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Permit Review Detail
Review Status: Completed
Review Details: LUCAPPS - OVERLAY ZONE REVIEW
Permit Number - T17SA00360
Review Name: LUCAPPS - OVERLAY ZONE REVIEW
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/22/2017 | ALEXANDRA HINES | DESIGN PROFESSIONAL | REVIEW | Reqs Change | Date: September 22, 2017 To: IID Design Review Committee c/o Alexandra Hines, Lead Planner Planning & Development Services City of Tucson 201 N Stone Avenue Tucson, AZ 85701 From: Scott Neeley, AIA, City of Tucson Design Professional Re: Caterpillar Tucson Mining Center 875 W Cushing Street Tucson, AZ 85745 I have reviewed the Infill Incentive District Submittal Package for the Caterpillar Tucson Mining Center dated September 11, 2017, for compliance with the UDC Infill Incentive District (IID), UDC Section 5.12, as noted herein. PHASE OF REVIEW: Review by Design Professional for Minor Design Review, pursuant UDC Section 5.12.6.C.2.b. MATERIAL REVIEWED: 1) Infill Incentive District Submittal Package from applicant dated September 11, 2017 consisting of 58 pages. Materials as indicated by and organized according to applicant's "Table of Contents," as follows: " IID Application " Neighborhood Meeting Information " Project Introduction / Project Statement " UDC Compliance Review Comments " Pima County Assessor's Information " Aerial Photograph of Property " Existing Site Photographs " Architectural Plans " Architectural Elevations and 3D Images " Shade Study Exhibit [Listed in Table of Contents but not included: Development Package - 2nd Submittal dated August 18, 2017.] 2) Development Package DP17-0142 2nd Submittal dated June 24, 2017. IID STANDARDS APPLICABLE TO PROJECT: " UDC Section 5.12.8 General IID Zoning Option Design Standards " UDC Section 5.12.10 Downtown Core Subdistrict (DCS) RELIEF SOUGHT FROM IID STANDARDS, WITH COMMENTS: " UDC Section 5.12.8 General IID Zoning Option Design Standards A. Streetscape Design: 1. Pedestrian orientation a. Architectural elements/details b. Windows, window displays, or visible activity at least 50% of frontage c. No more than 50' of facade without architectural detail d. Front doors visible and highlighted e. Commercial services or retail trade preferred at first level Recommendation Against Relief of Streetscape Design Standards The primary facade along Cushing Street is proposed as reflective glass at the first floor level. The applicant states that activity will be visible from second and third floor windows but the first floor extends to height of 18 feet and the upper floor activity will not enhance pedestrian experience. There will be no windows, window displays, or visible activity. Also, there will be no visible means of entry to the building from the street. No commercial services or retail trade is proposed at street level; while this Standard is a recommendation only, the design provides no alternative means to create an active streetscape. The east façade is almost entirely blank and appears to be designed to maximize security. No accommodation is made for the users of the Santa Cruz River Park Shared-Use Path in its current form or consideration given to how it might be developed as a future community asset. This proposal is for a very large building that presents a blank face to the public. There is no engagement with pedestrians, drivers, bicyclists, or those using the streetcar. The design does not promote a pedestrian-oriented streetscape and is not consistent with the objectives of the IID Design Standards. E. Parking 4. d. Parking structures shall be designed so that parked vehicles are screened from view at street level through incorporation of design elements including, but not limited to, landscaping, pedestrian arcades, occupied space, or display space. Recommendation Against Relief of Parking Standard It is not possible to evaluate. Submittal does not show full east and west elevations, including parking areas. " UDC Section 5.12.10 Downtown Core Subdistrict (DCS) B. Standards 1. Maximum Building Height Recommendation for Relief of Maximum Building Height Standard Given the size of the site, the specific location, and the general massing of the building, the proposed height would not have a significant adverse impact. Summary and Design Professional Additional Comments: As submitted this project does not meet IID Standards and does not qualify for IID incentives. The applicant has provided an explanation of why IID Zoning Option Design Standards are not being met. However, lack of compliance is not based on inherent site constraints but on the applicant's preferences. Compliance with IID Standards could be achieved with an appropriate design. In particular, the building edges along the Cushing Street and the Santa Cruz River Park Shared-Use Path are problematic. The Cushing Street facade is over 400 feet long with no windows or entry points. The facade along Santa Cruz River Park Shared-Use Path is a long, largely-unarticulated stretch of concrete block. From the street and bike path the building reads as a closed volume whose apparent function is to provide security. This might be appropriate for a set-alone building in an office park or along a freeway, but not for a key site in an urban area designated for relatively intense pedestrian use. It also appears that the bike access from the Santa Cruz River Park Shared-Use Path to Cushing Street would be eliminated by the project, and that bicyclists would need to climb a long stair to get their bikes to Cushing Street. There are examples around the country of corporate buildings that meet their own security and program needs, and at the same time create a vibrant streetscape. In Tucson, the TEP building is a good example of a corporate headquarters that activates the street and enhances the pedestrian experience. Hexagon Mining will be part of a mixed-use development at City Park in downtown Tucson that is engaging at the street level. A stated purpose of the Downtown Area IID (5.12.1.A) is to "Encourage sustainable infill development that supports the creation of urban neighborhoods that are pedestrian and transit-oriented..." The proposed design does not attempt in a meaningful way to meet the spirit or the letter of the IID requirements. This is a large development that will make a significant impact on the area. The applicant is encouraged to consider the intentions and requirements of the IID and to revise the design accordingly. Submitted by: Scott Neeley, AIA City of Tucson Design Professional |
| 09/22/2017 | ALEXANDRA HINES | ZONING-DECISION LETTER | WRITE DECISION LETTER | Reqs Change | This review has been completed and resubmittal is required. Please resubmit the following items: 1) Two sets of the IID Package 2) A CD containing all items submitted 3) All items requested by review staff 4) All items needed to approve these plans |