A. Individual Parking Plan
1. The PDSD
may approve a modification to the number of required
on new and existing through an Individual Parking Plan (IPP).
2. Applicability
The provisions of this section apply to:
a. Proposed
and redevelopment of a
;
b. Changes of use in existing
; and,
c. Any expansion of an existing use or any addition of a
to an existing
.
3. Permitted Uses and Types of
A proposal must include one or more of the following uses or types of
:
a. Combined residential and non-residential
in a single or unified
;
b.
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
for the elderly or
;
e.
;
f. A
that can accommodate shared parking arrangements for uses with alternate hours of operation and peak-use times; and/or
g. The
of any existing
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
conditions and uses, including any available
;
d.
access and traffic circulation patterns;
e. Location and distance from the
to existing residential neighborhoods;
f. Neighborhoods
to the
with a Residential Parking Permit program;
g. Availability, location, and distance to alternate modes of transportation;
h. Hours of operation and
(s) of each use;
i. Evidence that all required parking for the proposed uses will either be on-
or at an approved off-
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
;
k. For
within 400 feet of an R-3 or
or Historic Preservation Zone, the IPP
must address how the proposal will not cause a safety hazard, noise, or parking impacts on an
existing neighborhood. The IPP shall include the following:
(1) Methods to avoid potential increases in noise and light
as described in Section 7.4.5.A.5.h, i and j;
(2) Methods to deter vehicular access into
residential neighborhoods using signage or other means; and,
(3) Methods to prevent
traffic or habitual parking within
residential neighborhoods or commercial
.
l. Any other information deemed appropriate by the PDSD
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
may approve an IPP if all of the following criteria are met in the IPP and documented in findings:
a. The
permits the proposed use(s);
c. For multiple or
, the
can accommodate shared parking arrangements for uses with alternate hours of operation or
;
d.
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
has not been reduced or eliminated;
g. Vehicular access,
traffic, and habitual parking in
commercial
and residential neighborhoods is deterred;
h. Light
onto an
residential use or
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
. Combined residential and non-residential
in a single or unified
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
within 400 feet of R-3 or
or Historic Preservation Zones is reviewed in accordance with Section 3.3.5, 400' Notice Procedure.
b. An IPP for
more than 400 feet from R-3 or
or Historic Preservation Zones is reviewed in accordance with Section 3.3.3, PDSD
Approval Procedure.
7. Amendments
A revised IPP is required when one or more of the following occurs:
a. A
to a more parking intensive use or different hours of operation or
than the use shown on the last approved IPP;
b. An expansion of a
;
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
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.
of an Individual Parking Plan
If a
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.
The following
motor vehicle and
parking regulations apply within the
as set forth in Section 11.4.5.
1.
within an Existing
No additional motor vehicle or
are required for a
which does not expand the existing
.
2. Expansions of Existing
a. No additional motor vehicle or
are required for the following:
(1) Expansions that do not involve construction of new
or the elimination of existing required parking spaces; or,
(2) Expansions that involve construction of new
of less than 1,000 square feet of
or less than 25% of the existing
, whichever is less.
b. Expansions that involve construction of a new
(s) of 1,000 square feet or more of
or 25% or more of the
of the existing
must provide motor vehicle and
only for the area of expansion.
c. Expansions that involve the removal of existing required motor vehicle or
must relocate the removed spaces either on
or in
with the provisions of this division.
3. New
a. Office Use
Required
motor vehicle parking for office use is one space for every 500 square feet of
.
b. Uses Other Than Office
Required
motor vehicle parking for all uses other than office uses in the
is one space per 400 square feet of
.
c. Residential
Required
motor vehicle parking for residential uses in the
is one space for each
, one space for each apartment where rent/lease of space is not by the
, or one space for each
in
where rent/lease of space is by the
.
4.
Amenity Incentive
Required
for a use may be reduced by a percentage equal to twice the ratio of
to GFA up to a maximum of 8%, if an interior
is provided. The interior
may be a roofed atrium, courtyard, plaza, galleria, or similar area. To qualify for a
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
or
and is located no more than one floor level above or below
;
f. A minimum of one linear foot of seating is provided for every 30 square feet of interior
; 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
may be located within 1,500 feet of the use provided the parking is within the
boundaries and is approved by the PDSD
.
6.
Parking
a. On
. The PDSD
may allow
to be more than 50 feet from a
(s) based on a finding from the City of Tucson’s
Coordinator that the proposed location is consistent with best practices pertaining to siting short-term
racks, particularly in regards to visibility, security, and convenience for bicyclists; or,
b. By paying the
parking in-lieu fee in accordance with Section 7.4.5.B.7.
7. In-Lieu Fee
The
requirements established by this Section may be satisfied in whole or in part by paying the
parking in-lieu fee in an amount established by separate ordinance to be used by the
for the installation of
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
level, through incorporation of design elements such as pedestrian arcades, occupied space, or display space.
C. Reduction Based on
for Certain Residential Uses
for single-
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
is located on the same side of the
as the use and does not extend beyond the
of the subject property.
D. Exemption Based on Maintenance of
Non-residential uses with a parking formula of one space per 300 square feet
or less intense formula that occupy a listed individually on the National Register of Historic Places or listed as a
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
is maintained.
E. Reduction Based on Additional
1. General Requirements
The number of required
may be reduced by including more
than required in Table 7.4.11-1: Minimum Required
. 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
is based on the total number of
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
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
in specific
Group, Class and Types are listed in Table 7.4.5-1 below.
Land Use Group/Class | For Each Additional Station, Total Provided Parking Reduced by | For Each Additional Outlet, Total Provided Parking Reduced by |
Land Use Group/Class | For Each Additional Station, Total Provided Parking Reduced by | For Each Additional 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
may be reduced under the following conditions:
a. The
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
is based on the total number of
required before any reduction has occurred.
2. Reduction Based on Providing Additional Accessible Parking
a. For existing
, the number of required parking spaces may be reduced by two spaces for every one non-required accessible parking space.
b. For proposed
, 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
Parking
For every six non-required
that meet the
or
standards, the motor vehicle parking requirement may be reduced by one space.
may be converted to
pursuant to Section 7.4.9.B.1.g.
4. Reduction Based on
The Zoning Administrator may approve
as a means of satisfying a portion of the
requirements when there is an
of continued operation of
and evidence of an available area for the
and vehicle
. Internal residential neighborhood
may not be used for
operations, which include drop-off, pick-up, parking, and driving access between the valet
and business it serves.
5. Reduction Based on MS&R Criteria
The number of
spaces required for any nonresidential
located on a
designated on the
may be reduced in accordance with the calculations in Section 5.4.6, MS&R
and Parking Adjustment.
6. Reduction Based on
and Screening Criteria
a. The following reductions apply to existing
:
(2) For every three non-required
provided in the
, the motor vehicle parking requirement may be reduced by one space. The planting area for each tree must comply with the
in
spatial requirements in accordance with Section 7.6.4.B.1.a.
b. For comprehensive redevelopment or
of a
, the motor vehicle parking requirement may be reduced by one space for every four non-required
provided in the
. The planting area for each tree must comply with the
in
spatial requirements in accordance with Section 7.6.4.B.1.a.
7. Reduction Based on Providing Trash and Recycling
When an existing
is modified to comply with the
requirement for trash and recycling, the number of required parking spaces may be reduced up to two parking spaces per container
, but not to exceed 10% of the required parking.
G. Diversion of Required Parking
1. Temporary Diversion
within a
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
contains more than nine spaces for motor vehicle parking;
b. If the
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
. Additional 15 day extensions up to a maximum of 60
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 may not be sold, leased, or otherwise diverted to another use until
provisions are secured and provided on another
satisfying all provisions of this section. Approval is required for any proposed diversion of the
.
a. Exception
Any park-and-ride
set aside to facilitate the use of the mass transit system may use up to a maximum of 5% of the required
.
(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)