OPED by Greg Clark, former Co-Chair of Mile Neighborhood
TUCSON, ARIZONA -- This Wednesday, July 7, 2021 the Tucson Mayor and City Council are set to consider an urban overlay district (UOD) rezoning proposal for the area known as the Sunshine Mile.
Unfortunately, many have not been following this overlay district, being advanced by Rio Nuevo, and some believe the goals have devolved into solely an historic preservation zone that does little to advance its own stated goals for economic development in the area.
Rio Nuevo and City staff claim the overlay is an effort to boost density, commercial activity, energy-efficient building practices, affordable housing, generate higher tax revenue, and support a zone of higher multi-use living that will sustain new modes of transportation and mass transit.
In fact, the UOD has blessed last year’s creation of the “Sunshine Mile Historic District,” and the overlay proposal now excludes its rezoning incentives to any project that would alter or demolish any structure that is eligible or contributing to an “historical” zone. Rio Nuevo CEO, Fletcher McCusker has said that this keeps 120 buildings unavailable for any kind of development besides getting a change of use and some parking abatements. Even the areas that were to be available for new mid- and high-rise development (areas near Broadway & Euclid, Campbell/Kino) have been substantially curtailed in recent drafts.
The major East-West arterial in and out of downtown should be an area of commerce and business vibrancy. It is to be a major 6-lane thoroughfare, which can accommodate higher residential and commercial density. Tucson survives on tax revenue and Central Broadway provides a crucial opportunity to boost businesses and economic uses that would generate jobs, new commercial and residential spaces and revenue sources for Tucson.
Sadly however, rather than activate the potential for redevelopment, this UOD sets aside 2-bedroom residential bungalows and other old, functionally obsolete structures for “preservation”. Rather than creating a gateway to downtown, the Sunshine Mile overlay is gazing backwards and prioritizing historic petrification above all else. The result will be a stretch of reliquary roadway similar to Speedway Blvd. between 1st and 4th Ave.: many small old buildings, barely any business.
We all know Tucson has some of the most restrictive historical preservation requirements found anyplace. Yet we were told the Sunshine Mile would support economic development.
It is concerning that while we public stakeholders were busy dealing with the pandemic, the Sunshine Mile District purpose was altered into a set of convoluted requirements to make development nearly impossible along this two-mile stretch. In June 2020, the stated primary purpose of the Sunshine Mile District was “economic development” but in December, the purpose was changed to read “economic vitality”. There’s a reason for this change and I think we all know what it is.
The proposal being considered Wednesday will be a lost opportunity if passed. It is not what the city needs from its major central corridor.
Fortunately, it can still be changed if the Mayor and Council decide to. I hope that others who agree will share their opinions with the Mayor and Council before the July 7 meeting, or attend the virtual city council meeting to let Council Members know how we citizens feel.
Members of the public may submit written comments on any items scheduled. To do so, send an email to cityclerk@tucsonaz.gov. The email should include the individual’s name, the agenda item for comment and be limited to no more than 500 words. Comments must be received by no later than 5:00 p.m., Tuesday, July 6, 2021.
Individuals wishing to speak during call to the audience and/or the public hearing (subject to technological availability) will join the meeting via teleconference. You must submit a written request to cityclerk@tucsonaz.gov. The email should include your name, and the phone number you will use for the teleconference. The phone # will be used to identify the individual when/if being called upon to speak. Once your request to speak has been received by the City Clerk, you will be provided instructions on how to connect to the teleconference.
Requests to speak must be submitted no later than 12:00 p.m., Wednesday, July 7, 2021. Please join us.
Go to City Of Tucson link for agenda and to register for the Zoom meeting Wednesday July 7 scheduled at or about 5:30 PM.
The public can watch the live stream of this meeting here https://www.tucsonaz.gov/gov/mayor-and-council-live