5.12.12. TOOLE AVENUE AREA (TAA)

   Toole Avenue Sub-Area (TAS)

   The intent of this zone is to allow for and encourage development of northern Toole Avenue as per the Historic Warehouse Arts District Master plan. Incentives offered under the Downtown Core Sub-district of the infill incentive zone such as exemptions from MS&R setback, perimeter yards, lot coverage, parking and landscape screening requirements are included under this zone . Additionally, multifamily residential development (not currently allowed in the underlying I-1 zone ) shall be permitted.

   UA Annex Sub-Area (UAS)

   The intent of this zone is to allow for multifamily residential uses in areas that are within the underlying I-1 zoning, as well as to allow for parking incentives.

   El Presidio Sub-Area (EPS)

   El Presidio is one of Tucson's most historically significant neighborhoods and one of the country's oldest continuously inhabited places. Immediately adjacent to downtown, the neighborhood is located in the area of the 1776 Spanish fortress, Presidio San Agustin del Tucson. El Presidio is Tucson's birthplace, and as such, specific building heights , setbacks , and reductions in required parking has been mapped out to encourage density within this historic context. The development bridging downtown and El Presidio should protect the historic integrity and honor the distinctive character of this unique neighborhood.

FIGURE 5.12-TAA-A: MAP OF TOOLE AVENUE AREA AND SUB-AREAS

   A.   Toole Avenue Sub-Area (TAS)

      1.   Standards

         Figure 5.12-TAA-A shows the boundaries of the TAA and its Sub-Areas. Toole Avenue Sub-Area zoning regulations contained herein may be used in lieu of underlying zoning.

      2.   Building Placement

         Building placement and setback requirements in the TAS are as shown in Figure 5.12-TAS-A and Table 5.12-TAS-1.

FIGURE 5.12-TAS-A

TABLE 5.12-TAS-1

UA ANNEX SUB-AREA STANDARDS
BUILDING PLACEMENT STANDARDS
Build to Line (Distance from Property Line) (1)
Street Side	0 Ft.	A
Setback (Distance from Property Line)
Side Yard	0 Ft.	B
Rear Yard	0 Ft.	C
SPECIFIC REQUIREMENTS 1. Build-to line is defined as the line at which construction of a building façade is to occur on a lot. A build-to line runs parallel to, and is measured from, street front property lines and is established to create an even building façade line on a street . Build-to line applies to street frontage only (both primary and secondary streets at corner lots) and only applies when new building footprint exceeds 25% of the site area. Where applicable 75% of new building frontage must be located at or near the build-to line.

 

      3.   Building Heights , Floor Uses

         Building height and floor use requirements in the TAS are as shown in Figure 5.12-TAS-B and Table 5.12-TAS-2.

FIGURE 5.12-TAS-B

TABLE 5.12-TAS-2

TOOLE AVENUE SUB-AREA STANDARDS
BUILDING HEIGHT  STANDARDS
Mid-Rise Building Height  (1)	Six stories with a maximum height of 75 feet	D
Low-Rise Building Height	Two stories with a maximum height of 25 feet	E
First Floor Ceiling	12 Ft. Min Clearance	F
Building Height  Setbacks (distance from property line)
Mid-Rise Side Yard Setback	20 Ft.	G
Mid-Rise Street Side Setback	40 Ft.	H
FLOOR USES
Ground Floor (2,3,4,5)	Commercial Services and Retail Trade Uses that encourage street level activity are preferred, but office or residential uses may be used if the Commercial Services and Retail Trade Uses are not supported by market demand and contingent on new development meeting all other requirements of this table.	I
Upper Floors	Residential or Commercial Services	J
SPECIFIC REQUIREMENTS 1. Mid-Rise building height is 6 Stories or 75 Ft. (D) from the mid-rise setbacks (G, H). 2. All new construction shall have scale-defining architectural elements or details at first two levels. 3. A single plane of façade at the street level may not be longer than 50 Ft. without architectural relief or articulation such as windows, trellises and arcades. 4. Uses that create significant human activity at Street level such as pedestrian traffic and increases in business activity. 5. First floor level to be differentiated in form from upper levels.

 

      4.   Lot Coverage, Open Space, Pedestrian Access

         Lot coverage, open space and pedestrian access requirements in the TAS are as shown in Figure 5.12-TAS-C and Table 5.12-TAS-3.

FIGURE 5.12-TAS-C

TABLE 5.12-TAS-3

TOOLE AVENUE SUB-AREA STANDARDS
OPEN SPACE STANDARDS
Lot Coverage
Maximum Lot Coverage (1)	100%
Open Space
Open Space at Multi-Unit Dwellings (2,3,4)	30 Sq. Ft./DU or 20% of Lot Area (7)
Open Space Non-Residential (2,3,4)	Min. of 30% of Lot Area
Minimum Landscape Area	50% of Open Space (8)
Pedestrian Access (5)
Pedestrian Access to Open Space	Required	K
Main Entrance Location (6)	Primary Street (Toole Ave.)	L
SPECIFIC REQUIREMENTS 1. Lot Coverage is defined as the area of a site covered by buildings , storage areas and vehicular use areas. 2. Usable open space does not need to be located on the ground - green roof or terrace is acceptable. 3. Usable open space may be any combination of private and common space. 4. Parking may not be counted as open space. 5. Adequate shade shall be provided for sidewalks and pedestrian pathways, using shade structures or vegetation. 6. Main entrance locations shall be directly accessed from a sidewalk along a street rather than from a parking lot. 7. Open space at multi-dwelling units is 30 Sq. Ft. per dwelling unit or 20% of lot area, whichever is greater. 8. Minimum landscape requirement applies only to common area open space.

 

      5.   Building Massing Standards  

         Building Massing Standards in the TAS are as shown in Figure 5.12-TAS- D and Table 5.12- TAS-4. The Building Massing Standards apply to all Sub-Areas in the Toole Avenue Area.

FIGURE 5.12-TAS-D

TABLE 5.12-TAS-4

TOOLE AVENUE SUB-AREA STANDARDS
BUILDING MASSING STANDARDS
Articulation
Maximum unbroken building mass (1)	50 Ft. Max.	M
Bulk Reduction (Mid-Rise)
Bulk Reduction Setback (2)	12 Ft. Min.	N
Bulk Reduction Required Area	50% of Façade	O
Bulk Reduction Zone	Required Above Second Floor	P
SPECIFIC REQUIREMENTS 1. Any building over 50 Ft. wide must be broken down to read as a series of buildings no wider than 50 Ft. And should include a variety of façades. (M) 2. A step-back bulk reduction area a minimum of 12 ft. in depth (N) is required for at least 50% of the façade (O). No bulk reduction is required below the third floor. See figures above.

 

   B.   UA Annex Sub-Area (UAS)

      1.   Standards 

         Figure 5.12-TAA-A shows the boundaries of the TAA and its sub-areas. Zoning option standards for the UAS may be used in lieu of underlying zoning.

      2.   Residential Density

         Within the UAS the maximum permitted residential density is 100 DU/AC, regardless of commercial use.

      3.   Building Placement 

         Building placement requirements in the UAS are as shown in Figure 5.12- UAS-A and Table 5.12-UAS-1.

FIGURE 5.12-UAS-A

TABLE 5.12-UAS-1

UA ANNEX SUB-AREA STANDARDS
BUILDING PLACEMENT STANDARDS
Build to Line (Distance from Property Line) (1)
Street Side	0 Ft.	A
Setback (Distance from Property Line)
Side Yard	0 Ft.	B
Rear Yard	0 Ft.	C
SPECIFIC REQUIREMENTS 1. Build-to line is defined as the line at which construction of a building façade is to occur on a lot. A build-to line runs parallel to, and is measured from, street front property lines and is established to create an even building façade line on a street . Build-to line applies to street frontage only (both primary and secondary streets at corner lots) and only applies when new building footprint exceeds 25% of the site area. Where applicable 75% of new building frontage must be located at or near the build-to line.

 

      4.   Building Height , Floor Uses

         Building height and floor use requirements in the UAS are as shown in Figure 5.12-UAS-B and Table 5.12-UAS-2.

FIGURE 5.12-UAS-B

TABLE 5.12-UAS-2

UA ANNEX SUB-AREA STANDARDS
BUILDING HEIGHT  STANDARDS
Mid-Rise Building Height  (1)	75 Ft. Maximum or 6 Stories	D
Low-Rise Building Height	25 Ft. Maximum or 2 Stories	E
Building Height Setbacks (distance from property line)
Mid-Rise Side Setback	20 Ft.	F
FLOOR USES
Ground Floor (2,3,4,5)	Commercial Services and Retail Trade Uses ready that encourage street level activity are preferred, but office or residential uses may be used if Commercial Services and Retail Trade Uses are not supported by market demand and contingent on new development meeting all other requirements of this table.	G
Upper Floors	Residential or Commercial Services	H
SPECIFIC REQUIREMENTS 1. Mid-Rise building height is 6 Stories or 75 Ft. (D) from the mid-rise setback (F). 2. All new construction shall have scale-defining architectural elements or details at first two levels. 3. A single plane of façade at the street level may not be longer than 50 Ft. without architectural relief or articulation such as windows, trellises and arcades. 4. Uses that create significant human activity at Street level such as pedestrian traffic and increases in business activity is achieved by providing a mix of commercial, retail, office and residential uses at the street level. 5. First floor level to be differentiated in form from upper levels.

 

      5.   Lot Coverage, Open Space, Pedestrian Access

         Lot Coverage, open space, and pedestrian access requirements in the UAS are as shown in Figure 5.12-UAS-C and Table 5.12-UAS-3.

FIGURE 5.12-UAS-C

TABLE 5.12-UAS-3

UA ANNEX SUB-AREA STANDARDS
OPEN SPACE STANDARDS
Lot Coverage
Maximum Lot Coverage (1)	100%
Open Space
Open Space at Multi-Unit Dwellings (2,3,4)	30 Sq. Ft./DU or 30% of Lot Area (5)
Open Space Non-Residential (2,3,4)	Min. of 30% of Lot Area
Minimum Landscape Area	50% of Open Space (7)
Pedestrian Access
Pedestrian Access to Open Space	Required	I
Main Entrance Location (6)	Primary or Secondary Street	J
SPECIFIC REQUIREMENTS 1. Covered by impervious surfaces such as, but not limited to buildings , drives, or parking. 2. Usable open space does not need to be located on the ground - green roof or terrace is acceptable 3. Usable open space may be any combination of private and common space. 4. Parking may not be counted as open space. 5. Open space at multi-dwelling units is 30 Sq. Ft. per dwelling unit or 30% of lot area, whichever is greater. 6. Main entrance locations shall be directly accessed from a sidewalk along a street rather than from a parking lot. 7. Minimum landscape requirement applies only to common area open space.

 

      6.   Building Massing

         Building massing requirements in the UAS are as shown in Figure 5.12- UAS-D and Table 5.12-UAS-4.

FIGURE 5.12-UAS-D

TABLE 5.12-UAS-4

UA ANNEX SUB-AREA STANDARDS
BUILDING MASSING STANDARDS
Articulation
Maximum unbroken building mass (1)	50 Ft. Max.	K
View Corridors
Low-Rise Façade (2)	25% of Façade Min.	L
Mid-Rise Façade (3)	150 Linear Ft. Unbroken Max.	M
Low-Rise Height	25 Ft. Max or 2 Stories	N
SPECIFIC REQUIREMENTS 1. Any building over 50 Ft. wide must be broken down to read as a series of buildings no wider than 50 Ft. and should include a variety of façades. 2. To preserve view corridors, a minimum of 25% of the façade must be set aside as low-rise, and the low-rise façade may not exceed 2 stories or 25 Ft. in height. On corner lots this requirement applies to one street only. 3. Mid-rise façades of more than 150 continuous linear feet must be broken by a mid-rise façade not to exceed 4 stories or 50 Ft. in height as shown in the Figure above.

 

   C.   El Presidio Sub-Area (EPS)

      1.   Standards  

         Figure 5.12-TAA-A shows the boundaries of the TAA and its sub-areas. In the El Presidio Sub-Area the zoning regulations contained herein may be used in lieu of underlying Zoning.

      2.   Residential Density

         Within the El Presidio Sub-Area the maximum permitted residential density is 100 DU/AC regardless of commercial use.

      3.   Building Placement

         Building placement and setback requirements in the EPS are as shown in Figure 5.12-EPS-A and Table 5.12-EPS-1.

FIGURE 5.12-EPS-A

TABLE 5.12-EPS-1

EL PRESIDIO SUB-AREA STANDARDS
BUILDING PLACEMENT STANDARDS
Build to Line (Distance from Property Line)
Street or Alley  (1,2)	0 Ft.	A
Setback (Distance from Property Line)
Side Yard	0 Ft.	B
Pedestrian Lane	0 Ft.	C
SPECIFIC REQUIREMENTS 1. Build-to line is defined as the line at which construction of a building façade is to occur on a lot. A build-to line runs parallel to, and is measured from, street front property lines and is established to create an even building façade line on a street . Build-to line applies to street frontage only (both primary and secondary streets at corner lots) and only applies when new building footprint exceeds 25% of the site area. Where applicable 75% of new building frontage must be located at or near the build-to line. 2. Projects that develop 50% or more of mid-block land shall set aside a pedestrian lane for pedestrian access.

 

      4.   Building Heights , Floor Uses

         Building heights and floor use requirements in the EPS are as shown in Figure 5.12-EPS-B and Table 5.12-EPS-2.

FIGURE 5.12-EPS-B

TABLE 5.12-EPS-2

EL PRESIDIO SUB-AREA STANDARDS
BUILDING HEIGHT  STANDARDS
Maximum Building Height  (1)	160 Ft. Max or 14 stories
High-Rise Zone	90 Ft. -160 Ft.
Mid-Rise Zone	50 Ft. - 90 Ft.
Low-Rise Zone	30 Ft. -50 Ft.
Historic Zone Height Setback (2)	Consistent with Historic District
Block 175 Building Heights (3)
Floors 6-7	90 Ft. Max or 7	C
Floors 3-5	65 Ft. Max or 5	D
Floor 2	30 Ft. Max or 2	E
Floor 1	Consistent with ct *	F
Block 175 Building Height  Setbacks (3)
Mid-Rise Setback	50 Ft.	G
Low-Rise Setback	50 Ft.	H
Historic Zone Height Setback	15 Ft.	I
FLOOR USES
Ground Floor (4,5)	Commercial Services or Retail
Upper Floors	Residential Services
SPECIFIC REQUIREMENTS 1. Maximum Building Height is 160 Ft. or 14 stories (C). See Figure 5.12-EPS-B for additional height limits and setbacks. 2. Building heights are limited to one story. Further, heights of principal structures shall not exceed height of other principal structures within the development zone and height of accessory structures shall not exceed the height of other accessory structures within the development zone . See Figure 5.12- EPS-B for intent. Development Zone shall be as defined by the UDC within the context of HPZ overlay zone design standards . 3. For Block 175, see Figure 5.12-EPS-B for specific building height and setback requirements. 4. Ground floor level to be consistent in design with HPZ Standards . 5. Street -level activity is encouraged by *

 

   * Editor's Note: So in Ord. 11246.

      5.   Lot Coverage, Open Space, Pedestrian Access

         Lot coverage, open space and pedestrian access requirements in the EPS are as shown in Figure 5.12-EPS-C and Table 5.12.2-EPS-3.

FIGURE 5.12-EPS-C

TABLE 5.12-EPS-3

EL PRESIDIO SUB-AREA STANDARDS
OPEN SPACE STANDARDS
Lot Coverage
Maximum Lot Coverage (1)	100%
Open Space
Open Space at Multi-Unit Dwellings (2,3,4)	30 Sq. Ft./DU or 30% of Lot Area (7)
Open Space Non-Residential (2,3,4)	Min. of 30% of Lot Area
Minimum Landscape Area	50% of Open Space (9)
Pedestrian Access (5)
Pedestrian Access to Open Space	Required	L
Main Entrance Location (6)	Primary Street	M
Pedestrian Lanes (8)
Minimum Width	30 Ft.	N
SPECIFIC REQUIREMENTS 1. Covered by impervious surfaces such as, but not limited to buildings , drives, or parking. 2. Usable open space does not need to be located on the ground - green roof or terrace is acceptable. 3. Usable open space may be any combination of private and common space. 4. Parking may not be counted as open space. 5. Adequate shade shall be provided for sidewalks and pedestrian pathways, using shade structures or vegetation. 6. Main entrance locations shall be directly accessed from a sidewalk along a street rather than from a parking lot. 7. Open space at multi-dwelling units is 30 Sq. Ft. per dwelling unit or 30% of lot area, whichever is greater. 8. For projects that propose to develop the entire block : two pedestrian lanes are required at ground level only; one running roughly north/south through the site, and the other running roughly east/west. 9. Minimum landscape requirement applies only to common area open space.

 

      6.   Massing Standards  Building  

         Building massing requirements in the EPS are as shown in Figure 5.12- EPS-D and Table 5.12-EPS-4.

FIGURE 5.12-EPS-D

TABLE 5.12-EPS-4

EL PRESIDIO SUB-AREA STANDARDS
BUILDING MASSING STANDARDS
Articulation
Maximum unbroken building mass (1)	50 Ft. Max.	O
O Bulk Reduction (High Rise)
Bulk Reduction Setback (2)	12 Ft. Min.	P
Bulk Reduction Required Area	50% of Façade	Q
Bulk Reduction Zone	Required Above Fifth Floor	R
SPECIFIC REQUIREMENTS 1. Any building over 50 Ft. wide must be broken down to read as a series of buildings no wider than 50 Ft. (O) and should include a variety of façades. 2. A step-back bulk reduction area a minimum of 12 ft. in depth (P) is required for at least 50% of the façade (Q). No bulk reduction is required below the sixth floor. See figures above.

 

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