1. A public hearing before the Mayor and Council following submittal of a master preliminary development plan for the entire rezoning site in compliance with the conditions of rezoning, Environmental Resource Report, Design Compatibility Report and City of Tucson Design Guidelines Manual, including, but not limited to:
a. A conceptual land use plan providing a mix of uses on the rezoning site and density transitions.
b. A conceptual circulation plan including street hierarchy and pedestrian system, with typicals and cross-sections.
c. A conceptual open space, wash and trails plan, with typicals and cross-sections.
d. All phases of the development shall be in substantial compliance with the master preliminary development plan. After the first phase of the development plan has been approved, any major changes to or variations from the master preliminary development plan will require approval by Mayor and Council. Major changes include but are not limited to: increase in the number of residential units; decrease in the amount of open space provided; changes in the number or location of access points; change in the mix of land uses; and increase in the density of residential units along the western boundary of the site, where the development is adjacent to lower intensity residential zoning or uses.
e. A separate subdivision plat and/or development plan shall be submitted for review and approval in accordance with the requirements of the LUC for each portion of the rezoning site.
2. Residential development on the entire rezoning site shall be limited to a maximum of seven hundred (700) units, of which no more than two hundred fifty (250) may be multi-family units.
3. A direct street connection from the residential portion of the development to Fort Lowell Road shall be provided. This street connection need not be an all-weather crossing unless required by the Traffic Engineering Section. A minimum six (6) foot wide all-weather pedestrian crossing of Christopher City Wash connecting to the internal pedestrian circulation system south of Christopher City Wash shall be provided adjacent to or nearby the direct street connection noted above.
4. Residentially developed blocks adjacent to the west property line of the rezoning site, north of the Christopher City Wash, shall be limited to six (6) units per acre with a variety of building setbacks.
5. Any residential units developed in the C-1 zoned area shall be included in the maximum number of residential units for the site.
6. A maximum of 50,000 square feet of gross floor area for Retail Trade Uses or Commercial Service Uses, with a maximum of 25,000 square feet of gross floor area for either land use group. For the purpose of this condition, Administrative and Professional Office Uses may be counted toward the 25,000 square foot limit on Retail Trade Uses. Individual uses are limited to 5,000 square feet of gross floor area.
7. The owner/developer shall dedicate right-of-way, per the Major Streets and Routes, along Fort Lowell Road and Columbus Boulevard, as may be required by the City Engineer.
8. The owner/developer shall improve Fort Lowell Road to provide a continuous two-way center turn lane west of Columbus Boulevard along the entire frontage with appropriate transitions west of the project. A westbound acceleration/deceleration lane shall be required for the access opening to Fort Lowell Road.
9. The owner/developer shall improve Columbus Boulevard north of Fort Lowell Road to provide a northbound turn lane into the proposed new accesses and for a southbound right turn bay at the intersection.
10. The owner/developer shall be responsible for the development of a complete Category Three (3) Traffic Impact Study and shall make such improvements as recommended by the study, as approved by the City Engineer.
11. The owner/developer shall construct a minimum six (6) foot wide public sidewalk along Fort Lowell Road and Columbus Boulevard.
12. The owner/developer shall provide a recessed Sun Tran pullout bus bay and shelter on Fort Lowell Road. A Sun Tran bus stop with shelter will also be provided in the area of the on-site neighborhood center (if developed). If the on-site neighborhood center is not developed, the owner/developer shall provide a turn around area on the northern most part of Columbus Boulevard.
13. There shall be a maximum of three (3) access points to Columbus Boulevard north of the Christopher City Wash, and one (1) access point south of the Wash. New access points are to align with existing streets on east side of Columbus Boulevard. A one-foot no-access easement shall be recorded along Columbus Boulevard except at the above-referenced four (4) access points. The owner/developer shall be responsible for any necessary improvements to Columbus Boulevard related to this development.
14. Provide a minimum of two (2) right-of-way stub outs to the west property line.
15. A master drainage report shall be submitted for review and approval, including retention and detention calculations and requirements. A separate drainage report shall be prepared and submitted for review and approval for each block or lot.
16. The Christopher City Wash shall be subject to the requirements of the City Watercourse Amenities, Safety and Habitat (WASH) ordinance. Vegetation shall be retained within fifty (50) feet of the top of the bank of the wash and enhanced as needed with drought-tolerant native plants, at a minimum average of one tree per thirty-three (33) linear feet of bank. The owner/developer shall provide calculations on the tentative plat/development plan to demonstrate compliance with this condition.
17. Minimum building setback line along the north property line of fifty (50) feet. Any existing native trees in this area shall be preserved in place. New landscaping in this area must consist of native riparian vegetation.
18. The rezoning site shall be subject to the requirements of the City of Tucson Landfill Ordinance No. 8852.
19. Residential structures shall be designed with varying lot sizes, building footprints, building orientations, setbacks, and orientation of garages and porches. Garages and accessory structures shall be de-emphasized by integrating garages and accessory structures into the overall architectural design, varying the placement and orientation of garages, using side and/or rear garage access, and using shared driveways among clustered units.
20. Commercial structures shall be designed to be compatible with the residential development on the remainder of the site. Compatibility to be demonstrated for elements including but not limited to: signs, lighting, screen walls, monuments, landscaping, rooflines, colors, materials, and architectural design. Elevations of proposed structures are to be submitted for review with the development plan. The following conditions shall also apply to the C-1 zoned area:
a. All structures shall have a variety of rooflines and shall be oriented to allow view corridors through the site. Coolers, air conditioners, and other mechanical equipment shall be concealed from view from streets and nearby structures.
b. Front, side, and rear facades shall be designed so that at least twenty (20) percent of the façade will have wall projections and/or recesses at least three feet in depth. Front facades are to be designed so that at least sixty (60) percent of the facade will contain animating features such as display windows, colonnades, views into lobbies, artwork, or other comparable elements. The side and rear facades of all structures shall be designed with architectural detail comparable to the front facades.
c. Parking areas adjacent to Fort Lowell Road and Columbus Boulevard shall be internalized (to the rear or side of buildings) and be limited to one tier of parking spaces located in the area between the street and the leading edge of a structure.
d. An internal pedestrian circulation system with minimum six (6) foot wide concrete sidewalks will be provided to all buildings, parking areas, and public sidewalks. All pedestrian crosswalks shall utilize textured paving. A central pedestrian connection shall be provided between the commercial center and the adjoining residential developments. This requirement shall apply to the existing apartment development to the west, unless is can be documented the property owners to the west do not desire pedestrian access.
e. Outdoor lighting shall not exceed 18 feet in height measured to the light source and shall be directed down and away from residential parcels and public roadways.
f. Maximum building height of two-stories and 25 feet.
g. Business hours, loading, unloading, and garbage pick-up limited to between the hours of 6am and 10pm.
21. A minimum ten (10) foot wide landscape buffer in compliance with section 126.96.36.199 of the LUC is to be provided adjacent to the Columbus Boulevard right-of-way.
22. A landscaped area including canopy trees at a ratio of one (1) tree every fifty (50) linear feet shall be provided adjacent to the public sidewalk areas on all internal streets with ADT’s of 200 or greater.
23. A minimum four (4) acre common area park shall be provided. If more than four hundred (400) single-family residential units are proposed, the required common area park shall include a ramada and pool. The common area park shall be linked to the site’s pedestrian walkways, and shall have access and parking areas for vehicles and bicycles.
24. A minimum of twelve (12) percent of the total site shall be provided as open space. Open space associated with the common area park may be counted toward the twelve (12) percent open space calculation.
25. A pedestrian pathway shall be provided along the Christopher City Wash within the rezoning site to connect with the Rillito River Linear Park.
26. Children’s play areas shall be located to be visible from a maximum number of residential units. Where possible they should be linked to other open space or common areas.
27. Any required or proposed decorative masonry screen walls shall be constructed of, or painted with, graffiti-resistant materials. Those screen walls adjacent to the wash or visible from the public right-of-way shall incorporate one of the following decorative materials: (a) tile, (b) stone, (c) brick, (d) textured brick/block, (e) a coarse-textured material such as stucco or plaster, or (f) a combination of the above materials. In addition, any continuous wall greater than seventy-five (75) feet in length and three (3) feet in height shall vary the wall alignment (jog, curve, notch, or setback, etc.) and include trees or shrubs in the voids created by the variations.
28. Water harvesting techniques shall be utilized by conveying rooftop, parking area access lane (PAAL), and parking area drainage to designated water harvesting areas.
29. Signage shall be integrated into and shown on the landscape plan, and shall be consistent with the architectural theme for the site.
30. Dumpsters and loading spaces shall be placed at least fifty (50) feet from any adjoining residential zone or use.
31. An on-the-ground survey by a qualified archeologist shall be performed and a report of the results submitted prior to any development plan or tentative plat approval. If any remains are found, a data recovery program approved by the Arizona State Museum shall be established and mitigated in accordance with guidelines provided by the Arizona State Museum.
32. Areas containing vegetation to be preserved in place shall be temporarily fenced off and protected during construction activity.
33. Arizona Game and Fish Department guidelines regarding raptors, bats, gila monsters, and special status plants and animals shall be followed.
34. "Safe by Design" concepts shall be incorporated in the development plan(s) and subdivision plat(s) for review by the Tucson Police Department.
35. Any relocation, modification, etc., of existing utilities and/or public improvements necessitated by the proposed development shall be at no expense to the public.
36. The owner/developer shall submit to the eleven (11) surrounding homeowner associations a master preliminary development plan for the entire rezoning site for their review prior to submittal to the City of Tucson for consideration by the Mayor and Council. The associations to be contacted include the Creekside I, Creekside II, Lazy Creek I, Lazy Creek II, McCormick Place I Townhomes, McCormick Place II Townhomes, McCormick Place III Townhomes, Town & Country I, Town & Country II, Christopher Heights, and Desert Heights Associations.
37. A maximum of one (1) drive through window. No drive-through food service uses.
38. Single family residential buildings within 150 feet of the Columbus and Fort Lowell Road right of way will not exceed a building height of 20 feet.
39. Five years are allowed in which to comply with all Code requirements and conditions of rezoning. Recordation of a plat is required for the residential portion and approval of a development plan and issuance of building permits required for the commercial portion.
Five written approvals and 103 written protests have been received. Thirty-four protests are within the 150 foot area, representing a 38.7 percent protest by area to the south, a 14.02 percent protest by area to the east, and a zero percent protest by area to the north and west.
A three-fourths majority vote will be necessary to adopt an ordinance rezoning the subject property once the conditions of rezoning are met.