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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T12SE00097
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/02/2012 | MWYNEKE1 | REZ AGENCY REVIEW | ADOT | Completed | 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 Unified Development Code (UDC) (formerly the Land Use Code (LUC)) 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, as well as rooftops, by 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 UDC 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 development area 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 Goodwill portion of the site will be a new development on vacant lands. Impervious surfaces of development contribute to creating urban heat islands. The following conditions for this Special Exception case 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 landscape areas shall 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. 4. Parking: no more than 10% (or 5 spaces) over the required parking spaces. Excess parking illustrated on Preliminary Development Plan shall be incorporated into landscaped areas and/or water harvesting infiltration areas. An additional 10%, for a total of 20% over required parking, that includes pervious paving shall be considered an acceptable urban heat island mitigation method to allow the total 20% over the required parking spaces. ********************** Regional Traffic Engineering has no comments on this request and endorses its approval. T. Martinez ******************* Tom Fisher - no comments from TDOT Transit ********************************* After review of the plan it appears Pima County Development Review has no objection as they relate to the proposed drive-way tie-in at Houghton Rd. However, for all work within PC ROW a ROW permit shall be required. Robert E. Flynt Public Works Manager Development Review Division Pima County Development Services **************************************** While I have no formal comments fyi the site includes two mapped washes. The easternmost has Pima County Regulated Riparian Habitat associated with it. The habitat designation is Xeroriparian C. Gregg Saxe, Pima County *************************** D-M has reviewed CASE: SE-12-97 Goodwill - Golf Links Road & we have no concerns. Thanks, Angela R. Flores Chief, Asset Management Flight 355th Civil Engineer Squadron DSN 228-6898 Comm (520)228-6898 **************************** I have no issues with this special exception. CSO Becky Noel #37968 Tucson Police Dept ************************** The Planning Section of the PCRWRD has reviewed the above referenced special exception request and has no objections to it. Mirela Hromatka Program Manager, Capital Planning Unit Pima County Regional Wastewater Reclamation Department *************************** |
| 11/02/2012 | STEVE SHIELDS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Planning and Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: Goodwill @ Sorrento Square Retail Center Special Exception - SE-12-97 TRANSMITTAL: November, 2012 1. The proposed Goodwill site, located on parcel 110-05-327C zoned C-1 falls under the Special Exception Land Uses, Sec. 2.5.3.3.F.2, Industrial Use Group, Sec. 6.3.6, Salvaging and Recycling, limited to household goods donation center, "28", subject to: Sec. 3.5.5.6.B, .F, .G, .H, .I, .J, .K, and .L; Sec. 3.5.13.1.B; Sec. 3.5.13.2; Sec. 3.5.13.3; Sec. 3.5.13.4; and approval through a Zoning Examiner Full Notice Procedure, Sec. 23A-50 and Sec. 23A-53. (Per LUC Section 2.5.3.2.A All Commercial Services Uses may provide one (1) drive-through service lane unless otherwise provided. Per LUC Section 2.5.3.6 the following General Restrictions apply; A. Drive-through services are not permitted unless specifically provided for the land use. B. All land use activities except vehicular use areas shall be conducted entirely within an enclosed building unless specifically provided otherwise. 2. Development designator "28" requires or allows the following: Minimum site area = 0 Sq. Ft. Site area proposed = 809,218 SF Floor Area Ratio (FAR) = 0.35 (Entire Site) Floor Area (FA) Allowed = 283,226 SF (Entire Site) Floor Area (FA) Proposed = 121,833 SF (Entire Site) Maximum building height allowed = 30 feet Building height proposed = Tower Not to exceed 30 feet (Entire Site) Interior perimeter yard indicator = DD If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 11/05/2012 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Denied | From TDOT Traffic Engineering RE: T12 SE 00097 Goodwill November 5, 2012 Although the development plan is acceptable, in leu fees have not been paid. Developer should contact TDOT Jose Ortiz for details, and final acceptance. |
| 11/09/2012 | JOHN BEALL | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF PLANNING AND DEVELOPMENT SERVICES SE-12-97 Goodwill - Houghton Road C-1 Special Exception General Plan and South Pantano Area Plan 11/12/12 MT The Sorrento's Square Plaza, an approximately 61,495.32 square feet (1.412-acres) site was previously rezoned from SR to C-1 zone, to allow a Goodwill store with salvage/sales of household goods, to be constructed on a vacant parcel at the southwest corner of Golf Links and west of Houghton Roads. Per Land Use Code Section 2.5.3.3 F.2, household goods donation center and salvaging/retail sale are permitted in C-1 zone through a special approval procedure. The Special Exception site within the Plaza is a proposed new one-story 15,675 square-foot with a 20 foot building height and on-site parking. Primary access to the site is from Houghton Road. According to Major Street and Routes Plan (MS&R), Golf Links Road is identified as a gateway arterial street, while Houghton Road is identified as a scenic arterial street. Surrounding Land Uses and Zones: The Special Exception site is part of a larger parcel that went through rezoning, Case C9-06-03, Ordinance No. 10626 (Sorrento's Square Plaza) and this request for special exception in the C-1 zone is subject to the rezoning C9-06-03 case conditions. The greater part of the Sorrento's Square Plaza is located west of the special exception site and is currently zoned SR residential, and to be rezoned from SR to C-1. To the north of the site is a C-2 commercial zoned developed parcel. To the east across Houghton Road is C-1 commercial zoned developed parcel. And to the south is an R-1 residential zoned development with a single-family single story subdivision. Special Exception Presubmittal Meeting: The applicant attended a special exception presubmittal conference meeting with city staff on February 8, 2012. At the meeting, staff discussed a variety of issues that would need to be addressed: design compatibility statement; 6 foot wall on south Sorrento Plaza, 20 foot landscape border to be shown on Goodwill development package and installed as part of Goodwill project; meet Houghton road SCZ requirements; fully demonstrate/explain compliance with rezoning conditions; mitigating urban 'heat island' effects; hours of operation, vehicular circulation and parking; outdoor open storage; and location of noise generating uses. A plan amendment not required for special exception to proceed Neighborhood Meeting: A neighborhood meeting was held on September 13th, 2012, at the Miller-Golf Links Library, 9640 East Golf Links Road. The sign-in sheet shows six persons in attendance. The applicant answered questions and clarified concerns from attendees related to fluctuation in water pressure and drainage; landscaping; hours of operation for donations; swing gates; and potential tenants and restaurant uses at the entire Sorrento Plaza. Land Use Policies: Policy direction is provided by the General Plan and South Pantano Area Plan (SPAP), which supports commercial uses at this site. The proposed commercial plaza meets Plan policies for compatibility for size, scale, and mass with adjacent residential neighborhoods. Applicable General Plan Policies: Element 2: Land Use- Commercial and Office Development: Policy 3 calls out to protect established residential neighborhoods by supporting compatible development, which may include appropriate nonresidential uses. Supporting Policies 3.5 and 3.9 supports mixed use and nonresidential uses, where the scale and intensity of uses will be compatible with adjacent uses, including residential development and neighborhood businesses. Policy 5 supports appropriate locations for commercial and office uses, with priority for development and redevelopment within the existing urbanized areas to promote use and improvement of existing infrastructure, 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 promotes neighborhood identity and visual character. Supporting Policy 5.3 is to support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions. Supporting policy 5.6 encourage builders/developers to incorporate neighborhood recommendations into development plans to provide designs, building, signage, and landscaping plans that are compatible with overall neighborhood character. Policy 6 promotes quality in design for all new development. Supporting policy 6.1 promotes an 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. Supporting policy 6.3 recommend strategies that promote appropriate design elements, such as connectivity and consolidation, while responding to adjacent residential development, improving the streetscape, and enhancing the experience and perception of employees and customers through scale and mass considerations. Element 6: Conservation, Rehabilitation, and Redevelopment Policy 2 is to protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Supporting policy 2.2 supports for the intensification and redevelopment of underutilized areas for mixed uses if there is sufficient land area to accommodate the proposed uses at a scale appropriate to the surrounding residential areas. Policy 3 promotes the continued physical and economic viability of the city's neighborhoods and commercial districts. Supporting Policy 3.3 provides for the continued economic viability of existing neighborhood and commercial districts by promoting safety and maintenance programs and by encouraging appropriate new development. Policy 4 supports appropriate locations for commercial and office uses, with priority for development and redevelopment within the existing urbanized area, in order to use and improve existing infrastructure, increase pedestrian activity and transit use, retain small businesses, and meet residents' needs for goods and services in a cost-effective and equitable fashion. Supporting Policy 4.5 encourages the redevelopment of current strip commercial development that will improve traffic flow, pedestrian mobility and safety, and streetscape quality. Element 13: Economic Development:-Business Retention and Expansion Policy 7; Encourage the expansion and continued viability of trade and service activities Supporting Policy 7.2 is to assist local firms in the trade and service sectors to expand their existing markets. Policy 14 Support efforts to provide employment opportunities for the local work force Supporting Policy 14.3 Improve access for the community's economically disadvantaged to job training or retaining opportunities to provide them skills for career development Applicable SPAP Plan Policies South Pantano Area Plan provides guidelines for proposed development, to protect existing development, and to create a sense of community within established neighborhoods. Residential Sub-goal Policy 1 preserves the integrity of established neighborhoods. Sub-goal Policy 2 promotes residential infill of vacant land where adequate streets and utilities are available. Commercial Sub-goal Policy 1 (a) locates commercial uses at the intersection of major streets. Regional, community, and neighborhood level commercial uses should be located at the intersection of arterial streets. Neighborhood and community level commercial uses may also be appropriate at the intersection of arterial and collector streets, if carefully integrated with surrounding uses; (b) require appropriate design elements (fences, walls, vegetation, etc.) during the rezoning and development review process when locating commercial uses in proximity to established neighborhoods; (c) rezoning to commercial uses should be based on all of the following: i. the site is located on the arterial street; ii. the proposed use is integrated with other adjacent commercial uses; iii. access is only to collector or arterial streets; iv. all required parking and circulation is provided on site; and (d) commercial developments proposed near drainage ways, washes, or rivers must be in compliance with floodplain regulations. Transportation Sub-goal is to provide a transportation system that satisfies the travel needs of the South Pantano Area. Policy 1 is to coordinate land use patterns with the transportation system. Policy 2 is to provide adequate access to all properties. Policy 4(d) is to provide for bicycle use on major streets as specified in the MS&R Plan (Policy 2.B.3 MS&R Plan) The proposed special exception site is located within Subarea Seven of the South Pantano Area Plan, which provide policy direction for rezoning of residential property to commercial. A commercial node development at the Golf Links/Houghton Roads intersection is consistent with SPAP direction. Further, states that in areas adjacent to existing residential uses compatibility needs to be ensured, i.e. additional landscaping, noise buffers, screening. The final design of the proposed development should be sensitive to natural topography. Cut and fill grading for any proposed development should be kept to a minimum and development should be design to be compatible to and consistent with the existing natural and rural character of the neighborhood. Design Guidelines Manual Design Guideline I.A.5.c, 'Good Neighbor' Approach - The intent is to encourage businesses to be 'good neighbors' to adjacent residences. A solution is to encourage limited duration of activities that generate excessive noise, light or traffic by concentrating such activities between 10:00 a.m. and 6:00 p.m.; and limiting hours of operation where possible. Design Guideline I.B.2.a, d, intents to use design and detailing to provide higher quality facades and increase visual appeal. Design Guideline I.B.3.c, f, intents to provide pedestrian accessibility and screen less visually attractive uses. Finally, the purpose of Design Guideline I.B.4.e is to support choice of lighting sources to provide optimum illumination. Analysis: The proposed Goodwill Donation Center site is located within the southeast quadrant of the Sorrento's Square Plaza and abuts residential developments located to the south, which is the edge of the residential neighborhood that extends south and west from the intersection of Houghton Road and Golf Links Road. Existing commercial uses are located at the southeast and southwest corner of Houghton Road and Golf Links Road. The proposed Goodwill Donation Center, as conditioned by rezoning case C9-06-03 can properly be screened and buffered to be compatible with the scale and intensity of the residential development located to the south. The economic sustainability of a commercial center depends on the ability of an anchor tenant, like a Goodwill store to draw customers to the center. The proposed Goodwill Donation Center is for drop-off and resale at this site. The proposed use will contribute employment opportunities for area residents, provide household goods at substantial savings, minimize travel time for residents seeking to donate household goods and give a boost to the community's purchasing power specially now during the recession. The Sorrento Commercial Plaza is comprised of eleven (11) Buildings with this site identified as Building #9. The site is design to complement the overall Commercial Plaza. The site design appears to have adequate parking for this use. The configuration of the proposed parcel for the Goodwill Donation Center site appears to have adequate parking for this use and of sufficient width to allow two-way traffic flow. However, traffic circulation to the rear of the building may be an issue as it abuts a natural drainage way. The dumpster and loading zone location will require back-up maneuvering towards the parking area. A 20 foot landscape border adjacent to the south property line is proposed. Primary access for the site will occur from Houghton Road, a scenic arterial street. The commercial site is zoned C-1 commercial and does not support outdoor open storage. The delivery of all goods should have a limited time at the loading stage area and moved as soon as possible to the interior of the buildings to reduce outdoor storage of items. If the outdoor loading stage area will be used by employees to sort, distribute, and load or unload commercial vehicles, then this area should include a shade cover to relieve workers from the Tucson heat during working hours. Limitation of hours of operation will protect the adjacent residential neighborhood located south of the site, from noise, fumes, lights, glare, or any outdoor commercial activity that might impact the residential edge. To miminize light spill over from commercial activities, staff recommends that any new outdoor lighting be directed downward, and shielded away from adjacent residentially zoned and used properties and public roadways. A six foot masonry wall is proposed along the full length of the south property line to help buffer the commercial uses from adjacent residential uses. Recommendation: The request for special exception is consistent with policy direction provided by the General Plan and the South Pantano Area Plan policies. A plan amendment is not required. Staff recommends the following Special Exception conditions be considered: 1. If applicable, refer to site plan and meet rezoning conditions in Case C9-06-03, Ordinance No. 10626 (Sorrento's Square Plaza) for this request for special exception in the C-1 zone. · GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 · GP, Element 2, Policy 5, Supporting Policy 5.2 · GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 · GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 · GP, Element 6, Policy 3, Supporting Policy 3.3 · GP, Element 6, Policy 4, Supporting Policy 4.5 · GP, Element 13, Policy 7, Supporting Policy 7.2 · GP, Element 13, Policy 14, Supporting Policy 14.3 · SPAP, Residential Policy 1 &2 · SPAP, Commercial Policy 1 · SPAP, Transportation Policies 1,2 &4.d · DGM, Guideline 1.A.5c, Good Neighbor 2. As a requirement of the site plan approval, exterior color palette for the building shall be compatible with prevailing color scheme of the commercial center and shall be approved by PDSD, Community Planning staff. · GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 · GP, Element 2, Policy 5, Supporting Policy 5.2 · GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 · GP, Element 6, Policy 2, Supporting Policy 2. · GP, Element 6, Policy 3, Supporting Policy 3.3 · GP, Element 6, Policy 4, Supporting Policy 4.5 · GP, Element 13, Policy 7, Supporting Policy 7.2 · SPAP, Residential Policy 1 &2 · SPAP, Commercial Policy 1 · DGM, Guideline 1.A.5c, Good Neighbor 3. Prior to an approval for an outdoor employee work area to load/unload, sort, packaging, and/or bundling of goods, shall require a shade cover, as may be approved to ensure no restrictions on vehicular circulation and mobility. · GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 · GP, Element 2, Policy 5, Supporting Policy 5.2 · GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 · GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 · GP, Element 6, Policy 4, Supporting Policy 4.5 · GP, Element 6, Policy 3, Supporting Policy 3.2; 3.3 · GP, Element 6, Policy 4, Supporting Policy 4.5 · GP, Element 13, Policy 7, Supporting Policy 7.2 · GP, Element 13, Policy 14, Supporting Policy 14.3 · SPAP, Residential Policy 1 &2 · SPAP, Commercial Policy 1 · DGM, Guideline 1.A.5c, Good Neighbor 4. Any new outdoor lighting shall be located on buildings only, low sodium or equivalent, shielded and directed away from adjacent residential neighborhood located to the south. Light element shall be placed at a height not to exceed the height of the building mounted to. · GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 · GP, Element 2, Policy 5, Supporting Policy 5.2 · GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 · GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 · GP, Element 6, Policy 2, Supporting Policy 2.2 · GP, Element 6, Policy 3, Supporting Policy 3.3 · GP, Element 6, Policy 4, Supporting Policy 4.5 · GP, Element 13, Policy 7, Supporting Policy 7.2 · SPAP, Residential Policy 1 &2 · SPAP, Commercial Policy 1 · DGM, Guideline 1.A.5c, Good Neighbor · DGM, Guideline 1.B.4.e, Illumination Levels 5. As a requirement of the site plan approval, cut and fill grading for the site should be kept to a minimum and design to be compatible to and sensitive to natural topography shall approved by PDSD, Community Planning staff. · GP, Element 2, Policy 5, Supporting Policy 5.2 · GP, Element 6, Policy 2, Supporting Policy 2.2 · GP, Element 6, Policy 3, Supporting Policy 3.3 · GP, Element 6, Policy 4, Supporting Policy 4.5 · GP, Element 13, Policy 7, Supporting Policy 7.2 · SPAP, Residential Policy 1 &2 · SPAP, Commercial Policy 1 · SPAP, Transportation Policies 1,2 &4.d · DGM, Guideline 1.A.5c, Good Neighbor s:\caserev\SP-ECPT\SE11-12\ SE-12-97 Goodwill_HoughtonRoad.doc |
| 11/13/2012 | KEN BROUILLETTE | FIRE | REVIEW | Approved | |
| 11/13/2012 | HEATHER THRALL | SIGNS | SIGN CODE REVIEW | Completed | For questions on this review, contact Heather.Thrall@tucsonaz.gov or at 837-4951 1) No existing billboards at this location. 2) Houghton Road is a Scenic Road per the City of Tucson Major Streets and Routes Map, which in turn designates the subject overall site as being within the Scenic District of the Sign Code. 3) The overall site is the subject of several sign variances approved under case T10SA00193 (freestanding, traffic directional and wall sign ratios) regarding sign allowances within the Scenic District. The variance that would apply directly to this proposed tenant: "maximum sign area allowed for a retail/PAD tenant under the variance is 2 square feet of sign area for each 1 linear foot of building frontage". (Frontage = east elevation facing Houghton for this proposed tenant x 2 = overall allowed building sign area.) |
| 11/14/2012 | JOE LINVILLE | LANDSCAPE | REVIEW | Approved | |
| 11/14/2012 | LAITH ALSHAMI | ENGINEERING | REVIEW | Completed | Laith Alshami, Engineering and Floodplain Review, 11/14/2012, This project is part of Sorrento Square Development which was processed as rezoning case C9-06-03 under which rezoning conditions were imposed. No additional conditions will be required other than the original rezoning case conditions. The subject project is required to comply with the previously imposed conditions. |
| 12/04/2012 | MWYNEKE1 | ENV SVCS | REVIEW | Passed | |
| 12/04/2012 | MWYNEKE1 | DOT ENGINEERING | REVIEW | Passed | |
| 12/04/2012 | MWYNEKE1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Approved | 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 Unified Development Code (UDC) (formerly the Land Use Code (LUC)) 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, as well as rooftops, by 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 UDC 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 development area 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 Goodwill portion of the site will be a new development on vacant lands. Impervious surfaces of development contribute to creating urban heat islands. The following conditions for this Special Exception case 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 landscape areas shall 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. 4. Parking: no more than 10% (or 5 spaces) over the required parking spaces. Excess parking illustrated on Preliminary Development Plan shall be incorporated into landscaped areas and/or water harvesting infiltration areas. An additional 10%, for a total of 20% over required parking, that includes pervious paving shall be considered an acceptable urban heat island mitigation method to allow the total 20% over the required parking spaces. ********************** Regional Traffic Engineering has no comments on this request and endorses its approval. T. Martinez ******************* Tom Fisher - no comments from TDOT Transit ********************************* After review of the plan it appears Pima County Development Review has no objection as they relate to the proposed drive-way tie-in at Houghton Rd. However, for all work within PC ROW a ROW permit shall be required. Robert E. Flynt Public Works Manager Development Review Division Pima County Development Services **************************************** While I have no formal comments fyi the site includes two mapped washes. The easternmost has Pima County Regulated Riparian Habitat associated with it. The habitat designation is Xeroriparian C. Gregg Saxe, Pima County *************************** D-M has reviewed CASE: SE-12-97 Goodwill - Golf Links Road & we have no concerns. Thanks, Angela R. Flores Chief, Asset Management Flight 355th Civil Engineer Squadron DSN 228-6898 Comm (520)228-6898 **************************** I have no issues with this special exception. CSO Becky Noel #37968 Tucson Police Dept ************************** The Planning Section of the PCRWRD has reviewed the above referenced special exception request and has no objections to it. Mirela Hromatka Program Manager, Capital Planning Unit Pima County Regional Wastewater Reclamation Department *************************** |
| 12/04/2012 | MWYNEKE1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Passed | |
| 12/12/2012 | MWYNEKE1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | 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 Unified Development Code (UDC) (formerly the Land Use Code (LUC)) 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, as well as rooftops, by 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 UDC 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 development area 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 Goodwill portion of the site will be a new development on vacant lands. Impervious surfaces of development contribute to creating urban heat islands. The following conditions for this Special Exception case 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 landscape areas shall 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. 4. Parking: no more than 10% (or 5 spaces) over the required parking spaces. Excess parking illustrated on Preliminary Development Plan shall be incorporated into landscaped areas and/or water harvesting infiltration areas. An additional 10%, for a total of 20% over required parking, that includes pervious paving shall be considered an acceptable urban heat island mitigation method to allow the total 20% over the required parking spaces. ********************** Regional Traffic Engineering has no comments on this request and endorses its approval. T. Martinez ******************* Tom Fisher - no comments from TDOT Transit ********************************* After review of the plan it appears Pima County Development Review has no objection as they relate to the proposed drive-way tie-in at Houghton Rd. However, for all work within PC ROW a ROW permit shall be required. Robert E. Flynt Public Works Manager Development Review Division Pima County Development Services **************************************** While I have no formal comments fyi the site includes two mapped washes. The easternmost has Pima County Regulated Riparian Habitat associated with it. The habitat designation is Xeroriparian C. Gregg Saxe, Pima County *************************** D-M has reviewed CASE: SE-12-97 Goodwill - Golf Links Road & we have no concerns. Thanks, Angela R. Flores Chief, Asset Management Flight 355th Civil Engineer Squadron DSN 228-6898 Comm (520)228-6898 **************************** I have no issues with this special exception. CSO Becky Noel #37968 Tucson Police Dept ************************** The Planning Section of the PCRWRD has reviewed the above referenced special exception request and has no objections to it. Mirela Hromatka Program Manager, Capital Planning Unit Pima County Regional Wastewater Reclamation Department *************************** |
| 12/12/2012 | MWYNEKE1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | 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 Unified Development Code (UDC) (formerly the Land Use Code (LUC)) 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, as well as rooftops, by 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 UDC 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 development area 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 Goodwill portion of the site will be a new development on vacant lands. Impervious surfaces of development contribute to creating urban heat islands. The following conditions for this Special Exception case 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 landscape areas shall 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. 4. Parking: no more than 10% (or 5 spaces) over the required parking spaces. Excess parking illustrated on Preliminary Development Plan shall be incorporated into landscaped areas and/or water harvesting infiltration areas. An additional 10%, for a total of 20% over required parking, that includes pervious paving shall be considered an acceptable urban heat island mitigation method to allow the total 20% over the required parking spaces. ********************** Regional Traffic Engineering has no comments on this request and endorses its approval. T. Martinez ******************* Tom Fisher - no comments from TDOT Transit ********************************* After review of the plan it appears Pima County Development Review has no objection as they relate to the proposed drive-way tie-in at Houghton Rd. However, for all work within PC ROW a ROW permit shall be required. Robert E. Flynt Public Works Manager Development Review Division Pima County Development Services **************************************** While I have no formal comments fyi the site includes two mapped washes. The easternmost has Pima County Regulated Riparian Habitat associated with it. The habitat designation is Xeroriparian C. Gregg Saxe, Pima County *************************** D-M has reviewed CASE: SE-12-97 Goodwill - Golf Links Road & we have no concerns. Thanks, Angela R. Flores Chief, Asset Management Flight 355th Civil Engineer Squadron DSN 228-6898 Comm (520)228-6898 **************************** I have no issues with this special exception. CSO Becky Noel #37968 Tucson Police Dept ************************** The Planning Section of the PCRWRD has reviewed the above referenced special exception request and has no objections to it. Mirela Hromatka Program Manager, Capital Planning Unit Pima County Regional Wastewater Reclamation Department *************************** |
| 12/12/2012 | MWYNEKE1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Approv-Cond | 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 Unified Development Code (UDC) (formerly the Land Use Code (LUC)) 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, as well as rooftops, by 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 UDC 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 development area 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 Goodwill portion of the site will be a new development on vacant lands. Impervious surfaces of development contribute to creating urban heat islands. The following conditions for this Special Exception case 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 landscape areas shall 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. 4. Parking: no more than 10% (or 5 spaces) over the required parking spaces. Excess parking illustrated on Preliminary Development Plan shall be incorporated into landscaped areas and/or water harvesting infiltration areas. An additional 10%, for a total of 20% over required parking, that includes pervious paving shall be considered an acceptable urban heat island mitigation method to allow the total 20% over the required parking spaces. ********************** Regional Traffic Engineering has no comments on this request and endorses its approval. T. Martinez ******************* Tom Fisher - no comments from TDOT Transit ********************************* After review of the plan it appears Pima County Development Review has no objection as they relate to the proposed drive-way tie-in at Houghton Rd. However, for all work within PC ROW a ROW permit shall be required. Robert E. Flynt Public Works Manager Development Review Division Pima County Development Services **************************************** While I have no formal comments fyi the site includes two mapped washes. The easternmost has Pima County Regulated Riparian Habitat associated with it. The habitat designation is Xeroriparian C. Gregg Saxe, Pima County *************************** D-M has reviewed CASE: SE-12-97 Goodwill - Golf Links Road & we have no concerns. Thanks, Angela R. Flores Chief, Asset Management Flight 355th Civil Engineer Squadron DSN 228-6898 Comm (520)228-6898 **************************** I have no issues with this special exception. CSO Becky Noel #37968 Tucson Police Dept ************************** The Planning Section of the PCRWRD has reviewed the above referenced special exception request and has no objections to it. Mirela Hromatka Program Manager, Capital Planning Unit Pima County Regional Wastewater Reclamation Department *************************** |
| 12/12/2012 | MWYNEKE1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Approved | 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 Unified Development Code (UDC) (formerly the Land Use Code (LUC)) 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, as well as rooftops, by 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 UDC 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 development area 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 Goodwill portion of the site will be a new development on vacant lands. Impervious surfaces of development contribute to creating urban heat islands. The following conditions for this Special Exception case 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 landscape areas shall 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. 4. Parking: no more than 10% (or 5 spaces) over the required parking spaces. Excess parking illustrated on Preliminary Development Plan shall be incorporated into landscaped areas and/or water harvesting infiltration areas. An additional 10%, for a total of 20% over required parking, that includes pervious paving shall be considered an acceptable urban heat island mitigation method to allow the total 20% over the required parking spaces. ********************** Regional Traffic Engineering has no comments on this request and endorses its approval. T. Martinez ******************* Tom Fisher - no comments from TDOT Transit ********************************* After review of the plan it appears Pima County Development Review has no objection as they relate to the proposed drive-way tie-in at Houghton Rd. However, for all work within PC ROW a ROW permit shall be required. Robert E. Flynt Public Works Manager Development Review Division Pima County Development Services **************************************** While I have no formal comments fyi the site includes two mapped washes. The easternmost has Pima County Regulated Riparian Habitat associated with it. The habitat designation is Xeroriparian C. Gregg Saxe, Pima County *************************** D-M has reviewed CASE: SE-12-97 Goodwill - Golf Links Road & we have no concerns. Thanks, Angela R. Flores Chief, Asset Management Flight 355th Civil Engineer Squadron DSN 228-6898 Comm (520)228-6898 **************************** I have no issues with this special exception. CSO Becky Noel #37968 Tucson Police Dept ************************** The Planning Section of the PCRWRD has reviewed the above referenced special exception request and has no objections to it. Mirela Hromatka Program Manager, Capital Planning Unit Pima County Regional Wastewater Reclamation Department *************************** |
| 12/12/2012 | MWYNEKE1 | REZ AGENCY REVIEW | TDOT RTA | Completed | 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 Unified Development Code (UDC) (formerly the Land Use Code (LUC)) 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, as well as rooftops, by 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 UDC 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 development area 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 Goodwill portion of the site will be a new development on vacant lands. Impervious surfaces of development contribute to creating urban heat islands. The following conditions for this Special Exception case 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 landscape areas shall 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. 4. Parking: no more than 10% (or 5 spaces) over the required parking spaces. Excess parking illustrated on Preliminary Development Plan shall be incorporated into landscaped areas and/or water harvesting infiltration areas. An additional 10%, for a total of 20% over required parking, that includes pervious paving shall be considered an acceptable urban heat island mitigation method to allow the total 20% over the required parking spaces. ********************** Regional Traffic Engineering has no comments on this request and endorses its approval. T. Martinez ******************* Tom Fisher - no comments from TDOT Transit ********************************* After review of the plan it appears Pima County Development Review has no objection as they relate to the proposed drive-way tie-in at Houghton Rd. However, for all work within PC ROW a ROW permit shall be required. Robert E. Flynt Public Works Manager Development Review Division Pima County Development Services **************************************** While I have no formal comments fyi the site includes two mapped washes. The easternmost has Pima County Regulated Riparian Habitat associated with it. The habitat designation is Xeroriparian C. Gregg Saxe, Pima County *************************** D-M has reviewed CASE: SE-12-97 Goodwill - Golf Links Road & we have no concerns. Thanks, Angela R. Flores Chief, Asset Management Flight 355th Civil Engineer Squadron DSN 228-6898 Comm (520)228-6898 **************************** I have no issues with this special exception. CSO Becky Noel #37968 Tucson Police Dept ************************** The Planning Section of the PCRWRD has reviewed the above referenced special exception request and has no objections to it. Mirela Hromatka Program Manager, Capital Planning Unit Pima County Regional Wastewater Reclamation Department *************************** |
| 12/12/2012 | MWYNEKE1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | 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 Unified Development Code (UDC) (formerly the Land Use Code (LUC)) 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, as well as rooftops, by 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 UDC 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 development area 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 Goodwill portion of the site will be a new development on vacant lands. Impervious surfaces of development contribute to creating urban heat islands. The following conditions for this Special Exception case 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 landscape areas shall 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. 4. Parking: no more than 10% (or 5 spaces) over the required parking spaces. Excess parking illustrated on Preliminary Development Plan shall be incorporated into landscaped areas and/or water harvesting infiltration areas. An additional 10%, for a total of 20% over required parking, that includes pervious paving shall be considered an acceptable urban heat island mitigation method to allow the total 20% over the required parking spaces. ********************** Regional Traffic Engineering has no comments on this request and endorses its approval. T. Martinez ******************* Tom Fisher - no comments from TDOT Transit ********************************* After review of the plan it appears Pima County Development Review has no objection as they relate to the proposed drive-way tie-in at Houghton Rd. However, for all work within PC ROW a ROW permit shall be required. Robert E. Flynt Public Works Manager Development Review Division Pima County Development Services **************************************** While I have no formal comments fyi the site includes two mapped washes. The easternmost has Pima County Regulated Riparian Habitat associated with it. The habitat designation is Xeroriparian C. Gregg Saxe, Pima County *************************** D-M has reviewed CASE: SE-12-97 Goodwill - Golf Links Road & we have no concerns. Thanks, Angela R. Flores Chief, Asset Management Flight 355th Civil Engineer Squadron DSN 228-6898 Comm (520)228-6898 **************************** I have no issues with this special exception. CSO Becky Noel #37968 Tucson Police Dept ************************** The Planning Section of the PCRWRD has reviewed the above referenced special exception request and has no objections to it. Mirela Hromatka Program Manager, Capital Planning Unit Pima County Regional Wastewater Reclamation Department *************************** |
| 12/12/2012 | MWYNEKE1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | 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 Unified Development Code (UDC) (formerly the Land Use Code (LUC)) 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, as well as rooftops, by 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 UDC 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 development area 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 Goodwill portion of the site will be a new development on vacant lands. Impervious surfaces of development contribute to creating urban heat islands. The following conditions for this Special Exception case 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 landscape areas shall 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. 4. Parking: no more than 10% (or 5 spaces) over the required parking spaces. Excess parking illustrated on Preliminary Development Plan shall be incorporated into landscaped areas and/or water harvesting infiltration areas. An additional 10%, for a total of 20% over required parking, that includes pervious paving shall be considered an acceptable urban heat island mitigation method to allow the total 20% over the required parking spaces. ********************** Regional Traffic Engineering has no comments on this request and endorses its approval. T. Martinez ******************* Tom Fisher - no comments from TDOT Transit ********************************* After review of the plan it appears Pima County Development Review has no objection as they relate to the proposed drive-way tie-in at Houghton Rd. However, for all work within PC ROW a ROW permit shall be required. Robert E. Flynt Public Works Manager Development Review Division Pima County Development Services **************************************** While I have no formal comments fyi the site includes two mapped washes. The easternmost has Pima County Regulated Riparian Habitat associated with it. The habitat designation is Xeroriparian C. Gregg Saxe, Pima County *************************** D-M has reviewed CASE: SE-12-97 Goodwill - Golf Links Road & we have no concerns. Thanks, Angela R. Flores Chief, Asset Management Flight 355th Civil Engineer Squadron DSN 228-6898 Comm (520)228-6898 **************************** I have no issues with this special exception. CSO Becky Noel #37968 Tucson Police Dept ************************** The Planning Section of the PCRWRD has reviewed the above referenced special exception request and has no objections to it. Mirela Hromatka Program Manager, Capital Planning Unit Pima County Regional Wastewater Reclamation Department *************************** |