Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T10SE00062
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/17/2010 | DAVE MANN | FIRE | REVIEW | Approved | |
| 06/25/2010 | JOE LINVILLE | LANDSCAPE | REVIEW | Approved | |
| 06/30/2010 | MATT FLICK | ENGINEERING | REVIEW | Completed | PDSD Engineering has no objection or adverse comment to approval of the Special Exception. The 4.13-acre site lies along the northern side of 2nd Street between Beverly Avenue and Woodland Avenue. Current access is, primarily, from an existing access along the northern side of the site (along the approximate 1st Street alignment) and from several private drives located along 2nd Street. Beverly Avenue, 2nd Street and Woodland Avenue are paved local streets with vertical curbing and no sidewalk facilities. The PDP shows sidewalk to be constructed along all streets and the 2nd Street curb cuts are to be closed. there are existing speed tables along 2nd Street that serve as traffic-calming measures and to divert east-west traffic toward Speedway Boulevard. Speedway Boulevard is located about 300 feet north of this site. The site does not lie within a mapped floodplain or erosion hazard area. Drainage is generally westward. The site lies within the Alamo Wash watershed. Detention is not required because the Alamo Wash watershed is a non-designated watershed. Although threshold retention is required for this type of development, it appears that threshold retention requirements (if any) are being met by water harvesting; the typical detention/retention conditions will not be requested. No conditions will be requested: Matt Flick, P.E. Project Manager Planning & Development Services City of Tucson Phone: (520) 837-4931 Fax: (520) 791-4340 |
| 07/01/2010 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | Remove all crosswalks proposed in public right of way across the alleyway and driveway. TDOT-Traffic has no additional comments or objections to the proposed special exception. |
| 07/02/2010 | TERRY STEVENS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Terry Stevens Lead Planner PROJECT: Catalina Assisted Living 5324 E. 1st Street Special Exception Case Number - SE-10-62 TRANSMITTAL: July 1, 2010 1. The proposed use falls under the both of the following: R-1 Zoned portion-- LUC Sec. 2.3.4.3 Special Exception Land Uses, Residential Use Group, Sec. 6.3.8. Residential Care Services: Adult Care Service or Physical and Behavioral Health Service "17", subject to: Sec. 3.5.7.8.B.1, .C.4, .D, and .H and approval through a Zoning Examiner Full Notice Procedure R-3 Zoned portion-- LUC Sec. 2.3.6.2 Special Exception Land Uses, Residential Use Group, Sec. 6.3.8. Residential Care Services: Adult Care Service or Physical and Behavioral Health Service "30", subject to: Sec. 3.5.7.8.C.4, .D, and .H (except no minimum lot size) Development designator "17" requires or allows the following: Minimum site required = 7000 sq. ft / proposed 60,879 Floor area ratio = 0.50 / proposed 0.10 Lot Coverage = 70% /proposed 25.83% Maximum building height = 25 feet / proposed 13'-6" Interior perimeter yard indicator = BB Development designator "30" requires or allows the following: Minimum site required = 0 Floor area ratio = 0.75 / proposed 0.75 Lot Coverage = N/A Maximum building height = 40 feet / proposed 33' Interior perimeter yard indicator = DD Off-Street Parking: 70 required / Provided 49 Off-Street Loading: 3 required / Provided 3 Bicycle Parking: 3 required / Provided 3 Pedestrian Access: Appears to be adequate 2. This project will require a variance to reduce the number of parking spaces from the required 70 to the proposed 49. Zoning has reviewed this proposal for compliance with The City of Tucson Development Standard Land Use Code (LUC) and can approve this project as submitted. If you have any questions about this transmittal, please call Terry Stevens, (520) 836-4961 or email Terry.Stevens@tucsonaz.gov. |
| 07/07/2010 | MWYNEKE1 | ENV SVCS | REVIEW | Completed | |
| 07/07/2010 | MWYNEKE1 | DOT ENGINEERING | REVIEW | Completed | The TDOT Engineering Division has reviewed the subject item and has no objections subject to the following comments/conditions/requirements: 1. Any relocation, modification, etc., of existing utilities and/or public improvements necessitated by the proposed development will be at no expense to the Public. 2. Installation of sidewalks along the abutting street frontages of Beverly Avenue, Woodland Avenue and 2nd Street. |
| 07/07/2010 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | |
| 07/07/2010 | MWYNEKE1 | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF PLANNING AND DEVELOPMENT SERVICES SE-10-62 Catalina Village - 1st Street R-1/R-3 Special Exception Broadway - Craycroft Area Plan 6/17/10 msp This proposal is for a special exception use in the R-1/R-3 zone, to allow an existing assisted living facility to demolish three single-story structures including ancillary structures and construct a new two-story structure within the interior of the complex. The site is located at 5324 E. 1st Street, within the Broadway-Craycroft Area Plan (BCAP)... Surrounding Land Uses and Zones: To the north of the site is C-2 Zoning, with several commercial developments that front Speedway Boulevard, an arterial commercial corridor; to the east is R-1 and R-3 Zoning, with an assisted living facility located directly across Woodland Avenue; to the south is R-1 Zoning, with single-family residences; and to the west is R-1 and R-3 Zoning, with high density multi-family housing. Policy Summary: The site is within the bounds of the Broadway-Craycroft Area Plan, and the General Plan. These Plans provide relevant policy guidance that promotes redevelopment to protect the integrity of surrounding neighborhoods. The Broadway-Craycroft Area Plan supports residential development on the proposed Special Exception site. Plan policy calls to preserve and enhance the integrity of existing neighborhoods through a transition of heights, variation of rooflines, perimeter landscaping, etc. Traffic should be directed from high intensity uses onto major streets. Both Plans include policies that encourage and support redevelopment that responds to physical characteristics of the site, location, adjacent land use patterns, enhancing visual appeal of the streetscape, and incorporating neighborhood recommendations into site planning and design. Analysis: The Catalina Village Assisted Living Facility provides services to low income disabled adults in a campus setting with fourteen structures. The Special Exception proposes to remove three single-story structures totaling 7,070 square feet and replacing them with a single two-story structure totaling 28,808 square feet. The new two-story structure will be in the northeast section of the complex, adjacent to parking and a PAAL that abuts the north property line. The proposed two-story structure will provide a uniform reduction in mass and scale from the four-story structure on the east along Woodland Avenue, a high density edge, and the single-story structures on the south along 2nd Street, a low density residential edge. The design compatibility report indicated all buildings, proposed and existing will be color coordinated with gold, brown, red, and green hues. Vehicular circulation - On-site traffic circulation will remain with angled parking along the north perimeter with one -way traffic from east to west. The northern PAAL access points should include the appropriate "exit" and "entrance" only signs and if traffic flow is from east to west toward Beverly Avenue it should include a "right-turn only" sign to direct traffic away from the residential neighborhood and toward Speedway Boulevard, an arterial street. In addition, an on-site "pedestrian crossing" sign should be installed for traffic exiting the northern PAAL at the Beverly Avenue exit. The main entrance to the complex is on this northern PAAL and staff recommends an attached shade structure large enough to allow vehicles to pull in under the shade structure at the main entrance to permit the safe loading, unloading, and ambulance services of disabled adults. In addition, a new parking lot is proposed at the southeast corner of the complex with access from Woodland Avenue only. Again, staff recommends a "pedestrian crossing" sign be installed on-site at the point where traffic exits onto Woodland Avenue from this new parking lot. This new parking lot is to be linked to the on-site pedestrian paths to provide an all weather access. At the neighborhood meeting held on April 17, 2010, a complaint was voiced on how commercial trucks load and unload on 2nd Street for the Adult Assisted Living Complex. The applicant stated this would be corrected. Staff recommends on-site street signs be installed along the 2nd Street perimeter to state 2nd Street does not allow on-site or off-site loading and unloading of commercial vehicles along the 2nd Street perimeter. Load zones are located on-site within the northern PAAL and all loading and unloading shall occur only at the designated loading zones. Staff recommends the applicant contact the Department of Transportation, Traffic Engineering Division to determine appropriate language and sign design to satisfy this condition and for the on-site "pedestrian crossing," signs. Pedestrian circulation: - The main entrance is located near the northeast section of the complex adjacent to the north perimeter PAAL. Sheet 6 of 33 shows a pedestrian path (sidewalk) along the northern PAAL; however it does not link to Woodland Avenue. Staff recommends the pedestrian path be extended to link with the Woodland Avenue sidewalk system. If on-site security is an issue, staff recommends a security walk-in gate be installed near where the on-site pedestrian path connects to the Woodland Avenue sidewalk so that access can be secured during non-visiting hours. Recommendation: The Special Exception request is for site improvements to the Catalina Village Assisting Living Complex. The project includes demolishing three single-story structures and constructing a new two-story structure. The Special Exception request is in general compliance with the Broadway-Craycroft Area Plan and with the General Plan. A plan amendment is not required. Staff recommends the following Special Exception conditions as part of the Special Exception review 1. Prior to development plan approval, all architectural features on building #15, as identified on the Design Compatibility Report, dated June 7, 2009, shall be incorporated into the final development plan design. " GP, Element 4, Policy 5, 6, & Policy 6.1 " BCAP, Residential Policy, 2.B " DGM, Design Context and Neighborhood Character (I.B.2.e) 2. All existing and future buildings at the Catalina Village Assisting Living Complex shall be painted as per the color palette provided in the Design Compatibility Report, dated June 7, 2010... " GP, Element 4, Policy 5, Policy 6.1 & 6.6 " BCAP, Residential Policy 2.B " BCAP, General Design and Buffering, Policy 3 " DGM, Design Context and Neighborhood Character (I.B.2.e) 3. On building #15 (as identified on the development plan), provide a variation of roof lines with a maximum building height of thirty (30) feet, providing a transition of building mass as viewed from the low density residential neighborhood to the south. " GP, Element 4, Policy 5, Policy 6, 6.1 & 6.6 " BCAP, Residential Policy 2.B " BCAP, General Design and Buffering, Policy 3.A, 3.C, " DGM, Design Context and Neighborhood Character (I.B.2.e) 4. If the north perimeter PAAL is designated as a one-way PAAL, then it shall incorporate on-site signs to direct the one-way traffic flow. The exit points shall also incorporate on-site "pedestrian crossing" signs. In addition, required at exit vehicular points are signs to direct traffic toward Speedway Boulevard and away from the residential neighborhood. Prior to installation, sign(s) design shall be reviewed by the Department of Transportation, Traffic Engineering staff. " GP, Element 4, Policy 6, & Policy 6.1 " BCAP, Residential Policy 2.A, 2.B, BCAP, Transportation Policy 1.A 5. The main entrance on building # 15 (as identified on the development plan) shall include an attached overhead shade structure covering that part of the PAAL/parking area used for receiving patients, clients, and customers to ensure a transition protected from the elements. " GP, Element 4, Policy 6, & Policy 6.1 " BCAP, Residential Policy 2.A, 2.B " DGM, Design Context and Neighborhood Character (I.B.2.e) 6. Provide a pedestrian link along the northern PAAL from Woodland Avenue to the main entrance on building #15. If on-site security is an issue, provide a pedestrian security gate to control access near the point where the on-site pedestrian path connects to the Woodland Avenue sidewalk. Provide security lighting at the security gate location. " GP, Element 4, Policy 5, Policy 6, & 6.1 " BCAP, Residential Policy 2.B, 2.C, DGM, Design Context and Neighborhood Character (I.B.2.e) 7. Install on-site signs along the full southern perimeter, adjacent to 2nd Street to establish a "no loading zone." All loading shall only occur on-site and within the northern perimeter PAAL designated "loading zones." Prior to installation, sign(s) design shall be reviewed by the Department of Transportation, Traffic Engineering staff. " GP, Element 4, Policy 5, 6, & Policy 6.1 " BCAP, Residential Policy 2.A, 2.B, & 2.D " BCAP, Transportation Policy 1.A " BCAP, Transportation Policy 1.A " DGM, Design Context and Neighborhood Character (I.B.2.e) Plan Policy General Plan Element 4:Community Character and Design Policy 5: Promote neighborhood identity and visual character. Policy 6: Promote quality in design for residential, commercial, industrial, mixed-use, and publicly-funded development. Policy 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. Policy 6.6 Solutions and strategies included in the design Guidelines Manual should be utilized to provide an improved level of community design 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. Design Guidelines Manual e. Design Context and Neighborhood Character (1.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 " Finishes, materials, and colors " Site amenities such as walls and landscaping s:\caserev\SP-ECPT\SE09-10\ SE-10-62 Catalina Village - 1st St doc |
| 07/07/2010 | MWYNEKE1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | |
| 07/07/2010 | MWYNEKE1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | |
| 07/07/2010 | MWYNEKE1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | |
| 07/07/2010 | MWYNEKE1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | TO: Peter McLaughlin, Senior Planner Planning Division City of Tucson Development Services Department FROM: Greg Hitt Capital Planning Manager, Capital Planning Section Pima County Wastewater Reclamation Department SUBJECT: CATALINA VILLAGE ASSISTED LIVING - FIRST STREET 4.13 acres SE-10-62 The Development Liaison Section of the Pima County Regional Wastewater Reclamation Department has reviewed the proposed rezoning and offers the following comments: The affected property is within the area currently served by Pima County's public sewer system and is tributary to the Roger Road Wastewater Reclamation Facility via the South Rillito Interceptor. This special exemption would allow an assisted living facility on this site in existing and proposed buildings. PCRWRD has no objections to the proposed special exemption but offers the following conditions: * * * Standard and Special Requirements * * * Should the City of Tucson be inclined to approve this special exemption, the PCRWRD recommends the following rezoning conditions: 1. The owner / developer shall not construe any action by Pima County as a commitment to provide sewer service to any new development within the rezoning area until Pima County executes an agreement with the owner / developer to that effect. 2. The owner / developer shall obtain written documentation from the Pima County Regional Wastewater Reclamation Department that treatment and conveyance capacity is available for any new development within the rezoning area, no more than 90 days before submitting any tentative plat, development plan, sewer improvement plan or request for building permit for review. Should treatment and / or conveyance capacity not be available at that time, the owner / developer shall have the option of funding, designing and constructing the necessary improvements to Pima County's public sewerage system at his or her sole expense or cooperatively with other affected parties. All such improvements shall be designed and constructed as directed by the Pima County Regional Wastewater Reclamation Department. If you wish to discuss the above comments/conditions, please contact me at 520-740-6567. GH Copy: Project |
| 07/07/2010 | MWYNEKE1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | |
| 07/07/2010 | MWYNEKE1 | REZ AGENCY REVIEW | ADOT | Completed | |
| 07/07/2010 | MWYNEKE1 | REZ AGENCY REVIEW | TDOT RTA | Completed | |
| 07/07/2010 | MWYNEKE1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | |
| 07/07/2010 | MWYNEKE1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | |
| 07/16/2010 | MWYNEKE1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed |