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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 |
|---|---|---|---|---|---|
| 11/16/2017 | ALEXANDRA HINES | ZONING-DECISION LETTER | WRITE DECISION LETTER | Approv-Cond | Resubmit consist drawings in IID Package. |
| 11/16/2017 | ALEXANDRA HINES | DESIGN PROFESSIONAL | REVIEW | Approv-Cond | Date: October 31, 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 revised Infill Incentive District Submittal Package for the Caterpillar Tucson Mining Center dated October 26 2017, for compliance with the UDC Infill Incentive District (IID), UDC Section 5.12, as noted herein. PHASE OF REVIEW: Second Review by Design Professional for Minor Design Review, pursuant UDC Section 5.12.6.C.2.b. MATERIAL REVIEWED: 1) Revised Infill Incentive District Submittal Package from applicant dated October 26, 2017 consisting of introductory letter and comments dated October 13, 2017, and additional materials as indicated in 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.] 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: Recommendation for Relief of Parking Standard Recommendation for Relief of Maximum Building Height Standard Recommendation Against Relief of Streetscape Design Standards " 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 The revised design is partially compliant and addresses concerns noted in the first review. In particular, the substitution of clear glazing for reflective glazing along Cushing Street significantly improves the street presence by allowing some views into the building. It meets the requirement for windows or visible activity. The addition of Caterpillar objects is also a great benefit for the street. However, the project does not comply in two respects: Concrete Block Wall on East: At the October 10, 2017 meeting there was a detailed discussion of the east façade. It is understood that there is east-facing glazing and outdoor patio space near the northern end of the facade. However, the long concrete block wall remains hostile to the public way. The revisions do not adequately mitigate it. A portion of the wall has been reduced to 9'-4"; however, the wall remains a relatively unarticulated expanse of concrete block that will loom above the Santa Cruz River Park Shared-Use Path. There are also discrepancies in the depiction of the wall. The revised East Elevation shows a consistent wall height of 9'-4". However, the Exterior Views: North East View and Exterior Views: East Porch show that the concrete block wall increases in height as the grade drops toward the south. Also, the Exterior Views: North East View conflicts with the Exterior Views: East Porch. The latter shows a much lower retaining wall parallel to the bike path. What is the height of the concrete block wall relative to the bike path? I recommend that the applicant provide existing and proposed grades for the east elevation; provide a maximum height for the concrete block wall; and consider redesign to mitigate the concrete block wall's mass and harshness per the October 10 discussion. Building Sign: Streetscape Design Standards require "Front doors visible and highlighted." It is understood that Caterpillar does not wish to have a front door visible from Cushing Street. In the October 10, 2017 meeting, we discussed ways to compensate for the lack of a front door. The option that seemed to have the most merit was a sign, equivalent in size to the signs that face the parking lot and the freeway, located near the northwest corner of the building. This would identify a structure that is otherwise unidentified along its primary facade and has no front door. The applicant's letter notes a "monument sign near the northwest corner" which would be consistent with our discussion. However, no sign is shown on the elevation. A smaller sign is indicated on the site plan near the northeast corner. However, this sign is opposite the actual entry to the building and does adequately compensate lack of a front door. I recommend that the applicant revise the sign placement and scale per the October 10 discussion. Submitted by: Scott Neeley, AIA City of Tucson Design Professional |