Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T15SE00033
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/27/2015 | DBURSUC1 | ENGINEERING | REVIEW | Completed | Dan There is sufficient information for a review by Engineering. The only conditions recommended by the Engineering section is: 1. All vehicle use areas will have an approved surface. 2. Barriers will be provided to contain vehicles within the vehicle use area. |
| 07/27/2015 | DBURSUC1 | LANDSCAPE | REVIEW | Completed | Office of Integrated Planning DATE: July 15, 2015 TO: Daniel Bursuck, Planner FROM: Irene Ogata, PLA, ASLA, CPM Planning & Development Services Urban Landscape Manager SUBJECT: Case : SE-15-33 Bicycle B&B - Old Spanish Trail The proposed preliminary development plan is a Special Exception request for a Home Occupation : Travelers' Accommodation, Lodging added to the permitted family dwelling. The proposal is for a bicycle camp and bed-and-breakfast establishment. The City of Tucson has been moving toward achieving sustainable development, mitigation of Urban Heat Islands, climate change resiliency and green building principles. In addition to the recently adopted and voter ratified Plan Tucson: Tucson's General and Sustainability Plan 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 and adopted the City's Framework for Advancing Sustainability in 2008. Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious surfaces in a city. These impervious surfaces, in turn, contribute to increasing urban heat islands. The unintended consequences during extreme heat events expose populations that have compromised health conditions such as chronic cardio-pulmonary diseases and difficulty regulating body temperatures. Limiting heat-absorbent paved surfaces, increasing reflectivity of these paved surfaces, providing 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, reduce energy consumption and work towards community resiliency. Proposed development plan shows approximately 9 spaces to be available, 3 spaces being under cover - a carport, and UDC requiring 4 spaces. In the arid southwest, water is a critical resource being addressed through a number of different applications. 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; and in 2013 approved an Active Guidelines Policy for Green Streets that includes green infrastructure/low impact development practices. An additional benefit of green infrastructure and planting of shade trees is improving air quality through absorption of air particulates via the tree leaves and improving stormwater quality in the first flush. Tucson Water has been offering rebates and incentives for high efficiency toilets and rainwater harvesting. This project will utilize the existing structures, without any expansion. 1. Relevant Policy/Ordinance: a. Rainwater Harvesting Ordinance (No. 10957) and associated Development Standards (10-03.00) b. Plan Tucson Policies i. Energy & Climate Readiness 1) EC3: Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. 2) EC9: Assess and address the vulnerability of the community's health and safety, economy, and natural resources to climate change, and develop assurances that vulnerable and disadvantaged populations are not disproportionately impacted by climate change. ii. Water Resources: 1) WR2: Expand the use of alternative sources of water for potable and non-potable uses, including rainwater, gray water, reclaimed water, effluent, and stormwater. 2) WR6: Integrate land use and water resources planning. 3) WR8: Integrate the use of green infrastructure and low impact development for stormwater management in public and private development and redevelopment projects. iii. Green Infrastructure: 1) GI1: encourage green infrastructure and low impact development techniques for stormwater management in public and private new development and redevelopment, and in roadway projects. 2) 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 the attractiveness of neighborhoods and the city as a whole and; 3) GI6: Protect, restore, enhance, and manage trees for their long-term health, including providing guidance on proper planting, care and maintenance. 2. Targets in the U.S. Mayors Climate Protection Agreement applicable to this site include: C.5. Make energy efficiency a priority through building code improvements, retrofitting city facilities with energy efficient lighting and urging employees to conserve energy and save money; C.7. Practice and promote sustainable building practices using the U.S. Green building Council's LEED program or a similar system; C.10. Maintain healthy urban forests; promote tree planting to increase shading and to absorb CO2 Requesting the following considerations for Special Exception conditions of this project: 1. Mature trees, trunk diameter 4.5' above existing grade that is greater than 8" and in fair to good health, will be preserved in place; if this is not possible, removed trees will be mitigated in one of the following ways: a) trees are to be assessed for replacement value using an acceptable assessment methodology (International Society of Aborist); funds set aside in a Tree Bank to be used for revegetation/landscape enhancement and/or improvements within street rights-of-way, or within common space areas within the nearest public park; b) tree replacement calculations: 1) Trunk diameter 0-6" = replace with 3 trees, minimum 15 gal. 2) Trunk diameter >6" - 8" = replace with 4 trees, minimum 15 gal. 3) Trunk diameter >8" = replace with 5 trees, minimum 15 gal. 2. Parking: no more than 10% over the minimum required parking spaces for the home occupation, Travelers' Accommodation. Limit impervious paving as much as possible as allowed by Development Service Department's engineering review. Paving with pervious paving, cool pavement coating, or solar panels as shade structures will be considered an acceptable alternative to allow 20% over the required parking spaces. 3. Paving material: Provide light colored vehicular paving materials, such as concrete or cool pavement coating over asphaltic surfaces. Porous paving or porous pavers would also be an acceptable alternative. |
| 07/27/2015 | DBURSUC1 | DOT ENGINEERING | REVIEW | Completed | |
| 07/27/2015 | DBURSUC1 | FIRE | REVIEW | Approved | |
| 07/27/2015 | DBURSUC1 | COMMUNITY PLANNING | REVIEW | Completed | PLANNING & DEVELOPMENT SERVICES SE-15-33 Bicycle B&B - Old Spanish Trail SR Zone (Special Exception) Plan Tucson and Rincon / Southwest Regional Plan 07/13/15 DB Background: This is for a special exception use in the SR Suburban Ranch Residential zone. The proposed special exception is for a Home Occupation: Travelers' Accommodation, Lodging as an accessory use to a permitted single-family dwelling. The plan proposes a bicycle camp and bed-and-breakfast establishment for up to 4 beds and 8 occupants at a time. Plan Tucson and the Rincon / Southeast Subregional Plan provide land use direction for this request. The property fronts on Old Spanish Trail a scenic arterial street and Melpomene Way, a local street, on the Major Streets and Routes Plan. Surrounding Zoning and Land Uses: To the north and southwest of the proposed rezoning site are single-family residential homes developed in the SR Suburban Ranch Residential zone. To the northwest is a cemetery use in the SH Suburban Homesite zone. To the east and south are single-family residential homes developed in the Pima County SR residential zone. . Rezoning Presubmittal Meeting: The applicant attended a presubmittal conference meeting on May 6, 2015. Meeting discussions included discussion of parking requirements, amount of residents allowed at the same time, and the process for having the necessary neighborhood meeting. Neighborhood Meeting: The applicant has held one neighborhood meeting, on June 9, 2015. The meeting was held at site of the proposed Home Occupation: Travelers' Accommodation, Lodging, located at 11051 E Old Spanish Trail. Applicant has provided the required neighborhood meeting material: mailing notification, copy of labels, notice letter, meeting summary, and sign-in sheet. Four representatives from the neighborhood attended the meeting, three neighbors and one neighborhood association representative. The residents voiced concern that the requested change would lead to even more intense uses on the property and in the neighborhood. It was explained to the residents any further change in uses would require a change of zone. The attendees were then taken on a tour of the site. All attendees stated no objection to the requested special exception. Land Use Policies: The Plan Tucson and the Rincon / Southeast Subregional Plan (RSSP) provides the following land use direction for this request. Plan Tucson - Policy direction is provided by the Built Environment in Chapter 3, Building Blocks, Existing Neighborhoods; The proposed site is within an existing neighborhood and a goal is to maintain the character of the neighborhoods, while accommodating new development to encourage reinvestment and amenities that contribute to the community and further stabilize the neighborhood. Policy also states to consider the application of the Pima County Conservation Land System designation and requirements in rezoning reviews. Guidelines support the utilization of solution and strategies included in the Design Guidelines Manual to provide an improved level of community design. Included are support methods to conserve and enhance habitat when development occurs, support accessibility on open space that connects with surrounding public natural areas. Policy supports interconnected urban trail system throughout the city to meet the recreational needs of pedestrian, bicyclist, and equestrians. Plan Tucson supports 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. Rincon / Southeast Subregional Plan (RSSP) The RSSP, Map Detail #14, 29th Street / Los Reales section provides direction for this site. The southeast portion (which includes the proposed site), is planned as Low Intensity Urban with a density cap of 0.3 RAC. The plan states development in this area should remain of this intensity due to its environmental sensitivity and its proximity to Saguaro National Park and various recreational amenities. Analysis: The applicant proposes a special exception for a Home Occupation: Travelers' Accommodation, Lodging as an accessory to use to a permitted family dwelling use. This new use would utilize the property as a bicycle camp and bed-and-breakfast establishment. Following use standards put forth by the City of Tucson Unified Development Code, the proposal is for four sleeping rooms with up to eight guests at a time. If additional uses were to be implemented (e.g. commercial bicycle repair shop) in the future, those would be require a separate special exception process. The proposed special exception fits within the allowed uses directed by Plan Tucson and the Rincon / Southeast Subregional Plan (RSSP), therefore a plan amendment will not be required to process this request. Any of the following, but not limited to, may be necessary to provide, a traffic mitigation plan, parking plan, lighting plan, sign plan, and any necessary site improvements. These concerns must be addressed in the Design Compatibility Report and Environmental Resource Report to show site design being compatible with applicable policies. Staff recommends approval of special exception application. |
| 07/27/2015 | DBURSUC1 | ENV SVCS | REVIEW | Completed | |
| 07/27/2015 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | No objections |
| 07/27/2015 | DBURSUC1 | ZONING | REVIEW | Completed | |
| 07/27/2015 | DBURSUC1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | To: Mr. Dan Bursuck: From: Richard A. Sarti, P.E. Tucson Water has no comment on the proposed Bicycle B&B Home Occupation at the NW corner of Melpomene Way and Old Spanish Trail. Richard A. Sarti, P.E. |
| 07/27/2015 | HEATHER THRALL | SIGNS | SIGN CODE REVIEW | Completed | |
| 07/27/2015 | DBURSUC1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | No Tucson Parks and Recreation facilities are affected by this Special Exception. Howard B. Dutt, RLA Landscape Architect Tucson Parks & Recreation (520) 837-8040 Howard.Dutt@tucsonaz.gov |
| 07/27/2015 | DBURSUC1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | |
| 07/27/2015 | DBURSUC1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | No objections/adverse comments. See attached. Here are my comments - DATE: 7/9/2015 CASE: SE-15-33 BICYCLE B&B - OLD SPANISH TRAIL - SE MEMORANDUM COMMENT: No objections or adverse comments Daily PM Peak Vehicle Trip Generation: 51 4 Thanks, -Eric Additional notes: |
| 07/27/2015 | DBURSUC1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | |
| 07/27/2015 | DBURSUC1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | To whom this may concerns, TUSD has no objections to the proposed SE-15-33 Old Spanish Trail for Bicycle B&B Home Occupation. |
| 07/27/2015 | DBURSUC1 | REZ AGENCY REVIEW | ADOT | Completed | Regional Traffic Engineering has no comments this special exception and supports the acceptance of the memorandum. Thank you. |
| 07/27/2015 | DBURSUC1 | REZ AGENCY REVIEW | TDOT RTA | Completed | |
| 07/27/2015 | DBURSUC1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | |
| 07/27/2015 | DBURSUC1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | Tucson Electric Power - No objections ____________________________________________ Real Estate Program has no comment. |