PARKING DESIGN MODIFICATION REQUEST (PDMR)

Tucson Unified Development Code § 7.4.10

in effect

7.4.10. PARKING DESIGN MODIFICATION REQUEST (PDMR) A. Purpose This section is established to provide an administrative process through which specific parking design regulations of 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. may be modified. This procedure is not intended to delete or waive 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. regulations, but is intended to allow design flexibility in 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. compliance and alternative design solutions within the intent of the regulation. B. Applicability The following requirements may be considered for a modification under this section: 1. Number of motor vehicle parking spaces Motor Vehicle Parking Space An area permanently reserved and maintained for the parking of one motor vehicle. ; 2. Dimensional and location requirements of Section 7.4.6 (Motor Vehicle Use Area Design Criteria) including, but not limited to off-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. parking location, parking space width, access lane Access Lane The area within a vehicular use area serving as a travel lane or the area providing access to a property. Unlike the Parking Area Access Lane, the Access Lane does not provide direct ingress and egress to individual parking spaces. and PAAL Parking Area Access Lane(s) (PAAL) The area within a parking lot serving as a travel lane or lanes, other than those in a street, that provides direct ingress and egress from individual parking spaces. Typical examples include shopping center parking lots, apartment developments using common parking, and other places in which the primary or sole purpose is to provide access to a parking area, as opposed to providing access directly to property. width, and back-up spur depth; and, 3. Number of bicycle parking spaces Bicycle Parking Space An area designated for the use of an individual bicycle. . C. Review and Approval Procedures 1. Applications must include property ownership information, 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. , and other information deemed by the PDSD Director Director The chief executive officer of a City department. as necessary to evaluate the request. 2. Review of PDMR requests is processed in accordance with Section 3.3.3, PDSD Director Approval Procedure. D. Findings for Approval The PDSD Director Director The chief executive officer of a City department. may approve a modification as provided by this section if all of the following applicable criteria are met and documented in findings. 1. The modification does not result in the deletion of an 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. requirement. 2. The modification is not a request previously denied as a variance. 3. The modification is not to a condition of approval for a rezoning, Special Exception Land Use Land Use A description of the existing or proposed occupancy or utilization of land that include the principal use and accessory uses. , variance, or Individual Parking Plan. 4. The modification does not adversely impact adjacent Adjacent Two or more parcels Parcel The same as “lot.” The term “parcel” is generally listed to describe a piece of property recorded as a division of land by a metes and bounds description and may or may not be a part of a subdivision plat. In a project where a division of land is proposed, each proposed division is considered a lot for the purpose of applying the requirements of the zoning ordinance. or lots Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. sharing a common boundary or separated by an alley Alley Alleys are public ways used for the placement of utilities, refuse collection, or similar public services, and under certain circumstances as provided in the UDC, access to individual properties. or other right-of-way Right-of-Way An area reserved for a public or private use, such as, but not limited to, street or alley rights-of-way and utility easements. 20 feet or less in width. Parcels Parcel The same as “lot.” The term “parcel” is generally listed to describe a piece of property recorded as a division of land by a metes and bounds description and may or may not be a part of a subdivision plat. In a project where a division of land is proposed, each proposed division is considered a lot for the purpose of applying the requirements of the zoning ordinance. or lots Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. having only a common corner are considered adjacent. Within the Infill Incentive 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. , Optional Zoning Sub-Districts, Areas and Sub-Areas, the term "adjacent" or "adjacency" means: A. Two or more parcels Parcel The same as “lot.” The term “parcel” is generally listed to describe a piece of property recorded as a division of land by a metes and bounds description and may or may not be a part of a subdivision plat. In a project where a division of land is proposed, each proposed division is considered a lot for the purpose of applying the requirements of the zoning ordinance. or lots Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. sharing a common boundary or separated by an ally Alley Alleys are public ways used for the placement of utilities, refuse collection, or similar public services, and under certain circumstances as provided in the UDC, access to individual properties. or a local Local Street A street that primarily serves as access to a residence or other abutting property. or arterial street Arterial Street A street identified as an arterial or Interstate Route on the Major Streets and Routes (MS&R) Plan. 30 feet or less in width. Parcels Parcel The same as “lot.” The term “parcel” is generally listed to describe a piece of property recorded as a division of land by a metes and bounds description and may or may not be a part of a subdivision plat. In a project where a division of land is proposed, each proposed division is considered a lot for the purpose of applying the requirements of the zoning ordinance. or lots Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. having only a common corner are also considered adjacent. B. Where 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. parcel is an interior parcel Parcel The same as “lot.” The term “parcel” is generally listed to describe a piece of property recorded as a division of land by a metes and bounds description and may or may not be a part of a subdivision plat. In a project where a division of land is proposed, each proposed division is considered a lot for the purpose of applying the requirements of the zoning ordinance. , adjacent lots Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. includes all residential lots Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. or 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. on either side of 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. parcel Parcel The same as “lot.” The term “parcel” is generally listed to describe a piece of property recorded as a division of land by a metes and bounds description and may or may not be a part of a subdivision plat. In a project where a division of land is proposed, each proposed division is considered a lot for the purpose of applying the requirements of the zoning ordinance. , those lots Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. fronting on the same street Street Any permanent public or private right-of-way, other than an alley, access lane, or parking area access lane, set aside to accommodate vehicular travel lanes, parking lanes, bike lanes, pedestrian facilities, utility areas, and other such design features, whether designated as a street, drive, highway, thoroughfare, road, boulevard, avenue, lane, or place. in the same block Block A unit of land bounded by streets or by a combination of streets and public lands, railroad rights-of-way, watercourses, or other barriers to the continuity of the unit of land. A block may be comprised of one or more lots. A block made up of one lot may also be referred to as a lot or parcel. as 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. parcel Parcel The same as “lot.” The term “parcel” is generally listed to describe a piece of property recorded as a division of land by a metes and bounds description and may or may not be a part of a subdivision plat. In a project where a division of land is proposed, each proposed division is considered a lot for the purpose of applying the requirements of the zoning ordinance. , and all those lots Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. on the opposite side of that street Street Any permanent public or private right-of-way, other than an alley, access lane, or parking area access lane, set aside to accommodate vehicular travel lanes, parking lanes, bike lanes, pedestrian facilities, utility areas, and other such design features, whether designated as a street, drive, highway, thoroughfare, road, boulevard, avenue, lane, or place. (See Figure, "Interior Lot Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. "); C. Where 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. parcel Parcel The same as “lot.” The term “parcel” is generally listed to describe a piece of property recorded as a division of land by a metes and bounds description and may or may not be a part of a subdivision plat. In a project where a division of land is proposed, each proposed division is considered a lot for the purpose of applying the requirements of the zoning ordinance. is a corner lot Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. , the term "adjacent" includes all the residential corner lots Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. or developments 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. diagonally opposite 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. parcel Parcel The same as “lot.” The term “parcel” is generally listed to describe a piece of property recorded as a division of land by a metes and bounds description and may or may not be a part of a subdivision plat. In a project where a division of land is proposed, each proposed division is considered a lot for the purpose of applying the requirements of the zoning ordinance. , fronting on the same two streets Street Any permanent public or private right-of-way, other than an alley, access lane, or parking area access lane, set aside to accommodate vehicular travel lanes, parking lanes, bike lanes, pedestrian facilities, utility areas, and other such design features, whether designated as a street, drive, highway, thoroughfare, road, boulevard, avenue, lane, or place. in the same block Block A unit of land bounded by streets or by a combination of streets and public lands, railroad rights-of-way, watercourses, or other barriers to the continuity of the unit of land. A block may be comprised of one or more lots. A block made up of one lot may also be referred to as a lot or parcel. , and on the opposite sides of those streets Street Any permanent public or private right-of-way, other than an alley, access lane, or parking area access lane, set aside to accommodate vehicular travel lanes, parking lanes, bike lanes, pedestrian facilities, utility areas, and other such design features, whether designated as a street, drive, highway, thoroughfare, road, boulevard, avenue, lane, or place. as shown in the diagram below (See Figure, "Corner Lot Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. "); D. Where 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. parcel Parcel The same as “lot.” The term “parcel” is generally listed to describe a piece of property recorded as a division of land by a metes and bounds description and may or may not be a part of a subdivision plat. In a project where a division of land is proposed, each proposed division is considered a lot for the purpose of applying the requirements of the zoning ordinance. is adjacent to an HPZ, the term "adjacent" includes all lots Lot A tract of land bounded on all sides by property lines, of sufficient size to meet minimum zoning standards, with legal access to a public street. across the street Street Any permanent public or private right-of-way, other than an alley, access lane, or parking area access lane, set aside to accommodate vehicular travel lanes, parking lanes, bike lanes, pedestrian facilities, utility areas, and other such design features, whether designated as a street, drive, highway, thoroughfare, road, boulevard, avenue, lane, or place. and diagonally across from 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. parcel Parcel The same as “lot.” The term “parcel” is generally listed to describe a piece of property recorded as a division of land by a metes and bounds description and may or may not be a part of a subdivision plat. In a project where a division of land is proposed, each proposed division is considered a lot for the purpose of applying the requirements of the zoning ordinance. . properties or 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. . 5. The modification does not impede sight visibility at points of ingress into, egress from Ingress/Egress The safe, unobstructed passage to and from the premises for use by vehicles, including refuse collection vehicles, fire vehicles, bicycles, and pedestrians. , or within the vehicular use area Vehicular Use Area Any area of a site or structure used for the movement, parking, or standing of motor vehicles. The vehicular use area includes access drives, maneuvering areas, refuse collection locations, loading spaces, and any landscaping and screening within ten feet of these areas. for either vehicular or pedestrian traffic or otherwise create or increase a safety hazard. 6. The modification provides design alternatives to better integrate 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. into the design character of the immediate neighborhood. 7. Except as provided below, a PDMR may modify a dimensional requirement by no more than 10%. 8. A modification may be granted for decreasing the required motor vehicle parking by 20% or less, but in no case more than five spaces. The modification in off-street Off-Street To be within property boundaries and not within a right-of-way, such as a street or alley. motor vehicle parking spaces Motor Vehicle Parking Space An area permanently reserved and maintained for the parking of one motor vehicle. is for the purpose of improving 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. design in a manner which will further the intent of the PDMR. This includes improvements Improvements Any on-site or off-site improvements, such as, but not limited to, refuse container enclosures, streets, sidewalks, sewer, water, and electric utility installations, drainage and flood control facilities, monuments or other similar facilities or developments for which the City of Tucson may ultimately assume responsibility for maintenance and operation, or landscaping, screening, or other site improvements required by the Tucson Unified Development Code (UDC) or other appropriate City code. such as, but not limited to, enhancement of landscaping Landscaping An exterior improvement of a site in accordance with an approved landscape plan and approved landscape methods, materials, and maintenance. , pedestrian facilities, or bicycle Bicycle A nonmotorized device propelled only by human power having two or three wheels, any of which is more than 16 inches in diameter. provisions beyond the requirements of 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. . 9. The modification does not decrease the minimum parking space dimension to less than eight feet in width. The number of parking spaces with decreased dimensions may not exceed 10% of the total number of parking spaces provided. The parking spaces with decreased dimensions must be marked as ‘compact’. 10. The modification does not decrease the parking area access lane Parking Area Access Lane(s) (PAAL) The area within a parking lot serving as a travel lane or lanes, other than those in a street, that provides direct ingress and egress from individual parking spaces. Typical examples include shopping center parking lots, apartment developments using common parking, and other places in which the primary or sole purpose is to provide access to a parking area, as opposed to providing access directly to property. or driveway Driveway A private access connecting two or fewer residential units to a roadway. dimension by more than 5% of the minimum width required. a. Exceptions: (1) In instances when the access is a fire lane, the width of a parking area access lane Parking Area Access Lane(s) (PAAL) The area within a parking lot serving as a travel lane or lanes, other than those in a street, that provides direct ingress and egress from individual parking spaces. Typical examples include shopping center parking lots, apartment developments using common parking, and other places in which the primary or sole purpose is to provide access to a parking area, as opposed to providing access directly to property. or driveway Driveway A private access connecting two or fewer residential units to a roadway. may not be reduced. (2) The parking area access lane Parking Area Access Lane(s) (PAAL) The area within a parking lot serving as a travel lane or lanes, other than those in a street, that provides direct ingress and egress from individual parking spaces. Typical examples include shopping center parking lots, apartment developments using common parking, and other places in which the primary or sole purpose is to provide access to a parking area, as opposed to providing access directly to property. or driveway Driveway A private access connecting two or fewer residential units to a roadway. may be decreased by more than 5% for residential development of five units or less and with approval of Tucson Fire 11. The back-up spur dimensional requirements may be modified when the last space in a bay Bay Same as Service Bay. Service Bay A specific location on a site reserved for servicing a motor vehicle. Such location can be within an enclosed building or can be a designated area located outside a building. of parking is wider than eight and one-half feet or when the PDSD Director Director The chief executive officer of a City department. determines that the proposed modification will not create a safety hazard. 12. A modification may be granted for decreasing the required bicycle Bicycle A nonmotorized device propelled only by human power having two or three wheels, any of which is more than 16 inches in diameter. parking by 10% or less, but in no case shall the modification result in there being less than two bicycle parking spaces Bicycle Parking Space An area designated for the use of an individual bicycle. . The modification in the number of bicycle parking spaces Bicycle Parking Space An area designated for the use of an individual bicycle. is for the purpose of improving 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. design in a manner which will further the intent of the PDMR. This includes improvements Improvements Any on-site or off-site improvements, such as, but not limited to, refuse container enclosures, streets, sidewalks, sewer, water, and electric utility installations, drainage and flood control facilities, monuments or other similar facilities or developments for which the City of Tucson may ultimately assume responsibility for maintenance and operation, or landscaping, screening, or other site improvements required by the Tucson Unified Development Code (UDC) or other appropriate City code. such as, but not limited to, enhancement of landscaping Landscaping An exterior improvement of a site in accordance with an approved landscape plan and approved landscape methods, materials, and maintenance. or pedestrian facilities beyond the requirements of 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. . (Am. Ord. 11732, 2/19/2020; Am. Ord. 11996, 3/21/2023)

Source: City of Tucson, Tucson Code (Charter and General Ordinances) and Unified Development Code (American Legal Publishing, codelibrary.amlegal.com)URL: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5769Fetched: 10/28/2026