Arizona Urbanism
Executive Summary
A walkable neighborhood in the historic Armory Park neighborhood of Tucson
Arizona is not widely known for its vibrant urban centers. Many describe it as beige in every possible way. Phoenix, in particular, is often viewed as an endless sea of suburban sprawl, with subdivisions, oversized roads, and shopping centers dominating the landscape. However, Arizona communities have the potential to become more dynamic, engaging, and livable urban environments. Change is already happening, with Tucson’s transit-oriented developments and revitalized historic downtowns in Bisbee and Flagstaff leading the way.
This report identifies key trends in Arizona’s urban evolution and explores how they can be leveraged for future growth. It examines the principles of historic urbanism and transit-oriented development (TOD), analyzes the current market trends, and highlights investment opportunities in high-density, walkable communities. With increasing demand for mixed-use developments and transit-accessible housing, now is the time for investors and developers to capitalize on these shifts.
Introduction
Arizona is not a state that is known for its vibrant urban centers. In fact, I’ve heard Arizona described as being beige in every possible way. Phoenix, in particular, is often renowned as an endless sea of suburban banality. Sprawling subdivisions, oversized roads, and shopping centers dominate the landscape, reinforcing the idea that this state was built for cars first and people second. But not all hope is lost for Arizonans who want their cities to be nicer places to live—places with character, density, and walkability, rather than an endless sprawl of single-family homes and strip malls.
I assert that under the surface, Arizona communities have the potential to become livelier, more engaging urban environments. And we have a history to back it up—one that can serve as a foundation for shaping a better future. In fact, change is already happening. Small pockets of urbanism are emerging across the state, whether in Tucson’s transit-oriented developments or revitalized historic downtowns in smaller towns like Bisbee and Flagstaff. These places challenge the perception that Arizona is destined to be a car-dependent wasteland. The goal of this exploration is to analyze what Arizona’s urban past can teach us and how it can be applied to create a more dynamic, livable future.
Key Concepts
Before diving into the details, let’s clarify some key terms. Urbanism is not just about having tall buildings or trendy coffee shops—it’s about how cities are structured and experienced. It’s about density, transportation, public spaces, and the way people interact with the built environment.
For Arizona, two critical concepts define this discussion: historic urbanism and modern transit-oriented development (TOD).
Historic urbanism is what we see in Arizona’s older towns and neighborhoods—compact, walkable, and built before cars dictated every decision. Places like Bisbee and downtown Tucson developed naturally, with mixed-use buildings and narrow streets that make walking the most practical way to get around. These spaces weren’t planned with zoning regulations that separate housing, retail, and workplaces; they just grew in a way that made sense for people’s daily lives.
TOD, on the other hand, is a more recent effort to correct decades of car-centric planning. The goal is simple: create communities where people don’t have to rely on cars for every trip. Tucson’s streetcar corridor and Phoenix’s light rail developments are supposed to follow this model. But are they actually achieving that goal, or are they just high-density developments with giant parking garages? That’s a key question this work will explore.
Understanding these concepts helps us make sense of Arizona’s urban evolution—and, more importantly, figure out what needs to change if we want our cities to be better places to live.
A street in the new development of Culdesac Tempe
Methods
To put together this analysis, I took a mixed-methods approach, combining historical research with direct observation. I started by digging into urbanist theory, exploring the ideas behind walkability, mixed-use development, transit-oriented growth, and the impact of zoning laws. Then, I looked specifically at Arizona’s urban history—how cities developed, how redlining and segregation shaped them, and how car culture took over.
But research on paper only goes so far. To see things for myself, I took public transit in Phoenix, Tucson, and Bisbee, experiencing firsthand what it’s actually like to navigate these cities without a car. I also walked through their denser, more urban areas—both historic neighborhoods and modern transit-oriented developments—to get a sense of how they function in reality. These observations, combined with historical research, help paint a picture of where Arizona’s urbanism stands and where it could go.
Current Trends
The suburban sprawl that defines much of Arizona was not entirely accidental. In fact, the Phoenix Urban Village Model—outlined in the General Plan for Phoenix 1985–2000—explicitly called for suburban areas to be primarily accessible by car. This wasn’t an accident or oversight; it was deliberate. For decades, Arizona was built for cars, not for people.
By the early 2000s, however, it was becoming clear that endless outward expansion wasn’t sustainable. The population kept growing, and the cost of maintaining the vast infrastructure needed for sprawl was becoming prohibitive. Could Arizona continue on this trajectory forever? The answer, so far, has been yes—but in the background, efforts have been underway to densify the major cities and bring more growth back into their cores.
Part of this shift is about branding. Arizona doesn’t just want to be an affordable haven for retirees and sun-seekers—it wants to be seen as an economic and cultural powerhouse. Planners and city officials have compared Phoenix and Tucson to other rapidly growing cities with reputations for innovation, like Austin, Miami, and Las Vegas. These cities have booming tech scenes and attract investment. Phoenix and Tucson, meanwhile, have long been seen as places where Midwesterners retire or where people move for cheap housing and warm weather. That perception is changing.
Tucson, for example, has actively looked to Portland for urban planning inspiration. Both cities have reputations for being quirky and artsy, but one is home to global brands and economic dynamism, while the other is Tucson. In response, Tucson has pushed efforts like Rio Nuevo, an ambitious urban revitalization project. Over the last decade, Rio Nuevo has transformed Tucson’s downtown from a dead zone into a thriving urban center. Historic neighborhoods have been revitalized, and Tucson—true to its character—has made efforts to ensure that this gentrification doesn’t completely displace working-class residents. Whether those efforts are successful remains to be seen, but from what I observed, the area still retains much of its working-class character. I know an old Arizona truck when I see one, and the ones parked outside these houses aren’t just for show—they’re 300,000-mile workhorses being driven until the wheels fall off.
Mid-rise and high-rise apartments, townhomes, and the like keep going up around the core of the Phoenix metro. Even in the downtown of the historically staunchly suburban Mesa. Even Mesa is trying to be cool with updated branding. In recognizing a cluster of Asian-owned businesses, the city created its new Asian District. This marketing campaign seems to have become a self-fulfilling prophecy, as a plethora of new businesses have come to join the originals. All within walking distance of a Metro Rail stop.
A look inside the still under construction Mercado District in Tucson's west side
Recommendations
Arizona should continue to deregulate land use by simplifying zoning laws. Houston’s loose zoning codes have allowed for denser housing to crop up in the inner city due to the forces of demand. However, some separation must remain, such as industrial areas. Allowing for greater flexibility in zoning will enable denser housing to be built where it is needed and wanted.
Clearly, the money is there to support this kind of growth. The sheer number of apartments going up suggests that demand is strong, but we need to ensure that they can be built closer together and nearer to essential amenities. This will strengthen local economies, as walkable streets drive foot traffic to businesses and create more vibrant communities.
Now is also the time to make generational investments. Many new developments are using wood construction in a state prone to wildfires. Looking at Europe, we see reinforced concrete as the preferred material for durable, fire-resistant structures. We should prioritize building to last rather than prioritizing short-term cost efficiency.
Consider Pittsburgh’s North Shore, where row houses from the 1840s remain standing and functional. In contrast, many of today’s tract houses may not endure 50 or 100 years. Arizona must balance growth with long-term sustainability by investing in materials and designs that ensure resilience.
Lastly, future development should ensure not only resiliency but also sustainability. Simply put, Arizona is a desert. There is only X amount of water, and that amount seems to be decreasing as the reservoirs drop with the passing years. Arizona cities can look to Las Vegas, which has implemented a world-class water capture and reuse infrastructure. Private developers can take the example of Culdesac Tempe, which was designed deliberately to increase shade within the community and reduce the amount of car trips residents need to make. Arizona has already passed legislation requiring future developments to guarantee a 99-year water supply, so movement is already underway.
Beautiful adobe homes in Barrio Viejo, Tucson dating from the later part of the nineteenth century
Sonoran style, adobe flush‑front homes in Tucson's historic core
Conclusion
The future of Arizona’s cities depends on how well we embrace urban revitalization and smart planning. By simplifying zoning laws, encouraging transit-oriented development, and investing in long-lasting infrastructure, we can create walkable, vibrant communities that benefit both residents and businesses. Thoughtful growth is not just an economic opportunity but a necessity for sustainability. If Arizona commits to these changes, it will not only improve the quality of life for its citizens but also ensure that its cities remain competitive and resilient for generations to come.