Section
5.1. PURPOSE OF OVERLAY
5.2. HILLSIDE DEVELOPMENT
(HDZ)
5.2.1. Introduction
5.2.2. Purpose
5.2.3. Applicability
5.2.4. Permitted Uses
5.2.5.
Standards
5.2.6. Natural Areas
5.2.7. Hillside
Improvement Standard
5.2.8. Maintenance and Protection
5.2.9. Enforcement
5.2.10. Variances
5.3. SCENIC CORRIDOR
(SCZ)
5.3.1. Introduction
5.3.2. Purpose
5.3.3. Applicability
5.3.4.
Buffer Area
5.3.6. Siting and View Corridors
5.3.8. Screening
5.3.10. Additional Design Considerations
5.3.11. Review and Approval Procedure
5.3.12. Submittals
5.3.14. Variances
5.3.15. Designation, amendment, or change of boundaries for a Scenic Corridor
5.4.
(MS&R)
5.4.1. Purpose
5.4.2. Applicability
5.4.3. MS&R Adoption and Amendment
5.4.4. Establishment of
and
5.4.5. Permitted Use of
5.4.6. MS&R
and Parking Adjustment
5.4.7. MS&R Right-of-Way Use Modification Request
5.5. GATEWAY CORRIDOR
(GCZ)
5.5.1. Purpose
5.5.2. Applicability
5.5.3. Review and Approval Procedure
5.5.4.
Standards
5.5.5. Designation, amendment, or change of boundaries
5.5.6. Variances
5.6.
ENVIRONS
(AEZ)
5.6.1. Purpose
5.6.2. Establishment, Designation, and Amendment of AEZ Maps
5.6.3. Applicability in the TIA Environs
5.6.4. TIA Environs
5.6.5.
Use
for the TIA Environs
5.6.6. Noise Control Districts
5.6.7. Applicability in the DMAFB Environs
5.6.8. Approach Departure Corridors (ADC) for DMAFB
5.6.9. Noise Control District for DMAFB Environs
5.6.10. Special Exception
5.6.11.
for TIA and DMAFB Environs
5.7. ENVIRONMENTAL RESOURCE
(ERZ)
5.7.1. Purpose
5.7.2. Applicability
5.7.3.
Options
5.7.4.
Standards
5.7.5. Standards for Encroachment
5.7.6. Standards for Fences, Walls, and Exterior Lighting
5.7.7. Variances and Amendments
5.8. “H” HISTORIC PRESERVATION
(HPZ) AND “HL”
(HL)
5.8.1. Purpose
5.8.2. Applicability
5.8.3. Standards for Establishing and Amending HPZs
5.8.4. Steps to Establish or Amend a HPZ
5.8.5. Standards for Establishing and Amending HLs
5.8.6. Steps to Establish or Amend a HL
5.8.7. Permitted Uses
5.8.8. Design Review Required
5.8.9. Design Standards
5.8.10. Demolition Review Required
5.8.11. Maintenance
5.8.12. Pending Historic Preservation
5.9. DRACHMAN SCHOOL OVERLAY
(DSO)
5.9.1. Introduction
5.9.2. Purpose
5.9.3. Establishment
5.9.4. Applicability
5.9.5. Permitted
5.9.6. Accessory
5.9.7. Height and
Standards
5.9.8. Parking
5.9.9. Lighting
5.9.11. All Other
Standards
5.9.12. Design Standards and Review
5.10. NEIGHBORHOOD PRESERVATION
(NPZ)
5.10.1. Purpose
5.10.2. Establishing an NPZ
5.10.3. Neighborhood Preservation
(NPZ) Design Review Procedure
5.11. [RESERVED]
5.12. DOWNTOWN AREA INFILL INCENTIVE
(IID)
5.12.1. Purpose
5.12.2. Establishment
5.12.3. Definitions
5.12.4. Applicability
5.12.5. IID Plan Submittal Requirements
5.12.6. IID Plan Review and Approval Procedures Under the IID Zoning Option
5.12.7. Rio Nuevo Area (RNA) Zoning Design Standards
5.12.8. General IID Zoning Option Design Standards
5.12.9. Greater Infill Incentive Subdistrict (GIIS)
5.12.10. Downtown Core Subdistrict (DCS)
5.12.11. Downtown Links Subdistrict (DLS)
5.12.12. Toole Avenue Area (TAA)
5.12.13. Warehouse Triangle Area (WTA)
5.12.14. Fourth Avenue Area (FAA)
5.12.15. Iron Horse Area (IHA)
5.12.16. Stone/Sixth Area (SSA)
5.12.17. [Reserved]
5.12.18. Illustrative Map
5.13. URBAN OVERLAY DISTRICT (UOD)
5.13.1. Purpose
5.13.2. Initiation
5.13.3. Establishment
5.13.4.
Standards
5.13.5. Application
5.13.6.
Review
5.13.7. Enforcement
5.13.8. Interpretation
5.13.9. Amendment Procedures
5.13.10. Waiver
This article provides for overlays that impose standards and procedures that are in addition to those required under base zoning standards. Where there is a conflict between the standards of a base
and an overlay
, the standards of the overlay
shall apply, except for the Urban Overlay District (UOD) and Downtown Area Infill Incentive District (IID) that provide flexible
options to landowners rather than mandatory requirements.
Tucson is surrounded by mountains. These mountainous areas exhibit steep
that may contain unstable rock and soils.
on potentially unstable soils or rock can be hazardous to life and property.
in these areas should utilize construction methods that ensure
stabilization and minimize soil
. Tucson’s mountains and foothills are valuable scenic resources that should be preserved. Dominant
and ridges should be protected in order to preserve the
’s unique visual setting, promote its economic well-being, and encourage tourism. Regulating the intensity of
according to the natural characteristics of hillside terrain, such as degree of
, significant vegetation and landforms, and soil stability and existing drainage patterns, will allow for
in hillside areas while minimizing the physical impacts of such
.
This
provides for the reasonable use of hillside areas and related lands while protecting the public health, safety, and general welfare by:
A. Determining whether certain types of soil conditions exist, such as loose or easily eroded soils or rocky soils that may require blasting, and utilizing appropriate engineering technology to result in stable
during and subsequent to
;
B. Reducing water runoff, soil
, and rock slides by minimizing
and by requiring
and
restoration;
C. Permitting intensity of
with the natural characteristics of hillside terrain, such as degree of
, significant landforms, soil suitability, and existing drainage patterns;
D. Preserving the scenic quality of the desert and mountain environment through the retention of dominant
and ridges in their natural states;
E. Reducing the physical impact of hillside
by encouraging innovative
and architectural design, minimizing
, and requiring restoration of graded areas;
F. Providing safe and convenient vehicular access by encouraging
on the less steeply sloped terrain; and,
G. Promoting cost-efficient public services by encouraging
on the less steeply sloped terrain, thereby minimizing service extensions and utility costs and maximizing access for all necessary life safety services.
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