Plan Review Detail
Review Status: Active
Review Details: REZONING - IPC
Plan Number - T09SE00022
Review Name: REZONING - IPC
Review Status: Active
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/13/2009 | MATT FLICK | ENGINEERING | REVIEW | Completed | This request contains sufficient information to determine compliance with the Broadway-Craycroft Area Plan; a plan amendment is not required. |
| 08/13/2009 | DAVE MANN | FIRE | REVIEW | Approved | |
| 08/14/2009 | JOHN BEALL | COMMUNITY PLANNING | REVIEW | Denied | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT SE-09-22 Parks - 1st Street R-1/R-3, ZE Full Notice Procedure Braodway - Craycroft Area Plan 8/14/09 jb (IPC) Request - This is a Special Exception request to increase the number of living units at an assisted living facility at 5324 E. 1st Street. The applicant is proposing to remove two existing buildings which total 7,080 square feet, and replace them with a two-story building, 30,137 square feet, to house 42 units. The new building will include new paved parking, landscaping, and new loading area. Surrounding Land Uses and Zoning - The applicant's property is zoned R-1/R-3, with the proposed two-story building to be built in the R-3 zone, with the adjacent property to the north zoned C-2; to the east and west zoned C-2, R-3, and R-1; and to the south zoned R-1. It appears that to the south is single-family residential uses; to the north and east are non-residential uses; and to the west an apartment complex. Land Use Plan Policy Summary The subject site is within the Broadway - Craycroft Area Plan which supports residential development at this site. The Plan calls to preserve and enhance the integrity of existing neighbors with appropriate design elements and buffering techniques, and requires internal pedestrian circulation system within new development that connects to public sidewalk. The Plan also calls out for all required parking, loading and vehicle maneuvering to be located onsite. The Plan calls out that developments provide a transition in heights and/or densities for proposed development to less intense uses. Sufficiency of Information to Determine Plan Compliance Meetings Rezoning presubmittal meeting: The applicant attended a meeting on April 22, 2009, in which it was discussed that an increase of 25% of building area or lot area or vehicle use area will require full code compliance; and that a preliminary development plan will need to calculate the expansion percentage. Neighborhood meeting: The applicant held a neighborhood meeting on June 6, 2009 to discuss the special exception request. The one negative comment form the meeting centered on views, and concerned that the applicant was upgrading the landscaping and adding additional trees. Adequacy of Information. The applicant's application appears to lack sufficient critical information to determine plan compliance. Although this is a special exception request to increase the number of living units at the assisted living facility, the applicant hasn't provided the actual number of units increasing for this site. Also the application is deficient in describing the existing zoning and land uses that are adjacent to the subject site, and specifically how the increase in units will affect the surrounding neighborhood. The application has not addressed the issues raised in the rezoning presubmittal meeting regarding a greater than 25% expansion and full code compliance. Recommendation The Broadway - Craycroft Area Plan supports residential development on the proposed special exception site. A Plan Amendment is not required. However, it is recommended that the application request for a special exception for assisted living be denied until more information is provided. At the time of submittal (full review) staff will focus on the following: 1. The applicant proposes a two story residential building, up to twenty-eight feet in height. Placement of second story windows and balconies to address the privacy of the area's single-story residential neighborhood. 2. Address view corridors of the Catalina Mountains. 3. To address architectural features, front elevations (i.e., when viewed from the internal street), including the architectural style, building elevation, main building setback, so as to be compatible with area neighborhood. 4. Traffic generated by the assisted living center (ambulance, police, visitors, medical staff etc.) shall be directed onto an arterial street with proper signage. LAND USE PLAN POLICIES Broadway - Craycroft Area Plan Broadway - Craycroft Area Plan Policies: Residential Policies: POLICY 2: PRESERVE AND ENHANCE THE INTEGRITY OF EXISTING NEIGHBORHOODS. A. Direct through traffic and traffic generated by more intense uses onto major streets. B. Require appropriate design elements and buffering techniques during the rezoning and related development review processes to ensure the sensitive design of new development in established neighborhoods (see General Design and Buffering policies). C. Require an internal pedestrian circulation system within new development that connects to the public sidewalk system. D. Provide all required parking, loading, and vehicle maneuvering areas to be located off-street. E. Promote the consolidation of parcels with common property lines to provide sufficient space for adequate buffering between new, higher intensity residential development and adjacent, less intense uses. F. Encourage the orientation of new residential uses to take advantage of solar energy and to integrate solar technology into the design. General Design and Buffering Policies: POLICY 3: DESIGN ARCHITECTURAL ELEMENTS TO BE COMPATIBLE WITH EXISTING STRUCTURES AND TO PRESERVE SANTA CATALINA MOUNTAIN VIEWS. A. Provide a transition of heights and/or densities for proposed development adjacent to less intense uses, unless other mitigation measures, such as building setbacks, provide adequate buffering. B. Design or locate balconies and upper story windows to protect the privacy of adjacent residential uses. C. Provide a variety of rooflines in development where building heights are in excess of 20 feet. D. Enhance and soften proposed structures with drought-tolerant landscaping, which includes trees that are proportional in scale with buildings (at maturity), as well as understory shrubs and groundcover. E. Shield or direct outdoor lighting away from adjacent residential uses. Transportation Policies: POLICY 1: PROVIDE SAFE AND EFFICIENT VEHICULAR ACCESS THROUGHOUT THE BROADWAY-CRAYCROFT AREA. A. Direct traffic from high intensity uses onto major streets. The location of this site is in an area identified in the Broadway-Crayroft conceptual land use map, for residential use. The Assisted Living is permitted in the R-1 and R-3 residential use section, subject to a special exception approval. A plan amendment is not required to process the request to expand (add building) the existing assisted living use at 5324 E. 1st. Street. General Plan Element 2, Land Use · Policy 3: Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill, and appropriate nonresidential uses. 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. |
| 08/19/2009 | TERRY STEVENS | ZONING | REVIEW | Denied | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) Catalina Village 5324 E. 1st Street Special Exception Case Number - SE-09-22 1. The submitted plan does not contain enough information for review. Review DS 1-07 for requirements of a Preliminary Development Plan and comply. 2. Based on the above comments zoning does not approve this plan to continue 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 |