Tucson’s Empty Parking Lots: Unpacking the Impact of Outdated Codes

El Con Mall in Midtown Tucson has become emblematic of changing consumer needs. Once bustling with indoor shops and a vibrant food court, its majority-empty parking lots tell a different story. While the location houses a movie theater, Target, Home Depot, Walmart, and several other retail stores, many local residents question the usefulness of its expansive parking area.

Matthew Boepple, an advocate for less car-centric urban design, visited El Con Mall last Black Friday and noted the lack of foot traffic. “If these spaces aren’t being filled on Black Friday, then they’re never going to get filled,” he remarked. Through his Instagram account, Car-Free Tucson, Boepple argues that these vacant spaces could be repurposed for affordable housing, addressing the ongoing housing crisis.

Currently, Tucson’s mandatory minimum parking codes dictate specific requirements for various building types. For instance, restaurants require one parking space per 100 square feet, while bars need one space per 50 square feet. The codes, rooted in outdated urban planning practices, face criticism for stifling more diverse and sustainable development options.

City Planning Administrator Daniel Bursuck described the zoning regulations as outdated, noting they’re not aligning with modern development needs. “We’re getting drive-throughs and self-storage, more auto-centric development,” Bursuck stated, emphasizing the need for change.

In response, Tucson planners are advancing the Community Corridors Tool, which aims to revamp the city’s zoning code with an emphasis on pedestrian-friendly and flexible development. Recently proposed changes will require businesses to evaluate parking needs based on shared opportunities and community impacts rather than default minimums.

Although still in preliminary stages, city officials anticipate presenting their findings to the mayor and City Council soon. Bursuck highlighted the adverse effects of excessive parking, including increased costs, stormwater runoff issues, and urban heat. “We’re trying to change the type of development that we get here in Tucson,” he explained.

Other cities, such as Raleigh, N.C., and San Francisco, have successfully eliminated mandatory parking minimums or implemented parking caps. Emily Yetman, executive director of Living Streets Alliance, sees Tucson’s potential to learn from these examples. “We don’t even have to start from scratch,” she remarked.

Yetman believes the revised zoning codes could significantly enhance walkability and promote the development of affordable housing without the burden of high parking requirements. “If you have too much parking required, you can’t get the density that you need to support transit,” she added. This shift could disrupt the cycle of car dependency that currently defines Tucson’s urban landscape.