Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T13SE00092
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/22/2013 | STEVE SHIELDS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Planning and Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: Watershed Management - Group Living Lab & Learning Center 1137 N. Dodge Blvd - R-2 Special Exception - SE-13-92 TRANSMITTAL: August 21, 2013 1. The proposed "Food Cultural Use, Privately-owned and operated" use, located on parcels 122-18-222C & 122-18-222D, zoned R-2, falls under UDC Table 4.8-2: Permitted Uses - Urban Residential Zones - Permitted under Mayor and Council Special Exception Procedure Section 3.4.4. The following Use Specific Standards apply: 4.9.3.C.2 -.8 2. The following dimensional Standards apply see UDC Table 6.3-2.A DIMENSIONAL STANDARDS FOR THE R-1, R-2, R-3, MH-1, & MH-2 ZONES. (See Exceptions) a. Minimum site area = 20,000 Sq. Ft. b. Proposed site area = 20,400 Sq. Ft. c. Allowed Lot Coverage (Max) = 60% d. Proposed Lot Coverage = 32% e. Maximum building height allowed = 25 feet f. Building height proposed = 13 feet g. Required vehicle parking; Based on a building gross floor area (GFA) of 3,700 Sq, Ft. = 12 Spaces h. Provided vehicle parking = 9 Reduction based on UDC Section 7.4.5.E.3 of 3 spaces exceeds the 20% per UDC Section 7.4.5.E.1.b. A Board of Adjustment for Variance will be required. i. Required Short-Term bicycle parking = 2 j. Provided Short-Term bicycle parking = Appears to exceed the 2 required, total number provided unclear. k. Required Long-Term bicycle parking = 2 l. Provided Long-Term bicycle parking = No Long-Term bicycle parking shown on the plan. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 08/27/2013 | LAITH ALSHAMI | ENGINEERING | REVIEW | Completed | Laith Alshami, Engineering and Floodplain Review, 08/27/2013, SUBJECT: Conversion of residential units to a privately owned cultural use in R-2 Zone - 1137 & 1143-1145 N Dodge Blvd Special Exception Case C9-13-92, T14S, R14E, SECTION 04 RECEIVED: Rezoning Preliminary Development Plan on August 20, 2013 The Preliminary Development Plan is acceptable pertaining to Engineering and Floodplain review. The following rezoning conditions are requested by Engineering and Floodplain Review for any proposed improvements: 1. The submittal of a drainage statement that addresses onsite and offsite drainage and its impact on the proposed improvements |
| 08/27/2013 | KEN BROUILLETTE | FIRE | REVIEW | Approved | |
| 08/29/2013 | JOE LINVILLE | LANDSCAPE | REVIEW | Approved | |
| 09/03/2013 | MPADILL1 | COMMUNITY PLANNING | REVIEW | Completed | PLANNING & DEVELOPMENT SERVICES DEPARTMENT SE-13-92 Watershed Management Group - Dodge Boulevard Special Exception R-2 Grant-Alvernon Area Plan (GAAP) and General Plan 8/26/13 msp 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. 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 making 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. Analysis: 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, based on appropriate mitigation features that can be incorporated into the redevelopment of the site that will minimize the impacts of use intensification and stabilize the edge of the neighborhood. Staff supports the special exception request, based on the Design Compatibility Report addressing design guideline issues. This includes screening and buffering the adjacent residential edge located north and west of the site with wall and landscape to reduce the impact of outdoor activities that will occur as part of the culture use center. As proposed the conceptual site plan shows an existing six foot tall fence along the west perimeter. Staff supports a more stable perimeter with a six foot tall masonry wall and landscaping with adequate amount of trees and planting that will create a dense screen along the adjacent residential neighborhood. A wall and landscape along these borders will help to mitigate light and noise generated by the cultural use center. There should be one tree for every twenty-five linear feet along the north and west perimeters. The design compatibility report states the existing mesquite located along the east perimeter, between the southern most building and the street front along Dodge Boulevard will be preserved in place. Existing buildings should remain residential in architectural design to stabilize the residential edge. Any proposed additions should match existing architectural style of existing buildings in height, finish surface material and color. Site to be compatible with adjacent residential uses and should be limited to single story structures of compatible height with adjacent residential development located to the north and west. Although the site fronts Dodge Boulevard, on-site parking will access through an adjacent commercial zoned and developed parcel located to the south of the subject site, which then provides access onto Dodge Boulevard. This will require a cross-access easement with the property located to the south. The cross-access easement/agreement should be recorded and the recordation sequence number should be added as a general note to the development plan. On-site pedestrian pathways should be all weather ADA accessible and connect to all the proposed on-site amenities and the public sidewalk on Dodge Boulevard right-of-way. The Conceptual site plan does not indicate a sidewalk on Dodge Boulevard. Staff supports a public sidewalk system which connects to the on-site pedestrian paths needed to provide all-weather access to the site amenities and on-site parking improvements. In an effort to facilitate the development plan review process and approval, as it relates to site improvements and building setbacks, the two existing parcels should be combined into a single parcel. The conceptual site design indicates nine vehicular parking spaces and thirty-six bicycle parking spaces to encourage a reduction of vehicular trips among its participants and employees. The proposed special exception for a cultural center is in general compliance with the Grant-Alvernon Area Plan (GAAP) and General Plan, and does not require a plan amendment. Staff offers the following for consideration as conditions to address mitigation and compatibility requirements with adjacent residential neighborhood, they are the following: 1. Upgrade and retain the existing structures in their current locations as shown on the Preliminary Development Plan dated 8/8/13. " GP - Element 2, Policy 3 " GP - Element 2, Supporting Policy 3.9 " GAAP, Gen. Land Use Policy 3 & 4 " GAAP, Residential Policy 3 " GAAP, Office/Commercial Policy 2 " GAAP, Gen. Site Design Guideline 6, 2. Replace existing fencing with a six foot masonry perimeter wall along the full length of 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. " GP - Element 2, Policy 3 " GP - Element 2, Supporting Policy 3.9 " GAAP, Gen. Land Use Policy 3 & 4 " GAAP, Residential Policy 3 " GAAP, Office/Commercial Policy 2 " GAAP, Gen. Site Design Guideline 6, " GAAP, Freestanding Wall Guideline 1, 2, & 7 3. Providing outdoor security lighting, which may be mounted on pole(s) or attached to building(s), at a height no greater than height of existing buildings, to assist in minimizing impacts on adjacent residential uses. " GAAP, Gen. Site Guideline 8 4. Incorporate water-harvesting techniques into the landscape irrigation design. " GAAP, Landscape Guideline 1, & 4 5. 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. " GP - Element 2, Policy 3 " GP - Element 2, Supporting Policy 3.9 " GAAP, Gen. Land Use Policy 3 & 4 " GAAP, Office/Commercial Policy 2 " GAAP, Gen. Site Design Guideline 6, " GAAP, Freestanding Wall Guideline 1, & 2 " GAAP, Gen. Site Guideline 8 " GAAP, Parking & Outdoor Storage Guideline 1 & 2 6. Prior to development plan approval, record with Pima County Recorder's Office the private cross-access agreement with adjacent property located to the south. Add recordation information and sequence number as a general note on the development plan. " GP - Element 2, Policy 3 " GP - Element 2, Supporting Policy 3.9 " GAAP, Gen. Land Use Policy 3 & 4 " GAAP, Office/Commercial Policy 2 " GAAP, Gen. Site Design Guideline 6, " GAAP, Freestanding Wall Guideline 1, & 2 " GAAP, Gen. Site Guideline 8 7. Prior to development plan approval, combine the two existing parcels into single parcel. " GAAP, Office/Commercial Policy 2 8. Building(s) height limited to single story. New additions/modifications to existing structures and/or new structures shall not exceed the building height of adjacent main residential buildings located adjacent to the north and west of site. " GP - Element 2, Policy 3 " GP - Element 2, Supporting Policy 3.9 " GAAP, Gen. Land Use Policy 3 & 4 " GAAP, Residential Policy 3 " GAAP, Office/Commercial Policy 2 " GAAP, Gen. Site Design Guideline 6, " GAAP, Gen. Site Guideline 8 9. Existing mesquite tree located in the east (front yard) perimeter yard, in front of the southern most building, shall be preserved in place. " GAAP, Landscape Guideline 5 10. Plant one drought tolerant native thornless canopy trees for every twenty-five linear feet on the north and west perimeter ten (10) foot wide landscape border. Landscape trees and planting to be on a permanent irrigation system as back up to water harvesting. " GP - Element 2, Policy 3 " GP - Element 2, Supporting Policy 3.9 " GAAP, Gen. Land Use Policy 3 & 4 " GAAP, Residential Policy 3 " GAAP, Office/Commercial Policy 2 " GAAP, Landscape Guideline 1 & 4. 11. Location of trash refuse containers shall be located a minimum of fifty (50) feet away from adjacent residential parcels. Trash bin(s) to be within an enclosure. " GP - Element 2, Policy 3 " GP - Element 2, Supporting Policy 3.9 " GAAP, Gen. Land Use Policy 3 & 4 " GAAP, Residential Policy 3 " GAAP, Office/Commercial Policy 2 " GAAP, Gen. Site Design Guideline 6, " GAAP, Parking & Outdoor Storage Guideline 1 " S:\UPDfiles\DevRev\CASE_REVIEW\SP-EXCPT\SE 12-13\SE-13-92 Watershed Management Group - Dodge Boulevard |
| 09/17/2013 | PMCLAUG1 | ENV SVCS | REVIEW | Approv-Cond | The project plans do not address solid waste and recycle service. Theres an area at the SE corner of the project designated as "trash and recycle roll-off storage area". If this is a commercial project 90 gallon APC's are not suitable for this project. Full enclosure will be required. |
| 09/17/2013 | PMCLAUG1 | DOT ENGINEERING | REVIEW | Completed | |
| 09/17/2013 | PMCLAUG1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | |
| 09/17/2013 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | |
| 09/17/2013 | PMCLAUG1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | DATE: September 3, 2013 TO: Peter McLaughlin FROM: Irene Ogata, RLA, CPM Senior Planner Urban Landscape Manager SUBJECT: Case SE 13-92 Watershed Management Group - Dodge Blvd. The following are conditions for this special exception related to landscape and sustainable development in reference to the above Special Exception case. The City of Tucson has been moving toward achieving sustainable development and green building principles. In additions to Plan Tucson: Tucson's General and Sustainability Plan adopted by Mayor and Council this year in July 2013, 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 established the City's Framework for Advancing Sustainability. URBAN HEAT ISLAND Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious, black-top surfaces in a city; roof surfaces are additional impervious surfaces. These contribute to creation of urban heat islands that can have detrimental health effects. Increasing reflectivity of these surfaces, such as proving shade (trees and/or shade structures) or pervious surfaces, along with cool roofs, mitigate the heat absorption of dark surfaces. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects. The following Plan Tucson policies are applicable: Energy & Climate Readiness: EC3: Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. Green Infrastructure: GI1: Encourage green infrastructure and low impact development techniques for stormwater management in public and private new development and redevelopment, and in roadway projects. GI4: Expand and maintain a healthy, drought-tolerant, low-water use tree canopy and urban forest to provide ecosystem services, mitigate the urban heat island, and improve attractiveness of neighborhoods and the city as a whole. GI6: Protect, restore, enhance, and manage trees for their long-term health, including providing guidance on proper planting, care, and maintenance. Condition: 1. ROOFING: New and replacement roofing materials shall be Energy Star qualified or rated as cool roof (initial solar reflection greater than, or equal to, 0.65 and minimum infrared emitance greater than or equal to 85%). Addition of solar panels on the roof will be considered an acceptable alternative. 2. Parking shall not be more than 10% over the required parking requirement. If utilizing permeable paving material, along with shade trees or structure, an increase of 20% over minimum parking spaces will be allowed. Solar panels as shade structures over parking areas will be considered an acceptable alternative to the requirement of trees in parking lots. 3. Planting areas in parking areas will be required to provide minimum of 300 cubic feet of uncompacted root zone, at depth not greater than 3 feed. If structural/engineered soil is used, allowing for compaction and asphaltic roadway on the surface, then 600 cubic feet, at a depth not greater than 3 feed will be required. 4. Preservation of existing mature trees, native or non-native, provide greater environmental benefits than newly planted trees. Mature trees with trunk calipers greater than 8 inches shall be preserved in place. In the event this is not possible due to development plans, the following will be required: a. A tree value assessment be done following a methodology recommended by the International Society of Arborist (ISA) to determine the monetary replacement value of the tree. b. Mitigation replacement plan be submitted for review by the Urban Landscape Manager and the landscape reviewer in Planning and Development Services Dept. The mitigation plan to include one or combination of the following: i. Cash value place in the Tree Bank established by Trees for Tucson to be used for replacement trees in the area on public properties (roadway rights-of-way, city parks, or special project areas), or ii. Replacement with trees equal in assessed value to be planted on site and/or on public properties in the area, or iii. A combination of the above. 5. As a conversion to a cultural use facility, this plan shall be subject to the commercial rainwater harvesting ordinance and will be required to submit a water harvesting plan with accompanying water budget calculations, including annual reporting requirements to Tucson Water. |
| 09/17/2013 | HEATHER THRALL | SIGNS | SIGN CODE REVIEW | Completed | |
| 09/17/2013 | PMCLAUG1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | DATE: September 3, 2013 TO: Peter McLaughlin FROM: Irene Ogata, RLA, CPM Senior Planner Urban Landscape Manager SUBJECT: Case SE 13-92 Watershed Management Group - Dodge Blvd. The following are conditions for this special exception related to landscape and sustainable development in reference to the above Special Exception case. The City of Tucson has been moving toward achieving sustainable development and green building principles. In additions to Plan Tucson: Tucson's General and Sustainability Plan adopted by Mayor and Council this year in July 2013, 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 established the City's Framework for Advancing Sustainability. URBAN HEAT ISLAND Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious, black-top surfaces in a city; roof surfaces are additional impervious surfaces. These contribute to creation of urban heat islands that can have detrimental health effects. Increasing reflectivity of these surfaces, such as proving shade (trees and/or shade structures) or pervious surfaces, along with cool roofs, mitigate the heat absorption of dark surfaces. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects. The following Plan Tucson policies are applicable: Energy & Climate Readiness: EC3: Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. Green Infrastructure: GI1: Encourage green infrastructure and low impact development techniques for stormwater management in public and private new development and redevelopment, and in roadway projects. GI4: Expand and maintain a healthy, drought-tolerant, low-water use tree canopy and urban forest to provide ecosystem services, mitigate the urban heat island, and improve attractiveness of neighborhoods and the city as a whole. GI6: Protect, restore, enhance, and manage trees for their long-term health, including providing guidance on proper planting, care, and maintenance. Condition: 1. ROOFING: New and replacement roofing materials shall be Energy Star qualified or rated as cool roof (initial solar reflection greater than, or equal to, 0.65 and minimum infrared emitance greater than or equal to 85%). Addition of solar panels on the roof will be considered an acceptable alternative. 2. Parking shall not be more than 10% over the required parking requirement. If utilizing permeable paving material, along with shade trees or structure, an increase of 20% over minimum parking spaces will be allowed. Solar panels as shade structures over parking areas will be considered an acceptable alternative to the requirement of trees in parking lots. 3. Planting areas in parking areas will be required to provide minimum of 300 cubic feet of uncompacted root zone, at depth not greater than 3 feed. If structural/engineered soil is used, allowing for compaction and asphaltic roadway on the surface, then 600 cubic feet, at a depth not greater than 3 feed will be required. 4. Preservation of existing mature trees, native or non-native, provide greater environmental benefits than newly planted trees. Mature trees with trunk calipers greater than 8 inches shall be preserved in place. In the event this is not possible due to development plans, the following will be required: a. A tree value assessment be done following a methodology recommended by the International Society of Arborist (ISA) to determine the monetary replacement value of the tree. b. Mitigation replacement plan be submitted for review by the Urban Landscape Manager and the landscape reviewer in Planning and Development Services Dept. The mitigation plan to include one or combination of the following: i. Cash value place in the Tree Bank established by Trees for Tucson to be used for replacement trees in the area on public properties (roadway rights-of-way, city parks, or special project areas), or ii. Replacement with trees equal in assessed value to be planted on site and/or on public properties in the area, or iii. A combination of the above. 5. As a conversion to a cultural use facility, this plan shall be subject to the commercial rainwater harvesting ordinance and will be required to submit a water harvesting plan with accompanying water budget calculations, including annual reporting requirements to Tucson Water. |
| 09/17/2013 | PMCLAUG1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | DATE: September 3, 2013 TO: Peter McLaughlin FROM: Irene Ogata, RLA, CPM Senior Planner Urban Landscape Manager SUBJECT: Case SE 13-92 Watershed Management Group - Dodge Blvd. The following are conditions for this special exception related to landscape and sustainable development in reference to the above Special Exception case. The City of Tucson has been moving toward achieving sustainable development and green building principles. In additions to Plan Tucson: Tucson's General and Sustainability Plan adopted by Mayor and Council this year in July 2013, 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 established the City's Framework for Advancing Sustainability. URBAN HEAT ISLAND Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious, black-top surfaces in a city; roof surfaces are additional impervious surfaces. These contribute to creation of urban heat islands that can have detrimental health effects. Increasing reflectivity of these surfaces, such as proving shade (trees and/or shade structures) or pervious surfaces, along with cool roofs, mitigate the heat absorption of dark surfaces. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects. The following Plan Tucson policies are applicable: Energy & Climate Readiness: EC3: Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. Green Infrastructure: GI1: Encourage green infrastructure and low impact development techniques for stormwater management in public and private new development and redevelopment, and in roadway projects. GI4: Expand and maintain a healthy, drought-tolerant, low-water use tree canopy and urban forest to provide ecosystem services, mitigate the urban heat island, and improve attractiveness of neighborhoods and the city as a whole. GI6: Protect, restore, enhance, and manage trees for their long-term health, including providing guidance on proper planting, care, and maintenance. Condition: 1. ROOFING: New and replacement roofing materials shall be Energy Star qualified or rated as cool roof (initial solar reflection greater than, or equal to, 0.65 and minimum infrared emitance greater than or equal to 85%). Addition of solar panels on the roof will be considered an acceptable alternative. 2. Parking shall not be more than 10% over the required parking requirement. If utilizing permeable paving material, along with shade trees or structure, an increase of 20% over minimum parking spaces will be allowed. Solar panels as shade structures over parking areas will be considered an acceptable alternative to the requirement of trees in parking lots. 3. Planting areas in parking areas will be required to provide minimum of 300 cubic feet of uncompacted root zone, at depth not greater than 3 feed. If structural/engineered soil is used, allowing for compaction and asphaltic roadway on the surface, then 600 cubic feet, at a depth not greater than 3 feed will be required. 4. Preservation of existing mature trees, native or non-native, provide greater environmental benefits than newly planted trees. Mature trees with trunk calipers greater than 8 inches shall be preserved in place. In the event this is not possible due to development plans, the following will be required: a. A tree value assessment be done following a methodology recommended by the International Society of Arborist (ISA) to determine the monetary replacement value of the tree. b. Mitigation replacement plan be submitted for review by the Urban Landscape Manager and the landscape reviewer in Planning and Development Services Dept. The mitigation plan to include one or combination of the following: i. Cash value place in the Tree Bank established by Trees for Tucson to be used for replacement trees in the area on public properties (roadway rights-of-way, city parks, or special project areas), or ii. Replacement with trees equal in assessed value to be planted on site and/or on public properties in the area, or iii. A combination of the above. 5. As a conversion to a cultural use facility, this plan shall be subject to the commercial rainwater harvesting ordinance and will be required to submit a water harvesting plan with accompanying water budget calculations, including annual reporting requirements to Tucson Water. |
| 09/17/2013 | PMCLAUG1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | DATE: September 3, 2013 TO: Peter McLaughlin FROM: Irene Ogata, RLA, CPM Senior Planner Urban Landscape Manager SUBJECT: Case SE 13-92 Watershed Management Group - Dodge Blvd. The following are conditions for this special exception related to landscape and sustainable development in reference to the above Special Exception case. The City of Tucson has been moving toward achieving sustainable development and green building principles. In additions to Plan Tucson: Tucson's General and Sustainability Plan adopted by Mayor and Council this year in July 2013, 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 established the City's Framework for Advancing Sustainability. URBAN HEAT ISLAND Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious, black-top surfaces in a city; roof surfaces are additional impervious surfaces. These contribute to creation of urban heat islands that can have detrimental health effects. Increasing reflectivity of these surfaces, such as proving shade (trees and/or shade structures) or pervious surfaces, along with cool roofs, mitigate the heat absorption of dark surfaces. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects. The following Plan Tucson policies are applicable: Energy & Climate Readiness: EC3: Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. Green Infrastructure: GI1: Encourage green infrastructure and low impact development techniques for stormwater management in public and private new development and redevelopment, and in roadway projects. GI4: Expand and maintain a healthy, drought-tolerant, low-water use tree canopy and urban forest to provide ecosystem services, mitigate the urban heat island, and improve attractiveness of neighborhoods and the city as a whole. GI6: Protect, restore, enhance, and manage trees for their long-term health, including providing guidance on proper planting, care, and maintenance. Condition: 1. ROOFING: New and replacement roofing materials shall be Energy Star qualified or rated as cool roof (initial solar reflection greater than, or equal to, 0.65 and minimum infrared emitance greater than or equal to 85%). Addition of solar panels on the roof will be considered an acceptable alternative. 2. Parking shall not be more than 10% over the required parking requirement. If utilizing permeable paving material, along with shade trees or structure, an increase of 20% over minimum parking spaces will be allowed. Solar panels as shade structures over parking areas will be considered an acceptable alternative to the requirement of trees in parking lots. 3. Planting areas in parking areas will be required to provide minimum of 300 cubic feet of uncompacted root zone, at depth not greater than 3 feed. If structural/engineered soil is used, allowing for compaction and asphaltic roadway on the surface, then 600 cubic feet, at a depth not greater than 3 feed will be required. 4. Preservation of existing mature trees, native or non-native, provide greater environmental benefits than newly planted trees. Mature trees with trunk calipers greater than 8 inches shall be preserved in place. In the event this is not possible due to development plans, the following will be required: a. A tree value assessment be done following a methodology recommended by the International Society of Arborist (ISA) to determine the monetary replacement value of the tree. b. Mitigation replacement plan be submitted for review by the Urban Landscape Manager and the landscape reviewer in Planning and Development Services Dept. The mitigation plan to include one or combination of the following: i. Cash value place in the Tree Bank established by Trees for Tucson to be used for replacement trees in the area on public properties (roadway rights-of-way, city parks, or special project areas), or ii. Replacement with trees equal in assessed value to be planted on site and/or on public properties in the area, or iii. A combination of the above. 5. As a conversion to a cultural use facility, this plan shall be subject to the commercial rainwater harvesting ordinance and will be required to submit a water harvesting plan with accompanying water budget calculations, including annual reporting requirements to Tucson Water. |
| 09/17/2013 | PMCLAUG1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | DATE: September 3, 2013 TO: Peter McLaughlin FROM: Irene Ogata, RLA, CPM Senior Planner Urban Landscape Manager SUBJECT: Case SE 13-92 Watershed Management Group - Dodge Blvd. The following are conditions for this special exception related to landscape and sustainable development in reference to the above Special Exception case. The City of Tucson has been moving toward achieving sustainable development and green building principles. In additions to Plan Tucson: Tucson's General and Sustainability Plan adopted by Mayor and Council this year in July 2013, 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 established the City's Framework for Advancing Sustainability. URBAN HEAT ISLAND Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious, black-top surfaces in a city; roof surfaces are additional impervious surfaces. These contribute to creation of urban heat islands that can have detrimental health effects. Increasing reflectivity of these surfaces, such as proving shade (trees and/or shade structures) or pervious surfaces, along with cool roofs, mitigate the heat absorption of dark surfaces. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects. The following Plan Tucson policies are applicable: Energy & Climate Readiness: EC3: Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. Green Infrastructure: GI1: Encourage green infrastructure and low impact development techniques for stormwater management in public and private new development and redevelopment, and in roadway projects. GI4: Expand and maintain a healthy, drought-tolerant, low-water use tree canopy and urban forest to provide ecosystem services, mitigate the urban heat island, and improve attractiveness of neighborhoods and the city as a whole. GI6: Protect, restore, enhance, and manage trees for their long-term health, including providing guidance on proper planting, care, and maintenance. Condition: 1. ROOFING: New and replacement roofing materials shall be Energy Star qualified or rated as cool roof (initial solar reflection greater than, or equal to, 0.65 and minimum infrared emitance greater than or equal to 85%). Addition of solar panels on the roof will be considered an acceptable alternative. 2. Parking shall not be more than 10% over the required parking requirement. If utilizing permeable paving material, along with shade trees or structure, an increase of 20% over minimum parking spaces will be allowed. Solar panels as shade structures over parking areas will be considered an acceptable alternative to the requirement of trees in parking lots. 3. Planting areas in parking areas will be required to provide minimum of 300 cubic feet of uncompacted root zone, at depth not greater than 3 feed. If structural/engineered soil is used, allowing for compaction and asphaltic roadway on the surface, then 600 cubic feet, at a depth not greater than 3 feed will be required. 4. Preservation of existing mature trees, native or non-native, provide greater environmental benefits than newly planted trees. Mature trees with trunk calipers greater than 8 inches shall be preserved in place. In the event this is not possible due to development plans, the following will be required: a. A tree value assessment be done following a methodology recommended by the International Society of Arborist (ISA) to determine the monetary replacement value of the tree. b. Mitigation replacement plan be submitted for review by the Urban Landscape Manager and the landscape reviewer in Planning and Development Services Dept. The mitigation plan to include one or combination of the following: i. Cash value place in the Tree Bank established by Trees for Tucson to be used for replacement trees in the area on public properties (roadway rights-of-way, city parks, or special project areas), or ii. Replacement with trees equal in assessed value to be planted on site and/or on public properties in the area, or iii. A combination of the above. 5. As a conversion to a cultural use facility, this plan shall be subject to the commercial rainwater harvesting ordinance and will be required to submit a water harvesting plan with accompanying water budget calculations, including annual reporting requirements to Tucson Water. |
| 09/17/2013 | PMCLAUG1 | REZ AGENCY REVIEW | ADOT | Completed | DATE: September 3, 2013 TO: Peter McLaughlin FROM: Irene Ogata, RLA, CPM Senior Planner Urban Landscape Manager SUBJECT: Case SE 13-92 Watershed Management Group - Dodge Blvd. The following are conditions for this special exception related to landscape and sustainable development in reference to the above Special Exception case. The City of Tucson has been moving toward achieving sustainable development and green building principles. In additions to Plan Tucson: Tucson's General and Sustainability Plan adopted by Mayor and Council this year in July 2013, 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 established the City's Framework for Advancing Sustainability. URBAN HEAT ISLAND Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious, black-top surfaces in a city; roof surfaces are additional impervious surfaces. These contribute to creation of urban heat islands that can have detrimental health effects. Increasing reflectivity of these surfaces, such as proving shade (trees and/or shade structures) or pervious surfaces, along with cool roofs, mitigate the heat absorption of dark surfaces. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects. The following Plan Tucson policies are applicable: Energy & Climate Readiness: EC3: Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. Green Infrastructure: GI1: Encourage green infrastructure and low impact development techniques for stormwater management in public and private new development and redevelopment, and in roadway projects. GI4: Expand and maintain a healthy, drought-tolerant, low-water use tree canopy and urban forest to provide ecosystem services, mitigate the urban heat island, and improve attractiveness of neighborhoods and the city as a whole. GI6: Protect, restore, enhance, and manage trees for their long-term health, including providing guidance on proper planting, care, and maintenance. Condition: 1. ROOFING: New and replacement roofing materials shall be Energy Star qualified or rated as cool roof (initial solar reflection greater than, or equal to, 0.65 and minimum infrared emitance greater than or equal to 85%). Addition of solar panels on the roof will be considered an acceptable alternative. 2. Parking shall not be more than 10% over the required parking requirement. If utilizing permeable paving material, along with shade trees or structure, an increase of 20% over minimum parking spaces will be allowed. Solar panels as shade structures over parking areas will be considered an acceptable alternative to the requirement of trees in parking lots. 3. Planting areas in parking areas will be required to provide minimum of 300 cubic feet of uncompacted root zone, at depth not greater than 3 feed. If structural/engineered soil is used, allowing for compaction and asphaltic roadway on the surface, then 600 cubic feet, at a depth not greater than 3 feed will be required. 4. Preservation of existing mature trees, native or non-native, provide greater environmental benefits than newly planted trees. Mature trees with trunk calipers greater than 8 inches shall be preserved in place. In the event this is not possible due to development plans, the following will be required: a. A tree value assessment be done following a methodology recommended by the International Society of Arborist (ISA) to determine the monetary replacement value of the tree. b. Mitigation replacement plan be submitted for review by the Urban Landscape Manager and the landscape reviewer in Planning and Development Services Dept. The mitigation plan to include one or combination of the following: i. Cash value place in the Tree Bank established by Trees for Tucson to be used for replacement trees in the area on public properties (roadway rights-of-way, city parks, or special project areas), or ii. Replacement with trees equal in assessed value to be planted on site and/or on public properties in the area, or iii. A combination of the above. 5. As a conversion to a cultural use facility, this plan shall be subject to the commercial rainwater harvesting ordinance and will be required to submit a water harvesting plan with accompanying water budget calculations, including annual reporting requirements to Tucson Water. |
| 09/17/2013 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT RTA | Completed | DATE: September 3, 2013 TO: Peter McLaughlin FROM: Irene Ogata, RLA, CPM Senior Planner Urban Landscape Manager SUBJECT: Case SE 13-92 Watershed Management Group - Dodge Blvd. The following are conditions for this special exception related to landscape and sustainable development in reference to the above Special Exception case. The City of Tucson has been moving toward achieving sustainable development and green building principles. In additions to Plan Tucson: Tucson's General and Sustainability Plan adopted by Mayor and Council this year in July 2013, 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 established the City's Framework for Advancing Sustainability. URBAN HEAT ISLAND Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious, black-top surfaces in a city; roof surfaces are additional impervious surfaces. These contribute to creation of urban heat islands that can have detrimental health effects. Increasing reflectivity of these surfaces, such as proving shade (trees and/or shade structures) or pervious surfaces, along with cool roofs, mitigate the heat absorption of dark surfaces. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects. The following Plan Tucson policies are applicable: Energy & Climate Readiness: EC3: Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. Green Infrastructure: GI1: Encourage green infrastructure and low impact development techniques for stormwater management in public and private new development and redevelopment, and in roadway projects. GI4: Expand and maintain a healthy, drought-tolerant, low-water use tree canopy and urban forest to provide ecosystem services, mitigate the urban heat island, and improve attractiveness of neighborhoods and the city as a whole. GI6: Protect, restore, enhance, and manage trees for their long-term health, including providing guidance on proper planting, care, and maintenance. Condition: 1. ROOFING: New and replacement roofing materials shall be Energy Star qualified or rated as cool roof (initial solar reflection greater than, or equal to, 0.65 and minimum infrared emitance greater than or equal to 85%). Addition of solar panels on the roof will be considered an acceptable alternative. 2. Parking shall not be more than 10% over the required parking requirement. If utilizing permeable paving material, along with shade trees or structure, an increase of 20% over minimum parking spaces will be allowed. Solar panels as shade structures over parking areas will be considered an acceptable alternative to the requirement of trees in parking lots. 3. Planting areas in parking areas will be required to provide minimum of 300 cubic feet of uncompacted root zone, at depth not greater than 3 feed. If structural/engineered soil is used, allowing for compaction and asphaltic roadway on the surface, then 600 cubic feet, at a depth not greater than 3 feed will be required. 4. Preservation of existing mature trees, native or non-native, provide greater environmental benefits than newly planted trees. Mature trees with trunk calipers greater than 8 inches shall be preserved in place. In the event this is not possible due to development plans, the following will be required: a. A tree value assessment be done following a methodology recommended by the International Society of Arborist (ISA) to determine the monetary replacement value of the tree. b. Mitigation replacement plan be submitted for review by the Urban Landscape Manager and the landscape reviewer in Planning and Development Services Dept. The mitigation plan to include one or combination of the following: i. Cash value place in the Tree Bank established by Trees for Tucson to be used for replacement trees in the area on public properties (roadway rights-of-way, city parks, or special project areas), or ii. Replacement with trees equal in assessed value to be planted on site and/or on public properties in the area, or iii. A combination of the above. 5. As a conversion to a cultural use facility, this plan shall be subject to the commercial rainwater harvesting ordinance and will be required to submit a water harvesting plan with accompanying water budget calculations, including annual reporting requirements to Tucson Water. |
| 09/17/2013 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | DATE: September 3, 2013 TO: Peter McLaughlin FROM: Irene Ogata, RLA, CPM Senior Planner Urban Landscape Manager SUBJECT: Case SE 13-92 Watershed Management Group - Dodge Blvd. The following are conditions for this special exception related to landscape and sustainable development in reference to the above Special Exception case. The City of Tucson has been moving toward achieving sustainable development and green building principles. In additions to Plan Tucson: Tucson's General and Sustainability Plan adopted by Mayor and Council this year in July 2013, 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 established the City's Framework for Advancing Sustainability. URBAN HEAT ISLAND Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious, black-top surfaces in a city; roof surfaces are additional impervious surfaces. These contribute to creation of urban heat islands that can have detrimental health effects. Increasing reflectivity of these surfaces, such as proving shade (trees and/or shade structures) or pervious surfaces, along with cool roofs, mitigate the heat absorption of dark surfaces. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects. The following Plan Tucson policies are applicable: Energy & Climate Readiness: EC3: Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. Green Infrastructure: GI1: Encourage green infrastructure and low impact development techniques for stormwater management in public and private new development and redevelopment, and in roadway projects. GI4: Expand and maintain a healthy, drought-tolerant, low-water use tree canopy and urban forest to provide ecosystem services, mitigate the urban heat island, and improve attractiveness of neighborhoods and the city as a whole. GI6: Protect, restore, enhance, and manage trees for their long-term health, including providing guidance on proper planting, care, and maintenance. Condition: 1. ROOFING: New and replacement roofing materials shall be Energy Star qualified or rated as cool roof (initial solar reflection greater than, or equal to, 0.65 and minimum infrared emitance greater than or equal to 85%). Addition of solar panels on the roof will be considered an acceptable alternative. 2. Parking shall not be more than 10% over the required parking requirement. If utilizing permeable paving material, along with shade trees or structure, an increase of 20% over minimum parking spaces will be allowed. Solar panels as shade structures over parking areas will be considered an acceptable alternative to the requirement of trees in parking lots. 3. Planting areas in parking areas will be required to provide minimum of 300 cubic feet of uncompacted root zone, at depth not greater than 3 feed. If structural/engineered soil is used, allowing for compaction and asphaltic roadway on the surface, then 600 cubic feet, at a depth not greater than 3 feed will be required. 4. Preservation of existing mature trees, native or non-native, provide greater environmental benefits than newly planted trees. Mature trees with trunk calipers greater than 8 inches shall be preserved in place. In the event this is not possible due to development plans, the following will be required: a. A tree value assessment be done following a methodology recommended by the International Society of Arborist (ISA) to determine the monetary replacement value of the tree. b. Mitigation replacement plan be submitted for review by the Urban Landscape Manager and the landscape reviewer in Planning and Development Services Dept. The mitigation plan to include one or combination of the following: i. Cash value place in the Tree Bank established by Trees for Tucson to be used for replacement trees in the area on public properties (roadway rights-of-way, city parks, or special project areas), or ii. Replacement with trees equal in assessed value to be planted on site and/or on public properties in the area, or iii. A combination of the above. 5. As a conversion to a cultural use facility, this plan shall be subject to the commercial rainwater harvesting ordinance and will be required to submit a water harvesting plan with accompanying water budget calculations, including annual reporting requirements to Tucson Water. |
| 09/17/2013 | PMCLAUG1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | DATE: September 3, 2013 TO: Peter McLaughlin FROM: Irene Ogata, RLA, CPM Senior Planner Urban Landscape Manager SUBJECT: Case SE 13-92 Watershed Management Group - Dodge Blvd. The following are conditions for this special exception related to landscape and sustainable development in reference to the above Special Exception case. The City of Tucson has been moving toward achieving sustainable development and green building principles. In additions to Plan Tucson: Tucson's General and Sustainability Plan adopted by Mayor and Council this year in July 2013, 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 established the City's Framework for Advancing Sustainability. URBAN HEAT ISLAND Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious, black-top surfaces in a city; roof surfaces are additional impervious surfaces. These contribute to creation of urban heat islands that can have detrimental health effects. Increasing reflectivity of these surfaces, such as proving shade (trees and/or shade structures) or pervious surfaces, along with cool roofs, mitigate the heat absorption of dark surfaces. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects. The following Plan Tucson policies are applicable: Energy & Climate Readiness: EC3: Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. Green Infrastructure: GI1: Encourage green infrastructure and low impact development techniques for stormwater management in public and private new development and redevelopment, and in roadway projects. GI4: Expand and maintain a healthy, drought-tolerant, low-water use tree canopy and urban forest to provide ecosystem services, mitigate the urban heat island, and improve attractiveness of neighborhoods and the city as a whole. GI6: Protect, restore, enhance, and manage trees for their long-term health, including providing guidance on proper planting, care, and maintenance. Condition: 1. ROOFING: New and replacement roofing materials shall be Energy Star qualified or rated as cool roof (initial solar reflection greater than, or equal to, 0.65 and minimum infrared emitance greater than or equal to 85%). Addition of solar panels on the roof will be considered an acceptable alternative. 2. Parking shall not be more than 10% over the required parking requirement. If utilizing permeable paving material, along with shade trees or structure, an increase of 20% over minimum parking spaces will be allowed. Solar panels as shade structures over parking areas will be considered an acceptable alternative to the requirement of trees in parking lots. 3. Planting areas in parking areas will be required to provide minimum of 300 cubic feet of uncompacted root zone, at depth not greater than 3 feed. If structural/engineered soil is used, allowing for compaction and asphaltic roadway on the surface, then 600 cubic feet, at a depth not greater than 3 feed will be required. 4. Preservation of existing mature trees, native or non-native, provide greater environmental benefits than newly planted trees. Mature trees with trunk calipers greater than 8 inches shall be preserved in place. In the event this is not possible due to development plans, the following will be required: a. A tree value assessment be done following a methodology recommended by the International Society of Arborist (ISA) to determine the monetary replacement value of the tree. b. Mitigation replacement plan be submitted for review by the Urban Landscape Manager and the landscape reviewer in Planning and Development Services Dept. The mitigation plan to include one or combination of the following: i. Cash value place in the Tree Bank established by Trees for Tucson to be used for replacement trees in the area on public properties (roadway rights-of-way, city parks, or special project areas), or ii. Replacement with trees equal in assessed value to be planted on site and/or on public properties in the area, or iii. A combination of the above. 5. As a conversion to a cultural use facility, this plan shall be subject to the commercial rainwater harvesting ordinance and will be required to submit a water harvesting plan with accompanying water budget calculations, including annual reporting requirements to Tucson Water. |