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Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T15SE00083
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/03/2015 | STEVE SHIELDS | ZONING | REVIEW | Completed | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) November 3, 2015 5151 E. Pima Street, R-1 to R-2 with current Zoning Examiner Special Exception Process Section 3.4.3 Rezoning Case Number - C9-15-07 Special Exception Case Number - T15SE00083 The proposed Medical Services, excluding blood donor center, use falls under UDC Article 4.8.4, TABLE 4.8-2: PERMITTED USES - URBAN RESIDENTIAL ZONES, Commercial Services Land Use Group: Medical Services, excluding blood donor center, subject to Use Specific Standards 4.9.4.O.2 and 4.9.4.P.1, 2.a, 3, & .4. 1. The submitted plan, showing the proposed development, is acceptable to continue the review for the zoning examiner's report. 2. Items of importance to be noted at this time: Per UDC TABLE 6.3-2.B: EXCEPTIONS TO THE R-1, R-2, R-3, MH-1, & MH-2 DIMENSIONAL STANDARDS, R-2 Zone, Medical Services (S, Lot Coverage (max.) = 70%, Parcel 2 proposed lot coverage exceeds the 70% allowed. Lot coverage was not provided for Parcel 1. As it appears that this site, parcels 1, 2 & 3, will operate as a single site the lot coverage would be inclusive of all three (3) parcels. As it appears that this overall site is part of a parcel split off of a property whose boundaries were not fixed by a recorded plat and three (3) new parcels are proposed a minor subdivision maybe required. Should you have questions, contact me at 837-4956 please. Steve Shields, Lead Planner City of Tucson, Planning and Development Services Department |
| 11/04/2015 | MPADILL1 | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF PLANNING & DEVELOPMENT SERVICES C9-15-07 and SE-15-83 (IPC) Mainstreet Health - Rosemont Boulevard R-1 to R-2 Special Exception Arcadia-Alamo Area Plan and Plan Tucson 11/3/2015 jb Background: This is a request to rezone a closed school site, 8.5 acres, at the northwest corner of Rosemont Boulevard and Pima Street from R-1 to R-2 Special Exception for the development of a post-acute transitional care center and medical outpatient/office use. The proposed project consists of the development of a 47,221 square foot building with a maximum building height of 25 feet, and includes 107 parking spaces. The building will include a mix of one and two-story elevations with architectural elements that extend above the building height in specific places to no more than 35 feet. The proposed project also includes future development along Pima Street of two 1.5 acre parcels for medical services - outpatient uses. Each parcel to accommodate a 14,825 square foot, two-story building with 80 parking spaces. According to the Major Streets and Routes Plan, Rosemont Boulevard and Pima Street are designated as Collectors. Rezoning Presubmittal Meeting: The applicant attended a rezoning presubmittal meeting on September 16, 2015. Planning discussion included: proposed use requires rezoning process and a special exception process which can be run concurrent; traffic report required; screening and buffering around site that is adjacent to residential uses and zones; encourage developer to apply best practices to mitigate urban heat island effects and minimize heat absorbing paved surfaces. Neighborhood Meeting: The applicant has provided the required neighborhood meeting material; mailing notification, copy of labels, notice letter, meeting summary, and sign-in sheet of those in attendance. The applicant held the required neighborhood meeting on October 7, 2015 at the nearby Sheraton Tucson Hotel & Suites at 5151 E. Grant Road, with 21 attendees. Key issues raised at the meeting include the proposed land use and operation of the transitional care center, building heights, no access onto Magnolia Avenue, outdoor lighting shielded away from residences, building design and color palette specific to desert southwest, demolition of existing buildings and length of construction, request to have a 3D model of building elevations so as to get a better idea of how building will look, traffic impact and access onto Rosemont. Surrounding Zoning and Land Uses: The surrounding land uses and zones are; to the north residential uses with R-1 zoning; to the east across Magnolia Avenue residential uses and commercial with R-1, R-2, and C-1 zoning; to the south are commercial uses with C-1 zoning; and to the west is residential with R-1 and R0-2 zoning. Land Use Policies: Policy direction is provided by Plan Tucson (PT) and the Pantano East Area Plan (PEAP). Plan Tucson policy supports the redevelopment and revitalization of closed public sites such as public schools as opportunities for redevelopment that can strengthen existing surrounding assets, including neighborhoods, businesses, and historic and cultural resources (PT, RR3). Plan Tucson's Future Growth Scenario map identifies the Rosemont/Pima intersection for neighborhood centers which should feature a mix of small businesses surrounded by housing and accessed internally and from nearby neighborhoods by pedestrian and bike friendly streets and by transit. Medium density (R-2) is generally appropriate where vehicular access is provided to an arterial or collector street, and redevelopment can provide streetscape quality and project stabilizes and enhances the edge when adjacent to residential uses. The Arcadia Alamo Area Plan (AAAP) Conceptual Land Use Map identifies the subject site as low/medium density residential uses. AAAP calls out that medium and high density residential uses are generally appropriate along Pima Street, and ensuring that new development enhances existing land uses through compatible scale, density, and character as outlined in the AAAP General Design Guidelines, i.e. enhancing visual continuity of area, screening parking areas along street frontages, street intersections, primary entry areas of new developments with landscaping; providing mountain view corridors, screening and buffering noise generating uses from adjacent residential uses. It should also be noted that the AAAP allows medium to high density, neighborhood commercial, and residentially-scaled office development on Pima Street between Wilmot and Swan, as shown on the Conceptual Land Use Map, provided primary access is from a major street, parking and maneuvering can be met on site and screening and buffering for adjacent residential uses. Assessment: This request contains adequate information to determine plan compliance and a plan amendment is not required. Plan policy supports redevelopment of the Fort Lowell school site to a transitional care facility provided all the proposed uses are allowed land uses in the R-2 zone. Plan policy support is also based on the design of the project which should enhance the area through compatible design, scale, massing, and view corridors. The proposed concept plan looks to provide a detention area along the northern boundary of the site - this area should with dense landscaping with canopy trees. The parking areas along both Rosemont and Magnolia should provide landscaping and screening of parking areas. Street frontage along Pima Street should provide landscaping and accent primary entry off of Pima Street. Until such time that Parcels 2 and 3 are built these future building pads should provide dust mitigation treatment such as gravel. Any demolition of the school site should follow the City's demolition process. Applicant should contact the City of Tucson's Historic Preservation Office regarding any historic attributes or elements or documentation for any demolition work. It would be helpful if applicant would provide elevations of the proposed main building to demonstrate protection of view shed, minimizing visual impacts through site design, and southwest desert design. Plan Policy Plan Tucson Redevelopment & Revitalization Policies RR3 Evaluate brownfield sites, closed public facilities, and underutilized land as opportunities for redevelopment and revitalization, using a multidisciplinary approach to attract new assets and strengthen existing surrounding assets, including neighborhoods, businesses, and historic and cultural resources. Land Use, Transportation, & Urban Design Future Growth Scenario Map - identifies the proposed rezoning / special exception site as: Neighborhood Centers - Neighborhood centers feature a mix of small businesses surrounded by housing and accessed internally and from nearby neighborhoods by pedestrians and bike friendly streets and by transit. LT28.1.1 Utilize solutions and strategies included in the Design Guidelines Manual to provide an improved level of community design. LT28.1.7 Preserve and strengthen the distinctive physical character and identity of individual neighborhoods and commercial districts in the community. LT28.2.2 … Medium-density residential development [R-2] is generally appropriate where primary vehicular access is provided to an arterial or collector street and is directed away from the interior of low-density residential areas … LT28.2.13 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. LT28.2.14 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Arcadia-Alamo Area Plan Residential Policies Policy 1: Promote appropriate residential infill in existing neighborhoods. Policy 1.b Low and medium density residential uses are generally appropriate along designated collector streets. Policy 2.a Ensure that new residential development is designed to enhance existing land ises through compatibility of scale, density, and character of existing development as outlined in the General Design Guidelines. Nonresidential Policies Subgoal: Provide for nonresidential uses in the Arcadia-Alamo area that are designed in harmony with adjacent development. Establish design and location criteria for nonresidential uses adjacent to existing neighborhoods. General Design Guidelines Landscape Guideline 4 When site conditions permit, preserve or relocate trees and cacti with a caliper of four inches or greater. When site conditions do not allow such preservation or relocation, replace with trees of comparable size and density. Architectural Elements Guideline 3 Shield or direct outdoor lighting away from adjacent residential uses. Lighting fixtures should be as low in elevation as possible. Guideline 4 Transition building heights downward from the arterial street frontage toward adjacent residential uses to be compatible with adjacent buildings. Guideline 5 Provide view corridors to mountain peaks from at least one point from adjacent development; for example, roof lines can be varied to allow a view to mountain peaks. Parking Guideline 1 Provide landscaping along street frontages to screen parking areas. This landscaping may consist of earth berms, a dense screen of shrubs, or 30-inch high masonry wall, which will not impede storm water runoff. Landscaping should include a mix of canopy trees, understory shrubs, and groundcover. Guideline 2 Provide canopy trees, either clustered or dispersed within parking areas to provide shade and reduce 'heat island' effects. Guideline 4 Noise generating uses such as loading zones, dumpsters, and loud speakers should be located away from and buffered from adjacent residential uses and residentially zoned property. Screen dumpster areas, storage areas, utility equipment with landscaping and a minimum 6-foot high masonry wall. Freestanding Walls Guideline 1 Construct screening walls with decorative materials, such as tile, stone, brick, or textured brick/block; or cover walls with coarse-textured material, such as stucco or plaster or a combination of materials. Design Guidelines Manual I.A.4.c Parking, Loading, and Maneuvering Intent - Provide safe vehicular parking, loading, and maneuvering, with attention to functional and aesthetic concerns such as trash removal, emergency access, and reduction of heat build-ups. I.A.5.c 'Good Neighbor' Approach Intent - Encourage businesses to be 'good neighbors' to adjacent residences. I.B.1.a Privacy of Adjacent Developments Intent - Protect the privacy of adjacent residential developments Solution - Privacy of adjacent developments can be protected by: " Locating signage and lighting elements away from adjacent residences I.B.2.a Building Facades at Rear and Side Intent - Provide higher quality facades at the rear and sides of new buildings through careful design and detailing. Solution - Design side and rear building facades with attention to architectural character and detail comparable to the front façade, particularly if rear and side facades area visible from streets or adjacent properties. I.B.2.b Roof and Parapet Design Intent - Encourage attractive roofs and parapet lines. Solution - Consider the appearance of the top of the building (the 'fifth elevation'): " Include parapets to conceal rooftop equipment, chimneys, cooling towers, and solar panels " Roof features and parapets should complement the character of adjoining neighborhoods I.B.2.c Roof Lines Intent - Encourage a high quality and visually interesting roof 'horizon'. Solution - Provide a variety of roof lines and plane lines, especially where building heights exceed 20 feet: " Vary roof lines of large buildings to reduce the apparent scale " Use three-dimensional cornice treatments, parapet wall details, overhanging eaves, etc. to enhance the architectural character of the roof I.B.3.d Rooftop Equipment Intent - Minimize mechanical equipment on rooftops to reduce negative visual impacts on neighbors and to reduce energy costs. I.B.3.a Free-standing Walls Intent - Reduce the impact of freestanding walls over 75 feet long and over 3 feet high and increase their visual appeal. Solution - Promote variations in scale, reflective surface, texture, and pattern: " Vary wall alignments (jog, curve, notch, setback, etc.) " Plant trees and shrubs, in voids created by wall variations, at an appropriate scale/massing " Locate trees every 25 feet " Use two or more wall materials and/or incorporate a visually interesting design on the wall surface " Include decorative features of tile, stone, or brick " Use sound absorbing or scattering materials such as tile, stone, or brick I.B.3.c Placement of Trees Intent - Provide a pleasant microclimate for pedestrians and increase the aesthetic appeal of a development. Solution - Carefully locate trees to provide shade, wherever possible, to pedestrians by: " Placing trees no further than 25 feet apart, particularly along walkways " Clustering trees at plaza or other public gathering places I.B.3.d Plant Materials Intent - Provide a homogeneous landscape design of appropriate character using minimal irrigation. I.B.3.e Landscape Buffers to Arterials Streets Intent - Separate pedestrians and vehicles on major streets using vegetation as a screen and buffer. Solution - Provide a landscape strip behind the future curb line including all of the following: " Pedestrian walkways sited well away from the road " Drought tolerant street trees to complement existing streetscape vegetation " Masonry walls and berms I.B.3.f Landscape Screens Intent - Use landscape, grading, and walls to screen less visually attractive uses. Solution - Screen dumpster areas, outside storage, utility, and other free-standing equipment and water pumping stations by integrating them with the design and materials of the principal structure. Use a minimum six-foot-high masonry wall and two or more of the following: " Sound absorbent/sound scattering wall facing material such as tile, stone, or brick " Earth berms " Dense planting up to six-foot high I.B.3.g Planting for Visibility and Security Intent - Select and position plant materials to aid surveillance and minimize crime. I.B.4.b Positioning of Signage Intent - Integrate signs and information systems into the overall design of new development, to improve overall aesthetic appeal and promote ease of use of the development. III.A.1.c Sitting of "Undesirable" Elements Intent - Avoid siting elements that may cause conflict with residential neighbors close to residential property. Solution - Locate unsightly and noise-generating elements away from adjacent residential (existing or zoned) property. This applies to: " Service lanes and loading zones " Dumpsters and outdoor storage " Guard dogs, loudspeakers, and other noise-generating uses s:\UPFile\DevReview\caserev\rezoning\rez2015\C9-15-07ipc |
| 11/05/2015 | MPADILL1 | ENGINEERING | REVIEW | Approv-Cond | |
| 11/05/2015 | MPADILL1 | FIRE | REVIEW | Approv-Cond |