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Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T09SE00019
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/03/2009 | MATT FLICK | ENGINEERING | REVIEW | Completed | The request contains adequate information to determine Pantano East Area Plan compliance. |
| 08/03/2009 | DAVE MANN | FIRE | REVIEW | Denied | A fire hydrant will be required for this change of use. |
| 08/04/2009 | TERRY STEVENS | ZONING | REVIEW | Completed | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) Osborne - El Rancho Merlita 1924 N. Corte El Rancho Merlita - RX-2 Zoning Special Exception Case Number - SE-09-19 1. The proposed use falls under the LUC Sec. 2.3.3.3 Special Exception Land Uses, Residential Use Group, Sec. 6.3.8. Home Occupation: Travelers' Accommodation, Lodging, subject to: Sec. 3.5.7.4.B, .E, .F, .G, .H, .I, .J, .K, .L, and .N 2. Provide for wheel stop curbing or barriers to prevent vehicles from driving onto unimproved portions of the site. 3. Clearly indicate the surfacing materials of the existing parking lot. Must meet the requirements of LUC 3.3.7.3. 4. The pedestrian circulation path must be physically separated from the vehicular use area. A handicap ramp will be required from the access aisle adjacent to the handicap parking space connecting to the proposed sidewalk. Clearly indicate the minimum width of all proposed sidewalks (min. 4' in width). 5. Per DS 2-08 a pedestrian circulation path is required to connect to the right of way, parking spaces and buildings. This pathway is required to be constructed of concrete or a material of similar hardness. 6. The proposed bicycle parking spaces must be connected to the pedestrian circulation path. The bicycle parking spaces are required to meet the requirements of DS 2-09. 7. Clearly indicate on the plan the maximum number of guests and number of rooms for the guests allowed and provided. 8. The submitted plan, showing the proposed travelers accommodation 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 |
| 08/11/2009 | JHERSHE1 | COMMUNITY PLANNING | REVIEW | Completed | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT SE-09-19 Osborne - El Rancho Merlita, 1924 RX-2, ZE Full Notice Procedure Pantano East Area Plan and General Plan 8/11/09 jsh (review for plan compliance) Request - This 2.7-acre parcel is at the southern end of a 12.7-acre, 16-lot subdivision that was the subject of rezoning case C9-04-06 (SR to RX-2) and subdivision plat S07-107 (El Rancho Merlita). In the 1950's, the 12.7-acre property was owned by Merle Norman of Merle Norman Cosmetics. Ms. Norman developed the southern part of the property as a business and vacation retreat, and built two homes, a main ranch house and a smaller guest house. Recently, the current owners rezoned and subdivided the property, as referenced above. The two homes built by Ms. Norman occupy two separate lots at the southern end of the site. The owners plan to restore and remodel the existing homes and grounds, and convert them to separate bed and breakfast businesses. The southern-most, larger home will be El Rancho Merlita Bed and Breakfast; the smaller home to the northwest will be Arroyo House Bed and Breakfast (1937 N. Corte El Rancho Merlita). Because the businesses will be operated separately, two separate special applications have been submitted. This review is for the larger parcel to the south (the proposed El Rancho Merlita Bed and Breakfast, at 1924 N. Corte El Rancho Merlita). Since the 12.7-acre property was subdivided, onsite roadway and other improvements have been completed, and a right-turn deceleration lane was installed on Wrightstown. Two new residences have been built on the lots directly north of the existing homes. The remaining lots are vacant. Land Use Code (LUC) and Design Review Board (DRB) - The LUC permits bed and breakfast facilities in the RX-2 zone as a special exception land use (Home Occupation, Traveler's Accommodation, Lodging), subject to performance criteria 3.5.7.4 B., and E. through L. and N. Approval is through the Zoning Examiner Full Notice Procedure. As per the performance criteria, accommodations are permitted for up to eight guests for a maximum of 14 days, and no more than four sleeping rooms may be used to accommodate guests. Separate cooking facilities are prohibited in guest rooms. Other criteria address screening for outdoor activities, noise, commercial motor vehicle use, parking, and the design and number of signs. Several of the performance criteria address compatibility with surrounding residential areas. As per the LUC, the DRB reviews all proposals for compatibility issues, including but not limited to, architectural style, building elevations, exterior façade materials and colors, screening, landscaping, vehicle use areas, etc. The two Rancho Merlita proposals were reviewed by the DRB on July 17, 2009. DRB recommendations will be discussed during the detailed review. Surrounding Land Uses and Zoning - The site is in the interior of a largely residential area that extends from Speedway on the south to Wrightstown/Tanque Verde Roads on the north, and from Houghton Road on the east to the Pantano Wash on the west. The larger area surrounding the site has R-1 zoning, with a mix of other residential zones. In the immediate vicinity of the site are large, unsubdivided lots with homes to the east, in SR zoning. To the north are Rancho Merlita lots with homes, in RX-2 zoning; and vacant Rancho Merlita lots further north. To the west are single family homes in RX-2 zoning. To the southwest and south are homes and townhomes, respectively, in R-2 zoning. The Robb Wash flows from south to north towards Tanque Verde Creek, along the western portion of the site. It is heavily vegetated, and is designated as a WASH Ordinance wash, and a secondary trail per the Eastern Pima County Trail System Master Plan. It is also a designated Important Riparian Area per Pima County's Conservation Lands System. During the platting process, a non-motorized public trail easement was granted along the wash, as well as public access to the wash/trail from Corte el Rancho Merlita, which is a private street. A rezoning condition requires that a trail be provided along the wash, north of the proposed bed and breakfast properties. Land Use Plan Policy Summary Policy guidance is provided by the Pantano East Area Plan and the General Plan. Pantano East Area Plan policies protect the integrity of established neighborhoods by requiring that new development be compatible with existing development. Adjacent uses must be adequately buffered. Use of appropriate design elements to achieve compatibility and buffering must be demonstrated during the rezoning and related review processes. General Plan policies promote development that is compatible with Tucson's urban form, community character and environmental setting. Neighborhood identity, visual character and quality in design are promoted for all new development. An interconnected trail network based on the natural wash system is to be provided. Other policies promote the long-term management and maintenance of urban vegetation to maximize environmental and other community benefits. Water harvesting is encouraged. Sufficiency of Information to Determine Plan Compliance Meetings. The applicant attended a pre-submittal meeting with staff on July 18, 2009. Staff indicated the application should address LUC performance criteria, and ADA-compliant access to common areas. The applicant was directed to Planning and Development Services staff to discuss whether commercial parking lot requirements apply. Approximately 16 neighbors attended the required neighborhood meeting, which was held on July 15, 2009. Questions included if there would be an onsite resident (yes, one at each home), if there are plans to host large weddings/events (no), if children and pets will be allowed (children yes; pets maybe in the future), if a community membership will be offered to the pool and other amenities (not planning to offer memberships but will check into this), and if there will be a public hearing (yes, the public hearing date will be set after the application has been submitted). According to the information submitted, the majority of attendees support the proposed bed breakfast uses, and think they are a good use for the subject properties. Adequacy of Information. A site plan, and a Site Inventory/Design Compatibility Report were submitted, as well as background information on the properties. Site inventory/design compatibility information from the 2004 rezoning case was also submitted. In general, sufficient information has been submitted to demonstrate compliance with Pantano East Area Plan and General Plan policies, as well as the Land Use Code performance criteria. Sufficient information has been submitted to demonstrate compliance with the land use plans. A plan amendment isn't required. It is recommended that the application be distributed for a full, detailed review. Most of staff's concerns have already been addressed during the rezoning (C9-04-06) and the July 2009 DRB review. Staff will recommend that, to the greatest amount reasonably practicable, all new vegetation planted onsite be native to the southwest deserts. Planting of new oleanders is discouraged. Outdoor mechanical equipment should be screened from view from the surrounding properties. F:\Shardir\UPDfiles\Development Review\CASE_REVIEW\SP-EXCPT\SE09-10\SE-09-19.doc LAND USE PLAN POLICIES PANTANO EAST AREA PLAN Residential Policies " Policy 1: Preserve the integrity of established neighborhoods. " Policy 1.A: Allow only local traffic into developed neighborhoods. " Policy 3: Ensure the compatibility of new development with existing land uses. " Policy 3.b: Require appropriate design elements during the rezoning and development review processes when locating multi-family dwellings and nonresidential uses within proximity of established neighborhoods. Commercial Policies " Policy 1.B.iv: Adjacent uses should be adequately buffered. Parks, Recreation and Open Space Policies " Policy 1.B: Develop major washes and floodplain as open space and park areas. GENERAL PLAN Element 4, Community Character and Design " Policy 1: Preserve and enhance Tucson's natural setting, urban form, and community image. " Supporting Policy 1.1: Promote development that is compatible with Tucson's overall urban form, community character, and environmental setting. " Policy 5: Promote neighborhood identify and visual character. " Policy 6: Promote quality in design for all public and privately-funded development. Element 8, Water Resources " Policy 3: Continue to promote water conservation " Supporting Policy 3.2: Support conservation and efficient water use in an effort to minimize the need for new water sources. Element 10, Parks, Recreation, Open Space and Trails " Policy 10: Provide an interconnected urban trail system throughout the city to meet the recreational needs of pedestrians, bicyclists, and equestrians. " Action 10.1.B: Provide an interconnected natural trail network for equestrians and hikers based on natural washes and supplemented by appropriate roadway rights-of-way. Element 14, Environmental Planning and Conservation " Policy 4: Promote the development and management of healthy and attractive urban vegetation. " Policy 5: Promote the long-term management and maintenance of Tucson's urban vegetation to maximize environmental and other benefits to the community. |