Affordable and Mixed-Income Housing in Transit Oriented Development in Eastern Pima County, Arizona
funded by the Arizona Department of Housing
Drachman Institute August 2014
Drachman InstituteCommunity Outreach Partnership CenterCollege of Architecture, Planning, and Landscape ArchitectureUniversity of Arizona
University of Arizona Downtown - Roy Place Building44 N Stone AveTucson, AZ 85701
http://capla.arizona.edu/community-outreach-partnership-center-copc-0
Drachman Institute
•research-based outreach arm of the College of Architecture, Planning, and Landscape Architecture at the University of Arizona
•dedicated to environmentally-sensitive and resource-conscious planning and design
•focus on under-served and vulnerable communities
•interdisciplinary collaborative engaging students, staff, faculty, and citizens to work towards making our communities healthier, safer, more equitable, and more beautiful places to live
•a service-learning model of education serving the needs of communities while providing outreach experience for students
Agenda
1. Project Introduction
2. Study Area Overview
3. Project Jurisdictions
4. Community Employee Survey
5. Station Area Study of Existing Conditions (examples)
6. Housing Demand Market Study (bae)
Project Introduction
Project Introduction - scope
Explore opportunities and barriers to affordable and mixed-income housing in TOD:
•Compile existing conditions at selected station areas along
HighCapacityTransitcorridorsthatlinkthefivejurisdictionsin
Eastern Pima County
•Design and conduct a survey of community interests and
needs related to housing and transit
•Contract for a market study of housing demand including best
locations for affordable and mixed-income housing
Transit Adjacent Development (TAD)•segregated land
uses•lower density•limited pedestrian
and cycling access
•dominance of surface parking
•mainly single family homes
Project Introduction - TOD vs TAD
Transit Oriented Development (TOD)•horizontal and
vertical mixed-use•higher densities•pedestrian and
bicycle-oriented design
•limited surface parking and efficientparkingmanagement
•mixed housing types, including multi-family
Project Introduction - TOD vs TAD
Project Introduction - High Capacity Transit (HCT)
Express Bus•commuter
transportation that goes from suburbs (typically park and ride lots) to city center
•limited stops and more direct routes than typical city buses
•more comfort features than a typical city bus
•operate in mixed traffic
Project Introduction - High Capacity Transit (HCT)
Express Bus•commuter
transportation that goes from suburbs (typically park and ride lots) to city center
•limited stops and more direct routes than typical city buses
•more comfort features than a typical city bus
•operate in mixed traffic
Project Introduction - High Capacity Transit (HCT)
Express Bus•commuter
transportation that goes from suburbs (typically park and ride lots) to city center
•limited stops and more direct routes than typical city buses
•more comfort features than a typical city bus
•operate in mixed traffic
Project Introduction - High Capacity Transit (HCT)
Bus Rapid Transit•dedicated, car-
free bus lanes•prepaid, level
boarding•trafficsignal
prioritization•center running
(not curbside)•improved shelters
with transit information
•front and rear boarding
•designed to carry more riders than traditional buses from Bus Rapid Transit, Projects Improve Transit Service and Can Contribute
to Economic Development -- US Government Accountability Office July 2012
Project Introduction - High Capacity Transit (HCT)
Light Rail•dedicated, car-
free right-of-way•prepaid, level
boarding•trafficsignal
prioritization•center running
(not curbside)•improved shelters
with transit information
•front and rear boarding
•designed to carry more riders than traditional buses
Project Introduction - High Capacity Transit (HCT)
Modern Streetcar•shared auto and
rail travel lanes•level boarding•improved shelters
with transit information
•front and rear boarding
Project Introduction - High Capacity Transit (HCT)
Intercity/Commuter Rail•city to city•suburbs to city
center
Study Area Overview
Study Area Overview - employment density
W RIVER RD
N 1S
T AV
N1ST
AV
S HO
UGH
TON
RD
W TANGERINE RD
W MARANA RD
E SAHUARITA RDE SAHUARITA RD
S NOGALES H
Y
S 6T
H AV
E RITA RD
S PA
LO V
ERDE
RD
E VALENCIA RD
N W
ILM
OT R
D
E RIV ER RD
N SW
AN R
D
E HUGHES ACCESS RD
E GOLF LINKS RD
E AVIATION PW
N LA
CAN
ADA
DRN
LA C
ANAD
A DR
E 22ND ST
E BROADWAY BL
E SPEEDWAY BL
E GRANT RD
N CA
MPB
ELL
AV
N LA
CH
OLL
A BL
W ORANGE GROVE RD
S W
ILM
OT
RD
SW
ILMO
TRD
W CORTARO FARMS RD
W TWIN PEAKS RDW TWI N PEAKS RD
Tohono O'Odham Nation San Xavier District
Tohono O'Odham Nation
Pascua Yaqui Nation
Town ofSahuarita
City ofSouth Tucson
City ofTucson
Town ofMarana
Town ofOro Valley
UV77
UV77
UV77
UV77
UV83
UV86
UV86
UV86
§̈¦10
§̈¦10
§̈¦19
§̈¦19
[ 0 2 4 6 8 101Miles
Eastern Pima County Employment Density
Full Time Employeesper square mile‡
0 - 250
251 - 1,000
1,001 - 3,000
3,001 - 5,000
5,001 - 7,000
7,001 - 7,816
Date: 10/29/2013
U N I N C O R P O R AT E D P I M A C O U N T Y
Source: Pima County GIS Library (2013)‡ Pima Association of Governments (PAG) Travel Reduction Program Employers (2012)
P I N A L C O U N T Y
0-250251-1,000
1,001- 3,0003,001 - 5,0005,001 - 7,0007,001 - 7,816
Full Time Employees per square mile
PAG Travel Reduction Programhttp://www.pagnet.org/Programs/TransportationPlanning/TravelReductionProgram/tabid/220/Default.aspx
High Capacity Transit (HCT) - PAG HCT System Plan 2009www.pagnet.org/documents/transportation/PAGHCTSP-2009-09-FullReport.pdf
Study Area Overview - PAG HCT corridors
P
express busBRT/light rail
streetcarintercity rail
transit stationpark & ride
T
Implementation PeriodNear Term: 0-10 yearsMid Term: 10-20 yearsLong Term: >20 years
Project Jurisdictions
I-10 / TANGERINE
Town of Marana
I-10 / MARANA
I-10 / TWIN PEAKS
I-10 / CORTARO
I-10 / INA
Pop. 2010: 34,961Pop. 2040: 75,741 Target AreasTRP employers
Town of Oro Valley
Pop. 2010: 41,011Pop. 2040: 54,271Target AreasTRP employers
ORACLE / RANCHO VISTOSO
ORACLE / TANGERINE
ORACLE / 1ST
ORACLE + MAGEE
TANGERINE /LA CHOLLA
TANGERINE /INNOVATION PARK
City of Tucson
Pop. 2010: 520,116Pop. 2040: 718,187Target AreasTRP employers
ORACLE / WETMORE
CUSHING / CONVENTO
STONE / WETMORE
CAMPBELL / SPEEDWAY6TH / CONGRESS
6TH / IRVINGTON
City of South Tucson
Pop. 2010: 5,652Pop. 2040: 5,601 Target AreasTRP employers
6TH / 29TH
6TH / 39TH
I-10 / INTERCITY RAIL
Town of Sahuarita
Pop. 2010: 25,259Pop. 2040: 51,637Target AreasTRP employers
NOGALES / PIMA MINE
NOGALES / SAHUARITA
I-19 / DUVAL MINE
SAHUARITA / WILMOT
Community Survey
Community Survey
Employees’ Perceptions of:
•Housing
•Transportation
•Community
Community Survey - methodology
•Used PAG’s 2012 Travel Reduction Program to identify employers
•Purposive Sample
•Goal: all employees had the opportunitytofillout
•Paper and online versions
Survey MethodNuMber of
reSpoNdeNtS Paper Version (English) 404
Paper Version (Spanish) 64
Online Survey 1514TOTAL 1982
Community Survey - participating employers
participatiNg eMployerS by JuriSdictioN NuMber of reSpoNdeNtS
towN of oro valley
Canyon Del Oro High School 73Cross/Harelson Schools 35Ventana Medical Center 406
towN of MaraNa
Town of Marana 109MaranaUnifiedSchoolDistrict 144
city of tucSoN
City of Tucson 4304th Avenue Businesses 31El Rio Health Center 54
city of South tucSoN
City of South Tucson 15La Frontera 81
towN of Sahuarita
Desert Diamond Casinos 317La Posada 287
Community Survey - demographics
Total n=1982
Town of MaranaTown of Oro ValleyTown of SahuaritaCity of South TucsonCity of TucsonGreen ValleyUnincorporated Pima CountyOther
where reSpoNdeNtS live
42.0%
3.8%
10.7%
8.7%12.4%
10.0%
6.5%
5.9%
Community Survey - demographics
Total n=1982
Less than $25,00025,000 - $49,999$50,000 - $74,999$75,000 - $99,999$100,000+No Answer
houSehold iNcoMe
14.4%
22.6%
9.9% 10.4%
22.8%
20.0%
Community Survey - demographics
childreN uNder 18 liviNg iN hoMe
N perceNt
Yes 835 42.5%
No 1132 57.5%
TOTAL 1967 100%
geNder N perceNt
Male 835 40.6%
Female 1132 57.4%
No Answer 44 2.3
TOTAL 1982 100%
Community Survey - demographics
age
Total n=1982
5.5% 7.2%
21.2%
26.6%
33.9%
4.0%
1.6%
18-24 25-29 30-39 40-49 50-64 65+ No answer
Community Survey Results - work and transportation
85.1%
6.8%
2.8%
1.9%
1.5%
1.0%
0.9%
Drive alone
Carpool/vanpool
Other
Bus
Bike
Dropped off by someone
Walk
coMMute Mode
Total n=1977
Community Survey Results - work and transportation
Total n=1968
Mean = 22.79 minutes • 93 commute more than 50 minutes• 10 are “extreme commuters” = 90+
minutes
12.2%
31.0%
25.5%
17.4%
9.1%
2.4% 2.3%
Less than 10minutes
10-19minutes
20-29minutes
30-39minutes
40-49minutes
50-59minutes
60+ minutes
coMMute tiMe
OF THOSE NOT SATISFIED: Mean commute time is 35.71 minutes
Community Survey Results - work and transportation
Total n=1971
YesNoUnsure
i aM SatiSfied with My coMMute tiMe
13.3%
5.0%
81.7%
Community Survey Results - work and transportation
Total n=1982
Strongly agree/AgreeDisagree/Strongly disagreeUnsure
i aM williNg to chaNge how i travel to work
48.8%
19.0%
32.2%
Community Survey Results - work and transportation
Total n=1981
Strongly agree/AgreeDisagree/Strongly disagreeUnsure
i would like to See More public traNSportatioN optioNS iN My Neighborhood
22.8%
14.5%
62.7%
Survey Results: Work and Transportation Aware of PAG plans table
Community Survey Results - work and transportation
YesNo/Unsure
Total n=1981
i aM aware of pag’S traNSportatioN plaNS
74%
26%
Not FamiliarHeard of itSomewhat familiarVery familiarExpert
Community Survey Results - work and transportation
Total n=1978
how faMiliar are you with the coNcept of traNSit orieNted developMeNt?
8.9%
80.0%
6.6%4.2%
0.3%
Community Survey Results - work and transportation
how ofteN do you ride the buS?
Total n=1971
75.4%
15%
5.5% 4%
Never Rarely Sometimes Often
Community Survey Results - housing
Total n=1974
OwnRentNeither (e.g. live with parents)
houSiNg teNure
28.1%
3.1%
68.8%
Community Survey Results - housing
12.1%
14.8%
23.1%
25.7%
32.2%
35.3%
40.3%
41.5%
47.1%
50.2%
50.7%
Urban setting
Smaller home
Rural setting
Public transportationis available
Acre lot or larger
Better schools
Larger home
Walk/short driveto parks
Shorter commute
Pedestrian friendly
Walk/short driveto amenities
what qualitieS would you look for iN a New hoMe? (check all that apply)
Total n=1982
Having children under age 18 is positively correlated with preferences for:
•better school quality
•a larger home on an acre or more
•a location away from an urban setting
Community Survey Results - housing
prefereNceS for future hoMe
Income is positively correlated with a preference for:
•better school quality
•a smaller home
•proximity to parks, shopping, and restaurants
•pedestrian-friendly neighborhood
•a home on an acre lot or more
Community Survey Results - housing
prefereNceS for future hoMe
As income decreases people prefer:
•a shorter commute
•public transportation options
Community Survey Results - housing
prefereNceS for future hoMe
As age increases, preferences increase for:
•a smaller home
•public transportation availability
•rural setting
Community Survey Results - housing
prefereNceS for future hoMe
•benefitsofTOD
•PAG HCT plans
•impacts of long commute / location affordability
•SunTran system
Community Survey Results - conclusions
Need for educatioN
Existing Conditions
Collected at 24 Potential HCT stops
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
Examples - existing conditions
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Dese
rt Dr
N La Reserve Dr
UV77
77
N 1st Av
N Orac
le Rd
!«TRonstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
N 5
th A
v
N Scott Av
N Stevens Av
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
Examples - existing conditions
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Desert Dr
N La Reserve Dr
N 1st Av
N L
a Re
serv
e D
r
UV77
77
N 1st Av
N Orac
le Rd
!«TRonstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
N 5
th A
v
N Scott Av
N Stevens Av
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
Examples - existing conditions
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Dese
rt Dr
N La Reserve Dr
UV77
77
N 1st Av
N Orac
le Rd
!«TRonstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
N 5
th A
v
N Scott Av
N Stevens Av
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
Examples - existing conditions
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Desert Dr
N La Reserve Dr
N 1st Av
N L
a Re
serv
e D
r
UV77
77
N 1st Av
N Orac
le Rd
!«TRonstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
N 5
th A
v
N Scott Av
N Stevens Av
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
Examples - existing conditions
LI
A
LI
F
VC
VC
VC
VC
F
A
R-6
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d§̈¦10§̈¦10
PAD-6
PAD-0
PAD-4
R1-144
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Dese
rt Dr
N La Reserve Dr
UV77
77
N 1st Av
N Orac
le Rd
!«TRonstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
N 5
th A
v
N Scott Av
N Stevens Av
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
OCR-2
I-1
C-3
HO-3
C-3
C-3
C-3
OCR-2
HC-3
R-3
R-2
PAD-5
C-1
C-2
C-3
C-3
C-1
HC-3
C-1OCR-2
C-1
HR-3
C-2
C-2
HO-3
O-3
HR-3
O-3
C-1
O-3
C-2
C-1C-2
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
Examples - existing conditions
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Dese
rt Dr
N La Reserve Dr
UV77
77
N 1st Av
N Orac
le Rd
!«TRonstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
N 5
th A
v
N Scott Av
N Stevens Av
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
Examples - existing conditions
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Dese
rt Dr
N La Reserve Dr
UV77
77
N 1st Av
N Orac
le Rd
!«TRonstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
N 5
th A
v
N Scott Av
N Stevens Av
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Dese
rt Dr
N La Reserve Dr
UV77
77
N 1st Av
N Orac
le Rd
!«TRonstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
N 5
th A
v
N Scott Av
N Stevens Av
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
Examples - existing conditions
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
Butterfield Stage Rte T
MAR Marana Rd East
San Lucas Community Park
N Adonis Rd
N M
cduf
f Rd
W Co
chie
Cany
on Tr
W Stone Hearth St
N Ja
rvis
Ct
W Bannerstone St
NReyher A v
W Watz St
W Chapel DrW Denny St
N Chaco Journey Av
W Rock Village St
W Slate Rock St
W Pipestone St
W Caliche Dr
W Tortolita St
W Anasazi Passage St
W Magic Song St
N D
art P
oint
Wy
N F
ragi
le C
lay
Av
N Mos
aic M
yth W
y
W Watz P
l
N P
lum
met
She
ll Av
N Adonis Rd
N Da
rt P
oint
Wy
N Ado
nis Rd
W Cochie Canyon Tr
W B
anne
rston
e St
N Adonis Rd
W Cochie Canyon Tr
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
§̈¦10
§̈¦10
§̈¦10
§̈¦10
§̈¦10
§̈¦10
OV06
Canada Del Oro River Park
Canada Del Oro River Park
Canada Del Oro River Park
Unkn
own
R ooney W
ash
Steam Pump Wash
Canada DelOro
Was
h
N La Reserve Dr
N 1st Av
E Pusch View Ln
E Hanley Bl
E Cliff Dweller Dr
E Sonoran Desert Dr
E Charouleau Pl
E Pusch Wilderness Dr
E River Walk Dr
N Stallard Pl
E Deer Shadow Ln
E Tascal Lp
E Buck Ridge Pl
N Mavi nee Dr
E Desert Starlin
gLn
N Alder Spring Dr
NSteam
Pump W
y
E Channel ViewPl
N 1
st A
v
N 1st Av
UV77
77
N 1st Av
N Oracle Rd
E Lambert Ln
!«T
High School Wash Greenway
Arroyo Chico G
Ironhorse Park
Armory Park
Sunset ParkEl Presidio Plaza Jacome Plaza Park
Library Park
La Placita ParkVeinte De Agosto Park
El Presidio De Tucson Mini Park
El Tiradito Wishing Shrine
Public Plaza
Ess Pee ParkRonstadt Transit Center
High Schoo l Wash
Arroyo Chico Wash
S 4t
h Av
S 6t
h Av
N 4
th A
v
E 6th St
S Toole Av
N 6
th A
v
S Stone Av
SChurch
Av
E Toole Av
W 6th St
N Toole Av
S Grana
daA
v
W Alameda St
N S
tone
AvN Church Av
E Alameda St
W Cushing St
E Broadway Bl
E Congress StW Congress St
E Aviation Pw
NGranada
Av
N S
tone
Av
W Cushing St
E Broadway Bl
N Toole Av
N
Church Av
E 6th St
N 4
th A
v
W 6th St
S 6t
h Av
N 6
th A
v
N S
tone
Av
S Toole Av
W Cushing St
E 6th St
W Congress St
S Stone Av
E Broadway Bl
N 6
th A
v
Examples - existing conditions
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
ÏÐ45
ÏÐ35
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
Ïб50
ÏÐ45
Canada Del Oro River Park
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Dese
rt Dr
N La Reserve Dr
UV77
77
N 1st Av
N Orac
le Rd
!«T
Ïб25
Ïб25
Ïб25
Ïб25
Ïб25
Ïб25
Ïб25
Armory Park
Jacome Plaza Park
Ironhorse Park
Library Park
Public Plaza
Ess Pee Park
Ronstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
E 10th St
N Scott Av
N Stevens Av
N 5
th A
v
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Alameda St
Examples - existing conditions
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
N Adonis Rd
W Co
chie
Cany
on Tr
W Stone Hearth St
N Reyher Av
N M
cduf
f Rd
W Bannerstone St
W Caliche Dr
NDa
rtPo
intW
y
NM
aize
Farm
Av
N Ja
rvis
Ct
N Chaco Journey Av
W Rock Village St
W Watz St
W Tortolita St
W Chapel DrW Denny St
W Anasazi Passage St
N P
lum
met
She
ll Av
W Magic Song St
N Mos
aic M
yth W
y
W Watz P
l
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
Rooney W
ash
Unkn
own
Steam Pump Wash
Canada Del Oro
Was
h
U nknown
Unkn
own
Unknown
Unknown
Unknown
Unknown
Unknown
N La Reserve Dr
N 1st Av
E Pusch View Ln
E Hanley Bl
E Cliff Dweller Dr
E Sonoran Desert Dr
E Charouleau Pl
E Pusch Wilderness Dr
E River Walk Dr
N Stallard Pl
E Deer Shadow Ln
E Tascal Lp
E Buck Ridge Pl
N Mavi nee Dr
E Desert Starlin
gLn
N Alder Spring Dr
N Steam Pump Wy
E Channel ViewPl
N 1
st A
v
N 1st Av
UV77
77
N 1st Av
N Oracle Rd
E Lambert Ln
!«T
GF
GF
GF
GF
GF
Tcc Wash
Arroyo Chico Wash
Simpson Wash
Cushing Street Wash
High School Wash
Unknown
Ronstadt Transit Center
E 5th St
E 8th St
N 3
rd A
v
E 16th St
E 7th St
E 9th St
N H
off A
v
S 3r
d Av
E 14th St
E 15th St
E 12th St
N Main Av
E 13th St
W 5th St
N 5th Av
S Scott Av
S Ra
ilroa
d Av
E 10th St
W Simpson St S O
tt A
v
S 5t
h Av
N 7
th A
v
N Court Av
N 9
th A
v N H
erbe
rt A
v
S Ar
izon
a Av
N 2
nd A
v
N F
erro
Av
N Meyer Av
S H
erbe
rt A
v
W Kennedy St
N B
ean
Av
W Franklin St
N A
rizon
a Av
S Ru
ssel
l Av
N E
chol
s Av
W Council St
W Pennington St
N Ja
cobu
s Av
E Pennington St
S Meyer Av
N A
sh A
v
N 1st Av
W Washington St
E Laos St
N Scott Av
W Ochoa St
Unnam
ed
S El Paso Av
E Ochoa StW Jackson St E Jackson St
E Corral St
N Stevens Av
W Mccormick St
E Historic St
E Anatole St
S El
ias A
v
E Florita St
W Rosales St
E Hughes St
W Paseo Redondo
E Downtown St
N P
erry
Av
W Calle Carlos Arruza
W Telles St
E Codd St
N P
erry
Av
S 5t
h Av
N Ja
cobu
s Av
S Ar
izon
a Av
N Scott Av
E 8th St
N 2
nd A
v
N A
sh A
v
S H
erbe
rt A
v
N 1
st A
v
NS
t evens Av
Oliver'S Cleaners
Downtown Auto Center
E 6th St
S 6t
h Av
N 6
th A
v
N 4
th A
vS
4th
Av
S Toole Av
S Stone Av
N S
tone
Av
E Broadway BlN Church Av
W 6th St
W Cushing St
N Toole AvW Alameda St
W Congress StE Congress St
E Toole Av
S Grana
daA
v
N Granada Av
E Aviation Pw
S Main Av
E Alameda St
W Broadway Bl
E Toole Av
Examples - existing conditions
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Dese
rt Dr
N La Reserve Dr
UV77
77
N 1st Av
N Orac
le Rd
!«TRonstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
N 5
th A
v
N Scott Av
N Stevens Av
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
Examples - existing conditions
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Desert Dr
N La Reserve Dr
N 1st Av
N L
a Re
serv
e D
r
UV77
77
N 1st Av
N Orac
le Rd
!«TRonstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
N 5
th A
v
N Scott Av
N Stevens Av
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
Examples - existing conditions
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
N1st Av
77
N Oracle
Rd
UV77
N La Reserve Dr
E StoneyCanyon Ci
N DesertMirage Wy
E Sonoran Desert Dr
NLa Reserve Dr
N 1st Av
Casas AdobesCommunity
Advocate
!«T
Armory Park
Pie Allen
Iron Horse
El Presidio
Ronstadt Transit Center
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
N H
erbe
rt A
v
Unnamed
N 5
th A
v
N Scott Av
NS t
evens Av
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
Examples - existing conditions
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
§̈¦10
§̈¦10
W Sa
ndario Rd
NSa
ndar
ioRd
W Marana Rd
W Cochie
Canyon Tr
N Adonis Rd
N1st Av
77
N Oracle
Rd
UV77
N La Reserve Dr
E StoneyCanyon Ci
N DesertMirage Wy
E Sonoran Desert Dr
NLa Reserve Dr
N 1st Av
!«T
W Congress St
S 6t
h Av
S Toole AvE Toole Av
S Stone Av
W Broadway Bl E Broadway Bl
W Alameda St
N Toole Av
N 6
th A
v
E Toole Av
N Church Av
E Congress St
N Stone Av
E Alameda St
SCh
urch
Av
S4t
hAv
N 4 thAv
S Scott AvW Pennington St
W Council St
Un
named
N 5
th A
v
E 9th St
E 10th St
N5t
hAv
E 10th St
N H
erbe
rt A
v
E 12th St
E 8th St
E 13th St
N A
sh A
v
E Pennington St
S Ar
izon
a Av
E Mccormick St
S 5t
h Av
E Corral St
S Ra
ilroa
d Av
E Ochoa St
E Jackson St
N Stevens Av
NScott Av
N Scott Av
N Stevens Av
S H
erbe
rt A
v
W Jackson St
N H
off A
v
W Ochoa St
RonstadtTransitCenter
Examples - existing conditions
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
W Co
chie
Cany
on Tr
NAdonis Rd
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
N 1st Av
N La Reserve Dr
N Desert Mirage Wy
E Sonoran Desert Dr
N La Reserve Dr
N 1st Av
N L
a Re
serv
e D
r
UV77
77
N 1st Av
N Orac
le Rd
¬9
¬8
¬7
¬6
¬5
¬4
¬3
¬2
¬1
¬21
¬20
¬19¬18
¬17
¬16
¬15
¬14
¬13
¬12
¬11
¬10
E 12th St
E 13th St
E 8th St
S 5t
h Av
S Scott Av
N H
off A
v
S H
erbe
rt A
v
E 9th St
E Pennington St
S Ra
ilroa
d Av
S Ar
izon
a Av
N 5
th A
v
N Scott Av
W Ochoa StE Ochoa St
W Jackson St
E Jackson St
E Corral St
N Stevens Av
W Pennington St
W Council St
N A
sh A
v
E 10th St
E Mccormick St
Unnamed
N Stevens Av
N 5
th A
v
N Scott Av
E 10th St
S 6t
h Av
N 6
th A
v
E Broadway Bl
N 4
th A
v
N Toole Av
S 4t
h Av
N Stone Av
S Stone Av
E Congress St
S Church Av
E Toole Av
E Alameda St
N Church Av
W Broadway Bl
W Congress St
W Alameda St
S Toole Av
Examples - existing conditions
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
AerialParcelsBuilding FootprintsZoning OverlaysZoningUtilitiesLand UseVacant Land + ParkingParks + Open Space
TransportationFloodplain + EnvironmentalOwnershipHistoric Districts + PropertiesNeighborhood AssociationsPolitical BoundariesEvents + InstallationsLandmarks
Examples - existing conditions
¹»¹»
¹»
¹»
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
Estes Elementary
School
Marana Career - Technical
High School
Marana Middle School
Ace
¹ºC
¹¼
W NaranjaDr
W LambertLn
N1st Av
E Naranja Dr
E Lambert Ln
77
N Oracle Rd
UV77
Basis- Oro
Valley
¹»
¹»
¹»
¹»
¹»
¹»¹»
¹»¹»
¹»
¹»
¹ºC
¹ºC
¹ºC
¹ºC¹ºC
¹¼
¹ºC
¹º
¹º
¹»
§̈¦10
§̈¦10
W Cushing St
W Speedway Bl
W Congress St
W SaintMarys Rd
N E
uclid
Av
E Aviation Pw
SChurch
Av
N 6
th A
vS
6th
Av
E Toole Av
N M
ain
Av
E Broadway BlW Broadway Bl
NToole Av
S Eu
clid
Av
W Franklin St
E Aviation Pw
W 6th St
S Toole Av
N S
tone
Av
E 6th St
E Speedway Bl
E Toole Av
W Alam eda
St
SPark
Av
S Granada
Av
S10
thAv
SM
a inAv
NGranada
Av
SStone
Av
N4t
hAv
S 4t
h Av
CarrilloK-5 School
DavisElementary
School
DrachmanElementarySchool
RoskrugeElementary School
Safford K- 8 School
TucsonHigh
SchoolMuseum High School
For The Visual Arts
ProjectMore
City HighSchool
HighlandFree School
Paulo FreireFreedom
School
Pima VocationalHigh School
Tucson InternationalAcademy -Broadway
First SouthernChristian
School
Imago DeiMiddleSchool
PccCommunityCampus
UniversityOf Arizona
MansfeldMiddleSchool
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
SchoolsBusinessesPopulation DensityDemographicsHousing CharacteristicsLocation Affordability
Examples - existing conditions
0 P0 HU
139 P50 HU
0 P0 HU
86 P29 HU
377 P144 HU
7 P3 HU
0 P0 HU
76 P24 HU
0 P1 HU
1 P1 HU
78 P31 HU
22 P7 HU
0 P0 HU
0 P0 HU
48 P14 HU
36 P13 HU
28 P10 HU
0 P0 HU0 P
0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
15 P4 HU
0 P0 HU
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
231 P191 HU
0 P0 HU
1302 P833 HU
0 P0 HU
665 P300 HU
50 P19 HU
315 P156 HU
800 P420 HU
55 P23 HU
171 P197 HU
128 P60 HU
0 P0 HU
0 P0 HU
23 P11 HU
0 P0 HU
0 P0 HU
19 P14 HU
17 P10 HU
20 P14 HU
5 P3 HU
0 P0 HU
0 P0 HU
817 P402 HU
0 P0 HU
0 P0 HU
817 P402 HU
5 P8 HU
UV77
77
N 1st Av N Oracle Rd
E Lambert Ln
!«T
0 P0 HU
0 P0 HU
43 P29 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
81 P42 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
51 P26 HU
0 P0 HU
0 P0 HU
0 P0 HU 0 P
0 HU
9 P5 HU
87 P93 HU
29 P7 HU
0 P0 HU
0 P0 HU
41 P29 HU
4 P2 HU
4 P0 HU
43 P31 HU
0 P0 HU
0 P0 HU
0 P0 HU
10 P4 HU
0 P0 HU
0 P0 HU
28 P21 HU
18 P15 HU
6 P8 HU
0 P0 HU
2 P1 HU
0 P0 HU
6 P7 HU
102 P62 HU
0 P0 HU
7 P1 HU0 P
0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
3 P2 HU
9 P8 HU
0 P0 HU
10 P9 HU
0 P0 HU
2 P1 HU
69 P51 HU
8 P7 HU
21 P1 HU
0 P0 HU
13 P7 HU
8 P3 HU
1 P1 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P2 HU
0 P0 HU
0 P0 HU
7 P7 HU
34 P24 HU
4 P3 HU
1 P1 HU
2 P1 HU
0 P0 HU
5 P3 HU
0 P0 HU
0 P0 HU
0 P0 HU
1 P2 HU
20 P16 HU
53 P31 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
27 P30 HU
22 P16 HU
0 P0 HU
0 P3 HU
31 P18 HU
28 P15 HU
32 P24 HU
37 P13 HU
1 P4 HU
29 P13 HU
25 P25 HU
24 P20 HU
18 P14 HU
38 P27 HU
26 P17 HU
48 P24 HU
19 P14 HU
20 P17 HU
57 P41 HU
38 P36 HU
78 P64 HU
43 P30 HU
25 P17 HU
13 P10 HU
26 P17 HU
32 P22 HU
26 P14 HU
25 P21 HU
18 P14 HU
39 P20 HU
29 P14 HU
30 P21 HU
16 P12 HU
15 P14 HU
40 P30 HU
24 P20 HU
71 P17 HU
14 P13 HU
32 P22 HU
0 P0 HU
23 P15 HU
22 P15 HU
0 P0 HU
0 P0 HU
25 P15 HU
62 P43 HU
51 P33 HU
50 P34 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
2 P1 HU
0 P0 HU
20 P15 HU
25 P22 HU
0 P0 HU
7 P4 HU
0 P0 HU
0 P0 HU
156 P160 HU
12 P7 HU
0 P0 HU
0 P0 HU
2 P3 HU
6 P6 HU
0 P0 HU
0 P0 HU
0 P0 HU
34 P16 HU
0 P0 HU
44 P48 HU
1 P1 HU
141 P95 HU
0 P0 HU
0 P0 HU
30 P20 HU
5 P2 HU
37 P17 HU
0 P0 HU
0 P0 HU
0 P0 HU
0 P0 HU
3 P2 HU
0 P0 HU
8 P8 HU
3 P2 HU
4 P1 HU
9 P3 HU
0 P0 HU
0 P0 HU
10 P6 HU
9 P4 HU
0 P0 HU
24 P14 HU
87 P56 HU
8 P7 HU
0 P0 HU
22 P13 HU
0 P0 HU
11 P12 HU
16 P10 HU
0 P0 HU
20 P13 HU
29 P16 HU
21 P14 HU
36 P21 HU
0 P0 HU
0 P0 HU
0 P0 HU
Ronstadt Transit Center
E 6th St
S 6t
h Av
N 6
th A
v
N 4t
h Av
S TooleAv
S Stone Av
NSt one
Av
W 6th St
W Cushing St
SChurch
Av
W Congress St
E Congress St
E Toole Av
S Grana
daA
v
S Main Av
E Alameda St
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
SchoolsBusinessesPopulation DensityDemographicsHousing CharacteristicsLocation Affordability
Examples - existing conditions
SchoolsBusinessesPopulation DensityDemographicsHousing CharacteristicsLocation Affordability
deMographicS by target area
1/4 Mile area 1 Mile area towN of MaraNa
Population (2010) 14 657 34,961
Households (2010) 2 215 13,073
Hispanic (%) 21.4% 22.6% 22.1%
Median Income (2012) $62,500 $60,818 $58,845
Projected Median Income 2017 $84,511 $71,466 $66,260
I-10 + W CORTARO ROAD
Examples - existing conditions
SchoolsBusinessesPopulation DensityDemographicsHousing CharacteristicsLocation Affordability
age cohortS (2010), 1 Mile area
8%
25%
10%
32%
24%
I-10 + W CORTARO ROAD
0-1920-2930-4445-6465+Median Age = 35.0
Examples - existing conditions
SchoolsBusinessesPopulation DensityDemographicsHousing CharacteristicsLocation Affordability
Owner-OccupiedRenter OccupiedVacant
Total Housing Units = 231Median Home Value = $179,972
houSiNg teNure, 1 Mile area
77%
16%
7%
I-10 + W CORTARO ROAD
Examples - existing conditions
SchoolsBusinessesPopulation DensityDemographicsHousing CharacteristicsLocation Affordability
deMographicS & houSiNg characteriSticS by ceNSuS tract
tract 44.26 tract 44.27 tract 46.39 tract 46.46 towN of MaraNa
Total Population 2,514 8,146 3,799 4,118 34,520Total Housing Units 1,216 3,322 1,306 1,624 14,297Homeowner Vacancy Rate 0.0% 0.0% 0.0% 0.8% 3.2%Rental Vacancy Rate 9.6% 6.2% 5.3% 0.0% 4.4%Single Family Detached (%) 73.8% 97.7% 92.6% 79.9% 87.1%Median Home Value $189,100 $204,700 $202,800 $170,500 $222,200
% of Families with Income Below Poverty Level 0.0% 2.5% 0.0% 13.4% 3.0%
% of Homeowners Paying 30% or More of their Income on Housing 32.1% 21.9% 32.1% 45.8% 30.3%
% of Renters Paying 30% or More on Rent 24.8% 46.4% 56.5% 68.9% 36.5%
I-10 + W CORTARO ROAD
Examples - existing conditions
56.75%
60.33%
N Adonis Rd
W Cochie Canyon Tr
W Stone Hearth St
N Reyher Av
W Bannerstone St
N M
cduf
f Rd
NM
aize
Farm
A v
N Chaco Journey Av
W Rock Village St
W Watz St
W Chapel DrW Denny St
W Anasazi Passage St
N P
lum
met
She
ll Av
W Marana Rd
N S
anda
rio R
d
§̈¦10
§̈¦10
SchoolsBusinessesPopulation DensityDemographicsHousing CharacteristicsLocation Affordability
62.12%
59.61%
57.31%
55.72%
66.89%
N
LaReserv
eDr
N 1st Av
E Pusch View Ln
E Hanley Bl
E Sonoran Desert Dr
E Cli ff Dweller Dr
E Charouleau Pl
E Pusch Wilderness Dr
N Stallard Pl
E Tascal LpE DesertSta
rling Ln
N P
aseo
Rio
De
Yida
N 1
st A
v
N 1st Av
UV77
77
N 1st Av N Oracle Rd
E Lambert Ln
34.99%
48.17%
49.6%
55.29%
51.86%
53.13%
56.65%
45.46%
53.13%
43.71%E 6th St
S 6t
h Av
N 6
th A
v
N 4
th A
vS
4th
Av
S Toole Av
S Stone Av
N S
tone
Av
E Broadway BlN Church Av
W 6th St
W Cushing St
SChurch
Av
N Toole AvE Congress St
W Alameda St
E Toole Av
W Congress St
E Alameda St
I-10 + W MARANA ROAD N ORACLE ROAD + N 1ST AVENUE S 6TH AVENUE + E CONGRESS STREET
bae urban economics
Market Study of Housing Demand
Award-winning urban economists & real estate development advisorsFocus on services for cities, counties, public agencies, and non-profits
20 person firm, founded in 1986Offices in San Francisco, Los Angeles, Sacramento, NYC, and Washington DC
Core Services:• Affordable & Workforce Housing• Economic Development• Market & Financial Feasibility• Public-Private Transactions• Public Financing Strategies• Fiscal & Economic Impacts
Affordable Housing + TOD
Affordable Housing + TOD - key terms
Transit-Oriented Development
•Typically within ½-mile of transit
•Dense, often mixed-use
•Focuses development
•Value add
Affordable and Mixed-Income Housing
•Some or all units are income-restricted
•Senior affordable is common
Housing Market
Housing Market - population overview
•650,000 residents in Eastern Pima County population centers
•Two-thirds of households are owner-occupied
•Median household income (County) is $44,000
•30 percent of Eastern County workers commute between cities daily
Housing Market - trends
populatioN growth (piMa couNty, 2000-2045)
843,
746
980,
263
1,02
2,07
9
1,10
0,02
1
1,24
3,09
9
1,44
7,40
3
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
1,600,000
2000 2010 2015 2025 2035 2045
Projected after 2010
Sources: US Census, 2000, 2010; ADOA, 2012; BAE, 2014.
Housing Market - trends
New houSiNg StartS (piMa couNty)
Sources: US Census Bureau, Building Permit Trends; BAE, 2014.
6,81
6
6,29
8
6,11
4 7,59
8
9,60
4 11,1
66
8,13
2
4,69
8
2,74
3
1,93
4
1,72
6
1,38
8
2,17
5
2,32
9
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
0
2,000
4,000
6,000
8,000
10,000
12,000
Multi-Family Single-Family % Multi-Family
Housing Market - rental
•Rents are stable and have risen since 2010
•Vacancy is high, but declining
•Positive absorption since 2010
$620$639
$660 $662
$639$626 $629
$641 $647
0%
2%
4%
6%
8%
10%
12%
$500
$540
$580
$620
$660
$700
2005 2006 2007 2008 2009 2010 2011 2012 2013
Avg. rent Vacancy rate
Sources: RealFacts, 2013; BAE, 2014.
Housing Market - ownership
•Vacancy among owner-occupied units is relatively low
•More than 12,500 sales in 2013
•New homes are selling at a modest premium
Sources: Tucson Association of Realtors, 2013; DataQuick, BAE, 2014.
N/A$218
,715
$157
,485
$232
,961
$0
$50,000
$100,000
$150,000
$200,000
$250,000
Single-Family Condominium
Avg.
Sal
e Pr
ice
All Sales New Construction
Housing Market - affordability
Sources: American Community Survey (ACS), 2008-2012; BAE, 2014.
houSiNg coSt burdeN (30% + of iNcoMe oN houSiNg)
30%
39%
31%27%
30%
22%
54%
64%
57%
38% 36%33%
0%
10%
20%
30%
40%
50%
60%
70%
Pima County South Tucson Tucson Oro Valley Marana Sahuarita
Owner HHs w/ Cost Burden Renter HHs w/ Cost Burden
Housing Market - key findings
•Growth has slowed since 2010, but is projected to regain pace by 2045.
•Owner households outnumber renter households, but multifamily units are making up a larger share of new housing production.
•AsignificantshareofPimaCountyownerandrenterhouseholds are cost-burdened.
•Three in ten Pima County workers has a regional commute; most commuters drive to work.
Affordable HousingDevelopment
Landscape
Affordable Housing - development landscape
Demand for affordable housing development is strong.
•Many low-wage workers
• Impacts of recession/foreclosures
• Aged and distressed housing stock
strong demand
mixed-income
vertical mixed-use
transit is a plus
development constraints
Affordable Housing - development landscape
In most affordable housing developments, 100-percent of units are income-restricted.
• Most developments target 40 to 60% AMI levels
• Affordable senior housing is especially prevalent
strong demand
mixed-income
vertical mixed-use
transit is a plus
development constraints
Affordable Housing - development landscape
Limited vertical mixed-use development
•Increasing interest in pursuing this type of development
strong demand
mixed-income
vertical mixed-use
transit is a plus
development constraints
Affordable Housing - development landscape
Transit accessibility is seen as an advantage by housing developers
• Access to jobs, neighborhood amenities, and services
•Transit access especially important for affordable housing
strong demand
mixed-income
vertical mixed-use
transit is a plus
development constraints
Affordable Housing - development landscape
Primary constraints for affordablehousing development:
• Availability of funding sources
• High land costs
• Unfavorable zoning regulations- Density and height limits- Parking requirements
strong demand
mixed-income
vertical mixed-use
transit is a plus
development constraints
Transit Oriented Housing Demand
TOD Housing Demand - methodology
Baseline Estimates•Current estimates of households by tenure, type, and income
level based on Census Data (PUMS)
•TOD Demand Households (at least one of the following):- No car in household- Someone in the household takes transit to work- Household with more workers than cars
Projection •Current estimates are projected based on published ADOA
2015 – 2045 population projections
TOD Housing Demand - 2045
30-year Demand:
•96,000 households- 65,000 today- + 31,000 by 2045
•Mostly renters
•23,000 elderly
18,035
3,144
14,880
7,827
7,191
1,254
5,933
6,548
- 5,000 10,000 15,000 20,000 25,000 30,000
All Other
Large Related
Small Related
ElderlyRenter Households
2015
2016-2045
2,631
2,331
10,927
4,661
1,049
929
4,357
3,899
- 5,000 10,000 15,000 20,000 25,000 30,000
All Other
Large Related
Small Related
Elderly
Owner Households2015
2016-2045
TOD Housing Demand - cost burden profile
Source: ACS 2008-2012; ADOA, 2013; BAE, 2014.
houSiNg coSt burdeN (30% + of iNcoMe oN houSiNg)
57%
32%
49%
43%
68%
51%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Renter HHs
Owner HHs
All TOD HHs
Cost burdened Not cost burdened
TOD Housing Demand - income profile
Source: ACS 2008-2012; ADOA, 2013; BAE, 2014.
tod deMaNd houSehold iNcoMe levelS - perceNt of area MediaN iNcoMe (aMi)
67.8%
14.4%
17.8%Low Income (below 80% AMI)
Moderate Income (80 to 120% AMI)
Above Moderate (above 120% AMI)
Low income (below 80% AMI)Moderate Income (10 -120% AMI)Above Moderate (above 120% AMI)
TOD Housing Demand - market affordability (rental)
•Average rents from $437 (studio) to $1,310 (4-bedrm.)
•Low income households can afford $299 to $1,320, depending on household size
•60 to 80% of TOD renter households cannot afford apartments at the market rate
TOD Housing Demand - market affordability (for-sale)
•Low income households can afford $50,000 to $190,000 for a home, depending on household size
•One-third of market rate homes are not affordable to a low-income family of four
•Nearly half of all new affordable homes sold over 30 years would have to be built at TOD sites to meet demand
TOD Housing Demand - key findings
•96,000 households will seek TOD housing by 2045
•Renters account for two-thirds of TOD demand households
•Elderly households account for 25% of TOD housing demand
•Low-income households account for 75% of renter TOD demand and nearly half of owner TOD demand households
•60 to 80% of renter households cannot afford to rent at or above the market rate
Opportunity Sites
Opportunity Sites
•24 proposed HCT Station Areas considered
•Priority ranking criteria:- housing cost burden- rental market availability - employment access- transit options- existing ridership
Opportunity Sites
Opportunity Sites •Score: 6
•Served by 5 HCT lines
•Access to 64,000 + jobs
•Score: 6
•5.7 % rental vacancy rate
•45% of households are cost burdened
•(note adjacency to Univ. of Arizona)
S 4th Av
E 44th St
E Evans Bl
E 46th St
SEuclid
AvE 40th St
E Benson Hy
§̈¦10
§̈¦10
E 1st St
E 2nd St
E Helen St
N O
lsen
Av
N N
orris
Av
E Mabel St
N C
herr
y Av
E Drachman St
E Hawthorne St
N M
artin Av
N R
ing
Rd
N W
arre
n Av
N M
artin
Av
E Drachman St
E Hawthorne St
E Mabel St
N W
arre
n Av
E Speedway Bl
N C
ampb
ell A
v
RONSTADT TRANSIT CENTER
SPEEDWAY + CAMPBELL
Opportunity Sites
•Score: 7
•Access to 40,000 jobs
•42% of households are cost burdened
•Score: 7
• Access to 40,000 jobs
•Served by 2 HCT lines
•11% of residents use transit
•Score: 7
• Served by 3 HCT lines
•Access to 50,000 jobs
•13% of residents use transit
S Li
nda
Av
W Cushing St
W Clearwater Dr
S Br
icky
ard
Ln
S Melw
ood Av
W Mission Ln
S Avenida Del Convento
W Nearmont Dr
W Simpson St
W Grandview Ln
N Linda Av
N Melw
ood Av
W Calle De Los Higos
S Avenida Del Palo Fiero
N Bonita Av
W Paseo De Los Zanjeros
SAve nida
Del Sem
brador
Paseo De Los Zanjeros
S Paseo De Los Chaputines
S Av
enid
a Ac
equi
a Pr
imer
a
W Congress St
S Grande Av
§̈¦10
§̈¦10
S 4t
h Av
S 5t
h Av
S 8t
h Av
S 7t
h Av
E 31st St
E 27th St
E 28th St
E 30th St
E 26th St
E 32nd St
W 31st St
W 30th St
W 28th St
W 27th St
W 26th St
W 32nd St
S 6t
h Av E 29th StW 29th St
S 4th Av
S 8t
h Av
S 5t
h Av
W 38th St
W 37th St
S 7t
h Av
E 40th St
E 39th St
W 40th St
E Old Vail Rd
E 38th St
E 37th St
S 9th Av
W 42nd St
W 43rd St
E 38th StS 6t
h Av
E Benson HyE Benson Hy
§̈¦10 §̈¦10
MERCADO STREETCAR STOP S 6TH AVENUE + 29TH STREET S 6TH AVENUE + 39TH STREET
Opportunity Sites
S 4th Av
E 44th St
E Evans Bl
E 46th St
SEuclid
AvE 40th St
E Benson Hy
§̈¦10
§̈¦10
E 1st St
E 2nd St
E Helen St
N O
lsen
Av
N N
orris
Av
E Mabel St
N C
herr
y Av
E Drachman St
E Hawthorne St
N M
artin Av
N R
ing
Rd
N W
arre
n Av
N M
artin
Av
E Drachman St
E Hawthorne St
E Mabel St
N W
arre
n Av
E Speedway Bl
N C
ampb
ell A
v
•Score: 8
•Served by 2 HCT lines
•46% of households are cost burdened
•11% of residents use transit
•Score: 8
•More than 50% of households are cost bur-dened
•Access to 40,000 jobs
I-10 AT INTERCITY RAIL
ROY LAOS TRANSIT STOP
Recommendations
Recommendations
Focus housing resources to support affordable rental housing.
affordable rental housing
publicly-owned land
regulate for housing
near-term TOD sites
development strategy
Recommendations
Assess the availability of publiclyowned land to support affordablehousing development.
affordable rental housing
publicly-owned land
regulate for housing
near-term TOD sites
development strategy
Recommendations
Review zoning, parking, and otherregulations for opportunities tosupport affordable housingdevelopment.
affordable rental housing
publicly-owned land
regulate for housing
near-term TOD sites
development strategy
Recommendations
Prioritize “near-term” TODdevelopment sites for dense,multifamily affordable housing.
affordable rental housing
publicly-owned land
regulate for housing
near-term TOD sites
development strategy
Recommendations
Evaluate development potentialfor specific sites todevelop an affordable TODhousing development strategy.
affordable rental housing
publicly-owned land
regulate for housing
near-term TOD sites
development strategy
http://capla.arizona.edu/community-outreach-partnership-center-copc-0
http://www.bae1.com