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Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T09SE00013
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/01/2009 | TERRY STEVENS | ZONING | REVIEW | Completed | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) Mosaic Court - Wilmot Road 3315 S. Wilmot Rd. / No Address - C-1 / O3 Zoning Special Exception Case Number - SE-09-13 1. The proposed use falls under the Residential Use Group, Sec. 6.3.7, LUC Sec. 2.5.3.2.E.2 Family Dwelling "RCP-9", subject to: Sec. 3.6.1 and Residential Use Group, Sec. 6.3.8, LUC Sec. 2.4.3.2.D.2 Family Dwelling "RCP-8", subject to: Sec. 3.6.1 . 2. The submitted plan, showing the proposed subdivision is acceptable to continue the review for the zoning examiner's report. Should you have questions, contact me at 837-4961 please. Terry Stevens, Lead Planner City of Tucson, Development Services Department |
| 07/07/2009 | DAVE MANN | FIRE | REVIEW | Approved | |
| 07/08/2009 | JUDITH IMHOFF | COMMUNITY PLANNING | REVIEW | Completed | URBAN PLANNING AND DESIGN SE-09-13 Mosaic Court -Wilmot Road, O-3 & C-1 South Pantano Area Plan July 8, 2009 msp, ipc (Ward 5) The special exception request is to allow two undeveloped parcels to be considered for a residential development, utilizing the residential cluster option (RCP). Since each parcel is under five-acres in size, a special exception procedure is required. The parcels are located east of Wilmot Road and south of Stella Road and are within Tucson's "mid-city" growth area. The parcels are approximately 275 feet apart, but are being proposed as a single-family residential development under one subdivision plat with 48 lots. One parcel is located at 3315 S. Wilmot Road with approximately 3.13-acres, zoned C-1. The second parcel fronts Stella Road with approximately 2.66-acres, zoned O-3. Based on their respective underlying zones, the 3.13 acres parcel is proposed with an RCP-9 and the 2.66-acre parcel with an RCP-8. The respective land uses and zones surrounding the two parcels are the following; 1) Adjacent to and north the of Wilmot Road parcel is O-3 zone with multi-family development, to the east is O-3 zone with single-family detached homes, to the south is C-1 zone with a Disabled American Veterans Headquarters, and across Wilmot Road to the west is the Davis-Monthan Air Force Base with single-family residential development along the perimeter. 2) To the east and south of the parcel fronting Stella Road is O-3 zone with single-family residential development, to the north across Stella Road is R-1 zone with single-family residential development, and to the west is O-3 zone with multi-family residential development. The special exception site is located within the boundaries of the South Pantano Area Plan (SPAP). The SPAP and the General Plan and Design Guidelines Manual provide guidance for this special exception request. Policy Summary South Pantano Area Plan guidance: The site is within Subarea 3, a three-square mile area mostly built out with suburban density, single-family residential development. The area has approximately 15% of the land undeveloped with most of it located along Golf Links and Wilmot Road. The area's 5% percent commercially zoned properties have an 80% vacancy/undeveloped status. The Plan recommends consideration of these under utilized commercial properties prior to any new commercial rezonings. The special exception request includes a commercial node area fronting Wilmot Road that is under developed in part due to the Wilmot Road alignment not extending through the Davis-Monthan Air Force Base and Escalante Road not extending west to Wilmot Road. General policies of the SPAP support residential infill within established neighborhoods and promotes flexible residential clustering designs. The General Plan encourages new residential development that contributes to the visual character of the neighborhood and promotes neighborhood identity. Policies promote quality and safety in design, and compatibility with and adequate buffering of surrounding development. Discussion The proposal for a special exception to consider a residential cluster option on two parcels, in which both parcels are less than five acres apiece, can be supported in both the SPAP and the General Plan, subject to compatibility in size, mass, height, density range, exterior design and color with adjacent single-family residential developments. The applicant attended a pre-submittal meeting for the special exception process on April 15, 2009 and held a neighborhood meeting regarding the proposed RCP development on April 22, 2009 and submitted the required documentation of these meetings. A preliminary tentative plat and landscape plan was also submitted, together with a design compatibility report. Conclusion : Sufficient information has been provided to determine that a plan amendment is not required and the proposal is in general compliance with policy direction provided by the SPAP and the General Plan and the guidance provided by the Design Guidelines Manual. It is recommended that the request for a special exception be accepted for processing. At the time of submittal (full review) staff will focus on the following: 1. The proposed RCP project addresses compatibility with adjacent uses. 2. The applicant proposes single and two story residential units, up to twenty-four feet in height. Per the boundaries of the original rezoning case C9-78-63, single-story limit adjacent to residential zoned properties 3. Proposed units along perimeters adjacent to single-story developments shall incorporate clerestory windows and no balconies to preserve privacy. 3. To promote visual interest, architectural front elevations (i.e., when viewed from the internal street), including the architectural style, building elevation, and exterior colors, shall not be repeated more often than every other lot. 4. To provide shade along the street, a canopy tree (minimum 15-gallon size) needs to be planted in front of, at a minimum, every other lot. 5. Plan policies support a centralized recreational area with amenities and that those facilities are accessible to the handicapped. Applicable Plan Policies South Pantano Area Plan SUB-GOAL - Encourage the development of a variety of housing types including single family detached units, duplexes, apartments, condominiums, townhouses, and mobile homes. Policies: 1. Preserve the integrity of established neighborhoods. 2. Promote residential infill of vacant land where adequate streets and utilities are available. Implementation Techniques A. Continue to promote suburban density residential developments within the interior of established suburban density neighborhoods. B. Suburban and mid-urban density residential developments are generally appropriate along collector streets. E. Encourage Planned Unit Developments (PUD) where appropriate.* PUD Density Bonuses should be allowed for development plans proposing an appropriate perimeter buffer adjacent to non-compatible existing development. F. Require pedestrianways in and around all neighborhood facilities, e.g., schools, parks, and commercial centers. 3. Ensure the compatibility of new residential development with existing land uses. Davis-Monthan Air Force Base Policy 1, Ensure compatibility of new development with existing and future operations of the Davis-Monthan Air Force Base. TRANSPORTATION SUB-GOAL - Provide a transportation system that satisfies the travel needs of the South Pantano area. Policies: 2. Provide adequate access to all properties. Implementation Techniques B. Require sidewalks in all private and public developments, as specified in the adopted sidewalk policy and Street Development Standards. C. Require that pedestrian facilities be accessible to the handicapped. PARKS, RECREATION, OPEN SPACE PARKS, RECREATION, AND OPEN SPACE SUB-GOAL - Provide for existing and future recreational, park and open space requirements in the area. Policies: 2. Develop additional park areas and open space areas in South Pantano. General Plan ELEMENT 4: Community Character and Design Policy 5: Promote neighborhood identity and visual character. Supporting Policy 5.6: Encourage builders/developers to incorporate neighborhood recommendations on proposed development plans to provide designs, buildings, signage, and landscaping plans that are compatible with overall neighborhood character. 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. 6.2 Residential development should enhance the quality of life for residents by incorporating safe, innovative design that integrates design elements, such as connectivity, open space, pedestrian networks, and landscaped streetscapes. Element 10: Parks Recreation, Open Space, and Trails (PROST) Policy 8: Establish an accessible open space system that connects open space in the urbanized area to the surrounding public natural areas. Supporting Policy 8.1.D: Protect public preserves from urban impacts adjacent to their boundaries. DESIGN GUIDELINES MANUAL 1. Site Planning 2. Open Space and Common Areas b. Detention/Retention Basins (I.A.2.b) Intent - Utilize detention/retention basins for open space use and as additional recreational amenities for the development. Related Policy Link - LU Policy 9 (9.6) Solution - Design detention/retention basins for open space use by: o Grading the site to complement proposed uses o Preserving plants in-place or salvaging and revegetating o Providing for safe and convenient access 3. Pedestrian and Alternative Transportation Modes b. Pedestrian Access at Perimeter Walls (I.A.3.b) Intent - Encourage pedestrian access to new developments by providing convenient points of access at the perimeter. Related Policy Link - CCD Policy 4 (4.1.3); CCD Policy 5 (5.3.A); LU Policy 6 (6.15); LU Policy 6 (6.17) Solution - Provide convenient and inviting pedestrian access from the surrounding neighborhood to new developments by: o Placement of pedestrian breaks in walls greater that 75 feet in length o Making access inviting with gateway design, landscape treatment, and security lighting 2. Forms/Scale/Material/Color a. Building Facades at Rear and Side (I.B.2.a) Intent - Provide higher quality facades at the rear and sides of new buildings through careful design and detailing. Related Policy Link - CCD Policy 5 (5.6); LU Policy 5 (5.3) Solution - Design side and rear building facades with attention to architectural character and detail comparable to the front facade, particularly if rear and side facades are visible from streets or adjacent properties. d. Rooftop Equipment (I.B.2.d) Intent - Minimize mechanical equipment on rooftops to reduce negative visual impacts on neighbors and to reduce energy costs. Solution - Integrate solar energy techniques and other mechanical equipment into the overall design of the building and screen all mechanical equipment on roofs. B. Community Character and Design 3. Buffering/Screening/ Landscape Design a. Free-standing Walls (I.B.3.a) Intent - Reduce the impact of freestanding walls over 75 feet long and over 3 feet high and increase their visual appeal. Related Policy Link - CCD Policy 6 Solution - Promote variations in scale, reflective surface, texture, and pattern: o Vary wall alignments (jog, curve, notch, setback, etc.) o Plant trees and shrubs, in voids created by wall variations, at an appropriate scale/massing o Locate trees every 25 feet o Use two or more wall materials and/or incorporate a visually interesting design on the wall surface o Include decorative features of tile, stone, or brick o Use sound absorbing or scattering materials such as tile, stone, or brick c. Placement of Trees (I.B.3.c) Intent - Provide a pleasant microclimate for pedestrians and increase the aesthetic appeal of a development. Related Policy Link - CCD Policy 4 (4.9) Solution - Carefully locate trees to provide shade, wherever possible, to pedestrians by: o Placing trees no further than 25' apart, particularly along walkways d. Plant Materials (I.B.3.d) Intent - Provide a homogeneous landscape design of appropriate character using minimal irrigation. Related Policy Link - CCD Policy 4 (4.9) Solution - Choose the right mix of trees, shrubs, and groundcover: o Drought tolerant trees (see the City's drought tolerant plant list) o Plants similar in form and scale to existing vegetation in the area o Accent plants at entryways, changes of direction, intersections of roads, etc. o Vegetation which displays a variety of leaf size, texture, color, and, if possible, provides flowers in all seasons f. Landscape Screens (I.B.3.f) Intent - Use landscape, grading, and walls to screen less visually attractive uses. Related Policy Link - CCD Policy 6 Solution - Screen dumpster areas, outside storage, utility, and other free-standing equipment and water pumping stations by integrating them with the design and materials of the principal structure. Use a minimum six-foot-high masonry wall and two or more of the following: o Sound absorbent/sound scattering wall facing material such as tile, stone, or brick o Earth berms o Dense planting up to six-foot high II. Residential Development b. "Safe By Design" Concepts (II.A.1.b) Intent - Provide a safer development by adhering to "Safe by Design" concepts. Related Policy Link - CCD Policy 5 (5.9, 5.10) Solution - Adhere to the following "Safe by Design" concepts: o Locate building entryways so that they are visible from other buildings, apartments, and houses o Design entryways to provide residents with a view from their home into the corridor that serves them o Provide a well lighted pedestrian circulation system with convenient access to walkways and sidewalks beyond the development o Provide lighting at doorways, windows, entryways, and in corridors and service alleys o Provide each residential unit with an area of responsibility that extends beyond the entryway o Design common stairways to serve a limited number of units o Utilize amenities and distinctive elements that extend the private space of individual apartments onto landings and into corridors o Disperse project amenities between certain units or clusters of units, and signpost them o Create virtual boundaries by a change of level, material, texture, and color. s:\caserev\sp-excpt\SE09-13-Mosaic Court - Wilmot Road.ipc |
| 07/09/2009 | MATT FLICK | ENGINEERING | REVIEW | Completed |