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Tucson Mayor and City Council Meetings, December 16, 2025

Approves Rezoning at Irvington Road and I-19 (Your Space Self-Storage) [case: north of Irvington Road and east of Interstate 19], 7-0

10h 45m78,125 words
159 mentionsmixed useapproveddensitycommercialzoningshort term rentalland useindustrialrezoningresidentialsubdivisionhistoric preservationmotion to approvepublic hearingplatduplexadusetbackvariancerezoneTucson, AZ
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What happened

The Tucson Mayor and Council approved the citywide Middle Housing Unified Development Code Amendment (Ordinance 12219, Case C8-2501, excluding rural residential zones) on a 6-1 vote, allowing up to four units on residential lots to comply with state law HB 2721.

Meeting key facts
Jurisdiction
Tucson, AZ
Governing body
Final authority
Date
December 16, 2025
Decisions
28 zoning decisions
Outcome
Approved, 7-0

Projects in this meeting (7)

Case 0623-00027

Approved 7-0
north of Irvington Road and east of Interstate 19 · Your Space Self-Storage
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Middle Housing Unified Development Code

Approved 6-1
8 conditions of approval
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Case 0824-00069

Approved
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Case 1024-00001

Approved 7-0
north side of East Tanque Verde Road approximately 400 feet east of Bear Canyon Road · Mr. Car Wash
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1032 North Catalina Avenue

Approved 7-0
1008, 1014, 1026, and 1032 North Catalina Avenue, 190 feet south of Speedway and Catalina intersection
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East Fort Lowell Road

Approved
East Fort Lowell Road · Bob Cook
1 condition of approval
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Case 0324-00008

Approved 7-0
southeast corner of Broadway Boulevard and Houghton Road · Mr. Car Wash
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Free sample: decision 1 of 28

Middle Housing Unified Development Code Amendment (citywide)

Ordinance 12219 amends the Unified Development Code to allow middle housing (up to four units on residential lots) citywide, excluding rural residential zones, to comply with state HB 2721. Reduces parking to one space per unit with waiver option near transit, reduces minimum lot size to 6,000 sq ft R1 and 4,000 sq ft R2, sets 5-foot minimum setback, privacy mitigation for two-story homes, 25-foot height max retained, one tree per 1,000 sq ft, max two parking spaces in front yard. AEZ and HPZ/NPZ overlays still apply. Passed 6-1 with Council Member Dahl dissenting; a substitute motion for the smallest footprint failed 3-4.

  • exclude rural residential zones
  • AEZ overlay supersedes middle housing where residential density is restricted
  • HPZ and NPZ design standards remain in place
  • 25-foot maximum building height retained
  • maximum two parking spaces in front yard
  • one tree per 1,000 square feet
  • five-foot minimum setback
  • privacy mitigation for two-story adjacent to one-story

The other decisions are listed below by title. The full write-up, verbatim conditions, and the audio at each vote are in Pro.

Meeting Summary

The Tucson Mayor and Council approved the citywide Middle Housing Unified Development Code Amendment (Ordinance 12219, Case C8-2501, excluding rural residential zones) on a 6-1 vote, allowing up to four units on residential lots to comply with state law HB 2721.

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Key Decisions (28)

Approved

Middle Housing Unified Development Code Amendment (citywide)

Vote: 6-1Conditions attached
Approved

Public utility tax rate increase to 5%

Vote: 5-2
Approved

Secondhand dealer / pawn shop transaction fee increase

Vote: 5-2
Approved

Hotel transient occupancy tax increase to 9%

Vote: 5-2Conditions attached
Approved

Short-term/vacation rental transient occupancy tax increase to 10%

Vote: 6-1Conditions attached
Continued

Advertising privilege tax (continued)

Approved

Grant aid agreement with Tohono O'odham Nation

Vote: 7-0
Approved

Final plat at Swan and 29th Street

Vote: unanimous
Approved

Housing and Homelessness Emergency Declaration

Vote: 7-0Conditions attached
Approved

International Building Code/Residential Code amendment for middle housing

Vote: 7-0
Approved

Adoption of 2024 International Energy Conservation Code

Vote: 7-0
Approved

Rezoning at Irvington Road and I-19 (Your Space Self-Storage) [case: north of Irvington Road and east of Interstate 19]

Vote: 7-0
Approved

Rezoning at Irvington Road and I-19 (Your Space Self-Storage) [case: north side of East Tanque Verde Road approximately 400 feet east of Bear Canyon Road]

Vote: 7-0
Approved

Rezoning at Irvington Road and I-19 (Your Space Self-Storage) [case: 1008, 1014, 1026, and 1032 North Catalina Avenue, 190 feet south of Speedway and Catalina intersection]

Vote: 7-0
Approved

Rezoning at Broadway and Houghton (Mr. Car Wash)

Vote: 7-0
Approved

Rezoning at Tanque Verde Road (Mr. Car Wash)

Vote: 7-0
Approved

Rezoning at North Catalina Avenue

Vote: 7-0
Approved

Rezoning at East Fort Lowell Road

Vote: unanimousConditions attached
Approved

Resolution opposing executive overreach

Vote: 7-0
Approved

FY2026 Payment Standards (Public Housing Authority)

Vote: 8-0
Approved

Disposition of Joel Valdez Main Library property (RFI)

Vote: unanimous
Approved

Ronstadt Transit Center redevelopment (RFP)

Vote: unanimousConditions attached
Approved

Disposition of 7840 and 7860 East Broadway property (RFI)

Vote: unanimousConditions attached
Approved

MOCA property disposition negotiation

Vote: unanimousConditions attached
Approved

NDA policy adoption

Vote: unanimousConditions attached
Approved

Transit safety and security action plan

Vote: unanimousConditions attached
Approved

Initiation of code update package

Vote: unanimous
Approved

Executive session settlement (Kramer v. City of Tucson)

Vote: unanimous
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Zoning Changes (5)

C-1C-2
C-1C-2
C-1C-2
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Development Activity (10)

Swan and 29th Street commercial development

Commercial

Joel Valdez Main Library redevelopment

Mixed-Use

Ronstadt Transit Center redevelopment

Mixed-Use

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Market Signals (8)

Housing Demand

The city estimates a need for more than 35,000 affordable…

Housing Demand

Middle housing (duplexes, triplexes, fourplexes) is now allowed citywide (excluding…

Sentiment

City sales tax and hospitality revenues are declining (1.5% below…

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Who Spoke (45)

MayorCouncilmember · 5Staff · 9Witness · 2Public · 6

On the record: the mayor, 5 councilmembers, 9 staff members, 2 witnesses, and 6 members of the public.

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Agenda scorecard

ZoneWire called 3 of 3 land-use forecasts on this agenda.

This season: 2 of 2 (100%) forecasts called in this county.

PUBLIC HEARING: C8-25-01 MIDDLE HOUSING UNIFIED DEVELOPMENT CODE AMENDMENT (CITY WIDE)… plan amendment

Case 25-413
Approved 6-1ZoneWire called it
freeApproved 6-1moved by Schubert8 conditions of approval
8 conditions, the audio at the vote, and this case's history
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REZONING – CITY MANAGER’S REPORT TP-ENT-0725-00007 – E FORT LOWELL RD, R-3 TO C-1 (WARD… rezone

District WARD 3Case 25-394
ApprovedZoneWire called it
freeApproved1 condition of approval
1 condition, the audio at the vote, and this case's history
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Final Plat for (TD-DIV-1223-00134) Park & Alvord Lots 1-4 (Ward 5) DEC16-25-382 subdivision

District Ward 5Case 25-382
No vote recorded

More land-use items (2)

2 items with no recorded vote on this agenda
  • Final Plat for (TD-DIV-0625-00070) Ocotillo Oeste Lots 1-5 (Ward 1) DEC16-25-385…Case 25-385
    No vote recorded
  • Approval Amending Tucson Code (Chapter 19) Relating to Additional Tax Rate for Transient……Case 25-408
    No vote recorded

Meeting Intelligence Preview

5
Zoning Changes
8
Market Signals
45
Speakers

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