7.3.2. SHADOWS FROM MULTISTORY STRUCTURES

   Shadows cast from any proposed multistory structure must be taken into consideration as to their effect on adjacent properties. Where such shadows adversely affect solar energy systems between the hours of 9:00 a.m. and 3:00 p.m., a plot plan must show that the multistory structure has been reoriented on the site to mitigate this effect or that other measures have been taken to minimize the adverse effects of the shading. The development potential of any property shall not be reduced by compliance with this section. (See Figure 7.3.2-A.)

Figure 7.3.2-A: Solar Considerations

7.4. MOTOR VEHICLE AND BICYCLE PARKING

7.4.1. PURPOSE

   This section establishes minimum requirements for motor vehicle and bicycle parking to ensure that such facilities are consistent with the objectives of the General Plan . As part of a balanced transportation system, these regulations are intended to promote public safety and environmental quality. Specifically, these regulations are intended to:

   A.   Ensure sufficient off-street motor vehicle and bicycle parking facilities by establishing minimum parking requirements for land uses ;

   B.   Reduce excessive off-street parking ;

   C.   Promote pedestrian safety by separating vehicular use areas from pedestrian areas and by providing a safe pedestrian path from parking spaces to destinations;

   D.   Encourage safe, convenient, and efficient design of motor vehicle and bicycle parking spaces , circulation, and access areas;

   E.   Improve air quality by requiring paving of vehicular use areas ; and,

   F.   Enhance community appearance.

7.4.2. APPLICABILITY

   The provisions of this division apply to:

   A.   Proposed development or redevelopment;

   B.   Changes of use in existing development , except as permitted by Section 3.3.3.G, Zoning Compliance for Site  Improvements in Existence on May 1, 2005; and,

   C.   Any expansion of an existing use or any addition of a new use to an existing development .

7.4.3. GENERAL PROVISIONS

   A.   Parking Required

      1.   Parking is required for every use unless otherwise specified in Section 7.4.4.B, Minimum Number of Motor Vehicle Spaces Required, or 7.4.8.B, Minimum Number of Bicycle Parking Spaces Required.

      2.   Each Land Use Group (Group), except for Residential and Storage, has a standard minimum parking formula. The standard formula applies to every Land Use Class (Class) within that Group, except for those Classes specifically listed in the parking tables.

      3.   The Land Use Groups and the Classes within each Group are defined in Article 11.

      4.   Required parking for uses not defined in Article 11 are determined by the Zoning Administrator.

   B.   Parking for Individuals with Physical Disabilities

   Off-street parking spaces for individuals with physical disabilities must be provided as required by the City of Tucson’s adopted Building Code.

   C.   Change of Approved Vehicular Use Area

   Any change of the vehicular use area as shown on the approved site plan must comply with the requirements of this section.

   D.   Changes of Use

   Parking for changes of use is required as follows.

      1.   When the proposed use is the same as the use it is replacing, the parking remains the same in accordance with Article 9, Nonconforming Uses , Buildings , or Structures.

      2.   When the proposed use is different that the use it is replacing, the parking remains the same provided all of the following criteria are met:

         a.   The replacement use must be a permitted use in the current zone , except a replacement use may not include a restaurant or bar (Food Service or Alcoholic Beverage Service uses) or a similar use listed in the applicable Land Use Group;

         b.   The parking intensity for a proposed replacement use, except as permitted by Section 3.3.3.H, Zoning Compliance for Site  Improvements in Existence on May 1, 2005, must be the same or a lesser intensity as a prior use on the subject property as documented by the applicant. The property owner must provide documentation regarding the prior use as required by the Zoning Administrator;

         c.   Existing on-site parking, landscaping , and screening may remain in their current configuration; however, the Planning and Development Services Director may require new improvements including paving and striping when a public safety hazard exists or may be created; and,

         d.   The proposed use must comply with the City of Tucson’s adopted Building Code pertaining to accessibility for individuals with physical disabilities .

      3.   When the proposed use is different than the use it is replacing and the criteria of Section 7.4.3.D.2 cannot be met, the required number of motor vehicle and bicycle parking spaces shall be in accordance with Sections 7.4.4 and 7.4.8, respectively, except as provided below.

      4.   When the change of use is in a tenant space within a shopping center, mixed use , or multiple use  development , the required number of bicycle parking spaces is based on the gross floor area , or whichever method for determining the minimum required number bicycle parking spaces in accordance with Section 7.4.8, of the tenant space in which the proposed change of use occurs.

   E.   Expansions

   Expansions of existing uses are subject to the following.

      1.   If an expansion is less than 25% or if a series of expansions cumulatively results in less than a 25% expansion in floor area , the requirements of this section apply only to the proposed expansion. Existing development on the site is subject to the zoning regulations in effect at the time of approval of the most recent approved plan for the existing development . However, if the existing development was approved prior to April 1, 1969, and there is no approved plan on file with the City , the vehicular use area for the existing development shall comply with:

         a.   The parking, screening, and landscaping requirements in effect at the time the development permit for the existing use was approved; and,

         b.   The paving and striping requirements of this division.

      2.   If an expansion is 25% or greater or if a series of expansions cumulatively results in a 25% or greater expansion in floor area , the requirements of this section apply to the entire site .

      3.   Expansions as noted in Section 7.4.3.E.1 and 2 are cumulated over time from April 1, 1969, for the application of motor vehicle parking regulations and from May 9, 1990, for the application of bicycle parking regulations. Once a development is brought into conformance with the provisions of this division, subsequent expansions will begin cumulating as of the date the development was brought into conformance .

   F.   Calculation of Required Motor Vehicle and Bicycle Parking Spaces

   The minimum number of parking spaces required must be calculated based on the particular characteristics of the use. The following methods shall be used to calculate the required number of parking spaces.

      1.   Based on Fixed Seats

      Use the total number of fixed seats to calculate the requirement. If individual seats are not provided, each 18 linear inches of benches, pews, or similar seating facilities is considered one seat.

      2.   Based on Beds

      Use the total number of beds to calculate the requirement.

      3.   Based on Bedrooms

      Use the total number of bedrooms to calculate the requirement.

      4.   Based on Gross Floor Area (GFA)

      Use the total GFA of all applicable land uses within the development  site , plus the area of any outdoor areas necessary to provide the service to the public or conduct the activity, such as outdoor eating areas or outdoor areas used for sale of merchandise, to calculate the requirement. The calculation does not include vehicular use areas , automobile display areas, or other outdoor areas used for nonpublic purposes. Where such areas are identified on a development plan but are not defined, the Zoning Administrator shall determine the extent of the area.

      5.   Based on the Number of Residents

      Use the total number of residents for which the facility is authorized to calculate the requirement.

      6.   Based on the Number of Students

      Use the total number of students for which the facility is designed to calculate the requirement.

      7.   Based on the Number of Employees

      Use the shift with the greatest number of employees to calculate the requirement.

   G.   Fractional Amounts

   When the calculation of required motor vehicle , bicycle parking spaces , and EVSE spaces results in a fractional number, a fraction of one-half or more is adjusted to the next higher whole number, and a fraction of less than one-half is adjusted to the next lower whole number.

(Am. Ord. 11953, 8/23/2022)

7.4.4. REQUIRED NUMBER OF MOTOR VEHICLE PARKING SPACES

   A.   Calculation of Required Motor Vehicle Parking Spaces for Multiple or Mixed Use  Development

   The total number of required spaces for a multiple or mixed use  development is 90% of the sum of the amount required for each separate principal use in Section 7.4.4.B, Minimum Number of Motor Vehicle Spaces Required. The square footage of Entertainment, Food Service (i.e., restaurants), and/or Alcoholic Beverage Service (i.e., bars) uses may not be included in the calculation for multiple or mixed use parking requirements. The parking requirements for these uses are calculated individually in accordance with Section 7.4.4.B, Minimum Number of Motor Vehicle Spaces Required.

      1.   Exceptions

      The calculation for a multiple or mixed use  development does not apply to Shopping Centers, Golf Course, Religious, Travelers’ Accommodation, and Lodging uses. Refer to Section 7.4.4.B, Minimum Number of Motor Vehicle Spaces Required, for multiple or mixed use motor vehicle parking requirements pertaining to these uses.

   B.   Minimum Number of Motor Vehicle Parking Spaces Required

   The minimum number of required motor vehicle parking spaces is provided below in Table 7.4.4-1.

TABLE 7.4.4-1: MINIMUM NUMBER OF MOTOR VEHICLE SPACES REQUIRED
Land Use Group/Class	Motor Vehicle Parking Required
AGRICULTURAL USE GROUP	0 required
CIVIC USE GROUP	1 space per 300 sq. ft. GFA, except as follows:
Cemetery	1 space per 25 burial plots or columbarium units, unless a private street system is provided and designed to permit on-street parking
Civic Assembly; Membership Organization; and Religious Use	1 space per 100 sq. ft. GFA in all combined public assembly areas or areas where religious services are held, whichever is applicable   For multiple or mixed use  development where Religious Use is the principal land use, the total number of motor vehicle spaces required is the number required for the Religious Use or the sum of those required for other uses on the site , whichever is greater
Cultural Use - Zoo	Parking area equal to 30% of the area occupied by the zoo
Educational Use*
Grades K - 8	1 space per 10 students plus 1 space per 300 sq. ft. of floor area in office use
Grades 9 - 12	1 space per 5 students   *Passenger drop-off areas are required for Grades K-12 per Section 4.9.3.E.7
Postsecondary Institutions; Instructional Schools	1 space per 200 sq. ft. GFA
COMMERCIAL SERVICES USE GROUP	1 space per 300 sq. ft. GFA, except as follows:
Alcoholic Beverage Service (including Large Bar)	1 space per 50 sq. ft. GFA
Animal Service	1 space per 400 sq. ft. GFA
Automotive Washing
Full-Service	1 space per 500 sq. ft. GFA, including service bays , wash tunnels, office, and retail areas
Self-Service	0 required
Billboard	0 required
Day Care - Home Occupation	No additional parking required above what is required for the residential use
Entertainment (including Large Dance Halls)	1 space per 5 fixed seats or 1 space per 50 sq. ft. GFA
Food Service	1 space per 100 sq. ft. GFA and outdoor seating areas. 1 space per designated vendor stall for Food Courts which operate solely outdoors.
Medical Service - Extended Health Care	1 space per 2 beds
Medical Service - Major	1 space per bed.
Medical Service - Outpatient	1 space per 200 sq. ft. GFA
Parking	0 required.
Transportation Service	1 space per 300 sq. ft. GFA of administrative or professional office area only
Travelers’ Accommodation, Campsite	1 space per campsite
Travelers’ Accommodation, Lodging	1 space per rental unit plus 1 space per 300 sq. ft. GFA of conference, restaurant, retail, bar, and banquet space.
Vehicle Storage	None (0) required
INDUSTRIAL USE GROUP	1 space per 1,000 sq. ft. GFA, except as follows:
Household Goods Donation Center	1 space per 300 sq. ft. GFA.
Salvaging and Recycling	1 space per 5,000 sq. ft. of lot area plus 1 space per 300 sq. ft. of sales and office area
RECREATION USE GROUP	1 space per 100 sq. ft. GFA, except as follows:
Golf Course	3 spaces per hole plus 50% of parking required for retail, restaurant, and/or bar associated with the golf course
Driving Range	1 space per fixed tee
Athletic Fields	15 spaces per field
Batting Cage	1 space per batting cage
Billiard/Pool Halls	1 space per 200 sq. ft. GFA
Bowling Alley	3 spaces per lane
Court - Basketball or Volleyball	5 spaces per court or 3 spaces per half court, if only a half court is provided
Court - Tennis or Racquetball	2 spaces per court
Health/Exercise Club/Gymnasium	1 space per 200 sq. ft. GFA
Miniature Golf Course	1 space per tee plus 1 space per 75 sq. ft. GFA
Rifle and Pistol Range	1 space per firing lane
Rodeo Arena	1 space per 2,500 sq. ft. of lot area minus the main arena area
Skating Rink	1 space per 200 sq. ft. GFA
Swimming Pool	0 required, if water surface area is less than 1,000 sq. ft.; 1 space per 200 sq. ft. of entire pool, if water surface area is 1,000 sq. ft. or more
RESIDENTIAL USE GROUP
Family Dwelling; Mobile Home Dwelling	The number of parking spaces required is based on the following:
Single-Family and Mobile Home Dwellings	2 spaces per dwelling unit plus visitor parking required at a ratio of 0.25 space per unit. Exception. Residential development in the R-1 zone must comply with Section 4.9.7.B.7
Any Single-Family, Mobile Home, or Multifamily Development on a single site with 2-5 units	1 space per dwelling unit . Exception. Residential development in the R-1 zone must comply with Section 4.9.7.B.7
Multifamily Dwellings - 0-70 units/acre	The number of spaces per dwelling unit is based on the number of bedrooms in each unit as follows: •   Studio, less than 400 sq. ft. GFA - 1.00 space per dwelling unit •   Studio, more than 400 sq. ft. GFA, and 1 Bedroom - 1.50 spaces per dwelling unit •   Two Bedrooms - 2.00 spaces per dwelling unit •   Three Bedrooms - 2.25 spaces per dwelling unit •   Four or More Bedrooms - 2.50 spaces per dwelling unit
Multifamily Dwellings - Over 70 units/acre	1.25 spaces per dwelling unit
Projects of any density for the elderly or the physically disabled	0.75 space per dwelling unit
Group Dwelling	0.5 space per resident plus 2 spaces for the resident family
Dormitory, Fraternity, or Sorority	0.7 space per resident. On projects where rent/lease of space is by the bedroom , the requirement is 0.85 space per bedroom or 2.00 spaces per dwelling unit , whichever is greater
Residential Care Services:
1 - 5 Residents	3 spaces
6 - 10 Residents	4 spaces
11 - 15 Residents	5 spaces
16 - 20 Residents	6 spaces
21 or more Residents	1 space per 2 beds
RETAIL TRADE USE GROUP	1 space per 300 sq. ft. GFA, except as follows:
Auctions	1 space per 100 sq. ft. of seating area only
Farmers’ Market (when operated outdoors only) and Swap Meets	1 space per 300 sq. ft. of display and sales area only, excluding vehicular use areas
Furniture, Carpet or Appliance Store	1 space per 400 sq. ft. GFA
Gasoline Sales without Food and Beverage Sales	1 space per employee but not less than 2 spaces
Medical Marijuana Dispensary Off-Site Cultivation Location	1 space per 2,000 sq. ft. of storage area for the first 20,000 sq. ft. of storage area plus 1 space per 10,000 sq. ft. of storage area for over 20,000 sq. ft. of storage area, with a minimum of 2 spaces
Shopping Center	1 space per 300 sq. ft. GFA
Vehicle Sales	1 space per 400 sq. ft. GFA of show room, retail, and office area, plus 1 space per 10,000 sq. ft. of gross lot area, plus 1 space per 300 sq. ft. GFA of Automotive and Vehicle Repair use
STORAGE USE GROUP
Commercial Storage; Hazardous Material Storage	1 space per 5,000 sq. ft. GFA, plus 1 space per 5,000 sq. ft. of outdoor storage area for the first 20,000 sq. ft. of outdoor storage area, plus 1 space per 10,000 sq. ft. of outdoor storage area over 20,000 sq. ft. of outdoor storage area
Personal Storage	0 required for storage units, if storage units have direct vehicular access, and a minimum of 2 spaces for any associated office. 1 space per 4,000 sq. ft. GFA, if storage units do not have direct vehicular access, and a minimum of 2 spaces for any associated office
UTILITIES USE GROUP	1 space per 500 sq. ft. GFA, with a minimum of 2 spaces per facility
WHOLESALING USE GROUP	1 space per 2,000 sq. ft. of storage area for the first 20,000 sq. ft. of storage area plus 1 space per 10,000 sq. ft. of storage area for over 20,000 sq. ft. of storage area

 

(Am. Ord. 11171, 5/20/2014; Am. Ord. 11199, 9/9/2014; Am. Ord. 11328, 12/8/2015; Am. Ord. 11996, 3/21/2023; Am. Ord. 12060, 11/28/2023)

7.4.5. REDUCTIONS AND EXCEPTIONS

   A.   Individual Parking Plan

      1.   The PDSD Director may approve a modification to the number of required motor vehicle parking spaces on new and existing sites through an Individual Parking Plan (IPP).

      2.   Applicability

      The provisions of this section apply to:

         a.   Proposed development and redevelopment of a site ;

         b.   Changes of use in existing development ; and,

         c.   Any expansion of an existing use or any addition of a change of use to an existing development .

      3.   Permitted Uses and Types of Development

      A proposal must include one or more of the following uses or types of development :

         a.   Combined residential and non-residential development in a single structure or unified development ;

         b.   Projects within 1,320 feet (one-fourth mile) of a transit stop or public parking facility;

         c.   Religious uses where the parking plan will accommodate weekend and evening use;

         d.   Residential care services or housing developments for the elderly or individuals with physical disabilities ;

         e.   Low-income housing ;

            f.   A project that can accommodate shared parking arrangements for uses with alternate hours of operation and peak-use times; and/or

            g.   The parking area of any existing development may continue to be used in its current configuration except where a public safety hazard exists, may be created, or adjustments in parking space dimensions are required.

      4.   Individual Parking Plan Requirement

      An IPP must include the following information:

         a.   Number of required and proposed parking spaces. Indicate the data source used in establishing the number of proposed parking spaces;

         b.   Location of parking spaces, including accessible parking spaces;

         c.   Existing and proposed site conditions and uses, including any available on-street parking ;

         d.   Site access and traffic circulation patterns;

         e.   Location and distance from the project site to existing residential neighborhoods;

         f.   Neighborhoods adjacent to the site with a Residential Parking Permit program;

         g.   Availability, location, and distance to alternate modes of transportation;

         h.   Hours of operation and peak use time (s) of each use;

         i.   Evidence that all required parking for the proposed uses will either be on-site or at an approved off-site parking location;

         j.   Existing and proposed shared parking agreements, when applicable. The shared parking agreement must be prepared in a manner acceptable to the PDSD Director ;

         k.   For projects within 400 feet of an R-3 or more restrictive zone or Historic Preservation Zone, the IPP project must address how the proposal will not cause a safety hazard, noise, or parking impacts on an adjacent existing neighborhood. The IPP shall include the following:

            (1)   Methods to avoid potential increases in noise and light intrusion as described in Section 7.4.5.A.5.h, i and j;

            (2)   Methods to deter vehicular access into adjacent residential neighborhoods using signage or other means; and,

            (3)   Methods to prevent drive-through traffic or habitual parking within adjacent residential neighborhoods or commercial development .

         l.   Any other information deemed appropriate by the PDSD Director including a traffic study.

         m.   For all restaurants or bars, the applicant is required to conduct a neighborhood meeting and shall provide notice of the neighborhood meeting in accordance with Section 3.2.2.C.

      5.   Findings for Approval

      The PDSD Director may approve an IPP if all of the following criteria are met in the IPP and documented in findings:

         a.   The zone permits the proposed use(s);

         b.   All parking is provided on-site or at an off-site location per Section 7.4.6.B.1, Off-Site Parking;

         c.   For multiple or mixed use  projects , the site can accommodate shared parking arrangements for uses with alternate hours of operation or peak use times ;

         d.   Site access and traffic circulation are not obstructed;

         e.   Accessible parking spaces required by the City of Tucson’s adopted Building Code have not been reduced or eliminated;

         f.   The number of bicycle parking spaces has not been reduced or eliminated;

         g.   Vehicular access, drive-through traffic, and habitual parking in adjacent commercial development and residential neighborhoods is deterred;

         h.   Light intrusion onto an adjoining residential use or zone is not created. Outdoor lighting shall comply with the City of Tucson/Pima County Outdoor Lighting Code;

         i.   Proposed outdoor seating areas are 100 feet or more from residentially-zoned properties unless separated by a building . Combined residential and non-residential development in a single structure or unified development is exempt from this finding; and,

         j.   Outdoor loudspeakers or music (live or recorded) are 600 feet or more from residentially zoned properties.

      6.   Review and Approval Procedures

         a.   An IPP for projects within 400 feet of R-3 or more restrictive zones or Historic Preservation Zones is reviewed in accordance with Section 3.3.5, 400' Notice Procedure.

         b.   An IPP for projects more than 400 feet from R-3 or more restrictive zones or Historic Preservation Zones is reviewed in accordance with Section 3.3.3, PDSD Director Approval Procedure.

      7.   Amendments

      A revised IPP is required when one or more of the following occurs:

         a.   A change of use to a more parking intensive use or different hours of operation or peak use times than the use shown on the last approved IPP;

         b.   An expansion of a building ;

         c.   An expansion of a use that is more parking intensive than the use it is partially or entirely replacing; or,

         d.   The parking or mitigation methods as set forth in the existing IPP no longer comply with one or more of the required finding for approval as provided in Section 7.4.5.A.5.

      8.   Violation of an Individual Parking Plan

      If a development is operated in a manner that violates the conditions of the approved IPP, the use may be suspended or terminated in accordance with Section 10.4, Penalties and Remedies.

   B.   Downtown Parking District

   The following off-street motor vehicle and bicycle parking regulations apply within the Downtown Parking District as set forth in Section 11.4.5.

      1.   Change of Use within an Existing Building

      No additional motor vehicle or bicycle parking spaces are required for a change of use which does not expand the existing building .

      2.   Expansions of Existing Development

         a.   No additional motor vehicle or bicycle parking spaces are required for the following:

            (1)   Expansions that do not involve construction of new building or the elimination of existing required parking spaces; or,

            (2)   Expansions that involve construction of new structures of less than 1,000 square feet of gross floor area or less than 25% of the existing gross floor area , whichever is less.

         b.   Expansions that involve construction of a new building (s) of 1,000 square feet or more of gross floor area or 25% or more of the gross floor area of the existing building must provide motor vehicle and bicycle parking spaces only for the area of expansion.

         c.   Expansions that involve the removal of existing required motor vehicle or bicycle parking spaces must relocate the removed spaces either on site or in conformance with the provisions of this division.

      3.   New Development

         a.   Office Use

         Required off-street motor vehicle parking for office use is one space for every 500 square feet of gross floor area .

         b.   Uses Other Than Office

         Required off-street motor vehicle parking for all uses other than office uses in the Downtown Parking District is one space per 400 square feet of gross floor area .

         c.   Residential

         Required off-street motor vehicle parking for residential uses in the Downtown Parking District is one space for each dwelling unit , one space for each apartment where rent/lease of space is not by the bedroom , or one space for each bedroom in projects where rent/lease of space is by the bedroom .

      4.   Public Area Amenity Incentive

      Required off-street  motor vehicle parking spaces for a use may be reduced by a percentage equal to twice the ratio of open space to GFA up to a maximum of 8%, if an interior public open space is provided. The interior public open space may be a roofed atrium, courtyard, plaza, galleria, or similar area. To qualify for a public area amenity reduction in required parking, all of the following criteria must be met:

         a.   The space is designed to encourage pedestrian activity and public use;

         b.   The space is not, in whole or in part, designated as tenant area;

         c.   Not more than 15% of the total area of the space is allocated toward corridor space;

         d.   The space is a minimum of 30 feet wide in any horizontal direction, with a floor-to-ceiling height of at least 20 feet;

         e.   The space is visible and physically accessible directly from a public right-of-way or public open space and is located no more than one floor level above or below grade ;

         f.   A minimum of one linear foot of seating is provided for every 30 square feet of interior public open space ; and,

         g.   A natural lighting source, either direct or indirect, such as skylights or clerestory windows, is provided for the space.

      5.   Motor Vehicle Parking Location

      Motor vehicle parking in the Downtown Parking District may be located within 1,500 feet of the use provided the parking is within the District boundaries and is approved by the PDSD Director .

      6.   Bicycle Parking

      Bicycle parking spaces in the Section 11.4.5, Downtown Parking District, and the Section 11.4.7, Fourth Avenue Business District, may be provided:

         a.   On site . The PDSD Director may allow short-term bicycle parking to be more than 50 feet from a public entrance (s) based on a finding from the City of Tucson’s Bicycle Coordinator that the proposed location is consistent with best practices pertaining to siting short-term bicycle racks, particularly in regards to visibility, security, and convenience for bicyclists; or,

         b.   By paying the City parking in-lieu fee in accordance with Section 7.4.5.B.7.

      7.   In-Lieu Fee

      The off-street parking requirements established by this Section may be satisfied in whole or in part by paying the City parking in-lieu fee in an amount established by separate ordinance to be used by the City for the installation of bicycle parking facilities or the construction of one or more Downtown public parking facilities.

      8.   Design Criteria

      All new parking facilities must be designed so that vehicles are not visible from the adjoining  street level, through incorporation of design elements such as pedestrian arcades, occupied space, or display space.

   C.   Reduction Based on On-Street Parking for Certain Residential Uses

   On-street parking for single-family dwellings, mobile home dwellings, and Residential Care Services with ten or fewer residents may be counted on a space-for-space basis toward the total required amount of parking up to 50% if the on-street parking is located on the same side of the street as the use and does not extend beyond the street  frontage of the subject property.

   D.   Exemption Based on Maintenance of Historic Structure

   Non-residential uses with a parking formula of one space per 300 square feet gross floor area or less intense formula that occupy a structure listed individually on the National Register of Historic Places or listed as a contributing property in a National Register Historic District, are exempt from Section 7.4.4.B, Minimum Number of Motor Vehicle Spaces Required, provided the historic designation of the contributing structure is maintained.

   E.   Reduction Based on Additional Electric Vehicle Supply Equipment

      1.   General Requirements

         The number of required motor vehicle parking spaces may be reduced by including more EVSE than required in Table 7.4.11-1: Minimum Required EVSE . The following conditions apply.

         a.   The cumulative reduction does not exceed 30% of the required number of spaces prior to any reduction; and

         b.   The required number of EVSE is based on the total number of motor vehicle parking spaces required before any reduction has occurred; and

         c.   Parking spaces for individuals with physical disabilities must be provided and designed as required by the City of Tucson's adopted Building Code and the number provided shall be based on the total number of motor vehicle parking spaces required before any reduction has occurred. This does not apply to additional accessible electric vehicle (EV) charging spaces as required by Section 7.4.11.B.2; and

         d.   The amount of parking reduced for additional EVSE in specific Land Use Group, Class and Types are listed in Table 7.4.5-1 below.

Table 7.4.5-1: Motor Vehicle Parking Space Reductions Based on Additional Electric Vehicle Supply Equipment (EVSE )

Land Use Group/Class	For Each Additional EV Installed Station, Total Provided Parking Reduced by	For Each Additional EV Ready Outlet, Total Provided Parking Reduced by
ALL OTHER USE GROUPS/CLASSES	1	n/a
COMMERCIAL USE GROUP
Administrative and Professional Office	1	1
Alcoholic Beverage Service	2	n/a
Commercial Recreation	2	n/a
Entertainment (e.g., Sports Stadium or Center; Theater - Live; & Theater - Movie)	2	n/a
Food Service	2	n/a
Medical Service	1	1
Parking	1	1
Personal Services	2	n/a
Research and Product Development	1	1
Technical Services	2	n/a
Travelers' Accommodation, Lodging	1	1
RESIDENTIAL USE GROUP
Mobile-home	n/a	n/a
Multifamily Dwellings and Group Dwellings	1	1
RETAIL TRADE USE GROUP
Food and Beverage Sales, excluding Farmer's Markets	2	n/a
General Merchandise Sales	2	n/a
General Merchandise Sales, excluding Large Retail Establishment	2	n/a
Large Retail Establishment	2	n/a
Marijuana Dispensary	2	n/a
Marijuana Dispensary Off-site Cultivation Location	2	n/a
Marijuana Dispensary Off-site Manufacturing Location	2	n/a
Medical Marijuana Qualifying Patient Cultivation Location	2	n/a
Shopping Center	2	n/a

 

   F.   Other Permitted Reductions

      1.   General Requirements

      The number of required motor vehicle parking spaces may be reduced under the following conditions:

         a.   The project complies with one or more of the permitted reductions in Section 7.4.5.E.2-8 below;

         b.   The cumulative reduction for this sub-section does not exceed 20% of the required number of spaces prior to any reduction;

         c.   If more than one reduction is applied, the parking requirement is calculated based on the required number prior to any reduction; and,

         d.   The required number of spaces for individuals with physical disabilities is based on the total number of motor vehicle parking spaces required before any reduction has occurred.

      2.   Reduction Based on Providing Additional Accessible Parking

         a.   For existing development , the number of required parking spaces may be reduced by two spaces for every one non-required accessible parking space.

         b.   For proposed development , the number of required parking spaces may be reduced by one parking space for every one non-required accessible parking space.

      3.   Reduction Based on Providing Additional Bicycle Parking

      For every six non-required bicycle parking spaces that meet the short or long-term bicycle parking standards, the motor vehicle parking requirement may be reduced by one space. Motor vehicle parking spaces may be converted to bicycle parking spaces pursuant to Section 7.4.9.B.1.g.

      4.   Reduction Based on Valet Parking

      The Zoning Administrator may approve valet parking as a means of satisfying a portion of the off-street parking requirements when there is an assurance of continued operation of valet parking and evidence of an available area for the valet parking and vehicle stacking spaces . Internal residential neighborhood streets may not be used for valet parking operations, which include drop-off, pick-up, parking, and driving access between the valet parking area and business it serves.

      5.   Reduction Based on MS&R Criteria

      The number of off-street parking spaces required for any nonresidential development located on a street designated on the MS&R Plan may be reduced in accordance with the calculations in Section 5.4.6, MS&R Street  Perimeter Yard and Parking Adjustment.

      6.   Reduction Based on Landscaping and Screening Criteria

         a.   The following reductions apply to existing development :

            (1)   The number of spaces required may be reduced if the development is modified to comply with all applicable sections of Section 7.6, Landscaping and Screening, except for Section 7.6.4.B.1, Canopy Trees in Vehicular Use Areas; or,

            (2)   For every three non-required canopy trees provided in the vehicular use area , the motor vehicle parking requirement may be reduced by one space. The planting area for each tree must comply with the canopy tree in vehicular use area spatial requirements in accordance with Section 7.6.4.B.1.a.

         b.   For comprehensive redevelopment or development of a site , the motor vehicle parking requirement may be reduced by one space for every four non-required canopy trees provided in the vehicular use area . The planting area for each tree must comply with the canopy tree in vehicular use area spatial requirements in accordance with Section 7.6.4.B.1.a.

      7.   Reduction Based on Providing Trash and Recycling Enclosures

      When an existing development is modified to comply with the enclosure requirement for trash and recycling, the number of required parking spaces may be reduced up to two parking spaces per container enclosure , but not to exceed 10% of the required parking.

   G.   Diversion of Required Parking

      1.   Temporary Diversion

      Motor vehicle parking spaces within a vehicular use area may be used temporarily for storage or display of boats, cars, recreational vehicles, semi-truck trailers, furniture, or items of any other nature, subject to all of the following conditions:

         a.   The vehicular use area contains more than nine spaces for motor vehicle parking;

         b.   If the vehicular use area contains fewer than 250 spaces, no more than 10% of the total number of vehicle parking spaces is diverted to another use;

         c.   The maximum period of diversion is 15 days . Additional 15 day extensions up to a maximum of 60 days per year may be granted for reasonable cause upon written request from the applicant;

         d.   Spaces are not diverted to another use more than once in any calendar month;

         e.   The spaces diverted are not designated or designed for use by the physically disabled; and,

         f.   The diversion is not for the purpose of dismantling or repairing vehicles.

      2.   Diversion Other Than Temporary

      Code required parking spaces for any land use may not be sold, leased, or otherwise diverted to another use until off-street parking provisions are secured and provided on another site satisfying all provisions of this section. Approval is required for any proposed diversion of the vehicular use area .

         a.   Exception

         Any park-and-ride lot set aside to facilitate the use of the mass transit system may use up to a maximum of 5% of the required vehicular use area .

(Am. Ord. 11070, 5/14/2013; Am. Ord. 11171, 5/20/2014; Am. Ord. 11201, 9/23/2014; Am. Ord. 11732, 2/19/2020; Am. Ord. 11922, 7/12/2022; Am. Ord. 11953, 8/23/2022)