in p a r t ia l fu lfillm en t of the re q u ire m e n ts fo r the d eg ree of
MASTER OF SCIENCE
In the G raduate C ollege of
THE UNIVERSITY OF ARIZONA
1967
A pproved:D ire c to r of In te rn sh ip Date
STATEM ENT BY AUTHOR
T his in te rn sh ip re p o r t has been subm itted in p a r t ia l fu lfillm en t of re q u ire m e n ts fo r an advanced d eg ree a t the U n iv e rs ity of A rizona.
B rie f quotations fro m th is re p o r t a re au th o rized w ithout sp e c ia l p e rm iss io n , p rov ided th a t a c c u ra te acknow ledgem ent of the so u rce is m ade. R equests fo r p e rm iss io n fo r extended quotation of po rtio n s of th is m an u sc rip t m ay be g ran ted by the C h a irm an of the C om m ittee on U rban P lanning o r the Dean of the G raduate C ollege when in h is judg m en t the p roposed u se of the m a te r ia l is in the in te re s t of sc h o la rsh ip . In a ll o th e r c a se s , how ever, th is p e rm iss io n m u st be obtained from the au tho r.
SIGNED
APPROVAL BY INTERNSHIP DIRECTOR
T his re p o r t has been approved on the date shown below:
DR. A. W. WILSON C hairm an , U rban
P lann ing C om m ittee
Date
ACKNOWLEDGEMENTS
D uring the co u rse of m y education a t the U n iv e rs ity of A rizona ,
I w as adv ised by se v e ra l m e m b e rs of the U rban P lann ing facu lty . In
p a r t ic u la r , I would like to m ention D r. A ndrew W. W ilson, C h a irm an
of the C om m ittee on U rban P lanning , fo r h is help and guidance in the
p re p a ra tio n of th is re p o r t and fo r h is adv ice reg a rd in g m y co u rse w ork.
In th is re g a rd , I would a lso lik e to m ention P ro fe s s o r W alte r H ill and
P ro fe s s o r T hom as Saarinen .
In addition, I would like to e x p re ss m y ap p re c ia tio n to m y p ro
fe ss io n a l su p e rv iso rs fo r p rov id ing the opportun ity to c a r ry out th is
p ro je c t in the C ity of T u cso n 's P lann ing D ivision. In p a r t ic u la r , I
would like to m ention M r. David P . L im , P r in c ip a l P la n n e r, and M r.
Donald H. L aidlaw , U rban Renew al D ire c to r , fo r th e ir a s s is ta n c e and
coopera tion .
F ina lly , I w ish to thank m y w ife, Anne, fo r h e r pa tience , p e r
se v e ra n ce , encouragem en t, and a s s is ta n c e , w hich p roved invaluable to
m e in p re p a rin g th is re p o r t .
iii
TABLE OF CONTENTS
A CK NOW LEDG EM EN TS................................................................................... i ii
LIST OF T A B L E S ................................................................................................... v
LIST OF ILLUSTRATIONS................................................................................... v i
IN T R O D U C T IO N ....................................................................... 1
DEPARTM ENT OF COMMUNITY DEVELOPM ENTORGANIZATION AND BUDGET 1966 ................................................. 4
P ro p o sed P ro g ra m s and O rg a n iz a tio n s ........................ 6Office of the D ire c to r of C om m unity D e v e lo p m e n t...................... 9U rban Renewal P r o g r a m s ......................................................................... 12E conom ic D e v e lo p m en t................................................................................ 13F e d e ra l Aid P r o g r a m s ................................................................................ 13M isce llaneous P r o g r a m s ............................................................................. 14The P lanning D iv is io n ................................................................................... 14O pera tiona l P l a n n in g ........................................................ 17Advance P la n n in g ............................................................................................ 18The C ity P lanning and Zoning C o m m is s io n ........................................ 22Building Inspections D iv is io n ................................................................... 26
DESCRIPTION OF THE IN T E R N S H IP .......................................................... 28
EVALUATION OF THE IN TER N SH IP............................................................. 63
APPENDIXA. A PLAN AND PROGRAM FO R THE COTTONWOOD
INDUSTRIAL D IS T R IC T .......................................................... 76
B. PRELIMINARY STA FF REPORT ON A PROPOSEDMANZO NEIGHBORHOOD P L A N ........................................... 77
P age
iv
LIST OF TABLES
1. D epartm en t of C om m unity D evelopm ent, G enera lA ctiv ity In fo rm a tio n ....................................................................... 5
2. D epartm en t of C om m unity D evelopm ent's Budget, 1966 . . 8
3. U rban Renew al D iv is io n 's Budget, 1966 ..................................... 11
4. P ro g ra m s A d m in is tra tio n D iv is io n 's Budget, 1966 ................. 16
5. P lann ing and Zoning D iv is io n 's Budget, 1966 ...................... 21
6. In spections D iv is io n 's Budget, 1966 ........................................... 24
T able Page
v
LIST OF ILLUSTRATIONS
1. O rgan ization of the C ity of T u c s o n .............................................. 3
2. O rgan ization of the D epartm en t of C om m unityD ev e lo p m en t............................................................................................ 7
3. O rgan ization of the U rban Renew al D iv is io n ............................ 10
4. O rgan ization of the P ro g ra m s A d m in is tra tio n D ivision . . . 15
5. O rgan ization of the P lann ing and Zoning D iv is io n .................. 20
6. O rgan ization of the In spections D iv is io n ..................................... 23
F ig u re Page
vi
INTRODUCTION
The pu rpose of th is re p o r t is to p re s e n t an account of m y
a c tiv itie s and o b se rv a tio n s during a five m onth p e rio d of em ploym ent
w ith the C ity of T u cso n 's P lann ing D ivision as a P lann ing A nalyst. My
in te rn sh ip re p o r t is d ivided into th re e d is tin c t sec tio n s .
The f i r s t sec tion . D epartm en t of C om m unity D evelopm ent,
O rgan iza tion and B udget--1966 , d ea ls w ith the v a rio u s d iv is ions w hich
m ake up the d ep artm en t and b r ie f ly d isc u sse s the functions and re sp o n
s ib ili t ie s of each . A copy of each d iv is io n 's budget fo r the y e a r of 1966
is a lso included.
The second sec tion , D esc rip tio n of the In tern sh ip , is concerned
w ith a ll p h ases of m y w ork on the two enclosed N eighborhood P la n s . I
would lik e to em phasize tha t th is po rtio n of the In te rn sh ip R eport is
only a g e n e ra l d e sc rip tio n b ecau se the d e ta iled and sp ec ific in fo rm ation
reg a rd in g each P la n 's con ten ts is , of c o u rse , found in the a c tu a l p lans
th em se lv e s .
The th ird and final sec tion . E valuation of the In te rn sh ip , is con
cern ed w ith m y im p re ss io n s re g a rd in g m y w ork m ethods and m y p ro
fe ss io n a l env ironm ent. In o th e r w ords, th is sec tio n re p re s e n ts a
c r i t ic a l a n a ly sis of m y job.
1
2
The appendix con ta ins "A P lan and P ro g ra m fo r the Cottonwood
In d u s tr ia l D is tr ic t" and " P re lim in a ry Staff R eport on a P ro p o sed M anzo
N eighborhood P la n .11 I w as a ss ig n ed to p re p a re th ese p lans du ring m y
five m onth in te rn sh ip period .
In sh o rt, I w ill p re se n t, analyze, and evaluate not ju s t the
N eighborhood P la n s , but a lso the v a rio u s fa c to rs w hich influenced m y
w ork upon them . F ro m th is m a te r ia l, I hope to d em o n stra te th a t the
planning p ro c e ss is a com bination of both academ ic and p ra c tic a l e x
p e rie n ce .
ANNUAL BUDGET.
3
ORGANIZATION OF THE CITY OF TUCSON
PLANNING AND ZONING COMMISSION
LIBRARY BOARD
FIR E POLICE
LIBRARY
C ITY CLERKPOST AUDITOR
C I T Y MANAGER
PUBLIC WORKS
C I T Y ATTORNEY
C IT IZE N BOARDS
C I T Y MAGISTRATE
WATER AND SEWERS
PERSONNEL DIRECTOR
PARKS AND RECREATION
MAYOR AND COUNCIL
DEPUTY CITY MANAGER
C I V I L SERVICE COMMISSION
DEPARTMENT OF ADMINISTRATION
COMMUNITYDEVELOPMENTCOORDINATOR
THE PEOPLE OF THE CITY OF TUCSON
tmr of tucson
DEPARTM ENT O F COMMUNITY DEVELOPM ENT
ORGANIZATION AND BUDGET1
1966
In N ovem ber, 1964, the D epartm en t of Com m unity D evelopm ent
w as e s tab lish ed under the d irec tio n of the C oo rd ina to r of Com m unity
D evelopm ent. P r io r to th is tim e , th e re had been a num ber of com
m unity p ro b lem s which did not fa ll into a defin ite ca tego ry fo r o rg a n i
za tio n a l re s p o n s ib ili t ie s . F o r the m ost p a r t , th e se p ro b lem s w ere
handled on a f rac tio n a liz ed b a s is , and m o st of the so lu tions w e re only
te m p o ra ry . T h e re fo re , i t w as p roposed to e s ta b lish a dep artm en t
which id en tifie s th ese p ro b lem s and p re p a re s p ro g ra m s to m ee t them ,
e ith e r th rough i ts own a c tiv itie s , o r a s a da ta g a th e rin g and c o o rd in a t
ing agency fo r ex is ting lin e d e p a r tm e n ts .
A ssigned to the In te r im D epartm en t w ith the ta sk of fo rm u la tin g
p ro g ra m s in Com m unity D evelopm ent w e re the In spections and P lanning
A c tiv itie s , a Budget and R e se a rc h O ffice r, an A d m in is tra tiv e A ss is ta n t,
1. F o r the follow ing in fo rm ation , w hich r e p re s e n ts the r e s u l ts of m any question and an sw er se s s io n s , I would like to thank M r. A lan H ershey , A d m in is tra tiv e A nalyst, M r. P h ilip W hitm ore, A d m in is tra tiv e A nalyst, and M r. F ra n k G riffin , A d m in is tra tiv e In te rn .
4
COMMUNITY DEVELOPMENT DEPARTMENT
Division Account NoAdm-f nistrat ion 1120
Urban Renewal 1130
Planning 1150
Inspections 1161
Urban Programs 1170
Activity FundCommunity Development
CoordinatorGeneral
Urban Renewal GeneralPlanning GeneralBuilding Inspections GeneralPrograms General
'
APPROVED:
6
and a P r in c ip a l P la n n e r. In the 1965-66 Budget, it w as p roposed to
e s ta b lish th is d ep artm en t fo rm ally , and to adopt i ts budget.
P ro p o sed P ro g ra m s and O rgan iza tion
The P lann ing D epartm en t and the Inspections D ivision have been
im p o rtan t a c tiv itie s of the C ity of T ucson fo r m any y e a rs . T h e ir p r i
m a ry functions have re la te d to the e s tab lish m en t of sound zoning, the
b a s ic planning of land subdiv ision , and the s t ru c tu ra l sa fe ty of new
bu ild ings.
W ith re g a rd to planning and zoning, the M ayor and C ouncil, in
1964, au th o rized the rea lig n m e n t of the C ity -C ounty D epartm en t into
two se p a ra te s ta ffs . In lin e w ith the re su ltin g reco m m en d atio n s, the
position of C o o rd in a to r of C om m unity D evelopm ent w as e s tab lish ed to
give o v e ra ll d irec tio n to the ex is tin g planning and zoning a c tiv it ie s .
Staff from o th e r c ity d e p artm en ts w e re a ss ig n ed to the C o o rd i
n a to r of C om m unity D evelopm ent. A m a jo r p ro g ram . The Pueblo
C e n te r R edevelopm ent P ro je c t, w as begun, and the ex is tin g annexation
p ro g ra m w as com pleted . An in te r im o rg an iza tio n w as then e s tab lish ed
th rough a s ta ff d ire c tiv e by the C ity M anager. The re su ltin g o rg a n iz a
tion of the D epartm en t of C om m unity D evelopm ent, a s shown on the
follow ing o rg an iza tio n c h a rt, is e s se n tia lly the sam e a s the in te rim
o rgan iza tion , except fo r the add ition of a P ro g ra m s A d m in is tra tio n .
Clerk Sfeno II
Director(Asst. City Mgr.)
ChiefInspector
PlanningDirector
Urban Programs Administrator
Urban Renewal Administrator
InspectionsProgramsAdministration
Planning 8 Zoning
UrbanRenewal
/
DEPARTMENT OF COMMUNITY DEVELOPMENT
ANNUAL BUDGET AACTIVITY DETAIL
RTMENT
i_____ Community DevelopmentDIVISION SECTION
AdministrativeACTIVITY NO.
1120FUNCTION ACTIVITY
General General Government Community Development Coordinator
CLASSIFICATIONNUMBER O f PERSONNEL
ACTUAL •*4 63
CURRENT BUDGET *63.66
ALLOWED
SALARYRANGE
NO.
ACTUALEXPENDITURES
1M4.SS
ADOPTEDIU0GET1 K S .M
ESTIMATED EXPENDITURES
IMS .44
FINALALLOWANCE - 1*44-47
Personal Services Payroll Charges Clcr' <teno II Admin. Analyst Admin. Asst.Comm. Dev. Coord. Asst. Coord. Relief & OvertimeFringe Benefits
100T0
11111
10010
2230354939
TotalServices
Professional Services Transportation and Communications Maintenance Service RentCommunity Promotion Other Services Inter-Activity Services
SuppliesOffice Supplies and Reproduction Books, Periodicals and Records Operation and Maintenance
Total
TotalCapital Outlay
Furniture and Equipment Other Capital Outlay
TotalGross Expenditures
Less: Credits for ID Services
Net Expenditures
4,1404,2808,400
16,90010,320
"0—14,224
69414.918
• 0 -
573 •0- 150
- 0 -
156 - 0 -
879
1,794- 0 -
1041,898
•0-• 0 -
- 0 -
17,695- 0 -
17,695
44,0404,265
49,1773,528
48,305 52,705
- 0 -2.500
- 0 - - 0 -
- 0 -
2501.500
2351,860
478408
65203
3,3864,250
50050040
6,635
2,517327469
1,040
665100765
54,360-6,044
48,316
3,313
957• 0 -
957
63,610-12 .200
51,410
CITY Of TUCSON
4,800- 0 -- 0 -
18,000-0 -
20023,000
2,06625,066
- 0 - 1,550
- 0 - ’ - 0 -
- 0 - 150 800
2,500
550250
50850
295- 0 -
295
28,711-300
28,411
9
The D ire c to r 's office c o n s is ts of th re e s ta ff a s s is ta n ts and one
c le r ic a l em ployee. At th is s tag e of p ro g ram developm ent, the D ire c to r 's
Staff and the P ro g ra m s A d m in is tra tio n 's Staff coord ina ted the U rban R e
new al P ro g ra m , the E conom ic D evelopm ent P ro g ra m , and the F e d e ra l
Aid P ro g ra m s . The In spections D iv ision continued as it is c u rre n tly
e s tab lish ed . The p rev io u s P lanning and Zoning D ep artm en t b ecam e the
P lann ing D ivision w ith two se c tio n s . O pera tional P lann ing and Advance
P lanning . The P lann ing D ivision w as p laced u n d er the C ity P lann ingl
D ire c to r . The U rban Renew al D iv ision w as ac tiv a ted a f te r the e s ta b
lish m en t of its R edevelopm ent P lan , and the ap p ro v a l of T u cso n 's a p p li
ca tion fo r a Loan and G ran t C o n trac t.
Office of the D ire c to r of C om m unity D evelopm ent
It w as p roposed th a t the office of the D ire c to r be a ss ig n ed five
p e rso n n e l: the d ire c to r , an a s s is ta n t, an a d m in is tra tiv e a s s is ta n t, an
a d m in is tra tiv e an a ly st, and a s e c re ta ry . T hese s ta ff p e rso n n e l would
w ork on p ro g ram fo rm u la tio n a s p a r t of the d i r e c to r 's sta ff. In addition
to d irec tin g the planning and in spec tions a c tiv itie s , the s ta ff would w ork
on four p ro g ra m a re a s - -U rb a n Renewal, Econom ic D evelopm ent, F e d
e ra l Aid P ro g ra m s , and m isce lla n eo u s p ro g ra m s . T hese p ro g ra m s a re
explained in g re a te r d e ta il below .
T VTDOfl fflflCHUlAdministrator
Typist II
Retoc/Cons. Technician I
Admin.Asst.
Account. Clerk II
Engr. Ill
ClerkSteno
RelocationSupvr.
Admin.Section
RelocationSection
TechnicalSection
Reloc/Cons. Technician II
PropetyManager
URBAN RENEWAL DIVISION oDept, of Community Development 1130 - Urban Renewal
Urban Renewal is budgeted on a non-fiscal year project basis in conformance with Federal regulations. The sum of $50,000 will finance the agency, including the 11 full-time employees who are not considered a part of the City's operating budget until the loan and grant stage becomes operative, after which the cost will be reimbursible.
— CITY Of TUCSON
U rban Renewal P ro g ra m s
A c ity is o rgan ic in n a tu re ; it grow s, decays, and
re g e n e ra te s itse lf . N orm ally , the m a rk e t o p e ra tio n of
p riv a te investm en t w ill re p la c e su b -s ta n d a rd and function
a lly obso le te build ings w here th e re is a good econom ic
p o ss ib ility fo r new u se s . W here decay has s e t in, and the
p riv a te m a rk e t is unable to redevelop an a re a , the decay
becom es p erm an en t u n le ss the lo ca l governm ent can give
sp e c ia l a s s is ta n c e . T h is a s s is ta n c e can g e n e ra te a co m
p le te ly new m a rk e t condition. T his p ro g ra m a sse m b le s
p a rc e ls of land , re -su b d iv id e s them , and co n tro ls th e ir
redevelopm en t through an adopted plan. A lso, lo ca l
governm ent a ssu m e s the re sp o n s ib ility fo r rehousing
d isp laced fam ilie s , and a s s i s t s in the re lo c a tio n of b u s i
n e ss . If the lo ca l governm ent needs help to acco m p lish
th e se o b jec tiv es, loans, g ran ts , and tech n ica l a s s is ta n c e
a re ava ilab le from the F e d e ra l G overnm ent. In addition
to redevelopm en t o r c le a ra n c e p ro je c ts , the C ity 's p ro
g ram should a lso include b ligh t p reven tion th rough h o u s
ing code en fo rcem en t, neighborhood conserva tion , and
reh a b ilita tio n p ro je c ts .
Econom ic D evelopm ent
E conom ic D evelopm ent has been d isc u sse d a g re a t
deal loca lly , in te rm s of in d u s tr ia l developm ent. In the
1965-1966 budget, it w as p roposed th a t the D epartm en t of
C om m unity D evelopm ent be the focal point fo r the C ity 's
p a rtic ip a tio n in th is p ro g ra m . The developm ent of an
in d u s tr ia l s ite and the ex tension of u til i t ie s to th a t s ite ,
involve co n tac t am ong m o st e v e ry c ity d ep artm en t. T his
coo rd ina tion is handled by the D ire c to r 's Staff, and ev e ry
e ffo rt is being m ade to encourage and a s s i s t in d u s tr ia l
developm ent by re so lv in g p ro b lem s re la te d to C ity s e rv ic e s .
F e d e ra l Aid P ro g ra m s
Many new p ro g ra m s a re being developed by the v a r
ious F e d e ra l D ep artm en ts and A gencies. T hese p ro g ra m s
a re no lo n g er confined to a sing le m un ic ipal opera tion , but
involve m any agenc ies in the com m unity . F o r exam ple,
the P o v e rty P ro g ra m re q u ire s a com m unity to coo rd ina te
a ll of i ts r e s o u rc e s re la tin g to ;pove«rtyy. and even to c re a te
s tru c tu re s w ith in the neighborhood to develop its own p ro
g ram . It thus involves m o re than sim p le w e lfa re paym ents
by including tra in in g , h ea lth se rv ic e s , p reven tion of school
d ropou ts, hom e upgrad ing , e tc . T hese new p ro g ra m s
14
re q u ire ex tensive re s e a rc h , lo ca l in itia tiv e , c re a tiv e
planning, and effective co -o rd in a tio n .
M iscellaneous P ro g ra m s
A v a rie ty of o th e r p ro g ra m s w ill be handled by
the D ire c to r 's office which do not fa ll into a sp ec ific
ca tego ry . Among th ese p ro g ra m s a re annexation, o rd i
nance re v is io n , c itizen co m m ittees se rv ic e , building2
encouragem en t, and changes in S ta te L eg isla tio n .
T he P lanning D ivision
P lanning and zoning w ere in itia lly o rgan ized fo r the reg u la tio n
of land u se . As City p ro b lem s becam e m o re com plex, o th e r a sp e c ts
of City P lanning w ere given in c re a se d em p h asis . F o r exam ple. P la n
ning is becom ing in c re a s in g ly im p o rtan t a s a n e c e s s a ry se rv ic e fo r
the City line o p e ra tio n s , such a s P o lic e , F i r e , W ater and S ew ers,
L ib ra ry , P a rk s and R ecrea tio n , and P ub lic W orks. It w as soon noted
th a t P lanning w as becom ing a se rv ic e agency w hose ta sk w as to develop
the n e c e ssa ry p ro g ra m an a ly s is so a s to enable o th e r d ep a rtm en ts to
d ire c t th e ir e n e rg ie s in the m ost e ffic ien t m an n er. In o th e r w ords , it
w as re a liz e d th a t P lanning w as p a r t of the m anagem ent function of a
good o rg an iza tio n .
2. F o r the above in fo rm ation , I would e x p re ss ly like to thank M r. Donald L aidlaw , U rban R enew al D ire c to r , and M r. T hom as M ikulecky, A d m in is tra tiv e A nalyst.
Clerk
Reloc/Cons.
Housing Finance Advisor
AdministrativeAssistant
AdministrativeIntern
Urban Programs Analyst
PROGRAMS ADMINISTRATION Dept of Community Development 1170 - Programs
DIVISION
ANNUAL BUDGET
ACTIVITY DETAIL
A partment division SECTIONCommunity Development Urban Programs
ACTIVITY NO.
1170
GeneralFUNCTION ACTIVITY
General GovernmentN U M ifft OF PERSONNEL
SALARYCLASSIFICATION ACTUAL *44 .'4S
CURRENT BUDGET •45 . ’64
ALLOWED *44. *47
BANG!NO.
Personal Services Payroll Charges Clerk Typist I 0 0 k 16Clerk Steno I 0 0 2 18Admin. Intern 0 0 Ik; 27Reloc./Cons. Tech I 0 0 h 28Hous'g Finance Adv. 0 0 i 35Admin. Asst. 0 0 1 35Programs Analyst 0 0 i 35Urban Program Adm.' 0 0 i 39Turnover Allowance - - -
ProgramsACTUAL
•IXMNOITUMSIN4.41
AoomoIUOGIT\HS-U
miMATIOIX T tN O IT U lIl
!»««.«*FINAL
A U O W A N C i1144.47
<3
Fringe Benefits Payroll Transfers
8k
TotalServices
Transportation and Communications RentOther Outside Services Inter-Activity Services
SuppliesOffice Supplies and Reproduction Books, Periodicals and Records Operation and Maintenance
Capital OutlayFurniture and Equipment Other Capital Outlay'
Total
Total
TotalGross Expenditures
Less; Credits for ID Services
Net Expenditures
CITY Of TUCSON
1,72( 7,83c 7,32C 3,30C 8.25C 6,82£ 6,8241
i o , l i d-52 ill
51,667 4.07C
_ 9,50C-65,2371
8,5Q(
2,800
2 ,0 0 0- 0 -
2 ,0 0 0
78,537-31,700
46,837
17
It w as fu r th e r p roposed th a t a m a jo r e ffo rt be m ade to in c re a se
the long range planning cap ac ity of the C ity. F o r the m o st p a r t , th is
involved in c re a s in g the num ber of s ta ff p e rso n n e l, and dividing the
P lann ing D iv ision into two d is tin c t sec tio n s . O pera tiona l P lann ing and
Advance P lanning . W ithout the p roposed in c re a s e in sta ff, it w as fe lt
th a t the P lanning D ivision would not be able to p e rfo rm the n e c e s s a ry
s ta ff w ork to be e lig ib le fo r m any of the p ro g ra m s w hich the D e p a rt
m ent w as proposing .
As of now, the P lanning D iv is io n 's functions c o n s is t of the
following:
O pera tiona l P lanning
T his sec tio n p e rfo rm s the continuing functions
of zoning ad m in is tra tio n , subd iv ision rev iew , s t r e e t ,
u t il i t ie s and d ra inage rev iew , and land u se da ta m a in
tenance . O bjectives fo r the n e a r fu tu re include im p ro v e
m ent of zoning and subd iv ision p ro c e d u re s , and the
re v is io n of the outdated zoning o rd inance . The 1966
budget re q u e s t fo r O pera tional P lann ing recom m ended
two add itional p e rso n n e l (a c le rk and a d ra f ts m a n .)
Although th ese p e rso n n e l have not ye t been h ired , it w as
o rig in a lly hoped th a t th e ir add ition would p e rm it an in
c re a s e d independent functioning of th is sec tio n w ithin
the P lanning D ivision. Money w as a lso re q u e s te d fo r
18
re ta in in g a consu ltan t to re v is e the new P lanning and
Zoning Code, w hich Jan V anE rven, Senior P la n n e r, is
c u rre n tly rew ritin g .
Advance P lanning
The p r im a ry s ta ff need in the P lanning D ivision
is fo r a g re a tly expanded Advance P lann ing Section.
This sec tio n c u rre n tly c o n s is ts of five em ployees, w hich
is com plete ly inadequate to m ee t the need. A continuing,
co m prehensive planning p ro g ram is a la rg e ta s k if we a re
to e s ta b lish the fram ew o rk w ithin w hich com m unity develop
m ent ob jec tives can be a tta in ed . W ithout such a planning
fram ew ork , the a fo rem en tioned C ity developm ent p r o
g ram s w ill be executed on a h aphazard b a s is , w ith its
re su lta n t w aste of com m unity r e s o u rc e s .
The c u rre n t s ta ff of five can only handle d a y -to -d a y
a c tiv it ie s , u su a lly u n re la te d to advance planning. O ur im
m ed ia te goal is to a tta in the cap ab ility to begin an A dvanced
P lanning P ro g ra m , and to be capable of continuing such a
p ro g ram . To acco m p lish th is goal, the add ition of five
p e rso n n e l has been p roposed . T his add ition would a lso in
clude a h ighly qualified A ss is ta n t P lann ing D ire c to r to head
the sec tion .
19
The c u rre n t A dvanced P lanning P ro g ra m c o n s is ts of:
1. G enera l P la n s . - - T h is involves the in titia l p re p a ra tio n
of a com prehensive plan, in teg ra tin g a ll land u se c la s s i
fica tio n s and com m unity fa c ili t ie s into an o v e ra ll land
u se p ro p o sa l and outlin ing developm ent p o lic ie s .
2. P lan E lem en ts . - -T h e se a re sp ec ific p ro p o sa ls fo r lo c a
tion and s ta n d a rd s fo r com m unity fa c ili t ie s . Some
exam ples a re :
P lan s fo r im plem enting the re p o r t of the T ucson A rea
T ra n sp o rta tio n Agency, P a rk s and Open Space P lan ,
and the F i r e S tation P lan .
3. A rea P la n s . - - T h is involves sp ec ific p ro p o sa ls fo r land u se
re la tio n sh ip s in a re a s of key im portance to the C ity. Some
exam ples a re :
The Downtown P la n (A consu ltan t w ill a s s i s t . The p lan
is to be financed jo in tly by the C ity and Downtown
in te re s ts . The e s tim a te d C ity sh a re is $10, 000. U nder
a G enera l N eighborhood Renewal P lan , it is p o ss ib le
to obtain F e d e ra l Funds to supp lem ent lo c a l fu n d s .)
V ista Del P ueb lo N eighborhood P lan , Cottonwood Indus
t r i a l D is tr ic t P lan , M anzo N eighborhood P lan , U n iv e r
s ity D is tr ic t P lan , and South P a rk N eighborhood P lan .
Director
Clerk Steno I
Clerk Steno II
Clerk Steno I
Clerk Steno II
Assoc Planning Director
Planning . Analyst
PrincipalPlanner
PrincipalPlanner
SeniorPlanner
Operational Planning Section
Engineering Aide II
SeniorPlanner
Engineering Aide II
Advanced Planning Section
PLANNING 8 ZONING DIVISIONt oo
Dept, of Community Development II5 0 - Planning
ANNUAL BUDGET 2LACTIVITY DETAIL
A rTMENT d iv is io n
Community Development__________PlanningSECTION ACTIVITY NO.
1150o FUNCTION ACTIVITY
General General Government Planning
CLASSIFICATIONNUMBER OF PERSONNEL
ACTUAL'*4 .'4S
CURRENTb udget•4S .'44
ALLOWED*44. *47
S A tA *rIANCE
NO.
ACTUALIWINOTTUMI
IM4.UAOOFTTD•UDCfTi m j . m
tSTIMATIO IXNNOITUHU
1945*44
FINALALLOW ANCI
1944.4/
kkkkkk
Personal Services Payroll Charges Clerk Stcno. 1 Clerk Stcno II Illustrator Eng. Aide II Planning Analyst Senior Planner Principal Planner Assoc. Plan. Dir. Planning Director Turnover Allowance
120132201
231335211
120434 2 1 1
182 2 .
26263035384043
Fringe Benefits Payroll Transfers
Total
ServicesProfessional Services Transportation and Communications Maintenance Service RentOther Outside Services Inter-Activity Services
TotalSupplies
Office Supplies and Reproduction Books, Periodicals and Records Operation and Maintenance
TotalCapital Outlay ' •
Furniture and Equipment
7,34413.020 4,920
15,84019,50038,68820 .020 11,100 13,868
-16,500108,584
7,989- 0 -
127,80011,370
- 0 -
103,1238,330
-184
6,84510,320
- 0 -23,62520,70033,78018,72011,65014,400-1,500
138,54013,363-5,000
116,573 139,170 I 111.269 146,903
22,7947,945
- 0 -296577
- 0 -
35,0003,750
400200
- 0 -1,350
10,0004,005
364187300853
7,5003,300
350- 0 -
3251,150
31,612 40,700 15,709 12,625
5,987256
1,247
6 ,000600
- 0 -
6,638409398
5,000500300
7,490 6,600 7,445
3,948 7,260 5,107
Gross Expenditures Less: Credits for ID Services
Net Expenditures
159,623- 0 -
193,730-4,247
139,530-2,915
159,623 189,483 136,615
5,800
2,500
167,828-3,000
164,828
* = CITY Of TUCSON
22
4. P lann ing S tud ies. - - T h is is an e s se n tia l so u rce of data
fo r the p re p a ra tio n of the above p lans. Some exam ples
a re :
N eighborhood A nalysis , Popu la tion A nalysis, Zoning
A naly sis , T ran sp o rta tio n Studies, B uilding C ondition
A na ly sis , Land Value A na ly sis , C om m unity F a c ili t ie s
and S erv ice A na ly sis .
P a r t s of the above planning p ro je c ts a re e lig ib le under
U rban P lann ing S tudies G ran ts , such as a 701 P ro g ra m o r
a C om m unity Renew al P ro g ra m . T h e re fo re , fro m w hat I
u n d e rs tan d , we w ill a ttem p t to se c u re jo in t sp o n so rsh ip of
th ese p ro je c ts w ith the F e d e ra l A ids P ro g ra m .
The C ity P lann ing and Zoning C om m ission
The ro le of the C om m ission is th a t of a sp e c ia l a d v iso r to the
M ayor and Council. It a lso s e rv e s a s a b ridge betw een the lo c a l g o v e rn
m ent and the c itiz e n s . The C om m ission a c ts a s a sounding b o a rd of
com m unity opinion, and a s a laym en group w hich se ts a po licy f r a m e
w ork fo r tech n ica l d ec is io n s . O bviously, the ro le is im p o rtan t in a
sound planning p ro g ram .
As of now, the C o m m issio n is fo rce d to spend too m uch tim e
on rezon ing m a t te r s . A fte r c o n fe rr in g w ith M r. J im H osenfeld, P la n
ning A nalyst, I be lieve th a t m uch of th is p rob lem is the fau lt of the
Plans Checking Section
PlansExaminer II
PlansExaminer I
PlumbingInspection
Plumbing Inspector 11
Plumbing Inspector I
Wts. 8 Measure Inspection
Wts. a Measures Inspector 11
Wts. 8 Measures Inspector I
HousingInspection
Housing Inspector II
Housing Inspector I
. Chief Inspector
OfficeSupervisor
ElectricalInspection
Electrical Inspector II
Electrical Inspector I
Clerk Steno I
Clerk Steno II Typist II
Typist I
Building Inspector I
Building Inspector II
Mechanical Inspector II
BuildingInspection
RecordsInspection
Clerk III
INSPECTIONS DIVISIONDepartment of Community Development 1161 - Bldg. Inspection
. ANNUAL BUDGET ,:-r= =
ACTIVITY DETAIL
A partment division SECTIONCommunity Development Inspections
ACTIVITY NO.
1161FUNCTION ACTIVITY
General Public Safety Buildinre InspectionsNUMBER OF PERSONNEL
SALARYCLASSIFICATION ACTUAL '*4 .'AS
CURRENT BUDGET 'AS .'44
ALLOWED *44 .'47
, RANGE NO.
Personal Services Clerk III 1 1 i' 22Clerk Typist I 6 5 2 16Clerk Typist II 6 6 6 19Clerk Stcno I . 1 2 2 18Clerk Steno II 1 1 • 1 22Office Supvr. 0 0 0 29Uts.& Meas.Insp. I: 3 3 3 25Wts.& Meas.Insp. II 1 1 1 27Housing Insp. 3 4 4 29Housing Insp. II 1 1 1 31Elec. Insp. I 5 5 5 30Elec. Insp. II 1 1 1 32Mcch. Insp. 2 3 3 30Bldg. Insp. I 9 8 8 30Bldg. Insp. II 1 1 1 32Plbg. & Gas Insp. 5 5 5 30Gen. Insp. II 0 1 0 34Plbg. & Gas Insp.II 1 1 1 32Inspections Suprv,, 1 1 1 34Plans Examiner I 2 2 2 35Plans Examiner II 1 1 1 38Bldg. Insp. Supt. 1 1 1 41Relief & Overtime - - - -
Turnover Credit - - - -
Fringe Benefits52 54 50
ACTUAL ADOPTED ESTIMATED PINALEXPENDITURES BUDGET EXPENDITURES a l l o w a n c e
ServicesProfessional Services Transportation and Communications Maintenance Service Other Services Inter-Activity Services
SuppliesOffice Supplies & Reproduction Books, Periodicals and Records Operation and Maintenance
Capital OutlayFurniture and Equipment Other Capital Outlay
Total
Total
Total
■tiELOMUCSON ’
i ANNUAL BUDGET 2 ^ .
ACTIViTY DETAIL 2 - 2 1
ARTMENT d iv is io n
Community Development_______InspectionsSECTION ACTIVITY NO.
1161io
7
FUNCTION ACTIVITY
GeneralNUMBER OF PERSONNEL
ACTUAL *44 .•45
CURRENT BUDGET •45 .*44
ALLOWED •44 • *47
Public Safety Building InspectionsCLASSIFICATION
SA lA tYtA N C I
HO.
ACTUALIXHNOITUtlS19U.4S
ADOPTEDBUDGET
ESTIMATED EXPENDITURES
m S . 64
FINALALLOWANCE
1M4.47
(Continued)
Gross Expenditures Less: Credits for ID Services
Net Expenditures
356,312- 0 -
386,134-1.166
391,038-436
412,687-7.500
356,312 384,968 390,602 405,187
CITY Of TUCSON'
26
an assistant to serve separately and still devote some time to theadministration of joint affairs and technical problems of the jointDepartment* In June of 1964 the County Planning Director said in aspeech to the Retell Trade Bureau, "We are now entertaining the possibilityof generally applying the City professional staff to City problems andthe County professional staff to the County problems with an Interchange
Upon the Intern's employment by the Pima County Planning Department he was told that he was employed as a member of the Planning Department staff for the Board of Supervisors. This seemed clear cut since they were the body who made the appointment and signed the paychecks. Further, In addition to serving the Board, the Planning Department provides staff services to the Pima County Planning and Zoning Commission, It was explained that the Commission's role was to guide the physical development of the County through Its master plan and Its recommendations to the Board of Supervisors, in its role as professional staff the Planning
57. '
27
o rd inance . U niform codes have been m odified to m ee t lo ca l conditions,
and have been adopted by the M ayor and C ouncil. This in su re s the u se
of accep ted co n s tru c tio n p ra c tic e s , s ta n d a rd m a te r ia ls , and un ifo rm
in spection p ro c e d u re s . A m a jo r ob jec tive of the d iv ision w ill be to
s tre a m lin e in spection p ro c e d u re s and to encourage m o re developm ent
w ithin the C ity l im its .
A s I have shown, th e re has been an in c re a se d in te re s t on the
p a r t of the C ity of T ucson to obtain fe d e ra l funds to finance som e of the
p rev io u s ly suggested p ro g ra m s . W ith the in c re a s in g dem and fo r u rb an
planning as a fe d e ra l a id p re re q u is i te , the fu tu re grow th of the D e p a rt
m ent of C om m unity D evelopm ent in g en era l, and the P lanning D ivision
in p a r t ic u la r , is a c e rta in ty . W ith the in c re a se d grow th, in te rm s of
both re sp o n s ib ility and p e rso n n e l, the D epartm en t and the D ivision w ill
continue to be a dynam ic fo rce fo r guiding the o rd e rly , harm onious
grow th of the com m unity.
DESCRIPTION OF THE INTERNSHIP
My w ork w ith the C ity of T ucson’s P lann ing D iv ision began on
F e b ru a ry 14, 1966.
A fter rece iv in g m y B ach e lo r of Science D egree fro m the Uni
v e rs i ty of A rizona in 1965, I b ecam e in te re s te d in finding a job in the
planning fie ld . I f i r s t a ttem p ted to find em ploym ent w ith the P im a
County P lann ing D epartm en t. A fte r s e v e ra l m onths of in te rv iew s and
co rre sp o n d en ce , I w as in fo rm ed th a t the County had no im m ed ia te ly
availab le p o sitio n s . By th is tim e , I w as w ell into the f i r s t s e m e s te r
of m y g rad u a te s tu d ie s .
E a rly in D ecem ber, 1965, P ro fe s s o r W ilson in fo rm ed m e th a t
the C ity of T ucson w as a d v e rtis in g fo r p lan n e rs th rough the A m erican
Society of P lann ing O ffic ia ls . T h e re fo re , I im m ed ia te ly app lied fo r
the p o sitio n of P lann ing A nalyst w ith the C ity ’s P e rso n n e l D epartm en t.
A fte r su c c e ss fu lly p a ss in g the re q u ire d C iv il S erv ice exam ination , I
w as in te rv iew ed by M r. C h a rle s R ider, A sso c ia te P lann ing D ire c to r
and by M r. Donald Laidlaw , P r in c ip a l P la n n e r. I m entioned th a t I w as
p r im a r ily in te re s te d in p a r t tim e em ploym ent, a s th is would allow m e
to continue m y g rad u a te s tu d ie s . P r io r to m y in te rv iew two people had
been h ired fo r the p o sitio n I w as seek ing . The budget could not be
s tre tc h e d to a ffo rd an o th e r fu ll tim e P lann ing A nalyst and th e re fo re .
28
m y p a r t tim e re q u e s t w orked out to m y advantage. A fte r m y in te r
v iew ers had c o n fe rred w ith M r. V incent Lung, fo rm e r ly the C o -o rd i
n a to r of the D ep artm en t of C om m unity D evelopm ent, m y em ploym ent
w as a ffirm ed . P e rh a p s the fa c to r of m y p rev ious ex p erien ce influenced
m y in te rv ie w e rs . T h is am ounted to a y e a r of em ploym ent w ith the then
Phoenix T itle and T ru s t C om pany in the E ng ineering Section, and fou r
y e a rs w ith the P im a County E n g in eers O ffice in the D raftin g -D esig n
Section.
At th is point, I would lik e to m en tion tha t I did not se e k a p lan
ning in te rn sh ip p e r se . I sought the c la ss if ic a tio n of planning a n a ly s t
b ecau se I w ished to have a p osition th a t w as re la tiv e ly m o re p e rm an en t
than th a t of an in te rn sh ip . I m ight a lso add th a t the pay sc a le w as con
s id e ra b ly h ig h er fo r a P lann ing A nalyst.
My f i r s t a ss ig n m en ts w e re s im p le in n a tu re , p ro b ab ly designed
to fa m ilia r iz e m e w ith the o v e ra ll office ro u tin e . F o r the f i r s t th re e
m onths, m y a ss ig n m en ts w e re m ain ly co ncerned w ith d ra ftin g in g e n e ra l
and the en la rg em en t of neighborhood p la ts in p a r t ic u la r . I w orked
under the d ire c t guidance and su p e rv is io n of M r. David L im , P r in c ip a l
P la n n e r, w hose a s s is ta n c e w as invaluab le .
E a rly in May, 1966, w hen it w as fe lt th a t I w as m o re o r le s s
accustom ed to office p ro ce d u re and o rien ta tio n , I w as re a s s ig n e d to
N eighborhood P lanning . I m igh t point out h e re th a t the f i r s t n e ig h b o r
hood plan to be fo rm a lly d raw n up by the C ity of T u cso n 's P lann ing
29
Staff had been com pleted only two m onths ago. T his p a r t ic u la r p lan
w as concerned w ith the G ranada N eighborhood, and w as u ndertaken
p r im a r ily b ecau se of i ts p ro x im ity to p o rtio n s of the U rban Renew al
P ro je c t A rea .
A fte r som e p re lim in a ry study dealing w ith neighborhood p lans,
I w as a ss ig n e d to w ork on a sp ec ific neighborhood. T his neighborhood,
la te r to be known a s the Cottonwood In d u s tr ia l D is tr ic t , w as loca ted
south of S ilverlake Road, w est of In te rs ta te Highway 1-19, n o rth of the
new Ju lian W ash Channel, and e a s t of the Santa C ruz R iver. (By th is
tim e , I had a cq u ired a l i t t le ex p erien ce w ith neighborhood planning by
w orking w ith M r. W illis C am pbell, Sen ior P la n n e r, on the V ista Del
Pueblo N eighborhood P la n . )
On the tw en tie th of May, 1966, M r. A llen Scholz, P lanning
A nalyst, and I took a fie ld t r ip to m y a ss ig n e d neighborhood. We took
no tes concern ing p h y sica l conditions, such as topography, build ing lo
cation , and p o ss ib le fu tu re s t r e e t p a tte rn s . At th is tim e , a fo rm a l
C ity file w as s e t up fo r the neighborhood th a t contained the above data
a s w ell a s a ll fu tu re in fo rm ation .
On the second, th ird , and s ix th of June , 1966, M r. A ndre M.
F a u re , P lann ing D ire c to r , and I undertook a photographic docum enta
tion of th is neighborhood. U sually , a p ro c e d u ra l p a tte rn w as follow ed
when the pho tographs w e re taken . The photographs w e re taken in the
v ic in ity of each m a jo r in te rse c tio n o r p ro m in en t fe a tu re in the
30
31
neighborhood, in sequence, u su a lly w ith the in te rse c tio n o r p rom inen t
fea tu re in the fo reg round of each of the v a rio u s d ire c tio n a l v iew s. The
num ber of d ire c tio n a l view s w as v a rie d to f i t the p a r t ic u la r s i te s i tu a
tion . It should be noted th a t an o rd e r ly p a tte rn w as follow ed in tak ing
the photographs a t each of the s i te s . G enera lly , the f i r s t of the ind i
v idual s ite s e r ie s photographs w as taken in a n o r th e r ly d irec tio n ; the
succeed ing photos fro m th a t s i te would be c lockw ise , "A" th rough "D, "
o r w h a tev er le t te r ended the s e r ie s a t th a t s i te .
The re s u l ts of th is docum entation a re con tained in two vo lum es.
One con ta ins the b lack and w hite s e r ie s of photographs which w ere
taken a t s tra te g ic lo ca tio n s throughout the neighborhood. T hese photo
g raphs a re p lo tted and keyed on a loca tion m ap in side the back c o v er
of th is volum e. Volum e Two con ta ins the co rresp o n d in g c o lo r s lid e s
m ounted in tra n s p a re n t pages, each of w hich is iden tifed by the sam e
num bering and keying sy s tem .
The keying sy s te m u sed in th e se two volum es c o n s is ts of the
following:
1. A s e r ie s of " s i te s " is s e r ia l ly num bered fro m one th rough
th ir ty -o n e . In the c a se of the b lack and white photographs,
each s ite beg ins a new page. The co lo r s lid e s follow, in
sequence, a s th ey o ccu r, but a r e ind iv idually num bered , fo r
exam ple, 1 --A , 1 --B , 1 --C , e tc . In a few c a se s , a hun
d red p e rc e n t m atch up w as not obtained betw een the b lack
32
and w hite sn ap sh o ts and the co lo r s lid e s .
2. A reg io n a l loca tion m ap of the e n tire a re a show s th is ne igh
borhood in re la tio n to i ts su rro u n d in g physica l env ironm ent.
T his m ap is lo ca ted in side the fron t co v er of Volum e One.
3. The vo lum es a lso con tain one oblique and one v e r t ic a l
a e r ia l photograph of th is neighborhood.
M r. F a u re explained th a t th is photographic docum entation was
undertaken so th a t the C ity P lann ing D ivision would have a re c o rd of how
the neighborhood ap p ea red b e fo re any developm ent p lans had been m ade
and im plem ented . T hese pho tographs can then be co m p ared w ith the
co rresp o n d in g fu tu re photographs to show the ex ten t of im provem en t.
A fte r th is p a r t ic u la r phase of m y p ro jec t, I w as re a d y to begin
the fo rm u la tio n of the a c tu a l plan. The only ex is tin g gu ideline, w hich I
could u se a s to fo rm a t, w as the G ranada N eighborhood P lan . U sing
th is p lan a s a b a s is fo r m y fo rm a t, I found th a t the a im of a n e ig h b o r
hood p lan is to define the a re a in question in o rd e r to d e te rm in e w hat
s te p s , if any, would be re q u ire d to:
1. P ro te c t the neighborhood fro m d e te r io ra tin g in fluences,
2. R ev ita lize the neighborhood w here d e te r io ra tio n has se t in,
3. S tim ulate the r e -u s e of land o r new land u se s in the ne igh
borhood w h ere th e re is ex tensive d ilap idation and o b so le s
cence; w h ere land is unused o r no lo n g er u sed to its b e s t
op p o rtu n ities in te rm s of u rb an grow th to date , and a s
33
fo re c a s t, and in te rm s of com m unity ob jec tives and re q u ir e
m en ts, and to
4. M inim ize the d ifficu lty of p rov id ing adequate C ity s e rv ic e s .
A fte r d e te rm in in g the a im s of m y study, I found th a t the^keighbor-
hood plan, its e lf , w as divided into th re e d is tin c t se c tio n s . The f i r s t
sec tion , u n d er the nam e of "T he N eighborhood ," w as concerned w ith an
inven to ry and a n a ly s is of ex is tin g cond itions. The second sec tion , under
the heading of "T he R elation to O ther A re as and P la n s , " w as concerned
w ith p e r ip h e ra l and outlying conditions w hich a ffec t the neighborhood.
The th ird and final sec tio n en titled "The P ro p o sed P lan and P ro g ra m , "
w as concerned w ith p ro p o sa ls and im p lem en ta tion a lte rn a tiv e s .
W ith th e se th re e d is tin c t sec tio n s in m ind as a m odel fo r the
Cottonwood In d u s tr ia l D is tr ic t , m y nex t ta s k w as to ac tu a lly o rgan ize
each sec tio n into p e rtin en t su b -c a te g o rie s of a n a ly s is . The th re e m ain
sec tio n s of study and th e ir co rre sp o n d in g su b -c a te g o rie s a re as follow s:
I. The Cottonwood In d u s tr ia l D is tr ic t
A. B rie f H is to ryB. E x isting C onditionsC. A e ria l ViewD. TopographyE. Use and N on-use of LandF. R eal E s ta te A ctiv ityG. E x is ting ZoningH. Zoning C hronologyI. Unchanged Zoning
II. R elation to O ther A re a s and P lan s
A. The C om m unity and the Region
34
B. T h o ro u g h faresC. The Santa C ru z -F re e w a y A rea P lanD. Surrounding N eighborhoos P lan s
III. P ro p o sed P lan and P ro g ra m
A. P ro p o sed In d u s tr ia l D is tr ic t P lanB. P ro p o sed Land U seC. P ro p o sed In d u s tr ia l P a rkD. Som e O ther L ocations C onsideredE . Sum m ary of P lan P ro p o sa lsF . P a rk In d u s tr ia l D evelopm ent P lan sG. S tandards and C r i te r iaH. P ro g ra m fo r A chieving P lan O bjectivesI. C onclusion
T he above fo rm a t, in e ffec t, am ounted to the tab le of con tents
fo r th is plan. W ith th ese specific a re a s of study fo rm ally se t up, I w as
now read y to begin m y an a ly sis of th is d is tr ic t .
My f i r s t ta sk , a f te r som e p re lim in a ry investiga tion , w as to
w rite an in troduction . T h is in troduc tion included a b r ie f d e sc rip tio n of
the b o u n d arie s , the a im s of the study, and a b r ie f rev iew of the con
d itions which w ere p rev a len t throughout the d is t r ic t . Once the in tro
duction w as fin ished , the s tag e w as se t fo r the com prehensive a n a ly s is
and the fo rm atio n of o b jec tiv es which have p rev io u sly been l is te d u n d er
the th re e m ain study se c tio n s .
F o r the data its e lf , I r e l ie d on availab le s tu d ie s and o th e r in fo r
m ation w hich w as app licab le to w ha tever p a r t ic u la r sec tion w ith which
I w as involved.
35
U nder Section I, the su b -se c tio n dealing w ith the " B r ie f H isto ry "
of th is neighborhood, w as a d e sc rip tio n of p rev io u s grow th p a tte rn s and
p a s t developm ent. I a lso t r ie d to u n d ers tan d why developm ent o c c u rre d
the w ay it did. The in fo rm ation fro m w hich I b ased m y d iscu ss io n on
th is ne ighborhood 's " B rie f H is to ry " cam e from co n fe ren ces w ith o th er
m em b ers of the P lanning Staff. T hroughout the co u rse of m y in v e s ti
gation, I found th a t M r. L im and M r. R ider w e re e x tre m e ly fa m ilia r
w ith th is a re a . T h e ir in fo rm ation helped m e to a co n sid e rab le ex tent.
In the next su b -se c tio n , dealing w ith "E x is tin g C onditions, " I
d e sc rib e d the influence th a t the v a rio u s types of p rev io u s developm ent
had had upon the neighborhood. As the plan, itse lf , poin ts out, th ese
in fluences w e re p r im a r ily of a b ligh ting n a tu re . H ere again , m y d is
cu ss io n w as la rg e ly b ased upon the knowledge th a t I obtained th rough
frequen t fie ld t r ip s to the a re a .
The su b -se c tio n dealing w ith an "A e ria l View" w as s im p ly a d e
sc r ip tio n of the neighborhood b ased upon a e r ia l pho tographs w hich I had
obtained fro m the P im a County P lanning D epartm en t. As w ill be seen ,
I m e re ly pointed out the obvious o r p ro m in en t fe a tu re s of the n e ig h b o r
hood which could be seen from the a i r .
In the su b -se c tio n , "T opography , " iw a s concerned w ith a b r ie f
d e sc rip tio n of the n a tu ra l p h y sica l fe a tu re s of the neighborhood. T his
in fo rm ation w as based upon m y p e rso n a l o b se rv a tio n s , as w ell a s in fo r
m ation taken fro m U nited S ta tes G eological Survey Q uadrangle M aps,
w hich w ere av a ilab le in the o ffice.
36
The f i r s t fou r su b -se c tio n s : " B rie f H is to ry ,11 "E x is tin g C ondi
tio n s , " " A e ria l View, " and "T o p o g rap h y ," w e re included to fa m ilia r iz e
laym en and p a r t ie s c o n c e rn e d - -a re a councils , neighborhood a s s o c ia
tions , and re s id e n ts of the neighborhood, i ts e lf - -w ith a g en era l o v e ra ll
p ic tu re of the neighborhood.
The fifth su b -se c tio n , "U se and Non U se of Land, " dealt w ith the
ex is ting land use w ith in th is neighborhood. This in fo rm ation , a s w ell
a s the build ing condition data , w as supplied by the C ity of T u cso n 's In
sp ec tio n s D iv ision . T his d iv is ion ac tu a lly sends qualified in sp e c to rs
(m echan ica l, e le c tr ic a l, plum bing, and housing) into the fie ld to check
on s t ru c tu ra l conditions, along w ith the s t r u c tu r e 's co rre sp o n d in g lo
cation . I, a lso , u sed in fo rm ation from the C ity P lann ing D iv is io n 's
O fficia l Land Use M aps. It w as n e c e s sa ry , due to the changing cond i
tions and p assa g e of tim e , to check the data ag a in st m y field n o tes .
The su b -se c tio n dealing w ith "R ea l E s ta te A ctiv ity" w as con
ce rn ed w ith p ro p e r ty t r a n s fe r s . In th is re g a rd , th e^ e ig h b o rh o o d
p roved to be v e ry s ta tic in n a tu re . M ost of th is in fo rm atio n w as ob
ta in ed fro m the P im a County A s s e s s o r 's office.
T hese two su b -se c tio n s , "U se and Non U se of Land" and "R eal
E s ta te A c tiv ity ,11 p rov ide a som ew hat m o re d e ta iled a n a ly s is of the
study a r e a 's in te rn a l c h a ra c te r is t ic s . -
The follow ing th re e su b -se c tio n s , "E x is tin g Zoning, " "Zoning
Chronology, " and "U nchanged Zoning, " d ea lt re sp e c tiv e ly w ith p re s e n t
37
zoning configura tion , zoning developm ent, and zoning changes. T his
in fo rm ation w as ga th e red from s e v e ra l so u rc e s , including C ity P la n
ning D ivision Zoning B ase M aps, County P lanning D epartm en t Zoning
B ase M aps, and the C ity P lann ing D iv is io n 's rezon ing c a se f ile s . T hese
th re e su b -se c tio n s a re im p o rtan t b ecau se they give the p lan n e r som e
idea as to w hat p rev io u s planning and zoning c o m m issio n s , govern ing
a d m in is tra tio n s , and planning and zoning s ta ffs o rig in a lly had in m ind
fo r the a re a . Since th ese g roups a re re sp o n sib le fo r the in itia l zoning,
the p lan n er m u st a lso c o n s id e r the in ten t of th ese g roups when h is p lans
a re fo rm u la ted .
The above d iscu ss io n concludes the f i r s t se c tio n of the C otton
wood In d u s tr ia l D is tr ic t P lan . As has been shown, th is sec tio n is
m ain ly concerned w ith the inven to ry and an a ly s is of ex is tin g conditions
and fe a tu re s of the study a re a . I be lieve th is f i r s t sec tio n is e x tre m e ly
im p o rtan t b ecau se it s e rv e s a s a b a s is fo r the a c tu a l planning. In o th e r
w ords, fro m th is a n a ly s is , one can view the a re a of study in te rm s of
w hat has happened and w hat is happening, advan tageously o r d isadvan-
tageously , a s the case m ay be. W ith the r e s u l ts of th is a n a ly s is , it is
hoped th a t we can b e tte r d e te rm in e w hat each p a r t ic u la r ne ighborhood 's
needs a re , and then fo rm u la te ou r p lans acco rd ing ly .
U nder Section II, the su b -se c tio n dealing w ith "T he C om m unity
and the Region" show s the re la tio n sh ip of the Cottonwood In d u s tr ia l D is
t r ic t to the com m unity a t la rg e . T his is in te rm s of both lo ca tio n and
38
a c c e ss ib il i ty . T his in fo rm ation w as taken from s e v e ra l p e rtin e n t m aps,
p rin c ip a l of w hich was the Tucson A rea T ra n sp o rta tio n A gency 's 1980
F reew ay A r te r ia l N etw ork P lan .
The follow ing su b -se c tio n is concerned w ith "T h o ro u g h fa res . "
My m ain ob jective , in th is c a se , w as to point out the obvious lac k of
adequate s t r e e t r ig h t-o f-w ay , and to su g g est a p ro p e r tra f f ic sy s tem
th a t would co rre sp o n d to fu tu re in d u s tr ia l developm ent. I a lso t r ie d to
tie th is a re a into o th e r s t r e e t p lan s , ex is tin g and p roposed , w hich w e re
not d ire c tly re la te d to th is neighborhood. This da ta w as obtained from
se v e ra l so u rc e s . The lack of any ded icated s t r e e t r ig h t-o f-w a y w as
noted on both the C ity P lann ing D iv is io n 's B ase M aps, and the P im a
County A s s e s s o r 's m ap s. The p roposed r ig h t-o f-w a y sy s te m is m y
own invention. The in fo rm ation concern ing o th er s t r e e t p lans w as ob
ta ined fro m the rig h t-o f-w a y se c tio n of the C ity E n g in e e r 's O ffice.
The fin a l su b -se c tio n s u n d er "R e la tions to O ther A re a s and
P la n s" d ea l w ith "T he Santa C ruz F re ew ay A rea P lan " and "S u rro u n d
ing N eighborhood P la n s . " My d isc u ss io n under th e se su b -se c tio n s
d ea lt p r im a r ily w ith the p ro p o sa ls fo r th is neighborhood a s s e t fo rth
under the Santa C ruz F re ew ay A rea P lan . T his p lan w as obtained from ,
and indeed, d raw n up by the C ity P lann ing D ivision under the d ire c tio n
of M r. A ndre M. F a u re .
The p rev io u s d isc u ss io n concludes the second se c tio n of the
Cottonwood In d u s tr ia l D is tr ic t P lan . F o r the m o st p a r t , th is sec tio n
39
has shown how th is d is t r ic t a ffec ts and in tu rn is a ffec ted by o th e r p lans
and p ro g ra m s . T his sec tio n , a lthough secondary , is n o n e -th e - le s s im
p o rtan t a s f a r a s fittin g the p roposed in d u s tr ia l d is t r ic t into the o v e ra ll
schem e. H ere again , by m aking co m p ariso n s w ith o th e r ex is ting p lans,
it is hoped th a t the m o st p ra c tic a l so lu tion in te rm s of p lanning can be
obtained. In the long run , th is w ill c a ll fo r a co n sid erab le am ount of
am endm ent and co m p ro m ise .
I included th is sec tio n in o rd e r to fa m ilia r iz e the in te re s te d
p a r t ie s w ith the a re a in question . By d em o n stra tin g the com m on lin k
ages betw een the p lan and o th e r p e rtin en t p lans, the g e n e ra l public can
be shown the com prehensive effo rt w hich has been involved.
Section III beg ins w ith a b r ie f d isc u ss io n concern ing the o b jec
tiv es of neighborhood planning.
The f i r s t su b -se c tio n , "P ro p o sed In d u s tr ia l D is tr ic t P lan , "
is p r im a r ily devoted to g e n e ra l p lanning p ro ce d u re . The ex is tence and
need of v a rio u s fa c ili t ie s a re b r ie f ly noted. The conclusions I reach ed
during the c o u rse of m y a n a ly s is la id the foundation fo r th is d iscu ss io n .
The Ju lian W ash P ro je c t da ta w as p rov ided by the U nited S ta tes A rm y,
C orps of E n g in e e rs . I obtained the p lan and p ro file fo r th is p ro je c t a t
the C o rps of E n g in eers F ie ld Office in T ucson.
The next su b -se c tio n , "P ro p o sed Land U se, " advances fu tu re
land u se p ro p o sa ls re g a rd in g th is study a re a . Due to the n a tu re of p ro
posed developm ent, in d u s tr ia l zoning is be ing recom m ended . I, a lso .
40
Included a few g e n e ra litie s concern ing in d u s tr ia l d is t r ic ts . My p ro
p o sa ls w e re fo rw arded a f te r s e v e ra l consu lta tions w ith M r. David L im
and M r. W illis C am pbell. We a g re ed tha t th is a re a , b ecause of its
b ligh ted condition, low re s id e n tia l density , and m ixed land u se s , should
be redeveloped fo r P a rk In d u s tr ia l p u rp o se s . I fo rm u la ted th e se gen
e ra liz a tio n s from m y knowledge of in d u s tr ia l land and its e ffec ts on
su rro u n d in g re s id e n tia l developm ent.
The next su b -sec tio n , "P ro p o sed In d u s tr ia l P a r k ,11 is p r im a r ily
a defin ition of th is type of developm ent a s advanced by the C ity of
T u cso n 's P lann ing and Zoning Code, C h ap te r 23, 1965. As I go on to
explain , fu r th e r d e ta iled in fo rm ation concern ing th is m a tte r is handled
in the appendix of the Cottonwood In d u s tr ia l D is tr ic t P lan , itse lf .
The f i r s t th re e su b -se c tio n s , "P ro p o sed In d u s tr ia l D is tr ic t P lan , "
"P ro p o sed Land U se, " and "P ro p o sed In d u s tr ia l P a rk " w e re included
m ain ly to fa m ilia r iz e the r e a d e r w ith g e n e ra l p ro p o sa ls , defin itions,
and c r i te r ia .
"Som e O ther L ocations C onsidered" is m y next su b -sec tio n .
A fte r som e p re lim in a ry d isc u ss io n concern ing the e ffec ts of in d u s tr ia l
developm ent, I w ent on to point out the advantages th is type of develop
m ent could b rin g to p e r ip h e ra l and su rro u n d in g re s id e n tia l developm ent.
H ere again , I re l ie d on consu lta tions w ith M r. L im in a r r iv in g a t th ese
conclusions. The advan tages of p ro p e r In d u s tr ia l P a rk developm ent
w ere obtained fro m the In te rn a tio n a l C ity M anagers A sso c ia tio n 's pub
lica tion , L ocal P lann ing A d m in is tra tio n . This su b -se c tio n is im p o rtan t
41
p r im a r ily in poin ting out the advan tages of our p ro p o sed developm ent.
It is a im ed a t re s id e n ts who m ay question, a s is u su a lly the c a se , th is
type of developm ent.
The p ro p o sa ls in the follow ing su b -sec tio n , "S um m ary of P lan
P ro p o sa ls , " a re based upon the neighborhood a n a ly s is w hich I have
p rev io u s ly d isc u sse d . A m o re sp ec ific su m m ary of th ese p ro p o sa ls is
included a t the beginning of the plan, d ire c tly follow ing the tab le of con
te n ts . T hese p ro p o sa ls w e re advanced a f te r s e v e ra l days of studying
the a n a ly tic a l p o rtio n of the p lan and a f te r s e v e ra l s ta ff co n fe ren ces
concern ing th is a re a . T hese p ro p o sa ls , by no m eans, im ply any p r io r
ity. P r io r i t ie s w ill be a ss ig n ed only a f te r the p lan has been accep ted
by the P lanning and Zoning C om m ission , and by the M ayor and Council.
The "S um m ary of P lan P ro p o s a ls " w as the f i r s t c o n cre te d isc u ss io n of
ou r p roposed p lan s . T hese p ro p o sa ls a re advanced so a s to in fo rm
in te re s te d p a r t ie s exac tly w hat we fee l is n e c e s s a ry to acco m p lish our
o v e ra ll developm ent sch em e.
The nex t su b -sec tio n , " P a rk In d u s tr ia l D evelopm ent P lan s , "
deals w ith re v is io n s concern ing any fu tu re developm ent in th is d is t r ic t .
I fe lt, fo r the sake of continuity , th a t any fu tu re developm ent should
take the p ro p o sa ls s e t fo rth by th is p lan into co n sid e ra tio n . F o r th is
su b -sec tio n , m y p rin c ip le guideline w as the p rev io u s ly m entioned
G randa N eighborhood P lan .
42
"S tandards and C r i te r ia , " the following su b -sec tio n , includes
in fo rm ation w hich is m o re sp e c if ica lly s e t fo rth in the p la n 's appendix.
I do, how ever, l i s t the c r i te r ia topic headings w hich w ill be co n sid ered .
This sec tio n w as a lso taken fro m the C ity 's P lann ing and Zoning Code.
In the follow ing su b -sec tio n , " P ro g ra m fo r A chieving P lan Ob
je c tiv e s , " th re e recom m endations a re d ire c te d a t the P lann ing and
Zoning C om m ission a s w ell a s the M ayor and C ouncil. T hese re c o m
m endations a re g e n e ra l in n a tu re , m ain ly p roposing th a t the p lan be
adopted. Again, th ese recom m endations w e re taken fro m the G ranada
N eighborhood P lan , w hich I constan tly em ployed a s a guideline and
b a s is fo r m y fo rm at.
The p rev io u s th re e su b -se c tio n s , " P a rk In d u s tr ia l D evelopm ent
P la n s , " "S tandards and C r i te r ia , " and " P ro g ra m fo r A chieving P lan
O b jec tives" w e re included to p rov ide g e n e ra l gu idelines th a t could be
followed by the planning s ta ff and the P lann ing and Zoning C om m ission .
H ere , the u rg en cy of ou r re q u e s t w as pointed out and g e n e ra l a c c e p t
ance w as req u e s te d .
The la s t su b -se c tio n is c o m p rise d of w hat I choose to c a ll the
"C onclusion . " H ere , I pointed out the n e c e s s a ry co n s id e ra tio n s tha t
m u st be given to m y p roposed m e a su re s b e fo re th is p lan can be im
plem ented . T his w as an ending s ta te m e n t w hich hopefully looks tow ard
the ach ievem en t of th is p la n 's o b jec tiv es. I a lso p re p a re d a p a ra g ra p h
subm itting th is p lan to the C ity P lann ing and Zoning C om m ission p r io r
43
to i ts public h earin g . I su g g est th a t the plan be dup licated and d i s t r i
buted to in te re s te d p a r t ie s .
The above d isc u ss io n concludes the th ird and final sec tio n of the
Cottonwood In d u s tr ia l D is tr ic t P lan . T his sec tio n is p robab ly the m o st
im portan t, b ecau se it is h e re th a t the a c tu a l planning, b ased on the
p rev ious a n a ly s is , o c c u rs . A c e r ta in d e g re e of p r io r i ty is im plied by
the v a rio u s p ro p o sa ls , but only in a g e n e ra l se n se . F o r the m o st p a r t ,
we m u st be guided by what we th ink the g re a te s t needs a re , and how
p ra c tic a l it is to im p lem en t the co rre sp o n d in g p lans. It is th is se c tio n
that sp e c if ica lly p re s e n ts those m e a su re s w hich we fee l m u st be acco m
p lished in o rd e r to enhance the neighborhood and p ro p e r ly guide its
developm ent. In th is re g a rd , the planning s ta ff m u s t be v e ry c a re fu l
not to an tagonize e ith e r the v a rio u s in te re s te d p a r t ie s o r the g e n e ra l
public . P ro p o sa ls , e sp ec ia lly when they can ra d ic a lly a ffec t the l iv e l i
hood of num erous people, a re e x tre m e ly c o n tro v e rs ia l . Thus the s i tu a
tion m u st be handled a s tac tfu lly a s p o ss ib le .
T his p rev io u s d isc u ss io n concludes the e n tire body of the plan.
The next p o rtio n is m ade up of the p la n 's appendix w hich includes:
1. The Lot and B lock O w nership L is t
T his g ives the loca tion , ow nership , r e a l e s ta te value , im
p rovem en t value, type of im provem en t, and date of im p ro v e
m ent reg a rd in g the involved p a rc e ls of land . All of the
people included on th is l i s t m u st be notified of ou r p lans.
and invited to a public h ea rin g on th is m a tte r . I obtained
th is in fo rm ation fro m the P im a County A s s e s s o r 's O ffice.
2. A sse sse d V a lu a tio n --Im p ro v em en ts Map
This m ap sp e c if ica lly lo ca te s th o se p a rc e ls w hich have been
im proved and the a c tu a l co rre sp o n d in g value of the im p ro v e
m ent. T his in fo rm ation w as derived fro m the Lot and Block
O w nership l is t .
3. S ta tem ent C oncern ing In d u s tr ia l P a rk s
T his d isc u ss io n w as included fo r the in fo rm ation of in te r
e s ted p a r t ie s . It is c o m p rised of the p e rtin en t defin itions,
p r in c ip le s , and c r i t e r i a of In d u s tr ia l P a rk p lans and designs.
M ost of th is in fo rm ation w as obtained fro m the In te rn a tio n a l
C ity M anagers A sso c ia tio n 's L ocal P lann ing A d m in is tra tio n .
4. " P - l" P a rk In d u s tr ia l D is tr ic ts - -e x c e rp t from the C ity of
T u cso n 's P lann ing and Zoning C ode—C h ap te r 23
T his e x ce rp t w as included so th a t the in te re s te d p a r t ie s
could ac tu a lly see the reg u la tio n s re g a rd in g th is type of d e
velopm ent. This in fo rm ation , a long w ith s ta n d a rd r e q u ir e
m en ts , l i s t s the u se s w hich a re p e rm itte d u n d e r th is type
of zoning.
5. Popu la tion Survey
T his data , taken fro m the T ucson A re a T ran sp o rta tio n P la n
ning A gency 's T ra n sp o rta tio n Study, Volume 11-1980, is a
44
45
rough e s tim a te of the population w ithin and around the
study a re a . F o u r of the p a rc e l num bers l is te d , 2, 10,
23, and 25, c o rre sp o n d w ith the United S tates B ureau of
the C e n su s’ C ensus T ra c t n u m b ers . The rem ain in g two
p a rc e ls , 347 and 348, a re T ra ffic A ssignm en t Zones
de linea ted by the T ra n sp o rta tio n P lann ing Agency, itse lf .
A lthough the f ig u re s re p re se n te d a re not exact, they do
give an ind ication of c u rre n t , a s w ell a s fu tu re population,
w ithin th is a re a .
6. P ro p o sed In d u s tr ia l P a rk Site P lan
I designed and drew th is s ite plan, ch iefly fo r i l lu s tra tiv e
p u rp o se s . The ob ject I had in m ind when I designed th is
In d u s tr ia l P a rk Site, w as to d em o n s tra te the fo rm w hich
a fin ished ir(dustria l p a rk could take. A lthough th is r e
p re se n ta tio n is som ew hat id e a lis tic , it does show th a t in
d u s tr ia l com plexes can be b lended into a neighborhood
w ithout inducing the u su a l b lighting side e ffec ts . F ro m
the i llu s tra tio n , we can see tha t th is type of developm ent
can be a e s th e tic a lly appealing a s w ell as so c ia lly a c c e p t
ab le . F o r m y g en era l layout and design c r i te r ia , I again
re lie d upon the In te rn a tio n a l C ity M anagers A sso c ia tio n ’s
tex t. L ocal P lann ing A d m in is tra tio n .
46
7. E x isting U tilitie s Map
T his m ap, taken fro m data p rov ided by the C ity E n g in e e r 's
O ffice, in d ica te s the loca tion and extent of paving, w a te r,
and sew age fa c ili t ie s w ith in th is neighborhood.
The above d isc u ss io n concludes m y a n a ly s is of the Cottonwood
In d u s tr ia l D is tr ic t P lan . As I w ill l a te r note, th is p a r t ic u la r p lan w as
som ew hat c rude a s f a r a s p ro ce d u re and fo rm a t w e re concerned . T his,
I b e liev e , is p rin c ip a lly due to the fac t th a t v e ry l i t t le re fe re n c e m a
te r ia l w as ava ilab le a t the tim e th is p lan w as fo rm u la ted . As I have
p rev io u s ly m entioned, the only o th e r neighborhood p lan then in ex is ten ce
w as the G ranada N eighborhood P lan . The fo rm at and techn iques em
ployed in m y next neighborhood plan, re p re s e n t a v a s t im provem en t
over those u sed in the p rev io u s plan . I be lieve th is is p r im a r ily b e
cause , by th is tim e , a fo rm al neighborhood a n a ly s is and planning p ro
ced u re had been e s tab lish ed by a fo rem en tioned m e m b e rs of the staff,
p r in c ip a l of whom a re M r. David L im and M r. W illis C am pbell.
The fo rm u la tion of m y next plan, the M anzo N eighborhood, b e
gan la te in S ep tem ber of 1966.
When I had com pleted the Cottonwood In d u s tr ia l D is tr ic t P lan ,
I w as a ss ig n ed the p re p a ra tio n of a s im ila r study fo r the M anzo N eigh
borhood. By th is tim e , I had becom e m o re fa m ilia r w ith a n a ly tica l
technique, but w as s t i l l som ew hat confused re g a rd in g p ro p e r o rg a n i
za tiona l m ethods. At th is tim e , how ever, the final re v is io n of the
47
V ista Del Pueblo N eighborhood P lan had been com pleted . W ith th is
plan, a sy s te m a tic , o rgan ized plan fo rm at was e s tab lish ed . M r. David
L im in fo rm ed m e th a t th is new fo rm at w as to be s ta n d ard p ro ced u re fo r
fu tu re p lans. W ith th is in m ind, I w as re a d y to beg in m y a n a ly s is .
T h is p lan fo rm a lly beg ins w ith a le t te r of tra n s m it ta l to in fo rm
the P lanning and Zoning C om m ission of th is p la n 's ex is ten ce . The l e t
te r a lso re q u e s ts th is ad v iso ry body 's co n sid e ra tio n of the p la n 's con
ten ts . T h is le t te r of t ra n s m it ta l is now stan d ard p ro ce d u re , and a
s im ila r le t te r w ill be a ttach ed to the a fo rem en tioned Cottonwood Indus
t r ia l D is tr ic t P lan when it com es up fo r co n sid era tio n .
D irec tly a f te r the le t te r of tra n s m itta l , is the "S um m ary of
F indings and C onclusions. " H ere , a s in the Cottonwood In d u s tr ia l D is
t r ic t P lan , (for the sake of convenience, I w ill h e re a f te r r e f e r to th is
re p o r t a s the "Cottonwood P lan "), I l is te d p ro p o sa ls fo r im m ed ia te
ac tion th a t w ere b ased on m y p rev io u s a n a ly s is .
The tab le of con ten ts com es a f te r th ese in itia l reco m m en d atio n s.
It is h e re th a t we re a l ly begin to no tice the d iffe ren ce betw een the two
neighborhood p lan s . The in tro d u c to ry s ta tem en t, in stead of contain ing
the boundary d e sc r ip tio n and a b r ie f rev iew of the ex is ting conditions,
ex p lo res the goals and ob jec tives w hich prov ide the b a s is fo r the a n a l
y s is . I b e lieve th is s ta te m e n t is c le a r e r and m o re concise than th a t
p re p a re d fo r the Cottonwood P lan . It d e m o n s tra te s a h ig h e r d eg ree of
o rg an iza tio n than the Cottonwood P lan . The c le a r ly d e linea ted p u rp o ses
48
of th is study a re yet an o th e r advantageous a sp ec t of th is type of a p
p roach . Much of the in fo rm ation u sed in the in tro d u c to ry s ta te m e n t w as
taken from s ta ff c o n fe ren ces . T h is sec tio n is to fa m ilia r iz e the re a d e r
w ith the p la n 's in tent.
Follow ing the in tro d u c to ry s ta te m e n t is a se p a ra te h is to r ic a l
outline of the Manzo N eighborhood. T his m a te r ia l is a lso b e tte r o rg a
nized than the co rre sp o n d in g su b -se c tio n in the Cottonwood P lan . T his
d iscu ss io n is m ain ly concerned w ith p a s t developm ent tre n d s and d e
sign . I m ight a lso note tha t the boundary d e sc r ip tio n and top o g rap h ica l
d iscu ss io n is loca ted h e re . T his in fo rm ation concern ing b o undaries
and topography w as taken re sp e c tiv e ly fro m b a se -m a p s and field t r ip s .
The in fo rm ation concern ing th is ne ighborhood 's p h y sica l developm ent
w as obtained from office copies of P im a C ounty 's R ecorded Subdivision
P la ts . I included th is m a te r ia l not only to show the designs em ployed
in p r io r developm ent p lan s , but a lso to ind ica te how the study a re a d e
veloped in the fash ion th a t we find it a t p re se n t.
A fte r the h is to r ic a l outline, I found th a t the ba lance of th is p lan
should a lso be divided into th re e d is tin c t sec tio n s of study. At th is
point, I again noted a m ark ed d iffe ren ce reg a rd in g s ty le and content
betw een the two neighborhood p lan fo rm a ts . "E x is tin g C onditions, 11
only a su b -c a te g o ry in the Cottonwood P lan , becam e a com plete sec tio n
in the M anzo P lan . T his se c tio n w as concerned w ith an a n a ly s is of a ll
ex is ting fa c to rs and fa c ili t ie s influencing and affecting the neighborhood.
49
The second d is tin c t sec tio n , "N eighborhood Goals and M a ste r P lan Im
p ro v em en ts , " w as p r im a r ily concerned w ith the fo rm u la tio n of p lan
ob jec tives based on the fu tu re s ta tu s of the in fluen tia l and efficac ious
fa c to rs and fa c ili t ie s . The th ird and fin a l sec tion , "W ays and M eans"
dealt w ith financ ia l m ethods of p lan im plem enta tion .
F ro m the follow ing M anzo N eighborhood study outline, we can
ac tu a lly note the d iffe ren ces betw een the two neighborhood p lans and
th e ir co rresp o n d in g fo rm a ts :
In troduction
H isto ry
I. E x isting C onditions
A. Land UseB. ZoningC. PopulationD. T ra n sp o rta tio nE. Building C onditionsF. Land V aluesG. C om m unity F a c il i t ie s and S e rv ices
1. Schools2. P a rk s3. L ib ra r ie s4. H osp ita ls5. F ir e S tations6. U tilitie s
a) W aterb) Sew erc) Gas and E le c tr icd) Telephone
7. D rainage8. S tre e ts
a) M ajor T ho rough faresb) M inor S tre e tsc) S tre e t L igh ts
9. R ehab ilita tion
50
II. N eighborhood Goals and M a ste r P lan Im provem en tsE xcept fo r the su b -se c tio n s of " T ra n s p o r ta tio n ," "B uilding C ond itions, " and "L and V alues, " th is sec tion is exac tly the sam e a s the f i r s t sec tion . The above th re e su b -se c tio n s w ere om itted b ecau se it w as fe lt th a t they w ere adequate ly covered in the f i r s t sec tio n .
III. W ays and M eansA. L ocal P ro g ra m s
U nder "E x is ting C onditions, " the f i r s t su b -se c tio n , "L and U se, "
is p r im a r ily com posed of a tab le w hich l is ts the ex is tin g land u se s
w ithin the neighborhood. T his tab le puts the v a rio u s land u se s into
c a te g o rie s and g ives the c o rre sp o n d in g a c re a g e occupied by each u se .
This ap p roach is s im il ia r to the one em ployed in the Cottonwood P lan .
A land u se m ap fo r the M anzo N eighborhood w ill be included a t a fu tu re
date . F o r the m o st p a r t , th is in fo rm ation was taken from freq u en t
field t r ip s to the study a re a . The a c tu a l c a lcu la tio n s w e re com puted
in the office. T his in fo rm ation w as included to p rov ide a re fe re n c e as
to how the land is a c tu a lly u sed .
The next su b -sec tio n , "Z oning, " beg ins w ith a b r ie f h is to ry of
the p a s t zoning configura tion and then co m p ares th is w ith the p re se n t
day configu ra tion . The d isc u ss io n includes past a ttem p ts to rezone
p o rtio n s of the study a re a . A tab le l is tin g the ex is tin g zones and the
a c re s of land they occupy, is a lso included. At a la te r date, a m ap
showing the a c tu a l zoning con figu ra tion fo r the M anzo N eighborhood w ill
be included. T h is in fo rm ation reg a rd in g p rev io u s zone configura tion
w as taken from old P im a County Zoning B ase M aps and the C ity of
51
T u cso n 's Z oning B ase M aps. P a s t rezon ing a ttem p ts w e re obtained
from the P lann ing D iv is io n 's rezon ing case f ile s . The zoning c la s s i
fication tab le w as b ased on read in g s taken fro m a p o la r p lan im e te r
w hich w as tra c e d over the re sp e c tiv e zones. H ere again , th is p ro c e
dure w as s im ila r to th a t em ployed in the Cottonwood P lan .
The p ro ce d u re followed in the nex t su b -se c tio n of the Manzo
P lan "Population , " w as a lto g e th e r d iffe ren t from the Cottonwood P lan .
W hile g a th e rin g th is in fo rm ation , I found that the e n tire neighborhood,
a s de linea ted , m ade up a com plete cen su s t r a c t . T his g re a tly s im p li
fied m y re s e a rc h . The su b -sec tio n , itse lf , is c o m p rised of in fo rm a
tion concern ing p a s t and p re s e n t population c h a r a c te r i s t ic s . T h is
in fo rm ation w as taken from fig u re s p rov ided by the United S ta tes
B ureau of the C ensus. M r. R ichard W essm an, Sen ior P la n n e r, did
m uch of the a c tu a l r e s e a r c h fo r m e. T h is in fo rm ation w as included to
prov ide a g e n e ra l p ic tu re of the type of people th a t co n stitu ted th is
neighborhood. T his su b -se c tio n is v e ry d iffe ren t fro m the c o rre sp o n d
ing population study enclosed in the appendix of the Cottonwood P lan .
The in fo rm ation in the M anzo P lan is m o re a c c u ra te b ecau se no in te r
po lations o r p ro p o rtio n s had to be m ade. This w as ch iefly due to the
fac t th a t I w as dealing w ith a c le a r ly de linea ted census t r a c t whose
in fo rm atio n w as m o re sp ec ific .
The follow ing su b -se c tio n , "T ra n sp o rta tio n , " w as not included
in the Cottonwood P lan b ecau se th e re w as no public tra n s p o rta tio n
52
se rv in g th a t a re a . In the M anzo P lan th is in fo rm ation is p r im a r ily
concerned w ith the one ex is tin g Old Pueblo Rapid T ra n s it bus ro u te .
F o r the m ost p a rt, th is data w as obtained from the Tucson A rea T ra n s
p o rta tio n Study, Volume I - -1960. Since the M anzo a re a is one of the
few a re a s w est of the Santa C ruz R iv er w hich is se rv e d by P ub lic
T ra n s it of any kind, I fe lt th is m e r ite d a tten tion in m y a n a ly s is . It is
not included in Section II b ecau se I could find no in fo rm ation re g a rd in g
fu tu re public t r a n s i t p lans.
The next su b -sec tio n , "B uilding C onditions, " co n s is ted of a
b r ie f co n stru c tio n h is to ry of the study a re a along w ith a breakdow n of
the num ber of s tru c tu re s acco rd in g to land u se . T his technique w as
a lso em ployed in the Cottonwood P lan . Included in th is a n a ly s is is a
tab le show ing the type of s tru c tu re and its re la tiv e condition. I obtained
th is in fo rm ation fro m the P im a County A s s e s s o r 's O ffice and the C ity
of T u cso n 's In spections D ivision. It w as not included under Section II
b ecause the fu tu re build ing conditions data would am ount to s h e e r
co n jec tu re .
In the follow ing su b -sec tio n , "L and V alues, " I d isc u sse d the
ex is ting re a l e s ta te and a s s e s s e d im p ro v em en ts va luation . In th is c a se ,
the f ig u re s lis te d re p re s e n t a v e ra g e s tha t w ere com puted by subdiv ision .
I a lso took th is in fo rm ation fro m the P im a County A s s e s s o r 's re c o rd s .
This su b -se c tio n w as included to give som e idea of the c o s t involved in
c le a rin g v a rio u s p a rc e ls of land fo r the sake of reh a b ilita tio n .
53
The follow ing d isc u ss io n w ill deal w ith the m a te r ia l l is te d u n d er
the "C om m unity F a c ili tie s and S e rv ice s" su b -se c tio n . The f i r s t su b
portion dea ls w ith "Schools" and ex is ting school fa c ili t ie s . T his d is
cu ss io n iden tifies th o se schoo ls which p re se n tly s e rv e the M anzo N eigh
borhood and g ives the co rre sp o n d in g en ro llm en t da ta and s tru c tu re
c h a ra c te r is t ic s of each. T h is in fo rm ation w as taken fro m the 1961-65
Tucson School D is tr ic t N um ber One School P lan . T his in fo rm ation
d em o n s tra ted th a t, a t p re se n t, ex is tin g school fa c ili t ie s w e re adequate .
This m a te r ia l w as not included in the Cottonwood P lan b ecau se of the
sm a ll num ber of people involved, and the type of developm ent p roposed .
The second su b -p o rtio n is concerned w ith ex is ting " P a rk s " and
playground fa c ili t ie s . I d isco v ered th a t no a c tu a l planned p a rk s w ere
s itu a ted w ithin th is neighborhood. The only ex is tin g playground fa c i l i
t ie s a re those w hich se rv e the M anzo E le m e n ta ry School. I obtained
m o st of th is in fo rm ation from M r. R ichard W essm an, who w as then
w orking on a C ity P a rk s P lan . In the Cottonwood P lan the a n a ly s is w as
concerned w ith p a rk s of an in d u s tr ia l n a tu re .
" L ib ra r ie s , " the th ird su b -p o rtio n includes only a b r ie f d i s
cu ssio n of the l ib r a ry s e rv ic e s w hich a re av a ilab le to th is a re a . T his
in fo rm ation w as taken from the 1964 Tucson L ib ra ry P lan , p re p a re d
by the jo in t C ity -C ounty P lann ing D epartm en t. A gain th is in fo rm ation
w as not included in the Cottonwood P lan b ecau se of the n a tu re of m y
fu tu re developm ent p ro p o sa ls .
54
"H osp ita ls , " the fo u rth su b -p o rtio n is c o m p rised of a b r ie f ou t
line concern ing availab le h o sp ita l fa c ili t ie s . I con tacted the h o sp ita ls '
a d m in is tra tiv e o ffices to obtain th is in fo rm ation . U nintentionally , I
om itted th is in fo rm ation fro m the Cottonwood P lan . It w ill p robab ly be
included a t a l a te r date when the P la n is re v ise d . I b e liev e th is type of
in fo rm ation can be ex tre m e ly im p o rtan t a s fa r a s po ten tia l in d u s try is
concerned .
I d isc u sse d ex is ting f ire -f ig h tin g fa c ili t ie s and th e ir lo ca tio n s
in the fifth su b -p o rtio n " F ir e S ta tions. " T his in fo rm atio n w as taken
from the C ity P lanning D iv is io n 's F i r e Station L ocation P la n --1 9 8 0 .
H ere again , th is po rtion w as un in ten tiona lly le f t out of the Cottonwood
P lan , and w ill p robab ly be included a t a la te r da te .
The s ix th su b -p o rtio n , "U tilit ie s , " is c o m p rise d of the ex is tin g
"W ater, " "Sew er, " "Gas and E le c tr ic , " and "T elephone" fa c ili t ie s . I
obtained th is in fo rm ation from the C ity E n g in e e r 's office. In the C o tton
wood P lan , th is in fo rm ation w as contained only in m ap fo rm in the
appendix.
"D ra inage , " the seven th su b -p o rtio n , is a rough to p o g rap h ica l
study of the neighborhood. It is m ain ly concerned w ith s t r e e t g rad e s
and land slope in re g a rd to w a te r flow. T h is in fo rm atio n w as a lso ob
ta ined from the C ity E n g in e e r 's O ffice. O v e r-a ll th is d e m o n s tra te d a
g re a te r d eg ree of d e ta il than the co rre sp o n d in g m a te r ia l in the C otton
wood P lan .
55
The eighth su b -p o rtio n dealing w ith " S tre e ts " d e sc r ib e s ex is tin g
r ig h ts -o f-w a y and a c c e s s . The app rox im ate l in e a r d is tan ce w as co m
puted by sca lin g d ire c tly off the base m ap. F o r the m o st p a r t , a c c e ss
to th is a re a w as found to be m o re than adequate to handle the ex is ting
needs of the M anzo N eighborhood. I obtained th is in fo rm ation from
m aps p rovided by the C ity E n g in e e r 's O ffice. I did not include th is s e c
tio n in the Cottonwood P lan , b ecau se th e re w e re no ded icated s t r e e ts
w ith in the bo u n d aries of the study a re a .
The n inth and fina l su b -p o rtio n u n d e r "C om m unity F a c il i t ie s and
S e rv ice s" is concerned w ith the "R ehab ilita tion" of the M anzo N eighbor
hood. I noted the p rev io u s e ffo rts of the neighborhood 's re s id e n ts to
c lean up th e ir hom es. F ro m what I can g a th e r, it a p p e a rs th a t g re a te r
e ffo rt w ill have to be m ade in th is re s p e c t. T hese conclu sions w e re
draw n from c o n fe ren ces w ith M r. Rex W aite, A d m in is tra tiv e A nalyst,
w hose job is to w ork w ith the v a rio u s in te re s t g roups th a t influence a
neighborhood.
The above in fo rm ation concludes Section I of the M anzo N eigh
borhood P lan . L ike i ts Cottonwood P la n c o u n te rp a rt, th is sec tio n
dealt only w ith an a n a ly s is of ex is tin g conditions. I th ink it has been
d em o n stra ted , how ever, th a t the M anzo P lan is b e tte r o rgan ized and
re p re s e n ts a m o re co m prehensive study. When the Cottonwood P lan is
re v ise d , a s I am su re it w ill be, I would a ssu m e th a t the fo rm a t and
p ro c e d u re s em ployed w ill c lo se ly follow the M anzo N eighborhood P lan .
The second d is tin c t se c tio n of the M anzo N eighborhood P lan ,
"N eighborhood and M a ste r P la n Im provem en ts, " is a lso ra d ic a lly
d ifferen t fro m the co rre sp o n d in g sec tio n in the Cottonwood P lan . As
w ill be rem e m b e red , th is se c tio n in the Cottonwood P la n d ea lt w ith the
re la tio n sh ip of the study a re a to o th e r p lans and p ro g ra m s . T his s e c
tion in the M anzo P la n deals w ith th o se fa c to rs l is te d in Section One,
w ith the exception of th re e su b -se c tio n s e x p re ss ly noted a s being
om itted .
The f i r s t two su b -se c tio n s a re "F u tu re Land U se" and "F u tu re
Zoning. " "F u tu re Land U se" includes a fo re c a s t of fu tu re a c rea g e
needs. "F u tu re Zoning, " on the o th e r hand, includes p ro p o sa ls con
cern in g fu tu re zoning changes. F o r the m o st p a r t , th ese p ro p o sa ls
and fo re c a s ts w e re based on tre n d s w hich w ere ind ica ted by the p r e
vious a n a ly s is . I a lso c o n fe rre d w ith se v e ra l m e m b e rs of the P la n
ning Staff, p rin c ip a lly M r. David L im and M r. W illis C am pbell,
re g a rd in g the a fo rem en tioned zoning p ro p o sa ls . S im ila r su b -se c tio n s
w ere included in the Cottonwood P lan . The p ro p o sa ls fo rw arded do not
im ply p r io r ity . They a re g e n e ra l in n a tu re , and a re kept g e n e ra l in
ten tionally , b ecau se changing conditions and unexpected s itu a tio n s
could n e c e s s ita te a lte rn a te ac tion .
The follow ing su b -se c tio n , "P opu la tion , " is concerned w ith
fu tu re population p ro jec tio n s and expected c h a ra c te r is t ic s . The p ro je c
tions extend to 1980. H ere again , m y r e s e a r c h w as s im p lified b ecau se
57
the M anzo N eighborhood w as a com plete census t r a c t . M ost of th is data
was obtained from the United S ta tes B ureau of the C ensus R eco rds, and
from ca lcu la tio n s com puted by M r. R ichard W essm an. I w as able to
obtain a h ig h er d eg ree of a c c u ra c y in te rm s of m eaningful da ta than w as
poss ib le in the Cottonwood P lan .
The su b -sec tio n , "C om m unity F a c il i t ie s and S e rv ice s , " su g g ests
fu tu re p ro p o sa ls fo r the involved m a te r ia l . The recom m endations a re
m o re sp ec ific b ecause the p ro b lem s a re p r im a r ily p h y sica l in s tead of
so c ia l. T hese p ro p o sa ls can be m o re c o n cre te b ecau se fu tu re dem and
and po ten tia l u se can be d em o n s tra ted in an e m p ir ic a l m an n e r. It
a p p e a rs th a t people a re w illing to accep t a s t r e e t im provem en t p ro g ra m
o r the in s ta lla tio n of an adequate se w e r sy s tem , but when the rec o m m e n
dation is to rezone th e ir p ro p e r ty o r re p a in t th e ir house, the b a s ic im
pulse is to re je c t au th o rity . I b e liev e th is is due to the thought of a c tu a l
involvem ent on th e ir behalf. In d irec t con tact is accep tab le , but ge tting
your foot inside the fron t door is som eth ing e lse again ! T hese p ro
p o sa ls w e re advanced a f te r s e v e ra l s ta ff co n fe ren ces reg a rd in g fa c i l i
t ie s and s e rv ic e s . I a lso had to consu lt w ith o th e r d ep a rtm en ts and
d iv is ions, p r im a r ily the W ater D epartm en t and the E ng ineering D ivision
fo r app licab le p ro g ram s they w ere co n sid erin g fo r th is neighborhood.
This a n a ly s is is m o re thorough and b e tte r o rgan ized than the c o r r e
sponding m a te r ia l in the Cottonwood P lan .
58
In the la s t su b -se c tio n u n d e r Section II, "R e h a b ilita tio n ,11 I
d isc u sse d the p riv a te in itia tiv e which is needed to c a r r y out the p ro
p o sa ls . I c lo se ly follow ed the co rresp o n d in g d isc u ss io n in the V ista
Del Pueblo N eighborhood P lan .
As dem o n stra ted . Section II has dealt w ith p ro p o sa ls b ased on
p rev ious a n a ly s is . M any fa c to rs w e re involved in se ttin g fo rth the r e
com m ended p ro p o sa ls . As the w ork p ro g re s se d , frequen t s ta ff con
fe re n c e s w e re held to d isc u ss each su b -se c tio n ’s su b jec t m a tte r . O ther
re le v a n t p lans and p ro g ra m s , often in itia ted in o th e r d e p a rtm en ts , had
to be stud ied and co n sid ered . W ith a l l of th is re fe re n c e m a te r ia l a s a
p ro p e r foundation, and w ith the o rg an iza tio n a l p ro ced u re f irm ly e s ta b
lish ed , I found th a t the planning p ro c e ss w as g re a tly s im p lified . Unlike
the Cottonwood P lan w hich w as p iecem ea l and som ew hat a rb i t r a r y in
n a tu re , the M anzo N eighborhood P lan , in m y opinion, w as a c o m p re
hensive public po licy in s tru m e n t. I w ill fu r th e r d isc u ss the im p lica tion
of th is s ta te m e n t in a la te r c h ap te r .
The th ird and final se c tio n of the plan, "W ays and M eans, " d is
cu ssed lo ca l m ethods of financing the v a rio u s p ro g ra m s fo r n e ig h b o r
hood im provem en t and redevelopm en t. T his sec tio n m ain ly co n sid e red
u til i t ie s and o th e r fa c ili t ie s , such a s s t r e e ts and p a rk s , w hich can be
financed w ith m un ic ipal funds. I obtained th is in fo rm ation fro m c o n fe r
ences w ith M r. L aw rence W oodall, fo rm e rly Budget O ffice r fo r the
D epartm en t of B udget and R e se a rch . A pplicable fe d e ra l p ro g ra m s fo r
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neighborhood im provem en t and reh a b ilita tio n w ill be included a t a l a te r
date . T his data w ill be p rov ided by the U rban P ro g ra m A d m in is tra tio n
D ivision of the D epartm en t of C om m unity D evelopm ent and the r e s e a r c h
w ill be u n dertaken by M r. T hom as M ikulecky, A d m in is tra tiv e A nalyst.
I included th is in fo rm ation to fa m ilia r iz e in te re s te d p a r t ie s w ith the
v a rio u s financia l a lte rn a tiv e s open to them . T his sec tio n w as le ft out
of the Cottonwood P lan , b ecau se I fe lt th a t financing should be d isc u sse d
a t a la te r date . In ligh t of the p roposed in d u s tr ia l developm ent, I found
th is explanation sa tis fa c to ry . Many a lte rn a tiv e s w e re lis te d in the
M anzo N eighborhood P lan in o rd e r to rem a in a s flex ib le a s p o ss ib le . I
re a liz e d tha t financing is a tic k lish su b jec t, a s f a r a s the g e n e ra l public
is concerned . T h e re fo re , I did not w ish to a lien a te anyone by sp e c if i
ca lly recom m ending one a lte rn a tiv e o ver an o th e r.
The p rev io u s d isc u ss io n concludes the e n tire M anzo N eighbor
hood P lan . W ith the study file , but not a c tu a lly included in the plan,
itse lf , is the follow ing in fo rm ation :
1. The lo t and b lock ow nersh ip l is t
This in fo rm ation , p rev io u s ly explained in the Cottonwood
P lan w as not included in the M anzo P la n b ecau se of its
e x trem e length . Some of the data , how ever, w hich it con
ta in s w as u sed in the v a rio u s su b -se c tio n s .
2. P o lice re c o rd of the M anzo N eighborhood
T his study, p re p a re d by the C ity of T u cso n 's P o lice
60
R ecords B ureau , tab u la te s the num ber and type of offences
re p o rte d in the M anzo N eighborhood fro m Ja n u a ry 1, 1966,
to N ovem ber 30, 1966. This study a lso includes the num ber
of ju v en iles apprehended , who live in the study a re a . M r.
Thom as M ikulecky req u e s te d th is in fo rm atio n b ecau se c r im
inal offences re p re s e n t good re a so n s fo r reh a b ilita tio n , a t
le a s t as fa r a s fe d e ra l p ro g ra m s a re concerned . T his study
w as not n e c e s s a ry fo r the Cottonwood D is tr ic t b ecau se of
the type of developm ent involved.
3. Table th a t show s the num ber and c la s s if ic a tio n of the p e r
sons in the M anzo N eighborhood on w e lfa re .
This in fo rm ation w as obtained from the T ucson O ffice of the
A rizona W elfare B oard . M r. M ikulecky a lso re q u e s te d th is
in fo rm ation b ecau se of fe d e ra l in te re s t . F o r the a fo re m e n
tioned rea so n , th is in fo rm ation w as not obtained fo r the
Cottonwood D is tr ic t .
4. G enera l C h a ra c te r is tic s of the M anzo N eighborhood.
T his in fo rm ation , taken from the 1960 C ensus, is concerned
w ith m any face ts of the neighborhood and its population.
This da ta included incom e breakdow n, age of s tru c tu re ,
ethnic o rig in , school en ro llm en t, am ount of schooling , and
o th e r population c h a ra c te r is t ic s . A gain, M r. M ikulecky r e
quested th is in fo rm ation b ecause of fe d e ra l p ro g ram im p lica tio n s .
61
As I have d em o n stra ted , m y two neighborhood p lans w e re d if -
fe re n t w ith re g a rd s to o rgan iza tion , fo rm at, and su b jec t m a te r ia l . I
would now like to point out the d iffe ren c e s betw een the two m ethods of
illu s tra tio n em ployed in the two p lans.
B ecause of the s m a lle r a re a involved, the Cottonwood P lan w as
p re se n te d on m aps w ith a sc a le of l " = 400 '. The o rig in a l m aps, from
which the rep ro d u c tio n s w e re m ade, w e re sep ias th a t the P lanning D i
v ision had m ade up a t R eproductions, In co rp o ra ted . T hese sep ias
w ere e x tre m e ly convenient b ecau se the e n tire study a re a could be in
cluded on a 8 Tj- x 11" page. On each of the indiv idual se p ia s , I could
then su p erim p o se p e rtin e n t in fo rm ation . The sym bols and designs I
em ployed to re p re s e n t the v a rio u s data w e re a rb i t r a ry , b ased on w hat
I thought w as a p p ro p ria te . Again, th is w as a re m in d e r of the lack of
s ta n d a rd s fo r neighborhood p lans.
The illu s tra tio n technique fo r the M anzo P lan w ill p robab ly be
handled in a d iffe ren t way. F o r p re se n ta tio n p u rp o ses , the i l lu s t r a
tions w ere done on l " = 200' neighborhood b ase m ap s . The coded b a se
m aps w ere then m ounted on i l lu s tra tio n b o a rd s fo r convenience. The
la rg e r sc a le fa c ilita te d the o ra l p re sen ta tio n of the m a te r ia l . In the
fu tu re , th ese m aps w ill have to be red u ced in sc a le , so th a t they can be
p laced in th e ir re sp e c tiv e positio n s in the P lan docum ent, its e lf . D u r
ing the in te rim , M r. L im in fo rm ed m e that s ta n d a rd sym bo ls and p r e
sen ta tio n techn iques w ill be s e t down.
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A nother ap p aren t d iffe ren ce betw een the two p lans is the type of
im provem ent which is suggested . The Cottonwood D is tr ic t w ith its p ro
posed in d u s tr ia l developm ent, p re s e n ts a d iffe ren t p rob lem than does
the p r im a r ily re s id e n tia l M anzo N eighborhood. T his d iffe ren ce , b esid e
those of o rgan iza tion and fo rm at, had its e ffec ts upon the two p lans. In
o th er w ords, the a n a ly s is w as su ited to the s itua tion . T his in tu rn had
a profound influence upon the fo rm a t and su b jec t m a tte r . F o r exam ple,
a v e ry sign ifican t d iffe ren ce is found in the population c h a ra c te r is t ic s
su b -sec tio n . T his p a r t ic u la r a sp e c t of the M anzo P lan w as m o re
thoroughly investiga ted than the co rre sp o n d in g in fo rm atio n con tained
in the Cottonwood P lan . O ther v a ria tio n s , due to the b a s ic d iffe rence
in app roach , have been p rev io u s ly noted.
In conclusion , I would lik e to em phasize th a t th ese p lans a re
only p re lim in a ry in n a tu re . As I have m entioned b e fo re , th e se p lans
w ill undergo re v is io n a s conditions change. Of c o u rse , changing con
d itions w ill n e c e ss ita te an a lte ra t io n of ou r p ro p o sa ls . F o r exam ple,
the num ber of housing u n its needed m ay exceed o u r expec ta tions . F o r
th is rea so n , I have tr ie d to p re s e n t m y p lans so a s to a ffo rd the g r e a t
e s t d eg ree of flex ib ility .
EVALUATION OF THE INTERNSHIP
My " in te rn sh ip " w ith the C ity of T u cso n 's P lann ing D ivision was
an e x tre m e ly valuable a sp ec t of m y planning education . I am a lso con
vinced th a t m y academ ic background se rv e d a s a su b s ta n tia l foundation
fo r th is p ra c tic a l education. At th is point, I have com e to the conclu
sion th a t academ ic o r p ra c tic a l ex p erien ce alone is not enough to p ro
vide the fo res ig h t and the in tu ition w hich a re so often involved in the
planning p ro c e ss . By " fo re s ig h t, " I am re fe r r in g to the ab ility to
an tic ip a te fu tu re needs, w he ther they be of a so c ia l, physica l, c u ltu ra l,
o r econom ic n a tu re . By " in tu ition , " I m ean in s tin c tiv e re a s o n in g --a
hunch th a t in h eren tly questions fac ts and f ig u re s , w hich can so often
be m is lead in g . T heory can be taught, but its p ra c t ic a l app lica tio n can
only com e w ith ex p erien ce . On the o th e r hand, ex p erien ce w ithout a
p ro p e r th e o re tic a l background, can be in fo rm e d and m isbego tten .
T h e re fo re , I have decided th a t it is the in teg ra tio n of th e se two p ro
c e s s e s w hich p rov ides the p ro p e r b a s is fo r knowledge. At le a s t , th is
w as m y ex perience .
F o r the m o st p a r t , the people I w orked w ith w e re both e x p e r i
enced and educated. The e n tire D epartm en t of C om m unity D evelopm ent,
w ith the p o ss ib le exception of the Inspections D ivision, enjoys one of the
h ighest education p e r em ployee a v e ra g e s to be found in the e n tire C ity
63
64
s tru c tu re . I th ink th is is one of the p r im a ry re a so n s why o u r s ta ff is
so flex ib le . In o th e r w ords, one p e rso n can e a s ily be tra in e d to handle
s e v e ra l d iffe ren t jobs. As a m a tte r of fac t, th is has becom e a P lanning
D ivision policy . E very s ix m onths, the v a rio u s p e rso n n e l a re ro ta te d
to d iffe ren t jobs so a s to b roaden th e ir ran g e of ex p erien ce . I found
th is policy v e ry advantageous b ecau se it p rov ided m e w ith an on the spot
opportunity to le a rn about the o th e r planning functions. Since I have
com pleted the two enclo sed N eighborhood P la n s , I have been ro ta te d
tw ice . My f i r s t re a ss ig n m e n t w as concerned w ith the zoning and re z o n
ing p ro c e s s . T h is involved a ll p h ases of rezon ing p ro c e d u re , includ ing
my attendance a t the P lanning and Zoning C om m ission m ee tin g s , and
the p e rtin en t M ayor and Council m ee tin g s. My c u rre n t a ss ig n m en t is
concerned w ith the re v is io n and rep lo ttin g of p o rtio n s of the U rban R e
new al P ro je c t A rea . T h is am ounted to an in te r d iv is ion re a ss ig n m e n t.
When I w as devoting my tim e to N eighborhood P lanning , I had an
opportunity to w ork with and under se v e ra l d iffe ren t " in s tru c to rs . "3
They w ere ex trem e ly helpful to m e. My q u estio n s w e re u su a lly a n s
w ered th rough in fo rm a l d isc u ss io n s w ith the above m entioned s ta ff
m em b ers . At no tim e w as I re fu se d in fo rm ation , w he ther it concerned
3. In th is re g a rd , I cannot give enough c re d it to M r. David L im , P rin c ip a l P la n n e r, who w as m y constan t guide. I would a lso like to e x p re ss ly thank M r. W illis C am pbell, Sen ior P la n n e r , and M r. R ich a rd W essm an, Sen io r P la n n e r , not only fo r th e ir guidance, but a lso fo r th e ir pa tience w ith m y freq u en t dem ands.
65
technique o r ac tua l data . Staff m em b ers , in o th e r d ep a rtm en ts and de
v is ions w here m y r e s e a rc h took m e, w ere v e ry coopera tive and e x tre m
ely co n s id e ra te . T h is co -o p e ra tio n g re a tly fac ilita ted m y r e s e a rc h and
data ga th erin g . I would lik e to sp ec ifica lly m ention the City E ng ineering
D ivision and the U rban P ro g ra m s D ivision in th is re g a rd .
The P lanning D iv is io n 's p e rso n n e l a re sub jec t to c iv il s e rv ic e
exam ination and c la ss if ic a tio n . T he fo rm a l o rg an iza tio n , although a
c le a rly delinea ted h ie ra rc h y on p ap er, has no defin ite line of au th o rity .
Although a la rg e d eg ree of au th o rity is sh a re d by the h ig h er positioned
p e rso n n el, l i t t le is de legated to the in te rm e d ia te p o sitio n s . T h is
cau ses a c e r ta in d eg ree of confusion betw een the in te rm e d ia te and lo w er
positioned people. F o r exam ple, a d ra ftsm a n m ust have an e x p re ss
o rd e r fro m the P r in c ip a l P la n n e r b efo re he can begin to w ork . If the
P rin c ip a l P la n n e r is in con ference o r is o th erw ise unavailab le , the
o rd e r and th e re fo re the w ork m ay be de ta ined . T h e re is , how ever, a
c e r ta in advantage to th is type of a rra n g e m e n t. If the d ra ftsm e n had to
do every sm a ll job th a t w as given to them , and they a re num erous , they
would have lit t le tim e to do anything e ls e . F o rtu n a te ly , m y w ork w as
l i t t le affected by th is c irc u m sta n c e . By doing my own illu s tra tin g , I
fe lt a ll th e m o re acquain ted w ith the neighborhoods w ithin w hich I w as
w orking. In the fu tu re , how ever, I w ill need som e i l lu s tra tin g done,
e sp ec ia lly w ith re g a rd to the Manzo N eighborhood P lan . T h is has been
brough t to the a tten tio n of the P r in c ip a l P la n n e r and when the tim e
a r r iv e s , I an tic ip a te l i t t le , if any, delay.
A nother o rg an iza tio n a l defic iency l ie s in the lack of p ro p e r p e r
sonnel su p e rv is io n . As au th o rity , a t le a s t in the P lanning D ivision,
only m oves downw ard fro m one p e rso n , i t cannot adequate ly be chan
neled to everyone concerned . T his, I fee l, m ay cau se confusion and
reduce individual effic iency . Of c o u rse , th is w ill c re a te a lag betw een
jobs, often re su ltin g in m issp e n t tim e and dup lication of e ffo rt. Since
no defined com prehensive ob jec tive has been s tr e s s e d , indiv idual r iv a l
r ie s can sp rin g up am ong the d ra f tsm e n which fu r th e r inh ib its p ro g re s s .
A ccom panying th is lack of an ob jec tive is the inev itab le lo s s of in it ia
tive and efficiency.
I be lieve tha t the lo ss of the D e p a rtm en t's C o -o rd in a to r w as
ano ther s ign ifican t fa c to r in the lac k of d irec tio n and inadequate s u p e r
v ision . About nine m onths ago, w ith the death of M r. V incent Lung,
the D epartm en t of C om m unity D evelopm ent, a long w ith the e n tire C ity
of Tucson, lo s t an e x tre m e ly capable p lan n er and a d m in is tra to r . The
vacuum c re a te d in the d ep artm en t by h is death , g en era ted confusion
am ong the h ig h er lev e l su p e rv is o rs . T h is s e r io u s ly d is ru p ted the
chain of com m and and affected everyone concerned .
The above conditions, a lthough they a re m y p e rso n a l o b se rv a
tions, did not d ire c tly a ffec t m y w ork. Occupying an in te rm e d ia te p o s i
tion, I found tha t m y ob jec tives and d ire c tiv e s w e re som ew hat m o re
66
c o n c re te than those follow ed by the low er positioned p e rso n n e l. In
o th er w ords, I w as not co n stan tly h a ra s s e d by a m ultitude of sm a ll u n
re la te d ta s k s . I had one duty, and th a t w as N eighborhood P lanning .
The re a liz a tio n of th is sing le duty stren g th en ed m y se lf d isc ip lin e and
kept m y concen tra tion focused on one sub jec t. In the long run , th is
w orked out to m y advantage.
The P lanning D ivision, itse lf , a s w ell a s the e n tire D epartm en t
of C om m unity D evelopm ent, is beginning to fee l the r e s u l ts of the
afo rem en tioned o rg an iza tio n a l fau lts . B ecause they have been noticed ,
c o rre c tiv e m e a su re s a re being s tud ied and in itia ted . F o r in stan ce ,
m o re and m o re s ta ff co n fe ren ces a re being held to in fo rm the lo w er
positioned p e rso n n e l exac tly w hat is expected of them . They a re a lso
being shown how th e ir job fits into the o v e ra ll schem e of ac tiv ity . Steps
a re being taken to s tren g th en lin e s of com m unication betw een the v a r
ious indiv iduals and d iv is io n s . T his g re a te r exchange of ideas and in
fo rm ation has done a g re a t deal to de linea te o b jec tiv es and a s s ig n
re sp o n sib ility . A nother s tep in the r ig h t d irec tio n is the o rien ta tio n
p ro c e ss in which m o st new em ployees m u st p a rtic ip a te . T his o r ie n ta
tion p ro c e ss , which takes about a w eek to com plete , fa m ilia r iz e s the
new em ployees w ith the v a rio u s d ep artm en ts and d iv is io n s in the C ity ’s
s tru c tu re . E ach dep artm en t, o r d iv ision head b r ie f ly exp la ins the func
tion and du ties fo r w hich h is se c tio n is re sp o n sib le . Staff m e m b e rs a r e
in troduced and questions a re an sw ered . T h is p ro c e s s g ives the people
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involved a c le a r e r p ic tu re of how the c ity is run , w here in fo rm ation
can be obtained, and who the p ro p e r people to con tac t a re .
A v e ry s ign ifican t fu tu re o c cu rren c e w hich w ill d ra s t ic a lly
affect the P lann ing D iv is io n 's o rgan iza tion , w ill be the m ove to the new
C ity Hall q u a r te rs . U nder the new a rra n g em e n t, the Advance P lann ing
Section w ill be p h y sica lly s e p a ra te d from the O pera tiona l P lann ing Sec
tion. (The m ove is scheduled to take p lace in A ugust, 1967.) A fte r the
m ove, th ese two sec tio n s w ill be com plete ly re o rg a n iz e d and re s ta ffe d .
The functions and du ties of each sec tio n , how ever, w ill re m a in a s I have
p rev io u s ly outlined them . T his reo rg a n iza tio n w ill in c re a s e the d eg ree
of individual sp ec ia liza tio n , thus p rov id ing a defin ite d iv is ion of lab o r.
I fee l th is w ill identify p e rso n n e l ob jec tives a s w ell a s c la r ify re sp o n
sib ility . O ther b y -p ro d u c ts w hich should r e s u l t a re p ro p e r su p e rv is io n ,
delegation of au tho rity , and c le a r e r lin e s of com m unication .
L ate in F e b ru a ry , 1967, it w as fo rm a lly announced by the M ayor
and C ouncil th a t M r. Thom as Via w ill becom e the new C o -o rd in a to r of
C om m unity D evelopm ent. M r. Via, who has had m uch ex p erien ce in
the planning p ro fess io n , w ill a c tu a lly s ta r t w ork on M arch 13, 1967.
A lthough I have had no p e rso n a l ex p erien ce w ith th is gen tlem an , I am
o p tim istic th a t he w ill adequa te ly f ill the position w hich w as v aca ted by
M r. Lung. I hope th a t he w ill r e a l iz e som e of the ex is tin g o rg a n iz a
tiona l p ro b lem s, and th a t he w ill w ork along w ith h is s ta ff to c o r r e c t
68
th ese d ifficu ltie s .
69
As I have p rev io u sly s ta te d , I w as only in d ire c tly a ffected by the
above o rg an iza tio n a l p ro b lem s. T h e re w ere , how ever, s e v e ra l te c h n i
ca l and p ro ce d u ra l lim ita tio n s w hich did d irec tly affect m y w ork .
My w ork on the Cottonwood P lan w as by f a r the m ost d ifficu lt.
T h is w as p r im a r ily due to the lack of adequate re fe re n c e m a te r ia l.
Since I w as re la tiv e ly in ex p erien ced a t th is tim e , the lack of p ro p e r
gu idelines m ade m e u n su re of w hat m y r e s e a rc h should s t r e s s . As
N eighborhood P lanning had only re c e n tly been in itia ted , m o st of the
sta ff m em b ers w e re a lso u n fa m ilia r w ith the p ro b lem th a t th is p ro c e
du ra l d ifficu lty p re se n te d . As a re s u l t , I fee l th a t p o rtio n s of the
Cottonwood P lan a re vague and am biguous. T h is m a te r ia l should be
re w ritte n and re su b m itte d when the p lan docum ent is re v is e d . Had it
not been fo r m y educational background in planning, I fee l th a t I would
have been a t a com plete lo ss fo r p ro p e r r e s e a r c h gu idelines. A lthough
I did not know w here to look, I had a good idea of w hat to look fo r . By
the tim e I had s ta r te d w ork on the M anzo P lan , m any of the p ro c e d u ra l
p ro b lem s had been so lved . T h is w as accom plished th rough m y e x p e r i
ence, gained fro m the Cottonwood P lan , and p ro ce d u re s tan d ard iza tio n .
In o th e r w ords, I knew w hat w as n e c e s sa ry and w hat should be s t r e s s e d .
T h e re fo re , I fee l th a t the M anzo P lan is m ore co m prehensive in te rm s
of r e s e a rc h , p ro p o sa ls , and p r io r ity a ss ig n m en ts .
At th is poin t, I would lik e to d isc u ss o th e r fa c to rs which in my
opinion handicapped and frag m en ted m y w ork on both N eighborhood P la n s .
70
B esid es the re g u la r co n fe ren ces w ith p rev io u s ly m entioned s ta ff
m em b ers , no one w as sp e c if ica lly assig n ed to help m e w ith m y plan
fo rm ula tion . Had I rece iv ed m o re fo rm a l a s s is ta n c e from the s ta r t , I
b e lieve tha t the Cottonwood P lan would not have been a s re la tiv e ly a m
biguous. I would o rgan ize N eighborhood P lanning so th a t two people
should w ork on a p lan in stead of each s ta ff m em b er w orking on a s e p
a ra te p lan . In th is way, ideas and ob jec tives could e a s ily be d isc u sse d
and the w ork load could be divided p ro p o rtio n a lly . Staff co n fe ren ces
could then be held to com pare the no tes and ideas of the two s ta ff m e m
b e rs . Suggestions and a lte rn a tiv e s could be co n sid e red a s they a ro s e .
A nother m a jo r d isadvan tage re s u lte d from m y n e v e r be ing in
v ited to a ttend any of the m ee tings w hich took p lace betw een o th e r m e m
b e rs of the sta ff, the A rea C ouncil, and the N eighborhood A sso c ia tio n s .
At th e se m ee tin g s, the needs of the neighborhood and the re su ltin g p r o
p o sa ls a re in fo rm ally d isc u sse d . F ro m th ese m ee tin g s I could have
lea rn ed firs th an d how the neighborhood re s id e n ts , th e m se lv e s , re g a rd
th ese p ro b lem s. In the fu tu re , I would su g g est th a t the s ta ff m em b er
involved w ith a N eighborhood P lan , be invited to a ttend th ese m ee tin g s
so a s to gain c le a r e r insigh t fo r p ro p e r p lan fo rm ula tion .
I w as not asked to w ork w ith the U rban P ro g ra m s D iv ision in
finding app licab le F e d e ra l Aid P ro g ra m s to help im p lem en t m y p ro
p o sa ls . T his, I feel, is a n o th e r m a jo r draw back, e sp e c ia lly w ith r e
gard to the M anzo P lan . T h is would have p rov ided ex ce llen t ex p erien ce .
71
not only in te rm s of the M anzo P lan , but in fu tu re p ro je c ts a s w ell.
T his p rob lem has been brough t to the a tten tio n of m y su p e rv iso rs , and
m e a su re s a re being in itia ted to re c tify the situa tion .
As of now, th e re is a long tim e lag betw een plan a n a ly s is , p lan
adoption, and p lan app lica tion . T his p re se n ts an o th e r p ro c e d u ra l d ra w
back to neighborhood planning. F o r exam ple, the Cottonwood P lan w as
fin ished in A ugust, 1966, and has y e t to be com plete ly re v ise d and
adopted. By the tim e it is adopted, m uch of the r e s e a r c h data , such a s
ow nership , population, and land u se , w ill have changed. T h is could
n e c e ss ita te a change in p ro p o sa ls , and thus ca ll fo r fu r th e r rev is io n .
A ction on the M anzo P lan w ill not be taken u n til so m etim e in 1968. H ere
again , m o st of the b a se data w ill be se r io u s ly a ffec ted . Incidently , I
w ill have to in cu r the added expense of having the p lans re typed , since
even now they a re s t i l l in rough fo rm . I would reco m m en d that a p lan
be s ta r te d w ith the a c tu a l re v is io n and app lica tion date in m ind. A long
range p ro c e ss is fine a s fa r a s g e n e ra li t ie s a re concerned . Specific
neighborhood p ro p o sa ls , how ever, due to changing cond itions, m u st be
acted upon p rom ptly . In m y opinion, an in te rim p e rio d betw een p lan
a n a ly s is and plan app lica tion exceeding s ix m onths in v a lid a tes the p lan
a s an a c c u ra te po licy in s tru m e n t. I have re c e n tly been in fo rm ed th a t
fu tu re neighborhood p lans w ill be m o re g e n e ra l so a s to avoid the d e ta il
th a t is ra d ic a lly affected by the tim e lag .
72
Throughout th is evaluation , I have d iscu ssed v a rio u s fa c to rs
w hich I fee l have affected the D epartm en t, the D ivision, the sta ff, and
m yself. F o r the m o st p a rt, m y d isc u ss io n has em phasized d raw backs
and d e te r re n ts tha t I have no ticed o r have been brought to m y a tte n
tion. I have a lso suggested what can be done and w hat is being a c c o m
p lished in te rm s of a llev ia tin g the confusion w hich th e se s itu a tio n s
im pose. I would now like to evaluate m y ex p erien ce w ith the U n iv e rs ity
of A riz o n a 's G raduate U rban P lanning P ro g ra m .
My ex p erien ce with the U rban P lanning facu lty has been en joy
able a s w ell a s educational. T h e ir in s tru c tio n and guidance did m uch
to fac ilita te not only m y lea rn in g p ro c e ss but a lso m y p ro fe ss io n a l p r e
p a ra tio n . O vera ll, I found th e ir su p e rv is io n and suggestions m ost
helpful, e sp ec ia lly w ith re g a rd to m y c o u rse w ork . The only com plain t
I m ight have reg a rd in g the P lanning facu lty is th a t th e re a r e too few of
them . F ro m w hat I have ob se rv ed , m o st of the p ro fe s s o r s involved in
the P lanning P ro g ra m a re too loaded down w ith c o u rse s in o th e r d e
p a rtm e n ts , both g rad u a te and u n d e rg rad u a te . In m y opinion th is keeps
the facu lty so busy tha t individual in s tru c tio n tim e is reduced .
My g radua te c o u rse w ork w as a ca d em ica lly co m prehensive and
in te lle c tu a lly s tim u la ting . W ith the exception of S ta tis tic s 205, I
found m y c o re c o u rse s to be h ighly o rg an ized both in te rm s of the m a
te r ia l p re sen te d and the a c tu a l p re se n ta tio n itse lf . It is m y opinion, how
ev er, th a t the s ta t is t ic s c o u rse w hich I w as re q u ire d to take w as taugh t
73
at such a leve l a s to m ake the sub jec t m a tte r com p lete ly fo re ign to m e.
I do not be lieve tha t an advanced s ta t is t ic s c o u rse of th is na tu re should
be req u ire d , u n less one has a p ro p e r m ath em a tica l background. I do
think tha t som e s ta t is t ic s is n e c e ssa ry , but only to the ex ten t tha t the
planning studen t is fa m ila riz e d w ith the fundam entals and the p rin c ip a ls
involved. I have observed tha t if the agency fo r w hich one is w orking
w ants a sp e c ia lis t in advanced s ta t is t ic a l theo ry , it w ill h ire som eone
fo r th is purpose .
My o th er co re c o u rse s w ere e x tre m e ly rew ard ing . In th is r e
gard I would like to sp e c if ica lly m ention five c o u rs e s . P ro fe s s o r
M a rtin 's c o u rse on P lanning Law and A d m in is tra tio n , dealing w ith the
lega l a sp ec ts of planning and zoning proved e x tre m e ly u se fu l when I
w as a ss ig n ed to w ork on zoning and rezon ing m a tte r s fo r the C ity P la n
ning D ivision. P ro fe s s o r H ill 's c o u rse s on E nv ironm en ta l P lanning ,
dealing m ain ly w ith h is to r ic a l planning concep ts, p rov ided m e w ith ex
ce llen t background m a te r ia l fo r m y p re se n t w ork. P ro je c ts in P lanning
su p e rv ised by P ro fe s s o r Hill, P ro fe s s o r S aarinen , and M r. L aidlaw
gave m e a chance to apply som e of m y th e o re tic a l planning concep ts to
ac tu a l p lanning p ro b lem s. An E n g in e e r 's A pproach to P lanning, taught
by M r. David L im , was v e ry rew ard ing . D uring the c o u rse of m y w ork
on neighborhood planning, I found tha t h is in fo rm ation concern ing su b
d iv ision design, land u se c o n tro ls , loca tion of re fe re n c e m a te r ia l, and
p ro fe ss io n a l planning p ro c e d u re s , w as invaluable.
74
My e lec tiv es w e re chosen from sub jec t a re a s in which I d e s ire d
m o re background and knowledge. S ev era l of th ese c o u rse s , fo r ex
am ple, Public A d m in is tra tio n 261a and 261b, w ere too often g eared to
the fe d e ra l lev e l of o p e ra tio n s . In se v e ra l o th er c o u rs e s , I found l i t t le
em phasis on planning, i ts e lf . U rban P lann ing 213 (M unicipal and
M etropolitan G overnm ent) is m y ch ie f exam ple in th is re s p e c t . F o r
the fu tu re , I suggest tha t any governm en ta l and a d m in is tra tiv e c o u rse s
em ployed in the p ro g ram em phasize the lo ca l o r a t le a s t the s ta te lev e l
of o p e ra tio n s . I be lieve it would be valuab le to o ffe r o th e r c o u rse s in
L andscape A rc h ite c tu re , F e d e ra l Aid P ro g ra m s w ith re g a rd to planning,
and M unicipal F inancing M ethods.
In m y opinion the e n tire U rban P lanning P ro g ra m is w ell s e t up
and adequate ly a d m in is te re d . A few o rg an iza tio n a l p ro b lem s ex is t, but
th ese a re inheren t w ith any p ro g ra m th a t has only re c e n tly been in itia ted .
As tim e p a sse s , I th ink that v a rio u s p ro b lem s such a s co u rse addition
o r deletion , tim e con flic ts , facu lty sh o rta g e s , c o u rse a ss ig n m en ts , and
se lec tio n of com m ittee m e m b e rs , can be solved . Hopefully, in the not
too d is tan t fu tu re , the budget fo r U rban P lanning w ill be in c re a se d .
W ith th is in c re a se in the am ount of ava ilab le funds, new U rban P lann ing
facu lty m em b ers can be h ired . T his w ill not only red u ce the w ork load
on the ex isting faculty , but would a lso b ro ad en the scope of p lanning a c
tiv ity a t the U n iv e rs ity of A rizona . The co rresp o n d in g grow th of p lan
ning facu lty m e m b e rs could m a tu re and s ta b a liz e the p ro g ra m its e lf .
75
T h is in tu rn could give the U n iv e rs ity of A rizona one of the m ost ou t
standing g radua te planning p ro g ra m s in the W este rn United S ta te s . I
am looking fo rw ard to th is day.
In conclusion , I would like to s t r e s s th a t my pu rpose has been to
d isc o v er the fundam enta ls of the planning p ro c e ss in o rd e r th a t th e se
fundam entals m ay se rv e a s a s tro n g foundation fo r my fu tu re planning
c a re e r . T hese fundam enta ls involve the in te g ra tio n of the p ra c tic a l as
w ell as the educational ex p erien ce . The academ ic ex p erien ce has taught
m e how to look; the p ra c tic a l ex p erien ce has taugh t m e w hat to look fo r .
The exce llence of m y g rad u a te p ro g ra m and the sk ill of m y p ro fe ss io n a l
su p e rv iso rs se rv ed as the c a ta ly s t fo r th is in te g ra l p ro c e s s . I w ith to
e x p re ss m y thanks to the m any people who con trib u ted to m y educational 4
e n d e a v o rs . I be lieve tha t the in te rn sh ip p ro g ra m is one of the m ost
benefic ia l a sp e c ts of m y academ ic tra in in g . It w as not ju s t an e x e rc is e
in r e s e a rc h and data ga thering , but an opportun ity to apply and in te g ra te
the th e o r ie s of fo rm al education into the ac tual p lanning p ro c e s s .
4. In th is re g a rd , I would like e sp ec ia lly to thank D r. A ndrew W ilson, C hairm an of the U rban P lann ing C om m ittee and M r. David Dim, P r in c ip a l P la n n er.
APPEND IX A
A
A PLAN AND PROGRAM
FOR THE
COTTONWOOD
INDUSTRIAL DISTRICT
76
M m o K i ® ® Q w o§o@ ca6 8 0 ^ 7 T dq<30® do» / M a o m ®
PRELIMINARY
PLAN AND PROGRAM
FOR THE
COTTONWOOD
INDUSTRIAL DISTRICT
A
STA FF REPORT FOR PUBLIC HEARING
ONA P ro p o sed A m endm ent and
Supplem ent of the M a ste r P lan of the C ity of T ucson
andR elated Zoning P ro p o sa ls
P re p a re d
Ju ly 1966
F o r The
C ity P lann ing and Zoning C om m ission
C ity of Tucson, P im a County, A rizona
C 13-66-12
TABLE OF CONTENTS
P age
LIST OF ILLUSTRATIO NS................................................................................ iii
SUMMARY AND CO N CLU SIO N S........................................................................ 1
INTRODUCTION TO THE S T A F F --R E P O R T FORPUBLIC H EA R IN G .......................................................................................... 4
I. THE COTTONWOOD INDUSTRIAL D IS T R IC T ................................... 7
B rie f H i s t o r y .......................................................................................... 7E x isting C o n d i t io n s .............................................................................. 8A e ria l V i e w ............................................................................................. 8T opog raphy ................................................................................................ 9Use and N on-U se of L a n d ................................................................. 12R eal E s ta te A c t iv i ty ............................................................................. 12E x isting Z o n in g ................................................................... 15Zoning C h ro n o lo g y ................................................................................ 15Unchanged Z o n i n g ................................................................................ 17
II. RELATION TO OTHER AREAS AND PLANS 19
The C om m unity and R e g io n .............................................................. 19T h o ro u g h fa re s ......................................................................................... 21The Santa C ru z --F re e w a y A rea P lan and
Surrounding N eighborhood P la n s ........................................... 23
III. PROPOSED PLAN AND PR O G R A M ....................................................... 25
P ro p o sed N eighborhood P l a n .......................................................... 25P ro p o sed Land U s e s ............................................................................. 27P ro p o sed In d u s tria l P a r k ................................................................ 28Some O ther L ocations C o n s id e re d ................................................. 28S um m ary of P lan P r o p o s a ls ............................................................. 29P a rk In d u s tr ia l D evelopm ent P l a n s .............................................. 30S tandards and C r i t e r i a ....................................................................... 31P ro g ra m fo r A chieving P lan O b je c t iv e s ..................................... 33C o n c lu s io n ............................................................................................... 33
APPENDIX A . ......................................................................................................... 35
ii
LIST OF ILLUSTRATIONS
1. Building L ocation and C o n d i t io n ................................................. 10
2. E x isting Land U s e ........................... 13
3. E x isting Z o n in g ...................; ............................................................. 16
4. P rev io u s Z o n i n g ................................................................................ 18
5. 1980 F re e w a y -A rte r ia l N e tw o rk .................................................. 20
6. P roposed R ig h t-o f-W ay .................................................................... 22
7. Santa C ruz - -F re e w a y A rea P la n ................................................. 24
8. Old Ju lian W ash L o c a t i o n .............................................................. 26
9. G ranada N eighborhood P l a n ........................................................... 32
10. A sse sse d V aluation- -Im p ro v em en ts ......................................... 38
11. P roposed In d u stria l P a rk S i t e ..................................................... 54
12. E x isting U t i l i t i e s ................................................................................ 55
F ig u re Page
iii
SUMMARY AND CONCLUSIONS
The Cottonwood In d u s tr ia l D is tr ic t , b ecau se of its s itu a tio n ,
location , and p rev a ilin g conditions, p re s e n ts a unique p ro b lem in
te rm s of planning and plan im p lem en ta tion . The s ta tic n a tu re of d e
velopm ent, haphazard m ix tu re of land u se s , nu isance p roducing a c
tiv it ie s , p ro x im ity of uncom patib le zones to each o th er, iso la ted
location and lack of th o ro u g h fares have c re a te d b ligh ted a re a s and
re ta rd e d grow th.
It w as p r im a r ily due to th ese d e s tru c tiv e in fluences th a t a p lan
has been p re p a re d th a t p ro v id es the n e c e s s a ry planning gu idelines which,
w ith p ro p e r im plem enta tion , w ill r e s u l t in th is d i s t r ic t 's ha rm on ious
and w e ll-b a lan ced developm ent.
The follow ing is a l i s t of p ro p o sa ls fo r action :
(1) Adoption of the In d u s tr ia l D is tr ic t P lan .
(2) The ex is ting R - l , R -4 , and 1-1 zones should be phased out
over a p e rio d of tim e . The e n tire d is t r ic t should be rezo n ed
to P a rk In d u stria l.
(3) D esign and im plem ent an adequate th o ro u g h fare and d ra inage
sy s tem fo r the e n tire d is tr ic t . T h is sy s te m w ill be designed
from an in d u s tr ia l u se standpoint.
1
2
(4) F il l in the old Ju lia n W ash channel w hich p re s e n tly b is e c ts
th is d is tr ic t . T h is w ill help to c re a te a m o re in teg ra ted ,
se lf-co n ta in ed un it.
(5) A p roposed In d u s tr ia l P a rk o r P a rk s should be c o n s id e re d
fo r th is d is t r ic t . T hese p a rk s would prov ide m axim um
land u tiliza tio n .
(6) Continued dem olition , c le a ra n c e , and g e n e ra l b e a u tif ic a
tion on a continuing b a s is .
(7) A s t r e e t ligh ting p ro g ra m should be in itia ted w ith the d ev e l
opm ent of the p roposed th o ro u g h fare sy s te m .
(8) Sew ers should be extended to th o se a re a s w hich w ill con
ta in In d u s tria l P a rk s , F u r th e r ex tension w ill o c cu r a s
needed.
(9) In s ta lla tio n of an adequate w a te r sy s te m fo r f i r e p rev en tio n
is n e c e ssa ry . T h is would m ean e n la rg em en t of the p re s e n t
lin e s o r in s ta lla tio n of p a ra l le l l in e s .
(10) U tilitie s such a s gas, e le c tr ic , and telephone should g en
e ra lly follow developm ent. H ow ever, it is ad v isab le tha t
the p lacem en t of u til i ty lin e s be co o rd in a ted in acco rd an ce
w ith the recom m endations of the U tility C oord inating
C om m ittee .
(11) T ra ffic co n tro ls w ill be n e c e s s a ry a s the d is t r ic t develops.
(12) E xp lo ra tion should be m ade into the fe a s ib ility of the a p
p lica tion of v a rio u s F e d e ra l P ro g ra m s fo r the upgrad ing
of the d is tr ic t .
(13) In sta lla tio n of s c re e n p lan ting and landscap ing should be
co n sid ered when fea s ib le .
(14) The Santa C ru z -F re e w a y A rea P lan should be am ended to
allow the m an n er of developm ent s e t fo rth by th is p lan.
B efo re any g re a t changes o ccu r in th is d is tr ic t , an e a rn e s t
and u n se lfish d e s ire on the p a r t of the re s id e n ts and p ro p
e r ty ow ners is n e c e s sa ry . It is only th rough th e ir c o o p e r
a tion th a t the goals outlined in the plan can be ach ieved .
3
INTRODUCTION TO THE STA FF
REPORT FOR PUBLIC HEARING
The Cottonwood In d u s tr ia l D is tr ic t is bounded on the n o rth by
S ilver Lake Road; on the e a s t by the Tucson A ccess C on tro lled F r e e
way; on the south by Ju lian W ash; and on the w est by the m ain b ra n c h
of the Santa C ruz R iver.
The a im of th is study is to define the a re a d e sc rib e d above in
o rd e r to d e te rm in e w hat s te p s , if any, would be req u irc d jto :
(1) P ro te c t the neighborhood from d e te r io ra tin g in fluences,
(2) R ev ita lize the neighborhood w here d e te r io ra tio n has se t
in, and
(3) S tim ulate r e -u s e of land o r new land u s e s in the n e ig h b o r
hood w here th e re is ex tensive d ilap idation and o b so le s
cence; w here land is unused o r no lo n g e r u sed to i ts b e s t
oppo rtun ities in te rm s of u rb an grow th to date a s fo re c a s t
and in te rm s of com m unity ob jec tives and re q u ire m e n ts .
Since th is a re a has few, if any, o v e r -a l l neighborhood c h a ra c te r
is t ic s , we a re c la ss ify in g it a s an in d u s tr ia l d is t r ic t . F u r th e rm o re ,
th is a re a is re la tiv e ly sm a ll in s iz e and is s e p a ra te d fro m adjo in ing
a re a s by p h y sica l e lem en ts of m a jo r .p ro p o rtio n s . It is b ecau se of the
4
5
above c h a ra c te r is t ic s tha t the p hysica l, econom ic, and so c ia l co n fig u ra
tion of th is a re a has been su b s ta n tia lly d isru p ted .
The su b -s ta n d a rd conditions th a t a re p rev a len t th roughout th is
d is tr ic t , and th e ir d e tr im e n ta l effect upon the health , sa fe ty and w e lfa re
of the occupants and the e n tire com m unity , d ic ta te th a t th is un it re c e iv e
top p r io r ity fo r planning and p lan im p lem en ta tion . The u ltim a te o b jec
tive of the follow ing plan w ill be to effect the red evelopm en t and re h a b il
ita tion of the a re a , a cco rd in g to som e plan, w ithin the m ean s of the
com m unity and p riv a te e n te rp r is e . The p roposed change to an in d u s
t r ia l p a rk w ill s e rv e a s an a r t i f ic a l land value in c re a s e th rough zoning
to p e rm it high value public and p riv a te investm en t. The planning d iv i
sion can, and should play an ac tive and continuing ro le in developing the
re s o u rc e s re q u ire d to give im petus to th is undertak ing .
A badly d isse c te d land u se p a tte rn , in w hich m a jo r th o ro u g h fares
and co m m erc ia l s t r ip s o ccu r a t sh o rt in te rv a ls , is one of the w o rs t
p ro b lem s in th is d is tr ic t . In addition, due to the inadequacy of in g re s s
and e g re s s to and from the a re a , m any of the p a rc e ls a re "land locked . "
A m o re adequate tra ff ic p a tte rn is being s tud ied fo r th is d is t r ic t b e
cause of th is .
The planning challenge in th is d is t r ic t is c o n s id e ra b le . It co m
p r is e s an im p o rtan t sec tio n of the C e n tra l B u sin ess D is tr ic t fr in g e , an
a re a m ost su b jec t to fu r th e r d e te r io ra tio n and fra c tio n a liz a tio n of m a r
ginal land u se s . The a re a is su b jec t to redevelopm en t, som e of w hich
6
w ill be to a llev ia te su b -s ta n d a rd housing and build ing conditions but
m ost of w hich should be to e s ta b lis h a h ighest and b e s t u se fo r the land .
B ecause of the re la tiv e ly iso la ted n a tu re of th is a re a , and b e
cause of the ex is ting nu isance producing u se s (s tab le s , m ea t p ro c e ss in g
plant, junk y a rd s , dump, e t c . ), the idea of zoning th is a re a com ple te ly
fo r P a rk In d u s tria l u se s is be ing recom m ended . M ixed land u se s and
undeveloped p ro p e rty in th is a re a , p lus the la c k of p ro p e r in g re s s and
e g re s s , a re p r im a ry planning p ro b lem s. N eighborhood p lans should be
designed to encourage s tab le developm ent and se p a ra tio n of con flic ting
land u se s . We fee l th a t the follow ing plan and p ro g ram acco m p lish es
th ese ta sk s .
I. THE COTTONWOOD INDUSTRIAL DISTRICT
That the Cottonwood In d u s tr ia l D is tr ic t is in the p ro c e s s of
change is w ithout question and is am ply borne out by ex is ting conditions
and re c e n t h is to ry . The question is , w hether fu tu re changes w ill be
sound, and re a liz e the fu ll oppo rtun ities of the D is tr ic t on the w hole,
a s w ell a s its ap p ro p ria te function in re la tio n to i ts im m ed ia te env irons
and the com m unity a s a whole.
B rie f H isto ry
The Cottonwood In d u stria l D is t r ic t 's evolu tion w as fa ir ly s ta tic
in n a tu re un til the la te 1940 's. Until th is tim e , the developed a re a w as
used m ostly fo r a g r ic u ltu ra l p u rp o se s , a s w ell a s fo r g raz in g . A sm a ll
tru c k g arden o pera tion a lso ex is ted , whose p ro d u cts w e re , fo r the m o st
p a rt, consum m ed lo ca lly . B eginning in the 1940 's, how ever, a v a rie d
a sso rtm e n t of b u s in e sse s and in d u s tr ie s began to m ove in and occupy
the n o rth e rn and e a s te rn p o rtio n s of the d is t r ic t a long South 12th Avenue
and along S ilver Lake Road. T hese v a rio u s u se s co n s is ted of a s la u g h te r
house and m ea t packing com pany, au tom obile g a ra g e s , and the in ev it
able junk y a rd s . T his ra d ic a l change in the c h a ra c te r of the n e ig h b o r
hood a p p e a rs to be due p r in c ip a lly to the loca tion of the freew ay ju s t
e a s t of the A rea .
7
8
E xisting C onditions
The a c tiv itie s lis te d above, fo r the m o st p a r t , a c c u ra te ly d e
sc rib e the conditions w hich a re affecting the neighbo rhood 's c h a ra c te r
and influencing its grow th. Since th e se conditions, i. e . , junk y a rd s
and s lau g h te r houses, a re of such a noxious n a tu re , th e ir u ltim a te in
fluence m ust th e re fo re be one of a b ligh ting n a tu re . T hese b ligh ting
influences have v a s tly affected the sm a ll re s id e n tia l a re a lo ca ted w ith in
the D is tr ic t . Since th is re s id e n tia l a re a is d ilap idated and in a bad s ta te
of re p a ir , and since only a few fam ilie s a re concerned , we w ill r e c o m
m end that th is a re a even tually be phased out of the d is t r ic t and r e
p laced by an In d u s tria l P a rk . The b ligh ting conditions have a lso cau sed
an a lm o st com plete e lim ina tion of a g r ic u ltu ra l and g raz in g a c tiv it ie s .
The r e s t of the a re a involved w ithin the d is tr ic t , indeed the m a jo r ity of
u sab le land, is vacan t. It should be m entioned th a t a s of now, th e re
a re no re c o rd e d subd iv isions w ithin the D is tr ic t .
F o r p re se n t, a s w ell a s fu tu re c o n sid era tio n , we have docu
m ented a num ber of da ta re f le c tin g ex is ting conditions including a e r ia l
and o th e r photographs, the re la tio n sh ip of the d is t r ic t to i ts su rro u n d
ing a re a , planned th o ro u g h fa res , p a s t and p re s e n t zoning and land
ow nership.
A e ria l View
The F ro n tisp ie c e is an a e r ia l oblique photo of the Cottonwood
In d u stria l D is tr ic t , taken fro m the south. In the fo reg ro u n d is the
9
com pleted Ju lian W ash channel. To the no rth , and im m ed ia te ly beyond
the neighborhood, m ay be se en the F arm in g to n N eighborhood, w hich is
p red o m in an tly re s id e n tia l in c h a ra c te r . To the r ig h t m ay be se en the
T ucson F reew ay , both In te rs ta te Route 10 (T ucson-B enson) and In te r
s ta te Route 19 (T ucson-N ogales). To the le f t m ay be seen the Santa
C ruz R iver. In the background m ay be seen S ilv e r Lake Road w hich
r e p re s e n ts the n o rth e rn boundary of th is in d u s tr ia l d is t r ic t . The h e a r t
of the neighborhood stands out, and is c h a ra c te r iz e d by th e vacan t a re a s
and the obvious junk y a rd s . The old Ju lian W ash m ay be se en runn ing
fro m the so u th eas t to the n o rth w est. The p ro p o sa ls fo r th is old channel
w ill be d isc u sse d la te r .
T opography
As can be evidenced fro m the a e r ia l photograph , th is a re a is
lig h tly covered w ith a ty p ica l d e s e r t s c ru b grow th , w hich has been le f t
to grow w ild (except in a few cu ltiv a ted s p o t s . ) T h is g row th is r e p r e
se n ta tiv e of the e n tire a re a w hich l ie s c lo se to th e Santa C ru z R iv er.
G en era lly speaking, th is a re a is c o m p rise d of r iv e r botton land. B e
cau se of the c lo se p ro x im ity to the r iv e r , the land en joys a v e ry fla t
g rad e which, from a ll a p p e a ra n c e s , would g re a tly enhance and f a c i l i
ta te fu tu re developm ent.
78 TQTAl. STRUCTURES
BUILDING LOCATION AND CONDITION _vMME.R£aARLSiQ£NTLA
RABLE" M D ^ 3 RE'PAiRABi.El C.. T%A : 3 S f - )
' OfiTi (,X.)' >f V
LUI I UNWOOD INDUSTRIAL DISTRICT j
1 1
Cottonwood In d u s tr ia l D is tr ic t
N um ber of S tru c tu re s A ccord ing to L and-U se
P e rc e n t UseT o ta l N um ber of S tru c tu re s 78 (100%)
S tru c tu re s A ccord ing to Use
R esid en tia l
Single F am ily (under one a c re ) 11 ( 14. 1%)A c c e sso ry S tru c tu re s 1 ( 1.3%)
Single F am ily (over one a c re ) 21 ( 26. 9%)A c c e sso ry S tru c tu re s 6 ( 7. 7%)
Two F am ily 3 ( 3.8%)A c c e sso ry S tru c tu re s 2 ( 2. 6%)
T otal R esid en tia l S tru c tu re s 44 ( 56. 41%)
B u sin ess
G enera l 6 ( 7. 7%)A c c e sso ry S tru c tu re s 4 ( 5. 1%)
Intensive 1 ( 1.3%)A c c e sso ry S tru c tu re s 1 ( 1.3%)
T otal B u sin ess S tru c tu re s 12 ( 15.38%)
In d u stry
Heavy 16 ( 20. 5%)A c c e sso ry S tru c tu re s 6 ( 7. 7%)
T otal In d u s tr ia l S tru c tu re s 22 ( 28.21%)
T otal S tru c tu re s Com bined 78 (100%)
12
Use and N on-U se of Land
The land u se m ap on the follow ing page shows tha t m uch of the
land in the Cottonwood a re a is devoted to in d u s tr ia l and a g r ic u ltu ra l
u se s . Among those u se s c o n s id e re d in d u s tr ia l a re L eo n 's W oodcraft,
A m erican S crap Iron and M etal Com pany, K ushm aul M achine and
E ng ineering Com pany, A rizona M eat P a c k e rs , L eo n 's Auto W recking
and Auto P a r ts , and the W est 29th S tre e t Auto W re ck e rs . Among the
a g ric u ltu ra l u se s a re the A m erican Hay M arket and M o rg an 's F eed and
C attle M arket. As s ta ted b e fo re , only a sm a ll p e rcen tag e of th is land
is u sed fo r re s id e n tia l p u rp o se s .
It is a lso ap p aren t th a t the m an n e r in w hich the land is u sed
does not com ply w ith i ts re sp e c tiv e zoning.
R eal E sta te A ctiv ity
Although m o st of the s t ru c tu re s w ith in th is d i s t r ic t w e re bu ilt
a f te r W orld W ar II, r e a l e s ta te a c tiv ity i ts e lf has been fa i r ly s ta tic .
This is p robab ly due to the fac t th a t m o st of the d i s t r ic t 's developm ent
has o c c u rre d along the F reew ay to the e a s t and a long S ilv er Lake Road
to the no rth . T hese re la tiv e ly s tab le conditions ind ica te the lac k of
specu la tion w hich often h in ts of fu tu re o r p roposed developm ent. T his
lack of confidence, it se em s , r e f le c ts th a t th e re is no fu tu re value in th is
d is t r ic t a t th is tim e .
,S ILV ER L ATcE. ROA -
V !:#'9 2V
T:.,X j rr n:T>::T$ u:a-
<N S rv S5« iA tt a OL a n. a j tej
— • • L4 L 1 r.4
p =)
p 6
e x is t in gLAND USE JULIAN*
»l. t F A V UY h e a v y
A'/ Y [viviv Pi PL XNL
HA NES< c o t t o n w o o di r ' r \ i ir^-T- fM a i r \ ^ -r
14
Cottonwood In d u s tr ia l D is tr ic t
A creage of V arious L and -U ses (A ccording to E x is tin g L and-U se Map)
P e rc e n t Use
T ota l A creage 218. 00 A c re s (100%)
A creag e A ccord ing To Use
R esiden tia l
Single F am ily (under one a c re ) 8. 81 A c re s ( 4.04%)Single F a m ily (over one a c re ) 4. 76 A c re s ( 2.18%)Two F am ily 2. 36 A c re s ( 1.08%)
T otal R esid en tia l Use 15. 93 A c re s ( 7.30%)
B u sin ess
G enera l 4 .1 2 A c re s ( 1.89%)Intensive .46 A c re s ( . 21%)
T otal B u sin ess U se 4. 58 A c re s ( 2. 10%)
In dustry
Heavy 27. 51 A c re s (12. 62%)T otal In d u s tr ia l Use 27. 51 A c re s (12. 62%)
A g ricu ltu re
C ropland 7 .46 A c re s ( 3 . 42%)L ivestock Land 8. 73 A c re s ( 4.01%)
T otal A g ric u ltu ra l Use 16.19 A c re s ( 7.43%)
T otal A creage 218.00 A c re s (100%)T otal A creag e in Use 64. 21 A c re s (29. 45%)
T ota l V acant Land 153. 79 A c re s (70. 56%)
15
E x isting Zoning
The follow ing m ap is a r e p r in t of the o ffic ia l m ap show ing c u r
re n t zoning. It is the r e s u l t of p iec em ea l indiv idual ap p lica tio n s , n e v e r
tre a te d a s an e n tire un it. The v a rio u s types of zones ru n fro m in d u s tr ia l
(1-1) up th rough (R - l) sing le fam ily re s id e n tia l .
A m ounts and P e rc e n ta g e s
Zone A re a in A c re s P e rc e n t
R -l 98. 83 45. 3
R-4 1.43 . 7
1-1 117. 74 54 .0218.00 100. 0%
Zoning C hronology
In 1956 th is d is t r ic t w as not com p lete ly w ithin the T ucson c ity
l im its . The w e s te rn half of th is a re a w as lo ca ted in the county and w as,
of c o u rse , su b jec t to county zoning. At th is tim e , the e n tire w e s te rn
(county) po rtion w as zoned fo r Suburban H om es (SH). The e a s te rn half
of th is a re a , how ever, w as w ith in the Tucson c ity l im its , and w as su b
je c t to c ity zoning. T his e a s te rn h a lf w as zoned p r im a r ily fo r R-2 and
1-1 p u rp o ses . The sm a ll a re a zoned R -4 a lso ex is ted a t th is tim e .
In 1957 an a ttem p t to rez o n e a po rtion of the County Suburban
Hom es (SH) a re a to C I-2 w as denied.
On M arch 19, 1960, the e n tire d is t r ic t b ecam e su b jec t to c ity
zoning b ecau se th is w e s te rn p o rtio n w as annexed (along w ith o th e r a re a s )
into the C ity of T ucson. At th is tim e the e n tire d is t r ic t w as rezo n ed by
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II. RELATION TO OTHER AREAS AND PLANS
O ther a re a s , and p lans fo r th e ir developm ent, have a sign ifican t
re la tio n sh ip to the Cottonwood In d u s tr ia l D is tr ic t . T hese include r e
g ional m a jo r th o rough fare p lan s , the Santa C ru z -F re e w a y A rea plan,
the com m unity and the reg ion . M ajor th o rough fare p lans fo r the e n tire
reg ion , a s w ell a s w ithin the d is tr ic t , can be found w ithin Volum e II of
the Tucson A rea T ra n sp o rta tio n Study. V arious neighborhood p lan s of
a re a s c lo se to the d is t r ic t a re c u rre n tly under ac tive study and fo rm u
la tion in d e ta il, but th e ir g e n e ra l c h a ra c te r and scope have now taken
shape. The co incidence of th ese p lans adds to the t im e lin e s s of c r e a t
ing a p lan fo r the Cottonwood In d u s tr ia l D is tr ic t .
The C om m unity and the Region
To the com m unity and the reg ion as a whole, the Cottonwood
In d u stria l D is tr ic t b e a rs a convenient re la tio n sh ip , c lo se enough to the
C e n tra l B u sin ess D is tr ic t to enjoy the s e rv ic e s and re s o u rc e s w hich
th is reg ion supp lies , but iso la ted enough to benefit fro m the la c k of
tra f f ic congestion and the crow ded conditions of the u rb an c e n te r .
W ith the com pletion of the Tucson F reew ay s , in p a r t ic u la r , the
T ucson-N ogales Highway ( In te rs ta te 19) and the T ucson-B enson H igh
w ay ( In te r s ta te -10), th is d is t r ic t w ill be convenien tly lo ca ted so a s to
have a c c e s s ib il i ty to p laces both in side and ou tside of the Tucson u rb an a re a .
19
SILVERLAKE ROAD
? 35P 38
P 76P 194
P 6 ( 0P 9 1 1
P 68
P ?*>P 9 6P 115P 103P 174
P 2E
P 43
P 9 8
PROPOSEDINDUSTRIAL
P ? 3 8
PARKSITE
L IAN
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H T T P * M A W T CORPS OF 0 0 t P B I > » I A * ASTJDT O F t* € A U JT O A W SA M * C * 2 *
* W l » AC TW OF ^ o r - a A T M S A W a m O O W 6S O N SE T B A C X iJfS IO* O O W B B ® ) ASASESAAA1 R A nC T VA IA ICTO A TE6 ONJuunees*W O R A W O UC COJO. T) ODOFCWUE *1>1 T*€ CDlArYBOMDOF APBAPSORSI- - - - - - - - - - - - - - - - - - - - - TfOPn------ -
7 sm unoM W K «nH »oi*SA N T A casa*R C PA aw si® O M *W B )
It is recom m ended th a t th e re be adopted a neighborhood p lan ,
to g e th e r w ith adequate m e a su re s and p ro v is io n s fo r the ach ievem en t of
its ob jec tives o ver a p e rio d of y e a rs , and a t such a ra te as indiv idual
p ro p e r tie s becom e re a d y fo r new developm ent by the ow ners. The ob
jec tiv e of neighborhood unit p lanning is to p re s e rv e the so c ia l and
econom ic in te g rity of the a re a . The p u rp o se of adopting a neighborhood
plan is to update , am plify , and re fin e the g e n e ra l p lans of the com m unity
as a whole in o rd e r to apply to the neighborhood a m o re p re c is e guide
fo r fu tu re developm ent.
P ro p o sed N eighborhood P lan
The m ap follow ing th is page re p re s e n ts the p ro p o sed Cottonwood
In d u stria l D is tr ic t . C o n sid e ra tio n has been given to p roposed fu tu re
land u se , and o th e r e lem en ts of th is p lan a s p rev io u s ly s ta ted . It in
cludes p ro p o sa ls fo r fu tu re land u se , as w ell a s s t r e e t openings and
w idenings. Since th e re a p p e a rs no need, i t does not show any p ro p o sa ls
fo r schoo ls, p a rk s , and o th e r fa c ili t ie s . T his a re a is b ise c te d by the
old Ju lian W ash, but w ith the com pletion by the C o rp s of E n g in ee rs of
the Ju lian W ash P ro je c t #C E :04-353-65-21 , th is old channel has becom e
u se le s s fo r d ra in ag e p u rp o se s . T his a re a is v e ry fla t land ( r iv e r p lain)
25
s i l v e r l a k ET ~rqad
P 122
P 3 4P 39
P 38
% cP 30
P 7 6P 1 9 4P 60P 68
P 96P103
P 182
P 27(X tv
P 98
JULIAN
COI I ONWOODI M D l I ^ T P I A I n i Q T D i rzzz; OLD JULIAN WASH (ZHANNA
27
and what l i t t le d ra in ag e is n e c e s s a ry can adequate ly be handled by the
p roposed s t r e e t sy s te m . As th is old channel b is e c ts the a re a , an in te
g ra te d neighborhood un it cannot be ach ieved . Since th is channel now
ac ts a s a d ep o sito ry fo r junk and d e b ris , I su g g est th a t it e ith e r be
filled in o r a b u ried d ra inage p ipeline tak es its p lace .
P ro p o sed Land U ses
The p ro p o sa l shown is fo r a sing le type of land u se . F o r the en
t i r e neighborhood, a P a rk In d u s tr ia l zoning is p roposed . The ex is tin g
R - l , R -4, and 1-1 zones would be phased out of u se o ver a p e rio d of
tim e . It is fe lt th a t the e lim in a tio n th rough zoning of the re s id e n tia l
a re a s w ill se rv e two m a jo r p u rp o ses ; f i r s t , it w ill d isco u rag e the s e p a
ra tin g of m a jo r in d u s tr ia l s i te s into s m a lle r p a rc e ls d ifficu lt of fu tu re
re a sse m b ly ; and second, it w ill go fa r tow ard p rev en tin g the develop
m ent of b ligh ted a re a s and a l l they m ean to the com m unity . People
se ldom go into an in d u s tr ia l zone and build su b s ta n tia l h o m e s - - r a th e r ,
cheap shacks a re throw n up th a t too often a re s lu m s fro m the tim e
c a rp e n te rs f in ish the job. The p ro v is io n s of th is p a r t ic u la r zone (P a rk
In d u stria l) w ill be m o re fu lly exp lained in the appendix. T hese p r o
v is ions w ill include p e rm itte d u se s , m axim um build ing height, m in i
m um lo t a re a , m axim um lo t co v erag e , m in im um lo t w idths, m in im um
se tb ack s and o f f - s tre e t p a rk in g and loading re q u ire m e n ts , and s c r e e n
ing, landscap ing , paving, s to ra g e , and illum ina tion re q u ire m e n ts .
28
P ro p o sed In d u s tr ia l P a rk
As s ta te d in the C ity of Tucson P lanning Zoning Code, Sec. 23-
389, th is d is t r ic t is intended to be used a s a b u ffe r fo r lig h t and heavy-
in d u s tr ia l a re a s betw een re s id e n tia l a re a s , o r in lo ca tio n s w hich a re
se rv e d by m a jo r th o ro u g h fa res , but a re not feasib le fo r lig h t o r heavy
in d u s tr ia l developm ents b ecau se of the p ro x im ity to re s id e n tia l and
o th e r u se s , w hich re q u ire a co n tro lled type of in d u s tr ia l u se . F o r th is
rea so n , developm ent is lim ite d to a low co n cen tra tio n of u se , and p e r
m itted u se s a re confined to th o se a d m in is tra tiv e , w holesaling , and
m anufactu ring a c tiv it ie s th a t can be c a r r ie d on in an u n o b stru s iv e m a n
n e r and to c e r ta in fa c ili t ie s th a t a re n e c e s s a ry to s e rv e em ployees of
the d is tr ic t . The e lem en ts of a P a rk In d u s tr ia l Zone w ill a lso be m o re
fu lly explained in the appendix. T his exp lanation w ill include the advan
tag e s , oppo rtun ities , c h a ra c te r is t ic s , and p rin c ip le s of In d u s tr ia l P a rk
P lanning.
Some O ther L ocations C o n sid ered
The planning s ta f f 's d isc u ss io n s of the p roposed P a rk In d u s tr ia l
zone have g e n e ra lly a r is e n in connection w ith s tu d ies of the p ro b lem s
re la tin g to th is ne ighborhood 's su rro u n d in g env irons . It is fe lt th a t the
p roposed zoning change to P a rk In d u s tr ia l would not only enhance th is
neighborhood its e lf , but would a lso benefit the p redom inan tly re s id e n tia l
a re a s to the n o rth and e a s t. M any m o dern in d u s tr ia l p lan ts and p a rk s
29
have been e s tab lish ed c lo se to re s id e n tia l a re a s and by th e ir qua lity
have d em o n stra ted they can be good n e ig h b o rs . They a re c h a ra c te r iz e d
by good a rc h ite c tu re of re la tiv e ly low build ings w hich p re s e rv e the
r ig h ts of ligh t and a i r of n ea rb y re s id e n c e s . They have high s ta n d a rd s
of se tb ack w ith lan d scap e tre a tm e n t of law ns, t r e e s , a n d sh u rb s . They
have been prov ided w ith d u s tle s s , w ell d ra in ed o f f - s tre e t p a rk in g a re a s
to accom m odate a ll the c a r s of em ployees and v is i to rs and do not cause
u n d e s irab le congestion of n ea rb y s t r e e ts . P a rk In d u s tr ia l zoning has
a lre a d y recogn ized and encouraged th is tre n d by p rovid ing reg u la tio n s
w hich re q u ire such in d u s tr ia l p lanning. It is fo r th ese re a so n s th a t we
fee l tha t the Cottonwood In d u s tr ia l D is tr ic t a p p e a rs m o re a p p ro p ria te
fo r th is type of developm ent and zoning than fo r p re s e n t zoning c la s s i
fica tio n s.
S um m ary of P lan P ro p o sa ls
As shown on the a ttach ed m ap, it is p roposed a s a p a r t of the
neighborhood plan, the follow ing:
(1) That Santa C ruz Lane and 36th S tre e t be w idened to 90
fee t r ig h t-o f-w a y and extended in g e n e ra l a s c u rre n tly
being p roposed in the A rea T ra n sp o rta tio n S tudies and in
the Santa C ru z -F re e w a y A rea P lan .
(2) C e rta in c o lle c to r s t r e e ts , a s shown, be w idened to 80 fee t
r ig h t-o f-w a y to p rov ide adequate c irc u la tio n w h ere needed
30
to fa c ilita te the tru c k and t r a i l e r tra f f ic w hich w ill be in
c re a s e d due to the p roposed P a rk In d u s tr ia l Zoning.
(3) A ll o th er p roposed s t r e e ts a s shown should be w idened to a
m axim um of 80 fee t r ig h t-o f-w ay .
(4) That P a rk In d u s tr ia l Zoning be e s tab lish ed and app lied to
the e n tire a re a of study.
(5) That rezon ing be su b jec t to p ro v is io n fo r s t r e e t w idenings
a s shown, and on the b a s is of individual p ro p e rty a p p lic a
tio n s p r io r to p re se n ta tio n a f te r an o rd inance fo r adoption
by the M ayor and Council.
(6) T hat the p re se n t zoning c la ss if ic a tio n s of R - l , R -4 , and
1-1 be even tually phased out and e lim ina ted , and th a t the
non-conform ing u se s be e lim ina ted o v e r the p e rio d of tim e
n e c e s sa ry to m ake th is e lim in a tio n p o ss ib le .
P a rk In d u s tr ia l D evelopm ent P lan s
Since we find th a t p re s e n t In d u s tr ia l and R esid en tia l zone s p e c i
fica tions a re not su itab le to the concept and the enhancem ent of the fu tu re
a s s e ts and oppo rtun ities of th is D is tr ic t , and s in ce it is not p ra c t ic a l to
fo rm u la te and adopt m o re su itab le In d u s tria l o r R esid en tia l c la s s if ic a
tions fo r ap p lica tio n s a t th is tim e , we recom m end p ro v is io n in the p lan
and p ro g ram fo r developm ent p lans to be re v is e d fo r any new c o n s tru c
tion in the In d u s tr ia l and R esid en tia l zones w ithin the neighborhood.
31
T his in effect, is the sam e type of app roach as th a t w hich has been fo l
lowed in the G ranada N eighborhood P lan and in the Old Pueblo C en te r
P ro je c t. We be lieve , of c o u rse , th a t the Cottonwood In d u s tr ia l D is tr ic t
m e r i ts som ew hat d iffe ren t s ta n d a rd s and c r i te r ia fo r ap p ro v a l of d e v e l
opm ent p lans.
S tandards and C r i te r ia
S tandards and c r i t e r i a recom m ended fo r the app roval of P a rk
In d u s tria l zone developm ent p lans a re m o re com ple te ly se t out in the
appendix. In su m m ary th ese p rov ide fo r:
P e rm itte d u se s , including sa n a to riu m s , h o sp ita ls , c lin ic s ,
m anu fac tu ring and d is tr ib u tin g p lan ts , and v a rio u s o th e r
u se s .
H eights and A re a s , including m axim um lo t c o v erag es , floo r
a re a ra t io s , and m axim um build ing h e ig h ts .
O ff -s tre e t pa rk in g sp a ce s .
O ff -s tre e t loading b e r th s .
Signs and b illb o a rd s .
Site p lan and a rc h i te c tu ra l app roval.
V arian ces in c a se of h a rd sh ip .
D esign o b jec tiv es, in g e n e ra l, RE: sp ec ific build ing design ,
open space , pa rk ing , landscap ing , public w orks and u tili ty
lin e s .
33
P ro g ra m fo r A chieving P lan O bjectives
In su m m ary , it is recom m ended , sub jec t to fina l am endm ent
follow ing the public h ea rin g , that:
(1) The In d u s tr ia l D is tr ic t p lan be adopted as h e re in se t fo rth ,
to g e th e r w ith the recom m ended conditions fo r rezon ing
and app rova l of developm ent p lans, e tc .
(2) That the C ity Code be am ended and supp lem ented to p rov ide
th a t a ll developm ent in th is p lanned in d u s tr ia l d is t r ic t be
su b jec t to ap p ro v a l of a developm ent p lan when so p rov ided
by such adopted in d u s tr ia l d is t r ic t plan, and o th erw ise to
e s ta b lish the leg a l s ta tu s of a re a , neighborhood, and d is
t r ic t p lans a s m ay be n e c e s s a ry and a p p ro p ria te .
(3) That the Public W orks ind ica ted in th is plan be c o n sid e red
fo r a p p ro p ria te p r io r i t ie s in the C ap ita l Im provem en t
Budget and P ro g ra m .
C onclusion
It is m o st tim e ly th a t fu ll and com prehensive co n sid e ra tio n be
given to th is p lan and p ro g ra m , to p rom ote the sound, o rd e r ly , and im
ag inative redevelopm en t of the Cottonwood D is tr ic t in o rd e r th a t it m ay
ach ieve its oppo rtun ities a s a sp e c ia l, v ita l p a r t of the fu tu re T ucson.
T his d is t r ic t is su ited fo r In d u s tr ia l P a rk developm ent, a s c u rre n tly
d em o n stra ted , w hich should be fu r th e r p rom oted by adoption of o ffic ia l
34
C ity p lans to a s s i s t in a harm on ious developm ent re la tiv e to its ne igh
b o rs and to the C om m unity a s a whole. Such p lans should be the b a s is
fo r p ro g ra m s of public w orks, rezoning , and indiv idual p ro p e rty develop
m ent p lans in acc o rd w ith s ta n d a rd s to ach ieve the ob jec tives of the In
d u s tr ia l D is tr ic t a s fina lly adopted.
The fo regoing is re sp e c tfu lly subm itted to the C ity P lanning
C om m ission fo r its a d v e rtis e d public h e a r in g (Date)_______ , and d u
p lica ted fo r d is tr ib u tio n to in te re s te d p a r t ie s on re q u e s t, to p rov ide the
fac ts and a s s i s t a ll concerned to give th is m a tte r ob jective c o n s id e ra
tion .
A lso, it is subm itted a s a b a s is fo r the C om m ission to fo rm u la te
its re p o r t and recom m endations to the M ayor and Council.
APPEND IX A
A
PLAN AND PROGRAM
COTTONWOOD
INDUSTRIAL DISTRICT
3 5L IS T OP PROPERTY OWNERS IN
THE COTTONWOOD IN D U S T R IA L D I S T R I C T .
^ v n s h i p & w ^ n n r o
S e c t i o n & P e r c o l No. N A M E . . 1966 Acs. Value Improvements
R. E. T u r i n . Type Date^ 1 4 - 13 23 • 4 G. G a rc ia 150 991 Res. 1962
If II 5 F . and A. Sainz 945 294 Res. 1955
x ___ ^--------------------II 6 A .' O rtiz 45 320 Hor. Shel 1962
^ II It 25 J . M. and V. B usby 40 2402. K ennel 1950^ II II 27 A. and H. D om ler 180 • 3078 O ffice 1965^ II II 28 R. and C. Lopez 75 740 R es. 1947
-----------ft 30 N. H e rra n 75 1182 R es. 1959
X ____________ —II 32 L. V ernon 145 511 O ffice 1962
IIX ________:-----
II 34 M. and E. Shaw 105 1414 R es. '1961II I ' l l | Q Q
x _____________________ ! _ ___ 38 R. and E. Locke 35 — — — mm mm mm
ItX _ ---------------
It 39 S. and L. M organ 125 . 6079 R es. 1962ft
x ^ ---------------------------
II 48 V. B usby M eat Co. 140 • 1185 P la n t 1965II It 60 S. and L. M organ 310 ' — — — mm mm mm ■
IIX w ---------------------------
II 68 J . and E. H e irsh b e rg 120 • 1305 A pts. 1950ii
X _ ---------------------------
It. 76 G. and A. Sain% 340 2266 B a r 1964
ii 1 itX _ ---------------------------!-----------------
91 R. H arg ro v e 25 1006 R es. 1960II II 96 R. B a r re t t 520 3098 Mch. 1951It
X _ ---------------------------
II 98 H. and M. M arg o lis . 485 8557 Sla. Hous 1954II
X _ ---------------------------
II 102 M. and R. P r ic e 155 700 R es. 1946II
x _ ---------------------------
If 103 C. M ure ta ' 45 201 R es. 1956II
x _ ---------------------------
II 105 C. M artin . 15 — — —
^ " 1 " ( 108 S. & L. . D iaz 30 456 R es. 1956If II----------- 1--------- 114 f E. "Leon 340 3012 G ar. 1965
L IS T OF PROPERTY OWNERS IN .
THE COTTONWOOD IN D U S T R I A L D I S T R I C T
S e c t i o n & P a r c e l No,
1966 Acs. ValueNAME .. .. ImprovementsDate
J . and V. B usby
R. and L. M artin ez
60
1965• C. B usby
J . and V. B usby1942
• 2274 •1952
N. H e rra n 1947
R. and E. Locke
R es.R. M oreno, J r .
V. and E. B usby
J. G allego________
V. B usby M eat Co.
1500
R. and E. Locke
S. and L. D iaz 30 '
R. M oreno, J r .
S to re 1966 •
L. E sc u d e ro 1958
Sleep. Rrn 1963 !
E. Lopez
J . and S. B e ja ran o 1958S. and G. M ur e ta • 132 1955
E. and L. C o rd e ro '
H.' N a v a rre tte
I - ■ ' ■
s ■ . '
L IS T OF PROPERTY OWNERS IN .
THE COTTONWOOD IN D U S T R IA L D I S T R I C T 3 7
S e c t i o n & P e r c o l No.
} 1966 A cs. Value Iin-nrcvc-rr.en t sNAME .•Ron reD a te
H. N a v a rre tte 1966S. and L. D iaz
• F . and A. Sainz
F . and A. Sainz-
W. and C. M artin
T ra n s a m e r ic a T itle In 1120
C ity of T ucson
• v / V - ' - . z , •
• V . V z . ' Z .
■ i *
____.VVASy_A SSL' SSEO VA LUATION
_ _ _ iM ?ROV LMLNJ^
[2=j 1500 -1999 I B 3000 - 1499 Llll] 2000-2499 S 3500-3999h0**! 1
• <
^ / I : ; "
I c C ) ' ! ' O N W O O D
r.DUSTP.'AL DiSTR!
39
In d u stria l P a rk s
To begin w ith. In d u s tr ia l P a rk s should p rov ide the b e s t co m b i
nation of lo ca tio n a l advan tages: p ro x im ity to ex p re ssw a y sy s te m s;
a c c e ss ib il i ty to la b o r r e s o u rc e s , a d v e rtis in g o p p o rtu n ities , fav o rab le
com m unity c lim a te s , equ itab le a s s e s s m e n t p o lic ie s and tax ra te s , p lus
au x ilia ry s e rv ic e s . A lso, In d u s tr ia l P a rk s should be c a re fu lly m a s te r -
planned and co n tro lled to a s s u re not only the lo n g -te rm re a l e s ta te in
v estm en t fo r the c lien t, but a lso the o rd e r ly and s tab le grow th of the
D is tr ic t a s a whole.
To in su re the investm en t s ta b ility and ap p re c ia tio n of planned
In d u s tr ia l P a rk s , p ro tec tiv e covenants should be in co rp o ra te d into each
p u rch ase o r le a se a g re em e n t. T hese p ro tec tiv e covenants should p r o
vide fo r m inim um lan d -to -b u ild in g ra t io s and se tb ac k s , adequate la n d
scaping , o f f - s tre e t park ing and se rv ic e a re a s , a rc h i te c tu ra l c o n sis ten cy ,
quality co n stru c tio n and un ifo rm sign s ta n d a rd s . Any u se s w hich a re
d e tr im e n ta l o r incom patib le w ith a p lanned In d u s tr ia l P a rk should be
p roh ib ited . T hese p a rk s should be c re a te d to encourage fin an c ia l su c
c e ss and sp o n so r fu tu re developm ent fo r the c lien t a s w ell a s the
com m unity.
As has been p rev io u s ly h inted a t, a key p rin c ip le of the concept
of In d u s tr ia l P a rk developm ent is the p re s e rv a tio n of lo n g - te rm p ro
p e rty v a lues. A ccord ing ly , p ro tec tiv e reg u la tio n s should be e s tab lish ed
fo r a ll In d u s tr ia l P a rk s , in the in te re s t of p rov id ing each c lien t an
40
optim um re tu rn on h is r e a l e s ta te investm en t. E sse n tia lly , th ese re g u
la tions a re an ex tension of lo c a l zoning o rd in an ces . In p rin c ip le , they
a re intended to su s ta in an env ironm en t of b u s in e ss re fin em en t, re ta in
the in te g rity of the p a rk m a s te r -p la n , and p re s e rv e the tang ib le q u a li
t ie s of p ro p e rty value.
L and- T o- B uilding Ratio
To in su re the a ttra c tiv e n e s s of the p a rk s , p rov ide adequate land
fo r o f f - s tre e t park ing and shipping a re a s , and fo r po ten tia l expansion ,
p ro v is io n s should be m ade fo r a m in im um lan d -to -b u ild in g ra tio .
B uilding Setbacks
Building lin e s should be m ain ta ined a t e s ta b lish e d d is tan c es ,
fro m a ll s t r e e ts and o th er p ro p e r ty l in e s .
L andscaping
A ll ground w ith in the se tb ac k a re a of each building, w ith the
p o ss ib le exception of w alks and d rivew ays, should be p ro p e r ly la n d
scaped .
P a rk in g and S erv ice A reas
To enhance the ap p ea ran ce of the p ro p e rty , a ll park ing and s e r
v ice a re a s should be lo ca ted on those s id es of the build ing w hich do not
fron t on s t r e e ts .
41
Building E x te r io r
To m ain ta in a quality s ta n d ard of c o n s tru c tio n and ap p ea ran ce ,
the e x te r io r of each build ing should be fin ished w ith b r ic k o r an approved
equal.
P lan A pproval
In o rd e r to ach ieve an o v e r -a l l co m p atib ility of a rc h i te c tu ra l
design, s ite layout and landscap ing , a ll p lans p e rta in in g to build ing d e
sign, co n stru c tio n , landscap ing , s ig n s and subsequen t a lte ra tio n s ,
should be su b jec t to the p r io r ap p ro v a l of the C ity P lann ing D iv ision .
U niform Sign S tandards
In o rd e r to in su re the p re s e rv a tio n of the a e s th e tic s of bu ild ings
and landscap ing , the m inim um sign s ta n d a rd s should conform w ith those
se t fo rth in the c ity sign o rd inance .
O bjectionable U ses of P ro p e r ty
Open s to ra g e and any u se o r o p e ra tio n s w hich a re c o n sid e red
d e tr im e n ta l o r objectionable by re a so n of no ise , odor, v ib ra tio n , sm oke,
o r h azardous n a tu re , a re p roh ib ited . C a re should be taken to s e le c t
in d u s tr ia l ne ighbors w hose b u s in e sse s a re com patib le w ith the o v e r -a l l
c h a ra c te r of the developm ent.
S ites w ithin the p lanned in d u s tr ia l p a rk should be p re p a re d fo r
co n stru c tio n b efo re being o ffered to b u s in e ss and in d u stry . A p re p a re d
42
s ite is a key loca tion p ro p e rly zoned w ith good su b so il cond itions, c le a r
land tit le , and seco n d ary roads a s w ell a s u til i t ie s in s ta lled . The p r e
p a red s ite should allow in d u stry to begin c o n stru c tio n of new fa c ilit ie s
w ithout delay.
T h ree g e n e ra l p rin c ip le s e x e r t a co n tro llin g influence over the
in d u s tr ia l p a tte rn of a c ity ’s land u se : su itab ility of the c ity i ts e lf fo r
in d u s tr ia l developm ent, su itab ility of individual sec tio n s fo r in d u s tr ia l
u se , and d e s ire s of c itiz e n s fo r in d u s tria liz a tio n . If d e c is io n s on in d u s
t r i a l developm ent re f le c t th ese po in ts , the indiv idual com m unity can
p ro ceed m o re re a l is t ic a l ly w ith d e ta iled an a ly se s and planning of in d u s
t r i a l land u se s .
C r itic a l to th ese e ffo rts a re the data and in te rp re ta tio n s d ev e l
oped concern ing the com m un ity 's population and econom ic c h a ra c te r
is t ic s . F indings d eriv ed from th ese b a s ic s tu d ie s m u st u n d e rlie
judgem ents concern ing planning fo r industry : w hat kind of in d u s try
(if any), w here it should be loca ted , how m uch sp ace should be a llo ca ted ,
and the tim ing of land developm ent. The com m unity th a t has thorough ly
exam ined its econom y and knows w hat it has to o ffe r and w hat it d oesn ’t
have, knows the kind of in d u s try fo r w hich it can plan.
In the p ast, zoning has been em ployed by m any com m unities to
keep in d u stry ou tside its b o u n d arie s . At p re s e n t, how ever, in d u s try
enjoys fav o r b ecause its im portance to the u rb an econom y is reco g n ized .
Zoning, now, is often designed to p ro te c t in d u s try a s w ell a s to p ro te c t
43
re s id e n tia l and o th e r u se s ag a in st industry . But if zoning is to help
c re a te a favo rab le env ironm ent fo r industry , it m u st be b ased on sound
planning p rin c ip le s .
The N ational In d u s tr ia l Zoning C om m ittee has outlined tw elve
(12) p rin c ip le s of in d u s tr ia l zoning tha t concern the planning of in d u s
t r i a l d is tr ic ts .
(1) M ost com m unities re q u ire a c e r ta in am ount of in d u s tr ia l
developm ent to produce a sound econom y.
(2) Zoning co n tro ls a re b a s ic too ls in the re s e rv a tio n of
space fo r industry , guidance of in d u s tr ia l loca tion into a
d e s ira b le p a tte rn , and p ro v is io n of re la te d fa c ili t ie s and
a re a s needed fo r a convenient and balanced econom y.
(3) In d u s tria l u se is a leg itim a te land u se p o sse ss in g in
te g r i ty co m parab le to o th e r c la s s e s of land u se estab -
lish ed u n d er zoning and is en titled to p ro tec tio n a g a in s t
encroachm en t.
(4) Through p ro p e r zoning, in d u s tr ia l and re s id e n tia l a re a s
can be good ne ighbors.
(5) Industry w ill continue to grow, and m o st in d u s tr ie s w ill
re q u ire la r g e r a re a s in the fu tu re .
(6) T h ere is need fo r a re c la s s if ic a tio n of in d u stry based on
m odern m anufac tu ring p ro c e s s e s and the p rev a ilin g po licy
44
of p lan t co n stru c tio n so as to d e te rm in e the d e s ira b ili ty
o r lack of d e s ira b ili ty fo r inclusion in a g iven a re a .
(7) In d u s tria l p o ten tia litie s of lands b e a rin g a favo rab le r e l a
tionsh ip to tra n sp o rta tio n should be recogn ized in the
zoning p ro c e ss .
(8) In d u s tr ia l zoning and highway plannning should go hand in
hand.
(9) Special c o n sid era tio n should be given to the s t r e e t layout
in in d u s tr ia l a re a s .
(10) Zoning o rd inances should be p e rm iss iv e r a th e r than p r o
h ib itive .
(11) A good zoning o rd inance should be su ffic ien tly defin ite to
convey to a landow ner a c le a r concept of w hat he can do
w ith h is land.
(12) In d u s tr ia l zoning can be m ost effective when co n sid e red
on a m e tro p o litan b a s is .
It w as w ith th ese p rin c ip le s in m ind th a t the Cottonwood In d u stria l D is
t r ic t and its p roposed zoning changes w as planned. P ro p e r ly u tilized ,
th is d is t r ic t could p rov ide a sp e c ia l advantage fo r the C ity of Tucson by
s tab iliz in g o r expanding the lo ca l econom y and broaden ing the p ro p e rty
tax b ase . In d u s tria l d is t r ic ts p rov ide com m unity benefit by s ta b iliz in g
em ploym ent and ra is in g p ro p e rty va lues. F o r in d u s tr ie s in the d is t r ic t ,
the advantages a r e obvious: co n tro l o v e r in d u s tr ia l n u isan ces , a c c e s s
45
to t ra n s p o r t and tra n sp o rta tio n , good u tility s e rv ic e s and s t r e e ts , p a rk
ing and loading space , and a good w orking environm ent.
The developm ent of in d u stry in a num ber of com m unities today
is enjoying an en th u s ias tic wave of p rom otion and sa le sm an sh ip . The
study of a num ber of c itie s and u rban a re a s re v e a ls tha t 5 to 7 p e r cent
of th e ir land a re a m ay be used fo r industry . That fac t em p h asizes the
im portance of sound planning as the b a s is fo r in d u s tr ia l lo ca tio n and
developm ent.
46
EXCERPT
FROM THE .
, *I*TUCSON CODE
CHAPTER 2 3
( A u g u s t 1 „ 1 .965 )
PLANNING AND ZONING CODE
DIVISION 21. "P-1" PARK INDUSTRIAL DISTRICTS
S ec . 23-389. Purpose.This d i s t r i c t i s intended to be used as a b u ffer fo r l i g h t and heavy
in d u s tr ia l areas between r e s id e n t ia l a r ea s , or in lo c a t io n s which are served by major thoroughfares, but are n o t fe a s ib le fo r l i g h t or heavy • in d u s tr ia l developments because o f proxim ity to r e s id e n t ia l and other u se s , which req u ire a co n tr o lle d type o f in d u s tr ia l u se . For th is reason , development i s lim ite d to a low con cen tra tion o f u se , and perm itted u ses are confined to those a d m in is tra tiv e , w h o lesa lin g , and manufacturing a c t i v i t i e s th a t can be carr ied on in an unobtrusive manner and to c e r ta in f a c i l i t i e s th a t are n ecessary to serve employees o f the d i s t r i c t . (1953 Code, Ch. 21 , 9 llA -O lj Ord. No. 2563, § 1 , 1 -6 -64 )
S ec. 23-390. Perm itted u se s .
The fo llo w in g u se s , which s h a l l be conducted w holly w ith in a b u ild in g which b u ild in g s h a l l in clu d e both the main p o rtio n o f such b u ild in g and a l l p r o je c tio n s or e x te n s io n s , in c lu d in g garages, o u tsid e p latform s, docks, ca rp o rts , canopies and porches, excep t as otherw ise provided:
t '
S e c . 2 3 - 3 9 0 ( l ) . One d w e l l i n g u n i t f o r a c a r e t a k e r a n d h i a f a m i l y . 4 '
S e c . 2 3 - 3 9 0 ( 2 . ) . S a n a to r iu m , h o s p i t a l , d i s p e n s a r y o r c l i n i c i f on t h e p r e m i s e s o f a n d c l e a r l y i n c i d e n t a l t o an y b u s i n e s s , t r a d e o r i n d u s t r y .
S e c . 2 3 - 3 9 0 ( 3 ) . M a n u f a c tu r in g , c o m p o u n d in g , p r o c e s s i n g , p a c k a g in g o r t r e a t m e n t o f : b a k e ry g o o d s , c a n d y , c o s m e t i c o , d a i r yp r o d u c t s , d r u g s a n d p h a r m a c e u t i c a l p r o d u c t s , s o a p ( c o ld p r o c e s s o n ly ) a n d f o o d p r o d u c t s , e x c e p t t h e f o l l o w i n g : f i s h o r m e a t p r o d u c t s ,s a u e r k r a u t , s u g a r b e e t s , v i n e g a r , y e a s t a n d t h e r e n d e r i n g o r r e f i n i n g o f f a t s a n d o i l s . 'll •
S e c . 2 .3 -3 9 0 (/ ,.) . M a n u f a c tu r in g , c o m p o u n d in g , a s s e m b l in g o r t r e a t m e n t o f a r t i c l e s o r m e r c h a n d i s e f ro m th e f o l l o w i n g p r e v i o u s l y p r e p a r e d m a t e r i a l s : b o n e , b ro o m - c o r n , c e l l o p h a n e , c a n v a s , c l o t h ,c o r k , f e a t h e r s , f e l t , f i b r e , f u r , g l a s s , h a i r o r b r i s t l e s , h o r n , l e a t h e r , p a p e r , p l a s t i c s o r p l a s t i c p r o d u c t s , p r e c i o u s o r s e m ip r e c i o u s m e t a l s , o r s t o n e s , r u b b e r , s h e l l , t e x t i l e s , t o b a c c o , w ax ( p a r a f f i n , t a l l o w , e t c . ) , w ood ( e x c l u d i n g s a w m i l l o r p l a n i n g m i l l ) ,
y a r n s .
S e c . 2 3 - 3 9 0 ( 5 ) . M a n u f a c tu r in g , c o m p o u n d in g , a s s e m b l in g o r t r e a t m e n t o f : g l a s s , p o t t e r y o r o t h e r s i m i l a r c e r a m ic p r o d u c t s( u s in g o n ly p r e v i o u s l y p r e p a r e d s a n d o r p u l v e r i z e d c l a y , a n d k i l n s
f i r e d o n ly by e l e c t r i c i t y o r g a s ) , m u s i c a l i n s t r u m e n t s , t o y s , n o v e l t i e s , l i g h t m e t a l p r o d u c t s .
S e c . 2 3 - 3 9 0 ( 6 ) - . L a u n d r y , c l e a n i n g o r d y e in g w o rk s , c a r p e t a n d r u g c l e a n i n g .
. S e c . 2 3 - 3 9 0 ( 7 ) . D i s t r i b u t i o n p l a n t o f i c e an d c o l d s t o r a g ep l a n t , b e v e r a g e b o t t l i n g p l a n t .
S e n . 2 3 - 3 9 0 ( 8 ) . W h o le s a le b u s i n e s s , s t o r a g e b u i l d i n g o r w a r e h o u s e .
S e c . 2 3 - 3 9 0 ( 9 ) . A s s e m b l in g o f e l e c t r i c a l a p p l i a n c e s , r a d i o s a n d p h o n o g r a p h s , i n c l u d i n g t h e m a n u f a c t u r i n g o f s m a l l p a r t s o n l y , s u c h a s c o i l s , c o n d e n s e r s , t r a n s f o r m e r s , c r y s t a l h o l d e r s , e l e c t r i c a n d e l e c t r o n i c p a r t s a n d e q u ip m e n t f o r w h o l e s a l e .
S e c . 2 S - 3 9 0 ( l 0 ) . A d m i n i s t r a t i v e , e n g i n e e r i n g , s c i e n t i f i c r e s e a r c h , d e s i g n o r e x p e r i m e n t a t i o n f a c i l i t y , a s s a y i n g o f o r e by l a b o r a t o r y m e th o d s , a n d s u c h p r o c e s s i n g a n d f a b r i c a t i o n a s may be n e c e s s a r y t h e r e t o .
S e c . 2 3 - 3 9 0 ( l l ) ♦ T he f o l l o w i n g b u s i n e s s p r o v i d i n g s e r v i c e s p r i m a r i l y t o t h e i n d u s t r i a l u s e s :
(a ) B an k s a n d f i n a n c i a l i n s t i t u t i o n s(b ) B l u e p r i n t i n g a n d p h o to c o p y in g(c ) B u s i n e s s , r e s e a r c h a n d p r o f e s s i o n a l o f f i c e s(d ) M o t e l s , h o t e l s( e ) P r i n t i n g , l i t h o g r a p h i n g , p u b l i s h i n g( f ) R e s t a u r a n t s ( n o t i n c l u d i n g d r i v e - i n r e s t a u r a n t s a s d e f i n e d
i n s e c t i o n 1 4 - 8 9 o f t h i s C ode)(g) Automobile r e n ta l (no s a le s )
S e c . 2 3 - 3 9 0 ( 1 2 ) . T he f o l l o w i n g i f c o n d u c te d w h o l ly w i t h i n a 4 8 c o m p le t e ly e n c l o s e d b u i l d i n g o r w i t h i n a n a r e a e n c lo s e d on a l l s i d e s w i t h a m a s o n ry w a l l o r c o m p a c t e v e r g r e e n h e d g e , n o t l e s s t h a n s i x f e e t n o r m o re t h a n e i g h t f e e t i n h e i g h t : w a t e r u t i l i t y , t e l e p h o n eo r t e l e g r a p h d i s t r i b u t i o n i n s t a l l a t i o n , e l e c t r i c a l a n d g a s r e c e i v i n g o r d i s t r i b u t i o n s t a t i o n . (1953 C o d e , C h. 2 1 , § 1 1 A .0 2 — 1 1 A .1 4 J O rd . No. 2 5 6 3 , § 1 , 1 - 6 - 6 4 )
S e c . 2 3 - 3 9 1 . R e g u l a t i o n s .
The following provisions sh a ll apply to a l l uses in th is d is tr ic t :S e n . 2 3 - 3 9 1 ( i ) . Maximum b u i l d i n p h e i p h t : 50 f e e t
S e c . 2 3 - 3 9 1 ( 2 ) . M inimum l o t a r e a :' ; 1 0 ,0 0 0 s q u a r e f e e t .
S e c . 2 3 - 3 9 1 ( 3 ) . Maximum l o t c o v e r a g e : A l l b u i l d i n g s i n c l u d i n ga n y a c c e s s o r y b u i l d i n g s s h a l l n o t o cc u p y m o re t h a n f i f t y p e r c e n t o f t h e s i t e .
S e c . 2 3 -3 9 1 ( / . ) . M inimum l o t w i d t h : 1 0 0 f e e t .
S e c . 2 3 -3 9 1 (*>). M inimum f r o n t y a r d : 1 0 0 f e e t f ro m c e n t e r l i n eo f m a jo r t h o r o u g h f a r e s , 65 f e e t f ro m c e n t e r l i n e o f o t h e r s t r e e t s , b u t i n n o e v e n t l e s s t h a n 25 f e e t f r o m t h e p r o p e r t y l i n e u n l e s s a g r e a t e r d e p t h i s r e q u i r e d by t h e s e t b a c k p r o v i s i o n s o r s t r e e t s e t b a c k l i n e p r o v i s i o n s by l a w .
S e c . 2 3 - 3 9 1 ( 6 ) . M inimum s i d e y a r d s : U n le s s a g r e a t e r d i s t a n c ei s o t h e r w i s e r e q u i r e d : 35 f e e t w h e re a b u t t i n g a r e s i d e n t i a l d i s t r i c t .25 f e e t w h e re a b u t t i n g a s t r e e t . A t o t a l o f 3 0 f e e t d i v i d e d a s d e s i r e d .
S e c . 2 3 - 3 9 1 ( 7 ) . M inimum r e a r y a r d : 2 0 f e e t . 35 f e e t w h e re. a d j o i n i n g a r e s i d e n t i a l z o n e . W here a s i t e a b u t s a r a i l r o a d s p u r ,
h o w e v e r , b u i l d i n g s may h a v e l o a d i n g d o c k s e x t e n d i n g t o t h e r e a r p r o p e r t y l i n e p r o v i d e d s u c h c o n s t r u c t i o n d o e s n o t i n t e r f e r e w i t h u t i l i t y s e r v i c e s .
S e c . 2 3 - 3 9 1 ( 8 ) . S c r e e n i n g : When t h e s i t e a b u t s a r e s i d e n t i a ld i s t r i c t , a m a s o n ry w a l l s i x f e e t i n h e i g h t s h a l l b e e r e c t e d a lo n g t h e p r o p e r t y l i n e s a d j o i n i n g t h e r e s i d e n t i a l d i s t r i c t . F r c n t h e f r o n t p r o p e r t y l i n e t o t h e f r o n t y a r d s e t b a c k l i n e , t h e w a l l s h a l l n o t be h i g h e r t h a n t h r e e f e e t . T he w a l l s h a l l b e p r o v i d e d a n d m a in t a i n e d by t h e o w n e rs o f t h e i n d u s t r i a l s i t e .
S e c . 2 3 - 3 9 l ( 9 ) . L a n d s o a p in r r a n d p a v in r r : A l l o p en a r e a s o f o nim p ro v e d l o t s h a l l be m a i n t a i n e d i n a d u s t - f r e e c o n d i t i o n by l a n d s c a p i n g w i t h t r e e s , s h r u b s , s u i t a b l e g ro u n d c o v e r , u n d i s t u r b e d n a t u r a l g r o w th , o r by c o v e r i n g w i t h m a t e r i a l t h a t w i l l p r o v i d e a n a l l - w e a t h e r s u r f a c e .
S e c . 2 3 - 3 9 1 ( l O ) . S to r a g e f a c i l i t i e s : O u td o o r s t a r a g o s h a l l bep e r m i t t e d o n ly i n r e a r y a r d s o r s i d e y a r d s w hen a c c e s s o r y t o a p e r m i t t e d u s e . A l l a r e a s u s e d f o r s t o r a g e s h a l l be e n c lo s e d on a l l s i d e s by a m a s o n ry w a l l o r s o l i d f e n c e n o t l e s s t h a n s i x f e e t n o r m o re t h a n e i g h t f e e t i n h e i g h t . No m a t e r i a l s o r p r o d u c t s s h a l l b e s t a c k e d o r s t o r e d t o e x c e e d th e h e i g h t o f t h e w a l l .
Sac. 2 3 - 3 9 1 ( l l ) . Minimum o f f - s t r e e t p a r k i n g ; One p a r k i n g s p a c e
f o r e a c h tw o e m p lo y e e s o n a m a jo r s h i f t p l u s o n e p a r k i n g s p a c e f o r e a c h t r u c k o p e r a t e d b y , t h e f i r m a n d o n e s p a c e f o r e a c h s a l e s p e r s o n p e r m a n e n t ly e m p lo y e d . T he a r e a o f a p a r k i n g s p a c e , e x c l u d i n g t h e a i s l e , s h a l l b e 1 8 0 s q u a r e f e e t . P a r k i n g may b e p r o v i d e d i n t h e r e q u i r e d y a r d s p r o v i d e d t h a t f r o n t y a r d p a r k i n g c u r b s a r e i n s t a l l e d a lo n g t h e f r o n t p o r t i o n o f t h e p a r k i n g l o t w i t h a p p r o v e d a c c e s s p o i n t s a s d e s i g n a t e d by t h e t r a f f i c e n g i n e e r . T he p a r k i n g a r e a s s h a l l b e t r e a t e d a n d m a i n t a i n e d t o p r o v i d e d u s t - f r e e , a l l w e a t h e r s u r f a c e s a n d n o t t o c r e a t e a n u i s a n c e .
S e c . 2 3 -3 9 1 ( l ? . ) . M inimum o f f - s t r e e t l o a d i n g : One l o a d i n g s p a c eo f tw e lv e f e e t by f o r t y - f i v e f e e t w i t h a f o u r t e e n - f o o t - h e i g h t c l e a r a n c e . V e h ic le l o a d i n g o r u n l o a d i n g s h a l l n o t 'b e p e r m i t t e d o n a s t r e e t , a l l e y , o r f r o n t y a r d ; h o w e v e r , r e q u i r e d s i d e o r r e a r y a r d s may b e u s e d .
S e c . 2 3 - 3 9 1 ( i s ) . P e r m i t t e d s i g n s : S ig n s s h a l l b e r e s t r i c t e dt o i n d e n t i f y i n g t h e p e r m i t t e d u s e s , d i r e c t i o n a l p u r p o s e s a n d a d v e r t i s i n g t h e s a l e o r l e a s e o f p r o p e r t y a s f o l l o w s :
( a ) One f r e e - s t a n d i n g i d e n t i f i c a t i o n s i g n , i d e n t i f y i n g t h enam e o f t h e i n d u s t r i a l p a r k . The a r e a o f t h e s i g n s h a l l n o t e x c e e d f i f t y s q u a r e f e e t n o r s h a l l t h e s i g n b e m o re t h a n f i f t e e n f e e t i n h e i g h t . The s i g n may b e a w a l l s i g n o r f r e e s t a n d i n g . A f r e e - s t a n d i n g s i g n may b e l o c a t e d i n t h e r e q u i r e d f r o n t o r s i d e y a r d n o t c l o s e r t h a n f i v e f e e t t o an y p r o p e r t y l i n e n o r w i t h i n tw e n ty f e e t o f t h e p r o p e r t y c o r n e r o n c o r n e r l o t s .
(b ) One w a l l s i g n i d e n t i f y i n g t h e u s e o r nam e o f- t h e i n d u s t r y o r b u s i n e s s . The s i g n s h a l l n o t p r o j e c t m o re t h a n o n e f o o t f r o m t h e f a c e o f t h e b u i l d i n g o r w a l l t o w h ic h i t i s a t t a c h e d . S ig n s h a l l n o t e x c e e d a maxim um a r e a o f f i f t y s q u a r e f e e t a n d s h a l l n o t p r o j e c t a b o v e t h e h e i g h t o f t h e b u i l d i n g t o w h ic h i t i s a t t a c h e d . I n l i e u o f a w a l l s i g n , o n e f r e e - s t a n d i n g s i g n n o t m o re t h a n f i f t y s q u a r e f e e t n o r m o re t h a n t h r e e f e e t i n h e i g h t may b e e r e c t e d i n t h e r e q u i r e d f r o n t o r s i d e y a r d n o c l o s e r t h a n f i v e f e e t t o an y p r o p e r t y l i n e . On c o r n e r l o t s n o s i g n s h a l l b e e r e c t e d w i t h i n tw e n ty f e e t o f t h e p r o p e r t y c o r n e r .
( c ) An u n l i g h t e d s i g n a d v e r t i s i n g t h e s a l e o r l e a s e o f t h e p r o p e r t y o r a b u i l d i n g Dn t h e p r e m i s e s , p r o v i d e d i t d o e s n o t e x c e e d t w e n t y - f i v e s q u a r e f e e t a n d i s n o t m a i n t a i n e d f o r a p e r i o d e x c e e d in g tw e lv e c o n s e c u t i v e m o n th s .
(d ) A l l s i g n s m u s t b e i n a f i x e d p o s i t i o n ; s h a l l n o t h a v e any m o v in g p a r t s n o r b e r e v o l v i n g . I l l u m i n a t i o n o f s i g n s s h a l l b e i n d i r e c t a n d n o t b e f l a s h i n g , i n t e r m i t t e n t , o r a n im a te d .
S e c . 2 3 - 3 9 l ( l / , l . I l l u m i n a t i o n : I l l u m i n a t i o n o f b u i l d i n g s ,p a r k i n g a r e a s a n d l o a d i n g f a c i l i t i e s s h a l l be s o a r r a n g e d a s t o e l i m i n a t e g l a r e to w a r d s t r e e t s a n d a d j o i n i n g p r o p e r t i e s .
S e c . 2 3 - 3 9 1 ( 1 5 ) . D e f i n i t i o n s o f n u i s a n c e : F o r t h e p u r p o s e so f t h i s d i s t r i c t , a n u i s a n c e i s a n y t h i n g , c o n d i t i o n o r u s e o f p r o p e r t y w h ic h e n d a n g e r s l i f e o r h e a l t h , g i v e s o f f e n s e t o t h e s e n s e s , a n d / o r o b s t r u c t s t h e r e a s o n a b l e a n d c o m f o r t a b l e u s e o f o t h e r p r o p e r t y .
S e n . 2 3 - 3 9 1 ( l 6 ) . U se o f b a r b e d w i r e ; B a rb e d w i r e may b e u s e d on f e n c e s o r w a l l s , p r o v i d e d s a i d w i r e i s m o re t h a n s i x f e e t a b o v e 50 g ro u n d l e v e l .
S e n . 2 3 - 3 9 l ( l 7 ) . P e r f o r m a n c e s t a n d a r d s : T he f o l l o w i n g p e r f o r m a n c es t a n d a r d s s h a l l a p p ly t o a l l u s e s i n t h i s d i s t r i c t :
S e n . 2 3 - 3 9 1 ( 1 8 ) . N o i s e : A t no p o i n t on t h e b o u n d a ry o fr e s i d e n t i a l o r b u s i n e s s d i s t r i c t s s h a l l t h e s o u n d p r e s s u r e l e v e l o f an y i n d i v i d u a l o p e r a t i o n o r p l a n t e x c e e d t h e d e c i b e l l e v e l s i n t h e d e s i g n a t e d o c t a v e b a n d s show n b e lo w . ( E x c lu d in g o p e r a t i o n o f m o to r v e h i c l e s o r o t h e r t r a n s p o r t a t i o n f a c i l i t i e s ) .
O c ta v e b a n d
c y c l e s p e r s e c o n d
Maximum s o u n d p r e s s u r e
l e v e l i n d e c i b e l s
0 .002 d y n e s p e r CM^
0 to 75 75 to 150
150 to 300. 300 to 600 600 to 1200*
1200 to 2400 2400 to 4800
Above 48OO,
- 7 2-67-59-52-46-40_J4J 2
S o u n d l e v e l s s h a l l b e m e a s u r e d w i t h a s o u n d l e v e l m e t e r a n d a s s o c i a t e d o c t a v e b a n d f i l t e r m a n u f a c t u r e d a c c o r d i n g t o s t a n d a r d s p r e s c r i b e d by t h e A m e r ic a n S t a n d a r d s A s s o c i a t i o n . M e a s u re m e n ts s h a l l be m ade u s i n g t h e f l a t n e tw o r k o f t h e s o u n d l e v e l m e t e r . I m p u ls iv e t y p e n o i s e s s h a l l b e s u b j e c t . t o t h e p e f fo ru & n c o s t a n d a r d s p r o v i d e d t h a t s u c h n o i s e s s h a l l be c a p a b l e o f b e i n g a c c u r a t e l y m e a s u r e d w i t h s u c h e q u ip m e n t . N o is e s c a p a b l e o f b e i n g s o m e a s u r e d , f o r t h e p u r p o s e o f t h i s s e c t i o n , s h a l l b e t h o s e n o i s e s w h ic h c a u s e r a p i d f l u c t u a t i o n s o f t h e n e e d l e o f t h e s o u n d l e v e l m e t e r w i t h a v a r i a t i o n o f n o m o re t h a n p l u s o r m in u s tw o d e c i b e l s . N o is e s i n c a p a b l e o f b e in g s o m e a s u r e d , s u c h a s t h o s e o f a n i r r e g u l a r o r i n t e r m i t t e n t n a t u r e , s h a l l b e c o n t r o l l e d s o a s n o t t o becom e a n u i s a n c e t o a d j a c e n t u s e s .
S e c . 2 3 - 3 9 1 ( 1 9 ) . S m o k e: No e m i s s i o n o f sm oke f ro m an y s o u r c es h a l l b e p e r m i t t e d t o e x c e e d a g r e a t e r d e n s i t y t h a n t h a t d e n s i t y d e s c r i b e d a s No. 1 on t h e R in g le m a n C h a r t . H o w e v e r, sm oke may be e m i t t e d , w h ic h i s e q u a l t o b u t n o t d a r k e r , t h a n No. 2 on t h e R in g le m a n C h a r t , f o r n o t m o re t h a n f o u r m i n u te s i n a r y t h i r t y - m i n u t e p e r i o d .F o r t h e p u r p o s e o f g r a d i n g t h e d e n s i t y o f sm o k e , t h e R in g le m a n C h a r t , a s p u b l i s h e d by t h e U. S . B u re a u o f M in es s h a l l b e t h e s t a n d a r d .
S e c . 2 3 - 3 9 1 ( 2 0 ) . G l a r e o r h e a t : Any a c t i v i t y p r o d u c in gi n t e n s e g l a r e o r h e a t s h a l l b e p e r f o r m e d w i t h i n a c o m p le t e ly e n c lo s e d b u i l d i n g i n s u c h a m a n n e r a s n o t t o c r e a t e a n u i s a n c e o r h a z a r d a lo n g l o t l i n e s .
S e c . 2 3 - 3 9 1 ( 2 1 ) . O d o r s : No e m i s s i o n o f o d o r o u s g a s e s o r o t h e ro d o ro u s m a t t e r s h a l l b e p e r m i t t e d i n s u c h q u a n t i t i e s a s t o b e o f f e n s i v e i n s u c h a m a n n e r a s t o c r e a t e a n u i s a n c e o r h a z a r d b e y o n d t h e p r o p e r t y l i n e s .
S e n . 2 3 - 3 9 1 ( 2 2 ) . V i b r a t i o n : No v i b r a t i o n s h a l l b e p e r m i t t e d w h ic hi s d i s c e r n i b l e b e y o n d t h e l o t l i n e t o t h e hum an s e n s e o f f e e l i n g f o r t h r e e m in u te s o r m o re d u r a t i o n i n an y one h o u r o f t h e d a y b e tw e e n th e h o u r s o f 7:00 a . m . t o 7:00 p . m . , o r o f t h i r t y s e c o n d s o r m o re
v d u r a t i o n i n an y o n e h o u r d u r i n g t h e h o u r s o f 7:00 p . m . a n d 7:00 a . m .
S e c . 2 1 - 3 9 1 ( 2 3 ) . F ly a s h , d u s t , fu m e s , v a p o r s , p a s e s a n d o t h e r fo rm s o f a i r p o l l u t i o n : No e m i s s i o n s h a l l b e p e r m i t t e d w h ic h c a nc a u s e dam age t o h e a l t h , t o a n i m a l s , o r v e g e t a t i o n , o r o t h e r f o r m s o f p r o p e r t y , o r w h ic h c a n c a u s e an y e x c e s s i v e s o i l i n g .
S o c . ( '? /■ ) . T.^qivirie fln/1 an ! i d ire.qT,A: v a s t e s s h a l l b ed i s c h a r g e d i n t h e s t r e e t s , d r a in a g e w a y s . o r an y p r o p e r t y w h ic h i s d a n g e r o u s t o t h e p u b l i c h e a l t h a n d s a f e t y , a n d n o w a s te s h a l l be d i s c h a r g e d i n t h e p u b l i c sew a g e s y s te m w h ic h e n d a n g e r s t h e n o r m a l o p e r a t i o n o f t h e p u b l i c sew a g e s y s t e m .
S e n . 2 3 - 3 9 1 ( 2 5 ) . C e r t i f i c a t i o n s : The b u i l d i n g i n s p e c t o r s h a l ln o t i s s u e a p e r m i t f o r a n y u s e u n t i l t h e a p p l i c a n t h a s p r o v i d e d t h e r e q u i r e d n u m b er o f p l a n s s h o w in g t h e c e r t i f i c a t e s o f t h e c i t y e n g i n e e r , t r a f f i c e n g i n e e r , p u b l i c w o rk s d i r e c t o r , a n d h e a l t h o f f i c e r , c e r t i f y i n g t h a t s a i d u s e c o m p l ie s w i t h a l l la w s a n d r e g u l a t i o n s u n d e r t h e i r j u r i s d i c t i o n . (1 9 5 3 C o d e , Oh. 2 1 , 5 § 1 1 A .1 5 — 11A.40j O rd . No. 2 5 6 3 , § 1 , 1 - 6 - 6 4 )
S§0 8 « 23"392-“23~394* Rsservedt
52
Cottonwood In d u str ia l D is tr ic t
Study A re a and Surroundings
Tucson A re a T ran sp o rta tio n S tudy--V ol. II
Population and D w elling U nits
1960
P a rc e l D. U. /No. L ocation D .U . A cres A cre Pop.
25 C o n g re ss --1 2 th Ave. Irv ing ton - -M iss io n
997 310 3. 2 4, 658
2 St. M a ry s - -F re e w a y C o n g ress - -S ilv e rb e ll
537 101 5. 3 1, 771
10 C o n g re ss --6 th Ave. S ilverlake - -1 2th Ave.
864 70 12 .4 3 ,089
23 S ilv e r la k e - -P a rk 40th s t . —S. 12th Ave.
1599 191 8 .4 6, 179
347 2 2 n d --M iss io n --3 6 th one m ile w est of L aC holla
193 67 2 .9 765
348 B ro ad w ay --M iss io n 83 20 4. 2 29622nd --L aC ho lla 1960 T o ta l 16, 758
Cottonwood In d u s tr ia l D is tr ic t 35 15.93 2 .2 116
3 /3 p eop le /dw elling unit
53
Popula tion and D w elling U nits
P a rc e lNo.
1980 F o re c a s t
L ocation D. U. A c re sD. U. / A cre Pop.
25 C o n g ress - -1 2th Ave. Irv in g to n --M iss io n
4077 865 4. 7 14, 191
2 St. M arys - - F reew ay C o n g re ss -S ilv e rb e ll
1215 158 7. 7 3, 361
10 C o n g re ss --6 th Ave. S ilv erlak e - -1 2th Ave.
1183 97 12. 2 3, 786
23 S ilverlake - - P a rk 40th s t. —S. 12th Ave.
2194 250 8. 8 7 ,407
347 2 2 n d --M iss io n --3 6 th one m ile w est of L aC holla
2665 605 4 .4 9 ,912
348 B ro ad w ay --M iss io n 400 99 4 .0 1, 33122nd --L aC ho lla _______
1980 T o ta l 39,988
4 0 r H * t F .W A f
(1) PLANT 4 7 ,9 0 0 j q ft (.) PmRWNQ, ISO CARS (m) TRUCK DOCK
PLANT 12 .500 r q ft (O PARKING 2 4 CARS
Q ) PLANT 7 5 .0 0 0 * q ft ( a)PARiuNO 3 S CARS (# : TRUCK DOCK
@ PLANT 2 5 .0 0 0 » q ft W P A R K W 4# CARS w TRUCK DOCK
(5) PL#NT 4 L 2 5 0 » q ft W PA m uN Q : 120 CARS U ) TRUCK DOCK
'ISD PLANT- 19 . 7 5 0 ft WPARKING - # 0 CARS
PROPOSED INDUSTRIAL PARK SITE COTTOMROOO NEIOMBORHOOD PLAN
UN#r«M BuONO M tBACR *tCW"tk<Nn M C 'f AlAKkKj AK) Ct«,
• c*c*NAK:t c \a tt v » * » # * a » o "mn.k * u tIV K A* >AAO •« lA*et s r*<>• voc *a« d atu^flfkKut
C h a rle s W. R ider A ssoc . P lann ing D ire c to r
C ity P lanning and Z oning C o m m issio n C ity H all Tucson, A rizona
Re: C 13-66-7 M anzo N eighborhood P lan
G entlem en:
T his is a p re lim in a ry s ta ff re p o r t on a p lan fo r the M anzo N eighborhood, sub m itted fo r your ten ta tiv e adoption and se ttin g fo r public h earin g , p r io r to fo rm atio n of the fina l re p o r t and reco m m en d a tion to the M ayor and C ouncil.
At your p re lim in a ry h e a rin g , re g a rd in g th is neighborhood, c e r ta in p ro b lem s w ill be m ade ev iden t and som e so lu tio n s w ill be suggested . M em bers of the sta ff, by th is tim e , w ill have m e t w ith re p re se n ta tiv e s of the M anzo N eighborhood C ouncil. O ur findings w ill be rev iew ed w ith them , to g e th e r w ith neighborhood p lanning goa ls and o b jec tiv e s .
T his p re lim in a ry p lan re p re s e n ts an optim um in te rp re ta tio n of th ese ob jec tives w ith app licab le design s ta n d a rd s .
F o r your convenience, the findings and conclusions of th is re p o r t a re su m m arize d im m ed ia te ly follow ing th is t ra n s m it ta l .
It is recom m ended th a t the co m m issio n c o n s id e r ten ta tiv e adoptio n of the p lan p re sen te d , o r a s it m ay deem th a t it should be m odified . At the sam e tim e , a public h e a rin g should be s e t to c o n s id e r the p lan as a p roposed am endm ent and supp lem en t of the m a s te r p lan a s p ro vided by C h ap te r 23 of the P lann ing and Zoning Code of the C ity of Tucson.
R espectfu lly subm itted .
ii
TABLE OF CONTENTS
Page
L E T T E R OF TR A N SM IT TA L .............................................................................. ii
SUMMARY OF FINDINGS AND C O N C L U SIO N S......................................... 1
IN T R O D U C T IO N ...................................................................... 3
G oals and O b j e c t iv e s ....................................................................... 3
HISTORY . ................................................................................................................... 6
I. EXISTING C O N D IT IO N S .......................................................................... 8
Land U s e ......................................................................................................... 8Z o n in g .......................................................................... 10P o p u la t io n .................................................................. 12T r a n s p o r t a t io n ............................................................ 13Building C o n d i t io n s ...................................................................................... 13Land V alues ...................................................................................................... 16C om m unity F a c il i t ie s and S e r v i c e s .................................. .................. 17
S c h o o l s ................................................................................................... 17E x isting .......................................................................................... 17
P a r k s .................................. 18E x is t in g .......................................................................................... 18
L i b r a r i e s ................................................................... 18E x isting .......................................................................................... 18
H o s p i t a l s .............................................. 19E x is t in g .......................................................................................... 19
F ir e S ta tio n s . ....................................................................................... 19E x is t in g ..................... 19
U t i l i t i e s ................................................................................................... 19W ater S y s t e m ............................................................................. 19S e w e rs ............................................................................................. 20Gas and E l e c t r i c ....................................................................... 20T e lep h o n e ....................................................................................... 20
D r a i n a g e ................................................................................ 20E x is t in g .......................................................................................... 20
S t r e e t s ..................................................................................................... 21E x is t in g .......................................................................................... 21
iii
TABLE OF C O N T E N T S--C ontinued
Page
M ajor T h o rough fares and C o l le c to r s ............................. 22S tre e t L ig h ts ............................................... 23
R e h a b il i ta t io n ....................................................................................... 23
II. NEIGHBORHOOD GOALS AND MASTER PLAN FORIMPROVEMENTS . . ....................................................................... 24
F u tu re Land U s e .......................................................................................... 24F u tu re Zoning ..................... 25P o p u la t io n ...................................................................................................... 25C om m unity F a c il i t ie s and S e r v i c e s ..................... 26
S c h o o l s .................. 26P a r k s .................. 27L i b r a r i e s ................................................................................................ 28H o s p i t a l s ........................... 28F ir e S tations .................. 29U tilitie s . ............................ 29
W ater S y s t e m ............................................................................. 29Sew ers .......................................................................................... 30Gas and E l e c t r i c ....................................................................... 30
D r a i n a g e ............................................................................................... 30S tre e ts ................................................................................................... 31
M ajor T ho rough fares and C o l le c to r s .................................... 31M inor S tre e ts .................................................... 32S tree t L ights .................................................... 32
R e h a b i l i ta t io n ...................................................................................... 32
III. WAYS AND M E A N S ................................................................................... 33
L ocal P ro g ra m s . ....................................................................................... 33M anzo N eighborhood P r o g r a m ..................................... ............... 33S tre e ts and S tre e t L i g h t i n g ........................................................... 34
A r t e r i a l s ................................................................ 34N eighborhood o r L ocal S t r e e t s ............... 34Sew ers .................. 36W a t e r ................................................. 36
F ir e H y d ra n ts ....................................................................................... 37P a r k s ...................................................................................................... 37H o u s in g ........................................................ ........................................... 38
iv
SUMMARY OF FINDINGS AND CONCLUSIONS
It is m o st im p o rtan t th a t fu ll and com prehensive c o n s id e ra tio n
be given tow ard the developm ent and reh a b ilita tio n of the M anzo N eigh
borhood. P la n s and p ro g ra m s , both public and p r iv a te , m u st be in i
tia ted and im plem ented to p rom o te the sound, o rd e r ly , and s ta b le
grow th of th is neighborhood. Such p lans should be the b a s is fo r p ro
g ram s of public w o rk s , zoning s ta b iliza tio n , and ind iv idual developm ent
in a cc o rd w ith s ta n d a rd s to ach ieve the ob jec tiv es of the neighborhood
p lan as fin a lly adopted . W hen th e se o b jec tiv es a r e re a liz e d , the M anzo
N eighborhood w ill becom e a v ita l, in te g ra l p a r t of the com m unity a s a
whole.
To encourage grow th, a p lan has been p re p a re d w hich p ro v id es
a ll the n e c e s s a ry planning fe a tu re s w hich, w ith p ro p e r guidance and im
p lem en ta tion , w ill r e s u l t in a w ell ba lanced neighborhood developm ent.
The follow ing is a l i s t of p ro p o sa ls fo r im m ed ia te action :
1. Adoption of the neighborhood plan.
2. S tab ilize ex is tin g zoning and to p rec lu d e the fu tu re e n c ro a c h
m en t of c o m m e rc ia l zones upon re s id e n tia l zones.
3. Bank p ro tec tio n of the Santa C ruz r iv e r bed a s p e r C o rps of
E n g in eer s ta n d a rd s and c r i te r ia .
1
2
4. U tilitie s such a s g as , e le c tr ic , and telephone g e n e ra lly
follow developm ent. It is recom m ended , how ever, th a t the
p lacem en t of u tility lin e s be coo rd ina ted in acco rd an ce w ith
the reco m m en d atio n of the U tility C oord inating C om m ittee .
5. An ap p ro x im ate th re e (3) a c re p a rk s ite should be developed
in the v ic in ity of the M anzo School.
6. A s t r e e t ligh ting p ro g ra m should be in itia ted , the f i r s t phase
being te m p o ra ry in te rse c tio n l ig h ts .
7. A cqu isition of r ig h t-o f-w a y and im p rovem en t of Speedway
B oulevard , G rande Avenue, St. M a ry 's Road, and S ilv e rb e ll
Road. L ocal and c o lle c to r s t r e e ts should be im proved and
m odified a s n e c e s s a ry and as econom ically fea s ib le .
8. A p ro g ra m to in s ta ll sidew alks, c u rb s , and g u tte rs should be
in itia ted a s the lo c a l s t r e e t s a re im proved .
9. An adequate d ra in ag e sy s te m m u st be designed to se rv e the
a re a , e sp ec ia lly in the E l Rio P a rk A ddition.
10. T ra ffic co n tro ls w ill be n e c e s s a ry a s the a re a is redeveloped .
11. W ater and se w e r fa c ili t ie s to be developed and extended a s
n e c e s sa ry .
12. C ontinued dem olition , c le a ra n c e , and g e n e ra l reh a b ilita tio n on
a continuing b a s is .
13. E x p lo ra tio n should be m ade into the fe a s ib ility of the a p p lic a
tion of v a rio u s F e d e ra l and C ap ita l Im provem en t P ro g ra m s
fo r updating the neighborhood.
INTRODUCTION
The M anzo N eighborhood, w ith its unique physica l, econom ic,
and so c ia l c h a ra c te r is t ic s , has been designa ted fo r study a s p a r t of the
C ity 's p ro g ra m fo r com m unity im provem en t and developm ent. B ecause
of its unique c h a ra c te r is t ic s , the M anzo N eighborhood P lan w ill se rv e
a s a b a s is fo r the upgrad ing of ex is tin g b ligh t and the p reven tion of
fu tu re b ligh t on a p r io r i ty b a s is . N eighborhood in te re s t , im provem en t
p ro g ra m s , and public w orks should be extended and encouraged by the
goals and ob jec tiv es of the P lan .
Goals and O bjectives
As an im m ed ia te ob jec tive , a study of the n a tu re , extent, and
c au se s of b ligh t is of the u tm o s t im p o rtan ce . A p re lim in a ry study con
cern in g the exten t of b ligh t has a lre a d y been u n d e rtak en by the C ity
Inspections and the C ity P lann ing D ivisions (the r e s u l ts of w hich w ill
be d isc u sse d a t a l a te r t im e . ) F ro m th is data and o th e r s tu d ie s , the
n e c e s sa ry ac tio n to be taken to p re s e rv e and p ro te c t the optim um so c ia l,
econom ic, and p h y sica l c h a r a c te r is t ic s of the neighborhood can be
d e te rm in ed . The goal of the p lan should be such as to m ake the ne igh
borhood a continuing a s s e t to the com m unity , and to the people who live
and w ork w ith in it.
3
4
The s iz e and shape of a neighborhood un it is d e te rm in ed by
se v e ra l fa c to rs , including to p o g rap h ica l fe a tu re s , n a tu ra l o r m an -m ad e
boundaries ( r iv e r s , m oun ta ins, highw ays, r a i l ro a d s , e t c . ), population
and school lo ca tio n s . Of c o u rse , th ese fa c to rs a r e a rb i t r a r y a t b e s t,
and v a ry fro m a re a to a re a . W ith the evo lvem ent of schoo l and neigh
borhood planning s ta n d a rd s in 1955, the p a tte rn w as s e t fo r m o st ne igh
borhood u n its in T ucson to c o n s is t of ap p ro x im ate ly one sq u a re m ile
bounded on fou r s id e s by m a jo r th o ro u g h fa re s . T h is sy s te m c o lla b o r
a ted w ith the f i r s t T ucson D is tr ic t No. 1 School L ocation P lan . A lso,
th is sy s te m w as l a te r adopted by bo th the C ity and County, a s w e ll as
by the School B oard of T ru s te e s .
The e le m e n ta ry schoo l w hich s e rv e s th is a re a is c e n tra lly lo
cated and e a s ily a c c e ss ib le to the re s id e n ts of the e n tire neighborhood.
The su rro u n d in g re s id e n tia l developm ent fo r the m o st p a r t is highly
dense in com position . M u lti-fam ily developm ent is s c a tte re d th ro u g h
out the study a re a w hile the p ro fe ss io n a l, se m i-p ro fe s s io n a l, s e rv ic e ,
and shopping fa c ili t ie s a re lo ca ted on the p e r ip h e ry in conjunction w ith
the m a jo r th o ro u g h fa res . In g e n e ra l, the m o re in tensive tra f f ic g e n e r
a ting e n te rp r is e s a re lo ca ted along and ad jacen t to m a jo r in te rse c tio n s .
O ther p h y sica l c o n s id e ra tio n s should a lso be stud ied and a d ju s ted to
m ee t accep tab le s ta n d a rd s of m ain tenance and econom ic developm ent.
In su m m ary , the p u rp o se of th is study is to d e te rm in e the n e c
e s s a ry s te p s to:
5?
1. P ro m o te p ro g ra m s fo r co n serv a tio n , re v ita liz a tio n and
red evelopm en t in a c c o rd w ith an accep ted p lan fo r the
neighborhood.
2. R ealize the ne ighborhood 's optim um p o ten tia l a s a d e s ira b le
p lace to live , w ork , and enjoy, c o n s is te n t w ith the G enera l
Land Use P lan fo r the com m unity .
3. Im prove com m unity fa c ili t ie s and s e rv ic e s .
4. R ev ita lize the neighborhood w here d e te r io ra tio n is ev ident.
5. P ro te c t sound housing conditions fro m p o ten tia l b ligh ting
conditions.
6. To p rov ide goals and o b jec tiv es fo r com m unity action .
T h ere m u st be an e a rn e s t d e s ire on behalf of the re s id e n ts and
p ro p e r ty ow ners to ach ieve the goals outlined in the p lan a s fina lly
adopted b e fo re any g re a t changes can o ccu r in th is a re a .
P re s e n t neighborhood o rg an iza tio n s should be s tren g th en ed and
helped to p rom o te good a ttitu d e s tow ard p ro p e r ty m ain tenance and im
p rovem en t. By appealing to bo th com m unity a s w e ll a s indiv idual in
te r e s t , a g re a t con tribu tion w ill be m ade to w ard the e lim ina tion and
p reven tion of b ligh t.
HISTORY
The study a re a is lo ca ted ap p ro x im ate ly one (1) m ile N orthw est
of the C e n tra l B u sin ess D is tr ic t and is bounded by Speedway Blvd. to
the no rth , the T ucson A ccess C o n tro lled F reew ay to the e a s t, St. M ary ’s
Road to the south , and S ilv e rb e ll Road to the w est. A lthough the n e ig h
borhood enjoys a re la tiv e ly le v e l g rad e , i ts lo ca tio n a ffo rd s it an e x c e l
len t view of the T ucson M ountains and the su rro u n d in g a re a . The f lo ra
c o n s is ts of na tive grow th u su a lly in the fo rm of ta m a r isk , m esq u ite ,
and som e cottonwood t r e e s . The N eighborhood is s e p a ra te d fro m the
C e n tra l B u sin ess D is tr ic t by the Santa C ruz R iv er and the T ucson A c
c e s s C on tro lled F reew ay .
D evelopm ent in th is neighborhood began in 1930 when the f i r s t
subd iv ision p la t (R iv e rs id e P a rk Addition) w as re c o rd e d . The second
subd iv ision to be re c o rd e d w as E l Rio P a rk A ddition, in 1931. The
typ ica l design em ployed by th e se two subd iv isions w as sm a ll lo ts (7500
sq u a re feet) la id out on a r a th e r tigh t g rid p a tte rn . About 90% of th is
e n tire neighborhood w as designed in th is fash ion . D evelopm ent has
been rap id and fa ir ly d ense .
In 1954, the fina l subd iv ision in th is a re a w as re c o rd e d (Santa
M aria A ddition). The design of th is sub d iv is io n w as of a c u rv il in e a r
p a tte rn w ith re la tiv e ly l a r g e r s iz e d lo ts , (16,150 sq u a re fee t). T h is
6
7
a re a re p re s e n ts about 2. 5% of the e n tire neighborhood. The rem a in in g
7. 5% of the a re a is vacan t. T h is p a tte rn of s i te p lanning has encouraged
b e tte r re s id e n tia l developm ent, which, in m o st c a s e s , has re ta in e d its
value.
T his a re a has developed ra p id ly b ecau se of i ts c lo se p ro x im ity to
the C e n tra l B u sin e ss D is tr ic t , m a jo r th o ro u g h fa res and the Tucson A c
c e ss C on tro lled F reew ay , the M anzo School, and a re a s of po ten tia l
c o m m erc ia l and in d u s tr ia l em ploym ent. F u r th e r population grow th w ith
in th is neighborhood w ill not be encouraged . It is an tic ip a ted , how ever,
th a t the a re a w ill be c leaned up and be m ade a m o re a ttra c tiv e p lace to
liv e .
I. EXISTING CONDITIONS
59. 8% of the to ta l 257 a c r e s w hich m ake up th is neighborhood
have been developed (not counting s t r e e ts and d ra in ag e). 39. 5% has
developed fo r sing le fam ily p u rp o se s .
The follow ing tab le in d ica te s the com position of ex is tin g land
u se . It show s the to ta l a c re s fo r each type of u se , and the p e rc e n t of
the to ta l developed a re a .
TABLE 1
MANZO NEIGHBORHOOD
ACREAGE OF VARIOUS LAND USES
P e rc e n t Use
T ota l A creage 257. 11 (100%)
A creag e A ccord ing to Use
R esid en tia l A c re s P e rc e n t
Single F a m ily (under one a c re ) 101. 46 (39. 46%)
Two F a m ily 25. 54 ( 9.93% )
T h re e and F o u r F a m ily 3. 31 ( 1.29%)
M ultiple D w ellings . 18 ( . 07%)
V acant Single F a m ily 4. 41 ( 1.72%)
T otal R esid en tia l Use 134.90 (52.47%)
8
9
B u sin ess A c re s P e rc e n t
L ocal 4. 69 ( 1.82%)
G enera l . 84 ( . 33%)
T o ta l B u sin ess Use 5. 53 ( 2. 15%)
Industry
P ub lic and P r iv a te U tilitie s . 59 ( . 23%)
T ota l In d u s tr ia l Use . 59 ( . 23%)
P ublic
P ub lic and P r iv a te Schools 5. 51 ( 2. 14%)
C hurches 1. 97 ( . 77%)
In stitu tio n s . 21 ( . 08%)
V acant C hurches . 34 ( . 13%)
T ota l P ub lic Use 8 .03 ( 3. 12%)
M isce llaneous A c re s P e rc e n t
T ra i le r and Single F a m ily 1. 95 ( . 76%)
T ra i le r , L ocal B u sin e ss , and Single F a m ily . 36 ( . 14%)
R esidence and L ocal B u sin e ss 1. 80 ( . 70%)
Institu tion and L ocal B u s in e ss . 18 ( . 07%)
G enera l B u sin ess and Two F a m ily . 17 ( . 07%)
V acant L ocal B u sin ess and Single F am ily . 17 ( . 07%)
G enera l B u sin ess and Single F a m ily . 16 ( . 06%)
4. 79 ( 1.87%)T otal M isce llan eo u s U se
10
T ra i le r s A c re s P e rc e n t
T otal A creage
T otal Use A creage
T ota l V acant Land
257. 11 (100.00% )
153. 84 ( 59.83%)
103. 27 ( 40. 17%)
Zoning
P r io r to 1960, th is s tudy a re a w as not w ithin the Tucson c ity
l im its . The e n tire neighborhood w as s t i l l lo ca ted in the county and w as,
of c o u rse , su b jec t to county zoning. At th is tim e , the neighborhood had
ap p ro x im ate ly the sam e zone configura tion , but, som e of the county
zones w e re d iffe ren t than w hat e x is ts now. The m ain d iffe ren ce w as
th a t the p re se n t C ity R -2 zoning w as designated a s C R -4 by the county.
The ex is ting R - l zone in the w e s te rn p o rtio n of the study a re a w as C R -3
u n d er county zoning. The c ity R -4 zoning on n o rth M elro se Avenue and
Speedway B oulevard u sed to be TR in the county. The only o th e r d if
fe ren ce co n s is ted of a C B -2 county zone w here a B -2A c ity zone now
e x is ts in the sou theast c o rn e r of th e neighborhood.
On M arch 18, 1960 the e n tire study a re a w as annexed to the C ity
of T ucson by O rd inance #2014. T h is a re a w as added to B uilding Zone
Map #6 by O rd inance No. 2045, Supplem ent No. 60 -(7 -10). T hese p ro
ceed ings w ere adopted by the C ity of T ucson, June 6, 1960.
L ate in 1960 an a ttem p t w as m ade to rezo n e p o rtio n s of b locks
1 and 7, E l Rio P a rk A ddition, fro m R-4 to B - l zoning. A ccord ing to
1 1
the c ity zoning file C 9-60-178 , th is ac tion w as only p a rtly approved;
how ever, su b jec t to c e r ta in reco m m en d a tio n s. T hat p o rtio n of the R-4
zoning in b lock 7 w as not app roved fo r rezon ing . T his ac tion w as adopted
N ovem ber 26, 1962 by am endm ent #62-319, O rd inance No. 2377, to
build ing zone m ap No. 6.
In 1963, a fu r th e r a ttem p t w as m ade to rezo n e lo ts 16, 20, and 21,
b lock 20 of E l Rio P a rk A ddition fro m R-2 to B - l zoning. A ccord ing to
the c ity zoning file C 9-63-125 , th is rezo n in g w as approved , su b jec t to
c e r ta in reco m m en d a tio n s. T h is a c tio n w as adopted June 22, 1964 by
am endm ent #64, 457, O rd inance No. 2627, to bu ild ing zone m ap No. 6.
As of now, th e re a r e s e v e ra l rezo n in g c a se s w hich a re pending,
both w ith in the study a re a and on i ts p e rip h e ry .
The follow ing is a b reakdow n on the ex is ting zoning by type of
zone, to ta l num ber of a c r e s and p e rc e n t of to ta l a c re s :
Zoning A c re s P e rc e n t
R - l 9. 14 3. 56%
R-2 200.03 77. 80%
R-4 1.40 . 54%
B - l 19. 30 7. 51%
B -2A 5. 51 2.14%
1-1 21. 73 8.45%
T otal 257. 11 100. 00%
12
Population
C o n tra ry to the re g u la r grow th p a tte rn of a re a s w est of the
Santa C ruz R iver, the M anzo N eighborhood has developed rap id ly s in ce
W orld W ar II.
A ccord ing to the 1960 cen su s , th is a r e a had an e s tim a te d popu
la tio n of 4, 579 p e rso n s .
The e s tim a te d 1966 population is 4, 006 p e rso n s . F ro m 1960 to
1965, th e re w as a m ark e d d e c re a s e in p ra c tic a lly a ll seg m en ts of the
population.
The w hite population d e c re a se d by 664.
The non-w hite population d e c re a se d by 82.
The num ber of p e rso n s 65 y e a rs of age and o ver d e c re a se d by 17.
The num ber of ch ild ren u n d e r 5 y e a rs of age d e c re a se d by 272.
It w as found tha t in 1965, the m ed ian age of the m ale inhab itan ts
of th is a re a w as 18. 6.
F ro m 1960 to 1965 th e re w as a to ta l population d e c re a se fro m
4, 579 to 3, 833 p e rso n s . T h is g ives a to ta l d e c re a se in population (1960-
1965) of 746 p e rso n s .
As can be seen fro m the 1966 population f ig u re above, how ever,
the num ber of people w ith in the a re a is s ta r tin g to in c re a s e again .
Given the p re s e n t population of 4, 006, and the ex is ting n u m ber of
dw elling u n its a t 987, th is g ives a population p e r dw elling un it a t 4 .1 .
13
T ra n sp o rta tio n
A vailable public tra n s p o rta tio n fo r the M anzo N eighborhood con
s is ts e n tire ly of b u ses o p e ra ted under the fra n c h ise of the Old Pueblo
T ra n s it Com pany. E vidently , the Old P ueblo T ra n s it C om pany fe lt th a t
d e n s itie s in th is a re a w e re high enough to w a r ra n t th is s e rv ic e .
A ccord ing to the Tucson A rea T ra n sp o rta tio n Study (Volum e I-
1960), the frequency of s e rv ic e in te rm s of the nu m b er of bus m o v e
m ents on the av erag e w eek day fo r th is a re a is tw enty (20). T h is is one
of the few a re a s w est of the Santa C ruz R iv er w hich is se rv e d by p r i
va te ly financed tr a n s i t .
A lthough a c c e s s to and fro m th is a r e a is adequate , fu r th e r w id
ening of r ig h ts -o f-w ay , and paving, a re needed to s tim u la te red e v e lo p
m ent and reh a b ilita tio n .
B uilding C onditions
D evelopm ent in th is a re a began in the e a r ly 1930s. A lthough the
m a jo rity of the subd iv is io n s w e re re c o rd e d a t th is tim e , m o st of the
a c tu a l build ing d idn 't take p lace u n til a f te r W orld W ar II. C o nstruc tion
w as sp o ra d ic , how ever, u n til the la te 1950s when the la s t subd iv ision
w as re c o rd e d and build ing again su rg e d ahead. B ecause of th is lap se
of tim e betw een su rg e s of co n stru c tio n , a c o n tra s t can be noted betw een
the o ld e r and the re la tiv e ly new er s t ru c tu re s .
14
O ver 90% of the s t ru c tu re s a re u sed fo r re s id e n tia l p u rp o se s .
In 1960, 63% of the re s id e n c e s w e re ow ner occupied.
F ro m a su rv e y m ade by the C ity In spections D ivision the lo c a
tion and condition of the ex is tin g bu ild ings have been p lo tted on a m ap.
The follow ing tab le show s the to ta l num ber of s t ru c tu re s acco rd in g to
land u se .
MANZO NEIGHBORHOOD
N um ber of S tru c tu re s A ccord ing to Land Use
P e rc e n t Use
T otal N um ber of S tru c tu re s 1, 069 (100.00%)
S tru c tu re s A ccord ing to U se
R esiden tia l
Single F a m ily (under one a c re ) 641 ( 59. 96%)
Two F am ily 271 ( 25. 35%)
T h ree and F o u r F am ily 40 ( 3. 74%)
M ultiple D w ellings 5 ( . 47%)
V acant Single F am ily 30 ( 2. 81%)
T o ta l R esid en tia l S tru c tu re s 987 ( 92. 33%)
B u sin ess
L ocal 26 ( 2. 43%)
G enera l __4 ( . 37%)
T o ta l B u sin ess S tru c tu re s 30 ( 2. 80%)
15
Industry P e rc e n t Use
Public and P r iv a te U tilitie s __0 { . 00%)
T ota l In d u s tr ia l S tru c tu re s 0 ( . 00%)
Public
Public and P r iv a te Schools —
C hurches 9 ( .85%)
Institu tions 1 ( . 09%)
V acant C hurches 1 ( . 09%)
T otal P ub lic S tru c tu re s 11 ( 1.03%)
M isce llaneous
Single F am ily and T ra i le r 12 ( 1. 13%)
L ocal B u sin ess , Single F a m ily and T ra i le r 2 h-*
CD
R esidence and L ocal B u sin e ss 22 ( 2.06%)
Institu tion and L ocal B u sin e ss 1 ( . 09%)
G enera l B u sin ess and Single F a m ily 1 ( . 09%)
V acant L ocal B u sin ess and Single F a m ily 2 ( . 19%)
G enera l B u sin ess and Two F am ily 1 ( . 09%)
T otal M isce llaneous S tru c tu re s 41 ( 3.84%)
The follow ing tab le show s the condition of ex is ting s t ru c tu re s and
the num ber of s t ru c tu re s in each ca tego ry :
16
T able of B uilding C onditions
R esiden tia l S tru c tu re s No. P e rc e n t
D em olish 26 ( 2.43%)
R ep airab le 790 ( 73.90%)
Sound 208 ( 19.46%)
C o m m erc ia l S tru c tu re s 45 ( 4.21% )
T ota l N um ber of S tru c tu re s 1,069 (100.00%)
Of the to ta l 1, 069 bu ild ings, m o s t by f a r (987) a re u sed fo r r e s i
den tia l p u rp o ses . C o m m erc ia l build ings a r e only 30 in num ber.
The C ity w ill soon begin a p ro g ra m to rem o v e th o se s tru c tu re s
w hich b ligh t th is a re a and w hich a re designa ted fo r dem olition . As of
now, no s tru c tu re s have been rem oved .
Land V alues
The 1966 County A s s e s s o r r e c o rd s ind ica te th a t the av e rag e
a c tu a l value of im p ro v em en ts in th is neighborhood is $916. 72. The
av e rag e value of subd iv ision lo ts is $66. 78. The low er im provem en t
va lues a re found in R iv e rs id e P a rk A ddition and E l Rio P a rk A ddition
w ith a v e ra g e s of $799. 24 and $959. 65 re sp e c tiv e ly . In c o n tra s t , the
a v e rag e im provem en t value fo r the Santa M aria A ddition is $1, 518. 85.
The unsubdivided a re a s of th is neighborhood a re un im proved .
H ow ever, v a rio u s developm ent sch em es fo r th e se a r e a s a r e under con
s id e ra tio n .
17
Schools
C om m unity F a c il i t ie s and S e rv ice s
E x is tin g .--A c co rd in g to the 1961-65 T ucson School D is tr ic t No.
1 School P lan , th e re a re two e le m e n ta ry schoo ls w hich se rv e the study
a re a . The D avis School w hich s e rv e s from C olum bia Avenue, e a s t, is
lo ca ted about a half m ile so u th eas t of the study a re a . The M anzo School,
loca ted ap p ro x im ate ly in the c e n te r of the neighborhood, s e rv e s the r e s t
of the study a re a (a ll th a t ly ing w est of C olum bia Avenue).
1. D avis S choo l--A s of 1960 th e re w e re 362 pup ils en ro lled in
the e le m e n ta ry schoo l. C u rre n tly , the en ro llm en t fo r D avis
s tands a t 320 pup ils . T h is f ig u re is lo w er than the 1961-65
School P lan e s t im a te s . The schoo l build ing i ts e lf is r e l a
tiv e ly old, being c o n s tru c te d in 1902. The 1961-65 School
P lan g ives the cap ac ity of D avis a s 450 pup ils .
2. M anzo S choo l--A s of 1960, th e re w e re 565 pupils en ro lled
in th is e le m e n ta ry schoo l. P re se n tly , th e re a re 549 pupils
en ro lled in M anzo E le m e n ta ry School. L ike the D avis
School, th is f ig u re is lo w er than the e s tim a te s given in the
1961-65 School P la n . The schoo l build ing i ts e lf w as bu ilt
in 1939, about the sam e tim e a s m any of the housing un its
w e re b u ilt. The schoo l is lo ca ted on a 5 -1 /2 a c re s ite w hich
a lso s e rv e s a s a neighborhood p a rk . The 1961-65 School
P lan g ives the c ap a c ity of M anzo School a t 660 pupils.
18
The above fig u res m o re than ind ica te th a t both the D avis and the M anzo
E lem en ta ry Schools can m e e t the dem and w hich has been p laced upon
th e ir fa c ilit ie s and facu lty by a grow ing population.
P a rk s
E x is tin g . - -A s of now, the only a re a w hich can be co n sid ered as
a p a rk w ithin th is neighborhood is lo ca ted on th a t land w hich is occupied
by the M anzo School. Not including the schoo l bu ild ings, th is s i te would
be ap p ro x im ate ly 4 -1 /2 a c r e s . T h is a re a is not a p a rk p e r se , but is
a c tu a lly the p layground fo r the M anzo School. It is u sed fo r e x tr a c u r
r ic u la r a c tiv itie s , how ever, and is , a s m en tioned above, the only sp ace
which is used fo r re c re a tio n a l p u rp o se s by the lo ca l re s id e n ts .
L ib ra r ie s
E x isting ; - -E x cep t fo r m obile book t r a i l e r s w hich o ccasio n a lly
v is it the a re a (u sually s itu a ted a t o r n e a r a shopping cen te r) , the M anzo
N eighborhood has no d ire c t con tac t w ith a l ib r a ry of any s iz e . A c co rd
ing to the Tucson L ib ra ry P lan , how ever, th is a re a is adequate ly se rv e d
by the M ain B ran ch of the T ucson L ib ra ry . The M anzo neighborhood is
ap p ro x im ate ly 1 -1 /2 m ile s n o rth w est of the M ain B ranch . The s e rv ic e
a re a of the M ain L ib ra ry B ran ch has a ra d iu s of 2 -1 /2 m ile s .
19
H osp ita ls
E xisting; - -The M anzo N eighborhood is fo rtunate to be d ire c tly
ad jacen t to one of T u cso n 's f in e s t h o sp ita ls , St. M a ry 's . A ccord ing to
St. M a ry 's a d m in is tra tiv e office, th is h o sp ita l has a cap ac ity of 265
p a tien ts (265 beds) a t th is tim e . The im m ed ia te a v a ila b ility of St.
M a ry 's H osp ita l and its fa c ili t ie s to the re s id e n ts of the M anzo N eigh
borhood is one a s s e t th a t few neighborhoods enjoy. The P im a County
H ospital is lo ca ted ap p ro x im ate ly 3 m ile s so u th eas t of the study a re a .
This h osp ita l is a lso re la tiv e ly convenient fo r re s id e n ts of the M anzo
a re a .
F ir e S tations
E xisting ; - -A t the p re s e n t tim e , th e re a r e no f ire s ta tio n s loca ted
w ithin the study a re a . F i r e S tation num ber 4, how ever, is loca ted
about 1 /2 m ile sou th of the N eighborhood, on G rande Avenue and A la
m eda S tree t. A ccord ing to the C ity of T u cso n 's F i r e S tation L ocation
P lan , th is p a r t ic u la r s ta tio n is inadequate in te rm s of bu ild ing cond i
tion, ap p a ra tu s , and liv ing and w ork ing space .
U tilitie s
W ater System . - -A ll of the developed p ro p e r ty w ith in the study
a re a is se rv e d w ith w a te r . H ow ever, due to the hap h azard developm ent
of two and th re e fam ily u n its , it is fe lt th a t adequate se rv ic e is not being
20
prov ided . T his, of c o u rse , is n e ith e r conducive to add itional develop
m ent n o r p ro p e r sa n ita tio n m e a s u re s .
Although the neighborhood has a quan tity of f ire p ro tec tio n lin e s
and h yd ran ts , its high d en sity of u se and population w a rra n t even f u r
th e r ex tensions and add itions. T his is e sp e c ia lly t ru e in the w e s te rn
po rtio n of E l Rio P a rk A ddition and in the Santa M aria A ddition po rtio n ,
which has no f ire fighting fa c ili t ie s a t a ll.
S ew ers. - -T he se w e r lin e s w hich p re se n tly s e rv e th is n e ig h b o r
hood a re adequate enough to m ee t ex is tin g n eed s . In the o ld e r a re a s ,
how ever, in c re a se d population and h ig h er u se d e n s itie s have m ade p r e
sen t fa c ilit ie s inadequate to m e e t the dem and p laced upon them .
Gas and E le c t r ic . - -G a s and e le c tr ic s e rv ic e is av a ilab le to a ll
developed a re a s of th is neighborhood. H ere again , how ever, high grow th
ra te s and hap h azard developm ent have c re a te d a re a s w hich cannot be
adequate ly se rv ed .
T elephone. - -T elephone se rv ic e is av a ilab le to a ll p o rtio n s of the
study a re a . F ro m a ll a p p e a ra n c e s , ex is tin g lin e s could e a s i ly be ex
tended to a ll p a r ts of the neighborhood a s red evelopm en t and re h a b ili ta
tion p ro g re s s e s .
D ra inage
E x isting . --W ith in the M anzo N eighborhood, Santa M aria A ddition
w as the only subd iv ision w hich w as designed w ith re g a rd to d ra in ag e .
21
F o r the m o st p a rt, E l Rio P a rk A ddition and R iv e rs id e P a rk A ddition
w ere subdivided w ithout tak ing d ra in ag e into co n sid e ra tio n . The g e n e ra l
d irec tio n of flow is tow ard the no rth .
In E l Rio P a rk A ddition, the slope fro m St. M a ry 's Road no rth
to Speedway B ou levard is ap p ro x im ate ly 10 fee t p e r 2, 200 fee t. (T his
g ives a rough g rad e of about . 45%.) Shawnee Avenue, C herokee A venue,
and N orth M elro se Avenue c a r r y the m a jo r ity of the runoff in th is a re a .
In se v e ra l p laces w here the g rad e is re la tiv e ly fla t, w a te r c o llec ts in to
pools which fu r th e r com pounds the p rob lem .
In R iv e rs id e P a rk A ddition, the d irec tio n of flow is to the n o rth
and a lso to the e a s t tow ard the r iv e r . The slope fro m G rande Avenue
e a s t to R iv e rs id e D rive is a p p ro x im ate ly 5 fee t p e r 1, 200 fee t. (T his
g ives a rough g rad e to the e a s t of about . 42% .) The slope fro m St.
M a ry 's Road n o rth to Speedway B ou levard is a p p ro x im ate ly 13 fee t p e r
2, 000 fee t. (T his g ives a rough g rad e to the n o rth of about . 65%.)
As ind icated , the p o o r d ra in ag e conditions in both of the above
m entioned subd iv isions c re a te t ra f f ic congestion p ro b lem s due to the
la rg e am ount of runoff. T h is o c cu rs not only on the in te r io r s t r e e ts ,
but on the p e r ip h e ra l ro a d s a s w ell.
S tre e ts
E x isting . - -T h e re a r e a p p ro x im ate ly 7. 3 m ile s of ded icated
s t r e e ts w ith in the study a re a . T his f ig u re does not include the p e r ip h e ra l
22
s t r e e ts of S ilv e rb e ll Road, Speedway B oulevard , T ucson A ccess Con
tro lle d F reew ay , and St. M a ry 's Road. A ll of the ap p ro x im ate 7 .3
m ile s of ded icated s t r e e ts a r e s t r ip paved. Of a ll the s t r e e ts , p e r ip h
e ra l and in te r io r , only St. M a ry 's Road has c u rb s and g u tte rs . The
ex isting r ig h t-o f-w a y on the in te r io r neighborhood s t r e e ts v a r ie s fro m
50 to 60 fee t in w idth.
Since the M anzo School is lo ca ted ap p ro x im a te ly in the c e n te r
of the study a re a , the only av a ilab le a c c e s s to the schoo l is o ver the
re s id e n tia l s t r e e ts . Since the schoo l is a t ra f f ic g e n e ra to r , u n d e s ir
able and unsafe tra f f ic conditions r e s u l t . T h is is dangerous to both the
d r iv e rs of the v eh ic les and to the c h ild re n who a re going to school.
M ajor T ho roughfares and C o lle c to rs ; - -A t the p re s e n t tim e , a c
c e ss to the study a re a from o th e r p a r ts of the m e tro p o litan reg io n is
v e ry good. S ilv e rb e ll Road, G rande Avenue, and the T ucson A ccess
C on tro lled F reew ay p rov ide a c c e s s fro m the n o rth and fro m the south ,
w here the C e n tra l B u sin ess D is tr ic t is loca ted . Both Speedway B ou le
v ard and St. M a ry 's Road b r id g e the Santa C ruz R iv er and prov ide d i
re c t a c c e s s fro m the e a s t . Since the neighborhood is la id out on a
g r id iro n p a tte rn , a c c e s s to i ts in te rn a l a re a s via c o lle c to r and lo ca l
s t r e e ts , is v e ry good. V ery few, if any, of the unsubdivided land p a r
c e ls a re com plete ly land locked . A ll of the subdivided p ro p e r t ie s have
d ire c t a c c e s s to e ith e r a m a jo r , c o lle c to r , o r a lo c a l s t r e e t .
S tre e t L igh ts. - -E x cep t along G rande A venue. St. M a ry 's Road,
23
and Speedway B oulevard , th e re a r e v e ry few ex is tin g s t r e e t lig h ts w ith
in the neighborhood.
R ehab ilita tion
L ittle effo rt has been m ade in the p a s t to re h a b ilita te and r e d e
velop the a re a , except by ind iv idual p ro p e r ty ow ners s c a t te re d th ro u g h
out the neighborhood. A lthough m any of the hom es w e re b u ilt r e la tiv e ly
recen tly , they a re freq u en tly su rro u n d ed by unsigh tly re fu se and junk.
The a e s th e tic quality of the neighborhood is fu r th e r im p a ired by a num
b e r of condem ned s tru c tu re s w hich a re s t i l l rem a in in g . Even though
th e re is a high p e rcen tag e of ow ner-occup ied hom es in th is n e ig h b o r
hood, indiv idual in te re s t se e m s to be lagging . It a p p e a rs th a t g r e a te r
e ffo rt w ill have to be m ade by the people liv ing w ithin th is a re a to a l
lev ia te th is s itu a tio n .
II. NEIGHBORHOOD GOALS AND MASTER
PLAN FOR IMPROVEMENTS
F u tu re Land Use
The 1980 land u se com position is b a sed on the a ssu m p tio n th a t
a la rg e p o rtio n of the ex is tin g zoning w ill re m a in unchanged. B ecause
of fu tu re population in c re a s e s and p ro p e r ty im p ro v em en ts , the am ount
of a c re a g e in u se w ill in c re a s e fro m 60% to a p p ro x im ate ly 95%. The
in c re a se w ill be p redom inan tly re s id e n tia l in c h a ra c te r . C o m m e rc ia l
u se w ill undoubtedly in c re a s e to keep pace w ith the re s id e n tia l develop
m ent. At the p re se n t tim e , it a p p e a rs th a t the p e rc e n t of land u sed fo r
in d u s tr ia l p u rp o ses w ill re m a in s ta tic o r w ill d im in ish . F o r the m o st
p a rt, the am ount of land u sed fo r public p u rp o ses w ill in c re a s e due to
the p ro p o sa l fo r a neighborhood p a rk ad jacen t to the M anzo School.
(Also, the land in the e a s te rn p o rtio n of the neighborhood, w hich is
p re se n tly zoned fo r in d u s tr ia l p u rp o se s , w ill have to be rezo n ed to
accom m odate a p roposed C ity sp o n so red to u r i s t - t r a i l e r p a rk . If a p
proved, th is change w ill in c re a s e the p e rc e n t of land u sed fo r r e c r e a
tiona l p u rp o s e s .)
T h e re w ill p robab ly be a g e n e ra l in c re a se in m isce lla n eo u s u se s
a s the neighborhood fu r th e r develops.
24
25
F u tu re Zoning
As m entioned above, the only m a jo r p ro p o sed zoning change w ill
be in the e x tre m e e a s te rn p o rtio n of the neighborhood. T his p a r t ic u la r
a re a is bounded on the n o rth by Speedway B ou levard , on the e a s t by the
Tucson A ccess C on tro lled F reew ay , on the south by St. M a ry 's Road,
and on the w est by the Santa C ru z R iv er. A C ity sp o n so red overn igh t
t o u r i s t - - t r a i l e r p a rk is be ing p roposed fo r th is a re a . T his w ill n e c e s
s ita te a zoning change fro m the ex is tin g 1-1 to a M obile H om es zone.
An a lte rn a tiv e p ro p o sa l fo r th is a re a inc ludes the e s tab lish m en t
of a m o te l- re s ta u ra n t com plex . The exact lo ca tio n fo r th is com plex is
a rb i t r a r y a t the p re s e n t tim e , pending fu r th e r in v estig a tio n and study.
If approved, th is p ro p o sa l would not c a ll fo r a zoning change, a s m o te ls
a re p e rm itte d on land w hich is zoned 1-1. M ore w ill b e sa id re g a rd in g
th is recom m endation a s i ts fe a s ib ili ty study p ro g re s s e s .
P opulation
A ccord ing to the 1966 C ity of T ucson P opu la tion Study, the 1970
population fo re c a s t fo r the M anzo N eighborhood is 4, 200 p e rso n s . The
1980 population fo re c a s t in d ica te s th a t th e re w ill be an in c re a s e in
population to 4, 500 p e rso n s o v e r the next decade. T h ese f ig u re s , when
co m p ared w ith the f ig u re s fo r 1960 and 1966, ind ica te the dynam ic and
m obile n a tu re of the people involved w ith in th is neighborhood. B etw een
1960 and 1966, th e re is a d e c re a s e in the population of 746 people, o r
26
16% of the to ta l 1960 population . Betw een 1966 and 1970, th e re is an
in c re a se of 367 p e rso n s , o r 10% of the to ta l 1966 population. Betw een
1970 and 1980, th e re is a fu r th e r in c re a s e of 300 p e rso n s , o r 7% of the
to ta l 1970 f ig u re s . T h is m ark e d fluctuation is p e rh ap s b e s t explained
a s being a r e s u l t of the e x tre m e m ob ility of the younger age g roups
which m ake up a f a ir ly la rg e p o rtio n of the e n tire population.
At the p re se n t tim e , th e re a re 177 vacan t lo ts w ith in the a re a
tha t have been subdivided. T h is a re a , a s the land u se f ig u re s ind ica te ,
is p redom inan tly re s id e n tia l in c h a ra c te r . W ith reh a b ilita tio n , re d e v e l
opm ent, and im provem en t, the population w ill p robab ly in c re a se c r e a t
ing a g re a te r dem and fo r th ese vacan t lo ts . Even a population in c re a s e
of 400 p e rso n s (to 4, 900), o v e r th a t w hich is p re s e n tly p ro jec te d , and
the addition of 100 dw elling u n its (to 1, 087), the n u m b er of p e rso n s p e r
dwelling un it w ill in c re a s e to 4. 5 by 1980.
F ro m the p rev io u s s ta te m e n t it is e a s i ly se e n th a t the above
fig u res a re s t r ic t ly dependent upon the n a tu re and d e g re e of red e v e lo p
m ent w hich w ill o ccu r w ithin th is neighborhood.
C om m unity F a c il i t ie s and S e rv ice s
Schools
The bulk of ou r p ro p o sa ls concern ing schoo l fa c ili t ie s fo r the
M anzo N eighborhood w ill follow th o se a s p roposed in the T ucson D is tr ic t
No. 1 1964-1968 School P lan . A ccord ing to th is p lan , the e a s te rn
27
boundary of the M anzo School D is tr ic t w ill be m oved fro m Colum bia
Avenue, one b lock w est, to G rande Avenue. The rem a in in g a re a , e a s t
of G rande Avenue, w ill fa ll in to the D avis School D is tr ic t .
The schoo l p lan does not fo re s e e the need fo r in c re a se d fa c ilit ie s
fo r e ith e r of th e se two sch o o ls . Due to the expected in c re a s e in popula
tion w ithin th is a re a , how ever, a g re a te r s t r a in w ill be p laced upon e x
is tin g fa c ili t ie s . A ccord ing to the School P lan , th ese ex is tin g fa c ili t ie s
a re la rg e enough to adequa te ly handle the in c re a se d fu tu re e n ro llm e n ts .
P a rk s
As p rev io u s ly m entioned , th e re is no a re a w ithin th is n e ig h b o r
hood tha t m e e ts the re q u ire m e n ts of a neighborhood p a rk . The C ity
P lanning D ivision and the C ity P a rk s D epartm en t, how ever, a re con
s id e rin g the e s tab lish m en t and developm ent of ju s t su ch a p a rk in the
g e n e ra l v ic in ity of the M anzo School. T h is p ro p o sed p a rk w ill s e rv e
a ll age groups but w ill be designed p r im a r ily fo r sm a ll c h ild ren and
ad u lts . Its fa c ili t ie s w ill include benches, w alks, in fo rm a l gam e a re a s ,
sh e lte r and shade. The p r in c ip a l a c tiv it ie s fo r the m o st p a r t w ill in
clude p a ss iv e and se m i-a c tiv e re c re a tio n . T h is p ro p o sed p a rk w ill
m ee t the s ta n d a rd s and c r i t e r i a fo r a neighborhood p a rk by se rv in g fro m
3, 000 to 6, 000 people, being n e a r the c e n te r of the neighborhood, be ing
a half m ile o r e a sy w alking d is tan c e fro m any of the ne ighborhood 's
b o u n d arie s , and by occupying 3 a c r e s of land.
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It is recom m ended th a t th e se p ro p o sa ls be re a liz e d a s soon as
conditions p e rm it.
L ib ra r ie s
A ccord ing to the 1970 Tucson L ib ra ry P lan , the M anzo N eighbo r
hood w ill continue to be se rv e d by the C e n tra l o r M ain B ranch of the
Tucson P ub lic L ib ra ry . The plan fu r th e r reco m m en d s th a t the C e n tra l
B ranch be re lo c a te d to a new s ite , p o ss ib ly w ith in the U rban Renew al
A rea . To m ee t fu tu re dem and the P lan fu r th e r in d ica te s tha t T ucson
w ill need a c e n tra l b ran c h l ib r a r y of a t le a s t 180, 000 sq u a re fee t. If it
is found th a t the ex is tin g s ite is the m o s t d e s ira b le , c o n s id e ra tio n w ill
be given to dem o lish the p re s e n t s t ru c tu re and reb u ild a new un it.
The fu tu re l ib r a ry expansion , a s w ell a s the continued v is i ts by
the m obile book t r a i l e r s , ind ica te th a t the M anzo A rea w ill be adequate ly
se rv e d a s fa r a s l ib r a r y fa c ili t ie s a re concerned .
H osp ita ls
Due to the p ro x im ity of St. M a ry 's H osp ita l and the fu tu re p lans
fo r expansion, it is fe lt th a t the study a re a is m o re than adequate ly
se rv e d by h o sp ita l fa c il i t ie s . P im a County H osp ita l w ill a lso be a v a i l
ab le to the m o re indigent fa m ilie s .
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F ir e S tations
A ccord ing to the C ity of T ucson 1980 F ir e S tation L ocation P lan ,
it is being recom m ended th a t F i r e Station #4 (p re se n tly lo ca ted on
G rande Avenue and A lam eda S tree t) be re lo c a te d to the g e n e ra l v ic in ity
of Speedway B oulevard and the T ucson A c ce ss C on tro lled F reew ay . One
of the a lte rn a tiv e s c a lls fo r th is new build ing to house both an engine
and a lad d e r com pany. T h is re lo c a tio n w ill m ake th e se new f ir e f ig h t
ing fa c ilit ie s im m ed ia te ly av a ilab le to the re s id e n ts of M anzo N eighbor
hood. A lso, s in ce th e re is a p ro p o sa l to re lo c a te the ex is tin g P im a
County A nim al S h e lte r, th is s i te should be c o n s id e re d a s a p o ss ib le
loca tion fo r the fu tu re f ire s ta tio n . T h is s i te is s itu a ted on the n o rth
s id e of Speedway B oulevard , betw een the Santa C ruz R iver and the
Tucson A ccess C on tro lled F re ew ay . A lthough th is s i te is not a c tu a lly
w ithin th is study a re a , its p ro x im ity w ill s t i l l have an im m ed ia te r e l a
tionsh ip to the M anzo N eighborhood.
U tilitie s
The U tilitie s C oord inating C o m m ittee ’s reco m m en d a tio n s on
s ta n d a rd s fo r lo ca tio n of v a rio u s u ti l i t ie s should be follow ed w here
p o ss ib le .
W ater S ystem . - -In g e n e ra l, the sy s te m should be m odified to
p rov ide adequate w a te r supp ly fo r d om estic and f ire fighting p u rp o se s .
T his is e sp e c ia lly tru e in the w e s te rn p o rtio n of E l Rio A ddition and in
30
the e a s te rn po rtio n of Santa M aria Addition. The lack of p ro p e r w a te r
se rv ic e w ill be fu r th e r com pounded by the expected fu tu re population
and developm ent grow th. In s ta lla tio n of ap p ro x im ate ly 10 add itional
h yd ran ts is n e c e s s a ry to p rov ide adequate coverage of the a re a .
S ew ers . --D ue to the p re s e n t high d en sity of grow th and p ro b a
b ility of fu tu re in c re a se , som e of the ex is tin g se w e r lin e s w ill have
to be en la rg ed . A lso, the p o ss ib ility of extending new se w e r fa c ili t ie s
into the a re a w ill have to be s tu d ied a s fu tu re co n stru c tio n o c cu rs .
Gas and E le c tr ic . - -B e c a u se of the a fo rem en tioned sp o ra tic
grow th ra te s and h aphazard developm ent, c e r ta in gas and e le c tr ic lin e s
w ill have to be extended and in som e in s tan ces re lo c a te d to p rov ide a d e
quate se rv ic e to the m o st people. T his can a lso p ro ceed a s deve lop
m ent p ro g re s s e s .
D rainage
Although re p la ttin g is not fea s ib le fo r th is a re a , the C ity of T u c
son w ill have to c o n s id e r the p o ss ib ility of p rov id ing fo r a m o re a d e
quate d ra inage sy s te m . B ecau se of the m a tu re s ta te of developm ent
w ithin th is a re a , d ra in ag e w ill p robab ly have to be handled by the s t r e e t
sy s te m . E ng ineering fe a s ib ili ty s tu d ies w ill have to be c a r r ie d out to
find the b e s t p o ss ib le d ra in a g e so lu tion . S ev e ra l a lte rn a tiv e so lu tions
p re s e n t th e m se lv e s , m ain ly , g u tte r flow and underg round s to rm se w e rs .
T his s itua tion , how ever, w ill w a rra n t fu r th e r in v estig a tio n and su rv e y .
31
S tre e ts
It is recom m ended th a t a paving im provem en t p ro je c t be in itia ted
fo r the e n tire neighborhood. The lo ca l and c o lle c to r s t r e e ts should be
im proved a s soon as it is econom ically fea s ib le . It is suggested th a t
the quality of the pavem en t be such a s not to c re a te an undue h a rd sh ip
on the p ro p e rty ow ners.
P re l im in a ry c o s t e s tim a te s of p roposed paving and ligh ting im
p rovem en ts a re found in the appendix .
M ajor T h o rough fares and C o lle c to rs . - -N ego tia tions w ill soon
begin fo r the a cq u is itio n of r ig h t-o f-w a y fo r Speedway B ou levard , G ran
de Avenue, St. M a ry 's Road, and S ilv erb e ll Road. The C ity of T u cso n 's
M ajor S tre e ts and Routes P lan p ro p o se s a 150 foot r ig h t-o f-w a y fo r Speed
way B oulevard , an 80 foot r ig h t-o f-w a y fo r G rande Avenue, a 120 foot
rig h t-o f-w ay fo r St. M a ry 's Road, and a 200 foot r ig h t-o f-w a y fo r S ilv e r -
b e ll Road. It is fe lt th a t th ese p ro je c ts w ill be c a r r ie d out a s soon as
tra f f ic d e n s itie s p e rm it. W ith the re a liz a tio n of th e se im p ro v em en ts ,
a c c e ss to the study a re a w ill be g re a tly im proved . Since th e se s t r e e ts ,
w ith the p o ss ib le exception of G rande Avenue, a re m a jo r th o ro u g h fa res ,
it is recom m ended th a t the lo ts ly ing ad jacen t to them be p ro tec te d b e
cause of the re s id e n tia l developm ent. W ith the in c re a s e in r ig h t-o f-w a y
along th e se th o ro u g h fa res , c a re m u st be taken to m ain ta in the p ro p e r
building se t-b a c k s w hich a re re q u ire d .
32
M inor S tre e ts . - -W ith in the neighborhood, it is recom m ended
th a t a ll of the lo ca l s t r e e ts be im proved w ith c u rb s and sidew alks. T his
is im portan t, not only a s f a r a s convenience and a e s th e tic va lues a re
concerned , but w ith re g a rd to p ro p e r d ra in ag e as w ell. It is fe lt th a t
the ex is tin g r ig h t-o f-w a y on th e se lo ca l s t r e e ts is adequate .
S tre e t L ig h ts . - -V e ry few s t r e e t lig h ts e x is t w ithin the n e ig h b o r
hood. It is recom m ended th a t p e rm an en t s t r e e t and in te rse c tio n ligh ting
im provem ent p ro g ra m s be in itia ted w hen econom ically fea s ib le . Im
m ediate ac tio n should be taken to in s ta ll te m p o ra ry s t r e e t in te rse c tio n
lam ps throughout the neighborhood.
R ehabilita tion
It is reco m m en ed ed th a t a c lean -u p cam paign be in itia ted w ith con
tinued e ffo rts m ade to r id the neighborhood of re fu se , l i t te r , and o th e r
d isc a rd e d m a te r ia l . The dem olition of condem ned s tru c tu re s should be
begun.
It is reco g n ized th a t an educational cam paign is needed in o rd e r
to in form the re s id e n ts of the value of enhancing the ap p ea ran ce of th e ir
p ro p e rty th rough individual e ffo rt in landscap ing , painting, re p a ir in g ,
and c leaning up in g e n e ra l.
III. WAYS AND MEANS
L ocal P ro g ra m s
Manzo N eighborhood P ro g ra m
So fa r , in p rev io u s se c tio n s of th is neighborhood plan, we have
d iscu ssed ex is ting conditions and fa c ili t ie s a s w ell a s p roposed fa c i l i
t ie s and fu tu re tre n d s . In o rd e r to upg rade ex is ting fa c ili t ie s and to
im plem ent the co rre sp o n d in g p lans fo r th is neighborhood, p ro g ra m s ,
both lo ca l and F e d e ra l, m u st be re s e a rc h e d a s a p o ss ib le so u rc e fo r
n e c e s sa ry funds. In o th e r w o rd s , we m u st find a fin an c ia lly feas ib le
p ro g ram w hich would b e s t c o v e r the p ra c tic a l app lica tio n of our p r o
posed plan. Only in th is m an n e r can we influence the grow th and
developm ent of th is a re a so a s to a ffo rd the m axim um u tiliz a tio n of its
po ten tia l r e s o u rc e s . Due to the im provem en t and red evelopm en t of
th ese lo ca lized neighborhoods, it has been d e m o n s tra te d th a t the C ity
a s a whole w ill benefit.
Of c o u rse , p lans and th e ir im p lem en ta l p ro g ra m s a re only
too ls which s e rv e to influence fu tu re grow th and to guide p ro p o sed
action . It is in h eren t th a t ind iv idual in itia tiv e and in te re s t m u st ex is t
on behalf of the re s id e n ts b e fo re any goals o r o b jec tiv es can be a tta in ed .
T his is why p lans and p ro g ra m s m u st be used so a s to p rov ide the m a x i
m um incen tives to p r iv a te in itia tiv e . If th is is accom plished , the
33
1 ,
34
ind iv iduals, both w ithin and w ithout the neighborhood, can se e th a t they
w ill have the full coopera tion and s e rv ic e s of a governm ent th a t is
in te re s te d in th e ir im p ro v em en t and developm ent in a so c ia l, econom ic,
and physica l se n se .
In the follow ing pages, v a rio u s funding m ethods and p ro g ra m s
fo r neighborhood im provem en t and redevelopm en t a re l is te d . It is
hoped tha t p ra c tic a l a lte rn a tiv e s fo r im provem en t can be d e riv ed fro m
th ese m ethods and p ro g ra m s . The m o st fea s ib le of th e se a lte rn a tiv e s
m ay then be em ployed to ach ieve the goals and o b jec tiv es w hich have
been se t fo r th is neighborhood.
S tre e ts and S tre e t L ighting
A r te r ia ls . --S in ce th is type of s t r e e t is a m a jo r tho rough fare ,
and as such s e rv e s the e n tire com m unity , it is fe lt th a t the re q u ire d
m ain tenance is an ob ligation of the C ity its e lf . The two p rin c ip a l fo rm s
of financing a r te r ia l s t r e e t im p ro v em en ts a re :
1. Funds rec e iv e d fro m the State fro m fuel tax m o n ies . T h ese
funds a re sp e c if ic a lly fo r a r te r ia l s t r e e ts .
2. Bonding funds.
N eighborhood o r L oca l S tre e ts . - -S ince th is type of s t r e e t s e rv e s
only the re s id e n ts of the neighborhood in w hich it is loca ted , it is fe lt
tha t the obligation fo r th e ir upkeep and im p ro v em en ts fa lls upon the
35
re s id e n ts concerned . The p r in c ip a l m ethod used fo r financing th is type
of p ro jec t u su a lly tak e s the fo rm of an Im provem en t D is tr ic t.
Im provem ent D is tr ic ts a re fo rm ed b ecau se of a d is tin c t need,
on behalf of lo ca l re s id e n ts , fo r fa c ili t ie s w hich a re inadequate to m ee t
the dem ands p laced upon them o r fo r fa c ili t ie s w hich a re n o n -ex is ten t
but a re badly needed. A fte r the bo u n d aries of the d is t r ic t a re d e lin e
ated , it m u st go b e fo re the M ayor and C ouncil fo r app roval. Once the
d is tr ic t has been in itia lly approved , a pe titio n m u st be c irc u la te d
th rough the a re a in question . If 51% of the re s id e n ts (not n e c e s s a r i ly
p ro p e rty ow ners) sign the pe tition , the M ayor and C ouncil w ill d e c la re
the e s tab lish m en t of the Im provem en t D is tr ic t . The people w ithin the
d is tr ic t a re a s s e s s e d on a p ro p e r ty fro n t foot b a s is to pay fo r the c o s t
of the im p ro v em en ts . T hese c o s ts can be sp ead o v er a ten y e a r p e riod
by floating Im provem ent D is tr ic t Bonds fo r th is p u rp o se . T hese bonds
a re u su a lly in itia ted by the c o n tra c to r who is involved in the im p ro v e
m ent p ro jec t.
If C ity p ro p e rty (a p a rk fo r exam ple) is lo ca ted w ithin the im
p rovem ent d is tr ic t , the C ity m u st a lso pay its f a i r s h a re on a fro n t foot
b a s is . If a lo ca l schoo l is involved, the school d i s t r ic t is re sp o n s ib le
fo r paying the fron t foot fee . F u r th e r c ity p a rtic ip a tio n includes a
fo rm u la a s se s s m e n t w here the C ity pays p a r t of the e n tire co st of the
to ta l co st if it is fe lt th a t the im provem en t w ill benefit the e n tire
neighborhood.
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Since d ra in ag e im provem en ts and s t r e e t im p ro v em en ts a re so
in te r - re la te d , both p ro je c ts a re u su a lly u n d ertak en a t the sam e tim e ,
under the sam e p ro g ra m . S tre e t ligh ting , fo r the m o st p a r t , is handled
in exac tly the sam e w ay, (the fo rm of financing depending upon how
and by whom the fa c ili t ie s a re u s e d . )
S ew ers . - -H e re again , funding so u rc e s w ill depend on the n a tu re
of the im provem en t. If the se w e r fa c ili t ie s needed a re those of a lo ca l
n a tu re , (benefiting only th o se people who d ire c tly u se the fa c ilitie s )
financ ia l re s o u rc e s w ill u su a lly be obtained th rough an Im provem en t
D is tr ic t . T hese re s id e n ts w ill pay th a t p a r t of the c o s t re la tin g to im
proving th e ir p ro p e rty . The C ity, how ever, w ill pay the c o s t of tying
th ese lo ca l lin e s into the m a jo r o r tru n k l in e s .
On the o th er hand, if a m a jo r o r tru n k lin e has to be im proved
o r extended (one w hich s e rv e s the com m unity a s a w hole), the bu rden
of paym ent fa lls upon the lo c a l governm en ta l body. The C ity can , how
ev er, obtain up to 15% of the a s s e s s e d va lu a tio n th rough the issu a n c e >
and sa le of G enera l O bligation bonds.
W ate r. - -W ate r u tili ty im provem en ts a re financed d iffe ren tly
than the p rev io u s ly m en tioned u t i l i t ie s . T h is is due to the fac t th a t
what m oney is used fo r w a te r im p ro v em en ts com es fro m the ch arg e
th a t is im posed upon the people who u se the fa c ili t ie s . It is fo r th is
p u rpose tha t a s e p a ra te w a te r fund is s e t up u n d e r the C ity of T ucson’s
C ap ita l Im provem en ts P ro g ra m . The W ater D ep artm en t can a lso
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a llo ca te funds from its own o p era tin g budget w hich is se p a ra te fro m the
C ity 's G enera l Fund. If the c o s ts of im provem en t a re g re a te r than the
am ount budgeted fo r them , how ever, the C ity can r a is e add itional r e v e
nue th rough the sa le of revenue bonds fo r th is pu rp o se .
F ire H ydrants
F o r the m o st p a rt, it is up to the w a te r com pany to se e th a t a d e
quate f i re hydran ts and w a te r m ain s ex is t w ith in the a re a s th a t a re
se rv ed by the w a te r com pany involved.
If se rv e d by the C ity, the m oney n e c e s s a ry to in s ta ll add itional
o r new h y d ran ts is t r a n s fe r r e d from the F ir e D e p a rtm en t's funds into
the W ater D e p a rtm en t's funds. (The F ir e D epartm en t pays a f la t fee
p e r ex is ting hydran t p e r y e a r . ) T h is , in e ffec t, am ounts to a subsidy
on behalf of the C ity w ith re g a rd s to f ire h y d ran ts .
If the a re a is se rv e d by a p riv a te w a te r com pany, the p riv a te
com pany is obliged to in s ta ll the n e c e s s a ry f i re h y d ran ts u n d er the
au sp ice s of the Public U tilitie s C o rp o ra tio n . It is inc iden ta l th a t a
p riv a te w a te r com pany w ill ch a rg e the C ity 's F i r e D ep artm en t a h igher
fla t fee p e r hyd ran t p e r y e a r than the C ity W ater D ep artm en t does.
P a rk s
H ere again , th e re is a s e p a ra te fund se t a s id e fo r p a rk p u rc h a se
and im provem en t in the C ity of T u cso n 's C ap ita l Im p ro v em en ts P r o
g ram . A lso, bonds m ay be so ld fo r an add itional so u rc e of revenue if
38
needed. If the need is g re a t enough, budgeted funds can be t r a n s fe r r e d
from p ro je c t to p ro jec t, depending on the o ccasio n and a lte rn a tiv e
p r io r i t ie s .
Housing
At p re se n t, under A rizona S tate Law, th e re is no way to im prove
individual p riv a te ly owned hom es w ith lo ca l governm ent funds.
