Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T11SE00042
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 12/07/2011 | DAVE MANN | FIRE | REVIEW | Approved | |
| 12/13/2011 | TERRY STEVENS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Terry Stevens Lead Planner PROJECT: Catalina Care Center - Expansion zoning is R-2 2611 N. Warren Ave. Special Exception Case Number - SE-11-42 TRANSMITTAL: December 13, 2011 1. The proposed use falls under the LUC Sec. 2.3.5.3.A.3, Medical Service "19", subject to: Sec. 3.5.4.8.B, Sec. 3.5.4.9.A, .B.1, .C, and .D Development designator "19" requires or allows the following: Minimum site required = 1.5 acres, provided 3.32 acres Floor area ratio = 0.50, provided 0.30 Lot Coverage = 70%, provided 60.5% Maximum building height = 25 feet, provided 22'-9" Interior perimeter yard indicator = CC Zoning has reviewed this proposal for compliance with The City of Tucson Development Standard Land Use Code (LUC). Off-Street Parking: 65 required, provided 65 Off-Street Loading: 0 required Bicycle Parking: 6 short term, 17 long term required, provided 9 short term, 15 long term Pedestrian Access: (See below comments). The following comments need to be made available at this time. This project is currently being reviewed under Development Plan number D11-0025. The following are comments from Steve Shields the zoning reviewer. D.S. 2-05.2.2.B.3 Revise General Note A.4 to read "MEDICAL SERVICE - EXTENDED HEALTH CARE "19", SUBJECT TO: SEC. 3.5.4.8.B, SEC. 3.5.4.9.A, .B.1, .C, AND .D, AND APPROVAL THROUGH A ZONING EXAMINER FULL NOTICE PROCEDURE, SEC. 23A-50 AND 23A-53." NURSING HOME" is not a use listed in the LUC. D.S. 2-05.2.4.A As the proposed site encompasses four (4) parcels a lot combination is required. Provide a copy of the approved Pima County Assessor's Combination Request form with your next submittal. Once approved remove all interior lot lines from the site plan. Along the north side of the proposed addition there are areas where building pop outs reduce the width of the sidewalk. Provide width dimension at these areas. D.S. 2-05.2.4.K Provide width dimensions for all sidewalks, existing and proposed, on the site plan. Provide a sidewalk on site to Copper Street. D.S. 2-05.2.4.K Per D.S. 2-08.4.1.A At least one (1) sidewalk will be provided to a project from each street on which the project has frontage. That said provide a sidewalk to both Copper and Cherry. D.S. 2-05.2.4.Q Remove all references to Class 1 and Class 2 bicycle parking from the plans as Development Standard 2-09.0 is not applicable. See LUC Section 3.3.9 for bicycle parking design criteria. The dimension shown on the plan are not correct. D.S. 2-05.2.4.Q The proposed "INVERTED "U"" called out for Class 1 - long term bicycle parking does not meet the requirements of LUC Section 3.3.9.4. D.S. 2-05.2.4.U Indicate graphically, where possible, and by notes, in all other instances, compliance with conditions of the Special Exception. Additional comments may be forth coming based on the conditions. Per LUC Section 2.3.5.3.A.3 the requirements of LUC Section 3.5.4.9.A.2 apply to this project. As this property does not meet this Section a Board of Adjustment for Variance is required. There is reference to a Board of Adjustment for Variance in your response comments. If a Board of Adjustment for Variance has been applied for and approved provide the Board of Adjustment for Variance number, date of approval, what was approved and any conditions of approval on the plan. Also provide a copy of the Board of Adjustment for Variance letter with your next submittal. Additional comments may be forth coming based on the Board of Adjustment for Variance. If you have any questions about this transmittal, please call Terry Stevens, (520) 836-4961 or email Terry.Stevens@tucsonaz.gov. |
| 12/13/2011 | MWYNEKE1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | I have no comment on this case. Greg Saxe Environmental Planning Manager Pima County Regional Flood Control District D-M has reviewed Case: SE-11-42 Catalina Care Center - Warren Avenue WARD: 3 & has no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB No comments from Parks and Recreation. PCRWRD has no objections to the proposed special exception request, but offers conditions Irene Ogata, RLA, CPM Urban Landscape Manager SUBJECT:Case Se-11-42 Catalina Care Center - Warren Ave The following are comments and requests for conditions for the Special Exception case based on the Preliminary Development Plan received Nov. 29, 2011 as a Special Exception Case. A preliminary pre-submittal review meeting was conducted on March 2, 2011. The City of Tucson has been moving toward achieving sustainable development and green building principles. We currently have a Green Business Certification program and are evaluating our Land Use Code for opportunities and obstacles to developing a more energy efficient-oriented land-use related regulations. The City has also been working with Pima County to develop a net-zero building code. In addition to the City of Tucson's General Plan, Mayor and Council endorsed the United Nations Urban Environmental Accords in 2005, adopted the US Mayors' Climate Protection Agreement in 2006, endorsed the City of Tucson Urban Landscape Framework in 2008 and later that same year adopted the City's Framework for Advancing Sustainability. The City is also moving forward with the assistance of a Mayor and Council appointed Climate Change Committee to develop recommendations and priorities for a Climate Change Mitigation and Adaptation Plan that addresses the City's economic, environmental and social sustainability. Water is a critical resource being addressed through a number of different applications. The City and County recently completed (2010) a joint City/County Water/Wastewater study with a number of recommendations for securing future water needs. In 2009, Mayor and Council adopted a Commercial Rainwater Harvesting Ordinance and amended the landscape bufferyard ordinance changing the required number of trees in parking lots. Both ordinances address not only efficiency in water resources, but also human health and mitigation of urban heat islands. In 2008, the city's Transportation Dept. approved curb cut standards to allow street drainage to flow into planting basins next to residential roadways. Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious surfaces in a city. These contribute to increasing urban heat islands which can have detrimental health effects. The young and elderly are the most vulnerable populations to heat exhaustion during extreme heat events. Increasing reflectivity of these paved surfaces, proving shade (trees and/or shade structures) or pervious surfaces mitigate the heat absorption quality of dark pavement. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects; this includes use of cool roof surfacing. General Notes: Conditions for this special exception are focused on material and measures to reduce and mitigate the development's contribution to the heat island effect and provide human safety and welfare measures for thermal comfort levels. The Environmental Protection Agency, as well as the Department of Energy, lists paving and roof top surfaces and trees as three means of mitigating urban heat islands. The City of Tucson has a policy to use cool roof rated roofing materials on all new city buildings and roof replacements. National Secretary of Energy Steven Chu has recently made it a policy for federal buildings to also have energy rated roofs. The goal for the requirement of 1 tree for every 4 parking spaces in the LUC was to provide 50% shade coverage over the parking lot. Research indicates that trees in parking lots have a life span of approximately 7 to 10 years and never reach their potential canopy. This is partially due to the inadequate root zone to provide nutrients for growth. The City is also currently working on code revisions to address sustainable practices, including reduction of urban heat islands. There are a number of ways developments can address these sustainable best building practices. This PDP illustrates the new portion of the site to be developed with the addition of rooftop and paving along with a landscape bufferyard. Along the eastern edge, existing asphalt parking lot is to be abandoned and landscaped; this contributes greatly to heat island mitigation. The following conditions of rezoning are requested for this project: 1. Roofing: Roofing material to be either Energy Star rated or be a Cool Roof rated roof with initial solar reflectance greater than or equal to 0.65, maintenance of solar reflectance greater than or equal to 0.50 three years and minimum infrared emitance to be 85% or more. Installation of solar panels would be considered an acceptable alternative. 2. The new and additional landscape areas are to be compliant with the Commercial Rainwater Harvesting ordinance, including a water budget table, illustrating 50% of the landscape water need is met by on-site rainwater harvesting. Development Standards 10-03, illustrates a calculation methodology, but other methodologies may be proposed. 3. Trees within, or next to paved areas are to have minimum root zone of 300 cubic feet of soil, at 3' depth, compacted to less than 90%; or 600 cubic feet of structured/engineered soil that allows 95% compaction. Areas within perimeter planting bufferyards easily meet this requirement. |
| 12/13/2011 | MWYNEKE1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | I have no comment on this case. Greg Saxe Environmental Planning Manager Pima County Regional Flood Control District D-M has reviewed Case: SE-11-42 Catalina Care Center - Warren Avenue WARD: 3 & has no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB No comments from Parks and Recreation. PCRWRD has no objections to the proposed special exception request, but offers conditions Irene Ogata, RLA, CPM Urban Landscape Manager SUBJECT:Case Se-11-42 Catalina Care Center - Warren Ave The following are comments and requests for conditions for the Special Exception case based on the Preliminary Development Plan received Nov. 29, 2011 as a Special Exception Case. A preliminary pre-submittal review meeting was conducted on March 2, 2011. The City of Tucson has been moving toward achieving sustainable development and green building principles. We currently have a Green Business Certification program and are evaluating our Land Use Code for opportunities and obstacles to developing a more energy efficient-oriented land-use related regulations. The City has also been working with Pima County to develop a net-zero building code. In addition to the City of Tucson's General Plan, Mayor and Council endorsed the United Nations Urban Environmental Accords in 2005, adopted the US Mayors' Climate Protection Agreement in 2006, endorsed the City of Tucson Urban Landscape Framework in 2008 and later that same year adopted the City's Framework for Advancing Sustainability. The City is also moving forward with the assistance of a Mayor and Council appointed Climate Change Committee to develop recommendations and priorities for a Climate Change Mitigation and Adaptation Plan that addresses the City's economic, environmental and social sustainability. Water is a critical resource being addressed through a number of different applications. The City and County recently completed (2010) a joint City/County Water/Wastewater study with a number of recommendations for securing future water needs. In 2009, Mayor and Council adopted a Commercial Rainwater Harvesting Ordinance and amended the landscape bufferyard ordinance changing the required number of trees in parking lots. Both ordinances address not only efficiency in water resources, but also human health and mitigation of urban heat islands. In 2008, the city's Transportation Dept. approved curb cut standards to allow street drainage to flow into planting basins next to residential roadways. Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious surfaces in a city. These contribute to increasing urban heat islands which can have detrimental health effects. The young and elderly are the most vulnerable populations to heat exhaustion during extreme heat events. Increasing reflectivity of these paved surfaces, proving shade (trees and/or shade structures) or pervious surfaces mitigate the heat absorption quality of dark pavement. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects; this includes use of cool roof surfacing. General Notes: Conditions for this special exception are focused on material and measures to reduce and mitigate the development's contribution to the heat island effect and provide human safety and welfare measures for thermal comfort levels. The Environmental Protection Agency, as well as the Department of Energy, lists paving and roof top surfaces and trees as three means of mitigating urban heat islands. The City of Tucson has a policy to use cool roof rated roofing materials on all new city buildings and roof replacements. National Secretary of Energy Steven Chu has recently made it a policy for federal buildings to also have energy rated roofs. The goal for the requirement of 1 tree for every 4 parking spaces in the LUC was to provide 50% shade coverage over the parking lot. Research indicates that trees in parking lots have a life span of approximately 7 to 10 years and never reach their potential canopy. This is partially due to the inadequate root zone to provide nutrients for growth. The City is also currently working on code revisions to address sustainable practices, including reduction of urban heat islands. There are a number of ways developments can address these sustainable best building practices. This PDP illustrates the new portion of the site to be developed with the addition of rooftop and paving along with a landscape bufferyard. Along the eastern edge, existing asphalt parking lot is to be abandoned and landscaped; this contributes greatly to heat island mitigation. The following conditions of rezoning are requested for this project: 1. Roofing: Roofing material to be either Energy Star rated or be a Cool Roof rated roof with initial solar reflectance greater than or equal to 0.65, maintenance of solar reflectance greater than or equal to 0.50 three years and minimum infrared emitance to be 85% or more. Installation of solar panels would be considered an acceptable alternative. 2. The new and additional landscape areas are to be compliant with the Commercial Rainwater Harvesting ordinance, including a water budget table, illustrating 50% of the landscape water need is met by on-site rainwater harvesting. Development Standards 10-03, illustrates a calculation methodology, but other methodologies may be proposed. 3. Trees within, or next to paved areas are to have minimum root zone of 300 cubic feet of soil, at 3' depth, compacted to less than 90%; or 600 cubic feet of structured/engineered soil that allows 95% compaction. Areas within perimeter planting bufferyards easily meet this requirement. |
| 12/13/2011 | MWYNEKE1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | I have no comment on this case. Greg Saxe Environmental Planning Manager Pima County Regional Flood Control District D-M has reviewed Case: SE-11-42 Catalina Care Center - Warren Avenue WARD: 3 & has no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB No comments from Parks and Recreation. PCRWRD has no objections to the proposed special exception request, but offers conditions Irene Ogata, RLA, CPM Urban Landscape Manager SUBJECT:Case Se-11-42 Catalina Care Center - Warren Ave The following are comments and requests for conditions for the Special Exception case based on the Preliminary Development Plan received Nov. 29, 2011 as a Special Exception Case. A preliminary pre-submittal review meeting was conducted on March 2, 2011. The City of Tucson has been moving toward achieving sustainable development and green building principles. We currently have a Green Business Certification program and are evaluating our Land Use Code for opportunities and obstacles to developing a more energy efficient-oriented land-use related regulations. The City has also been working with Pima County to develop a net-zero building code. In addition to the City of Tucson's General Plan, Mayor and Council endorsed the United Nations Urban Environmental Accords in 2005, adopted the US Mayors' Climate Protection Agreement in 2006, endorsed the City of Tucson Urban Landscape Framework in 2008 and later that same year adopted the City's Framework for Advancing Sustainability. The City is also moving forward with the assistance of a Mayor and Council appointed Climate Change Committee to develop recommendations and priorities for a Climate Change Mitigation and Adaptation Plan that addresses the City's economic, environmental and social sustainability. Water is a critical resource being addressed through a number of different applications. The City and County recently completed (2010) a joint City/County Water/Wastewater study with a number of recommendations for securing future water needs. In 2009, Mayor and Council adopted a Commercial Rainwater Harvesting Ordinance and amended the landscape bufferyard ordinance changing the required number of trees in parking lots. Both ordinances address not only efficiency in water resources, but also human health and mitigation of urban heat islands. In 2008, the city's Transportation Dept. approved curb cut standards to allow street drainage to flow into planting basins next to residential roadways. Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious surfaces in a city. These contribute to increasing urban heat islands which can have detrimental health effects. The young and elderly are the most vulnerable populations to heat exhaustion during extreme heat events. Increasing reflectivity of these paved surfaces, proving shade (trees and/or shade structures) or pervious surfaces mitigate the heat absorption quality of dark pavement. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects; this includes use of cool roof surfacing. General Notes: Conditions for this special exception are focused on material and measures to reduce and mitigate the development's contribution to the heat island effect and provide human safety and welfare measures for thermal comfort levels. The Environmental Protection Agency, as well as the Department of Energy, lists paving and roof top surfaces and trees as three means of mitigating urban heat islands. The City of Tucson has a policy to use cool roof rated roofing materials on all new city buildings and roof replacements. National Secretary of Energy Steven Chu has recently made it a policy for federal buildings to also have energy rated roofs. The goal for the requirement of 1 tree for every 4 parking spaces in the LUC was to provide 50% shade coverage over the parking lot. Research indicates that trees in parking lots have a life span of approximately 7 to 10 years and never reach their potential canopy. This is partially due to the inadequate root zone to provide nutrients for growth. The City is also currently working on code revisions to address sustainable practices, including reduction of urban heat islands. There are a number of ways developments can address these sustainable best building practices. This PDP illustrates the new portion of the site to be developed with the addition of rooftop and paving along with a landscape bufferyard. Along the eastern edge, existing asphalt parking lot is to be abandoned and landscaped; this contributes greatly to heat island mitigation. The following conditions of rezoning are requested for this project: 1. Roofing: Roofing material to be either Energy Star rated or be a Cool Roof rated roof with initial solar reflectance greater than or equal to 0.65, maintenance of solar reflectance greater than or equal to 0.50 three years and minimum infrared emitance to be 85% or more. Installation of solar panels would be considered an acceptable alternative. 2. The new and additional landscape areas are to be compliant with the Commercial Rainwater Harvesting ordinance, including a water budget table, illustrating 50% of the landscape water need is met by on-site rainwater harvesting. Development Standards 10-03, illustrates a calculation methodology, but other methodologies may be proposed. 3. Trees within, or next to paved areas are to have minimum root zone of 300 cubic feet of soil, at 3' depth, compacted to less than 90%; or 600 cubic feet of structured/engineered soil that allows 95% compaction. Areas within perimeter planting bufferyards easily meet this requirement. |
| 12/15/2011 | JOE LINVILLE | LANDSCAPE | REVIEW | Approved | |
| 12/15/2011 | LAITH ALSHAMI | ENGINEERING | REVIEW | Completed | Laith Alshami, Engineering and Floodplain Review, 12/15/2011, TO: Michael Wyneken FROM: Laith Alshami, P.E. Rezoning Section Engineering SUBJECT: Catalina Care Center Special Exception Case Number SE-11-42, T13S, R14E, SECTION 31 Ref. D11-0025, T11SE00042 RECEIVED: Special Exception Preliminary Development Plan on November 29, 2011 The Preliminary Development Plan appears to have adequate Engineering and Floodplain related information to be forwarded to the rezoning examiner. However, since the preliminary development plan shows the trash enclosure in an inaccessible location, the development plan submittal shall show the enclosure in an accessible location. The following Special Exception conditions are requested by Engineering and Floodplain Review: 1. Submit a drainage statement which complies with the requirements of "Standard Manual for Drainage Design and Floodplain Management in Tucson, Arizona" especially Section 2.1. Among the issues that need to be included in the statement, it shall address onsite and offsite runoff impact on the proposed improvements, including the flood hazard area to the south. It shall also address the site proposed drainage after the installation of the proposed building, including the proposed court yard drainage, which appears to be enclosed. The statement shall provide all proposed facilities design calculations (e.g. sidewalk scuppers) and clarify the facilities maintenance responsibility and how they will be maintained. 2. Install the missing offsite sidewalk along Warren Avenue in front of the two parcels with numbers 113-10-0970 and 113-10-0980 to provide a continuous pedestrian path. 3. Install a standard curb access ramp, with truncated domes, at the southwest corner of the Warren Ave and Mitchell St. intersection. |
| 12/16/2011 | MPADILL1 | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF PLANNING AND DEVELOPMENT SERVICES SE-11-42 Catalina Care Center - Warren Avenue R-2 Special Exception Cragin-Keeling Area Plan 12/05/11 msp This request is to expand an existing skilled nursing facility with inpatient physical therapy, and add outpatient physical therapy services located at 2611 N. Warren Avenue. The existing facility is 16-feet in height and has 28,496 square-foot of floor area on a 2.3-acre site located at the northwest corner of E. Copper Street and N. Warren Avenue, in R-2 zoning. The facility is located in the interior of a residential neighborhood, and is directly east of Salpointe Catholic High School (SCHS). The existing skilled nursing facility is a legal nonconforming use. The last approved site plan is dated 1984. Because the proposed expansion is over twenty-five (25%) percent of the existing square footage, it will result in the loss of the nonconforming status. The City of Tucson, Planning and Development Services Department letter dated July 27, 2010, identifies the expansion and new use as a Medical Service - Extended Health Care use (Land Use Code or LUC 6.3.5.15), and is allowed as a special exception use in the R-2 zone, subject to performance criteria. The proposed 1.0-acre expansion to the north will bring the total site size to approximately 3.32-acres. The preliminary development plan indicates a total of 15,803 square feet of new building to be added, as well as additional parking and landscaping. The proposed maximum building height is 22 feet. Because the proposed expansion will constitute more than 25%, the entire site will need to meet current LUC standards. The proposed expansion and redevelopment of the site will include an access from Mitchell Street, Copper Street, Warren Avenue, and from Cherry Avenue, all local streets. The site is located within the Cragin-Keeling Area Plan (CKAP) and the proposed special exception will be evaluated based on CKAP policy. The site is about 900 feet west of Campbell Avenue, an arterial street; and 630 feet south of Glenn Street, a collector street. Variance Required to Allow Special Exception Use: As a requirement of the Land Use Code (LUC), per Section 2.3.5.3.A.3., the proposed Special Exception Use is allowed in the R-2 zone, subject to the following performance criteria, and approval through a Zoning Examiner Full Notice Procedure: 3.5.4.9 Medical Service in Residential and Office Zones Criteria A. The facility fronts on a street on the Major Streets and Routes Plan (MS&R) or on a residential street, provided: 1. The property is within one hundred fifty (150) feet of a street on the MS&R Plan, measured along the residential street. Because the property does not front on and is not within 150 feet of an MS&R street, a Board of Adjustment Variance is in process and will require approval prior to the Special Exception approval. Surrounding Land Uses and Zones: The overall special exception site is located within the interior of a residential neighborhood adjacent to a private high school facility. The surrounding land uses and zones are: to the north are single-family single-story and multi-family residential development in the R-2 zone; to the east single-family single story residential in the R-2 zone; to the south are single-family and multi-family single-story development in the R-2 zone; and to the west across Cherry Avenue is the Salpointe High School Complex, a private Catholic High School zoned PAD-17, an Area Plan Development. Plan Policy Summary: Policy direction is provided by the Cragin-Keeling Area Plan and the General Plan. Cragin-Keeling Area Plan. The conceptual land use map supports low-density development (1-6 units per acre) on the site and surrounding areas. Residential Policy 1 is to preserve and enhance the integrity of established interior neighborhoods by utilizing comparable zoning. Policy 2 is to improve and preserve the quality of life in residential areas. Policy 2.a is to ensure that new … development is sensitively designed to enhance existing land uses by compatibility of scale, density, and character of existing development. Outdoor lighting is addressed in Design Guideline #1.f, which recommends low sodium shielded and directed lighting located no higher than 25 feet in height and Design Guideline #12 recommends refuse containers be located away from adjacent residential areas. The goal of the non-residential policies is to encourage new non-residential development that is cohesive … with adjacent non-residential uses, while preserving and enhancing the existing residential character of the area. Transportation Policy 9.e. is to ensure that the traffic generated by new development will not overburden the street systems of the area. General Plan. Plan policies encourage providing sufficient land to support a mix of housing types and opportunities throughout the city, to meet the diverse needs of area residents (Element 2, Policy 2). Other policies protect established residential neighborhoods by supporting compatible development, which may include … appropriate non-residential uses … (Element 2, Policy 3). Non-residential uses are supported, where the scale and intensity of use will be compatible with adjacent uses (Supporting Policy 3.9). Appropriate locations for commercial uses are supported, with priority for development in the existing urbanized area … to … meet residents' needs for goods and services (Element 2, Policy 5). Neighborhood-related commercial uses accessible from adjacent neighborhoods are supported. Other policies promote neighborhood identity and visual character (Element 4, Policy 5). Quality in design is promoted for all new development (Element 4, Policy 6). Assessment: Compatibility/Intensity. In general, the land use plan policies support compatible development, including the scale and intensity of proposed uses. The existing nursing home has been in the neighborhood for over twenty years. It's relatively small in size, and has a low-scale building profile. Staff is not aware of any complaints from neighbors. Daytime traffic would be increased slightly, however, it shouldn't create adverse impacts, as nursing homes typically don't generate excessive traffic. Also, the facility is just east of SCHS, which does generate traffic in the area. The proposed expansion and addition of outpatient physical therapy are considered low-intensity uses that are compatible with the surrounding residential neighborhood. The proposal is to expand the building onto two vacant adjoining parcels to the north. The planned 22-foot building height, although higher than the exiting 16-foot buildings, is permitted in the R-2 zone, and is consistent with the building heights on the SCHS to the west. In the initial special exception presubmital review, pine trees were proposed along the eastern site boundary to provide screening for the two single-family residences to the east. The proposed preliminary development landscape plan indicates along the same border a six foot tall masonry wall and landscaping with a mix of blue palo verde and an unidentified specie of tree not called out on the landscape plan Plant Schedule. Staff is requesting a clarification on the landscape plan of the unspecified tree specie. The drop-off area is near the northeast corner of the site, however, it's not expected to generate excessive noise or other impacts on the neighbors to the east. The preliminary development plan indicates the refuse containers are to be located near the west-central part of the existing facility, and within approximately thirty-five feet of adjacent residences to the south. As stated by staff at the March 3, 2011 special exception presubmittal meeting, staff's recommendation is that the refuse containers be relocated so that they are at least 50 feet from any adjoining residences. Staff believes there is an opportunity to place the refuse containers in an area which is at least fifty feet from any adjacent residential home. The area is near the northwest corner of the site, fronting Cherry Avenue and across from SCHS. The recommended area is between the parking stalls oriented along the western edge and the parking stalls oriented toward the northern edge. Landscaping is shown in this area which would help further screen the containers from the residential neighborhood to the north. Circulation for the waste refuge vehicle could enter from the Mitchell Street entrance and exit onto the Cherry Avenue access point. It appears circulation would work better at this location. All new outdoor lighting on the site will need to comply with the outdoor lighting code, which requires that it be designed so that it doesn't spill over onto adjacent residential properties. The nearest residential homes are located along a southern edge of the complex, across from the private drive that accesses Cherry Avenue. The CKAP recommends outdoor lighting of low sodium, directed away from residential areas and at a maximum height of 25 feet. Other Policy Considerations: The presence of nursing facilities in neighborhoods provides an opportunity for area residents to remain in, or move family members into their neighborhood. Much like child care facilities, nursing facilities broaden the diversity of housing products available. In its current state, a portion of the special exception site is a vacant dirt lot, with little vegetation and no screening. The preliminary development plan indicates perimeter landscaping will be provided, along all perimeters, within parking lots, and adjacent to buildings. The proposed development, including the landscaping, will improve the streetscape appearance of the site, contribute to dust control and improved visual quality of the area. The preliminary development plan shows six feet tall masonry walls along all perimeters abutting residential development. Staff recommends that any graffiti be removed within five working days of discovery. To address compatibility of the proposed addition, the Design Compatibility Report includes building elevation renderings of architectural features which complement the existing nursing facility, and be contextually consistent with surrounding development in the neighborhood. Building elevations indicate no ground and roof mounted mechanical equipment will be visible from the surrounding streets and properties. Recommendation: This special exception proposal is consistent with the land use plan policy direction in the Cragin-Keeling Area Plan and 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 the proposed addition(s), as identified on the Design Compatibility Report, and shown on preliminary development plan, Sheet A-4, 5 of 5, dated November 7, 2011, shall be incorporated into the final development plan design and included in the pagination sheets of the development plan. " GP, Element 2, Policy 2, 5, 3. & Supporting Policy 3.9 " GP, Element 4, Policy 5, & 6 & 6.1 " CKAP, Residential Policy 1, 2, 2.a, " CKAP, Residential, Design Guideline 1.f, & 12 " CKAP, Non-Residential Goal " CKAP, Transportation Policy 9.e 2. Prior to development plan approval, provide on 11 X 17 sheet(s) color building elevations, sheet to include color pallet to identify colors by brand name and color code identification. " GP, Element 2, Policy 2, 5, 3. & Supporting Policy 3.9 " GP, Element 4, Policy 5, & 6 & 6.1 " CKAP, Residential Policy 1, 2, 2.a, " CKAP, Residential, Design Guideline 1.f, & 12 " CKAP, Non-Residential Goal " CKAP, Transportation Policy 9.e 3. Refuse containers shall be located along the western perimeter of the overall site, approximately fifty-five (55) feet south of the northwest corner of the overall site. Containers to be screened with masonry walls and enhanced landscaping to screen the containers from adjacent residential uses. " GP, Element 2, Policy 2, 5, 3. & Supporting Policy 3.9 " GP, Element 4, Policy 5, & 6 & 6.1 " CKAP, Residential Policy 1, 2, 2.a, " CKAP, Residential, Design Guideline 1.f, & 12 " CKAP, Non-Residential Goal " CKAP, Transportation Policy 9.e 4. Exterior mechanical equipment should be screened from view from the surrounding streets and properties. " GP, Element 2, Policy 2, 5, 3. & Supporting Policy 3.9 " GP, Element 4, Policy 5, & 6 & 6.1 " CKAP, Residential Policy 1, 2, 2.a, " CKAP, Residential, Design Guideline 1.f, & 12 " CKAP, Non-Residential Goal " CKAP, Transportation Policy 9.e 5. Any graffiti should be removed within five working days of discovery. " GP, Element 2, Policy 2, 5, 3. & Supporting Policy 3.9 " GP, Element 4, Policy 5, & 6 & 6.1 " CKAP, Residential Policy 1, 2, 2.a, " CKAP, Residential, Design Guideline 1.f, & 12 " CKAP, Non-Residential Goal " CKAP, Transportation Policy 9.e 6. Building height shall not exceed 23 feet in height. " GP, Element 2, Policy 2, 5, 3. & Supporting Policy 3.9 " GP, Element 4, Policy 5, & 6 " CKAP, Residential Policy 1, 2, 2.a, " CKAP, Residential, Design Guideline 1.f, & 12 " CKAP, Non-Residential Goal " CKAP, Transportation Policy 9.e 7. Outdoor lighting shall be low sodium or equivalent, shielded and directed away from adjacent residential areas and light element shall be placed at a height not to exceed twenty 23 feet in height. " GP, Element 2, Policy 2, 5, 3. & Supporting Policy 3.9 " GP, Element 4, Policy 5, 6 & 6.1 " CKAP, Residential Policy 1, 2, 2.a, " CKAP, Residential, Design Guideline 1.f, & 12 " CKAP, Non-Residential Goal " CKAP, Transportation Policy 9.e 8. Prior to development plan approval, the northeast perimeter of the overall site where it abuts two residential parcels shall have a six foot tall masonry wall with landscaping that includes canopy trees places every twenty-five feet on center when possible, as identified on the preliminary development plan, Landscape Plan Sheet L-1, dated November 15, 2011. " GP, Element 2, Policy 2, 5, 3. & Supporting Policy 3.9 " GP, Element 4, Policy 5, 6 & 6.1 " CKAP, Residential Policy 1, 2, 2.a, " CKAP, Residential, Design Guideline 1.f, & 12 " CKAP, Non-Residential Goal " CKAP, Transportation Policy 9.e Plan Policy General Plan Element 2; Land Use Policy 2: Provide sufficient land to support a mix of housing types and opportunities throughout the city to meet the diverse needs of residents. Policy 3: Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill, and appropriate nonresidential uses. Supporting Policy 3.9: Support nonresidential uses, ... where the scale and intensity of use will be compatible with adjacent uses, including residential development and neighborhood schools and businesses. Policy 5: Support appropriate locations for commercial offices uses, with priority for development and redevelopment within the existing urbanized area located in the Central core and Mid-City Growth Area and the abutting areas … to promote use and improvement of existing infrastructures, to increase pedestrian activity and transit use, and to meet residents' needs for goods and services in a cost -effective and equitable fashion. 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. Cragin-Keeling Area Plan: Residential Policies: POLICY 1. Preserve and enhance the integrity of established interior neighborhoods by utilizing comparable zoning. Policy 2. Improve and preserve the quality of life in residential areas. Policy 2.a. Ensure the new residential development is sensitively designed to enhance existing land uses by compatibility of scale, density, and character of existing development as outlined in the General design Guidelines. AKAP General Design Guidelines Guideline 1.f Low sodium shielded and directed lighting located no higher than 25 feet in height. Guideline 12 Refuse containers should be located away from adjacent residential areas; screened with masonry walls and landscaping to mitigate any visual impact, and shielded from the public right-of-way. Transportation Policies Policy 9.e. Ensure that the traffic generated by new development will not overburden the street systems of the area. s:\caserev\SP-ECPT\SE10-11\ SE-11-42 Catalina Care Center - WarrenAve.doc |
| 12/20/2011 | PMCLAUG1 | ENV SVCS | REVIEW | Completed | |
| 12/20/2011 | PMCLAUG1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | |
| 12/20/2011 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | |
| 12/28/2011 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | |
| 12/28/2011 | PMCLAUG1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | I have no comment on this case. Greg Saxe Environmental Planning Manager Pima County Regional Flood Control District D-M has reviewed Case: SE-11-42 Catalina Care Center - Warren Avenue WARD: 3 & has no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB No comments from Parks and Recreation. PCRWRD has no objections to the proposed special exception request, but offers conditions Irene Ogata, RLA, CPM Urban Landscape Manager SUBJECT:Case Se-11-42 Catalina Care Center - Warren Ave The following are comments and requests for conditions for the Special Exception case based on the Preliminary Development Plan received Nov. 29, 2011 as a Special Exception Case. A preliminary pre-submittal review meeting was conducted on March 2, 2011. The City of Tucson has been moving toward achieving sustainable development and green building principles. We currently have a Green Business Certification program and are evaluating our Land Use Code for opportunities and obstacles to developing a more energy efficient-oriented land-use related regulations. The City has also been working with Pima County to develop a net-zero building code. In addition to the City of Tucson's General Plan, Mayor and Council endorsed the United Nations Urban Environmental Accords in 2005, adopted the US Mayors' Climate Protection Agreement in 2006, endorsed the City of Tucson Urban Landscape Framework in 2008 and later that same year adopted the City's Framework for Advancing Sustainability. The City is also moving forward with the assistance of a Mayor and Council appointed Climate Change Committee to develop recommendations and priorities for a Climate Change Mitigation and Adaptation Plan that addresses the City's economic, environmental and social sustainability. Water is a critical resource being addressed through a number of different applications. The City and County recently completed (2010) a joint City/County Water/Wastewater study with a number of recommendations for securing future water needs. In 2009, Mayor and Council adopted a Commercial Rainwater Harvesting Ordinance and amended the landscape bufferyard ordinance changing the required number of trees in parking lots. Both ordinances address not only efficiency in water resources, but also human health and mitigation of urban heat islands. In 2008, the city's Transportation Dept. approved curb cut standards to allow street drainage to flow into planting basins next to residential roadways. Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious surfaces in a city. These contribute to increasing urban heat islands which can have detrimental health effects. The young and elderly are the most vulnerable populations to heat exhaustion during extreme heat events. Increasing reflectivity of these paved surfaces, proving shade (trees and/or shade structures) or pervious surfaces mitigate the heat absorption quality of dark pavement. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects; this includes use of cool roof surfacing. General Notes: Conditions for this special exception are focused on material and measures to reduce and mitigate the development's contribution to the heat island effect and provide human safety and welfare measures for thermal comfort levels. The Environmental Protection Agency, as well as the Department of Energy, lists paving and roof top surfaces and trees as three means of mitigating urban heat islands. The City of Tucson has a policy to use cool roof rated roofing materials on all new city buildings and roof replacements. National Secretary of Energy Steven Chu has recently made it a policy for federal buildings to also have energy rated roofs. The goal for the requirement of 1 tree for every 4 parking spaces in the LUC was to provide 50% shade coverage over the parking lot. Research indicates that trees in parking lots have a life span of approximately 7 to 10 years and never reach their potential canopy. This is partially due to the inadequate root zone to provide nutrients for growth. The City is also currently working on code revisions to address sustainable practices, including reduction of urban heat islands. There are a number of ways developments can address these sustainable best building practices. This PDP illustrates the new portion of the site to be developed with the addition of rooftop and paving along with a landscape bufferyard. Along the eastern edge, existing asphalt parking lot is to be abandoned and landscaped; this contributes greatly to heat island mitigation. The following conditions of rezoning are requested for this project: 1. Roofing: Roofing material to be either Energy Star rated or be a Cool Roof rated roof with initial solar reflectance greater than or equal to 0.65, maintenance of solar reflectance greater than or equal to 0.50 three years and minimum infrared emitance to be 85% or more. Installation of solar panels would be considered an acceptable alternative. 2. The new and additional landscape areas are to be compliant with the Commercial Rainwater Harvesting ordinance, including a water budget table, illustrating 50% of the landscape water need is met by on-site rainwater harvesting. Development Standards 10-03, illustrates a calculation methodology, but other methodologies may be proposed. 3. Trees within, or next to paved areas are to have minimum root zone of 300 cubic feet of soil, at 3' depth, compacted to less than 90%; or 600 cubic feet of structured/engineered soil that allows 95% compaction. Areas within perimeter planting bufferyards easily meet this requirement. |
| 12/28/2011 | PMCLAUG1 | DOT ENGINEERING | REVIEW | Completed | |
| 12/28/2011 | PMCLAUG1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | I have no comment on this case. Greg Saxe Environmental Planning Manager Pima County Regional Flood Control District D-M has reviewed Case: SE-11-42 Catalina Care Center - Warren Avenue WARD: 3 & has no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB No comments from Parks and Recreation. PCRWRD has no objections to the proposed special exception request, but offers conditions Irene Ogata, RLA, CPM Urban Landscape Manager SUBJECT:Case Se-11-42 Catalina Care Center - Warren Ave The following are comments and requests for conditions for the Special Exception case based on the Preliminary Development Plan received Nov. 29, 2011 as a Special Exception Case. A preliminary pre-submittal review meeting was conducted on March 2, 2011. The City of Tucson has been moving toward achieving sustainable development and green building principles. We currently have a Green Business Certification program and are evaluating our Land Use Code for opportunities and obstacles to developing a more energy efficient-oriented land-use related regulations. The City has also been working with Pima County to develop a net-zero building code. In addition to the City of Tucson's General Plan, Mayor and Council endorsed the United Nations Urban Environmental Accords in 2005, adopted the US Mayors' Climate Protection Agreement in 2006, endorsed the City of Tucson Urban Landscape Framework in 2008 and later that same year adopted the City's Framework for Advancing Sustainability. The City is also moving forward with the assistance of a Mayor and Council appointed Climate Change Committee to develop recommendations and priorities for a Climate Change Mitigation and Adaptation Plan that addresses the City's economic, environmental and social sustainability. Water is a critical resource being addressed through a number of different applications. The City and County recently completed (2010) a joint City/County Water/Wastewater study with a number of recommendations for securing future water needs. In 2009, Mayor and Council adopted a Commercial Rainwater Harvesting Ordinance and amended the landscape bufferyard ordinance changing the required number of trees in parking lots. Both ordinances address not only efficiency in water resources, but also human health and mitigation of urban heat islands. In 2008, the city's Transportation Dept. approved curb cut standards to allow street drainage to flow into planting basins next to residential roadways. Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious surfaces in a city. These contribute to increasing urban heat islands which can have detrimental health effects. The young and elderly are the most vulnerable populations to heat exhaustion during extreme heat events. Increasing reflectivity of these paved surfaces, proving shade (trees and/or shade structures) or pervious surfaces mitigate the heat absorption quality of dark pavement. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects; this includes use of cool roof surfacing. General Notes: Conditions for this special exception are focused on material and measures to reduce and mitigate the development's contribution to the heat island effect and provide human safety and welfare measures for thermal comfort levels. The Environmental Protection Agency, as well as the Department of Energy, lists paving and roof top surfaces and trees as three means of mitigating urban heat islands. The City of Tucson has a policy to use cool roof rated roofing materials on all new city buildings and roof replacements. National Secretary of Energy Steven Chu has recently made it a policy for federal buildings to also have energy rated roofs. The goal for the requirement of 1 tree for every 4 parking spaces in the LUC was to provide 50% shade coverage over the parking lot. Research indicates that trees in parking lots have a life span of approximately 7 to 10 years and never reach their potential canopy. This is partially due to the inadequate root zone to provide nutrients for growth. The City is also currently working on code revisions to address sustainable practices, including reduction of urban heat islands. There are a number of ways developments can address these sustainable best building practices. This PDP illustrates the new portion of the site to be developed with the addition of rooftop and paving along with a landscape bufferyard. Along the eastern edge, existing asphalt parking lot is to be abandoned and landscaped; this contributes greatly to heat island mitigation. The following conditions of rezoning are requested for this project: 1. Roofing: Roofing material to be either Energy Star rated or be a Cool Roof rated roof with initial solar reflectance greater than or equal to 0.65, maintenance of solar reflectance greater than or equal to 0.50 three years and minimum infrared emitance to be 85% or more. Installation of solar panels would be considered an acceptable alternative. 2. The new and additional landscape areas are to be compliant with the Commercial Rainwater Harvesting ordinance, including a water budget table, illustrating 50% of the landscape water need is met by on-site rainwater harvesting. Development Standards 10-03, illustrates a calculation methodology, but other methodologies may be proposed. 3. Trees within, or next to paved areas are to have minimum root zone of 300 cubic feet of soil, at 3' depth, compacted to less than 90%; or 600 cubic feet of structured/engineered soil that allows 95% compaction. Areas within perimeter planting bufferyards easily meet this requirement. |
| 12/28/2011 | PMCLAUG1 | REZ AGENCY REVIEW | ADOT | Completed | I have no comment on this case. Greg Saxe Environmental Planning Manager Pima County Regional Flood Control District D-M has reviewed Case: SE-11-42 Catalina Care Center - Warren Avenue WARD: 3 & has no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB No comments from Parks and Recreation. PCRWRD has no objections to the proposed special exception request, but offers conditions Irene Ogata, RLA, CPM Urban Landscape Manager SUBJECT:Case Se-11-42 Catalina Care Center - Warren Ave The following are comments and requests for conditions for the Special Exception case based on the Preliminary Development Plan received Nov. 29, 2011 as a Special Exception Case. A preliminary pre-submittal review meeting was conducted on March 2, 2011. The City of Tucson has been moving toward achieving sustainable development and green building principles. We currently have a Green Business Certification program and are evaluating our Land Use Code for opportunities and obstacles to developing a more energy efficient-oriented land-use related regulations. The City has also been working with Pima County to develop a net-zero building code. In addition to the City of Tucson's General Plan, Mayor and Council endorsed the United Nations Urban Environmental Accords in 2005, adopted the US Mayors' Climate Protection Agreement in 2006, endorsed the City of Tucson Urban Landscape Framework in 2008 and later that same year adopted the City's Framework for Advancing Sustainability. The City is also moving forward with the assistance of a Mayor and Council appointed Climate Change Committee to develop recommendations and priorities for a Climate Change Mitigation and Adaptation Plan that addresses the City's economic, environmental and social sustainability. Water is a critical resource being addressed through a number of different applications. The City and County recently completed (2010) a joint City/County Water/Wastewater study with a number of recommendations for securing future water needs. In 2009, Mayor and Council adopted a Commercial Rainwater Harvesting Ordinance and amended the landscape bufferyard ordinance changing the required number of trees in parking lots. Both ordinances address not only efficiency in water resources, but also human health and mitigation of urban heat islands. In 2008, the city's Transportation Dept. approved curb cut standards to allow street drainage to flow into planting basins next to residential roadways. Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious surfaces in a city. These contribute to increasing urban heat islands which can have detrimental health effects. The young and elderly are the most vulnerable populations to heat exhaustion during extreme heat events. Increasing reflectivity of these paved surfaces, proving shade (trees and/or shade structures) or pervious surfaces mitigate the heat absorption quality of dark pavement. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects; this includes use of cool roof surfacing. General Notes: Conditions for this special exception are focused on material and measures to reduce and mitigate the development's contribution to the heat island effect and provide human safety and welfare measures for thermal comfort levels. The Environmental Protection Agency, as well as the Department of Energy, lists paving and roof top surfaces and trees as three means of mitigating urban heat islands. The City of Tucson has a policy to use cool roof rated roofing materials on all new city buildings and roof replacements. National Secretary of Energy Steven Chu has recently made it a policy for federal buildings to also have energy rated roofs. The goal for the requirement of 1 tree for every 4 parking spaces in the LUC was to provide 50% shade coverage over the parking lot. Research indicates that trees in parking lots have a life span of approximately 7 to 10 years and never reach their potential canopy. This is partially due to the inadequate root zone to provide nutrients for growth. The City is also currently working on code revisions to address sustainable practices, including reduction of urban heat islands. There are a number of ways developments can address these sustainable best building practices. This PDP illustrates the new portion of the site to be developed with the addition of rooftop and paving along with a landscape bufferyard. Along the eastern edge, existing asphalt parking lot is to be abandoned and landscaped; this contributes greatly to heat island mitigation. The following conditions of rezoning are requested for this project: 1. Roofing: Roofing material to be either Energy Star rated or be a Cool Roof rated roof with initial solar reflectance greater than or equal to 0.65, maintenance of solar reflectance greater than or equal to 0.50 three years and minimum infrared emitance to be 85% or more. Installation of solar panels would be considered an acceptable alternative. 2. The new and additional landscape areas are to be compliant with the Commercial Rainwater Harvesting ordinance, including a water budget table, illustrating 50% of the landscape water need is met by on-site rainwater harvesting. Development Standards 10-03, illustrates a calculation methodology, but other methodologies may be proposed. 3. Trees within, or next to paved areas are to have minimum root zone of 300 cubic feet of soil, at 3' depth, compacted to less than 90%; or 600 cubic feet of structured/engineered soil that allows 95% compaction. Areas within perimeter planting bufferyards easily meet this requirement. |
| 12/28/2011 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT RTA | Completed | I have no comment on this case. Greg Saxe Environmental Planning Manager Pima County Regional Flood Control District D-M has reviewed Case: SE-11-42 Catalina Care Center - Warren Avenue WARD: 3 & has no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB No comments from Parks and Recreation. PCRWRD has no objections to the proposed special exception request, but offers conditions Irene Ogata, RLA, CPM Urban Landscape Manager SUBJECT:Case Se-11-42 Catalina Care Center - Warren Ave The following are comments and requests for conditions for the Special Exception case based on the Preliminary Development Plan received Nov. 29, 2011 as a Special Exception Case. A preliminary pre-submittal review meeting was conducted on March 2, 2011. The City of Tucson has been moving toward achieving sustainable development and green building principles. We currently have a Green Business Certification program and are evaluating our Land Use Code for opportunities and obstacles to developing a more energy efficient-oriented land-use related regulations. The City has also been working with Pima County to develop a net-zero building code. In addition to the City of Tucson's General Plan, Mayor and Council endorsed the United Nations Urban Environmental Accords in 2005, adopted the US Mayors' Climate Protection Agreement in 2006, endorsed the City of Tucson Urban Landscape Framework in 2008 and later that same year adopted the City's Framework for Advancing Sustainability. The City is also moving forward with the assistance of a Mayor and Council appointed Climate Change Committee to develop recommendations and priorities for a Climate Change Mitigation and Adaptation Plan that addresses the City's economic, environmental and social sustainability. Water is a critical resource being addressed through a number of different applications. The City and County recently completed (2010) a joint City/County Water/Wastewater study with a number of recommendations for securing future water needs. In 2009, Mayor and Council adopted a Commercial Rainwater Harvesting Ordinance and amended the landscape bufferyard ordinance changing the required number of trees in parking lots. Both ordinances address not only efficiency in water resources, but also human health and mitigation of urban heat islands. In 2008, the city's Transportation Dept. approved curb cut standards to allow street drainage to flow into planting basins next to residential roadways. Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious surfaces in a city. These contribute to increasing urban heat islands which can have detrimental health effects. The young and elderly are the most vulnerable populations to heat exhaustion during extreme heat events. Increasing reflectivity of these paved surfaces, proving shade (trees and/or shade structures) or pervious surfaces mitigate the heat absorption quality of dark pavement. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects; this includes use of cool roof surfacing. General Notes: Conditions for this special exception are focused on material and measures to reduce and mitigate the development's contribution to the heat island effect and provide human safety and welfare measures for thermal comfort levels. The Environmental Protection Agency, as well as the Department of Energy, lists paving and roof top surfaces and trees as three means of mitigating urban heat islands. The City of Tucson has a policy to use cool roof rated roofing materials on all new city buildings and roof replacements. National Secretary of Energy Steven Chu has recently made it a policy for federal buildings to also have energy rated roofs. The goal for the requirement of 1 tree for every 4 parking spaces in the LUC was to provide 50% shade coverage over the parking lot. Research indicates that trees in parking lots have a life span of approximately 7 to 10 years and never reach their potential canopy. This is partially due to the inadequate root zone to provide nutrients for growth. The City is also currently working on code revisions to address sustainable practices, including reduction of urban heat islands. There are a number of ways developments can address these sustainable best building practices. This PDP illustrates the new portion of the site to be developed with the addition of rooftop and paving along with a landscape bufferyard. Along the eastern edge, existing asphalt parking lot is to be abandoned and landscaped; this contributes greatly to heat island mitigation. The following conditions of rezoning are requested for this project: 1. Roofing: Roofing material to be either Energy Star rated or be a Cool Roof rated roof with initial solar reflectance greater than or equal to 0.65, maintenance of solar reflectance greater than or equal to 0.50 three years and minimum infrared emitance to be 85% or more. Installation of solar panels would be considered an acceptable alternative. 2. The new and additional landscape areas are to be compliant with the Commercial Rainwater Harvesting ordinance, including a water budget table, illustrating 50% of the landscape water need is met by on-site rainwater harvesting. Development Standards 10-03, illustrates a calculation methodology, but other methodologies may be proposed. 3. Trees within, or next to paved areas are to have minimum root zone of 300 cubic feet of soil, at 3' depth, compacted to less than 90%; or 600 cubic feet of structured/engineered soil that allows 95% compaction. Areas within perimeter planting bufferyards easily meet this requirement. |
| 12/28/2011 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | I have no comment on this case. Greg Saxe Environmental Planning Manager Pima County Regional Flood Control District D-M has reviewed Case: SE-11-42 Catalina Care Center - Warren Avenue WARD: 3 & has no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB No comments from Parks and Recreation. PCRWRD has no objections to the proposed special exception request, but offers conditions Irene Ogata, RLA, CPM Urban Landscape Manager SUBJECT:Case Se-11-42 Catalina Care Center - Warren Ave The following are comments and requests for conditions for the Special Exception case based on the Preliminary Development Plan received Nov. 29, 2011 as a Special Exception Case. A preliminary pre-submittal review meeting was conducted on March 2, 2011. The City of Tucson has been moving toward achieving sustainable development and green building principles. We currently have a Green Business Certification program and are evaluating our Land Use Code for opportunities and obstacles to developing a more energy efficient-oriented land-use related regulations. The City has also been working with Pima County to develop a net-zero building code. In addition to the City of Tucson's General Plan, Mayor and Council endorsed the United Nations Urban Environmental Accords in 2005, adopted the US Mayors' Climate Protection Agreement in 2006, endorsed the City of Tucson Urban Landscape Framework in 2008 and later that same year adopted the City's Framework for Advancing Sustainability. The City is also moving forward with the assistance of a Mayor and Council appointed Climate Change Committee to develop recommendations and priorities for a Climate Change Mitigation and Adaptation Plan that addresses the City's economic, environmental and social sustainability. Water is a critical resource being addressed through a number of different applications. The City and County recently completed (2010) a joint City/County Water/Wastewater study with a number of recommendations for securing future water needs. In 2009, Mayor and Council adopted a Commercial Rainwater Harvesting Ordinance and amended the landscape bufferyard ordinance changing the required number of trees in parking lots. Both ordinances address not only efficiency in water resources, but also human health and mitigation of urban heat islands. In 2008, the city's Transportation Dept. approved curb cut standards to allow street drainage to flow into planting basins next to residential roadways. Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious surfaces in a city. These contribute to increasing urban heat islands which can have detrimental health effects. The young and elderly are the most vulnerable populations to heat exhaustion during extreme heat events. Increasing reflectivity of these paved surfaces, proving shade (trees and/or shade structures) or pervious surfaces mitigate the heat absorption quality of dark pavement. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects; this includes use of cool roof surfacing. General Notes: Conditions for this special exception are focused on material and measures to reduce and mitigate the development's contribution to the heat island effect and provide human safety and welfare measures for thermal comfort levels. The Environmental Protection Agency, as well as the Department of Energy, lists paving and roof top surfaces and trees as three means of mitigating urban heat islands. The City of Tucson has a policy to use cool roof rated roofing materials on all new city buildings and roof replacements. National Secretary of Energy Steven Chu has recently made it a policy for federal buildings to also have energy rated roofs. The goal for the requirement of 1 tree for every 4 parking spaces in the LUC was to provide 50% shade coverage over the parking lot. Research indicates that trees in parking lots have a life span of approximately 7 to 10 years and never reach their potential canopy. This is partially due to the inadequate root zone to provide nutrients for growth. The City is also currently working on code revisions to address sustainable practices, including reduction of urban heat islands. There are a number of ways developments can address these sustainable best building practices. This PDP illustrates the new portion of the site to be developed with the addition of rooftop and paving along with a landscape bufferyard. Along the eastern edge, existing asphalt parking lot is to be abandoned and landscaped; this contributes greatly to heat island mitigation. The following conditions of rezoning are requested for this project: 1. Roofing: Roofing material to be either Energy Star rated or be a Cool Roof rated roof with initial solar reflectance greater than or equal to 0.65, maintenance of solar reflectance greater than or equal to 0.50 three years and minimum infrared emitance to be 85% or more. Installation of solar panels would be considered an acceptable alternative. 2. The new and additional landscape areas are to be compliant with the Commercial Rainwater Harvesting ordinance, including a water budget table, illustrating 50% of the landscape water need is met by on-site rainwater harvesting. Development Standards 10-03, illustrates a calculation methodology, but other methodologies may be proposed. 3. Trees within, or next to paved areas are to have minimum root zone of 300 cubic feet of soil, at 3' depth, compacted to less than 90%; or 600 cubic feet of structured/engineered soil that allows 95% compaction. Areas within perimeter planting bufferyards easily meet this requirement. |
| 12/28/2011 | PMCLAUG1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | I have no comment on this case. Greg Saxe Environmental Planning Manager Pima County Regional Flood Control District D-M has reviewed Case: SE-11-42 Catalina Care Center - Warren Avenue WARD: 3 & has no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB No comments from Parks and Recreation. PCRWRD has no objections to the proposed special exception request, but offers conditions Irene Ogata, RLA, CPM Urban Landscape Manager SUBJECT:Case Se-11-42 Catalina Care Center - Warren Ave The following are comments and requests for conditions for the Special Exception case based on the Preliminary Development Plan received Nov. 29, 2011 as a Special Exception Case. A preliminary pre-submittal review meeting was conducted on March 2, 2011. The City of Tucson has been moving toward achieving sustainable development and green building principles. We currently have a Green Business Certification program and are evaluating our Land Use Code for opportunities and obstacles to developing a more energy efficient-oriented land-use related regulations. The City has also been working with Pima County to develop a net-zero building code. In addition to the City of Tucson's General Plan, Mayor and Council endorsed the United Nations Urban Environmental Accords in 2005, adopted the US Mayors' Climate Protection Agreement in 2006, endorsed the City of Tucson Urban Landscape Framework in 2008 and later that same year adopted the City's Framework for Advancing Sustainability. The City is also moving forward with the assistance of a Mayor and Council appointed Climate Change Committee to develop recommendations and priorities for a Climate Change Mitigation and Adaptation Plan that addresses the City's economic, environmental and social sustainability. Water is a critical resource being addressed through a number of different applications. The City and County recently completed (2010) a joint City/County Water/Wastewater study with a number of recommendations for securing future water needs. In 2009, Mayor and Council adopted a Commercial Rainwater Harvesting Ordinance and amended the landscape bufferyard ordinance changing the required number of trees in parking lots. Both ordinances address not only efficiency in water resources, but also human health and mitigation of urban heat islands. In 2008, the city's Transportation Dept. approved curb cut standards to allow street drainage to flow into planting basins next to residential roadways. Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious surfaces in a city. These contribute to increasing urban heat islands which can have detrimental health effects. The young and elderly are the most vulnerable populations to heat exhaustion during extreme heat events. Increasing reflectivity of these paved surfaces, proving shade (trees and/or shade structures) or pervious surfaces mitigate the heat absorption quality of dark pavement. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects; this includes use of cool roof surfacing. General Notes: Conditions for this special exception are focused on material and measures to reduce and mitigate the development's contribution to the heat island effect and provide human safety and welfare measures for thermal comfort levels. The Environmental Protection Agency, as well as the Department of Energy, lists paving and roof top surfaces and trees as three means of mitigating urban heat islands. The City of Tucson has a policy to use cool roof rated roofing materials on all new city buildings and roof replacements. National Secretary of Energy Steven Chu has recently made it a policy for federal buildings to also have energy rated roofs. The goal for the requirement of 1 tree for every 4 parking spaces in the LUC was to provide 50% shade coverage over the parking lot. Research indicates that trees in parking lots have a life span of approximately 7 to 10 years and never reach their potential canopy. This is partially due to the inadequate root zone to provide nutrients for growth. The City is also currently working on code revisions to address sustainable practices, including reduction of urban heat islands. There are a number of ways developments can address these sustainable best building practices. This PDP illustrates the new portion of the site to be developed with the addition of rooftop and paving along with a landscape bufferyard. Along the eastern edge, existing asphalt parking lot is to be abandoned and landscaped; this contributes greatly to heat island mitigation. The following conditions of rezoning are requested for this project: 1. Roofing: Roofing material to be either Energy Star rated or be a Cool Roof rated roof with initial solar reflectance greater than or equal to 0.65, maintenance of solar reflectance greater than or equal to 0.50 three years and minimum infrared emitance to be 85% or more. Installation of solar panels would be considered an acceptable alternative. 2. The new and additional landscape areas are to be compliant with the Commercial Rainwater Harvesting ordinance, including a water budget table, illustrating 50% of the landscape water need is met by on-site rainwater harvesting. Development Standards 10-03, illustrates a calculation methodology, but other methodologies may be proposed. 3. Trees within, or next to paved areas are to have minimum root zone of 300 cubic feet of soil, at 3' depth, compacted to less than 90%; or 600 cubic feet of structured/engineered soil that allows 95% compaction. Areas within perimeter planting bufferyards easily meet this requirement. |