Alternative 4: Urban Centers

What if most new growth is focused in city and town centers within existing communities and along major transportation routes?

The Urban Centers Alternative presents a future for the region in which new development is concentrated in and around downtown Tucson and other city and town centers. Expansion into currently undeveloped land is minimal. Mixed-use development is located around the region along major transportation routes. This alternative seeks to create vibrant city and town centers in areas such as downtown Tucson, Sahuarita, Marana, Oro Valley and along Houghton Road by adding a mix of housing, jobs, shopping, arts and entertainment.

This alternative likely:

  • Increases the current amount of developed land by 20% (84 square miles / 50,000 acres) with minimal negative effects on environmentally sensitive areas
  • Offers more public transportation options and allows residents to walk and bike for many daily needs
  • Creates economic growth in dense centers that support diverse industries and local businesses
  •  Supports a vibrant regional center in downtown Tucson while expanding existing city and town centers
  • Significantly alters the low-density character of the region in many locations

Most new development is accommodated by greatly expanding and intensifying the existing centers, with a limited number of new single-family homes in other areas. Concentrating housing in existing areas allows for a significant expansion of transit, with large numbers of people having the option to walk, bike, or take public transit to work and daily services.

This scenario has the highest residential density of the four alternatives; it increases the number of people per developed acre by 8.3 times over the current regional level (from a regional average of 1.5 households per net acre to 12.5). Three-story mixed-use buildings are located along major roadways and in the various regional centers, such as Marana, Sahuarita, and Oro Valley. Downtown Tucson is greatly intensified and enlarged, containing many new six-story mixed residential and office buildings, with some as tall as ten stories. Over 60% of new residences are apartments, condos, or townhomes. The remaining 40% are primarily single-family homes on smaller lots. The Urban Future alternative commits an additional 84 square miles (53,000 acres) to development; an increase of about 27% of consumed land in the region, 18% (9,000 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

  • Greater urban density with amenities is a magnet for a well-educated workforce and the creative class
  • Expanded downtown provides the opportunity for synergistic business interaction and the development of support service industries
  • Provides the environment to attract high-paying knowledge jobs
  • Likely supports a thriving local business sector

Land Use and Urban Design

  • Potentially increases land values in downtown areas
  • Provides a very walkable environment in many areas around the region
  • Could provide an aesthetically interesting urban environment if well-designed

The Natural Environment and Outdoor Recreation

  • Provides the residential and commercial densities necessary to support alternative transportation choices
  • Does a good job of protecting natural habitat, and the desert environment
  • Infill and redevelopment could contribute to heat trapping in the most densely populated areas

Cultural Diversity and Regional Character

  • Preserves the natural character of the region by developing minimal undeveloped land, but may impact views of the mountains and desert for some neighborhoods
  • Provides the densities and downtown development necessary to support a flagship arts and culture district and a vibrant city center
  • More street-level activity will provide an environment that fosters face-to-face interaction
  • Potentially impacts the historic and cultural character of some centrally located neighborhoods

Water Resources

  • Cheaper long-term costs for water infrastructure
  • Makes efficient use of renewable water supplies

Transportation

  • Optimizes land use and transportation choice for cost effectiveness.
  • Provides the most transportation choices
  • Most efficient placement of the next million in regards to transportation services

Health, Well-Being, and Safety

  • The more compact urban form allows for a very efficient deployment of public safety resources
  • Puts people closer to existing hospitals and clinics which allows for expansion of existing health services (more cost-efficient than providing new services in new areas)
  • Conducive to an active lifestyle by providing an environment that supports walking and biking etc.