§ 3.5.5 — PLANNED AREA DEVELOPMENT (PAD) ZONE

3.5.5. PLANNED AREA DEVELOPMENT (PAD) ZONE

A. General 1. The purpose of the Planned Area Development (PAD) zone Zone A specifically designated area within which uniform regulations govern the use, placement, spacing, and size of land and buildings. Examples include R-1 residential zone and overlay zones such as the Historic Preservation Zone. It is also referred to as a zoning district. is to enable and encourage comprehensively planned development Development Any human alteration to the state of land, including its vegetation, soil, geology, or hydrology, for any residential, commercial, industrial, utility, or other use, such as, but not limited to, clearing, grubbing, or grading of land, and structural improvements, e.g., buildings, walls, fences, signs, and vehicular use areas. in accordance with adopted plans and policies. 2. The PAD is a zoning classification which provides for the establishment of zoning districts Zoning District Designated areas that are zones and/or districts. In a Planned Community District (PCD), a zoning district is an area within a Development Area (DA) comparable to a zoning district established by the UDC, containing one or more land uses and for which the Development Guidelines and Standards in the Master Development Plan (MDP) may be established as provided in Section 2-05.3.2.A.4 of the Administrative Manual. with distinct standards. B. Distinct Land Use Regulations Permitted 1. A PAD may have land use regulations different from the zoning regulations in the UDC Unified Development Code (UDC) Chapter 23B of the Tucson Code as adopted by the Mayor and Council establishing zoning regulations governing the use, placement, spacing, and size of land and structures within the corporate limits of the City. Such regulations are applied on individual properties through the use of zoning districts. The boundaries of these districts are depicted on the adopted City Zoning Maps. For the purposes of convenience and ease of use, the UDC is also published as a separate book from the Tucson Code. , any other PAD District District A zone that has zoning options to encourage transit-oriented development or has specific urban design standards within the City. Examples include the Rio Nuevo District, the Downtown Area Infill Incentive District. A “district” is also referred to as a zoning district. , or other zoning districts Zoning District Designated areas that are zones and/or districts. In a Planned Community District (PCD), a zoning district is an area within a Development Area (DA) comparable to a zoning district established by the UDC, containing one or more land uses and for which the Development Guidelines and Standards in the Master Development Plan (MDP) may be established as provided in Section 2-05.3.2.A.4 of the Administrative Manual. . 2. When a provision in a PAD varies from the UDC Unified Development Code (UDC) Chapter 23B of the Tucson Code as adopted by the Mayor and Council establishing zoning regulations governing the use, placement, spacing, and size of land and structures within the corporate limits of the City. Such regulations are applied on individual properties through the use of zoning districts. The boundaries of these districts are depicted on the adopted City Zoning Maps. For the purposes of convenience and ease of use, the UDC is also published as a separate book from the Tucson Code. , the provisions in the PAD shall govern. 3. Signs shall be in compliance with Section 7A.11.4, Planned Area Development (PAD) District. A Master Sign Program, in accordance with 7A.7, Sign Design Options, may be submitted concurrently with a PAD. C. Application Processing and PAD Establishment 1. Each PAD must be in compliance with the General Plan General Plan A comprehensive declaration of purposes, policies, and programs to guide the growth and development of the City and its environs, addressing the following elements: land use; circulation; conservation and environmental planning; parks, recreation, open space, and trails; public buildings, services, and facilities; cultural heritage; housing; conservation, rehabilitation, and redevelopment; safety; human resources; government; economic development; community character and design; growth area and population; cost of development; and water resources. and applicable sub-regional and neighborhood plans. 2. A PAD is processed and established in accordance with Section 3.5.3, Zoning Examiner Legislative Procedure, and the following additional requirement. 3. Within 30 days Days Days of the week, including Saturdays, Sundays, and holidays. To apply days to a review schedule, the day of the event or act from which the designated period of time begins shall not be included. The last day of the designated period shall be included, unless it is a Saturday, Sunday, or holiday, in which event the period runs to the end of the next day that is not a Saturday, Sunday, or holiday. When a designated period of time is less than ten days, intermediate Saturdays, Sundays, and holidays shall not be included. Holidays are those recognized by the City of Tucson. after the PDSD Department recommends approval, the PAD rezoning request is scheduled for a public hearing before the Zoning Examiner. D. Established Districts 1. PADs are identified on the City Zoning Maps City Zoning Maps A set of maps that is part of the Unified Development Code (UDC) that depicts all zoning boundaries delineating the zoning classifications applicable to all property within the City limits. by the letters “PAD” followed by a number, such as “PAD-1,” signifying the set of standards adopted and applicable to that planned area development Development Any human alteration to the state of land, including its vegetation, soil, geology, or hydrology, for any residential, commercial, industrial, utility, or other use, such as, but not limited to, clearing, grubbing, or grading of land, and structural improvements, e.g., buildings, walls, fences, signs, and vehicular use areas. . 2. The PDSD is responsible for maintaining the list of established PADs. E. Initiation of a PAD District. A PAD District is initiated by filing an application with the Planning and Development Services Department. The application may be filed by the owners of the subject property, an agent for the property owners, or the Mayor and Council. The application will be accepted for processing only if the following requirements are met: 1. The site is under single ownership or control except when initiated by the Mayor and Council; 2. The PAD District shall be configured to accommodate a well-integrated project. A PAD District may include existing rights-of-way provided the district is planned and developed on a unified basis. F. PAD Implementation PADs are implemented in accordance with the procedures in this Section 3.5.5. PADs may establish additional implementation procedures, provided such methods are not in conflict with required procedures and are fully described by the PAD document. G. Site Plan Site Plan A drawing of a project site that provides detailed information that shows how a proposed project will be developed in compliance with City regulations and other applicable regulations as required by outside review agencies involved in development review. Review No development Development Any human alteration to the state of land, including its vegetation, soil, geology, or hydrology, for any residential, commercial, industrial, utility, or other use, such as, but not limited to, clearing, grubbing, or grading of land, and structural improvements, e.g., buildings, walls, fences, signs, and vehicular use areas. may occur within a PAD until a site plan Site Plan A drawing of a project site that provides detailed information that shows how a proposed project will be developed in compliance with City regulations and other applicable regulations as required by outside review agencies involved in development review. for the development Development Any human alteration to the state of land, including its vegetation, soil, geology, or hydrology, for any residential, commercial, industrial, utility, or other use, such as, but not limited to, clearing, grubbing, or grading of land, and structural improvements, e.g., buildings, walls, fences, signs, and vehicular use areas. is approved by the City City Same as City of Tucson. in accordance with Section 3.3.3, PDSD Director Director The chief executive officer of a City department. Approval Procedure. H. Enforcement Standards adopted for each PAD are enforced in the same manner as the enforcement of any zoning violation Violation Any improvements that are constructed or any use established on a property without zoning compliance or any improvements under construction that are not in compliance with plans approved for zoning or other City code compliance are considered a violation of this chapter. The Planning and Development Services Department (PDSD) shall enforce compliance with this chapter by suspending construction or through other available means until compliance is achieved. as provided in Section 10.2. I. Interpretation The Zoning Administrator shall interpret a PAD in accordance with Section 1.5.1, Zoning Determinations and Zoning Certifications by the Zoning Administrator. Interpretations of UDC Unified Development Code (UDC) Chapter 23B of the Tucson Code as adopted by the Mayor and Council establishing zoning regulations governing the use, placement, spacing, and size of land and structures within the corporate limits of the City. Such regulations are applied on individual properties through the use of zoning districts. The boundaries of these districts are depicted on the adopted City Zoning Maps. For the purposes of convenience and ease of use, the UDC is also published as a separate book from the Tucson Code. zoning provisions may be applied to similar PAD provisions. J. Amendment to an Adopted PAD 1. PAD amendments must be in substantial conformance Conformance To be in agreement with; to comply with. with the objectives of the PAD. Changes to conditions and terms of a PAD that affect the overall density Density The number of residential units per acre. , intensity, and classifications of land uses Land Use A description of the existing or proposed occupancy or utilization of land that include the principal use and accessory uses. must be processed as a new change of zoning. Changes to other conditions of a PAD must comply with the procedures for changes of conditions in this section. 2. Amendment Application a. An amendment to a PAD may be initiated by the property owner, the owner’s agent, or the Mayor and Council upon submittal of a written application to amend one or more of the PAD standards. b. The application must be accompanied by a statement documenting the need for the amendment. c. The PDSD Director Director The chief executive officer of a City department. shall determine if the amendment would result in a major change in the PAD. A major change is one which: (1) Allows uses not otherwise permitted in the PAD or a section of the PAD; (2) Varies or changes a PAD policy; (3) Increases the number of proposed residences per acre Acre An area equal to 43,560 square feet. by more than 10% or exceeds the maximum number of dwelling units Dwelling Unit A building or portion of a building that is designed, occupied, or intended for occupancy as living quarters exclusively for a single household, which includes one or more rooms, with sleeping and sanitary facilities and one enclosed kitchen. One accessory cooking facility per dwelling unit is permitted. permitted within the adopted PAD; (4) Changes designated buffers or perimeter landscaping Landscaping An exterior improvement of a site in accordance with an approved landscape plan and approved landscape methods, materials, and maintenance. , as delineated in the PAD, which was established to adapt the PAD to specific site Site The land area consisting of a portion of a lot, an entire lot, or contiguous lots, not including dedicated public property, designated for development as a single entity. characteristics or mitigate development Development Any human alteration to the state of land, including its vegetation, soil, geology, or hydrology, for any residential, commercial, industrial, utility, or other use, such as, but not limited to, clearing, grubbing, or grading of land, and structural improvements, e.g., buildings, walls, fences, signs, and vehicular use areas. impacts on the site Site The land area consisting of a portion of a lot, an entire lot, or contiguous lots, not including dedicated public property, designated for development as a single entity. and surrounding area; (5) Varies the building height Building Height Same as Structure Height. Structure Height The vertical dimension of a structure measured from a specified point on the ground. For information on applying a height standards, refer to Section 6.4.4, Height. , lot coverage Lot Coverage The area of a lot covered by buildings, storage areas, and vehicular use areas. For specific application standards, refer to Section 6.4.3. , or building setbacks Building Setback See perimeter yard. Perimeter Yard A setback area to separate buildings from adjacent property or streets. by more than 10% of that delineated in the adopted PAD; (6) As a consequence of more than one non-substantial change submitted concurrently, cumulatively results in a significant change in the objectives or goals of the PAD; or, (7) Results in a significant change in pedestrian or traffic circulation within the PAD or in the surrounding area. d. Major changes to a PAD are processed in accordance with Sections 3.5.3, Zoning Examiner Legislative Procedure. A major change may require, as determined by the PDSD Director Director The chief executive officer of a City department. , submittal of amended items, such as a site Site The land area consisting of a portion of a lot, an entire lot, or contiguous lots, not including dedicated public property, designated for development as a single entity. analysis. e. The PDSD Director Director The chief executive officer of a City department. may approve changes determined to be minor or administrative. f. When requested in writing by the applicant, the PDSD Director Director The chief executive officer of a City department. may authorize a delay in the PAD amendment process. (Am. Ord. 11070, 5/14/2013; Am. Ord. 11127, 11/6/2013; Am. Ord. 11386, 7/6/2016; Am. Ord. 11508, 12/5/2017; Am. Ord. 11803, 12/8/2020)