Tuesday, April 22, 2025 / by Adam Donaldson-Moxley
Reimagining Tucson’s Corridors: A New Era of Zoning Flexibility and Opportunity
Tucson is on the cusp of a major transformation—and it's happening along the very corridors that have historically defined how our city grows. With the introduction of the Community Corridors Tool (CCT), we now have a modern, flexible, and community-focused approach to zoning that unlocks opportunity like never before.
Whether it’s converting an old shopping center into a thriving mixed-use community or reusing a historic structure for creative commercial use, the CCT offers incentives, flexibility, and simplified standards that promote innovation without sacrificing structure.
What is the Community Corridors Tool?
- Optional zoning overlay that works with existing base zoning
- Encourages mixed-use, pedestrian-oriented, and high-quality development
- Supports adaptive reuse, infill, and revitalization of underutilized corridors
Key Differences from Previous Policies
- Preserves base zoning: Offers flexibility without full rezoning
- Simplified process: Streamlined approvals and predictable standards
- Modern development patterns: Focused on walkability, connectivity, and sustainability
New Opportunities This Tool Unlocks
- Mixed-use corridors with housing, retail, and office space
- Pedestrian plazas replacing surface parking
- Urban greenways and shaded walkways
- Transit-oriented development and increased housing options
Immediate and Long-Term Benefits
- Increased property values for landowners
- Higher local tax revenues through revitalization
- New business attraction and community vibrancy
- Efficient infrastructure use and long-term sustainability
Visualizing the Future
Here are some concept renderings of what Tucson’s corridors could look like under the CCT zoning overlay:
- Scenario 1: Mixed-use development with retail, residential, and street activation
- Scenario 2: Adaptive reuse and urban greenway integrated with bike paths
- Scenario 3: Pedestrian-focused retail destination without surface parking
Next Steps & Economic Impact
The rollout of the CCT will occur in phases, with pilot areas like Broadway Blvd already seeing planning and community engagement. As adoption grows, so too will the total economic impact—potentially reaching hundreds of millions in new value creation, investment, and revitalization.
This is more than a zoning change—it's a long-term strategy for growth, connection, and vibrancy.
