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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T15SE00083
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/09/2015 | MPADILL1 | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF PLANNING & DEVELOPMENT SERVICES C9-15-07 and SE-15-83 Mainstreet Health - Rosemont Boulevard R-1 to R-2 Special Exception Arcadia-Alamo Area Plan and Plan Tucson 11/9/2015 msp Background: This is a request to rezone a closed school site, 8.5 acres, at the northeast 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 main entrance of building facing Rosemont Boulevard and 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 consisting 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. 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 across Pima Street are commercial uses with C-1 zoning; and to the west is residential with R-1 and R-2 zoning. Land Use Policies: Policy direction is provided by Plan Tucson (PT) and the Arcadia-Alamo Area Plan (AAAP). 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. Analysis: 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 is recommended to have dense landscaping with canopy trees. Ponding of water may develop during monsoon seasons and monitoring of insect larva should be considered as site maintenance. 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 perimeter landscaping and dust mitigation treatment such as decomposed granite (dg) or gravel within the interior. Demolition of the school site will adhere to 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. Proposed building elevations of the proposed main building were not provided. Proposed building elevations assist to demonstrate architectural design, colors, building mass and scale, protection of view shed to minimize visual impacts through site design, and address area resident's support of a southwest desert design. The applicant request is for a concurrent rezoning and special exception process, from R-1 to R-2 zone with a special exception medical service use. Conclusion: Plan Tucson 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. The AAAP supports 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 from a major street, parking and maneuvering can be met on site and screening and buffering for adjacent residential uses. Site design addresses buffering and screening the adjacent residential development and the proposed two story building mass is centered with single story development along residential edges located to the north, east, and west. Future development is proposed fronting Pima Street. It is recommended future development along Pima Street be landscaped and include interior dust control at time of phase one development to establish a uniformed perimeter theme that buffers and screens the site. If the medical service site will include an emergency back-up generator, then its recommended generator and associated equipment with potential to increase noise impacts to be within an enclosed building. Although building elevations were not submitted, staff recommends building facades at rear and side are to be designed with attention to architectural character and detail comparable to the front facades facing east and south, and as supported by area residents as documented in the neighborhood meeting, to be consistent with a southwest design treatment, including but not limited to, comparable color palette, signs, lighting, screen walls, rooflines, and materials. To address mass and scale of two and one story setbacks, applicant should provide dimensioned, colored building elevation drawings as a part of the development package submittal. A plan amendment is not required. Staff offers the following, for consideration as conditions of rezoning and special exception: 1. An archaeological assessment and survey shall be performed by a qualified archaeologist before any grading or other ground modification takes place. If cultural features or remains are found, testing and data recovery shall be completed as needed. Copies of testing plans, testing reports, data recovery plans and final reports shall be submitted to and approved by the City Historic Preservation Office prior to construction work commencing. If, during construction, human remains and associated burial items are discovered, ground disturbing activities in the vicinity of the discovery will cease, the discovery site will be secured, and the Arizona State Museum will be immediately notified as required under A. R. S. 41-865. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 2. Mainstreet Facility building height shall not exceed two-stories with architectural elements not to exceed thirty-five (35) feet, except as outlined below, as identified in PDP dated October 22, 2015, and Design Compatibility Report dated October 2015: a. Restricted to single story building within 210 feet of the north property line; b. Restricted to single story building within125 feet of the east property line; and, c. Restricted to single story building within 170 feet of the west property line. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 3. Prior to a development package approval, owner/developer shall obtain written approval from all property owners of existing wall(s) located north of the rezoning site on adjacent residential properties, to permit said adjacent existing wall(s) as replacement for an on-site perimeter screen along the north perimeter of the medical service facility. At such time as existing wall(s) fail, require repair or replacement, rezoning site ownership shall within 30 days obtain required City permits, supply required material and labor needed repair or replacement said wall(s), as may be approved by property owner of said wall(s). Said repairs or replacement of damaged wall shall be completed within 60 days of observation. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 4. Failure to obtain, prior to development package approval, a written agreement from all property owners of adjacent parcels to the north to use off-site exiting wall(s) to replace an on-site north perimeter screen wall, shall require an on-site minimum six foot tall masonry wall along the north perimeter of the rezoning site. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 5. Site shall include a landscape maintenance program which monitors and provides insect larva control. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 6. All walls visible from a public right-of-way (adjacent residential) are to be graffiti-resistant and incorporate one or more visually appealing design treatments, such as; the use of two or more decorative materials like stucco, tile, stone, or brick; a visually interesting design on the wall surface; varied wall alignments (jog, curve, notch, setback, etc.); and/or, trees and shrubbery in voids created by wall variations. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 7. Graffiti shall be removed within 72 hours of discovery " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 8. Development package pagination shall include four-sided building elevations. Building elevations to include southwestern motif character and identify the various earth tone colors to be used. Building elevations shall be drawn to scale with color palette identifying color paint code and paint brand. Building elevations to address side and rear building facades with attention to architectural character and detail comparable to the front façade. Development package to include supplemental 11 X 17 sheet(s) of building elevations drawn to scale and in color. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 9. All exterior mechanical equipment shall be screened by masonry wall(s) from view of adjacent development and street frontages, and shall be architecturally integrated into the overall design of buildings and development. Dimensioned elevation drawings are to be submitted as a part of the development package. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 10. A one-foot no vehicular access easement shall be recorded along the full length of the east property line where the rezoning area abuts Magnolia Avenue. Development package to indicate location of the one-foot no vehicular access easement and identified by keynote. The one-foot no vehicular access easement to be recorded and Recorder's sequence number to be provided on DP. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 11. Trash enclosure(s) and loading zone(s) to be a minimum of fifty (50) feet from residential zoned or developed properties. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1. 12. Outdoor lighting shall be full cutoff; directed down and shielded away from adjacent residential parcels and public roadways. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1. 13. Pedestrian systems within the development are to be conveniently connected to adjacent public pedestrian systems. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1. 14. Provide visually interesting rooflines by using one or more of the following design techniques: varying rooflines, three-dimensional cornice treatments, parapet wall details, and overhanging eaves, to enhance architectural character and view corridors. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1. 15. Prior to issuance of certificate of occupancy or equivalent for Mainstreet Facility, parcels 2 and 3 identified for future medical outpatient use, per PDP dated October 22, 2015, shall be improved in the interim with dust control ground cover such as decomposed granite (dg) or other comparable material of earth tone color and include site perimeter improvements including sidewalks and landscaping along all street borders of parcels 2 and 3. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1. 16. Location(s) of Porte Cocheres for guest pick-up and drop off, and commercial and medical vehicle staging shall be prohibited adjacent to the north building façade of the Mainstreet Facility. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 17. 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. Interior of sign cabinet lighting on outdoor signs is prohibited, except for Fire Code and Building Code emergency sign requirements. " PT, LT28.1.1, LT28.1.7, LT28.2.2, LT28.2.13, and LT28.2.14 " AAAP, Residential Policy 1. 1.b, and 2.a " AAAP, Non Residential Subgoal. " AAAP, General Design Landscape Guideline 4; " AAAP, Architectural Guideline; 3, 4, and 5; " AAAP Parking Guideline 1, 2, and 4; " AAAP Wall Guideline 1 " Design Guideline Manual - Parking & Loading I.A.4.c; Good Neigh. I.A.5.c; Privacy I.B.1.a; Building Facades intend; Roof I.B.2.c; Walls I.B.3.a; Plant Material I.B.3.d; Landscape Buffer I.B.3.f; Visibility and Security I.B.3.g; Signage I.B.4.b; Sitting of "Undesirable" Elements III.A. 1.c 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 uses 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\C9-15-07 |
| 11/10/2015 | STEVE SHIELDS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: 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 TRANSMITTAL: November 10, 2015 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. Minimum Lot Size: 1.5 acres Proposed Lot Size: Parcel 1 = 5.15 acres Parcel 2 = 1.5 acres Parcel 3 = 1.51 acres Vehicular Access: Vehicular access appears to be adequate Vehicle Parking Required: Parcel 1 - Medical Service - Extended Health Care - 1 space per 2 beds Parcel 2 = Medical Service - Outpatient - 1 space per 200 sq. ft. GFA - 14,825 Sq Ft = 74 spaces Parcel 3 = Medical Service - Outpatient - 1 space per 200 sq. ft. GFA - 14,825 Sq Ft = 74 spaces Vehicle Parking Provided: Parcel 1 - Medical Service - Extended Health Care - Number of beds not provided, vehicle parking spaces provided 107 Parcel 2 = Medical Service - Outpatient - vehicle parking spaces provided 80 Parcel 3 = Medical Service - Outpatient - vehicle parking spaces provided 80 Short Term Bicycle Parking Required: Parcel 1 - Medical Service - Extended Health Care - Number of beds not Short Term - 0.05 spaces per bedroom . Minimum requirement is 2 spaces. Long Term - 0.15 spaces per bedroom . Minimum requirement is 2 spaces. Parcel 2 = Medical Service - Outpatient Short Term - 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces. 14,825/5000 = 3 Long Term - 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces. 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces. 14,825/12,000 = 2 Parcel 3 = Medical Service - Outpatient Short Term - 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces. 14,825/5000 = 3 Long Term - 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces. 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces. 14,825/12,000 = 2 Short Term Bicycle Parking Provided: Not Provided Long Term Bicycle Parking Provided: Not Provided Pedestrian Access: Pedestrian access appears to be adequate Allowed Building Height: 25' Proposed Building Height: 25' Maximum Lot Coverage: 70% Maximum Lot Coverage: Overall site less than 70% If you have any questions about this transmittal, please Steve Shields, (520) 837-4956 or Steve.Shields@tucsonaz.gov. |
| 11/11/2015 | MPADILL1 | REZ AGENCY REVIEW | OTHER AGENCIES | Passed | City of Tucson Police Dept. I have no issues with this request. CSO Becky Noel #37968 Tucson Police Dept. 1100 S. Alvernon Tucson, AZ 85711 ______________________________________________ Tucson Electric Power Company On behalf fo Tucson Electric Power (TEP), thank you for the opportunity to comment on this rezoning memorandum. TEP has no objections to this rezoning. This project is located within TEP service territory and will require a new service application from the owner/developer to extend servcie to the new location. Rebecca Rodriques Assoc. Environmental & Land Use Planner Tucson Electric Power Company a UNS Engergy Corportation _____________________________ |
| 11/13/2015 | MPADILL1 | REZ AGENCY REVIEW | ADOT | Passed | Regional Traffic engineering has no comments on this submittal and supports their acceptance. Thank you. Tom Martinez |
| 11/14/2015 | MPADILL1 | ENGINEERING | REVIEW | Completed | The following are recommended rezone conditions. 1) The statement that N. Magnolia Ave conveys 270 cfs within the existing 56 foot wide right-of-way should be verified by a drainage report. If N. Magnolia does not convey 270 cfs, an adverse impact analysis should be performed to show that any proposed curbing or structures or improvements near the right of way limits do not raise the water surface elevations above adjacent residential homes finished floor elevations and do not raise water surface elevations more than 1/10 of a foot along the entire property frontage. 2) The anticipated net reduction in the storm water runoff with the development of this site should be a required net reduction in the storm water runoff volume and be demonstrated through a drainage report. 3) The proposed conditions discharge points and discharge peaks and volumes at these points should not increase. 4) The commitment to submit a full drainage statement should be revised to state that a full drainage report will be submitted. This site is over an acre and requires detention and retention. 5) A geotechnical report should be submitted with the development package. The geotechnical report should address the issue of block wall settlement on the north side of this development where the detention/retention basin is located. 6) An emergency low flow outlet should be required for the north basin where the discharge is manually activated after a storm event. Please let me know if you have any questions or concerns. Paul Baughman, PE, CFM Civil Engineer Planning and Development Services 201 N. Stone Tucson, AZ 85726 |
| 11/14/2015 | MPADILL1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | Tucson Water has no objections or adverse comments regarding the Rezoning C9-15-07 at 5151 E. Pima Street. Sincerely, Richard A. Sarti, P.E. Tucson Water New Development-Engineering Manager |
| 11/17/2015 | MARTIN BROWN | FIRE | REVIEW | Approved | |
| 11/17/2015 | MPADILL1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | Pima Association of Governments Eric W. Kramer, Ph.D., AICP Senior Land-Use Modeler No objections/adverse comments. See attached. Vehicle Trip Generation: Daily: 2,458 PM Peak: 300 |
| 11/18/2015 | MPADILL1 | LANDSCAPE | REVIEW | Passed | |
| 11/18/2015 | MPADILL1 | DOT ENGINEERING | REVIEW | Passed | |
| 11/18/2015 | MPADILL1 | ENV SVCS | REVIEW | Passed | |
| 11/18/2015 | MPADILL1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Passed | |
| 11/18/2015 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Passed | |
| 11/18/2015 | MPADILL1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 11/18/2015 | HEATHER THRALL | SIGNS | SIGN CODE REVIEW | Completed | UNDERSTOOD APPLICANT PLANS NEW DESIGN. SIGNS DIVISION SHOULD BE INCLUDED IN REVIEW OF CHANGES. |
| 11/18/2015 | MPADILL1 | REZ AGENCY REVIEW | PARKS & RECREATION | Passed | |
| 11/18/2015 | MPADILL1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Passed | |
| 11/18/2015 | MPADILL1 | REZ AGENCY REVIEW | TDOT RTA | Passed | |
| 11/18/2015 | MPADILL1 | REZ AGENCY REVIEW | TDOT STREETS | Passed |