The following is the opinion and analysis of the writers:
As long-standing central Tucson neighborhood advocates, we are concerned about the Community Corridors Tool (CCT) being fast-tracked for February adoption by Mayor and Council. The CCT will change the face of Tucson forever. Few Tucsonans know the changes in zoning that the CCT will allow nor understand what their consequences may be. Most Tucsonans are unaware that the CCT is en route to the Planning Commission Dec. 18 and from there to final adoption by M&C in February.
Last year, M&C directed City Planning Staff to revise zoning codes to address affordability. The result is the 29-page draft of the CCT. The tool will apply to any properties that have frontage along any City corridor. “Corridors” are not only the arterial streets, like Grant, Speedway, Alvernon and Oracle, but also collector streets, such as Pima, Prince, Fifth, and Columbus.
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Planning and Development Services Department states that the CCT is not a re-zoning, just a tool for flexible development. But to encourage higher density residential and mixed-use development, existing zoning will be so modified to be “flexible” that the CCT will allow uses and development that are not currently allowed. This “Tool” will allow increased building height, increased density, zero setbacks from property lines, lot coverage up to 95%, reduced requirements for number of parking spaces, and changes in land uses. The CCT will impact thousands of properties and residents along Tucson’s collector/arterial streets.
Creating more affordable housing in Tucson is critical. Many proposed regulations in the CCT are exciting and promising. But state legislation prohibits cities from requiring developers to include affordable units when building. Therefore, the zoning changes allowed by the CCT cannot guarantee affordable housing will be built or that housing costs will fall. It relies on a “trickle-down” effect hoping that if more units are built, even expensive luxury units, they will flood the market, driving down prices.
We support the purposes of the proposed CCT to incentivize more and flexible affordable housing options, reduce automobile usage, and encourage redevelopment of underutilized buildings and parking lots. Though much of the CCT is forward-looking, there are issues with the proposed tool, which should be addressed before the final draft proposal moves forward to Mayor and Council for adoption.
Major concerns include:
Foremost, the CCT does not require neighborhood notifications. A mechanism for protest, such as exists in a normal rezoning, is also needed. No Tucsonan should wake up one morning stunned to discover a 4-story building started construction next to their home.
Education about the final draft of the CCT and feedback have been inadequate. PDSD held just two public meetings with a total of 112 Tucsonans in attendance and received 153 survey responses. Out of 550,000 Tucson residents, only a couple hundred are educated about the CCT and what equates to a sweeping zoning change.
Stakeholder outreach did not include mail notice to affected properties, perhaps because of the enormous number of possible properties on collector/arterial streets that could be impacted by the CCT. There was little media coverage.
Increased density will burden emergency services and aging infrastructure, especially water and sewer.
Increased building height will affect privacy, noise, solar installations, and the mountain views unique to Tucson and valued by residents.
The CCT does not require architectural review to ensure that the new development contributes to neighborhood character and appearance.
We urge Tucsonans to learn more about the Community Corridors Tool and explore the draft proposal at Corridors.tucsonaz.gov. Email CodeDevelopment@tucsonaz.gov, PlanningCommission@tucsonaz.gov, all Councilmembers and the Mayor.
Attend the Dec. 18 Planning Commission Study Session, virtually or in person. Request to speak by 5 p.m. PlanningCommission@tucsonaz.gov
The Public needs to understand how this complex proposal will directly impact them and their beloved city. The citizens of Tucson deserve more time, information, and opportunity to offer feedback. We must be able to ensure that the impact of the CCT on our homes, our lives, our property values will be positive and meet the exemplary goals of the proposal.
Don’t allow new high-density projects to wipe out our treasured sense of place.
Follow these steps to easily submit a letter to the editor or guest opinion to the Arizona Daily Star.
Meg Johnson of the Garden District and Ann Moynihan of the Midway Village neighborhood are the primary authors of this guest opinion. Other signers include: Garden District – Lisa Maher, Lois Pawlak; San Carlos – Peter Williams; Jefferson Park – Joan Daniels, Colleen Nichols; Laurel – Heather Milden; North Dodge – Fran Garcia; Rosemont West – Laura Bayley, Barbara Stoddard; Peter Howell – Nancy Huff; Catalina Vista – Colette Altafar; Central Tucson – Trish Muir; Montezuma – Amy Douglas; Sam Hughes – Nancy DeFeo, Carol Des Cognets.
