Alternative 2: Suburbs and Centers

What if new development occurs mostly in suburbs with somewhat expanded downtowns and town centers?

The Suburbs and Centers Alternative presents a future for the region in which mixed-use downtowns and town centers are created or enlarged primarily in existing communities. Residential and employment areas remain largely separated from each other in most areas and the majority of new residences are single-family homes on currently undeveloped land outside existing communities.

This alternative likely:

  • Increases the current amount of developed land by 37% (150 square miles / 100,000 acres) and negatively affects some environmentally sensitive areas
  • Increases transportation choices in city and town centers; most people in lower-density areas continue to travel by car
  • Encourages overall economic growth through a greater number of mixed-use areas and redevelopment along major roadways, but may not sustain local businesses
  • Increases the importance of downtown Tucson as a vibrant regional center
  • Largely maintains the lower-density suburban character of the region, except in expanded city/ town centers and along some major roadways

Most new development is a combination of suburban single-family homes along with a small amount of more compact and dense housing developed in and around the faster growing parts of the region, like Marana, Sahuarita and Oro Valley. New roads are built and most residents continue to drive to jobs (located in regional centers). There is new express bus service to areas like Marana and Sahuarita, and some opportunities for walking and biking in the various expanded downtowns and town centers. Many new jobs centers are located on vacant land adjacent to I-10, in the various regional downtowns and town centers, and in mixed-use developments along major roadways.

This scenario has the second lowest density of the four alternatives. It more than triples the number of people per developed acre over the current regional level (from 1.5 household per net acre to 6.1). Apart from downtown Tucson and a few other key locations, heights of new buildings are one to two stories. 68% of new residences are single family homes, but these are complimented by expanded downtowns and corridors in many of the region”s cities and towns. The Suburbs and Centers scenario commits roughly an additional 150 square miles (100,000 acres) of land to development, an increase of about 50% of consumed land in the region, 4% (4,020 acres) of which is infill and redevelopment in existing communities.

How does this alternative  affect our values?

Each of the following categories represents a shared regional value topic that came from the first Phase of the IGT process.  The information was provided by panels of regional experts based on their own knowledge and background. 

Business and the Economy

  • Redevelopment along large transportation corridors is positive for some business growth
  • Expanded density in targeted areas, such as downtown Tucson, could be more attractive for a diverse economy
  • Limited mixed-use encourages, but potentially does not sustain, local and small business

Land Use and Urban Design

  • Focusing linear redevelopment along major roadways will minimize impacts on existing neighborhoods
  • largely maintains the single-story housing type common in the region, with the exception of an expanded downtown and some activity centers
  • Strains the provision of infrastructure in outlying areas, but is efficient in the more developed centers

The Natural Environment and Outdoor Recreation

  • Some new development may be located on environmentally sensitive lands
  • Potentially impacts wildlife linkages
  • Development is close to existing natural park areas (e.g. Coronado National Forest, Saguaro National Park) which increases the possibility of negative impacts on the resources of these areas

Cultural Diversity and Regional Character

  • A slightly expanded downtown Tucson provides some opportunities for larger arts facilities and increased artistic synergy
  • The satellite centers may be the focus of many people”s daily activities, reducing the attraction of central Tucson for many cultural events
  • Although less than the trend, the amount of natural land developed will still negatively impact the unique natural character of the region

Transportation

  • Potentially improves opportunities for walking, biking and busing in city and town centers, but outlying areas remain car dependent
  • Redeveloped transportation corridors can support mass transit options
  • Vast majority of residents continue to use cars to get around the region

Water Resources

  • Good possibility for utilization of renewable resources in existing service areas
  • Likely increased use of non-renewable ground water

Health, Well-Being, and Safety

  • The regional development footprint won”t overly strain effective coverage of public safety personnel
  • Requires building additional hospitals and clinics in growth areas to meet demand