TransitOriented Development Planning Workshop

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Transit-Oriented Development Planning Workshop 2

• October 23, 2007

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Tucsons Modern Streetcar
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What is Modern Streetcar?

• Fixed-guideway electric rail system
• Operates in mixed traffic
• Articulated for tight radii turns
• Compatible with on-street parking
• Shares lanes and stops with buses and bicycles
• Safe in high pedestrian areas
• Low floor with multiple doors
• Can share track with historic trolley
• Approximately 130 passengers/vehicle (35 seated /
  95 standing)

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Operates Safely in Mixed Environments

• Operates safely in pedestrian zones
• Compatible with on-street parking
• Shares transit stops with buses

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Modern Streetcar Adopted as the Locally
Preferred Alternative (LPA)

• Unanimous approval from the City of Tucson Mayor
  and Council on April 4, 2007
• Local funding approved as part of the Regional
  Transportation Authority (RTA) Plan vote on May
  16, 2006
• LPA alignment operates from University of Arizona
  to Downtown Tucson

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Project Schedule

• Alternatives Analysis (AA)
• Aug 2004 May 2006
• Locally Preferred Alternative (LPA)
• April 2007
• Draft Environmental Assessment (EA)
• Sept 2007
• Small Starts Submittal
• Fall 2007
• Begin Construction
• Mar 2009
• Operation
• Dec 2010

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Transit-Oriented Development (TOD) Workshop 1
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What we have been doing

• Identifying opportunity sites
• Meeting with stakeholders
• Analyzing the market
• Looking at specific opportunities

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What we have heard

• Need more pedestrians less cars
• Need to attract clientele from outside the area
  regional destination
• Need more residents
• Lack of a common vision

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What we have heard

• There is interest in
• Mixed-use development
• More residential development
• Increased density
• Multi-story buildings/gradual increase in height
• Parking is an issue
• There is a need for centralized parking
• Parking requirements are a challenge to
  redevelopment

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What we have heard

• The area needs public gathering spaces
• Along the street front
• Mid-block
• Development standards should support urban
  in-fill
• City should make redevelopment easier
• Desire larger parcels for developer interest

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What are opportunity sites?

• Opportunity sites are those properties which have
  a potential to transition in use over time as the
  demographics of the area evolve.
• They ARE NOT sites for which the City is
  proposing any specific change in use only
  considering the what if possibilities.

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4th Avenue Opportunity Sites
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University Opportunity Sites
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Transit-Oriented Development (TOD) Marketing
Analysis
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Purpose of Market Analysis

• Transit-oriented development around 4 planned
  stations
• Help identify types and amount of development
  best-suited for each station area
• residential, office, hotel, retail
• Current and future market and economic conditions
  considered
• 13-year horizon (2020), which is 10 years after
  the opening of the Modern Streetcar

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Emerging Trends in TOD

• Transit improvements have a positive impact on
  real estate values
• Higher development values can support higher
  density development
• Tucson has not had a significant amount of
  high-density and/or mixed use development
• Similar western cities are now attracting higher
  density, mixed-use projects
• Tucson can capitalize on market opportunities
  with Tucson-style urban development

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Austin, Texas

• Home to the University of Texas
• City commitment to compact, mixed-use, pedestrian
  friendly development
• Increase in mixed-use, higher density after
  approval of commuter rail line

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Austin, TexasRising Demand for Dense Projects

• 20 high-rise towers planned or under
  construction around Downtown
• 10 to 40 stories
• Mostly residential with mixed-use on low floors
• Some hotel/condo mix or office/condo mix
• Lower-density urban infill happening as well,
  especially where transit is planned

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Austin, TexasLower Density TOD Projects
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Austin, TexasEvolving Urban Neighborhood
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Austin, TexasNew Higher Density Projects

• Spring 42-story condo tower

Monarch 29-story condos over retail
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Boulder, Colorado

• Home to University of Colorado
• Urban growth boundary made redevelopment only
  path for growth
• Commitment to higher density and TOD in City and
  regional planning documents

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Boulder, ColoradoSupportive Zoning and Plans

• Boulder Transit Village Plan
• Commuter rail line station
• Bus transit center
• Parking structures
• 1,400 to 2,400 new homes
• 2,900 to 4,300 new jobs

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Boulder, ColoradoNew Mid-Density Neighborhoods

• Holiday Neighborhood 330 units ranging from
  single-story to 3-story units

North Court, Holiday Neighborhood Source
www.holidayneighborhood.com
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Tempe, Arizona

• Home to ASU Main Campus
• Development was focused on Citys edges until
  constrained by surrounding communities
• Continued growth meant higher densities
• Higher density trends strengthened by enhanced
  public transportation and ASU campus growth

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Tempe, Arizona New Mid-Density Projects

• The Lofts at Orchidhouse
• 83 lofts and brownstones on mixed-use Mill
  Ave, 5 stories

• Campus Suites on the Rail
• 5 stories, 299 units (964 beds) 10K SF office,
  and 12K SF retail

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Tempe, Arizona New Higher Density Projects

• Centerpoint Condos
• four 22-story towers, 800 units

• Hayden Ferry Lakeside
• Condo, office, and hotel towers

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What Trends Mean for Tucson

• National market trend toward higher densities,
  with or without transit
• Other cities have encouraged desired development
  through plans and regulations
• Tucson can respond to market trends with locally
  appropriate densities and designs

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4th Avenue Stations

• At 6th and 8th Streets

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4th Avenue Stations Opportunities

• Vacant and underutilized parcels present
  significant redevelopment opportunities
• Proximity to U of A and downtown make 4th Ave.
  attractive housing and office
• can be enhanced by Modern Streetcar
• Existing retail / entertainment strength

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4th Avenue StationsConstraints

• Multiple landowners is a challenge for site
  assembly
• Relatively low retail lease rates
• national retailers see value in centralized
  management and are willing to pay for it (as at
  Main Gate Square)
• Redevelopment of operating businesses only if
  revenues after redevelopment gt current revenues
• Challenge to not overestimate retail demand,
  which can negatively affect existing businesses

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4th Avenue StationsDevelopment Demand thru 2020

• Residential 1,000 units
• Average 35 DU/acre
• Mix of townhomes, low-rise, mid-rise
• 50/50 rent/own
• Office 550,000 SF
• Hotel 80 - 100 rooms
• Retail 25,000 SF

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University and Tyndall Station
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University and Tyndall StationOpportunities

• Vibrant and high-performing area for retail and
  restaurants (Main Gate Square)
• Much of the land is owned by the Marshall
  Foundation (centralized management)
• Proximity to U of A and growing student population

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University and Tyndall StationConstraints

• Availability of land
• The Marshall Foundation is not involved in
  residential development
• Challenge to not overestimate retail demand,
  which can negatively affect existing businesses

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University and Tyndall StationDevelopment
Demand thru 2020

• Residential 900 units
• Average 35 DU/acre
• Mix of townhomes, low-rise, mid-rise
• 75/25 rent/own
• Office 275,000 SF
• Hotel 100-150 room mid-priced hotel
• Retail 20,000 SF

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Helen and Campbell Station
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Helen and Campbell StationOpportunities

• Higher incomes and housing prices
• Proximity to Arizona Health Sciences Center and
  University Medical Center
• Relatively larger buildings suggest opportunity
  for higher densities
• University control of land use policy

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Helen and Campbell StationConstraints

• Retail competition with established Main Gate
  Square and 4th Avenue
• Lack of urban character
• University control of land use policy

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Helen and Campbell StationDevelopment Demand
thru 2020

• Residential 800 units
• Average 35 DU/acre
• Mix of townhomes, low-rise, mid-rise
• 50/50 rent/own
• Office 275,000 SF
• Hotel 100-150 room mid-priced hotel
• Retail 15,000 SF

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Summary of Development Demand in All 3 Study
Areas thru 2020

• Residential 2,700 units
• Office 1.1 million SF
• Hotel 280 400 rooms
• Retail 60,000 SF

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Development Projections in the Absence of the
Modern Streetcar

• Recent growth has been on edges of Tucson area
• 2.5/year in region vs. 1/year in study areas
• Market analysis concludes station areas will
  capture more growth than in recent years
• due to Modern Streetcar and changing preferences
• Absence of Modern Streetcar would result in less
  supportable development in the station areas
• Still higher than in recent years, due to
  changing preferences

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Steps to Enhance Development Potential

• Parking requirement flexibility
• Reduced or centralized parking
• Zoning and permitting that allows for mixed-uses
  and appropriate densities
• Site assembly
• Centralized management for the 4th Avenue
  shopping district?

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Rowhouse-scale housing 30 DU/ac
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Village-scale mixed use 50 DU/ac
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Higher-scale mixed use 80DU/ac
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TOD Concepts
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Does it work?
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Tools for TOD
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Tools for implementation

• Overlay districts
• Provide incentives for property owners who choose
  to exercise this option
• Increased densities
• Mixed-use
• Reduced parking requirements
• Faster approval

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Tools for implementation

• Form-based codes
• Determine the form of buildings and their
  relationship to the street, instead of focusing
  solely on use
• Ensure high quality of development
• Easier to use than design guidelines
• Allow diversity of use, materials and
  architecture
• Ultimately define the character of an area

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Land Use

• 4th Ave. Optional Overlay Zone
• 2-story limit for first 50
• 3-stories first 50 at corners
• 5 stories to first alley
• Mixed use with residential
• No rezoning required
• No on-site parking required
• (in lieu fee)
• Design guidelines
• Design review
• Historic preservation focus
• Iron Horse Optional Overlay Zone
• 2-story limit
• Mixed use with residential
• Focus on local-use business
• No rezoning required
• No on-site parking required
• (in lieu fee)
• Design guidelines

SUB-AREA 1
Draft Final Urban Design Plan October 8, 2007
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Land Use

• Warehouse Optional Overlay Zone
• 7-story limit
• Mixed use with residential
• No rezoning required
• On-site parking prohibited for
• commercial uses. (in lieu fee)
• On-site parking optional for
• residential uses. Maximum 11.
• (in lieu fee).
• Design guidelines
• Promote pedestrian-oriented
• courtyard network in centers of
• blocks.
• Reinforce existing street-grid with
• zero lot line commercial development
• Design review
• Historic preservation focus.
• Focus arts and design uses on 6th
• Avenue.

SUB-AREA 2
Draft Final Urban Design Plan October 8, 2007
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What steps is Tucson taking to encourage TOD?

• Developing overlay based on recommendations of
  Downtown Links
• 4th Avenue
• Warehouse district
• Considering overlay to encourage in-fill
• Increasing on-street parking and developing
  opportunities for centralized parking

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The Modern Streetcar will change the area

• Brings more pedestrian traffic to the station
  areas
• Will attract more development than would
  otherwise occur
• Will help create a regional destination expands
  the neighborhood

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TOD Planning Process

• 3 Workshops with the goal to obtain first-hand
  input from property owners and primary
  stakeholders
• Workshop 1 Data and Information Gathering
• Workshop 2 Plan development
• Workshop 3 Presentation and review
• Results will assist City in developing future
  area and neighborhood plan updates
• Will help City identify additional tools for
  implementation

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Questions?
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Break Out.

• We want to hear all of your ideas
• Remember
• Everyone is entitled to their own opinion
• There is no such thing as a bad idea