5.12.11. DOWNTOWN LINKS SUBDISTRICT (DLS)

FIGURE 5.12-DLS-A: MAP OF DOWNTOWN LINKS SUB-DISTRICT

   A.   DLS Areas and Sub-Areas

      The DLS is divided into the following Areas:

      1.   Toole Avenue Area (TAA)

         a.   Toole Avenue Sub-Area (TAS)

         b.   UA Annex Sub-Area (UAS)

         c.   El Presidio Sub-Area (EPS)

      2.   Warehouse Triangle Area (WTA)

      3.   Fourth Avenue Area (FAA)

         a.   Fourth Avenue Historic Sub-Area (FHS)

         b.   Fourth Avenue Sub-Area (FAS)

      4.   Iron Horse Area (IHA)

         a.   Armory Park and Iron Horse, Mixed Use Sub-Area (AIH-MS)

         b.   Iron Horse, Low Density Residential Sub- Area (IH-RS)

      5.   Stone/Sixth Area (SSA)

         a.   Stone Sub-Area (STS)

         b.   Sixth Street Sub-Area (SSS)

   B.   Required Use and Development  Standards and Notations

      1.   Required use and development  standards in the DLS Sub-Areas are set forth in the Tables and Diagrams for each DLS Area. Uses that are similar in nature and intensity as those listed may be permitted by Special Exception through the procedures for Special Exceptions in Section 4.3.2, provided the PDSD Director finds the proposed use to be in accordance with Section 5.12.1, Purpose.

      2.   The numbers in the Tables following a use or a standard correspond to the specific requirements of that use or standard (see Tables in each Sub-Area)

      3.   The letters in the Tables correspond to the letters in the Diagrams in each Sub-Area.

      4.   Illustrations and Figures used in the DLS are not regulatory unless referred to by a standards table.

      5.   To encourage innovative design solutions, Section 5.12.8.C may be used for an urban design best practice option.

      6.   Open space refers to public, private, and common area locations. Balconies are not considered open space. Common areas may include areas used by tenants or customers and/or the public where practicable. The percentage of open space in all Area and Sub- Area developments may be calculated as a combination of all three types of open space. Open space is encouraged at the street level. Pedestrian access to open space may be required as determined practicable by the PDSD Director.

      7.   In the event that a development has ownership of property on both sides of an alley (named or unnamed), the indicated setbacks and bulk reduction prescribed below, may be waived. The waiver can be issued if it is warranted by best practices, it does not significantly impact privacy, and has been recommended by the Design Professional and approved by the PDSD Director.

   C.   Permitted Uses for all Areas and Sub-Areas in the DLS

      Permitted land uses under the DLS zoning option are shown in Table 5.12-DLS-1 for each DLS Area; Use Specific Standards for Table 5.12-DLS-1 are listed below.

      1.   In the UAS all land uses must comply with the standards as set forth in the I-1 underlying zoning except that residential uses for C-3 zoning are allowed. Automotive service uses are not permitted.

      2.   Uses similar in nature and intensity to the uses permitted in the DLS may be permitted as a Special Exception land use pursuant to the Special Exception Process under Section 3.4.2.

TABLE 5.12-DLS-1

PERMITTED USES
LAND USE TYPE	PERMITTED USES IN THE FOLLOWING DLS AREAS
	TAS	UAS	EPS	WTA	FAA	AIH- MS	IH-RS	STS	SSS
COMMERCIAL SERVICES GROUP
Administrative and Professional Offices	P	P	P	P	P	P (1)		P	P
Alcoholic Beverage Sale: Microbrewery as an accessory use to this group	P	P	P	P	P	P (1)		P (1)	P
Animal Services	P (2)	P (2)	P (2)	P (2)	P (2)	P (2)		P (2)	P (2)
Commercial Recreation	P (3)	P (3)	P (3)	P (3)	P (3)			P (3)	P (3)
Day Care	P	P	P	P	P	P (1)		P	P
Entertainment	P (3)	P (3, 4)	P (3, 4)	P (3, 4)	P (3, 4)			P (3, 4)	P (3, 4)
Financial Services	P (5, 6)	P (5, 6)	P (5, 6)	P (5, 6)	P (5, 6)	P (1, 5, 6)		P (1, 5, 6)	P (5, 6)
Food Service	P (7, 8)	P (7, 8)	P (7, 8)	P (7, 8)	P (7, 8)	P (1, 7, 8)		P (1, 7, 8)	P (7, 8)
Medical Services - Outpatient	P (9)	P (9)	P (9)	P (9)	P (9)	P (9)		P (9)	P (9)
Parking	P	P (12)	P (12)	P (12)				P	P (12)
Personal Services	P	P	P	P	P	P (1)		P	P
Research and Product Development	P (10)	P (10)	P (10)	P (10)	P (10)	P		P (10)	P (10)
Technical Services	P	P	P	P	P			P	P
Trade Service and Repair- Minor	P	P	P	P	P	P (1)		P	P
Transportation Service- Land Carrier	P (11)	P (11)	P (11)	P (11)	P (11)			P (11)	P (11)
Travelers Accommodations, Lodging	P (13)	P (13)	P (13)	P (13)	P (1, 13, 14)	P (13)	P (13)
RETAIL USE GROUP
Food and Beverage Sales	P (5)	P (5)	P (5)	P (5)	P (5)	P (1, 5, 18)		P (5)	P (5)
General Merchandise Sales	P (5, 15, 16, 17)	P (5, 15, 16, 17)	P (5, 15, 16, 17)	P (5, 15, 16, 17)	P (5, 15, 16, 17)	P (1, 5, 15, 16, 17)		P (5, 15, 16, 17)	P (5, 15, 16, 17)
Vehicle Rental	P (12)	P (12)	P (12)	P (12)	P (12)			P (12)	P (12)
CIVIC USE GROUP
Civic Assembly	P	P	P	P	P	P		P	P
Cultural Use	P	P	P	P	P	P		P	P
Educational Uses Post-secondary Institution or Instructional School	P	P	P	P	P			P	P
Membership Organization	P	P	P	P	P			P	P
Postal Services	P	P	P	P	P	P	P	P	P
Religious Use	P	P	P	P	P	P	P	P	P
Protective Services	P	P	P	P	P	P		P	P
RECREATIONAL USE GROUP
Parks and Recreation	P (3)	P (3)		P (3)	P (3)	P (20)	P (20)	P (3)	P (3)
RESIDENTIAL USE GROUP
Family Dwelling	P (28)	P (28)	P (28)	P (28)	P (28)	P (28)	P	P (28)	P (28)
Group Dwelling	P (29)	P (29)	P (29)	P (29)	P (29)			P (29)	P (29)
Artist Studio/Res.	P (19)	P (19)	P (19)	P (19)	P (19)	P (19)	P (19)	P (19)	P (19)
Residential Care Services- Adult Care Service or Physical or Behavioral Health	P (21, 23)	P (21, 23)	P (21, 23)	P (21, 23)	P (21, 23)	P (21, 23)		P (21, 23)	P (21, 23)
Residential Care Services/ Rehabilitation Services	P (22)	P (22, 23)	P (22, 23)	P (22, 23)	P (22, 23)	P (1, 22, 23)		P (22, 23)	P (22, 23)
Home Occupation	P (24)	P (24)	P (24)	P (24)	P (24)	P (24)	P (24)	P (24)	P (24)
INDUSTRIAL GROUP
Craft work	P	P	P	P	P	P	P	P	P
General Manufacturing	P (25)	P (25)	P (25)	P(25)	P (25)			P (25)	P (25)
Perishable Goods Manufacturing -	P (26)	P(26)	P(26)	P(26)	P (1) (26)		P(26)	P(26)	P(26)
Precision Manufacturing	P (25)	P (25)	P (25)	P (25)	P (25)			P (25)	P (25)
Primary Manufacturing	P (25)	P (25)	P (25)	P (25)	P (25)			P (25)	P (25)
Salvaging or Recycling	P (27)	P (27)	P (27)	P (27)	P (27)			P (27)	P (27)

 

   D.   Use Specific Standards for Table 5.12-DLS-1

      1.   Permitted only on Ninth Street in the AIH-MS. Permitted only in Stone Avenue in STS.

      2.   The use must be entirely contained in the interior of the building and is not permitted in any yard or patio.

      3.   Large recreational facilities of more than 25,000 sq. ft. of floor area (including gross floor area and any outside areas providing service to the public) are not allowed.

      4.   Circuses, carnivals, or tent shows are not allowed.

      5.   Drive-through services are not allowed.

      6.   Non-chartered financial institution facilities, such as payday loan facilities are not allowed.

      7.   Drive-in and drive-through restaurants are not allowed.

      8.   Soup kitchens are not allowed.

      9.   Blood donor centers are not allowed.

      10.   Only scientific, non-industrial type of research and development is allowed.

      11.   The use is limited to public transit stops.

      12.    No surface parking lots . Vehicle parking must be located in a structure . It is recognized that projects may be proposed in phases. In the event that Phase 1 of a project 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.

      13.   Hotels may not provide individual room access from the exterior of the building .

      14.   Limited to Bed & Breakfast only. Permitted for up to 20 guests for a maximum of 14 days. No more than 20 sleeping rooms may be used by guests. Meals may be served only to guests staying at the facility. Separate cooking facilities in guest rooms are prohibited.

      15.   Display or storage of fertilizer, manure, or other odorous material is not allowed.

      16.   Gas stations are not allowed.

      17.   Motor vehicle sales are not allowed.

      18.   No alcoholic beverage sales.

      19.   Adequate measures required to assure the health, safety and welfare of the occupants or adjacent residents' property in relation to any industrial process, use or storage. Additionally, appropriate building code occupancy separation must be ensured. On-site sale of the artists' products, including occasional shows of the artist' works are permitted secondary uses.

      20.   Limited to Neighborhood Parks Recreation. In addition to City of Tucson/Pima County Outdoor Lighting Code Chapter 6, Section 601- 603, Recreational Facilities, any outdoor lighting associated with the use must be located and directed to eliminate glare toward streets and adjoining residential areas.

      21.   Care is permitted for a maximum of 20 residents.

      22.   Care is permitted for a maximum of 10 residents.

      23.   If licensing is required by the state of Arizona for the use, proof of such licensure must be provided.

      24.   Permitted as an accessory use to a Family Dwelling, excluding Day Care and Traveler's Accommodation Lodging. The use may not create any nuisance, hazard or other offensive condition, such as that resulting from noise, smoke, dust, odors or other noxious emissions.

      25.   Permitted as an accessory use to the Commercial Services and Retail use groups, and limited to 50% of the gross floor area.

      26.   Limited to baked goods, confectionary other food products manufacturing.

      27.   Permitted as an accessory land use to religious, commercial services, retail trade use groups and educational use. Salvaging and recycling is limited to recycling collection bins and to empty household product containers, such as, but not limited to, aluminum cans, glass and plastic bottles, and newspaper.

      28.   For Family Dwelling uses, only Multifamily Dwelling and Single-family Attached  Developments are allowed.

      29.   Group Dwellings that meet the IID definition for that term in Section 11.4.8.G require Mayor and Council approval pursuant to Section 3.4.4 Mayor and Council Special Exception Procedure.

   E.   Downtown Links Roadway

      Development under the Downtown Links Sub-District portion or the UDC is prohibited within the right-of-way of the future downtown links roadway project . Preliminary location of future right-of-way is depicted on sub-area maps.

   F.   Historic Preservation

      The maps included in this document attempt to show the "contributing" or "eligible" properties from information available as of June 2014. It is the responsibility of each applicant for this zoning option to verify the current eligibility status of the property in question with the Office of Historic Preservation.

   G.   Loading, Solid Waste, Landscaping and Screening for all Areas and Sub- Areas in the DLS

      Loading and solid waste collection and landscaping and screening requirements in all DLS Areas and Sub-Areas are provided in Table 5.12-DLS-2.

TABLE 5.12-DLS-2

 

LOADING AND SOLID WASTE

Loading requirements must comply with Section 7.4 et seq. for the land use group or class. (1)

Solid waste collection requirements must comply with COT Administrative Manual Section 8.01 et seq. for solid waste. (2)

LANDSCAPING AND SCREENING

A complete or partial exception to the landscaping and screening requirements in Section 7.6 may be granted by the PDSD Director, if shade along sidewalks, pedestrian circulation paths or outdoor patios is provided for pedestrians and customers in accordance Section 5.12.6.A.2. Alternative pedestrian access that creates connectivity between public entrances to the project and abutting sidewalk is allowed if no safety hazard is created. All pedestrian access must conform to the accessibility standards of the City's Building Code.

SPECIFIC STANDARDS 1. Off-street loading zone  standards may be reduced or waived if PDSD and the Dept. of Transportation determine that no traffic safety issue is created. 2. On-site refuse collection container requirements governing access, type, and location may be modified if the Environmental Services Dept. determines that no public health or traffic safety issues are created. Group solutions (multiple site, multiple owners) to refuse collection are encouraged.

 

   H.   Solar Exposure

      Solar Exposure standards for all Sub-Districts in the DLS provided in Table 5.12- DLS-3.

TABLE 5.12-DLS-3

 

SOLAR EXPOSURE
Maximum Glass on East and West	50% of Façade
Minimum shade on East and West glass (1)	50%
Maximum glass on North and South	Unlimited
Minimum shade on North and South glass	0%
SPECIFIC REQUIREMENTS 1. Percentage of glass must be shaded between 10 AM and 3 PM between May through October.

 

   I.   Parking 

      Parking standards for all DLS Areas and Sub-Areas are shown in Figure 5.12-E and Table 5.12-DLS-5. Additionally the General IID parking standards in Section 5.12.6.M apply.

FIGURE 5.12.E 

TABLE 5.12-DLS-5

PARKING
Location (Distance from Property Line)
Street Setback (5)	30 Ft.	T
Pedestrian Easement Setback	5 Ft.	U
Side Setback (8)	0 Ft.	V
Required Spaces
Off-street (1, 4)	Non-residential = 0 Residential = 1/DU
Accessible (2, 3)	Compliance with the accessible parking requirements in the UDC for the underlying zone .
Bicycle Facilities  (2)	Compliance with the requirements in the UDC for the underlying zone .
Vehicular Access Points (9)
Maximum Allowable Width	24 Ft.	W
Maximum Allowable Number	1 Drive/Primary Street (6)	X
Alley Access (7)	1 Drive per property at FAS and IHA-RS Sub-Areas only	Z
SPECIFIC REQUIREMENTS 1. Commercial parking not required. Residential uses are required to provide 1 space per unit. Further reduction in required on-site residential parking can be achieved through an IID Parking Plan prepared pursuant to Section 5.12.E; leased spaces from an off-site location; or an on-site care-share program. 2. Required accessible spaces and bicycle facilities may not be reduced or eliminated. The number of required accessible spaces is governed by the Building Code. The number of bicycle spaces required for a proposed use is governed by Section 7.4.8. 3. Accessible spaces may be provided 1) on-site, 2) off site within one quarter of a mile of the project site through a shared parking agreement, or 3) on street on the same side of the street up to five spaces. 4. Surface parking is allowed only within a structure at sites developed with Floor Area Ratios of 3.0 and above. 5. In the Armory Park, Low Density Residential Infill Sub-Area, parking setback may be reduced to 10 feet from the front property line. 6. At corner lots, vehicular access points may not be located on a primary street . At all other lots, vehicular access points are limited to one per primary street , except in the Fourth Avenue Sub-Area (FAS), where vehicular access lanes may not be located on Fourth Avenue. 7. Access to parking spaces in the Iron Horse, Low Density Residential Infill Sub-Area and the Fourth Avenue Historic and Fourth Avenue Sub-Areas may be had by way of existing alleys  (Z). 8. Zero foot setback is also allowed at Union Pacific frontage. 9. In the El Presidio Sub-Area (ESP) vehicular access to Block 175 (bounded by Church Avenue, Council Street, Court Avenue, and Franklin Street) Shall be limited to access from Church Avenue.

 

   J.   Alleyways and Pedestrian Access Lanes 

      Development in the DLS is intended to encourage and support an active, secure and comfortable pedestrian environment. Property fronting alleys and pedestrian lanes should have interesting treatments, such as landscaping and wall art. Alleys and pedestrian access lanes are opportunities for a great place to walk and other active uses, such as spillover activities from the ground level Commercial Services and Retail Trade uses. Special festive lighting is encouraged in alleyways to complement street lighting and to illuminate the space for events. At corner sites, building design and orientation may be organized to have active "frontage" on the alleyway . Architectural elements such as landscaping should be incorporated into properties fronting alleys to screen utility service activities.

(Ord. 11246, 2/18/2015; Am. Ord. 11977, 12/20/2022)