) which provides the HDZ regulations applicable to the project. The applicant is requesting a variance to increase the maximum height of a residence allowed within the HDZ, as shown on the submitted plans POLICIES The site is within the boundaries of the Rincon Subregional Plan (RSSP) - Map Detail 1, which provides land use guidance for variance requests. The City of Tucson's General Plan and the Design Guidelines Manual also provide additional relevant design guidelines and applicable land use direction for this request. RINCON SUBREGIONAL PLAN MAP DETAIL #1 -RSSP General Description This area is comprised of approximately 1.2 square miles (750 acres) generally located south of Escalante Road and east of Houghton Road, west of Melpomene Way alignment and north of the Nebraska Street alignment. The character of the area is varied and includes the Pantano Wash with adjacent bluffs overlooking the wash. Ridges and valleys continue from the Pantano to the north edge of the area at Escalante Road, while the area south of the Pantano is basically flat. Civano Wash crosses the area at the southwest corner and is covered by the Watercourse Amenities, Safety, and Habitat (WASH) ordinance of the Tucson Code. Development consists of low-density homes and vacant land along Escalante Road, with medium-density residential development in the Saguaro Canyon subdivisions north of the Pantano Wash. Additional residential subdivisions have been recorded but are not yet developed. The southern portion of the area is impacted by the Pantano Wash and associated floodprone areas, portions of which are used for sand and gravel extraction. Two churches and a commercial stable are also located within the area. Vacant land is zoned Suburban Ranch (SR) except for an area extending the Saguaro Canyon subdivision to the east of the existing development which is zoned R-1. Applicable Subregional Policies All Subregional Policies should be reviewed for applicability to land use proposals within this area. In particular, policies in the Natural and Cultural Resources section, including Open Space, Wildlife Habitat, Slope, and Archaeological and Historic Preservation subcategories, are relevant for any proposals in this area to protect environmental resources. RINCON SUBREGIONAL PLAN POLICIES B. NATURAL AND CULTURAL RESOURCES 1. Open Space Intent The goal of the Rincon Southeast Subregional Plan with regard to open space is to support an integrated regional open space system as proposed in Pima County Open Space Committee Report and the City of Tucson Parks, Recreation, Open Space and Trails System Conceptual Map (PROST). POLICIES a. Natural open space (see Glossary) shall be designed to form a cohesive, unified whole within the project and, where applicable, to provide linkages to and integration within the regional open space system. 9. Archaeological and Historic Preservation Intent Cultural resources policies support the preservation or restoration of archaeological, historical and cultural sites that are eligible for inclusion to the National Register of Historic Places and the City of Tucson Historic Districts and Landmark Zone. In addition, these policies provide general support for existing neighborhood plans and historic districts that seek to maintain neighborhood integrity, stability and architectural character. POLICIES As appropriate to the development proposal and site characteristics, the following procedures may be required: h. Implementation of Mitigation & Data Recovery Plans: The approved mitigation and data recovery plans shall be implemented prior to any ground disturbing activities for development. Documentation will be forwarded to the City of Tucson Planning Director that the relevant portion(s) of the mitigation plan has been implemented and the field work completed by a professional archaeologist. This documentation shall be submitted prior to or at the time of application for a grading permit. Analyses, report preparation and curation are mitigation tasks that shall be completed by the professional archaeologist following the field work phase of the data recovery effort. 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 Policies 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. DESIGN GUIDELINES MANUAL I. ALL DEVELOPMENT A. LAND USE AND SITE DESIGN 1. SITE PLANNING A. ENVIRONMENTALLY SENSITIVE SITE DESIGN (I.A.1.A) Intent - Design site plans to minimize disturbance to the natural environment and reduce infrastructure costs. Solution - Reduce impact on the natural environment through the following methods: · Locate areas to be developed near, or adjacent to, existing developed areas. · Develop land near existing infrastructure first. C. PRESERVATION OF NATURAL AREAS (I.A.1.C) Intent - Preserve natural areas through innovative site design, thus providing an amenity to the new development while reinforcing the overall natural environment. Solution - Preserve the most viable natural areas using the following site design techniques: · Qualitatively assess vegetated areas before preparing a layout. · Cluster developed areas in the lower, flatter areas of a site to preserve slopes, ridges, and natural drainageways. · Locate structures on previously disturbed areas. · Employ zero lot-line development where appropriate. · Use functional open space to buffer natural areas from built areas. DISCUSSION The applicant's property is located within the Rincon Southeast Subreational Plan, Map Detail 1, an area that that has been developed mostly with low-density single family housing. The General Plan, and Design Guidelines Manual also provide policy direction to allow additional growth to occur in areas that have already experienced development and to preserve the surrounding desert environment and ecosystem. The plans encourage the preservation of the integrity of existing neighborhoods. The Hillside Development Zone (HDZ), which calls for a maximum building height of 24 feet, affects the site. The applicant is requesting a variance to exceed the 24-foot-height HDZ limitation by 10 feet. The RSSP and General Plan emphasize design compatibility of residential infill, with existing neighborhood land uses. The Plans support residential projects that reflect sensitivity to site and neighborhood conditions and which adhere to relevant site and architectural guidelines. The Plans also suggest solutions and strategies that appropriately mitigate visual, noise, and other potential impacts on adjacent properties, while improving the streetscape and contributing positively to the overall function and quality of the community and neighborhood. The site has preserved archaeological areas and topographical areas with steep slopes which constrains the buildable area. The design proposal is for a multi-level home. The garage level and entrance is identified as a "basement level" on the floor plans. There is a "main level," and an "upper level," for a total of three (3) stories. The finished grade measured from the main level to the top of the 3rd level measures 24 feet and the garage level "identified as a negative dimension" on the site plan measures 10 feet below main level. This adds up to a total height of 34 feet, as measured from design grade. The basement level will only visible only from the east elevation, with the nearest neighbor to the east about 200 feet away. As proposed, this design helps to minimize the horizontal footprint of the house and responds to the unique character and configuration of the property. A review of aerial photos shows this variance request is not inconsistent with other similar configurations in the area; therefore, would not be incompatible with the character of the established neighborhood. CONCLUSION The proposed variance request is generally consistent with the Rincon Subregional Plan, General Plan and Design Guidelines Manual. s:\SHAREDIR\PLCOMMON\CASEREV\BOA\2009\ 10-09-04 TOUNOU NEW RESIDENCE |
| 03/13/2009 | JIM VOGELSBERG | ENGINEERING | REVIEW | Approved | No objection / adverse comments Jim Vogelsberg PE Engineering Administrator |