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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.
The provisions of the Hillside Development
(HDZ) apply to newly proposed
or individual
in the areas listed below. (See Figure 5.2-A.)
A.
and
Areas
Any
or
containing
and
areas designated for protection by the Mayor and Council, as shown on the
. The whole
is included if any portion of the
is within the
and
Area.
B.
Areas of 15% or Greater
Any
or
containing
of 15% or greater, as shown on the HDZ Maps. The whole
is included if any portion of the
is over 15%.
C. Approved
Any recorded
approved in compliance with the Pima County HDZ or the City of Tucson HDZ may be developed in compliance with the conditions and stipulations as approved. If the
is resubdivided, it shall comply with all provisions of the HDZ currently in effect.
D. New
New
that occurs on
or proposed
that include property designated as HDZ shall be reviewed for compliance with these standards in accordance with Section 3.3.3, PDSD
Approval Procedure.
E. Exceptions
1. The HDZ standards do not apply to those
or
located within the
limits south of the Rillito River/Tanque Verde, east of the Silverbell Road-Congress
-Grande Avenue-Mission Road alignment, west of Harrison Road, and north of the Los Reales-Interstate 10 alignment unless otherwise identified on the HDZ maps.
2. The HDZ standards shall not apply to vacant residentially-zoned
or
, legally created as of September 15, 1980, and containing an area of 16,000 square feet or less, unless, after July 19, 1989, the
or
is divided into two or more
or used for other than one single-
dwelling.
3. The HDZ standards shall not apply to
or
annexed from Pima County that were exempt from the Pima County HDZ at the time of annexation, unless the
or
is divided into two or more
or used for other than one single-
dwelling.
4. The
restrictions of Section 5.2.5 shall not apply to any
or
that was zoned R-1, R-2, R-3, or O-3 and located within the
limits prior to December 10, 1979, unless the
or
is divided into two or more
or used for other than one single-
dwelling.
5. The HDZ standards shall not apply in the following situations if the or vehicular circulation area existed prior to September 15, 1980.
a. Any addition to a that does not exceed one 1,000 square feet or 25% of the
area of the , whichever is greater. Additions shall be cumulative after September 15, 1980.
b. Any
of, or addition to, a vehicular circulation area that does not exceed 1,000 square feet or 25% of the existing vehicular circulation area, whichever is greater. Additions shall be cumulative after September 15, 1980.
c. Any paving of an existing vehicular circulation area.
F. Designation, Amendment, or Change of Boundaries for a Hillside Development
, a
, or
1. Designation
The Mayor and Council may designate new property as subject to this Hillside Development
or a new
or
for protection by the establishment of a 300-foot
. Consideration shall be in accordance with Section 3.5.3, Zoning Examiner Legislative Procedure. The change to an existing designation, amendment to or change of the boundaries of an existing HDZ area shall be through the same process.
2. Standard for Designation
or ridges or new HDZ areas designated for protection shall:
a. Have been designated by Pima County as a Hillside Development
or as a
or
prior to annexation by the
;
b. Contain significant
which should be protected;
c. Be significant in relationship to the surrounding property;
d. Be highly visible from lower elevations; or,
e. Form a silhouette against the sky when viewed from a
.
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