Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T13SE00092
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/08/2013 | ANY | ZONING | REVIEW | Passed | |
| 08/08/2013 | ANY | ENGINEERING | REVIEW | Passed | |
| 08/08/2013 | ANY | FIRE | REVIEW | Passed | |
| 08/14/2013 | JOHN BEALL | COMMUNITY PLANNING | REVIEW | Completed | PLANNING & DEVELOPMENT SERVICES DEPARTMENT SE-13-92 IPC Watershed Management Group - Dodge Boulevard Special Exception R-2 Grant-Alvernon Area Plan (GAAP) and General Plan 8/13/13 rjh Background: This is a Special Exception request to allow a two lot, approximately.47 acre site developed with residential uses to be converted to a Cultural Use in the R-2 Medium Density Residential zone. The Zoning Administrator has provided a letter allowing this request to be processed as a Cultural Use. Access to the site is from Dodge Boulevard, through an abutting parcel to the south, approximately 300 feet north of Speedway Boulevard. Parking access and circulation will be provided for the site on the abutting parcel to the south. A cross access easement with the abutting property owner to the south should be submitted with the Special Exception request to demonstrate access and circulation can be provided to the site. Dodge Boulevard is designated a local street according to the Major Streets and Routes Plan. Surrounding Zoning and Land Use: To the east across Dodge Boulevard is an apartment complex in the C-2 Community Commercial zone and a single-family residential use in the C-2 Community Commercial zone; to the north and west are multi-family residential units in the R-2 Medium Density Residential zone; and, to the south and south west are commercial uses in the C-2 Community Commercial zone fronting on Speedway Boulevard. Rezoning Presubmittal Meeting: The applicant attended rezoning presubmittal conference meetings on May 8, 2013. A Design Compatibility Report was required to demonstrate appropriate mitigation features could be provided as part of the redevelopment. Neighborhood Meeting: The neighborhood meeting was held on July 16, 2013. The sign-in sheet shows representatives for the Special Exception request were present at the meeting along with two interested citizens and a representative from the Ward 6 office. Based on the meeting notes no concerns were expressed by the neighbors attending the meeting. Land Use Policies: Policy direction for this request is provided by the Grant-Alvernon Area Plan (GAAP) and the General Plan. General Plan. Element 2. Land Use Policy 3 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill, and appropriate nonresidential uses. 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 Grant-Alvernon Area Plan (GAAP). General Land Use Policies #3, and #4 support developments on the perimeter of residential areas which serve to protect and enhance the quality of life for neighborhood residents, that demonstrate sensitivity to surrounding uses through the use of design, location, orientation, landscaping, screening, etc., as outlined in the General Design Guidelines. Residential Land Use Policy 3. Encourage continued residential use of historically residential structures throughout the Grant-Alvernon area, except as provided in Office and Commercial Land Use Policy 2. Office and Commercial Land Use Policy 2. Encourage incorporation of appropriate design elements and buffering techniques during the zoning application and associated development plan review processes, to ensure sensitive design of nonresidential developments adjacent to established neighborhoods. These elements must be shown on rezoning concept plans and related development plans. General Site Design Guideline 5. Encourage the orientation of development to take advantage of solar energy and to integrate solar technology into the design. General Site Guideline 6. Design any development that will be adjacent to lower intensity uses to have similar spatial, mass, scale, and height elements that will harmonize with surrounding residential and nonresidential uses. General Site Guideline 7. Protect the privacy of adjacent residential uses by locating balconies and upper story windows away from residential uses and residentially zoned property. General Site Guideline 8. Shield all outdoor lighting and direct away from adjacent residential uses. Lighting fixtures should be as low in elevation as possible. Reflection of light should be minimized to protect residences and the viability of observatories in and around Tucson. Freestanding Walls Guideline 1. Encourage the use of perimeter walls in development that is adjacent to existing lower intensity uses. Design walls to enhance development and complement existing, adjacent uses. Freestanding Walls Guideline 2. Promote utilization of decorative materials (such as tile, stone, or brick), coarse textured covering materials (such as stucco or plaster), colors that are predominant in the natural desert landscape, or a combination of these techniques. Freestanding Walls Guideline 7. Require masonry walls to be designed in such a manner that they will not impede storm water runoff. Parking & Outdoor Storage Guideline 1. Loading zones, dumpsters, storage areas, utility equipment, water-pumping stations, outdoor mechanical equipment, outdoor mechanical equipment use areas, loudspeakers, guard dogs, and other uses which will produce odor, visual, or noise, or other negative impacts on adjacent residential uses or residentially zoned property, should be located away from the residential property and buffered with landscaping and a minimum six-foot-high masonry wall. Parking & Outdoor Storage Guideline 2 supports meeting all parking, loading, and vehicle maneuvering requirements on-site. Parking & Outdoor Storage Guideline 3 supports evenly dispersed canopy trees within parking areas to provide shade and reduce "heat island' effects. Parking & Outdoor Storage Guideline 4. Encourage the use of "inverted U-type" bicycle racks for all required Class 2 bicycle parking, and bicycle lockers for all required Class 1 bicycle parking. Landscaping Guideline 1. Meet all screening and landscaping requirements on-site or within City right-of-way, if approved by the City Engineer. Landscaping Guideline 4. Incorporate water-harvesting techniques into the landscape irrigation design. Landscaping Guideline 5. Provide evenly dispersed canopy trees within parking areas to provide shade and reduce "heat island" effects. Plan Compliance and Recommendation: This is a Special Exception request to allow a two lot, approximately.47 acre site developed with residential uses to be converted to a Cultural Use in the R-2 Medium Density Residential zone. The Zoning Administrator has provided a letter allowing this request to be processed as a Cultural Use. Access to the site is from Dodge Boulevard. The proposed cultural use is allowed by the General Plan and GAAP as a Special Exception in the R-2 zone because appropriate mitigation features can be incorporated into the redevelopment of the site that will minimize the impacts of use intensification and stabilize the edge of the neighborhood. A plan amendment is not required. Staff recommends that the Special Exception application be distributed for further processing. Staff believes Special Exception conditions can be used to address compatibility concerns. Anticipated conditions include: 1. Upgrade and retaining the existing structures in their current locations as shown on the Preliminary Development Plan dated 8/8/13. 2. Providing a six foot masonry perimeter wall for abutting residential uses utilizing a combination of decorative materials (such as tile, stone, or brick) or coarse textured covering materials (such as stucco or plaster) painted with a color that is similar to the redeveloped structures on the site. 3. Providing additional landscaping to reduce the heat island effect. 4. Providing appropriately scaled security lighting to minimize impacts on adjacent residential uses. 5. Incorporate water-harvesting techniques into the landscape irrigation design. 6. Meet all screening and landscaping requirements on-site or within City right-of-way, if approved by the City Engineer. 7. Providing a cross access agreement with the Development Package to allow vehicle parking/access from an abutting parcel to the south as shown on the Preliminary Development Plan dated 8/8/13. F:\Sharedir\UPDfiles\DevRev\CASE_REVIEW\SP-EXCPT\SE 12-13\SE-13-92 IPC Watershed Management Group - Dodge Boulevard |