Permit Review Detail
Review Status: Active
Review Details: BOARD OF ADJUSTMENT
Permit Number - T09SA00096
Review Name: BOARD OF ADJUSTMENT
Review Status: Active
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/29/2009 | DAVE MANN | FIRE | REVIEW | Approved | |
| 05/14/2009 | JIM VOGELSBERG | ENGINEERING | REVIEW | Denied | The Engineering Division recommends the Zoning Administrator decision be upheld. Jim Vogelsberg PE Engineering Administrator |
| 05/15/2009 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic has no objections. |
| 05/27/2009 | ANY | COMMUNITY PLANNING | REVIEW | Approved | DEPARTMENT OF URBAN PLANNING AND DESIGN C10-09-08 Stahl Residence Shed/T. And C. Stahl 9170 E. Showcase Lane, RX-1 Bear Canyon Neighborhood Plan 05/11/09 drcorral The applicants' property is a one (1) acre lot developed with a single family dwelling and detached accessory structure (shed). Tucson Land Use Code (LUC) Sections applicable to this project include, in part, the following: Section 2.3.2., which provides the development criteria applicable to residential development in the RX-1 zone; and Sections 3.2.5 and 3.2.6 which provide the building height and setback criteria applicable to detached accessory structures. The applicants are requesting variances to allow the detached shed to remain as constructed with a height in excess of the maximum allowable height and a reduced perimeter yard (setback), as shown on the submitted plans. Applicable Plans Pertinent land use policy direction is provided by the Bear Canyon Neighborhood Plan (BCNP), the General Plan and the while the Design Guidelines Manual (DGM). Bear Canyon Neighborhood Plan (BCNP) Plan Policy RESIDENTIAL USES GOAL To protect and stabilize the character of the neighborhood and encourage an environment compatible for family living. Sub-Goal: Encourage new quality-designed residential development, which is compatible with the existing neighborhood. Policies - Preserve the integrity of established neighborhoods. - Ensure the compatibility of new development with existing land uses. Implementation Techniques 2. Promote high-quality residential developments adjacent to established neighborhoods as indicated on the General Development Map. 4. Require buffers (masonry walls, berms, setbacks, and vegetation) where necessary to mitigate adverse impact of sound, visibility, traffic, and other elements that may infringe upon the integrity of established developments. Buffers should be a visual amenity and in context with the character of the neighborhood, and represent the best practices of landscape architecture. 9. Encourage new developments to be architecturally designed so as to enhance and be compatible with the visual character of the neighborhood. (For example, use of natural appearing materials and earth tone colors is most appropriate.) 12. Maximum building height allowed is two stories, not to exceed 30 feet, or the height limit imposed by the zoning classification affecting the property, whichever is more restrictive. General Plan Element 4: Community Character and Design Policy 6: Promote quality in design for residential, commercial, industrial, mixed-use, and publicly-funded development. 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. 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 e. Design Context and Neighborhood Character (I.B.2.e) 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: " Scale and massing of structure " Roof and parapet forms " Door and window-fenestration pattern " Finishes, materials and colors " Site amenities such as walls and landscaping " Traditional or prevailing setbacks and building orientation DISCUSSION The applicant's property is located in a rural setting with large lots. The applicant's lot is a pie shaped lot with the widest portion of the site abutting two-story apartments to the east. The applicant has an existing detached 16-foot-high shed, built ten years ago, which abuts the eastern wall next to the apartments. The applicants are requesting variances to allow the detached shed to remain, as constructed, with a height of 4 feet in excess of the maximum allowable height of 12 feet, and a reduced perimeter yard setback of 3-feet, 4-inches instead of the required 12-foot setback. The shed is located on the eastern portion of the applicant's property and buts up against a block wall that separates the apartment development and the applicant's property. The applicant's property is located approximately 4 feet lower than the adjacent property, resulting in a wall height on the side of the apartments to be only 4-feet, 4-inches in height. The wall separates a PAAL, which also gives truck access to the community dumpster located at the northwest corner of the apartment site. The applicant's storage shed is nestled among mature trees planted along the eastern wall, both established ten years ago, in an effort to regain some of the privacy lost by the difference in grade elevation. The intent was to also help with headlight intrusion over a short wall, to reduce traffic noise generated from the PAAL, and to buffer noise from the garbage truck that empties the community dumpster located at the northwest corner of the apartment site. The Bear Canyon Neighborhood Plan does not specifically address storage sheds. However, Residential Policy 4. of the Bear Canyon Neighborhood Plan is to require buffers (masonry walls, berms, setbacks, and vegetation) where necessary to mitigate adverse impact of sound, visibility, traffic, and other elements that may infringe upon the integrity of established developments. CONCLUSION The Plans state 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 adjacent properties, and the community. As submitted, the storage shed does not appear to compromise the privacy of the adjacent homes, and is consistent with both the Bear Canyon Neighborhood Plan and the General Plan. |