The Mayor and Tucson City Council voted this week 6:1, with Councilman Steve Kozachik the sole dissenting vote, to approve an amendment to the Houghton East Neighborhood Plan that could allow for the development of a 124,000-square-foot Fry’s Marketplace at Houghton & 22nd on a 16-acre site at the northeast corner of South Houghton Road and East 22nd Street. The amendment allows for the building to be 26 feet tall, instead of the 20-feet limit stated in the original 1985 plan developed when the City annexed the area, a two-square mile area bounded by Speedway on the North, 22nd Street on the South, Houghton on the West and Tanque Verde / Melpomene Way on the East.

Concerns voiced by the neighbors seemed to have all been addressed:

• Elevation showing the six-foot increase would be minor change to any view obstruction,
• Using City’s own definition, roof height is determined from the flat of roof height, and not parapet height.
• The Fry’s store at 22^nd & Harrison that will be relocated will have a $3 million budget to repurpose as needed.
• The necessity for the additional 6 feet lies in the fact that Fry’s needs a mezzanine for offices. To minimize the height elevation, the developer is proposing a declining elevation from 26 feet to 22 feet in construction.
• The two grocery stores that were recently vacant have both been re-occupied; first, the Safeway at Broadway & Houghton was sold back to Safeway from Haggen and will be re-opened, and second, the former Basha’s at this same corner has been repurposed to an upscale movie theater concept with restaurant and bar included,  recently leased by Craig Finfrock of Commercial Retail Advisors.

Even with approval of the changes for the proposed site, Brentwood Development still needs to go through the rezoning process before it can build the shopping center, which also includes a gas station and two smaller retail buildings. It has already been eleven months since the public meetings started with the neighborhood and individual home owners; rezoning will be at least another 9-months and probably more before the rezoning is approved or possibly denied.

Everyone wants a Fry’s Marketplace nearby to shop, or one would think, as evidenced by more than 100 people attending the council meeting Tuesday night for this agenda item. Mayor Rothschild counted speaker cards as 38 speakers in favor, and 17 speakers opposing the amendment. Neighbors living within doors of each other met there, one in favor, one opposed, as they voiced opinions for 90 minutes.

At issue it became clear is amending a 30-year-old neighborhood plan document. The Eastside Neighborhood Plan states that it is appropriate for this corner to be used for commercial uses and allows C-1 zoning with a height restriction of 20 feet. There has already been precedence set that approved an increased building height of Walgreens at the northeast corner of Broadway and Houghton to 35 feet.

Comprehensive planning which dictates public policy in terms of transportation, utilities, land use, recreation and housing typically encompasses a large geographic area to cover a long-term time horizon. But no comprehensive plan should be intended for three decades without modifications.

Plan Tucson is updated every 10-years by Arizona Statute, to reflect changing priorities of the community as they evolve physically, economically and socially over a decade. But not neighborhood plans that apparently never have to be updated, only amended when progress runs into opposition.

When a conflict between the City Plan, approved by voters last in 2013, and a neighborhood plan arises, which has higher authority? You would think the obvious answer is the City Plan, however this wasn’t apparent at the meeting this week.

As Plan Tucson states: ‘City government plays an important role in determining the business climate. Economic Development Strategic Priorities, as adopted by the Mayor and Council in early 2013 include Business Recruitment, Retention and Expansion, as well as Investment in Key Commercial Areas’. It appears a new Fry’s store and retail center that brings 300 jobs, 175 new jobs, would meet such a stated economic goal for the City.

As pointed out by one passionate union member, ‘these are good union jobs being brought to the community, Fry’s is a good company to work for’.

As so often is the case at these public hearings, many speaking against the project were residents from outside the boundaries of the neighborhood. Councilwoman, Shirley Scott noted that some of the people opposing the project live inside the buffer zone for the Saguaro National Forest, the property being amended is well outside this one-mile buffer zone.

Linda Morales with The Planning Center, who represents the developer, had this to say the next day, “We are very excited and encouraged by the vote of the City Council for the neighborhood plan amendment. As evidenced in the public hearing, there are many people in the area who are excited about the project, which will serve nearby neighborhoods with shops, restaurants and a Fry’s Marketplace. This was just the first step in the public process.  The next step is to rezone the property, where we will be working with city staff, neighbors, Saguaro National Park representatives and other interested parties to craft a plan that our community can be proud of.  Our hope and expectation is that those who have concerns will be willing to have a productive conversation with the project team as we move forward.”

Finrock also had this to say, “We would also like to thank those of you who took the time to come and help support this project. We know how precious your time is and greatly appreciate your time and support. It is clear to us one very important reason we were successful at this plan amendment hearing is because so many supporters came to the hearing to speak in support of the project. We know this process is far from finished and hope that we can count on your continued support. It is important for people in business and our industry in particular, to support each other so that Tucson can grow, prosper, and overcome its negative image as a community that is unfriendly to businesses.”

Councilman Paul Cunningham, after noting his surprise with the large number of supporters at the meeting, motioned to approve the amendment but told the developers, “It’s far from a done deal.” This project is in Councilman Cunningham’s Ward 2.

We shall continue to follow the progress of this project for our readers and urge a quick resolution for the greater benefit of the neighbors in Houghton Eastside Neighborhood and Tucson at large, as well as the developer ready to invest $30 million into our community.

For plan amendment presentation by The Planning Center March 8, 2016 HENP amendment 3-8-2016

To view Houghton Eastside Neighborhood Plan, January 13, 2016, Pubic Hearing click here.

The Southern Arizona CCIM Chapter hosted a debate for Tucson City Council candidates Tuesday at its regular luncheon meeting to a sold out crowd. Unfortunately, incumbents Regina Romero and Shirley Scott did not attend, Scott excused herself with an unexpected medical emergency and Romero was expected, but did not attend. Participants were Paul Cunningham, Bill Hunt, Kelly Lawton and Margaret Burkholder.

George Larsen, CCIM, of Larsen Baker in Tucson was moderator of the debate. Questions had been submitted in advance by CCIM members.

Paul Cunningham, Ward 2 – the lone incumbent among the four candidates on the stage received high praise for showing up to listen and answer questions of concern to the business community represented by CCIM.

Cunningham spoke with pride about the successes for the city over the past four years, including 350 miles of road repaving and two of the past six months, signs of job growth in the City.

His challenger in Ward 2, Kelly Lawton says the City isn’t doing enough, and spoke of Tucson still being the fifth poorest city of its size in the nation, with a less the 1% growth rate. Whether it was a question on what to do with the homeless downtown, or keeping our young people here, the answer was the same – “more jobs in Tucson”.

Lawton says, “The City needs better management, from business licensing to certificates of occupancy, the City is not consistent or proactive in soliciting businesses to come here.”

Cunningham said, “The City has taken steps to be more business-friendly and issues Certificate of Occupancy permits in 45-days.” The Mayor and council have passed 21 different ordinances for the Aero Tech Park, including Raytheon, and 16 different incentive programs to attract businesses, according to Cunningham. He added, “Philosophical and cultural changes within the City take longer.”

Bill Hunt running in Ward 1, is a veteran and a pilot had no opponent there to debate. Hunt spoke about the lukewarm support the Council has given to Davis Monthan, and calls DMAFB a benefit not only to our region but to our country. Whether it be the A10, A35 or KC135 flying out of DM, the community needs to be proactively supporting this major benefit to our community.

Margaret Burkholder also spoke of the importance of DM being part of Ward 4. Burkholder said, “There was a $120,000 study done to study the economic impact of DM on our community and Shirley Scott was quoted in the Arizona Daily Star as having not read it.” “According to the study, $1.5 billion is generated annually by Davis Monthan in our community. If DM were to leave, can anyone imagine what the economic impact would be, what would happen to our home values?”

One of the final questions was asked to each candidate, ‘how they would specifically create jobs?’

Burkholder said, “Business development rules need to be consistent and council members should not be micromanaging development services. Follow the same rules for everyone and build a staff that does their job regardless of Ward council member or staffer involved.” We need courageous leaders with experience to get the job done for our City. Burkholder believes she has shown by her actions on the Vail School Board that she is that person.

Lawton agreed with Burkholder and added, “Tucson needs to change the perception that it is business unfriendly.” Right now our biggest export is ‘educated people’. The City of Tucson should be partnering with job creators to keep these young people here. Moody and Finch downgrading the City due to transit spending, as was sited specifically in the downgrade, is unacceptable.

Hunt concluded that his experience in the military and other leadership positions make him uniquely suited for his City Council seat. He doesn’t consider himself a politician and would be ready to make the tough decisions Tucson faces for fiscal responsibility. Businesses pay taxes, and the City must be sure our businesses flourish here.

Cunningham talked about what businesses he saw missing in Tucson, and a regional Telecom company and more fulfillment centers came to mind for long-term job creation. He added that if a regional telecom would come to Tucson, he could see incentivizing it with the City cell phone contract for all the City departments, including police and fire.

In two lightening rounds of questions, candidates were asked to give only a ‘yes’ or ‘no’ response.

#1 Were they in favor of term limits? All responded with ‘yes’, except Burkholder who said ‘no’.

#2 Were the candidates in favor of Rosemont Mine opening? All responded ‘yes’, except Cunningham who said ‘no’.

Don’t miss the Southren Arizona Chapter of CCIM debate with Tucson City Council candidates on October 13^th at its regularly scheduled luncheon from 12:00 to 1:15. Registration begins at 11:30.

Southern AZ CCIM Debate will feature: Republican candidates Kelly Lawton, Margaret Burkholder, Bill Hunt and Democrat incumbents Shirley Scott-Ward 4, Paul Cunningham- Ward 2, and Regina Romero- Ward 1

The Haves and Wants Deal Making Session has a new time and will be held prior to the luncheon from 11:15-11:45 with rapid fire discussion of active listings and requirements. Bring your needs and make some deals happen on the spot

Luncheon fee:
CCIM Designee Monthly luncheon fee shall be $0
Member/Guest Monthly luncheon fee shall be $25
Walk-In fee, when space is available, shall be $35 (walk ins must be members or guests)
Arizona Student Member luncheon fee shall be $15

Monthly Luncheon Guest Policy
All guests must be registered with the Chapter Administrator two business days prior the luncheon.

CCIM Designees are eligible to bring guests, without restrictions, for a fee of $25.

Chapter members’ guests are no longer required to obtain written permission from the Chapter President.

Chapter members have the privilege of inviting one guest to – two luncheons per calendar year, (not including the annual forecast) at the posted luncheon fee.   Chapter member’s who invite guests to three or more luncheons per year will be invoiced at the rate of $40 per visit.   After a single guest’s second luncheon, a chapter membership will be required.

Click Here to RSVP