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This guide delves into the specifics of the unified development code (UDC), ensuring you understand the exact requirements and opportunities for your projects.
Daniel Heller
Updated: 5/19/2024
Tucson uses the Unified Development Code (UDC) as it’s organizing zoning code for development. It is vital for developers to understand the detailed regulations and guidelines.
We created this developer’s guide to allow quick insight into Tucson’s UDC.
Tucson categorizes land into 17 unique zoning districts, each with specific permitted uses and development standards.
Stay up-to-date with all regulations and zoning changes. ReZone tracks all zoning changes, spot rezonings, area rezonings, changes to building codes & standards, and economic development incentives for tucson.
All zoning districts are listed in no specific order:
Preserve and protect open space areas for their scenic and environmental values and to provide for the rectreational needs of the community. Permitted uses are generally limited to passive recreational activities, conservation projects, and similar low-impact uses.
Established to accomodate large-scale institutional uses such as schools, hospitals, and government facilities. Characterized through substanstial land area.
Designed to provide for very low-density residential development and agricultural uses. Characterized by large lot sizes is intended to maintain the rural character of the land.
Intended for low-density residential development in suburban areas. It allows for a mix of single-family homes and agricultural uses, with larger lot sizes to maintain a suburban-rural transition.
Similar to the SR zone, the SH zone allows for low-density residential development but with slightly higher density compared to SR. It is intended to provide a transition between rural and more urbanized areas.
RX-1: Single-family residential zone with larger lot sizes.
RX-2: Similar to RX-1 but allows for slightly higher density.
R-1: Single-family residential zone with moderate density.
R-2: Multifamily residential zone allowing for higher density than R-1, including duplexes and townhomes.
R-3: High-density residential zone permitting apartments and other multifamily dwellings.
The MU zone allows for a combination of residential, commercial, and industrial uses. This zone is designed to promote flexible development patterns and encourage the integration of different land uses.
OCR-1: Provides for high-rise development that serves the community and region, including high-density residential, office, and commercial uses.
OCR-2: Similar to OCR-1 but allows for even higher densities and a broader range of uses.
C-1: Low-intensity commercial uses that are compatible with residential areas.
C-2: General commercial uses serving the community and region.
C-3: Mid-rise commercial development intended for downtown and major activity centers.
P-I: Park Industrial Zone, intended for corporate business centers, wholesaling, and manufacturing activities.
I-1: Light Industrial Zone, for industrial uses that do not have offensive characteristics.
I-2: Heavy Industrial Zone, for industrial uses that may have significant impacts on surrounding areas due to noise, pollution, or other factors.
This zone is intended for the development of short-term occupancy recreational vehicle parks and campsites.
Provides for low-intensity, small-scale commercial and office uses compatible with adjacent residential uses.
Designed for retail shopping facilities in suburban or rural neighborhoods, maintaining a suburban character.
Allows for comprehensive planning of large, mixed-use developments. Standards and guidelines are tailored to the specific project.
Similar to PAD but typically encompasses a larger area, providing for a mix of residential, commercial, and industrial uses within a master-planned community.
Protects and preserves areas with historical significance. New developments and alterations must comply with specific design guidelines to maintain the historical character.
Protects environmentally sensitive areas such as riparian habitats and wildlife corridors. Development within this zone must minimize impacts on natural resources.
To ensure conformity with zoning regulations, the UDC details specific review procedures:
Site plans must adhere to UDC standards and are reviewed for compliance with zoning regulations, design guidelines, and other criteria. Key steps include submission, review by the Planning and Development Services Department (PDSD), and public hearings if necessary.
Overlay zones add additional regulations to the underlying zoning. Significant overlay zones include:
Developers must preserve or replace native plants. The UDC provides a list of protected species and guidelines for their conservation.
New developments must incorporate stormwater management practices, including retention and detention basins, to minimize runoff and flooding risks.
The UDC encourages green building practices, including energy-efficient designs, water conservation, and the use of sustainable materials.
Available for developments that include affordable housing units or green building certifications, allowing for higher density than typically permitted.
For projects that provide enhanced bicycle facilities or are located near public transit, parking requirements may be reduced.
Certain projects, like those promoting affordable housing or sustainable practices, may qualify for expedited review, speeding up the approval process.
For significant developments, developers must hold neighborhood meetings to inform and engage local residents. Notices are typically sent to property owners within a specified radius (e.g., 400 feet).
Projects requiring variances, rezonings, or special exceptions must go through public hearings, where community members can express support or concerns.
You can find Tucson’s public meetings here.
The PDSD is responsible for ensuring developments comply with the UDC. This includes inspections during and after construction.
Non-compliance can result in penalties, including fines and orders to cease development. Severe or repeated violations may lead to legal action.
All developments must align with the city’s comprehensive plan, which outlines long-term goals for growth, sustainability, and community development.
You can find all active plan for Tucson’s zoning here.
Projects must also comply with area-specific plans like the Kino Area Plan, which provides detailed guidance on acceptable land uses, densities, and design standards for specific neighborhoods.
With ReZone you hear about zoning changes, changes to building codes & standards, infrastructure developments, housing policies, area rezonings, property development approvals, and economic development incentives first. We track every city council decision for Tucson as well as most other large cities in Arizona.