5.12.12.   TOOLE AVENUE AREA (TAA)
   Toole Avenue Sub-Area (TAS)
   The intent of this is to allow for and encourage of northern Toole Avenue as per the Historic Warehouse Arts Master plan. Incentives offered under the Downtown Core Sub-district of the infill incentive such as exemptions from MS&R setback, perimeter yards, lot coverage, parking and landscape screening requirements are included under this . Additionally, multifamily residential (not currently allowed in the underlying I-1 ) shall be permitted.
 
   UA Annex Sub-Area (UAS)
   The intent of this 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 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 , , and reductions in required parking has been mapped out to encourage density within this historic context. The 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.   
         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.    Placement
          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
PLACEMENT
Build to Line (Distance from Property Line) (1)
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 façade is to occur on a lot. A build-to line runs parallel to, and is measured from, front property lines and is established to create an even façade line on a . Build-to line applies to frontage only (both primary and secondary streets at corner lots) and only applies when new exceeds 25% of the site area. Where applicable 75% of new frontage must be located at or near the build-to line.
 
      3.    , Floor Uses
          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
Mid-Rise (1)
Six stories with a maximum height of 75 feet
D
Low-Rise
Two stories with a maximum height of 25 feet
E
First Floor Ceiling
12 Ft. Min Clearance
F
(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 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 meeting all other requirements of this table.
I
Upper Floors
Residential or Commercial Services
J
SPECIFIC REQUIREMENTS
1. Mid-Rise 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 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 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
OPEN SPACE
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 , 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 or vegetation.
6. Main entrance locations shall be directly accessed from a sidewalk along a 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.    Massing
          Massing in the TAS are as shown in Figure 5.12-TAS- D and Table 5.12- TAS-4. The Massing apply to all Sub-Areas in the Toole Avenue Area.
 
FIGURE 5.12-TAS-D
 
TABLE 5.12-TAS-4
 
TOOLE AVENUE SUB-AREA
MASSING
Articulation
Maximum unbroken 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
Required Above Second Floor
P
SPECIFIC REQUIREMENTS
1. Any over 50 Ft. wide must be broken down to read as a series of 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.   
         Figure 5.12-TAA-A shows the boundaries of the TAA and its sub-areas. Zoning option 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.    Placement
          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
PLACEMENT
Build to Line (Distance from Property Line) (1)
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 façade is to occur on a lot. A build-to line runs parallel to, and is measured from, front property lines and is established to create an even façade line on a . Build-to line applies to frontage only (both primary and secondary streets at corner lots) and only applies when new exceeds 25% of the site area. Where applicable 75% of new frontage must be located at or near the build-to line.
 
 
      4.    , Floor Uses
          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
Mid-Rise (1)
75 Ft. Maximum or 6 Stories
D
Low-Rise
25 Ft. Maximum or 2 Stories
E
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 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 meeting all other requirements of this table.
G
Upper Floors
Residential or Commercial Services
H
SPECIFIC REQUIREMENTS
1. Mid-Rise 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 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 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 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
OPEN SPACE
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 , 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 rather than from a parking lot.
7. Minimum landscape requirement applies only to common area open space.
 
 
      6.    Massing
          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
MASSING
Articulation
Maximum unbroken 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 over 50 Ft. wide must be broken down to read as a series of 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 mid-rise, and the mid-rise façade may not exceed 4 stories or 50 Ft. in height. On corner lots this requirement applies to one 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.   
         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.    Placement
          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
PLACEMENT
Build to Line (Distance from Property Line)
or (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 façade is to occur on a lot. A build-to line runs parallel to, and is measured from, front property lines and is established to create an even façade line on a . Build-to line applies to frontage only (both primary and secondary streets at corner lots) and only applies when new exceeds 25% of the site area. Where applicable 75% of new frontage must be located at or near the build-to line.
2. that develop 50% or more of mid-block land shall set aside a pedestrian lane for pedestrian access.
 
      4.    , Floor Uses
          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
Maximum (1)
160 Ft. Max or 14 stories
High-Rise
90 Ft. -160 Ft.
Mid-Rise
50 Ft. - 90 Ft.
Low-Rise
30 Ft. -50 Ft.
Historic Height Setback (2)
Consistent with Historic
Block 175 (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 (3)
Mid-Rise Setback
50 Ft.
G
Low-Rise Setback
50 Ft.
H
Historic Height Setback
15 Ft.
I
FLOOR USES
Ground Floor (4,5)
Commercial Services or Retail
Upper Floors
Residential Services
SPECIFIC REQUIREMENTS
1. Maximum is 160 Ft. or 14 stories (C). See Figure 5.12-EPS-B for additional height limits and setbacks.
2. are limited to one story. Further, heights of principal shall not exceed height of other principal within the and height of shall not exceed the height of other within the . See Figure 5.12- EPS-B for intent. shall be as defined by the UDC within the context of HPZ overlay design .
3. For Block 175, see Figure 5.12-EPS-B for specific height and setback requirements.
4. Ground floor level to be consistent in design with HPZ .
5. -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
OPEN SPACE
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 , 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 or vegetation.
6. Main entrance locations shall be directly accessed from a sidewalk along a 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 that propose to develop the entire : 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
          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
MASSING
Articulation
Maximum unbroken 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
Required Above Fifth Floor
R
SPECIFIC REQUIREMENTS
1. Any over 50 Ft. wide must be broken down to read as a series of 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)