An IID Plan under the IID zoning option design must demonstrate compliance with the following:
A. IID Land Uses
Unless specifically stated otherwise elsewhere in Section 5.12, a proposed
using the IID zoning option must meet one of following two requirements:
1. Permitted land uses are limited to those listed in Table 5.12-IID-1 below:
LAND USE TYPE | |
Commercial Services Group | Industrial Use Group |
Administrative and Professional Office | Craft work |
Alcoholic Beverage Service | Retail Trade Group |
Entertainment | General Merchandise Sales |
Food Service | Food and Beverage Sales |
Personal Services | Residential Group |
Travelers’ Accommodation, Lodging | Attached Family Dwelling |
Civic Use Group |
Multifamily Dwelling |
Civic Assembly | Group Dwellings, pursuant to Section 5.12.6.K |
Cultural Use | Other Uses |
Educational Use: Instructional School | Mixed Uses are limited to a combination of |
Educational Use: Post-secondary Institution | Residential and any other uses listed in this table. |
Religious Use | |
2. Additional Permitted Uses
Additional permitted uses include any use permitted in the underlying
for the property, provided the PDSD Director finds the proposed use to be in accordance with Section 5.12.1, Purpose.
3. Exceptions
a. Permitted land uses for the Downtown Links Subdistrict (DLS) are listed in Section 5.12.11.C.
b. Permitted land uses for property where the underlying zoning is R-1 are limited to the land uses allowed in the R-1 zone.
c. Automotive Service and Repair uses and Personal Storage uses are prohibited.
d. Residential
is permitted where the underlying zoning of the property is P-I, I-1, or I-2.
B. Streetscape Design
Streetscape design must comply with the
design in the Technical Manual and the Streetscape Design Policy.
1. Pedestrian-orientation
shall be pedestrian-oriented and comply with all of the following :
a. New construction shall have architectural elements/details at the first two floor levels;
b.
shall provide windows, window displays, or visible activity on the ground floor for at least 50 percent of frontage;
c. A single plane of façade shall be no longer than fifty feet without architectural detail;
d. Front doors shall be visible or identifiable from the
and visually highlighted by graphics, lighting, or similar features;
e.
Uses that encourage
level pedestrian activity are preferred on the first floor of a structure of a multistory
. This may include, but is not limited to, Commercial Services, Retail Trade uses, etc.; It is encouraged to have a greater floor-to-floor height (14' recommended) for the first level than the floors above;
f. Construction and maintenance of sidewalks must be done in compliance with the
Streetscape Design Policy. Existing sidewalk widths shall be maintained so as to provide effective, accessible, connectivity to
properties. Sidewalks may be widened to accommodate a
design characteristics. Where no sidewalks exist, sidewalks shall be provided. Outdoor seating and dining areas and landscaping may be located in the sidewalk area where safe and effective sidewalk width around the design feature can be provided;
g. To the extent practicable, bus pull-outs shall be provided where bus stops are currently located; and
h. If drive-through service is proposed, it shall not interfere with pedestrian access to the site from the
.
2. Shade
a. Except as provided below, shade shall be provided for at least 50% of all sidewalks and pedestrian access paths as measured at 12:00 p.m. on June 21 when the sun is 80 degrees above the horizon. Shade may be provided by trees, arcades, canopies, or shade
provided their location and design characteristics are compatible with the historic and design context of the
and the architectural integrity of the
. The use of plantings and shade
in the
is permitted to meet this standard with the approval of the Transportation Department. The shade provided by a
may serve to meet this standard.
b. Exception
The PDSD Director may approve an IID Plan providing less than 50% shade where compliance is not feasible due to a
location and/or
orientation and the applicant has made a reasonable attempt to comply with this standard.
C.
Transition
The purpose of the
Transition
is to mitigate excessive visual, noise, odor, vibration intrusion, and other similar public health and safety concerns that may be created by the proposed
.
1. Applicability
Developing sites that
an affected single family or duplex dwelling shall comply with this section. For purposes of the IID, the following terms and examples describe elements of applicable transitional areas:
a. "Affected residential property" refers to an existing detached single-family or duplex dwelling that is to a developing site;
b. "High density residential" refers to residential that is neither existing single-family detached nor attached dwellings;
c. Examples of applicable transitional areas include a nonresidential developing site to existing single-family detached or attached dwellings within a subdivision, or a developing high density residential site to existing single-family detached or attached dwellings within a subdivision; and,
d. For
within the DCS, the
Transition
apply only to those
to affected residential properties outside the DCS boundaries.
2. Mitigation of Taller
Compliance with the following is required where the developing site has taller buildings than affected residential properties:
a. Within the GIIS and DCS, the maximum building height is 25 feet within 30 feet of the property line to an affected residential property. Proposed buildings may be developed to the maximum height permitted by the underlying or as permitted by the IID Subdistrict, whichever is applicable, when the building is 30 feet or more from the property line to an affected residential property;
b.
Bulk Reduction
If a
façade faces a property line to a single-family detached or duplex residential property, the PDSD Director may require bulk reduction. The
shall make a finding and recommendation, after consulting with the DRC and/or Historic Commission if applicable, that the proposed design provides an effective way of breaking up the mass so the
mass of the façade is less imposing.
c. Windows at or above the second story of a
shall be located or treated to reduce views into affected residential property's
and yard areas;
d. Balconies shall be oriented away from affected residential property or use a screening device to reduce views in to the rear or side yards of the affected residential property.
e. The developing site's
shall be oriented so as to reduce views onto an affected residential property; and
f. Buffers and/or screening consistent with the purpose of this section shall be provided between a developing site and affected residential properties and shall include features such as, but not limited to, landscaping, walls, and architecturally decorative features.
3. Mitigation of Service Areas
Potential nuisance or noisy areas shall be oriented away from affected residential property, such as by placing service areas for loading and garbage disposal between the developing site's
, behind opaque barriers, or by using architectural or landscaping treatments that effectively reduce nuisance impacts from service areas. The service area shall be mitigated to reduce the noise and view of the service features, reduce the emission of offensive odors to owners or occupants of properties or create a nuisance or hazard beyond the property lines of the
, and prevent vibrations that are discernible beyond the property lines of the
.
4. Mitigation of Parking Facilities and Other Areas
Where the site has parking areas or an area with noise and outdoor lighting features, the areas shall be screened from affected residential property by a combination of a wall or opaque non-chain link fence with a vegetative hedge or a row of trees that shall be dense enough to screen views onto the site. An alternative treatment may be used, such as using architectural or landscaping treatments that effectively reduce nuisance impacts from parking facilities and other areas. Where there is a finding that the vegetative screen will be opaque, the requirement of a masonry wall may be waived by the PDSD Director.
D. Alternative Compliance
2. For purposes of this section, urban design best practices may include urban design studies approved for the City of Tucson, adopted urban design for a downtown area in an Arizona city of comparable size or a city in the Southwest of comparable size, books written by urban design experts or endorsed by a professional organization, such as the American Institute of Architects, addressing downtown , or any comparable report, study, or recommended by the
and approved by the PDSD Director.
E. Utilities
Plans shall include information on the layout and demonstrate availability of utilities such as water, wastewater, natural gas, electric, and telecommunication utilities.
F. Parking
1. Parking spaces may be located as follows:
a. On site; or
b. Off-site within ¼ of a mile of the
under a shared parking agreement that is approved by the .
2. Required vehicle and
parking may be reduced pursuant to an IID Parking Plan in accordance with Section 7.4.5.A, except as modified as follows:
a. Section 7.4.5.A.3 in Permitted Uses and Types of does not apply. An IID Parking Plan may be used to reduce required residential parking.
b. Bike parking shall be provided when motor vehicle parking is provided. The PDSD Director may reduce the required number of
depending on the use, setting, and intensity of the proposal.
d. Section 7.4.5.B, , does not apply.
3. Where Parking is provided, the parking area must comply with the of Section 7.4.6.C and D.
4. Parking must be in a
with the ground floor of the
screened from view.
a. Exception
Parking may be located on a surface parking lot if it is recommended by the Design Professional and determined by the PDSD Director to be impracticable to be located elsewhere and other options are not available. The Design Professional and the PDSD Director will look more favorably on surface parking in the Greater IID, where densities are lower.
b.
Parking may be located on a surface
if it is recommended by the Design Professional and determined to meet the purpose of the IID per Section 5.12.1, by the PDSD Director to be impracticable to be located elsewhere and other options are not available. If located onsite,
must be located at the rear or side of the
.
c.
and expansion of existing
may use the site's current parking configuration.
d.
shall be designed so that parked vehicles are screened from view through incorporation of design elements including, but not limited to, landscaping, pedestrian arcades, occupied space, or display space.
e. It is recognized that
may be proposed in phases. In the event that Phase 1 of a
is unable to provide structured parking, temporary surface parking may be acceptable, if it is recommended by the Design Professional and determined to meet the purpose of the IID, per Section 5.12.1, by the PDSD Director. The applicant must demonstrate that there is a good faith effort to provide the structured parking in future phases. If, after five years, the temporary parking is still in place, the PDSD Director has the right to review the surface parking approval and grant an extension if warranted.
5. Special IID Parking Agreement
Where a developer can demonstrate to the satisfaction of the PDSD that the parking options provided for in this Section are not feasible, and the makes a specific finding that the
will have significant economic value for the IID Sub-District in which it will be located, the following parking options are allowed as follows:
a. A percentage of long-term residential parking may be located in a public parking garage by an agreement with Park Tucson if the
is of significant economic benefit to the to allow this option.
b. The agreement must be reviewed by PDSD, the
, Park Tucson and approved by the Manager.
G. Multi-zone
Where a contains more than one
, uses and
massing may be distributed across the
on the , provided that the complies with the design in Section 5.12.8.B to mitigate the impact of the new on existing, less intensely developed .
H. Affordable Housing
1. Purpose and Applicability
To encourage the provision of housing for low- to moderate-income, disabled and elderly residents, incentives are offered in exchange for the incorporation of
into a
. To be eligible for these incentives, the following criteria must be met:
a. Only projects with a minimum of ten (10) dwelling units, or projects adding at least ten (10)
to an existing project, shall be eligible for
relief.
b. All of the
shall be located within a single project.
c.
shall be incorporated throughout the project and shall not be distinguishable in any manner from market-rate units, including square footage, access to amenities, location, grouping, or exterior design.
d. At least fifteen (15) percent of the total number of
in the project shall be
for households earning 80 percent of AMI or less. (Fractions are rounded up or down to the nearest whole number.)
2.
Relief and Maximum
a. A project featuring
that meets the criteria in Section 5.12.8.G.1:
(1) Are exempt from maximum allowable residential
restrictions pursuant to applicable IID
standards.
(2)
may be increased up to:
(a) 60 feet or the maximum height of what is allowed by the underlying zoning in the Greater Infill Incentive Subdistrict (GIIS).
(b) 75 feet or the maximum height of what is allowed by the underlying zoning in the Downtown Core Subdistrict (DCS).
b. Except as otherwise noted, projects featuring
shall comply with all other requirements of Section 5.12.
3. Terms of Affordability
a. The term of affordability for multi-family residential units for rent or lease is fifty (50) years from C of O.
b. The term of affordability for for-sale condominium units is thirty (30) years from C of O.
4. The
developer or manager shall provide an annual report to the HCD Director verifying the units qualify as
. The report shall identify the income of persons residing in the
and the housing costs, including rents, mortgages,
and association fees being charged, and any other relevant information requested by the HCD Director to verify the
is being utilized for affordable housing.
5. Compliance measures can be required at the time of approval, including but not limited to contracts, restrictive covenants, deed restrictions and stipulated penalties.
(Am. Ord. 11246, 2/18/2015; Am. Ord. 11640, 4/23/2019; Am. Ord. 11977, 12/20/2022)