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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 |
|---|---|---|---|---|---|
| 01/04/2016 | MPADILL1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | TO: Manny Padilla, Lead Planner, Planning & Development Services FROM: Irene Ogata, PLA, ASLA, CPM Planning & Development Services Urban Landscape Manager SUBJECT: Case : C9-15-07 Mainstreet Health - Rosemont Boulevard, R-1 to R-2 and SE-15-83 Mainstreet Health - Rosemont Boulevard, R-2 Medical Services The rezoning proposal is to convert a vacant school parcel into a transitional care facility for post-acute care surgery or injury. Currently the majority of the site is schoolyard open space with perimeter mature trees and former school building structures along Pima Street. The City of Tucson has been moving toward achieving sustainable development, mitigating 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 consequence affects populations with chronic respiratory and cardiac conditions during extreme heat events, this may include post-surgical patients; and also increases energy use due to the need to cool homes and facilities. Limiting heat-absorbing paved surfaces, increasing reflectivity of these paved surfaces, providing shade (trees and/or shade structures) or using pervious surface materials 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 islands, reduce energy consumption and work towards building community resiliency. 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 previously 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 Practice 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. The City of Tucson and Pima County Regional Flood Control District (PC RFCD) completed a joint Low Impact Development/Green Infrastructure (LID/GI) Guidance Manual; along with local case studies (both documents are on the PC RFCD LID/GI website). 1. Relevant Policy/Ordinance: a. General Service Architecture and Engineering Division, Design and Construction Standards, Division 7: Thermo and Moisture Protection b. Rainwater Harvesting Ordinance (No. 10957) and associated Development Standards (10-03.00) c. Department of Transportation: Landscape Policy for curb cuts; Active Practice Guidelines for Landscape Design; Active Practice Guidelines for Green Streets d. 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 The following conditions of rezoning are requested for consideration in this project: 1. The entire development site shall be subject to the Commercial Rainwater Harvesting Ordinance and Development Standards; to be coordinated with the Hydrology and Drainage proposals. Please add the water harvesting basins around building on Lot 1 indicated on Exhibit III.C: Developed Condition Grading and Drainage, pg 43 to Exhibit III.A: Preliminary Development Plan, pg. 36; and include written material indicating the water harvesting basins to section III.D. Landscape & Screening. 2. Preservation of mature trees (native and/or non-native) with trunk diameter (measured at four and half feet (4.5 feet) from top-of-grade) of six (6) inches shall be preserved in placed; if removed, to be replaced at a ratio of three (3) trees for each tree removed, minimum replacement tree to be fifteen (15) gallon; this replacement cannot be included as part of the minimum landscape and/or parking lot tree requirements. 3. Tree root zone within the paved parking area have a minimum of 300 cubic feet (no deeper than 3 feet) of uncompacted soil (less than 90% compaction); if utilizing structured/engineered soil where 95% or greater compaction permitted, then 600 cubic feet of structured/engineered soil (no deeper than 3') shall be required. 4. Building structures shall include roofing material to be rated either Energy Star or cool roof; utilizing solar panels on the roof will be considered an acceptable alternative. 5. Parking: no more than 10% over the minimum code required parking spaces for the institutional development. Additional parking, up to 20%, will be subject to one or combination of the following: a. Application of cool paving surface b. Use of permeable/porous paving/pavers, either asphaltic or concrete material c. Provide trees or shade structures over non-porous paved surfaces (solar panel shading is an acceptable alternative) |
| 01/04/2016 | MPADILL1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | Pima Association Of Governments 1/5/16 Description/ITE Code Units Expected Expected PM Peak PM In PM Out Units Daily Trips Trips - Total Truck Terminal 030 Acres General Light Industrial 110 TSF Gross Manufacturing 140 Acres Warehouse 150 TSF Gross Mini Warehouse 151 TSF Gross Single Family Homes 210 DU Apartments 220 DU Condo, Townhouse 230 DU Mobile Home Park 240 DU Assisted Living 254 Beds 100.0 266 22 10 12 Hotel 310 Rooms Motel 320 Rooms Health/Fitness Club 492 TSF Gross Elementary School 520 Students -254.0 (328) (38) (19) (19) Daycare Center 565 TSF Gross Hospital 610 TSF Gross Clinic 630 TSF Gross Not Available Not Available General Office 710 TSF Gross Single Tenant Office Building 715 TSF Gross Medical Dental Office 720 TSF Gross 29.7 1,071 103 28 75 Specialty Retail Center 814 TSF Gross Free-Standing Discount Store 815 TSF Gross Nursery (Garden Center) 817 TSF Gross Not Available Not Available Shopping Center 820 (Rate) TSF Gross New Car Sales 841 TSF Gross Supermarket 850 (stand alone stores) TSF Gross Convenien. Mkt. (Open 24 hrs) 851 TSF Gross Convenien. Mkt. (Open 16 Hrs) 852 TSF Gross Not Available Discount Supermarket 854 TSF Gross Discount Club 857 TSF Gross Home Improvement Superstore 862 TSF Gross Pharmacy/Drugstore w/ Drive-thru 881 TSF Gross Furniture Store 890 TSF Gross Arts and Crafts Store 897 TSF Gross Not Available Drive-in Bank 912 Drive-in Lanes Quality Restaurant 931 TSF Gross High Turnover/Sit Down Rest. 932 TSF Gross Fast Food w/o Drive Thru 933 TSF Gross Fast Food with Drive Thru 934 TSF Gross Fast Food w Drive Thru Only, No Seating 935 TSF Gross Not Available Automobile Parts and Service Center 943 TSF Gross Not Available Serv.Station w/ Conven.Mkt 945 Fuel Position Serv.Station w/ Conven.Mkt w/ Car Wash 946 Fuel Position Church 560 TSF Gross TOTAL . 1,010 86 19 68 Expected PM ____ DATE: 1/5/2016 CASE: C9-15-07 & SE-15-83 MAINSTREET HEALTH - ROSEMONT COMMENT: No objections or adverse comments Vehicle Trip Generation Daily 1,010 PM Peak 86 Thanks, -Eric Additional notes: |
| 01/06/2016 | HEATHER THRALL | SIGNS | SIGN CODE REVIEW | Completed | RE: Sign Code Review - H. Thrall For: Rezoning Case C9-15-07 - Mainstreet Health/Special Exception Case SE-15-83 Site: 5151 E Pima Street Current zone: R-1, former public school property Development: new Medical Outpatient use Proposal: rezone to R-2 & Special Exception to allow Medical Outpatient Use 1) There are no existing billboards on the property. New signage is subject to requirements of the Sign Code. As the development is remaining residentially zoned, the use is a Special Exception to the proposed R-2 zone - and the site is surrounded by residential homes to the east, north and west, staff recommends the following conditions be considered for both the rezoning and special exception cases: A) Electronic Message Center signage (whereas sign message changes would be controlled by electronic means) prohibited. B) Building Signage recommendations: 1) Halo outline illumination. C) Detached signage recommendations: (for freestanding type and directional type) 1) Freestanding signage limited to low-profile or monument type signage. 2) Freestanding signage placement only along major streets and routes identified on official city mapping system. 3) Freestanding sign structures shall be constructed of materials architecturally consistent with the adjacent building(s). 4) Freestanding signs shall have either halo effect illumination, OR internally illuminated cabinet type signage shall contain an opaque background to allow light to emit solely through lettering. D) Traffic directional signage recommendations: 1) Cabinet type signage shall consist of an opaque background to allow light to emit solely through lettering/directional arrows. 2) Design shape and materials shall be consistent to any freestanding signage. |
| 01/25/2016 | MPADILL1 | ENV SVCS | REVIEW | Passed | |
| 01/25/2016 | MPADILL1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Passed | |
| 01/25/2016 | MPADILL1 | DOT ENGINEERING | REVIEW | Passed | |
| 01/25/2016 | MPADILL1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 01/25/2016 | MPADILL1 | REZ AGENCY REVIEW | ADOT | Passed | |
| 01/25/2016 | MPADILL1 | REZ AGENCY REVIEW | TDOT RTA | Passed | |
| 01/25/2016 | MPADILL1 | REZ AGENCY REVIEW | PARKS & RECREATION | Passed | |
| 12/28/2015 | KEN BROUILLETTE | FIRE | REVIEW | Approved | |
| 12/28/2015 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | The Proposal 45 map identifies the existing bus stop with a driveway directly west, in front, of the bus stop. This is not a safe place. When the bus is stopped here, traffic entering and exiting in front of the bus have little to no visibility. Passengers boarding and alighting the bus cannot be seen by WB traffic wanting to enter. If the driveway is going to be west of center, the plans will need to include moving the bus stop at least 100' east of the driveway for safe sight visibility. We will need a new concrete pad approximately 10 feet deep/wide by 22 feet long by 6" deep. The sidewalk should connect to the pad on both sides. Please let me know if you need additional info. Thomas Fisher Project Manager City of Tucson Dept. of Transportation 201 N. Stone, 6th Floor Tucson, AZ 85726-7210 |
| 12/28/2015 | 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: December 28, 2015 - Change of PDP 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: Lot 1 = 5.52 acres Lot 2 = 1.5 acres Lot 3 = 1.5 acres Vehicular Access: Vehicular access appears to be adequate Vehicle Parking Required: Parcel 1 - Medical Service - Extended Health Care - 1 space per 2 beds, 72 beds proposed = 36 spaces Parcel 2 = Medical Service - Outpatient - 1 space per 200 sq. ft. GFA - 14,000 Sq Ft = 70 spaces Parcel 3 = Medical Service - Outpatient - 1 space per 200 sq. ft. GFA - 15,000 Sq Ft = 75 spaces Vehicle Parking Provided: Lot 1 - Medical Service - Extended Health Care - 36 spaces required, vehicle parking spaces provided 75 Lot 2 = Medical Service - Outpatient - vehicle parking spaces provided 72 Lot 3 = Medical Service - Outpatient - vehicle parking spaces provided 75 Short Term Bicycle Parking Required: Lot 1 - Medical Service - Extended Health Care - Number of bedroom not provided Short Term - 0.05 spaces per bedroom . Minimum requirement is 2 spaces. Long Term - 0.15 spaces per bedroom . Minimum requirement is 2 spaces. Lot 2 = Medical Service - Outpatient Short Term - 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces. 14,000/5000 = 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. 14,000/12,000 = 2 Lot 3 = Medical Service - Outpatient Short Term - 1 space per 5,000 sq. ft. GFA. Minimum requirement is 2 spaces. 15,000/5000 = 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. 15,00/12,000 = 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. |
| 12/28/2015 | MPADILL1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | Manny, TDOT does have existing landscape and irrigation within the ROW along Pima. Gary |
| 12/28/2015 | MPADILL1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | Pima County Development Services. Thank you for the opportunity to review and comment on City of Tucson Rezoning C9-15-07 and Special Exception SE-15-83 Mainstreet Health - Rosemont Boulevard. The request is to rezone an 8.5 acre parcel from R-1 to R-2 and an exception to allow a Medical Services, at the intersection of N. Rosemont Boulevard and E. Pima Street. The site is located in an area of mixed medium - to high-density residential, office and retail development in mid-town Tucson. The site is immediately surrounded by R-1 zoning and single-family residential development on the west, east and north, and C-1 zoning with mainly office and retail to the south along Pima Street. The site is a former TUSD school. The PDP proposes about 47,000 SF of in-patient transitional extended healthcare located on Pima Street, and about 29000 SF of out-patient medical services divided equally in two structures north of the in-patient facility. The scale of the proposed development is greater than most along Pima Street, and while medical services generally generate a high rate of traffic, the in-patient nature of the facility will likely not generate as much traffic (mainly staff, visitors, and deliveries). The proposed facility is also located on the current SunTran Pima Street bus route and would be in walking distance to surrounding residential neighborhoods; however, the main facility will likely not cater to the walk-in patient, though medical or dental services in the two auxiliary buildings could. Pima County Development Services Department, Planning Division has no opposition to the proposed rezoning and medical services Special Exception. Mark Holden, AICP Principle Planner Pima County Development Services Department, Planning Division. _________________________________________________ City of Tucso Department of Transportation, Real Estate Division: Real Estate Program's previous comments remain unchanged, no further comment. Best Regards, Jim Rossi, Services Section Coordinator City of Tucson, Real Estate Program 201 N. Stone Ave. 6th Fl. PO Box 27210 Tucson, Arizona 85726-7210 _________________________________________________ Tucson Parks and Recreation Department: Tucson Parks and Recreation has no comments or concerns regarding this Special Exception case. Howard B. Dutt, RLA Landscape Architect Tucson Parks & Recreation ________________________________________________ Re: C9-15-07 and SE-15-83 Mainstreet Health-Rosemont Tucson Electrci Power Company: On behalf of Tucson Electric Power (TEP), thank you for the opportunity to commnet 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 service to the new location. Rebecca Rodriques Assoc. Environmental & Land Use Planner Tucson Electric Power Compnay a UNS Energy Corportation _________________________________________________ Tucson Police Department: I do not have any issues with either of these cases. thank you, Kara Curtis Community Service Officer Tucson Police Department Operations Division Midtown 1100 S. Alvernon Tucson, AZ 85711 |
| 12/29/2015 | MPADILL1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | Tucson Water has no objections to the proposed rezoning or the proposed project itself (Medical Services) at the site of the old Fort Lowell Elementary School (5151 E. Pima Street). Tucson Water has an existing 8” CA potable water line in Rosemont Boulevard, an existing 8” CA potable water line in Pima Street and an existing 6” CA potable water line in Magnolia Avenue. Additionally, at the southeast corner of the subject property Tucson Water has an existing 8” PVC reclaimed water line with a 6” PVC stub to the property. The designer will have to contact Tucson Water Mapping and Records to obtain all appropriate As-Built water plans. Sincerely, Richard A. Sarti, P.E. Tucson Water Engineering Manager-New Development Section |
| 12/30/2015 | JOE LINVILLE | LANDSCAPE | REVIEW | Passed | |
| 12/30/2015 | DBURSUC1 | 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 12/29/2015 msp & dhb *revised - please see end for comments on new preliminary development plan 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. Existing mature healthy streets located within proposed perimeter landscape borders shall be protected in place and counted toward the landscape requirements. Landscape plan to identify by count and location all existing healthy trees to be protected in place, as identified by key note. " 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. 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 8. 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 9. 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 10. 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 11. 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 12. Dumpster/Trash enclosure(s) to be a minimum of seventy-five (75) feet from north 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. 13. Guest/Patient loading zone(s) to be a minimum of one-hundred twenty (120) feet from the north 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. 14. 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. 15. 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. 16. 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. 17. 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. 18. 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 19. 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 ************************************************************** Comments on revised PDP dated 12.18.15: 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 revised plan has rearranged the building layouts so that the outpatient buildings are now on the north half of the site and the main traditional care center is located on the south half of the site. The revised proposed project consists of the development of an approximately 47,300 square foot building with main entrance of building facing north away from East Pima Street. This building is planned to be one story, with a maximum 20'6" to parapet and a 28' ornamental tower feature. The building will include architectural elements that extend above the building height in specific places to no more than 28 feet. The proposed project also includes future development on the north half of the site consisting of two 1.5 acre parcels for medical services - outpatient uses. One parcel is to accommodate an approximately 14,000 square foot, single-story building and the second is to accommodate an approximately 15,000 square foot, single-story building. Additionally, the plan proposes a reduction of 267 parking spaces to 222, which is still well above the required amount. According to the Major Streets and Routes Plan, Rosemont Boulevard and Pima Street are designated as Collectors. 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 revised concept plan provides several retention areas in place of a detention area along the northern boundary of the site, which is preferred as ponding of water may have developed during monsoon season 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. Additionally, the project site is planned to be overparked by a significant amount. Staff recommends applicant look at ways to reduce parking and replace with additional screening / retention areas at the north end of the site. Street frontage and primary entrance along Rosemont Boulevard should provide appropriate landscape accent. The PDP currently shows landscape berms along Pima Street to shield views of the back side of the main building. Staff recommends the applicant use similar screening along Magnolia Avenue to properly shield activities from adjacent single-family residential. The plan proposes future development on Parcels 2 and 3. Until such time that these 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 generally addresses buffering and screening the adjacent residential development with single story development along residential edges located to the north, east, and west. Future development is proposed in the north half of the site. It is recommended future development on the north half of the site 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. 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. 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 one-story with ornamental elements not to exceed twenty-eight (28) feet as identified in PDP dated December 18, 2015, and Design Compatibility Report dated December 2015: " 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. Existing mature healthy trees located within proposed perimeter landscape borders shall be protected in place and counted toward the landscape requirements. Landscape plan to identify by count and location all existing healthy trees to be protected in place, as identified by key note. " 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. 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 8. 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 9. 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 10. 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 11. 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 12. Dumpster/Trash enclosure(s) to be screened from view of public right away by decorative masonry wall. " 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. 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. 14. 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. 15. 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. 16. 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 December 18, 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. 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 s:\UPFile\DevReview\caserev\rezoning\rez2015\C9-15-07 - Mainstreet Health - Rosemont Boulevard - 2nd Review.doc |
| 12/30/2015 | MPADILL1 | ENGINEERING | REVIEW | Completed | The Engineering Division of PDSD is not requesting any additional rezone conditions for the Special Exception SE-15-83 Mainstreem Health - Rosemont Boulevard R-2 Medical Services. Thanks. Paul Baughman, PE, CFM ________________________________________________ The following are the previous review 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 |