Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T16SE00147
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/15/2016 | STEVE SHIELDS | ZONING | REVIEW | Completed | PDSD TRANSMITTAL TO: Planning and Development Services Department Rezoning Section FROM: Steve Shields Principle Planner PROJECT: Veritas Academy of Tucson Christian School 2151 N. Palo Verde Blvd, Parcel 122-15-250A - R-2 T16SE00147 TRANSMITTAL: November 7, 2016 Proposed two (2) primary uses, K-12 Elementary & Secondary School and Religious use. Proposed K-12 School use falls under UDC TABLE 4.8-2: PERMITTED USES - URBAN RESIDENTIAL ZONES - Permitted as Special Exception Use, [2] Zoning Examiner Special Exception Procedure, Section 3.4.3 Proposed Religious use falls under UDC TABLE 4.8-2: PERMITTED USES - URBAN RESIDENTIAL ZONES - Permitted 1. The following dimensional Standards apply to the K-12 School see TABLE 6.3-2.A: DIMENSIONAL STANDARDS FOR THE R-1, R-2, R-3, MH-1, & MH-2 ZONES and TABLE 6.3-2.B: EXCEPTIONS TO THE R-1, R-2, R-3, MH-1, & MH-2 DIMENSIONAL STANDARDS a. Minimum site area = 5 Acres b. Proposed site area = 4.48 Acres c. Maximum building height allowed = 25 feet d. Building height proposed = Not provided e. Maximum Lot Coverage = 15% f. Proposed Lot Coverage = 9.48% g. Required Vehicle Parking = * Correct required number of vehicle parking spaces not provided h. Provided Vehicle Parking = 99 spaces i. Required Short Term Bicycle = 5 spaces j. Provided Short Term Bicycle = Not provided k. Required Long Term Bicycle = Correct number not provided l. Provided Long Term Bicycle = Not provided m. Required Passenger drop-off areas = 5 spaces n. Provided Passenger drop-off areas = Not provided * Zoning acknowledges that the required number of vehicle parking was not provided but based on the number of students provided within the nutritive the site has sufficient vehicle parking to meet the requirements for the school. 2. The following dimensional Standards apply to the Religious use see TABLE 6.3-2.A: DIMENSIONAL STANDARDS FOR THE R-1, R-2, R-3, MH-1, & MH-2 ZONES and TABLE 6.3-2.B: EXCEPTIONS TO THE R-1, R-2, R-3, MH-1, & MH-2 DIMENSIONAL STANDARDS a. Minimum site area = 20,000 Sq. Ft. b. Proposed site area = 195,024 Sq. Ft. c. Maximum building height allowed = 25 feet d. Building height proposed = Not provided e. Maximum Lot Coverage = 60% f. Proposed Lot Coverage = Not provided g. Required Vehicle Parking = 63 spaces h. Provided Vehicle Parking = 115 spaces i. Required Short Term Bicycle = Not provided j. Provided Short Term Bicycle = Not provided k. Required Long Term Bicycle = Not provided l. Provided Long Term Bicycle = Not provided 3. The following item needs to be noted at this time: Per UDC Article 4.9.3.D.4 All outdoor activity shall be held more than 50 feet away from the property line where adjacent to R-3 or more restrictive zoning. There is proposed shared use of a basketball court within 34' of the west property line. The submitted plan, showing the proposed K-12 School is acceptable to continue the review for the zoning examiner's report. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 11/16/2016 | HEATHER THRALL | SIGNS | SIGN CODE REVIEW | Completed | Sign Review Sign Reviewer: H. Thrall 11/16/16 Case: T16SE00147 (Special Exception) Proposal: add school use to church Zoning: R-2 Applicable Sign District: Multi-Family Residential Site: 2151 N Palo Verde Bl 1) No billboards exist at this location 2) Maximum sign area is 50 square feet total for this development. 3) Two existing wall signs are listed here currently with a permit, at 18.3 total square feet in area utilized. 4) Signs Division has no objection to the proposed Special Exception requested. |
| 11/23/2016 | JOE LINVILLE | LANDSCAPE | REVIEW | Approved | |
| 11/23/2016 | KEN BROUILLETTE | FIRE | REVIEW | Approv-Cond | THE CHANGE WILL REQUIRE THE OCCUPANCIES TO HAVE A NEW FIRE ALARM SYSTEM INSTALLED PER SECTION 907.2.3 OF THE CITY FIRE CODE. |
| 11/29/2016 | ZELIN CANCHOLA | DOT ENGINEERING | REVIEW | Completed | November 18, 2016 ACTIVITY NUMBER: T16SE00147 PROJECT NAME: Veritas Academy of Tucson PROJECT ADDRESS: 2151 N Palo Verde Rd PROJECT REVIEWER: Zelin Canchola TDOT No issues or concerns from TDOT. If you have any questions, I can be reached at 520 837 6659 or zelin.canchola@tucsonaz.gov |
| 12/20/2016 | PMCLAUG1 | ENV SVCS | REVIEW | Completed | |
| 12/20/2016 | PMCLAUG1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | |
| 12/20/2016 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | |
| 12/20/2016 | PMCLAUG1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | |
| 12/20/2016 | PMCLAUG1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | |
| 12/20/2016 | PMCLAUG1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | |
| 12/20/2016 | PMCLAUG1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | |
| 12/20/2016 | PMCLAUG1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | |
| 12/20/2016 | PMCLAUG1 | REZ AGENCY REVIEW | ADOT | Completed | |
| 12/20/2016 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT RTA | Completed | |
| 12/20/2016 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | |
| 12/20/2016 | PMCLAUG1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | |
| 12/22/2016 | PMCLAUG1 | ENGINEERING | REVIEW | Completed | |
| 12/22/2016 | PMCLAUG1 | COMMUNITY PLANNING | REVIEW | Completed | PLANNING & DEVELOPMENT SERVICES DEPARTMENT SE-16-147 Book of Life Community Church & Veritas Academy of Tucson R-2 to R-2 Special Exception Plan Tucson and Grant-Alvernon Area Plan 11/09/16 Issue: This is a proposal for a Zoning Examiner Special Exception to allow a private school to operate on a property smaller than five acres. A church is currently operating on the subject property. The facility is located at 2151 N Palo Verde Boulevard on a 4.46-acre parcel in an R-2 zone. The City of Tucson Unified Development Code (UDC) Article 4.6.3.2.a states that the minimum required site area for educational uses in residential zones is five acres. A Zoning Examiner Special Exception will be required in order to permit the operation of a private school, and will need to demonstrate that the school use is compatible with the surrounding neighborhood. The school is currently operating with a temporary Certificate of Occupancy, issued July 27, 2016 (T16OT00907), pending the outcome of this Special Exception Application. Background: In July of 2015, the Book of Life Community Church entered into a partnership with Veritas Academy of Tucson to allow the operation of a private school on the property. The site is an existing church facility, and developed within an area of low density residential development. The church has primary access onto Palo Verde Boulevard and Seneca Street, both local streets. No additional modifications to existing buildings will occur as a result of the addition of the school facility. The school will provide educational services and classes. The site is within the boundaries of Plan Tucson (PT) and the Grant-Alvernon Area Plan (GAAP) which provide policy direction for this request. Both plans support learning, community education, education programs and a belief in maximizing educational opportunities. Surrounding Zoning and Land Use: The surrounding land use and zone to the north is R-2, developed with low density residential housing. The zones to the east of the property are R-1 and R-2 zoning, and developed with low density residential and Catalina High School at the southeastern corner of Seneca Street and Palo Verde Boulevard. The zone to the south is R-2 and is developed with low density residential housing. The zone to the west is R-2 and developed with low to medium density residential housing. Rezoning Presubmittal Meeting: The applicant attended rezoning presubmittal conference meeting on August 10, 2016. The proposed use was determined to not require a plan amendment to the Grant-Alvernon Area Plan. A Design Compatibility Report (DCR) is required to be submitted with the rezoning request. Staff addressed parking, traffic circulation, student drop-off area, and vehicular maneuverability, the identity and floor plans of all buildings on the property, building and outdoor activity area setbacks, mitigation of potential playground activity noise, hours of operation, school grade levels and total number of students. Neighborhood Meeting: Applicant has provided the required neighborhood meeting material: mailing certification, notice letter, meeting summary, and sign-in report. The applicant held a neighborhood meeting on August 30, 2016, from 6:00 pm to 7:30 pm in Room 14 of the Book of Life Community Church at 2151 N Palo Verde Boulevard. The meeting was attended by 25 people. Discussion focused on the different opinions that attendees had regarding the proposed school. Ward 6 Council Member Steve Kozachik began by explaining the Special Exception process, and the purpose of the meeting. A presentation by Christopher Barnes, Head of the School, was then followed by a public comment period in which neighbors expressed their concerns regarding the operation of a school on the church property. Many of the concerns voiced by neighbors were in regards to the excessive noise of school children, boisterous student behavior, the location of the playground, playground safety, and hours of operation. Several neighbors were supportive of Veritas Academy, and were willing to allow the school staff to mitigate and correct the problems raised by the neighbors. Mitigation techniques that will be incorporated as a result of the neighboring resident's concerns are as follows: " Playground relocation installed in a more interior space on the property (see site plan), and in compliance with the UDC requirement for playground equipment (50' from the perimeter of the property) " New playground equipment to be installed in the new playground area within 120 days of the granting of the Special Exception " Continuous monitoring and supervision of the playground and athletic field before, during, and after school hours " Impose consequences on offending students for excessive noise " Communication Action Plan to allow neighbors to contact school staff when noise or other problems occur " Construction of a 26-foot extension of the 5-foot high masonry block wall at the northwest corner of the property Land Use Policies: Policy is provided by Plan Tucson (PT) and Grant-Alvernon Area Plan (GAAP) Plan Tucson - (PT) PT is a long-term policy document intended to guide decisions affecting elements that shape the city, such as housing, jobs, land use, transportation, water, and energy resources. PT protects established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. PT Policy E1 supports lifelong learning, including early childhood education, community education, literacy and after school and continuing education programs. PT Policy E4 supports building and maintaining partnerships among neighborhood, community, business, and regional institutions and programs to increase educational opportunities. PT Policy E5 supports maximizing educational opportunities as a recognized foundation for personal and economic advancement and leadership. PT Policy E6 promotes working collaboratively with schools regarding planning and community development in the built environment to address community needs. The Future Growth Scenario Map is an illustrative map showing how Tucson could grow to accommodate the Pima Association of Government's 2040 population projection for Tucson taking into account a combination of data including existing conditions, adopted zoning, land use plans, financial analyses, national trends, local input, and approved infrastructure projects. The new private school falls within existing neighborhoods in the Future Growth Scenario Map and supports the PT policies of sustainable approaches by operating the school within existing infrastructure. The school complies with the policies of PT by supporting environmentally sensitive design, by protecting the integrity of existing neighborhoods, complements adjacent land uses, and enhances the overall function and visual quality of the street, the adjacent properties, and the community. The school also promotes PT policy by helping to protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Grant-Alvernon Area Plan- (GAAP) The purpose of the GAAP is to provide land use policy direction and design guidelines for development within the Plan boundaries. It encourages the development of child-friendly land uses when the location and design of the development is in compliance with adopted plan polices. Examples of child-friendly development include community centers, libraries, parks, and schools. It supports development on the perimeter of residential areas which serves to protect and enhance the quality of life for neighborhood residents. GAAP promotes the use of design elements that promote the safety welfare, education, and recreational activities of children; such as include community centers, libraries, parks, schools, etc. Examples of elements that might be used in child-friendly site design including but not limited to highly visible play areas; well-marked, highly visible pedestrian crossings, use of public art that is sturdy, visually interesting, and "hands-on." Assessment: The Preliminary Development Plan (PDP) dated November 2, 2016 and submitted with the Special Exception application includes the relocated playground/outdoor activity area to address the noise complaints brought by neighbors during the neighborhood meeting. The PDP includes the 26-foot extension of the existing 5-foot in height masonry wall at the northwest corner of the property. The PDP indicates that 96 parking spaces are required for the church/school use, and 115 parking spaces (4 ADA spaces) are provided. Ingress/egress to the student drop off/pick up area as well as the main parking area is on N Palo Verde Boulevard. Access to the other parking areas are on E Seneca Street. The PDP also indicates 5 short-term and 1 long term bicycle parking space. Plan Compliance and Recommendation: The request for a Zoning Examiner Special Exception on this site for a private school is consistent with policy direction provided by Plan Tucson and Grant-Alvernon Area Plan. A plan amendment is not required. |