Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T12SE00062
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/23/2012 | MWYNEKE1 | ENGINEERING | REVIEW | Completed | |
| 05/23/2012 | MWYNEKE1 | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF PLANNING AND DEVELOPMENT SERVICES SE-12-62 Little Ranch - E. Glenn Street R-2 Special Exception Cragin-Keeling Area Plan 5/10/12 msp This special exception request is to allow the expansion of a legal non-conforming child care center located at 1119 and 1125 E. Glenn Street. The expansion involves adding a new 1,251 square foot, single-story, fifteen (15) foot tall modular building. The special exception site is zoned R-2 and involves two adjoining parcels with a combined square footage of approximately 78,549 square feet (1.84-acres). The site is located one parcel west of the northwest corner of E. Glenn Street and N. Mountain Avenue. The applicant is seeking a special exception under the R-2 zone to allow a child care center with unlimited number of children. The preliminary development plan indicates five existing structures; uses include an administrative office and pre-school classrooms, as well as additional parking, perimeter masonry walls, and landscaping to address current code compliance. Access is proposed only from Glenn Street with two points of access, eastern most is entry only and western most access is exit only with an on-site drop-off zone at the center of this vehicular circulation. According to the Major Streets and Routes Plan, Glenn Street is a collector street. A plan amendment is not required to proceed with a special exception to consider a child care center with an unlimited number of children. Rezoning Presubmittal Meeting: The applicant attended a rezoning presubmittal conference meeting on April 11, 2012. Staff discussed a variety of issues that would need to be addressed: expanding Non-Conforming Use requires Full Code Compliance, floodplain in extreme north end of site - activity in this area may require floodplain permit, dedicate Glenn Street right-of-way to have full ½ MS&R right-of-way. One half (1/2) equals thirty two (32) feet. Applicant is informed to contact Jose Ortiz in Traffic Engineering. Based on an aerial of the site, the applicant confirmed at this meeting that the child care center has a petting zoo with farm animals located along the northern perimeter of the site. On-line information states he petting zoo includes horses, pigs, goats, and chickens, Neighborhood Meeting: The neighborhood meeting was held on April 16, 2012. The sign-in sheet shows six persons in attendance, all in association with the applicant, with no area resident or other interested parties in attendance. Surrounding Land Uses and Zones: The site fronts Glenn Street and is located two parcels west of Mountain Avenue. Glenn is identified as a collector street on the Major Streets and Routes Map. The overall special exception site is surrounded by residential development along its borders. The surrounding land uses and zones are: to the north are single-family single-story residential development in the R-2 zone; to the east are multi-family and single-family single story residential development in the R-2 zone; to the west single-family single-story residential development zoned R-2; and to the south across Glenn Street are single-family single-story residential development in the R-2 zone. Approximately three hundred and fifty (350) feet to the south east, at the southeast corner of Mountain Avenue and Glenn Street is the Salpointe High School Complex, a private Catholic High School zoned Planned Area Development (PAD-17). Land Use Summary: 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 child care center has been in the neighborhood for over forty years. The presence of child care facilities in neighborhoods provides an opportunity for the greater community and area residents to receive care and education for their children within their neighborhoods. This child care center is relatively small in size and has a low-scale building profile. All existing buildings are single-story with flat or low pitch roofs. The buildings fronting Glenn Street were originally residential structures constructed in the 1950's and 1960's and the newer buildings are centrally located and buffered from the street. As part of the child care center, a petting zoo with farm animals is located along the north property line. If the applicant seeks to maintain the petting zoo it must be include in the preliminary development plan as existing site improvements. The new building is to be located approximately one hundred and fifty five (155) feet from the north property line and approximately fifty five (55) feet from the west property line. These perimeters are adjacent to existing single family single-story homes. The nearest residence is approximately one hundred (100) feet to the west. Currently the State of Arizona regulates the site to no more than one hundred and fifty eight (158) pre-school children. The proposed special exception is to allow an unlimited number of children and to add a new building for additional classroom space. This expansion is not out of character with the existing use and the site can be compatible with the surrounding residential neighborhood through mitigation of the site by addressing on-site traffic circulation, buffering, screening, lighting, and hours of operation. The increase in children at the site may intensify daytime traffic with traffic spikes in the morning and afternoon when children are being dropped-off or picked-up. The preliminary development plan addresses this issue with an on-site drop-off lane with six parking spaces next to a sidewalk leading to classrooms. Staff is unaware of any complaints from neighbors. Access to the rear of the site for parking vehicles had been previously accomplished by using and adjacent parcel to the west that was once owned by the applicant, which has since been sold. Therefore, continued access through the adjacent parcel to the west will require in perpetuity an ingress-egress easement. Cragin-Keeling Area Plan, Design Guideline recommends the refuse container be located away from adjacent residential areas. Staff commends at the presubmittal meeting stated refuse containers should be at least fifty feet from an adjacent residential zoned or used property. As proposed the refuse container is shown at the southwest corner of the site, abutting a residential home to the west. Staff recommends relocating the refuse container to at least fifty from any side or rear property line. There seems to be two potential locations, one is between building 1 and 4 or between building 4 and 5. Other Policy Considerations: The presence of a child care center in neighborhoods provides an opportunity for area residents to remain in and help broaden the diversity of housing products available. In its current status, a northern portion of the special exception site is underdeveloped with little vegetation and no screening. The preliminary development plan indicates perimeter landscaping will be provided, along some of the perimeters. Staff recommends those portions of the western and northern perimeters with no trees to be landscaped with a canopy tree every twenty-five feet on center, and within parking lot and adjacent to buildings when possible. 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 five feet tall masonry walls along the sides and rear perimeter, which abut residential development. Staff recommends that any graffiti be removed within five working days of discovery. To address compatibility of the proposed new improvements and building, the Design Compatibility Report should include building elevation renderings drown to scale and in color to show architectural features which complement the existing child care center and be contextually consistent with surrounding development in the neighborhood. Building elevations to 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 be considered: 1. Prior to development plan approval, all architectural features including stucco finish on the proposed building #6, as identified on the Design Compatibility Report, and as shown on preliminary development plan, Sheet 1 of 2, dated May 8, 2012, to 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 Policy 5.bl · CKAP, Transportation Policy 9.e 2. Prior to development plan approval, provide on building # 6, four-sided building elevations drawn in color and to scale on 11 X 17 sheet(s). Sheet(s) to include color pallet to identify colors by brand name and color code identification. As part of the development plan sheet pagination, a full size black and white version of this requirement shall be included. · 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 Policy 5.b · CKAP, Transportation Policy 9.e 3. Refuse container(s) shall be located a minimum distance of fifty feet from any residentially zoned or used property. Containers to be screened with masonry walls and enhanced landscaping to screen the containers. · 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 Policy 5.b · CKAP, Transportation Policy 9.e 4. Prior to development plan approval a one-foot no access easement shall be recorded along the full length of the west property line or an "in perpetuity ingress-egress easement" for vehicular across the property located to the west, to continue to allow vehicular access as previously used. · 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 Policy 5.b · CKAP, Transportation Policy 9.e 5. 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 Policy 5.b · CKAP, Transportation Policy 9.e 6. 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 Policy 5.b · CKAP, Transportation Policy 9.e 7. Building heights shall not exceed single-story. · 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 Policy 5.b · CKAP, Transportation Policy 9.e 8. Outdoor lighting shall be located on buildings only, low sodium or equivalent, shielded and directed away from adjacent residential areas and light element shall be placed at a height not to exceed the height of the building mounted to. · 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 Policy 5.b · CKAP, Transportation Policy 9.e 9. Prior to development plan approval, the landscape plan shall include along the northern one-hundred fifty (150) feet of the west property line, and the western one-hundred twenty-five feet of the north property line, native canopy trees every twenty-five feet on-center. · 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 Policy 5.b · 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 Non-Residential Policy 5.b Neighborhood scale commercial uses should be located at the intersection of arterial streets or at the intersection of an arterial and collector streets. 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\SE11-12\ SE-12-62 Little Ranch_GlennSt.doc |
| 06/04/2012 | STEVE SHIELDS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Planning and Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: Little Ranch Preschool 1119 & 1125 E. Glenn Street - R-2 Special Exception - SE-12-62 TRANSMITTAL: June 4, 2012 The proposed "Day Care", located on parcels 113-08-0740 & 113-08-0760, is zoned R-2. The use falls under the Commercial Services Use Group, Sec. 6.3.5, Day Care "41", subject to: Sec. 3.5.13.5 and approval through a Zoning Examiner Full Notice Procedure, Sec. 23A-50 and 23A-53, Child care, subject to: Sec. 3.5.4.3.A, .B, .C, .D, .E, .F.3, .G.6, and .H. Development designator "41" requires or allows the following: Minimum site area = 5,000 sq. Site area proposed = 79,960 sq. ft. Floor Area Ratio (FAR) = 0.50 Floor Area (FA) Allowed - 79,960 x 0.50 = 39,980 sq. ft. Floor Area (FA) Proposed = 7,337 Building height allowed = 25' Building height proposed = Max proposed on site 15'-2" Interior perimeter yard indicator = BB Off-Street Vehicle Parking: 19 required, 20 provided. Off-Street Loading: N/A Short-Term Bicycle Parking: 2 required, 8 provided Long-Term Bicycle Parking: 2 required, 2 provided Pedestrian Access: The provided pedestrian circulation/accessible route appears to be adequate. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov |
| 06/05/2012 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | |
| 06/05/2012 | MWYNEKE1 | DOT ENGINEERING | REVIEW | Completed | |
| 06/05/2012 | MWYNEKE1 | ENV SVCS | REVIEW | Completed | Date Case Number Project Address May 9, 2012 DP12-0038&T12SE00062 Little Ranch Preschool Comments: Environmental Services approves the site plan for both solid waste and recycle standards. |
| 06/05/2012 | MWYNEKE1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | |
| 06/05/2012 | MWYNEKE1 | LANDSCAPE | REVIEW | Completed | |
| 06/05/2012 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | |
| 06/05/2012 | KEN BROUILLETTE | FIRE | REVIEW | Approv-Cond | THIS PROJECT WILL BE REQUIRED TO BE IN COMPLIANCE WITH THE INTERNATIONAL FIRE CODE EDITION THAT HAS BEEN ADOPTED BY THE CITY OF TUCSON, INCLUDING ANY EXISTING PROVISIONS AND NEW STRUCTURES ON THE PROPERTY. |
| 06/05/2012 | MWYNEKE1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | I have no issues with this proposal. CSO Becky Noel #37968 Tucson Police Dept 837-7428 ******************** D-M has reviewed New Rezoning Case: SE-12-62 Little Ranch Pre-School - E. Glenn Street & we have no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB |
| 06/05/2012 | MWYNEKE1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | I have no issues with this proposal. CSO Becky Noel #37968 Tucson Police Dept 837-7428 ******************** D-M has reviewed New Rezoning Case: SE-12-62 Little Ranch Pre-School - E. Glenn Street & we have no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB |
| 06/05/2012 | MWYNEKE1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | I have no issues with this proposal. CSO Becky Noel #37968 Tucson Police Dept 837-7428 ******************** D-M has reviewed New Rezoning Case: SE-12-62 Little Ranch Pre-School - E. Glenn Street & we have no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB |
| 06/05/2012 | MWYNEKE1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | I have no issues with this proposal. CSO Becky Noel #37968 Tucson Police Dept 837-7428 ******************** D-M has reviewed New Rezoning Case: SE-12-62 Little Ranch Pre-School - E. Glenn Street & we have no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB |
| 06/05/2012 | MWYNEKE1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | I have no issues with this proposal. CSO Becky Noel #37968 Tucson Police Dept 837-7428 ******************** D-M has reviewed New Rezoning Case: SE-12-62 Little Ranch Pre-School - E. Glenn Street & we have no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB |
| 06/05/2012 | MWYNEKE1 | REZ AGENCY REVIEW | ADOT | Completed | I have no issues with this proposal. CSO Becky Noel #37968 Tucson Police Dept 837-7428 ******************** D-M has reviewed New Rezoning Case: SE-12-62 Little Ranch Pre-School - E. Glenn Street & we have no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB |
| 06/05/2012 | MWYNEKE1 | REZ AGENCY REVIEW | TDOT RTA | Completed | I have no issues with this proposal. CSO Becky Noel #37968 Tucson Police Dept 837-7428 ******************** D-M has reviewed New Rezoning Case: SE-12-62 Little Ranch Pre-School - E. Glenn Street & we have no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB |
| 06/05/2012 | MWYNEKE1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | I have no issues with this proposal. CSO Becky Noel #37968 Tucson Police Dept 837-7428 ******************** D-M has reviewed New Rezoning Case: SE-12-62 Little Ranch Pre-School - E. Glenn Street & we have no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB |
| 06/05/2012 | MWYNEKE1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | I have no issues with this proposal. CSO Becky Noel #37968 Tucson Police Dept 837-7428 ******************** D-M has reviewed New Rezoning Case: SE-12-62 Little Ranch Pre-School - E. Glenn Street & we have no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB |