Tucson expands zoning for affordable housing density

Tucson announced comprehensive zoning reforms on Aug. 14, 2025, expanding zones for four-to-six-story buildings to address the city's need for 35,000 new housing units over the next decade, including 12,000 subsidized affordable units. The reforms respond to 🌵Arizona's 2025 state mandate requiring 'middle housing' within one mile of central business districts by Jan. 2026.

Zoning expert Sara Bronin, author and founder of desegregate.org, explained how restrictive zoning rules 'deter new investments in new buildings' because developers lack 'economic opportunity' to create housing in areas limited to single-family homes. Her research shows zoning reform can break affordable housing supply constraints across the country.

NMNicholas Martell, Tucson's section manager for long-range planning, described the Community Corridors Tool as a way for developers to 'build some more of those buildings that are denser and more affordable' with city incentives including additional height allowances and reduced parking requirements. The tool aligns with Tucson's climate plan requiring denser development patterns.

🌵Arizona's legislature overrode local zoning laws in Feb. 2025 with Governor Katie Hobbs' signature, mandating middle housing development to address statewide housing shortages. The Pew Charitable Trusts documented how Arizona rental prices surged 53% from Aug. 2017 to Aug. 2023, with higher increases in Tucson, making zoning reform essential for affordability.

Tucson faces unique implementation challenges because Historic Preservation Zones and Neighborhood Preservation Zones already have lengthy approval processes designed to maintain neighborhood character. City planners warn these existing procedures could deter development even after zoning changes, requiring additional streamlining efforts.

The Drachman Institute report delivered to Tucson City Council found the crucial question of defining 'central business district' boundaries remains unanswered because the state House Bill provides no definition. The Council voted unanimously on Apr. 23 to bring the entire report to the public for feedback through three scheduled meetings starting May 22.

Current Tucson zoning allows multifamily housing on only 12% of city land according to the Morrison Institute at 🌵Arizona State University, similar to Phoenix's restrictions allowing maximum five homes per acre in many areas. These limitations force working families into long commutes from affordable housing to job centers, increasing transportation costs and emissions.

Water conservation provides additional motivation for zoning reform as single-family homes in Phoenix use 331 gallons per day compared to 182 gallons for multifamily units, representing 45% less water usage per home. Dense housing development supports both affordability and sustainability goals in water-scarce 🌵Arizona.