Alternative 3: New Centers

What if we create compact new centers on new land outside of existing communities?

The New Centers Alternative presents a future for the region in which most new development is located in or near mixed-use centers on undeveloped land outside existing communities. The centers will serve as villages or hubs located around the region. These new centers will bring work, homes and the needs of daily life closer together.

This alternative likely:

  • Increases the current amount of developed land by 26% (110 square miles / 70,000 acres) with minimal negative effects on environmentally sensitive areas
  • Offers many opportunities to walk and bike. Many residents continue to commute by car. New centers can be efficiently linked by public transportation.
  • Increases activity within centers and supports small and local businesses; overall impact on economic development is neutral
  • Creates multiple regional town centers with limited expansion of downtown Tucson and minimal impact on existing neighborhoods
  • Provides compact mixed-use regional villages and hubs where daily needs can be satisfied, such as shopping, getting to schools and services, and attending cultural events

In this alternative, about 70% of development occurs in new, compact, mixed-use activity centers on land that is currently undeveloped. The housing in these communities is a mix of single-family homes, townhomes and apartments. Significant new investment in roads, sewer and water infrastructure is needed to connect these new centers to the existing centers in the region. There is some infill growth along corridors like Broadway Blvd and North Oracle Road near downtown Tucson, with mixed-use nodes located at major intersections throughout the region. In general, there is some increase in public transit options, particularly in suburbs. Many people continue to drive to their workplaces, which consist of a mix of retail and office employment, but residents of these new centers are able to walk to local shops, services, and restaurants.

This alternative contains the second highest density of the four alternative choices. it increases the number of people per developed acre by 6 times over the current regional level (from an average of 1.5 households per net acre to 9.1.) The core of each of the centers contains a mix of uses and has average building heights of about three stories; going as high as six in some rare cases. The centers also include many single-family homes as well as a number of multi-family options. In total, more than half of new residences in the region are single-family detached houses, while about 40% are apartments, condos, or townhomes. The New Centers alternative commits an additional 110 square miles (70,000 acres) to development; an increase of about 35% of consumed land in the region, 6% (4,055 acres) of which will be infill and redevelopment in existing communities.

How does this alternative affect our values?  

Each of the following categories represents a shared regional value topic.  The information was provided by panels of regional experts based on their own knowledge and background. 

Business and the Economy:   

  • New centers could be attractive to the creative class including tech and other knowledge workers
  • Increased opportunities for small businesses to survive in or near neighborhoods
  • Relatively neutral overall impact on potential for economic development

Land Use and Urban Design:

  • Provides the greatest variety of housing options
  • Many opportunities for walking and biking within the New Centers
  • Nodes and centers create a focus of activity and will allow residents to obtain their daily needs close to home
  • Creates unique communities in all parts of the region.

The Natural Environment and Outdoor Recreation:

  • Minimal new development is located on environmentally sensitive lands.
  • Many opportunities to take mass transit and bike from centers to preserves
  • Can integrate more urban natural areas

Cultural Diversity and Regional Character:

  • Centers can become the focus of activity and can create a village squares feel if well-designed
  • Provides opportunities for small scale arts complexes across the region
  • Allows each center to develop its own unique identity, sense of community, and regional niche
  • The combination of strong New Centers along with a minimally expanded downtown Tucson may detract from the vibrancy of the downtown Tucson

Transportation:

  • More multi-modal options in satellite locations
  • More opportunities to live near your work
  • Land use mixes make providing transportation easier
  • Fixed-commuter rail more viable

Water Resources:

  • Could have a major impact on ground water because it may include dense housing outside of the obligated service area, where there are no providers with renewable supplies
  • Infrastructure costs may be lower in the long-term due to the concentration of services within centers, but this scenario will require the need for more costly up front expansion of water infrastructure
  • May allow for shared use of water in community parks and common pools

Health, Well-Being, and Safety:

  • Allows for very efficient usage of public safety resources within the centers
  • Requires building new hospitals and clinics in new areas to meet demand, but potentially allows for efficient localized provision of health services once built