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Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T16SE00021
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/29/2016 | STEVE SHIELDS | ZONING | REVIEW | Completed | PDSD TRANSMITTAL TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) FROM: Steve Shields Lead Planner PROJECT: St. Jose Women's Center 700 N. 7th Avenue, Parcel 117-03-2830 - C-1 Special Exception - SE-16-21 TRANSMITTAL: January 29, 2016 The proposed "Residential Care Service, Adult Rehabilitation or Shelter Care:", located on parcel 117-03-2830 zoned C-1. falls under UDC Table 4.8-4 PERMITTED USES COMMERCIAL AND MIXED USEZONES - Permitted as Special Exception Use, [2] Zoning Examiner Special Exception Procedure, Section 3.4.3 . The following Use Specific Standards apply: 4.9.7.J.1, 3.d, .4, & .8 and 4.9.13.O 1. The submitted plan, showing the proposed Residential Care Service is acceptable to continue the review for the zoning examiner's report. 2. The following item needs to be noted at this time: Per UDC Article 4.9.7.J.8 The maximum permitted lot coverage is 60%. A lot coverage calculation was not provided on the plan. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 02/03/2016 | DBURSUC1 | COMMUNITY PLANNING | REVIEW | Completed | PLANNING & DEVELOPMENT SERVICES SE-16-21 Sr. Jose Women's Center - 7th Avenue HC-1 Zone Plan Tucson and University Area Plan and West University Neighborhood Plan 2/1/15 db Background. This is a special exception request in the HC-1 Zone to allow a women's shelter on a 0.28 of an acre parcel located on the northeast corner of North 7th Avenue and East 4th Street. The Special Exception request is for a women's shelter care use in an existing house. This special exception land use is allowed by the University Area Plan and the West University Neighborhood Plan. The Preliminary Development Plan (PDP) proposes this use in an existing house. The PDP shows no exterior changes to be made to the existing site. The surrounding land uses and zones are as follows: to the west across 7th Avenue are single-family residential and residentially-scaled office uses zoned HC-1, historic commercial zone; to the south across 4th Street are single-family residential and residentially-scaled office uses zoned HC-1 historic commercial zone; to the east across Ferro Avenue are multi-family residential uses zoned HR-3 residential; and to the north are single-family residential uses zoned HC-1 historic commercial and HR-3 residential. Rezoning Presubmittal Meeting: The applicant attended a presubmittal conference meeting on December 16, 2015. Topics discussed in the meeting involved mitigation of impact on surrounding neighborhood, hours of operation, solid waste pickup, and providing documentation from Russlyn Wells regarding zoning administration decision about non-conforming status. Neighborhood Meeting: Applicant has provided the required neighborhood meeting material: mailing notification, copy of labels, notice letter, meeting summary, and sign-in sheet. The applicant held a neighborhood meeting, on January 6, 2016 from 6:30 pm to 7:45 pm, at Fellowship Hall. The meeting was attended by 23 neighbors. Discussion focused on the description of the how the facilities will be used, strategies for mitigating the properties impact on the neighborhood, security of the facility, concerns about proliferation of social services in the area, and an explanation of the Special Exception process and how to provide feedback to staff and the Zoning Examiner. Land Use Policies: Policy direction is provided by Plan Tucson, the University Area Plan and the West University Neighborhood Plan. Plan Tucson: The proposed special exception site located at 700 N. 7th Avenue and zoned HC-1 historic commercial land use. Plan Tucson identifies the site and surrounding area as being within an "Existing Neighborhood" category. The "Existing Neighborhoods" category is for largely built out neighborhoods with a goal to maintain the character of these neighborhoods, while accommodating some new development/new services and amenities that contribute further to neighborhood stability. Applicable land, transportation, and urban design policy direction, include; policy LT1 which addresses integrated land uses that support more effective use of resources, and sensitivity to historic and natural resources and neighborhood character. Policy LT27 states, using existing neighborhood, area, and other specific plans as the starting point, undertaking an inclusive public process to explore the concept of developing and implementing planning and service areas to coordinate and enhance land use planning. Policy LT28 encourages the application of the guidelines for development review (exhibit LT-11), to evaluate and provide direction for special exception applications. The following guidelines apply: PT Chapter 3, guideline LT28.1.7, Preserve and strengthen the distinctive physical character and identity of individual neighborhoods and commercial districts. PT Chapter 3, guideline LT28.1.10, Consider special zoning districts, such as overlay districts, as a way to promote the reuse of historic structures, foster mixed-use activity notes, pedestrian and transit-oriented development areas and pedestrian-oriented districts in areas suitable for redevelopment or enhancement. PT Chapter 3, guideline LT28.1.13, Preserve Tucson's cultural heritage, including archaeology, architecture, and its array of cultural traditions. PT Chapter 3, guideline LT28.1.16, Preserve Tucson's historic architecture in keeping with applicable rehabilitation standards. PT Chapter 3, guideline LT28.2.13, Supports infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. PT Chapter 3, guideline LT28.2.14, Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. University Area Plan: The University Area Plan (UAP) provides a neighborhood conservation goal to preserve and enhance the historic character and residential quality of life in the University Area neighborhood. Applicable polices include the following: UAP, Neighborhood Conservation Policy 2, utilize City's adopted ordinances, plans, and guidelines to protect neighborhood perimeters from the intrusion of incompatible uses. UAP, Neighborhood Conservation Policy 6, recommend against the granting of parking variances which may produce unacceptable levels of on-street parking, noise, or through-traffic in residential areas. West University Neighborhood Plan: A goal of the West University Neighborhood Plan (WUNP) is to preserve and enhance the residential character of the West University Neighborhood. Applicable polices include the following: WUNP, Neighborhood Conservation Policy 1, the residential character of the established neighborhood needs to be protected. WUNP, Commercial and Office Development, Policy 3.C.1, promote shared off-street parking facilities, the development of streetscape improvement program, and the establishment of landscape buffers between commercial uses and adjacent residential properties. Assessment: The proposed special exception request is to allow a shelter care land use in the HC-1 commercial zone on an approximately 0.28 of an acre site with two existing buildings, both two stories. Combined, the two building square footage is 5,200. Building fronting 7th Avenue is a structure on the National Registered of Historic Places and in the local West University Neighborhood contributing historic site. Per the applicant, no exterior site improvements are proposed and on-site parking access is from Ferro Avenue. Plan Tucson, under the category of "existing neighborhoods" supports residentially scaled office subject to compatibility with the surrounding residential historic neighborhood, to serve and help stabilize the surrounding historic community. The site is located at the northeast corner of 7th Avenue and 4th Street, both local streets. The conceptual site design and prior land uses records indicate the site has been previously used for residentially scaled office use while protecting the historic integrity of the on-site historic building. The proposed use of a shelter care facility is supported by land use plan policy, as long as proper mitigation measures are established to protect the neighbors and surrounding area. Staff recommends the applicant provide a mitigation plan to address hours of operation (summer and winter), migration of women using shelter services, lighting, and security. Summary. In general, the proposal is consistent with the Plan Tucson, the University Area Plan (UAP), and the West University Neighborhood Plan (WUNP) and in keeping with the character of the area. The proposal meets the intent of the policy direction, regarding compatibility with the scale, density and character of the surrounding development. Recommendation In general, the proposal is consistent with the direction provided by Plan Tucson and the University Area Plan (UAP), and the West University Neighborhood Plan (WUNP) and is keeping with the character of the area. A plan amendment is not required. Staff recommends that the special exception application be distributed for further processing. During this processing the applicant needs to address mitigation measures for impact on surrounding neighborhood. S:UPDfiles\DevRev\CASE_REVIEW\SP-EXCPT\SE 2014\Special Exception Review Form |
| 02/08/2016 | MARTIN BROWN | FIRE | REVIEW | Approved | |
| 02/16/2016 | PMCLAUG1 | ENGINEERING | REVIEW | Completed | PDP is acceptable to continue to Zoning Examiner public hearing per Elizabeth Leibold. |