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Neighborhood Stabilization Program 2 Pima County, Arizona

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Commercial Corridors Profile of Existing Conditions:

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Cover Page: NSP2 Target Area

The red outline indicates the perimeter of the NSP2 Target Area in Pima County, Arizona. Purple shaded areas represent the parcels of the commercial corridors assessed in this report.


Community Planning and Project Evaluation

Neighborhood Stabilization Program 2 Commercial Corridor Profile of Existing Conditions, Volume IV Prepared for: Department of Community Development and Neighborhood Conservation Pima County, Arizona Prepared by: Marilyn Robinson, Project Director Kelly Eitzen Smith, PhD, Project Coordinator Bill Mackey RA Mark Fleming Laura Jensen and Students from the College of Architecture, Planning, and Landscape Architecture: Kayla Truss, Brian Underwood, David Corcoran Maria Bakali, Alexandra Hines, Benjamin Rishel, Cesar Rodriguez, Laura Vargas Drachman Institute College of Architecture, Planning, and Landscape Architecture The University of Arizona Tucson, Arizona R. Brooks Jeffery, Director Marilyn Robinson, Associate Director

Drachman Institute is the research-based outreach arm of the College of Architecture, Planning, and Landscape Architecture (CAPLA) at The University of Arizona. The Institute is dedicated to environmentally-sensitive and resource-conscious planning and design with a focus on under-served and vulnerable communities. As an interdisciplinary collaborative, we engage students, staff, faculty, and citizens to work towards making our communities healthier, safer, more equitable, and more beautiful places to live. We embrace a service-learning model of education serving the needs of communities while providing an outreach experience for students. This model is a fundamental educational goal consistent with the mission of CAPLA and The University of Arizona. All photos, renderings, drawings, charts, GIS layers, or other content were generated by Drachman Institute staff unless otherwise noted. All GIS-based figures utilized publicly available GIS data provided by Pima County.

April 2013

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Table of Contents Executive Summary

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Introduction

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Data and Methods

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South 6th Avenue Commercial Corridor

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South 12th Avenue Commercial Corridor

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Corridor Data Summary

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Appendix A: Sample Data Sheet

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Executive Summary

In 2010 and 2012, the Drachman Institute at the University of Arizona conducted neighborhood assessments for the Pima County Neighborhood Stabilization Program 2 (NSP2) in Tucson, Arizona. The general stabilization goals of NSP2 are to expand opportunities for homeownership, halt declining home values, and improve neighborhood conditions. In order to determine the effectiveness of NSP2 activities, Pima County contracted with Drachman Institute in the College of Architecture, Planning, and Landscape Architecture at the University of Arizona to: 1) Provide a record of existing conditions in sample neighborhoods selected by Pima County staff within the NSP2 target area and a control neighborhood outside the target area (Volumes I and II in this series of reports). 2) Develop survey instruments and train County interviewers in data collection skills to obtain baseline data from individual residents in the selected neighborhoods and from families that have moved into homes with NSP2 assistance (Volume III in this series of reports). 3) Provide a record of existing conditions in five commercial corridors selected by Pima County staff within the NSP2 target area (reported here in Volume IV). The five commercial corridors in this report are: South 6th Avenue between 25th Street and Irvington; South 12th Avenue between 44th Street and Drexel; 29th Street between Alvernon and Craycroft; Benson Highway between Interstate 10 and Valencia Road; and Irvington Road between 12th Avenue and Alvernon. iv

The findings in this report are based primarily on windshield surveys conducted by Drachman staff in the selected commercial corridors, combined with U.S. census data, Pima County GIS data, and other relevant third party sources. Data in this report indicate the following: • Physical Conditions The majority of business structures are in good physical condition. Of the five designated corridors, Benson Highway has the highest percentage of structures in fair, poor, or replacement condition. The majority of business properties surveyed either do not have landscape to assess, or their grounds are in excellent or average condition. Of the five designated corridors, Irvington Road has the highest percentage of landscapes that are both intentional and well-maintained (65.4 percent). In terms of vacancy, the 29th Street corridor has the highest percent of vacant business properties (33.8 percent), as well as the highest percentage of vacant housing units (16.2 percent). In terms of vacant parcels, Benson Highway has the most vacant land: thirty percent of parcels on the designated corridor are vacant. • Demographics and Housing Characteristics Compared to the City of Tucson and Pima County, in all five designated commercial corridors residents are more likely to identify as Hispanic, residents have lower levels of education, have lower median incomes, have higher average household sizes, and have higher

Pima County NSP2 Commercial Corridor Profile Volume IV

percentages of households in poverty. The 29th Street corridor has the highest percentage of renters (66.9 percent) and the Benson Highway Corridor the lowest percentage of renters (40.1 percent). • Ownership In all five of the designated corridors the majority of parcels are owned by multiple owners. With the exception of Benson Highway, less than one-quarter of parcels are owned by private individuals. • Accessibility of Businesses: Pedestrians In order to assess the pedestrian environment, windshield survey teams recorded the presence of trees in the right-of-way, exterior lighting, curbs, sidewalks, and whether there is a clear accessible path from the right-of-way to the address. Taking all of these measures together as a whole, the Irvington Road corridor offers the best pedestrian access of the five corridors. • Accessibility of Businesses: Bicycles Windshield survey teams recorded the presence of bike lanes, bike parking, and whether there is a clear accessible path from the bike lane to the address for each business. Taking all of these measures together as a whole, the Irvington Road corridor offers the best bicycle access of the five corridors. • Accessibility of Businesses: Vehicles In order to assess vehicle accessibility, survey teams recorded the presence of loading zones, car parking, and whether there is a clear, accessible path from the street to the address. Taking all of these measures

together as a whole, the 29th Street corridor offers the best vehicle access of the five corridors. • Accessibility of Businesses: Bus In order to gauge bus accessibility, windshield survey teams noted the presence of sheltered and un-sheltered bus stops and used Sun Tran data to record available bus routes along each corridor. Data indicate that the Benson Highway corridor is the least accessible by public transit, while the Irvington Road corridor is highly accessible due to the presence of the Roy Laos Transit Center. • Service Area Drachman Institute defined the service area for each business as either “local” (serves the general vicinity); “metropolitan” (serves the greater metropolitan area); or “regional” (serves the larger region). The majority of businesses on all of the five corridors are identified as serving the local population. Benson Highway has the highest proportion of businesses that serve either the greater metropolitan area or region. For all five commercial corridors, 573 businesses serve the local population, 107 businesses serve the greater metropolitan area, and 59 businesses serve the larger region.


1

Introduction Background: The Housing Foreclosure Crisis

Studies have shown that increasing numbers of foreclosures in an area can have a ripple effect that results in both physical and social disorder.2 On a personal level, families pay a high price due to the loss of a stable home, loss of credit and the potential for asset building, and increased physical and emotional stress. But the foreclosure crisis extends beyond those families that lose their home. At the neighborhood level families may experience a drop in their own home value as properties around them deteriorate and the potential for crime and vandalism increases. According to a 2006 study of foreclosures in Chicago, each single-family home foreclosure resulted in a decline of 0.9 percent in value to surrounding homes. The authors estimate that the result of 3,750 foreclosures in Chicago between 1997 and 1998 reduced property values by more than $598 million.3 The decline in home values can be seen in Tucson as home values have fallen 24.8 percent since their peak value in 2006.4 1 http://www.realtytrac.com, 2013. 2 Abromowitz, David. 2008. “Addressing Foreclosures: A Great American Dream Neighborhood Stabilization Plan,” Center for American Progress. http://www.americanprogress.org/issues/2008/01/pdf/abromowitz_ gardns.pdf. 3 Immergluck, Dan and Geoff Smith. 2006. “The External Costs of Foreclosure: The Impact of Single-Family Mortgage Foreclosures on Property Values.” Housing and Policy Debate 17(1). 4 U.S. Department of Housing and Urban Development. 2011. Neighbor-

1. Introduction

Since 2007, the nation has seen an unprecedented number of home foreclosures. The state of Arizona has been especially hard hit by the foreclosure crisis, with rates well above the national average. According to RealtyTrac, as of November 2012, one in 551 housing units in Tucson is in foreclosure.1

Along with deteriorating properties and declining home values, families may also experience a decrease in community pride and satisfaction. Decreasing perceptions of neighborhood safety may also lead to less use of outdoor spaces and a lack of connection among neighbors. The end result is neighborhoods that are unstable and families that experience a lower quality of life. Neighborhood Stabilization Program 2 The Neighborhood Stabilization Program 2 (NSP2) was established by the U.S. Department of Housing and Urban Development to stabilize neighborhoods that have been adversely affected by the housing crisis and economic recession of 2007-2009. NSP2, funded through the American Recovery and Reinvestment Act of 2009, provides grants to states, local governments, and non-profits on a competitive basis. hood Stabilization Program Data. http://www.huduser.org/portal/datasets/ NSP.html.

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Demolition: Clearance of blighted structures.

See Figure 1.1 for a map of the NSP2 target area and NSP2 activities as of November 2012. Table 1.1 presents the number of properties impacted by NSP2 funds by activity type. Commercial Corridors and Surrounding Neighborhoods While NSP2 activities in Pima County are concentrated on improving the housing conditions in neighborhoods, research shows that neighborhoods are also affected by the condition of adjacent commercial corridors. Successful commercial corridors can lift up adjacent neighborhoods by providing residents with affordable, convenient goods and services, by creating job opportunities, by improving property values, and by improving the general quality of the area.1 1 Pennsylvania Economy League and Econsult Corporation. 2003. “Toward a Strategic Framework for Investment in Philadelphia’s Commercial

The subject of this Volume IV report is the existing baseline conditions in the following commercial corridors designated by Pima County: South 6th Avenue between 25th Street and Irvington; South 12th Avenue between 44th Street and Drexel; 29th Street between Alvernon and Craycroft; Benson Highway between Interstate 10 and Valencia Road; and Irvington Road between 12th Avenue and Alvernon. The purpose of collecting baseline conditions is to inform future community planning efforts, as well as to provide a base from which to assess improvements or deterioration over time.

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2) Develop survey instruments and train County interviewers in data collection skills to obtain baseline data from individual residents in the selected neighborhoods and from families that have moved into homes with NSP2 assistance (presented in Volume III in this series). 3) Provide a record of existing conditions in five commercial corridors within the NSP2 target area.

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The general stabilization goals of NSP2 are to expand opportunities for homeownership, halt declining home values, and improve neighborhood conditions. In order to determine the effectiveness of NSP2 activities, Pima County contracted with Drachman Institute in the College of Architecture, Planning, and Landscape Architecture at the University of Arizona to:

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The overall intention of NSP2 is the redevelopment of abandoned and foreclosed homes within the thirty census tracts that compose the NSP2 target area. Specific NSP2 activities include:

On the other hand, a declining commercial corridor can negatively impact surrounding neighborhoods. The deterioration of a commercial corridor may result in high vacancy rates, an increase in crime, a decline in neighborhood property values, lower community pride, and overall neighborhood deterioration.

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Pima County and eight sub-grantees are charged with implementing the Neighborhood Stabilization Program-2 (NSP2) grant. Together these partners are known as the Pima Neighborhood Investment Partnership (PNIP).

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Figure 1.1: NSP2 Target Area and Activities The blue outline indicates the perimeter of the NSP2 Target Area. This map includes all NSP2 activities as of November 2012 as well as the location of NSP2 Study Neighborhoods (in brown).

Table 1.1: Number of Properties Impacted by NSP2 Funds by Activity Type Activity Acquisition and Rehab (A&R) Redevelopment Down Payment Assistance (HAP) Land Banking Demolition of Blighted Structures

Number of Properties (as of November 2012) 92 14 129 50 19

Estimated Final Total (as of February 2013) 99 93 139 50 19

Corridors.” www.econsult.com/articles/120103_Commercial.pdf.

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Under the Scope of Services with Pima County, Drachman Institute was to record: +Accessibility of businesses +Ownership +Physical condition of the buildings and vacant lots +Service area (i.e., neighborhoods served by or utilizing the businesses in the particular corridor). In order to capture these characteristics, the Drachman team utilized several different methods of data collection: • Windshield Surveys The primary source of data is a windshield survey of parcels and right-of-way conducted in each corridor. The accuracy of some GIS data, such as the location and condition of bus stops, was also verified on the ground as part of the windshield survey. The presence of sidewalks and curb ramps was recorded with the use of aerial imagery. • GIS Data To supplement and inform the windshield survey, publicly available Pima County GIS data for flood zones, areas of contamination, Air Hazard zones, and other important overlays were also acquired and used for analysis.

• Third Party Sources Drachman Institute also collected data from third party sources such as Pima County Assessor’s Records, Sun Tran, the Tucson Police Department, the City of Tucson, the U.S. Census, and Environmental Systems Research Institute (Community Analyst Service). The final products of Drachman’s data gathering and analyses are shown in detail by commercial corridor in the following chapters. Commercial Corridor Selection In May 2012, Pima County staff selected four commercial corridors from within the NSP2 target area: South 6th Avenue between 25th Street and Irvington; South 12th Avenue between 44th Street and Drexel; 29th Street between Alvernon and Craycroft; and Irvington Road between 12th Avenue and Alvernon. A fifth corridor, Benson Highway between Interstate 10 and Valencia Road, was added in December 2012. Data Collection Sheet In order to assess baseline commercial corridor conditions, Drachman Institute conducted a visual “Windshield Survey” by parcel. Drachman Institute used data collection sheets designed to measure: Right-of-way Conditions Physical Conditions of Buildings Condition of Grounds Litter and Graffiti Signage Accessibility by pedestrians, bikes, cars, and bus Land Use Vacancy Trees and Vegetation

The data collection sheets were edited multiple times at the beginning of the process as a result of practice sessions and in-the-field observations. The data collection sheets were also shared with Pima County NSP2 staff for comments or changes. See Appendix A for an example of the data collection sheet. Training Training sessions familiarized each team with the information they were to gather, demonstrated the best method by which to gather it, and helped standardize their assessments. Teams filled out data collection sheets for parcels on a sample block of commercial buildings. Each team member did their own independent analysis of structures, landscapes, and right-of-way areas. After completion, team members reported their assessments and any discrepancies in assessment were discussed. Questions regarding the definition of each category were brought up and clarified. Data Collection Drachman Institute completed windshield surveys of South 6th Avenue, South 12th Avenue, 29th Street, and Irvington in August 2012. Windshield surveys of Benson Highway were completed in December 2012 after this corridor was added at the request of Pima County. Windshield surveys were conducted in teams of two in varying shifts between the hours of 8 a.m. and 6 p.m. Windshield evaluations were performed primarily from the vehicle’s passenger side window, but as needed the surveyor would exit the vehicle and

walk to assess properties. All data collection occurred from the street or public right-of-way, or from commercial areas open to the public such as parking lots. Parcels located along private roads, or which were otherwise difficult to evaluate from public areas, were labeled as “visually unavailable” and were not assessed. The survey staff also used a digital camera to help capture examples of corridor character such as representative structures, billboards and advertising, traffic patterns and street profiles, outdoor space design, and community gathering spaces. Data Entry The paper data collection sheets used for data collection in the field were used to enter the data into Excel spreadsheets. The Excel spreadsheet format allows for easy conversion into a GIS-compatible data set for mapping, spatial analysis in the ArcMap format, and data analysis in SPSS. All data entry for Volume IV was completed by January 7, 2013.

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The purpose of collecting baseline conditions is to inform future community planning efforts, as well as to provide a base from which to assess improvements or deterioration over time in the selected commercial corridors.


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Introduction The designated South 6th Avenue Commercial Corridor is approximately 2.75 miles long and extends from 25th Street (north) to Irvington Road (south).The section of the corridor north of Interstate 10 is within the City of South Tucson (see Figure 3.1). The section of the corridor south of Interstate 10 is within the City of Tucson.

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Miles The Tucson Rodeo Grounds and Parade Museum are located on the South 6th Avenue Commercial Corridor in Fairgrounds Neighborhood. Pima County NSP2 Commercial Corridor Profile Volume IV

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Demographics and Housing Characteristics Demographics and Housing Characteristics Statistics are provided for the half-mile area (one-quarter mile on each side of the corridor) extending from South 9th Avenue on the west to South 3rd Avenue on the east (see Figure 3.3). The latest U.S. Census data for the half-mile area are provided by the Environmental Systems Research Institute (ESRI), Community Analyst Data Service.1 Statistics are from the 2010 U.S. Census unless otherwise noted.

RSTA

TE 1

0

3. South 6th Avenue

W IRVINGTON RD

E 36TH ST

http://communityanalyst.esri.com/cao.

E 29TH ST

1

W AJO WY

S 10TH AV

1/2 Mile Area

W 44T H

ST

W 29TH ST

INTE

S 6TH AV

RD NTAGE O R F 0 I1 Demographic Data Collection Area-South 6th Avenue Commercial Corridor Figure 3.3: Demographic and housing data obtained for the half-mile area (quarter mile on each side) of the South 6th Avenue Corridor. Sources: Pima County GIS Library and Pima County Assessor, 2012.

10

Pima County NSP2 Commercial Corridor Profile Volume IV

S 12TH AV

N 0

0.125

0.25

Commercial

0.5

Residential

Miles

Other


Demographics and Housing Characteristics Demographics Table 3.1: Demographics-South 6th Avenue Commercial Corridor Half-Mile Area Tucson

Pima County

Total Population

8,434

520,116

980,263

Total Households

2,540

205,390

388,660

Median Age

31.9

33.1

37.6

Percent Under 18

30.0%

23.3%

23.0%

Percent Over 65

10.6%

11.9%

15.4%

$20,147

$35,499

$42,138

Percent Hispanic

84.9%

41.6%

34.6%

Percent High School Graduate or Higher

51.1%

83.1%

86.3%

Percent Bachelor’s Degree or Higher

5.9%

24.8%

29.0%

Percent in Poverty

35.1%

17.8%

13.7%

Median Household Income

Sources: All statistics are from the 2010 U.S. Census (ESRI) with the exception of education and poverty, which come from the American Community Survey 2005-2009 5-year estimates (ESRI).

There are approximately 8,434 residents living in the half-mile area along the South 6th Avenue Corridor (one-quarter mile on each side of the corridor). Compared to the City of Tucson and Pima County, residents are young with a median age of 31.9. In fact, 30 percent of residents are under the age of eighteen (see Table 3.1).

6.0% 9.2%

37.3%

14.5%

In terms of ethnicity, the area is largely Hispanic (84.9 percent compared to 41.6 percent in the City of Tucson). The area also has a higher proportion of residents that identify as American Indian (7.6 percent compared to 2.7 percent in the City of Tucson).

12.7% 20.3% <$15,000

$25,000-$34,999

$50,000-$74,999

$15,000-$24,999

$35,000-$49,999

$75,000+

Education and income statistics reveal that residents within one-quarter mile of the corridor have lower education levels, lower median household income, and higher levels of poverty than the City of Tucson. More than one-third of area households earned less than $15,000 in 2010 (Figure 3.4).

Figure 3.4: Household Income-South 6th Avenue Commercial Corridor (1/2 mile area)

2010 U.S. Census (ESRI).

Housing Characteristics Table 3.2: Housing Characteristics-South 6th Avenue Commercial Corridor Half-Mile Area 6th Avenue Corridor

Tucson

Pima County

$98,961

$169,900

$196,900

2002

2003

2002

43.7%

51.9%

64.1%

3.21

2.43

2.46

Single-Family Units

71.4%

59.5%

66.0%

Percent Vacant Housing Units

13.2%

10.6%

11.9%

Total Number of Housing Units

2,925

229,762

440,909

Median Home Values (owner-occupied units) Median Year Householder Moved into Unit Percent Owner-Occupied Average Household Size

Sources: All statistics are from the 2010 U.S. Census (ESRI) with the exception of median home values, year householder moved into unit, and single-family units, which come from the American Community Survey 20052009 5-year estimates (ESRI).

There are approximately 2,925 housing units in the half-mile area, 2,540 which are occupied. Of these occupied units, 43.7 percent are owner-occupied. This is significantly lower than the owner-occupied rate for Pima County (64.1 percent) and the City of Tucson (51.9 percent) (see Table 3.2). A small proportion of households (16.3 percent) own their home without a mortgage (Figure 3.5).

27.3% N=694 56.3% N=1,431 16.3% N=415

Rent

Owned Free & Clear

The median home values of all owner-occupied units is significantly lower than the city and county. The median home value in the area within one-quarter mile of the corridor is $98,961, compared to $169,900 in the City of Tucson and $196,900 in Pima County.

Owned With a Mortgage

Figure 3.5: Households by Tenure and Mortgage Status-South 6th Avenue Commercial Corridor (1/2 mile area)

2010 U.S. Census (ESRI).

Pima County NSP2 Commercial Corridor Profile Volume IV

11

3. South 6th Avenue

6th Avenue Corridor


Zoning

Office: Professional and semiprofessional office, high density residential developments, limited research and development uses.

Park Industrial: Administrative, manufacturing, and wholesale activities carried on entirely within an enclosed structure.

R-2

Medium Density Residential: Multifamily and single-family.

R-3

High Density Residential: Primarily for apartment houses; single-family development permitted.

SB-1

SB-2A

SB-2A

SB-1

SB-1

SB-1 SB-1

SB-2A

SB-1

SB-2A

SB-2A

SB-2A

SB-1 SB-2A

SB-1 SB-2 SB-2A

SB-2A SB-1 SB-2A

SB-2A SB-2A

SB-2

SB-1 SB-1 SP-1

SB-1

SB-1

SB-1

SB-2A

SB-2A

SI-1 SB-2A

SI-1

Light Industrial: Commercial, industrial, and manufacturing uses.

P-I SPI

SB-2A

SB-1

SB-1

SB-2

W 29TH ST

I-1 SI1

SB-1

SB-2A

SB-2A

SB-2A

O-3

SB-1

SB-1

SB-1

General and Intensive Commercial: Retail commercial with wholesale; nightclubs, bars, amusement enterprises. Full range of automotive activities. Limited manufacturing permitted.

C-3

SB-1

SI-1

SB-1 SB-1

SB-1

SB-1

C-2 C-3 SB2 SB2A

C-3

SB-2

SB-1

SB-1

C-1 SB1

Local Commercial: A restrictive commercial zone, limited to retail sales with no outside display/storage. Office and residential development permitted. Restaurants permitted.

SB-2

3. South 6th Avenue

Table 3.3: Zoning Classifications-City of Tucson/City of South Tucson

SB-2A

SB-2A

SB-2A

SB-2A

In the City of South Tucson, a large number of parcels are zoned for SB1, which is a restrictive commercial zone limited to retail sales with no outside display or storage.

E 36TH ST

E 29TH ST

Zoning The majority of parcels on the corridor are zoned for C-2 (SB2A in the City of South Tucson) â&#x20AC;&#x153;general and intensiveâ&#x20AC;? commercial uses (see Figure 3.6 and Table 3.3). This allows for uses such as retail commercial with wholesale, nightclubs, bars, automotive activities, and amusement enterprises. Limited manufacturing is permitted.

TE A ST

10

ER

S 10TH AV

T IN

Figure 3.6: Zoning-South 6th Avenue Commercial Corridor

Red dashed line indicates the City of South Tucson boundary. Sources: City of Tucson Development Services, City of South Tucson, and Pima County GIS Library. 12

Pima County NSP2 Commercial Corridor Profile Volume IV


E AJO WY

E IRVINGTON RD

Zoning

C-2

C-2

S 6TH AV C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2

C-2 C-2

C-2 C-2

C-2

C-2 C-2 C-2

3. South 6th Avenue

C-2

C-2 C-2

C-2 C-2

W AJO WY

W IRVINGTON RD

C-2

C-2

C-2

W TH

44 ST

S 12TH AV

N 0

0.125

0.25

0.5

C-2

O-3

SB1

SB2A

SP1

C-3

Res.

SB2

SI1

Res

Miles Pima County NSP2 Commercial Corridor Profile Volume IV

13


Land Use and Service Area Land Use and Service Area Approximately 144 parcels on the South 6th Avenue Commercial Corridor are dedicated to commercial uses (50.9 percent).

Drachman Institute defined the service area for each business as either “local” (serves the general vicinity); “metropolitan” (serves the greater metropolitan area); or “regional” (serves the region).

E 36TH ST

E 29TH ST

Because some parcels contain multiple businesses, Table 3.4 below shows the breakdown of business types and other uses along the corridor.

Table 3.4: Detailed Land Use DataSouth 6th Avenue Commercial Corridor Land Use Auto Related Bank and Cash Services Beauty Services Education General Merchant Government Grocery/Market/Convenience Stores Health Related Hotel Office Parking Religious Residential Restaurants/Fast Food Transportation Related Vacant Lot Vacant Business Other* Total

Number

Percentage

26

8.1%

9

2.8%

14 3 47 3

4.3% 1.0% 14.5% 1.0%

13

4.0%

4 5 19 38 6 13 35

1.2% 1.5% 5.9% 11.8% 1.9% 4.0% 10.8%

8

2.5%

45 21 14 323

13.9% 6.5% 4.3% 100.0%

*Includes storage, social services, and other uses not classified. Source: Drachman windshield survey, 2012. 14

W 29TH ST

3. South 6th Avenue

On the designated corridor, 172 businesses are identified as having a local service area, 20 businesses are identified as having a metropolitan service area, and 13 businesses are identified as having a regional service area.

TE A ST

10

ER

S 10TH AV

T IN

Figure 3.7: Land Use-South 6th Avenue Commercial Corridor

Examples of “institutional” land use include: soup kitchen, church, Masonic Lodge, and private schools. Source: Drachman windshield survey, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV


E AJO WY

E IRVINGTON RD

Land Use

Southern Arizona VA Healthcare Rodeo Grounds

W AJO WY

W IRVINGTON RD

3. South 6th Avenue

S 6TH AV

W TH

44 ST

S 12TH AV

N 0

0.125

0.25

0.5

Miles

Other

Educational

Commercial

Government

Office

Residential - MF

Medical

Residential - SF

Institutional

Parking

Park

Vacant

Pima County NSP2 Commercial Corridor Profile Volume IV

15


Development

3. South 6th Avenue

Development Patterns A series of maps in Figure 3.8 shows the surrounding parcel development over time.

South 6th Avenue Commercial Corridor 1949

South 6th Avenue Commercial Corridor 1959

Figure 3.8: Parcel Development Over Time - South 6th Avenue Commercial Corridor

Source: Pima County GIS, 2010.

16

Pima County NSP2 Commercial Corridor Profile Volume IV

South 6th Avenue Commercial Corridor 1969


3. South 6th Avenue

Development

South 6th Avenue Commercial Corridor 1979

South 6th Avenue Commercial Corridor 1989

South 6th Avenue Commercial Corridor 1999

N

0

0.25

0.5

South 6th Avenue Commercial Corridor 2010

1

Developed Parcels Miles

South 6th Avenue Commercial Corridor

Pima County NSP2 Commercial Corridor Profile Volume IV

17


Density

Block groups with higher density are found south of Ajo Way and east of South 6th Avenue in Fairgrounds Neighborhood, and between 36th Street and 29th Street in the City of South Tucson.

E 36TH ST

E 29TH ST

Density The South 6th Avenue Commercial Corridor has a population density per square mile that ranges from approximately zero to 13,817.6 for the block groups on South 6th Avenue (see Figure 3.9).

1,182

0

12,349

0 0

576

4754 313 930

Figure 3.9: Population Density by Block Group-South 6th Avenue Commercial Corridor The red dashed line represents 1/4 mile on either side of South 6th Avenue Commercial Corridor. Source: Pima County GIS and 2010 U.S. Census data.

0

224

1,756 0 5,302

IN TE 15,430 RS TA TE 10

10,493 2,978

3,449

4,884

0

4,232

S 10TH AV

Pima County NSP2 Commercial Corridor Profile Volume IV

6,436

11,040 5,434 9,054

1,573

3,336 9,918 8,468 5,289 9,947 2,522

S 9TH AV

18

1,238

10,978 17,393 13,818 9,663 15,559 18,212

S 6TH AV

3,239

10,625 6,875 4,079 7,668 12,485 8,941

0

8,029 9,437 6,888 8,308 11,961 16,180

3,688 5,610 8,174 0 7,067 11,255

0 6,761 3,444 0 3,297 5,175

0 3,571 7,450 627 8,627 10,893

2,671 161 0 4,227

7,332 2,057 2,558 0 6,986

7,338 9,665

153,453 3,927 6,490 0 6,041

3. South 6th Avenue

S 3RD AV


6,966

AV

0

N 0 0.125 0.25 0.5 Miles

Pima County NSP2 Commercial Corridor Profile Volume IV

0

3. South 6th Avenue

6,171

8,885 9,550

5,589

10,421 10,298

8,389

10,496 8,647

5,691

12,398

3,379

8,848 7,226 6,914 8,728 8,404

10,203

9,700 9,172 11,053 8,959 8,826

675

11,899

12,370

0

E IRVINGTON RD

8,911

15,739

10,372 5,736 5,045 12,150

14,305

12,454 8,831 8,781

9,127

7,883

13,926

6,941

6,451

8,945

3,170

10,129 9,766 1,344 15,570

19,226

11,214 10,361 6,041 12,576

6,473 7,748 13,527 9,141

10,649 5,294 10,870

9,430

0

E AJO WY

0

1,141

3,297

5,081

1,315

0

S 6TH AV

3,490

W AJO WY

6,428

2, 49 5

Density

Density per sq mile 1 Low 6 2 7 3 8 4 9 5 10 High 6th Ave Parcels

19


Ownership

Ownership

# Parcels

% Parcels

City of Tucson City of South Tucson Pima County Federal Gov’t Tucson Unified School District Non-Profit Private Individual Private Multiple Owners Private LLC Individual Owner Private LLC Multiple Owners Total*

2

0.7%

5

1.7%

2 2

0.7% 0.7%

12

4.0%

7 52

2.3% 17.4%

120

40.0%

6

2.0%

92

30.9%

298

100%

*Includes some parcels not directly on the corridor. Source: Pima County GIS, 2013. W 29TH ST

3. South 6th Avenue

Table 3.5: Parcel Ownership DataSouth 6th Avenue Commercial Corridor

E 36TH ST

E 29TH ST

Ownership Figure 3.10 displays ownership of parcels according to Pima County Assessor’s records as of February 2013. More than 40 percent of parcels are owned by private, multiple owners.

E AT T S

ER

S 10TH AV

Figure 3.10: Ownership-South 6th Avenue Commercial Corridor

Sources: Pima County Assessor and Pima County GIS Library. 20

Pima County NSP2 Commercial Corridor Profile Volume IV

T IN

10


3. South 6th Avenue

E AJO WY

E IRVINGTON RD

Ownership

W AJO WY

W IRVINGTON RD

S 6TH AV

W TH 44 ST

N 0

0.125

0.25

0.5

Miles

Private individual owner

Non-profit

Private multiple owners

City of Tucson

Private LLC individual owner

City of South Tucson

Private LLC multiple owners

Pima County

Tucson Unified School Dist.

Federal Government Contiguous ownership

Pima County NSP2 Commercial Corridor Profile Volume IV

21


Hydrology and Drainage

242 0

Riparian Classification: Shows the location of various riparian classifications, including Hydropriparian, Mesoriparian, and Xeroriparian Classes, which are specific definitions of plant communities based on plant community structure and composition, vegetation density, and the availability of water. Map also includes the Important Riparian Area Classification (IRA). The IRA classification was developed as part of the Sonoran Desert Conservation Plan (SDCP) and is part of the Conservation Lands system. These designations are used to determine the type and amount of mitigation required when developing a mitigation plan.

W 22ND ST

2400

S MAIN AV

IN G

ST

2380

23 9 0

237

0

L

Rive r

Figure 3.11: Hydrology and Drainage-South 6th Avenue Commercial Corridor Sources: Pima County Flood Control District and Pima County GIS Library, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV

2390

2350 60 23

0 Santa234 Cruz

22

2410

INTERSTATE 10

23 70

*Source: Pima County GIS Library 2012.

E 36TH ST S 10TH AV

10 24

Public Retention Basin: The land areas upon which a publicly owned detention or retention basin is located.

E AV S STON

23 80

S 6TH AV

CU SH

E 29TH ST

Riparian Habitat: Areas include various types of riparian habitat, deciduous riparian woodland, and mesquite bosques. Map does not distinguish between various types.

W 29TH ST

2430

S 4TH AV

W SILVERLAKE RD

100 year flood zone according to FEMA (Federal Emergency Management Agency).

E 22ND ST

AV

W

3. South 6th Avenue

Figure 3.11 only includes major washes with a flow greater than 2000 cubic feet per second (CFS).

2450

10 24

ST

LE OO

0 245

Area Washes Two major washes pass under the South 6th Avenue Commercial Corridor and flow to the Santa Cruz River: the Tucson Diversion Channel, a concrete channel just south of Interstate 10, and Rodeo Wash, which travels through the Wakefield area west of South 6th Avenue and Fairgrounds neighborhood east of South 6th Avenue (see Figure 3.11). The Rodeo Wash is not channelized and is a source of flooding in the Wakefield area. Please note the following information* for Figure 3.11:

0 240


n an h nC sio r e

2510

2500

Tuc so nD iv

2470

249 0

el

2520

248 0

Hydrology and Drainage

Rodeo Wash 24 90

S

GA NO

LES

HY

3. South 6th Avenue

E AJO WY

INTE RSTA TE 1 0

2460

Ch an ne l

W AJO WY

S 6TH AV

n

248 0

Ro

0

S 12TH AV

24

60

INT ER STA TE 19

Major Washes

24 20

100 Year Flood Zone Riparian Habitat

N 0

0.25

0.5

1

Lower elevation h

10â&#x20AC;&#x2122; Contours

Higher elevation tW as

2440

6th Avenue Parcels

245 0

Ai rp or

W 44T H

ST

2430

47

2

de

W IRVINGTON RD

o Wa

sh

o rsi e v Di n o cs Tu

Riparian Classification Miles

Public Retention Basin Pima County NSP2 Commercial Corridor Profile Volume IV

23


E 22ND ST

ON TI AV IA

LE AV O O T S

S 4TH AV

N 4TH AV

TIAA Superfund The south end of the South 6th Avenue Commercial Corridor is included in the approximately ten square mile Tucson International Airport Area (TIAA) Superfund Site.2

W

AL A

S

The history of contamination in this area goes back to 1942 and has included discharge of aircraft liquids and other wastes directly into the soil, fire drill training areas where wastes from training operations were left in unlined pits, and unlined landfills. In 1988, the EPA treated the groundwater contamination plume north of Los Reales Road by pumping and air stripping the contaminated groundwater, followed by discharging the treated water to the municipal water distribution system. While current human exposures on-site are considered under control, groundwater contamination migration is not.

AV

RA

NA D

A

AV INTERSTATE 10

W CONG

R E SS ST

NG

A DA R AN

G

S MAIN AV

1

Information for this section taken from http://dot.tucsonaz.gov.

Figure 3.12: Contamination-South 6th Avenue Commercial Corridor

2

Source: www.epa.gov/region09/TucsonAirport.

Sources: Pima County Department of Environmental Quality and Pima County GIS Library, August 2011.

24

Pima County NSP2 Commercial Corridor Profile Volume IV

W 22ND ST

AS

T

S CHURCH AV

E AV W 29TH ST

S S T ON

W STARR PASS BL

N STONE AV

AV TH AV 6TH 6 S 6T

S 6TH AV

ST

O

AV

W CU SHING

N

TO

LE

E CONGRESS ST

N 6TH AV

E 29TH ST

Petroleum Products & VOCs

W SILVERLAKE RD

The tanks were emptied and removed in the early 1990s. Today, the City operates 67 shallow and lower groundwater monitoring and remediation wells to detect gasoline in the upper groundwater zone. They also operate two soil vapor extraction systems to remove any contamination in the soil. The site is considered an active clean-up site and costs approximately $95,000 per year in maintenance. Although groundwater contamination has been detected, there are no Tucson Water drinking wells nearby. See Figure 3.12 for information on groundwater contamination risk. The groundwater pollution potential shown in figure 3.12 is based on seven weighted hydrogeologic parameters of the region. General activities of concern are landfills, feed lots, septic systems, roadway runoff, cemeteries, and leaking underground storage tanks.

E

N EUCLID AV

D ME

3. South 6th Avenue

In June of 1989, fuel leakage was discovered in the soil below the fueling tanks and the City of Tucson began subsurface and groundwater investigations. They discovered that gasoline had permeated the soil to a clay layer 90 feet below the site which is in the upper groundwater zone.

PW

E BROADWAY BL

Contamination The Thomas O. Price Service Center, located in Fairgrounds Neighborhood (south of Benson Highway and east of the South 6th Avenue Corridor), has been a primary fueling facility for the City of Tucson since 1972. The facility maintains underground storage tanks (USTs) for gasoline and diesel.1

E SILVERLAKE RD

Contamination

S 10TH AV


Contamination

E

N BE

SO

N

HY

S PARK AV

W 44TH

ST

IN TE RS TA TE

E DREXEL RD

TCE (TRICHLORETHYLENE)

S 12TH AV

W AJO WY

Hazardous Plumes in Groundwater

0.5

1

Miles

ig

0.25

H

N 0

h

Potential for Plume Spread

Lo w

INT ER ST AT E1 9

OG

HY

3. South 6th Avenue

W IRVINGTON RD

10

SN

ES AL

W DREXEL RD

A O WY AJ E AJO

E 36TH ST

Petroleum Products

Pima County NSP2 Commercial Corridor Profile Volume IV

25


Crime

E 36TH ST

E 29TH ST

Crime Incidents Drachman Institute compiled the number and types of all crime incidents reported from January 1-July 30, 2012, south of Interstate 10 using the Tucson Police Department Crime Statistics Search.1 The City of South Tucson Police Department provided crime data for all incidents north of Interstate 10. See Table 3.6 and Figure 3.13 for incident type and approximate location.

Embezzlement/Forgery/Fraud Larceny/Theft Liquor Laws Mental Cases Motor Vehicle Theft Narcotic Drug Laws Other Assaults Robbery Sex Offenses Suspicious Activity Trespassing Vagrancy Weapons TOTAL

1.4% 38.8% 3.1% 2.3% 0.9% 4.7% 0.9% 1.0% 0.7% 13.9% 2.8% 0.5% 0.4% 100%

Notes: • 652 cases of shoplifting were reported in the designated corridor. • The following incidents were not included: civil matters, motor vehicle stops, assist other agency, public hazard, false alarms, unfounded, public assist/check welfare, traffic accidents, miscellaneous officer, other offenses/other misdemeanors, sick/ cared for, lost/found property, juvenile offenses/runaways. • Crimes reported from 1/1/2012 - 7/30/2012. Sources: Tucson Police Department, 2012. http://tpdinternet. tucsonaz.gov/stats/statistics.aspx. City of South Tucson Police Department, 2013. 26

66

22 7 20

30

140

411

E AT T S

ER

T IN

S 10TH AV

Figure 3.13: Number and Approximate Location of Crime Incidents-South 6th Avenue Commercial Corridor NOTES: Red circles indicate the approximate location and number of incidents reported between January 1 and July 30, 2012. Sources: Data provided by the City of South Tucson Police Department and the Tucson Police Department.

Pima County NSP2 Commercial Corridor Profile Volume IV

7

E 40TH ST

37

E 39TH ST

E 30TH ST

219

61

28

E OLD VAIL RD E 37TH ST

25 707 56 42 16 85 16 19 12 254 51 9 7 1820

40

39

E 35TH ST

2.1%

29

E 34TH ST

38

68

E 33RD ST

1.3%

3

E 32ND ST

23

S 6TH AV

E 28TH ST

19.2%

E 27TH ST

350

W 29TH ST

DUI

% of Total Crime 3.0% 0.0% 0.6% 2.4%

E 26TH ST

Aggravated Assault Arson Burglary Criminal Damage Disorderly Conduct/Public Disturbance Domestic Violence/Offenses Against Family & Children

Number of Crimes 55 1 11 43

CITY OF SOUTH TUCSON

3. South 6th Avenue

Crime

E 25TH ST

Table 3.6: Crime Incidents: January-July 2012 South 6th Avenue Commercial Corridor

E 31ST ST

Database includes archived crime data through July 30, 2012.

E 38TH ST

1 http://tpdinternet.tucsonaz.gov/stats/statistics.aspx.

10

84


23 8

E DISTRICT ST E COLUMBIA ST E AVIATION DR

E PENNSYLVANIA DR E MICHIGAN DR

W ILLINOIS ST

8 9 8 6 3 7 5 9

W

H

T 44

ST

N 0 0.125 0.25

13 2

286

0.5

Pima County NSP2 Commercial Corridor Profile Volume IV

3. South 6th Avenue

W OKLAHOMA ST

W OHIO ST

E PALMDALE ST

E PRESIDENT ST E LINCOLN ST

2

W IRVINGTON RD

W AJO WY

22 W VETERANS BLVD

W 44TH ST

Crime

S 12TH AV

Miles

27


Accessibility and Circulation: Pedestrian Access

! ! !! ! ! ! ! !! ! ! ! ! !! ! ! E 29TH ST !! !! ! ! !! ! !! ! ! !! ! ! !! ! ! ! ! ! ! ! ! !! !! !! !! !! !! ! !! ! ! !! ! ! !! ! ! ! ! !!! ! !! ! ! ! E 36TH ST !! ! ! !

! !

!

10

Figure 3.14: Sidewalks,Street Trees, and Street Lights- South 6th Avenue Commercial Corridor Sources: Drachman windshield survey, 2012, and Pima County Department of Transportation Engineering, 2011. 28

Pima County NSP2 Commercial Corridor Profile Volume IV

!

!

! ! ! ! !

! !

!!

! !

! !

! !

! !

! !

! !

!

!!

!

! !

!

! ! !

!!

!! ! ! !

!

!

!

! ! !

! !

!

!

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Number

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Trees

Crosswalk

Sidewalk

Street Light

South 6th Avenue Commercial Corridor Parcels

Pima County NSP2 Commercial Corridor Profile Volume IV 29

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Accessibility and Circulation: Pedestrian Access


Accessibility and Circulation: Bicycle Access Bicycle In order to assess the accessibility of the corridor by bicycle, the Drachman windshield survey teams recorded the presence of bike lanes, bike parking, and whether there is a clear accessible path from the right-of-way to the address. Results are shown in Table 3.8 and Figure 3.15.

E 36TH ST

Percentage

Clear Accessible Path from Right-of-Way to Address Yes 22 9.7% No 205 90.3% Total Businesses 227 100% Bike Parking Yes 23 10.1% No 204 89.9% Total Businesses 227 100%

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*Data is by business property, not parcel. There are 227 business properties. Data does not include parking lots, residential, or vacant lots. Source: Drachman windshield survey, 2012.

S 8TH AV

W 29TH ST

3. South 6th Avenue

Number

E 29TH ST

Table 3.8: Bicycle DataSouth 6th Avenue Commercial Corridor

E AT T S

ER

S 10TH AV

The South 6th Avenue Commercial Corridor has a designated bike lane. 30

Figure 3.15: Bike Routes-South 12th Avenue Commercial Corridor

Source: http://bikeped.pima.gov.

Pima County NSP2 Commercial Corridor Profile Volume IV

T IN

10


E IRVINGTON RD

Accessibility & Circulation: Bicycle Access

2ND AV

LIBERTY BICYCLE BOULEVARD

W TH

44

Parks

Æ

ST

South 6th Avenue Commercial Corridor Parcels N 0

0.125

0.25

0.5

Miles

c

Public Library

Shared-use Path

Paved 8 ft. to 12 ft. wide path separated from street.

Bike Route

Lower volume street, with “Bike Route” signs. Maximum speed limit 30 mph.

Bike Route with Striped Shoulder

Major street, striped shoulder. Speed limits of 25 mph.

Residential Streets

Maximum speed limit 30 mph.

Key Connecting Streets These streets have more traffic, higher speeds and less width.

Planned Improvements Bike Parking Available

¸

Pima County NSP2 Commercial Corridor Profile Volume IV

31

3. South 6th Avenue

c

Æ

W IRVINGTON RD

RO DE OW AS HP AR K

MICHIGAN

PRESIDENT

W AJO WY

VETERANS

44TH ST

MARIPOSA PARK


Accessibility and Circulation: Car Access Cars and Service Access On the South 6th Avenue Commercial Corridor the average traffic speed is 30-35 mph, with an average daily traffic count ranging from 21,500 to 32,800. Figure 3.16 shows the building footprint and parking along the corridor.

E 36TH ST

08

, 7 2

TE A ST

ER

S 10TH AV

Windshield teams recorded the presence of dumpsters for each business. 32

Figure 3.16: Car and Service Access-South 6th Avenue Commercial Corridor Sources: Drachman windshield survey, 2012, Pima County DOT & DSD, 2012, and Pima County GIS Library.

Pima County NSP2 Commercial Corridor Profile Volume IV

0 9 2

(

,7

00

(

(

19

1

Note: Data is by business property and does not include parking lots, residential, or vacant lots. Source: Drachman windshield survey, 2012.

9,

1 7 6

,5

45.4% 52.9% 1.8% 100%

16

69.6% 28.6% 1.8% 100%

(

Loading Zone by Business No 158 Yes 65 Unable to Assess 4 Total 227 Dumpster by Business No 103 Yes 120 Unable to Assess 4 Total 227

Percentage

W 29TH ST

3. South 6th Avenue

Number

E 29TH ST

Table 3.9: Service Access DataSouth 6th Avenue Commercial Corridor

T IN

10


39 3. South 6th Avenue

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Speed Limits MPH 15

ST

25 N 0

0.125

0.25

0.5

30 Miles

35

Car Accessibility Striped Paved Parking Building Footprints Yes, Car Access to Address Daily Traffic Count

Pima County NSP2 Commercial Corridor Profile Volume IV

33


Accessibility and Circulation: Transit Bus The South 6th Avenue Commercial Corridor is served by multiple Sun Tran bus routes (Table 3.10). The Roy Laos Transit Center is located just southwest of the corridor and provides connectivity to the greater Tucson area (Figure 3.17). Figure 3.18 shows the location of sheltered and unsheltered bus stops along the corridor.

Rive

r

Swan Tucson

Bear Canyon

Pima

8 Speedway

Speedway

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Hid

0

11

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I-1

0

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Tucson

Nogales Hwy 6th Ave.

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Masterson

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Irvington

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Campbell

Liberty

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Calle Santa Cruz

Irvington

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6

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12th Ave.

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50

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ROY LAOS TRANSIT CENTER

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a ist

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alg

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36th St.

23

22nd St.

be

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31st St.

44th St.

Broadway

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22nd St.

ry

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Eastland

22nd St.

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23

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Country Club

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22nd St.

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ll

Source: Sun Tran, 2012. *Ranking is from 1-40 bus routes, with #1 having the most passengers per hour (data for June 2012).

5th St.

Broadway

Tucson

Cushing

TUCSON

8

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nd Westmorela

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es

An un-sheltered bus stop on South 6th Avenue

34

11

12th Ave.

I-19

6 Cardinal

3. South 6th Avenue

Ranking*

ell

20.4 29.4 35.8 35.4 25.1 22.0 17.8

Miracle Mile

0

Cloud

Copper

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30,259 98,669 246,291 104,513 39,856 26,921 9,748

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Table 3.10: Bus RidershipSouth 6th Avenue Commercial Corridor Passengers per Hour

Roger

Ft. Lowell ret

Route

6

Prince

Go

City-Wide Ridership/ Month

TOHONO TADAI TRANSIT CENTER

Wetmore

Los Reales

Figure 3.17: Transit Connectivity-South 6th Avenue Commercial Corridor Source: Sun Tran, 2013.

Pima County NSP2 Commercial Corridor Profile Volume IV

N

0

0.5

1

2

Miles


10

§ ¦ ¨ N

O NS

BE

S PARK AV

26

3. South 6th Avenue

2

E IRVINGTON RD

Laos Transit Center

W IRVINGTON RD

W

S 10T H AV

50

W AJO WY

2

50

8

S 6TH AV

To Tucson Int’l Airport

50

11

6

11 E AJO WY

INTE RSTA TE 1 0

E 36TH ST

S 6TH AV

W 29TH ST

To Ronstadt Transit Center

6

To Ronstadt Transit Center

S 6T H AV

To Ronstadt Transit Center

HY

6

E

23

To Ronstadt Transit Center

E 29TH ST

2

E SILVERLAKE RD

Accessibility & Circulation: Transit

TH

44 ST

Figure 3.18: Bus Routes-South 6th Avenue Commercial Corridor

Sources: Sun Tran, Pima County GIS Library and Drachman windshield survey, 2012.

¦ ¨ § 19

23

To Ronstadt Transit Center

N 0

Bus Stops

INTE RST ATE 19

0.25

Un-sheltered Bus Stop Sheltered Bus Stop 0.5

1

Miles

23

S 12TH AV

Bus Routes Route 2

Route 23

Route 6

Route 26

Route 8

Route 50

Route 11 Pima County NSP2 Commercial Corridor Profile Volume IV

35


Assessment of Structures and Grounds Building Conditions The majority (78.0 percent) of business properties on the South 6th Avenue Corridor are in ‘Good’ condition (see Figure 3.19). Approximately 19.3 percent are in ‘Fair’ condition requiring between $5,000 and $15,000 in repairs. Six structures are in ‘Poor’ condition, indicating a need for repairs on the order of $15,000 to $50,000.

Grounds Condition More than half of business properties on the South 6th Avenue Corridor do not have landscape or grounds to assess (Figure 3.21). Approximately 18.4 percent of business properties have grounds assessed as ‘excellent,’ which means that landscape is both intentional and maintained. Of note is the condition of vacant lots on the corridor. Thirty-eight of the forty-nine vacant lots had grounds in poor condition and all forty-nine had litter at the time of the windshield survey (Figure 3.22).

Twenty-three business properties on the corridor are vacant. Of these vacant businesses, almost half are in ‘Fair’ or ‘Poor’ condition.

3. South 6th Avenue

Fair 19.3% n=43

Poor 2.7% n=6

None 51.5% n=117

Average 19.4% n=44 Poor 11.0% n=25

Windshield survey teams assessed the condition of structures and grounds for each business property.

Fence Wall Landscape/Hardscape None Total

Number

Percentage

21 13

9.3% 5.7%

40

17.6%

153 227

67.4% 100%

Table 3.12: Trees in the Right-of-Way by Business Property-South 6th Avenue Commercial Corridor

Excellent 18.1% n=41 Good 78.0% n=174

Table 3.11: Type of Parcel Border by Business Property-South 6th Avenue Commercial Corridor

Yes No Total

Number

Percentage

105 122 227

46.3% 53.7% 100%

Table 3.13: Trees on Parcel by Business Property-South 6th Avenue Commercial Corridor Figure 3.19: Condition of All Business PropertiesSouth 6th Avenue Commercial Corridor

Figure 3.21: Landscape Condition of All Business Properties- South 6th Avenue Commercial Corridor

Excludes parking lots, vacant lots, residential, and four parcels that were unable to be assessed.

Excludes parks, parking lots, vacant lots, and residential.

Poor 13.0% n=3 Fair 34.8% n=8

None 16.3% n=8 Good 52.2% n=12

Average 6.1% n=3

Poor 77.6% n=38

Figure 3.20: Condition of Vacant Business Properties-South 6th Avenue Commercial Corridor

Figure 3.22: Landscape Condition of Vacant LotsSouth 6th Avenue Commercial Corridor

Note: All 49 vacant lots had litter and 14 of the 49 parcels had graffiti at the time of the windshield survey. Example of a business with no landscape to assess.

36

Pima County NSP2 Commercial Corridor Profile Volume IV

Yes No Total

Number

Percentage

72 155 227

31.7% 68.3% 100%

Table 3.14: Miscellaneous Exterior Conditions by Business Property-South 6th Avenue Commercial Corridor Evaluated Condition Exterior Lighting Overhead Utilities Present Miscellaneous Signs on Parcel Litter Present Graffiti Present

Number*

Percentage of Total Businesses

222

97.8%

126

55.5%

24

10.6%

207 136

91.2% 59.9%

*Number indicates the number of business properties with the evaluated condition out of 227 total businesses.


Assessment of Signage and Billboards Signage The majority of existing monument and individual business signs are in good condition and do not require any repairs.

Table 3.15: Condition of Individual Business Signs-South 6th Avenue Commercial Corridor Condition

Number

Percentage

154 31 2 39 227

67.8% 13.7% 0.9% 17.2% 100%

Good Average Poor None Total

Billboards Windshield survey teams also noted the existence of billboards along the designated commercial corridor. On South 6th Avenue there are a variety of billboards, some of which are in Spanish. See the following examples below and to the right.

Condition

Number

Percentage

85 9 4 129 227

37.4% 4.0% 1.8% 56.8% 100%

Good Average Poor None Total

Windshield survey teams assessed the condition of business and monument signs.

3. South 6th Avenue

Table 3.16: Condition of Monument Signs by Business-South 6th Avenue Commercial Corridor

Billboard Examples- South 6th Avenue Commercial Corridor

Pima County NSP2 Commercial Corridor Profile Volume IV

37


Vacancy

Vacant Lots and Parking Drachman Institute identified 49 out of 283 parcels (17.3 percent) on the South 6th Avenue Commercial Corridor as vacant (see Figure 3.23). Litter is a problem on vacant land as all forty-nine vacant parcels had litter at the time of the windshield survey.

E 36TH ST

E 29TH ST

Vacant Housing Units Adjacent to the Corridor The 2010 U.S. Census provides data on all vacant housing units in an area including those for rent or for sale, those vacant properties that are vacant due to seasonal, recreational, or occasional use, and â&#x20AC;&#x153;other vacantâ&#x20AC;? which may be recent foreclosures or units that owners or renters have walked away from (see Table 3.17). According to census data for one-quarter mile on either side of South 6th Avenue, the total housing vacancy rate is 13.2 percent.

A vacant parcel on the South 6th Avenue Commercial Corridor

An additional 36 out of 283 parcels (12.7 percent) are identified as surface parking lots (see Figure 3.23).

Table 3.17: Housing Units by Vacancy StatusSouth 6th Avenue Commercial Corridor Vacant Units

Units

Percent

167

5.7%

Rented, not occupied

6

0.2%

For Sale

36

1.2%

Sold, not occupied

2

0.1%

168

5.7%

For seasonal/ recreational/ occasional use

6

0.2%

For Migrant Workers

0

0.0%

Total Vacant Units

385

13.2%

Total Housing Units

2925

100%

For Rent

Other Vacant*

Data for one-quarter mile on either side of designated area on South 6th Avenue. Source: U.S. Census 2010 Summary File 1 (ESRI). *Includes recent foreclosures or units that owners have walked away from. 38

W 29TH ST

3. South 6th Avenue

Vacant Business Properties At the time of the windshield survey, 23 out of 227 business properties within the designated corridor area were identified as vacant (10.1 percent). The windshield survey teams also recorded the presence of signage indicating that a business property was for sale, for lease, or otherwise available. Based on signage, ten business properties in the area were available in August 2012.

S 10TH AV E AT RST

10

E

INT

Drachman windshield survey teams noted the presence of for sale, for rent, and for lease signs.

Pima County NSP2 Commercial Corridor Profile Volume IV

Figure 3.23: Parking Lots, Vacant Business Properties, and Vacant Parcels-South 6th Avenue Commercial Corridor. Source: Drachman windshield survey, 2012.


W

W IRVINGTON RD

W AJO WY

3. South 6th Avenue

E AJO WY

E IRVINGTON RD

Vacancy

TH

44 ST S 12TH AV

Vacant Lot N 0

0.125

0.25

0.5

Surface Parking Miles

One or More Vacant Buildings/Spaces

Pima County NSP2 Commercial Corridor Profile Volume IV

39


3. South 6th Avenue

Commercial Corridor Summary Location and Surrounding Neighborhoods The designated South 6th Avenue Commercial Corridor crosses Interstate 10 and extends from 25th Street (north) to Irvington Road (south). The corridor north of Interstate 10 is within the City of South Tucson. Surrounding neighborhoods include Santa Rita Park Neighborhood to the north and Fairgrounds Neighborhood to the southeast. Although no longer a city designated neighborhood, a large portion of the parcels on the western side of the corridor lie within the Wakefield area.

Accessibility In terms of the pedestrian environment, the corridor has curbs and continuous sidewalks and is well-lit at night, but is lacking in shade for daytime walking. More than 60 percent of parcels do not have trees in the right of way.

Demographics and Housing Characteristics There are approximately 8,434 residents living in the half-mile area along the corridor (one-quarter mile on each side of the corridor). The area is largely Hispanic (84.9 percent compared to 41.6 percent in the City of Tucson). Education and income statistics reveal that residents within one-quarter mile of the corridor have lower education levels, lower median household income, and higher levels of poverty than the City of Tucson.

The corridor caters to automobile access, with daily traffic volume ranging from 21,500 to 32,800. Only 7.5 percent of businesses do not have some form of automobile parking available.

There are approximately 2,925 housing units in the half-mile area, 2,540 which are occupied. Of these occupied units, 43.7 percent are owner-occupied. Zoning and Land Use The majority of parcels on the corridor are zoned for C-2 (SB2A in the City of South Tucson) “general and intensive” commercial uses. Approximately 144 parcels on the South 6th Avenue Commercial Corridor are dedicated to commercial uses (50.9 percent). Density The South 6th Avenue Commercial Corridor has a population density per square mile that ranges from zero to 13,817.6. Block groups with higher density are found south of Ajo Way and east of South 6th Avenue in Fairgrounds Neighborhood, and between East 36th Street and West 29th Street in the City of South Tucson. Ownership More than 70 percent of parcels are owned by multiple owners; just 19.7 percent are owned by individuals.

For bicyclists, there is a continuous bike lane along South 6th Avenue, but riders must be comfortable with high traffic volume. Less than ten percent of businesses offer bike parking.

The designated corridor is served by three main bus routes and offers numerous sheltered and unsheltered bus stops. Building Conditions and Grounds Conditions The majority (78.0 percent) of business properties on the South 6th Avenue Corridor are in ‘Good’ condition. Approximately 19.3 percent are in ‘Fair’ condition requiring between $5,000 and $15,000 in repairs. Six structures are in ‘Poor’ condition, indicating a need for repairs on the order of $15,000 to $50,000. More than half of business properties on the South 6th Avenue Corridor do not have landscape or grounds to assess. Approximately 18.4 percent of business properties have grounds assessed as ‘excellent,’ which means that landscape is both intentional and maintained. Vacancy At the time of the windshield survey, 23 out of 227 business properties within the designated corridor area were identified as vacant (10.1 percent). Drachman Institute identified 49 out of 283 parcels (17.3 percent) on the corridor as vacant. According to census data for one-quarter mile on either side of South 6th Avenue, the total housing vacancy rate is 13.2 percent.

Crime Police departments for the City of Tucson and the City of South Tucson responded to more than 1800 incidents between January 1 and July 30, 2012 on the South 6th Avenue Commercial Corridor. Of these incidents, 652 involved shoplifting. 40

Signs indicate when you are entering and leaving the City of South Tucson.

Pima County NSP2 Commercial Corridor Profile Volume IV

Interstate 10 overpass


Commercial Corridor Summary

3. South 6th Avenue

The City of South Tucson is north of Interstate-10 on the designated South 6th Avenue Commercial Corridor.

The Southern Arizona Veteranâ&#x20AC;&#x2122;s Health Care System Complex lies on the designated South 6th Avenue Corridor just north of Ajo Way.

The Tucson Rodeo Grounds are on the southeast corner of the South 6th Avenue Commercial Corridor. This area was originally Tucsonâ&#x20AC;&#x2122;s first airport in 1919.

The photos above depict examples of businesses on the designated South 6th Avenue Commercial Corridor. Pima County NSP2 Commercial Corridor Profile Volume IV

41


42

0.125 0.25

Pima County NSP2 Commercial Corridor Profile Volume IV

S 16th Ave

0.5 Miles

S 15th Ave

W Michigan Dr

Co lum W bia Av St iat ion Dr

S 14th Ave

S 16th Ave W Ohio St

W Illinois St

W Sandy St

W MacArthur St

S 14th Ave S 13th Ave

W

S 13th Ave

S 14th Ave

S 15th Ave

W Tennessee St

W Missouri St

S Clark Ave S 11th Ave

S 12th Ave

W Oklahoma St

W Tennessee St

W Missouri St

W Ohio St

W Illinois St

W MacArthur St

W Michigan Dr

W Pennsylvania St

W Aviation Dr

W Columbia St

W District St

W Palmdale St

W Lincoln St

W President St

S Lundy Ave

W President St

S 12th Ave W Ajo Way

W Calle Romeo

W 44th St

W Veterans Blvd

e Av W 44th St

th 10

4. South 12th Avenue

S

N 0

S Liberty Ave


W Wedwick St

W Melridge St

W Virginia St

W IDrexel Ave

S 12th Ave S 13th Ave

SO Dr re go n SC Dr an ad a Dr

la sk a

SA

W

W Nebraska St

W Idaho St

Da ko ta

St

S 13th Ave

W Utah St

W Montana St

W Wyoming St

W Louisiana St

W Iowa St

W Nevada St

4

W

4. South 12th Avenue

W Holladay Dr

W Canada St

W Oregon St

W Alaska St

W Dakota St

W Nebraska St

W Utah St

W Montana St

W Wyoming St

W Louisiana St

W Iowa St

W Nevada St

W Irvington Rd

W Kentucky St W Kentucky St

W Oklahoma St

S 11th Ave

C

y Dr a d a Holl

S Santa Clara Ave

Commercial Corridor Introduction Surrounding Neighborhoods Demographics and Housing Characteristics Zoning Land Use and Service Area Development Density Ownership Hydrology and Drainage Contamination

44 45 46 48 50 52 54 56 58 60

Airport Zones Crime Accessibility and Circulation: Pedestrian Access Accessibility and Circulation: Bicycle Access Accessibility and Circulation: Car Access Accessibility and Circulation: Transit Assessment of Structures and Grounds Assessment of Signage and Billboards Vacancy Commercial Corridor Summary

62 64 66 68 70 72 74 75 76 78

Pima County NSP2 Commercial Corridor Profile Volume IV

43


S PANTANO R D

S WI L M OT R D

S CAM I NO SECO

S PANTANO R D

S K OL B R D NS

O

N

HY

IN TE RS TA TE

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E L OS R EAL ES R D

S WI L M OT R D

S OL D VAI L R D

BE

S RITA R D

S SWAN R D

SA N

W

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S NO GA L ES HY

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E

AV I

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S ALVER NON WY

E VAL ENCI A R D

E I RVI NGTON R D

S COUNT RY CL UB R D

E DR EXEL R D

S T UCSON B L

S CAM P B EL L AV

W DR EX EL R D

S GOL F L I NK S R D S PAL O VER DE R D

E I RVI NGTON R D

S M I SSI ON R D

W VAL ENCI A R D

S CAR DI NAL AV

E AJO WY

S COUNT RY CL UB R D

S 12T H AV W DR EX EL R D

S CR AYCR OFT R D

E GOL F L I NK S R D

N RD

INTERSTATE 19

I R VINGTO

S M I DVAL E PAR K R D

4. South 12th Avenue

W

10

S PAR K AV

S 6T H AV

W AJ O WY

W AJ O HY

S SWAN R D

S COUNT RY CL UB R D

S K I NO P W

S 4T H AV

S M AI N AV S 10T H AV

PW

PW

E 36T H ST

INT ER ST AT E

O

E 29T H ST

N

N

TA

O

N

AV IA TI

E 22ND ST

PA

E 29T H ST

E

S

INTERSTATE 10

AV

S GR ANDE AV

LE

W SI LVER L AK E R D

OO

W STAR R PASS B L

The Drachman windshield survey team evaluated 260 parcels and 235 businesses on the South 12th Avenue Commercial Corridor in August 2012.

E B R OADWAY B L

ST

Introduction The designated South 12th Avenue Commercial Corridor is located south of Interstate 10 and east of Interstate 19. The corridor extends from 44th Street (north) to Drexel Road (south) and is approximately 2.5 miles long (see Figure 4.1).

S CAM I NO SECO

Commercial Corridor Introduction

E HUGHES ACCESS R D

E OL D VAI L CONNECT I ON R D

N A strip mall on South 12th Avenue

44

0 5

0.5

1

2

Figure 4.1: Location-South 12th Avenue Commercial Corridor The South 12th Avenue Corridor is south of Interstate 10 and east of Interstate 19. The red line represents the NSP2 target area boundary. Source: Pima County GIS Library, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV

3

4

Miles


Surrounding Neighborhoods

Santa Cruz Southwest Sunset Villa

S 12T H AV

Enchanted Hills

Neighborhoods Sections of the South 12th Avenue Commercial Corridor lie within the boundaries of established neighborhoods. These neighborhoods include Sunset Villa Neighborhood to the northwest, Rose Neighborhood to the west, and Sunnyside Neighborhood to the southeast, southwest, and south. Although no longer an official city-designated neighborhood, a portion of the parcels on the east side of the South 12th Avenue Commercial Corridor lie within what was previously the Wakefield Neighborhood (shown as the hatched area on Figure 4.2).

City of South Tucson

INTE RST ATE 10

South Park

S 6T H AV E BE N SO

E AJ O WY

N

W AJ O WY

H Y

4. South 12th Avenue

Fairgrounds

Rose

S PAR K AV

INTERSTATE 19

Wakefield

Bravo Park Lane

E I RVI NGTON R D

W I R VI NGTON R D

SN Cherry Avenue

AL

Sunnyside

HY

RD

ES

SI O N

OG

S M IS

Midvale Park

E DR EX EL R D

W D R EX EL R D

N

0

0.25

0.5

1

Miles

Figure 4.2: Surrounding Neighborhoods-South 12th Avenue Commercial Corridor The designated South 12th Avenue Commercial Corridor is surrounded by Rose Neighborhood, Sunnyside Neighborhood, Sunset Villa Neighborhood, and Wakefield area. Sources: City of Tucson and the Pima County GIS Library, 2012.

Pueblo High School on South 12th Avenue

Pima County NSP2 Commercial Corridor Profile Volume IV

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Demographics and Housing Characteristics Demographics and Housing Characteristics Statistics are provided for the half-mile area (onequarter mile on each side of the corridor) extending from South 16th Avenue on the west to South Liberty Avenue on the east (see Figure 4.3).

Institute (ESRI), Community Analyst Data Service.1 Statistics are from the 2010 U.S. Census unless otherwise noted. 1

http://communityanalyst.esri.com/cao.

W DREXEL RD

4. South 12th Avenue

E AJO WY

E IRVINGTON RD

The latest U.S. Census data for the half-mile area are provided by the Environmental Systems Research

INTERSTATE 19 1/2 Mile Area Commercial Residential

Figure 4.3: Demographic Data Collection Area-South 12th Avenue Commercial Corridor Demographic and housing data obtained for the half-mile area (quarter mile on each side) of the South 12th Avenue Commercial Corridor. Sources: Pima County GIS Library and Pima County Assessor, 2012.

46

Pima County NSP2 Commercial Corridor Profile Volume IV

N 0

0.25

0.5

Miles

Other


Demographics and Housing Characteristics Demographics Table 4.1: Demographics-South 12th Avenue Commercial Corridor Half-Mile Area Tucson

Pima County

Total Population

8,670

520,116

980,263

Total Households

2,626

205,390

388,660

Median Age

31.6

33.1

37.6

Percent Under 18

30.7%

23.3%

23.0%

Percent Over 65

12.7%

11.9%

15.4%

$25,645

$35,499

$42,138

Percent Hispanic

90.4%

41.6%

34.6%

Percent High School Graduate or Higher

54.8%

83.1%

86.3%

Percent Bachelorâ&#x20AC;&#x2122;s Degree or Higher

7.1%

24.8%

29.0%

Percent in Poverty

26.1%

17.8%

13.7%

Median Household Income

Sources: All statistics are from the 2010 U.S. Census (ESRI) with the exception of education and poverty, which come from the American Community Survey 2005-2009 5-year estimates (ESRI).

There are approximately 8,670 residents living in the half-mile area along the South 12th Avenue Corridor (one-quarter mile on each side of the corridor). Compared to the City of Tucson and Pima County, residents are young with a median age of 31.6. In fact, 30 percent of residents are under the age of eighteen (see Table 4.1).

6.9% 13.5%

27.0%

In terms of ethnicity, the area is predominantly Hispanic (90.4 percent compared to 41.6 percent in the City of Tucson). The area also has a higher proportion of residents that identify as American Indian (5.5 percent compared to 2.7 percent in the City of Tucson).

15.6% 21.7% 15.3% <$15,000

$25,000-$34,999

$50,000-$74,999

$15,000-$24,999

$35,000-$49,999

$75,000+

Education and income statistics reveal that residents within one-quarter mile of the corridor have lower education levels, lower median household income, and higher levels of poverty than the City of Tucson. Approximately 27 percent of area households earned less than $15,000 in 2010 (Figure 4.4).

Figure 4.4: Household Income-South 12th Avenue Commercial Corridor (1/2 mile area) Source: 2010 U.S. Census (ESRI).

Housing Characteristics Table 4.2: Housing Characteristics-South 12th Avenue Commercial Corridor Half-Mile Area South 12th Avenue Commercial Corridor

Tucson

Pima County

$110,000

$169,900

$196,900

1999

2003

2002

56.9%

51.9%

64.1%

3.29

2.43

2.46

Single-Family Units

77.1%

59.5%

66.0%

Percent Vacant Housing Units

10.3%

10.6%

11.9%

Total Number of Housing Units

2,928

229,762

440,909

Median Home Values (owner-occupied units) Median Year Householder Moved into Unit Percent Owner-Occupied Average Household Size

Sources: All statistics are from the 2010 U.S. Census (ESRI) with the exception of median home values, year householder moved into unit, and single-family units, which come from the American Community Survey 20052009 5-year estimates (ESRI).

There are approximately 2,928 housing units in the half-mile area, 2,626 which are occupied. Of these occupied units, 56.9 percent are owner-occupied. This is higher than the owner-occupied rate for the City of Tucson (51.9 percent) but lower than the rate for Pima County (64.1 percent) (see Table 4.2). A small proportion of households (20 percent) own their home without a mortgage (Figure 4.5).

36.9% N=968

43.1% N=1,133

The median home value of all owner-occupied units is significantly lower than the city and county. The median home value in the area within one-quarter mile of the corridor is $110,000 compared to $169,900 in the City of Tucson and $196,900 in Pima County.

20.0% N=526

Rent

Owned Free & Clear

Owned With a Mortgage

Figure 4.5: Households by Tenure and Mortgage Status-South 12th Avenue Commercial Corridor (1/2 mile area) Source: 2010 U.S. Census (ESRI).

Pima County NSP2 Commercial Corridor Profile Volume IV

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4. South 12th Avenue

South 12th Avenue Commercial Corridor


Zoning

C-1

High Density Residential: Primarily for apartment houses; single-family development permitted.

C-2

C-2

Park Industrial: Administrative, manufacturing, and wholesale activities carried on entirely within an enclosed structure.

R-3

C-2 C-1

C-2

C-2

C-2

O-3

C-1

C-1

INTERSTATE 19

Figure 4.6: Zoning-South 12th Avenue Commercial Corridor Sources: City of Tucson Development Services and Pima County GIS Library, 2012. 48

Pima County NSP2 Commercial Corridor Profile Volume IV

C-2 O-3

C-2

C-2 C-1

Medium Density Residential: Multifamily and single-family.

C-2

C-2

Light Industrial: Commercial, industrial, and manufacturing uses.

R-2

C-2

C-2

C-1

C-2

O-3

C-2

P-I

C-1

C-2

I-1

C-2

O-3

Office: Professional and semiprofessional office, high density residential developments, limited research and development uses.

S 12TH AV

C-1

C-2

C-2 C-3

General and Intensive Commercial: Retail commercial with wholesale; nightclubs, bars, amusement enterprises. Full range of automotive activities. Limited manufacturing permitted.

S 10TH AV

C-1 C-1

C-1

Local Commercial: A restrictive commercial zone, limited to retail sales with no outside display/storage. Office and residential development permitted. Restaurants permitted.

P

4. South 12th Avenue

Table 4.3: Zoning Classifications-City of Tucson

C-1

E AJO WY

Zoning The majority of parcels on the corridor are zoned for C-2 â&#x20AC;&#x153;general and intensiveâ&#x20AC;? commercial uses (see Figure 4.6 and Table 4.3). This allows for uses such as retail commercial with wholesale, nightclubs, bars, automotive activities, and amusement enterprises. Limited manufacturing is permitted.


O-3

O-3

C-2

C-2

C-2

C-2

C-2

C-2

O-3

C-2

O-3

O-3

O-3

O-3

O-3

C-2

O-3

O-3

O-3

O-3

C-2

O-3

C-2 C-2

C-2

4. South 12th Avenue

C-2

C-2

C-2

C-2

C-2

C-2

P

C-2

O-3

C-2

C-2

C-2

C-2

C-2

C-2

C-2

W DREXEL RD

E IRVINGTON RD

Zoning

C-1

C-2 C-1

O-3

C-1

C-2

Tucson N 0

0.25

0.5

1

Miles

C-1

O-3

C-2

P

Pima County NSP2 Commercial Corridor Profile Volume IV

Res.

49


Land Use and Service Area

E AJO WY

Land Use and Service Area Approximately 115 of 260 parcels on the South 12th Avenue Commercial Corridor are dedicated to commercial uses (44.2 percent). Because some parcels contain multiple businesses, Table 4.4 below shows the breakdown of business types and other uses along the corridor. Drachman Institute defined the service area for each business as either “local” (serves the general vicinity); “metropolitan” (serves the greater metropolitan area); or “regional” (serves the region). S 10TH AV

4. South 12th Avenue

On the designated corridor, 195 businesses are identified as having a local service area, 25 businesses are identified as having a metropolitan service area, and four businesses are identified as having a regional service area.

Table 4.4: Detailed Land Use DataSouth 12th Avenue Commercial Corridor Land Use Auto Related Bank and Cash Services Beauty Services Education General Merchant Government Grocery/Market/ Convenience Stores Health Related Hotel Office Parking Religious Residential Restaurants/Fast Food Transportation Related Vacant Lot Vacant Business/ Structure Other* Total

Number

Percentage

22

6.5%

4

1.2%

31 3 59 2

9.1% 0.9% 17.4% 0.6%

18

5.3%

7 0 27 18 6 40 30

2.1% 0.0% 8.0% 5.3% 1.8% 11.8% 8.8%

4

1.2%

41

12.1%

10

2.9%

17 339

5.0% 100.0%

*Includes storage, social services, and other uses not classified. Source: Drachman windshield survey, 2012. 50

S 12TH AV

INTERSTATE 19

Figure 4.7: Land Use-South 12th Avenue Commercial Corridor Examples of “institutional” land use include: soup kitchen, church, Masonic Lodge, and private schools. Source: Drachman windshield survey, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV


4. South 12th Avenue

W DREXEL RD

E IRVINGTON RD

Land Use

N 0

0.25

0.5

1

Miles

Other

Educational

Commercial

Residential - MF

Office

Residential - SF

Medical

Parking

Institutional

Vacant

Multi-use

Pima County NSP2 Commercial Corridor Profile Volume IV

51


Development

4. South 12th Avenue

Development Patterns A series of maps in Figure 4.8 shows the surrounding development over time.

South 12th Avenue Commercial Corridor 1949

South 12th Avenue Commercial Corridor 1959

Figure 4.8: Parcel Development Over Time - South 12th Avenue Commercial Corridor Source: Pima County GIS, 2010.

52

Pima County NSP2 Commercial Corridor Profile Volume IV

South 12th Avenue Commercial Corridor 1969


4. South 12th Avenue

Development

South 12th Avenue Commercial Corridor 1979

South 12th Avenue Commercial Corridor 1989

South 12th Avenue Commercial Corridor 1999

N

0

0.25

South 12th Avenue Commercial Corridor 2010

0.5

Developed Parcels Miles

South 12th Avenue Commercial Corridor

Pima County NSP2 Commercial Corridor Profile Volume IV

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3,170

9,230 10,037 9,354

8,474

5,116 4,128 9,376

8,564

13,054 7,495 9,025

2,049

5,758 12,218 9,751

7,886

3,996 4,269 2,179 323

S 16TH AV

Figure 4.9: Population Density by Block Group-South 12th Avenue Commercial Corridor The red dashed line represents 1/4 mile on either side of South 12th Avenue Commercial Corridor. Source: Pima County GIS, 2010 U.S. Census Data. 54

Pima County NSP2 Commercial Corridor Profile Volume IV

1,514

8,072

7 604

9,570

9,590 6,732

3,359

2,917

1,482

5,731 731

0

0

8,053 8 053

9,311 7,144 11,516 5,316 5 316 3

S 12TH AVE

0

4,706

14,164

4. South 12th Avenue

9,770 13,368

12,149 10,402 10,946

12,746

Block groups with higher density are found on the east side of South 12th Avenue, particularly south of Nebraska Street to Drexel Road.

11,084 13,130

W AJO WY

Density The South 12th Avenue Commercial Corridor has a population density per square mile that ranges from approximately zero to 18,813 for the block groups on South 12th Avenue (see Figure 4.9).

7,636 15,951

Density


3,128

8,221

N 0 0.125 0.25

8,383

3,346

303 3,303

359 2,359

754 3,754

577 2,577

0

738 2,738

772 2,772

0

734 1,734

18 8,813 18,813

4,6 4,608

49 4,9 4,998

0

24 2,4 2,446

4,8 ,8 4,810

3,8 3 ,8 3,807

5,589

6,975

748

0.5 Miles

11,105

9,320

10,607

9,764

8,998

8,558

11,201

10,606

NEBRASKA ST

3,996

6,101

4,893

7,043

8,373

8,835

4,885

W IRVINGTON RD

8,940

5,691 9,979

10,298

9,585

9,550

8,647

9,311

8,212

6,451

8,945

10,446

10,656

Pima County NSP2 Commercial Corridor Profile Volume IV

12t

W DREXEL RD

S LIBERTY AV

4. South 12th Avenue

2,218

7,733

2,822

6,446

6,745

5,621

7,501

6,670

8,590

9,524

6,478

7,459

7,553

10,572

6,440

8,707

5,358

7,770

13,365

8,952

9,733

7,604

Density

Density per sq mile 1 Low 6 2 7 3 8 4 9 5 10 High 12th Ave Parcels

55


Ownership

E AJO WY

Ownership Figure 4.10 displays ownership of parcels according to Pima County Assessorâ&#x20AC;&#x2122;s records as of February 2013. More than 46 percent of parcels are owned by private, multiple owners.

S 10 AV

4. South 12th Avenue

TH

Table 4.5: Parcel Ownership DataSouth 12th Avenue Commercial Corridor Ownership

# Parcels

% Parcels

City of Tucson

6

2.2%

Tucson Unified School District

6

2.2%

Non-Profit

2

0.7%

Religious

14

5.1%

Private Individual

66

23.9%

Private Multiple Owners

125

45.3%

5

1.8%

52

18.8%

276

100%

Private LLC Individual Owner Private LLC Multiple Owners Total*

S 12TH AV

*Includes some parcels not directly on the corridor. Source: Pima County GIS, 2013.

INTERSTATE 19

Figure 4.10: Ownership-South 12th Avenue Commercial Corridor Sources: Pima County Assessor and Pima County GIS Library, 2012. 56

Pima County NSP2 Commercial Corridor Profile Volume IV


W DREXEL RD

4. South 12th Avenue

E IRVINGTON RD

Ownership

N 0

0.125

0.25

0.5

Miles

Private individual owner

Non-profit

Private multiple owners

Religious

Private LLC individual owner

City of Tucson

Private LLC multiple owners

Contiguous ownership

Tucson Unified School Dist. Pima County NSP2 Commercial Corridor Profile Volume IV

57


Hydrology and Drainage

100 year flood zone according to FEMA (Federal Emergency Management Agency).

Riparian Habitat: Areas include various types of riparian habitat, deciduous riparian woodland, and mesquite bosques. Map does not distinguish between various types.

Riparian Classification: Shows t he location of various riparian classifications, including Hydropriparian, Mesoriparian, and Xeroriparian Classes, which are specific definitions of plant communities based on plant community structure and composition, vegetation density, and the availability of water. Map also includes the Important Riparian Area Classification (IRA). The IRA classification was developed as part of the Sonoran Desert Conservation Plan (SDCP) and is part of the Conservation Lands System. These designations are used to determine the type and amount of mitigation required when developing a mitigation plan.

S 10TH AV H 4T 4 W

eo

Wa sh

Tucson Diversion Channel

24 00

2390

24 20

2370

2370

S

a Cr ant

u z Ri

ve r

60 23

ow

Sa

U

n nk

00 24

n

2390

24 00

2370

Rodeo Wash is a source of flooding in the Wakefield area. 58

Figure 4.11: Hydrology and Drainage-South 12th Avenue Commercial Corridor Sources: Pima County Flood Control District and Pima County GIS Library, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV

2400

2400

z

r

W SILVERLAKE RD

ru ta C n a S

e Riv

2380

Public Retention Basin: The land areas upon which a publicly owned detention or retention basin is located.

240 0

4. South 12th Avenue

238 0

10 24

2410

2430

n ta

Cru z

Riv e

r

Rod

2410

W AJO WY

Figure 4.11 only includes major washes with a flow greater than 2000 cubic feet per second (CFS).

S 6TH AV

ST

242 0

W 29TH ST

Area Washes Rodeo Wash travels through the Wakefield area east of South 12th Avenue and through Rose Neighborhood west of 12th Avenue (see Figure 4.11). The Rodeo Wash is not channelized and is a source of flooding in the area. Please note the following information for Figure 4.11 (from Pima County GIS Library 2012):


h

W as

eo

W DREXEL RD

d

4. South 12th Avenue

S 12TH AV

2450

2450

Ai rp or

tW as

h

70 24

2450 60 24

aC

r uz

Rive

12th Avenue Parcels r

2410

10â&#x20AC;&#x2122; Contours

2420

2430

2430

Major Washes

100 245Year Flood Zone 0

0.125

0.25

0.5

Miles

iv er Cruz R elevation SantaLower

0 244

Riparian Habitat

N 0

Higher elevation

246 0

San t

ch ran B t s We

t San

aC ruz

Ro

248 0

2500 0 251

W IRVINGTON RD

Hydrology and Drainage

Riparian Classification Pima County NSP2 Commercial Corridor Profile Volume IV

59


E AJ O WY

The history of contamination in this area goes back to 1942 and has included discharge of aircraft liquids and other wastes directly into the soil, fire drill training areas where wastes from training operations were left in unlined pits, and unlined landfills. In 1988, the EPA treated the groundwater contamination plume north of Los Reales Road by pumping and air stripping the contaminated groundwater, followed by discharging the treated water to the municipal water distribution system. While current human exposures on-site are considered under control, groundwater contamination migration is not. See Figure 4.12 for the location of the TCE Plume and the potential for groundwater contamination. Groundwater pollution potential is based on seven weighted hydrogeologic parameters of the region. General activities of concern are landfills, feed lots, septic systems, roadway runoff, cemeteries, and leaking underground storage tanks.

Source: www.epa.gov/region09/TucsonAirport

W S ILVER LAKE R D

S DE AN GR AV S

M IS S

IO N

R

D

Figure 4.12: Contamination-South 12th Ave Commercial Corridor Sources: Pima County Department of Environmental Quality and Pima County GIS Library, August 2011. 60

Pima County NSP2 Commercial Corridor Profile Volume IV

W AJ O WY

INTERSTATE 10

S 12TH AV

W 44TH

ST

S 10TH AV

IN TE RS TA TE

W 22ND S T

W 29TH S T

10

S 6TH AV

W S ILVER LAKE R D

1

E 29TH S T

S 4TH AV

W S TAR R PAS S B L

4. South 12th Avenue

Contamination The south end of the South 12th Avenue Commercial Corridor is included in the approximately ten square mile Tucson International Airport Area (TIAA) Superfund Site.1

E

Contamination


TCE (TRICHLORETHYLENE)

4. South 12th Avenue

W VALE NCIA R D

W IRVINGT ON R D

W DR EXEL R D

Contamination

INTERSTATE 19

Hazardous Plumes in Groundwater

1

Miles

h

0.5

ig

0.25

H

N 0

Lo w

Potential for Plume Spread

Pima County NSP2 Commercial Corridor Profile Volume IV

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Airport Zones

E AJO WY

Airport Zones The south end of the South 12th Avenue Commercial Corridor is located within the Tucson International Airport 65 Day-Night Average Sound Level (Ldn) Zone as well as the Airport Height Overlay Zone (Figure 4.13). These zones can impact proposed and existing residential development due to limits on density, requirements for sound proofing and other structural changes, limits on structure heights, and other possible restrictions placed on development and redevelopment in the area.

S TH

10

4. South 12th Avenue

AV S 12TH AV

INTERSTATE 19

Figure 4.13: Airport Zones-South 12th Ave Commercial Corridor Source: Pima County GIS Library, 2012. 62

Pima County NSP2 Commercial Corridor Profile Volume IV


4. South 12th Avenue

W DREXEL RD

E IRVINGTON RD

Airport Zones

Noise Zone

N 0

0.125

0.25

0.5

Miles

Height Zone

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63


Crime Crime Incidents Drachman Institute compiled the number and types of all crime incidents and their approximate location using the Tucson Police Department Crime Statistics Search.1 Table 4.6 presents the number of each incident reported from January 1-July 30, 2012 on the South 12th Avenue Corridor. Figure 4.14 displays the approximate location where these incidents took place.

0.4%

DUI

13

2.5%

Embezzlement/Forgery/Fraud Larceny/Theft Liquor Laws Mental Cases Motor Vehicle Theft Narcotic Drug Laws Other Assaults Robbery Sex Offenses Suspicious Activity Vagrancy Weapons TOTAL

11 78 10 11 8 42 25 10 4 86 1 7 527

2.1% 14.8% 1.9% 2.1% 1.5% 8.0% 4.7% 1.9% 0.8% 16.3% 0.2% 1.3% 100%

Notes: • 44 cases of shoplifting were reported in the designated corridor. • The following crimes were not included in the above table: civil matters,motor vehicle stops,assist other agency,public hazard,false alarms, unfounded, public assist/check welfare, traffic accidents, miscellaneous officer, other offenses/other misdemeanors, sick/ cared for, lost/found property, juvenile offenses/runaways. • Crimes reported from 1/1/2012 - 7/30/2012. Source: Tucson Police Department, 2012. http://tpdinternet. tucsonaz.gov/stats/statistics.aspx. 64

4. South 12th Avenue

2

10

1

1

10

W MICIGAN DR

2

W COLUMBIA ST

33.2%

W DISTRICT ST

175

Aggravated Assault Arson Burglary Criminal Damage Disorderly Conduct/Public Disturbance Domestic Violence/Offenses Against Family & Children

W PALMDALE ST

% of Total Crime 1.7% 0.2% 0.9% 5.5%

W LINCOLN ST

Number of Crimes 9 1 5 29

Crime

W VETERANS BLVD

Table 4.6: Crime Incidents: January-July 2012 South 12th Avenue Commercial Corridor

W PRESIDENT ST

Database includes archived crime data through July 30, 2012.

E AJO WY

1 http://tpdinternet.tucsonaz.gov/stats/statistics.aspx.

S 12TH AV

49

9

21

Figure 4.14: Number and Approximate Location of Crime Incidents-South 12th Avenue Commercial Corridor NOTES: Red circles indicate the approximate location and number of incidents reported between January 1 and July 30, 2012. Source: Tucson Police Department, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV

1


W OHIO ST W MISSOURI ST

W OKLAHOMA ST

2 6 8 4

W WYOMING ST

W UTAH ST

W NEBRASKA ST W DAKOTA ST W ALASKA ST W OREGON ST W CANADA ST S CANADA DR

2 6 13 8 15 4 7 3 4 26

N 0 0.125 0.25

2 179

0.5

4. South 12th Avenue

W DREXEL RD

W VIRGINIA ST

W IOWA ST

15

W NEVADA ST

E IRVINGTON RD

W ILLINOIS ST

Crime

Miles

Pima County NSP2 Commercial Corridor Profile Volume IV 65


Accessibility and Circulation: Pedestrian Access Pedestrian In order to assess the pedestrian environment and pedestrian accessibility in the corridor, the Drachman windshield survey teams recorded the presence of trees in the right of way, lighting, curbs, sidewalks, and whether there is a clear accessible pedestrian path from the right-of-way to the address. Results are shown in Table 4.7 and Figure 4.15.

Percentage

I

Trees in Right-of-Way* Yes 28 10.8% No 232 89.2% Total Parcels 260 100% Lighting* Yes 119 45.8% No 141 54.2% Total Parcels 260 100% Curb* Yes 246 94.6% No 14 5.4% Total Parcels 260 100% Clear Accessible Path from Right-of-Way to Address** Yes 53 22.6% No 182 77.4% Total Businesses 235 100% Sidewalk** Yes 119 50.6% No 116 49.4% Total Businesses 235 100%

RO DE OW AS HP AR KI

4. South 12th Avenue

Number

E AJO WY

Table 4.7: Pedestrian DataSouth 12th Avenue Commercial Corridor

RO DE OW AS HP AR K

JULIAN WASH GREENWAY

* Data is by parcel (260 total parcels). ** Data is by business property. There are 235 business properties. Data does not include parking lots, residential, or vacant lots. Source: Drachman windshield survey, 2012.

INTERSTATE 19

Figure 4.15: Sidewalks and Street Trees- South 12th Avenue Commercial Corridor Sources: Drachman windshield survey, 2012, and Pima County Department of Transportation Engineering, 2011. 66

Pima County NSP2 Commercial Corridor Profile Volume IV


4. South 12th Avenue

E IRVINGTON RD

W DREXEL RD

Accessibility and Circulation: Pedestrian Access

Legend Parks Trees Crosswalk Sidewalk Street Light

N 0

0.125

0.25

0.5

Miles

c

South 12th Avenue Commercial Corridor Parcels Public Library

Pima County NSP2 Commercial Corridor Profile Volume IV

67


JULIAN WASH GREENWAY

RO DE OW AS HP AR K

PRESIDENT

Bicycle In order to assess the accessibility of the corridor by bicycle, the Drachman windshield survey teams recorded the presence of bike lanes, bike parking, and whether there is a clear accessible path from the right-of-way to the address. Results are shown in Table 4.8 and Figure 4.16.

MICHIG

Accessibility and Circulation: Bicycle Access

Table 4.8: Bicycle DataSouth 12th Avenue Commercial Corridor LIBERTY BICYCLE BOULEVARD

E AJO WY

Percentage

I

Bike Lane* Yes 10 3.8% No 250 96.2% Total Parcels 260 100% Clear Accessible Path from Right-of-Way to Address** Yes 7 3.0% No 228 97.0% Total Businesses 235 100% Bike Parking** Yes 6 2.6% No 229 97.4% Total Businesses 235 100%

* Data is by parcel. There are 260 parcels. ** Data is by business property. There are 235 business properties. Data does not include parking lots, residential, or vacant lots. Source: Drachman windshield survey, 2012.

RO DE OW AS HP AR KI

4. South 12th Avenue

Number

16TH AV

INTERSTATE 19 The South 12th Avenue Commercial Corridor does not have designated bike lanes. 68

Figure 4.16: Bike Routes-South 12th Avenue Commercial Corridor Source: http://bikeped.pima.gov.

Pima County NSP2 Commercial Corridor Profile Volume IV


NEBRASKA

4. South 12th Avenue

LIBERTY BICYCLE BOULEVARD

E IRVINGTON RD

LIBERTY BICYCLE BOULEVARD

W DREXEL RD

Accessibility & Circulation: Bicycle Access

15TH AV

SANTA CLARA

CL

AR

c

Public Library

Paved 8 ft. to 12 ft. wide path separated from street.

Bike Route

Lower volume street with “Bike Route” signs. Maximum speed limit 30 mph.

Bike Route with Striped Shoulder

Major street, striped shoulder. Speed limits of 25 mph.

Residential Streets

Maximum speed limit 30 mph.

Key Connecting Streets These streets have more traffic, higher speeds and less width.

Planned Improvements Bike Parking Available N 0

HOLLADAY

South 12th Avenue Commercial Corridor Parcels

Shared-use Path

HA W AI I

Parks

A

C AN AD A

17TH AV

PINTA

0.125

0.25

0.5

Miles

Pima County NSP2 Commercial Corridor Profile Volume IV

69


Accessibility and Circulation: Car Access

E AJO WY

Cars and Service Access On the South 12th Avenue Commercial Corridor the average traffic speed is 35 mph, with an average daily traffic count ranging from 11,700 to 34,018. Figure 4.17 shows the building footprint and parking along the corridor.

Table 4.9: Service Access Data-South 12th Avenue Commercial Corridor

South 12th Avenue and Drexel Road

70

Figure 4.17: Car and Service Access-South 12th Avenue Commercial Corridor Sources: Drachman windshield survey, 2012, Pima County DOT and DSD, 2012, and Pima County GIS Library.

Pima County NSP2 Commercial Corridor Profile Volume IV

,7

(

20

,8 30

(

11

Note: Data is by business property and does not include parking lots, residential, or vacant lots. Source: Drachman windshield survey, 2012.

68

00

27.7% 72.3% 100%

00

4.7% 95.3% 100%

,7

Loading Zone by Business No 11 Yes 224 Total 235 Dumpster by Business No 65 Yes 170 Total 235

Percentage

(

4. South 12th Avenue

Number


10

(20,

25

( Speed Limits MPH 15 25

N 0

1/8

1/4

4. South 12th Avenue

7

13 ,5

70

( 21,

(

34

,0

0

18

E IRVINGTON RD

W DREXEL RD

Accessibility & Circulation: Car Access

1/2 Miles

30 35

Car Accessibility Striped Paved Parking Building Footprints Yes, Car Access to Address Daily Traffic Count

Pima County NSP2 Commercial Corridor Profile Volume IV

71


Accessibility and Circulation: Transit Bus The South 12th Avenue Commercial Corridor is served by multiple Sun Tran bus routes (Table 4.10). The Roy Laos Transit Center is located on Irvington Road and provides connectivity to the greater Tucson area (Figure 4.18). Figure 4.19 shows the location of sheltered and unsheltered bus stops along the corridor.

NORTHWEST MEDICAL CENTER

16 CARONDELET HEART & VASCULAR INSTITUTE

Route

City-Wide Ridership/ Month

Passengers per Hour

Ranking*

16 23 24 27 50

149,709 39,856 19,098 31,907 9,748

31.9 25.1 30.7 15.8 17.8

5 14 6 27 23

TOHONO TADAI TRANSIT CENTER

16 SUN TRAN ADMINISTRATIVE OFFICES

TUCSON MEDICAL CENTER

UNIVERSITY MEDICAL CENTER

16

Source: Sun Tran, 2012. *Ranking is from 1-40 bus routes, with #1 having the most passengers per hour. (Data for June 2012.)

TUCSON

RONSTADT TRANSIT CENTER

ST. MARY’S HOSPITAL

ST. JOSEPH’S HOSPITAL KINDRED HOSPITAL

23

16 SOUTH TUCSON

23

MAIN POST OFFICE

421 QUINCIE DOUGLAS

VETERANS AFFAIRS MEDICAL CENTER

43 0

4. South 12th Avenue

Table 4.10: Bus Ridership-South 12th Avenue Commercial Corridor

50

KINO SPORTS COMPLEX

UAMCSOUTH CAMPUS

23 50 16 23

ROY LAOS TRANSIT CENTER

27

430 430 421 27

24

440

27

27 CASINO DEL SOL

440 24 PASQUA YAQUI PUEBLO

A bus stop with both sheltered and unsheltered benches on South 12th Avenue

72

BOMBARDIER

Figure 4.18: Transit Connectivity-South 12th Avenue Commercial Corridor Source: Sun Tran, 2013.

Pima County NSP2 Commercial Corridor Profile Volume IV

DAVIS-MONTHAN MEDICAL CLINIC


4. South 12th Avenue

!!

!

!

24

! !

!

!

! !

16

!

!

24

!

!

!!

!

!

!

!

!

16

! !

E DREXEL RD ! !

!( !( ! ! ! ! !! !!! !! !

16

!

!

IRVINGTON RD

!

AJO WY !

S 12T H AV

!

INT ERS TAT E

10

Laos Transit Center

W DREXEL RD

50

50 To Ronstadt Transit Center

HY

! !

!

!

!

!

S 6TH AV

!

SN

S AL E OG

!!

!

!!

Accessibility & Circulation: Transit

! !

!!

!

27

23 INTER STAT E 19

Bus Stops

To Ronstadt Transit Center

Figure 4.19: Bus Routes-South 12th Avenue Commercial Corridor

N

0

1/4

1/2

Un-sheltered Bus Stop 1

Sheltered Bus Stop Miles

!

!!

INTERSTATE 19

Bus Routes Route 16

Route 23

Route 2727 Route 50

Route 24

Pima County NSP2 Commercial Corridor Profile Volume IV

73


Assessment of Structures and Grounds Building Conditions The majority (88.1 percent) of business properties on the South 12th Avenue Corridor are in ‘Good’ condition (see Figure 4.20). Approximately 11.1 percent are in ‘Fair’ condition requiring between $5,000 and $15,000 in repairs.

Grounds Condition More than half of business properties on the South 12th Avenue Corridor do not have landscape or grounds to assess (Figure 4.22). Approximately 14.1 percent of business properties have grounds assessed as ‘excellent,’ which means that landscape is both intentional and maintained.

Thirteen business properties on the corridor are vacant. Of these vacant businesses, eleven are in ‘Good’ condition (Figure 4.21).

Of note is the condition of vacant parcels on the corridor. Twenty of the forty-four vacant parcels had landscapes in poor condition and litter at the time of the windshield survey (Figure 4.23).

4. South 12th Avenue

Excellent 0.8% n=2 Fair 11.1% n=26

Excellent 14.1% n=28 None 54.0% n=107

Good 88.1% n=207

Average 15.7% n=31

Poor 16.2% n=32

The majority of structures are in “good” or “excellent” condition.

Figure 4.20: Condition of All Business PropertiesSouth 12th Avenue Commercial Corridor Excludes parking lots, vacant lots, residential, and parcels that were unable to be assessed.

Fair 7.7% n=1

Poor 7.7% n=1

Excellent 2.3% n=1 None 52.3% n=23

Figure 4.21: Condition of Vacant Business Properties-South 12th Avenue Commercial Corridor

74

Poor 45.5% n=20

Figure 4.23: Landscape Condition of Vacant LotsSouth 12th Avenue Commercial Corridor Note: Half of the vacant parcels had litter and ten of the 44 parcels had graffiti at the time of the windshield survey. Example of a business with no landscape to assess.

Pima County NSP2 Commercial Corridor Profile Volume IV

Fence Wall Landscape/ Hardscape None Total

Number

Percentage

38 43

16.2% 18.3%

3

1.3%

151 235

64.3% 100%

Table 4.12: Trees in the Right-of-Way by Business Property-South 12th Avenue Commercial Corridor Yes No Total

Number

Percentage

48 187 235

20.4% 79.6% 100%

Table 4.13: Trees on Parcel by Business Property-South 12th Avenue Commercial Corridor Figure 4.22: Landscape Condition of All Business Properties- South 12th Avenue Commercial Corridor Excludes parking lots, vacant lots, vacant buildings, and residential.

Good 84.6% n=11

Table 4.11: Type of Parcel Border by Business Property-South 12th Avenue Commercial Corridor

Yes No Total

Number

Percentage

78 157 235

33.2% 66.8% 100%

Table 4.14: Miscellaneous Exterior Conditions by Business Property-South 12th Avenue Commercial Corridor Evaluated Condition Exterior Lighting Overhead Utilities Present Miscellaneous Signs on Parcel Litter Present Graffiti Present

Number*

Percentage of Total Businesses

146

62.1%

115

48.9%

51

21.7%

77 96

32.8% 40.9%

*Number indicates the number of business properties with the evaluated condition out of 235 total businesses.


Assessment of Signage and Billboards Signage The majority of existing monument and individual business signs are in good condition, meaning they do not require any repairs.

Table 4.15: Condition of Individual Business Signs-South 12th Avenue Commercial Corridor Condition Good Average Poor None Total

Number

Percentage

125 69 6 35 235

53.2% 29.4% 2.6% 14.9% 100%

Billboards Windshield survey teams also noted the existence of billboards along the designated commercial corridor. On South 12th Avenue there are a variety of billboards, some of which are in Spanish. See the following examples below and to the right.

Condition Good Average Poor None Total

Business Signs-South 12th Avenue Commercial Corridor

Number

Percentage

30 23 20 162 235

12.8% 9.8% 8.5% 68.9% 100%

4. South 12th Avenue

Table 4.16: Condition of Monument Signs by Business-South 12th Avenue Commercial Corridor

Billboard Examples- South 12th Avenue Commercial Corridor

Pima County NSP2 Commercial Corridor Profile Volume IV

75


Vacancy

4. South 12th Avenue

E AJO WY

Vacant Business Properties At the time of the windshield survey, 12 out of 235 business properties within the designated corridor area were identified as vacant (5.1 percent). The windshield survey teams also recorded the presence of signage indicating that a business property was for sale, for lease, or otherwise available. Based on signage, eleven business properties in the area were available in August 2012. Vacant Housing Units Adjacent to the Corridor The 2010 U.S. Census provides data on all vacant housing units in an area including those for rent or for sale, those vacant properties that are vacant due to seasonal, recreational, or occasional use, and â&#x20AC;&#x153;other vacantâ&#x20AC;? which may be recent foreclosures or units that owners or renters have walked away from (see Table 4.18). According to census data for one-quarter mile on either side of South 12th Avenue within the designated area, the total housing vacancy rate is 10.3 percent. Vacant Lots and Parking Drachman Institute identified 44 out of 260 parcels (16.9 percent) on the South 12th Avenue Commercial Corridor as vacant (see Figure 4.24).

S 12TH AV

An additional 21 out of 260 parcels (8.1 percent) are identified as surface parking lots (see Figure 4.24).

Table 4.18: Housing Units by Vacancy StatusSouth 12th Avenue Commercial Corridor Vacant Units

Units

Percent

139

4.7%

Rented, not occupied

7

0.2%

For Sale

30

1.0%

Sold, not occupied

4

0.1%

116

4.0%

For seasonal/ recreational/ occasional use

6

0.2%

For Migrant Workers

0

0.0%

302

10.3%

2,928

100%

For Rent

Other Vacant*

Total Vacant Units Total Housing Units

Data for one-quarter mile on either side of designated area on South 12th Avenue. Source: U.S. Census 2010 Summary File 1 (ESRI). *Includes recent foreclosures or units that owners have walked away from. 76

INT

ERS

Photos above show vacant lots within the South 12th Avenue Commercial Corridor. In August 2012, 16.9 percent of parcels were vacant.

Pima County NSP2 Commercial Corridor Profile Volume IV

TAT E

19

Figure 4.24: Parking Lots, Vacant Business Properties, and Vacant Parcels-South 12th Avenue Commercial Corridor. Source: Drachman windshield survey, 2012.


4. South 12th Avenue

W DREXEL RD

E IRVINGTON RD

Vacancy

INTERSTATE 19

Vacant Lot N 0

0.125

0.25

0.5

Surface Parking Miles

One or More Vacant Buildings/Spaces

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4. South 12th Avenue

Commercial Corridor Summary Location and Surrounding Neighborhoods The South 12th Avenue Commercial Corridor is located south of Interstate 10 and east of Interstate 19. The designated corridor extends from 44th Street (north) to Drexel Road (south). Surrounding neighborhoods include Sunset Villa Neighborhood to the northwest, Rose Neighborhood to the west, and Sunnyside Neighborhood to the southeast, southwest, and south. Although no longer a city designated neighborhood, a large portion of the parcels on the eastern side of the corridor lie within the Wakefield area.

Accessibility In terms of the pedestrian environment, the South 12th Avenue Commercial Corridor has curbs and is well-lit at night, but approximately half of all businesses do not have a sidewalk and the area is lacking in shade for daytime walking. More than 89 percent of parcels do not have trees in the right of way.

Demographics and Housing Characteristics There are approximately 8,670 residents living in the half-mile area along the South 12th Avenue Corridor (one-quarter mile on each side of the corridor). The area is predominantly Hispanic (90.4 percent compared to 41.6 percent in the City of Tucson). Residents within one-quarter mile of the corridor have lower education levels, lower median household income, and higher levels of poverty than the City of Tucson.

The corridor caters to automobile access, with daily traffic volume ranging from 11,700 to 34,018. Only 5.1 percent of businesses do not have some form of automobile parking available.

There are approximately 2,928 housing units in the half-mile area, 2,626 which are occupied. Of these occupied units, 56.9 percent are owner-occupied. Zoning and Land Use The majority of parcels on the corridor are zoned for C-2 “general and intensive” commercial uses. Approximately 115 of 260 parcels on the corridor are dedicated to commercial uses (44.2 percent). Density The South 12th Avenue Commercial Corridor has a population density per square mile that ranges from zero to 18,813. Block groups with higher density are found on the east side of South 12th Avenue, particularly south of Nebraska Street to Drexel Road. Ownership More than 65 percent of parcels on the corridor are owned by multiple owners; just 23.7 percent are owned by individuals.

For bicyclists, there is no bike lane along South 12th Avenue, and 97 percent of businesses do not offer bike parking.

The designated corridor is served by multiple bus routes and offers numerous sheltered and unsheltered bus stops. Building Conditions and Grounds Conditions The majority (88.1 percent) of business properties on the South 12th Avenue Corridor are in ‘Good’ condition. Approximately 11.1 percent are in ‘Fair’ condition requiring between $5,000 and $15,000 in repairs. More than half of business properties on the corridor do not have landscape or grounds to assess. Approximately 14.1 percent of business properties have grounds assessed as ‘excellent,’ which means that landscape is both intentional and maintained. Vacancy At the time of the windshield survey, 12 out of 235 business properties within the designated corridor area were identified as vacant (5.1 percent). Drachman Institute identified 44 out of 260 parcels (16.9 percent) on the corridor as vacant. According to census data for one-quarter mile on either side of South 12th Avenue within the designated area, the total housing vacancy rate is 10.3 percent.

Crime The City of Tucson Police Department responded to approximately 527 incidents between January 1 and July 30, 2012 on the South 12th Avenue Commercial Corridor. Of these incidents, 44 involved shoplifting. The examples above show advertising at the bus stops on the South 12th Avenue Commercial Corridor. 78

Pima County NSP2 Commercial Corridor Profile Volume IV


4. South 12th Avenue

Commercial Corridor Summary

Above are examples of non-commercial uses on the designated South 12th Avenue Commercial Corridor.

The photos above depict examples of businesses on the designated South 12th Avenue Commercial Corridor. Pima County NSP2 Commercial Corridor Profile Volume IV

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80

0.125

0.25

Pima County NSP2 Commercial Corridor Profile Volume IV

0.5

Miles

E 32nd St

EV al en tin eS t

E 31st St

E Valentine St

E Calle Aurora E 31st St E 32nd St

S Venice Ave

E 28th St

S Swan Rd

E 28th St

E 27th St

E Sylvane St

S Venice Ave

S Columbus Blvd

gA v

E 29th St

E Sylvane St

S Belvedere Ave

E Sylvane Dr

in SI rv

S Longfellow Pl

S Montezuma Ave

5. 29th Street

S Alvernon Way

E Sylvane Dr

E 31st St

N 0

S Irving Av

E Sylvane Dr

S Belvedere Ave

E 27th St

S Erin Ave

E 27th St

S Columbus Blvd

S Fair Oaks Ave

E 26th St


E 26th St E 27th St

S Wood land A ve

S Stern Ave

Ave

E 30th St S Beverly Ave

rr y S Farwell Ave

S Mongolia Ave

S Rosemont Ave

E Fe

S Cloverland Ave

E 29th St

5. 29th Street

E 28th St

S Craycroft Rd

E 28th St

S Beverly Ave

E 27th St

S Cloverland Ave

E 26th St

S Rosemont Ave

E 28th St

S Santa Rosa Ave

E 27th St

S Arcadia Ave

S Mountain View Ave

E 26th St

E 32nd St

Golf Links Rd

Commercial Corridor Introduction Surrounding Neighborhoods Demographics and Housing Characteristics Zoning Land Use and Service Area Development Density Ownership Hydrology and Drainage Airport Zones

82 83 84 86 88 90 92 94 96 98

Crime Accessibility and Circulation: Pedestrian Access Accessibility and Circulation: Bicycle Access Accessibility and Circulation: Car Access Accessibility and Circulation: Transit Assessment of Structures and Grounds Assessment of Signage and Billboards Vacancy Commercial Corridor Summary

100 102 104 106 108 110 111 112 114

Pima County NSP2 Commercial Corridor Profile Volume IV

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S PANTANO R D

S WI L M OT R D

S CAM I NO SECO

S PANTANO R D

S K OL B R D NS

O

N

HY

IN TE RS TA TE

10

S OL D VAI L R D

E L OS R EAL ES R D

S WI L M OT R D

S RITA R D

W

BE

S SWAN R D

SA N

D RR

S NO GA L ES HY

X

E

AV I

E

S ALVER NON WY

E VAL ENCI A R D

E I RVI NGTON R D

S COUNT RY CL UB R D

E DR EXEL R D

S T UCSON B L

S CAM P B EL L AV

W DR EX EL R D

S GOL F L I NK S R D S PAL O VER DE R D

E I RVI NGTON R D

S M I SSI ON R D

W VAL ENCI A R D

S CAR DI NAL AV

E AJO WY

S COUNT RY CL UB R D

S 12T H AV W DR EX EL R D

S CR AYCR OFT R D

E GOL F L I NK S R D

N RD

INTERSTATE 19

I R VINGTO

S M I DVAL E PAR K R D

5. 29th Street

W

10

S PAR K AV

S 6T H AV

W AJ O WY

W AJ O HY

S SWAN R D

S COUNT RY CL UB R D

S K I NO P W

S 4T H AV

S M AI N AV S 10T H AV

PW

PW

E 36T H ST

INT ER ST AT E

O

E 29T H ST

N

N

TA

O

N

AV IA TI

E 22ND ST

PA

E 29T H ST

E

S

INTERSTATE 10

AV

W SI LVER L AK E R D

LE

S GR ANDE AV

OO

W STAR R PASS B L

The Drachman windshield survey team evaluated 107 parcels and 139 businesses on the 29th Street Commercial Corridor in August 2012.

E B R OADWAY B L

ST

Introduction The designated 29th Street Commercial Corridor is located in the northeast corner of the NSP2 target area and extends from South Alvernon Way (west) to N. Craycroft Road (east). The corridor is approximately two miles long (see Figure 5.1).

S CAM I NO SECO

Commercial Corridor Introduction

E HUGHES ACCESS R D

E OL D VAI L CONNECT I ON R D

N A strip mall on 29th Street

82

0

0.5

1

2

3

4

5

Miles

Figure 5.1: Location-29th Street Commercial Corridor

The 29th Street Commercial Corridor is located north of Interstate 10 and in the northeast corner of the NSP2 target area. The red line on the map represents the NSP2 target area boundary. Source: Pima County GIS Library, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV


Surrounding Neighborhoods

N WILMOT RD

El Conquistador Sam Hughes

Peter Howell

El Montevideo

Poets Square

Highland Vista Cinco Via

Sierra Estates

Sewell

E BROADWAY BL

San Clemente

Alvernon Heights

Aledea Linda

Myers

Colonia Del Valle

E 29TH ST

Julia Keen

Pueblo Gardens

5. 29th Street

Toumey Park

Naylor

Wilshire Heights

S WILMOT RD

San Gabriel

Rosemont East Desert Aire/ Loma Linda

S SWAN RD

Barrio Centro

Rosemont West

S CRAYCROFT RD

W

S COUNTRY CLUB RD

E 22ND ST

S ALVERNON WY

BroadmoorBroadway

Arroyo Chico

Neighborhoods Sections of the 29th Street Commercial Corridor lie within the boundaries of established neighborhoods. These include Myers, Naylor, Alvernon Heights, and Roberts Neighborhoods (see Figure 5.2).

Terra Del Sol

Roberts E

S GOLF LINKS RD

S PALO VERDE RD

E AJO WY

S COUNTRY CLUB RD

Las Vistas

Davis-Monthan Air Force Base

Stella Mann

N Figure 5.2: Surrounding Neighborhoods-29th Street Commercial Corridor

Sources: City of Tucson and the Pima County GIS Library, 2012.

0

0.25

0.5

1

Miles The Jim and Vicki Click Clubhouse operates youth programs and is part of Boys and Girls Clubs of Tucson.

Pima County NSP2 Commercial Corridor Profile Volume IV

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Demographics and Housing Characteristics Demographics and Housing Characteristics Statistics are provided for the half-mile area (onequarter mile on each side of the corridor) extending from approximately E. 26th Street on the north to just north of Golf Links Road on the south (see Figure 5.3).

Institute (ESRI), Community Analyst Data Service.1 Statistics are from the 2010 U.S. Census unless otherwise noted. 1

http://communityanalyst.esri.com/cao.

The latest U.S. Census data for the half-mile area are provided by the Environmental Systems Research

S CRAYCROFT RD

S SWAN RD

5. 29th Street

S ALVERNON WY

E 22ND ST

E 29TH ST

E GOLF LINKS RD

Figure 5.3: Demographic Data Collection Area-29th Street Commercial Corridor

Demographic and housing data obtained for the half-mile area (quarter mile on each side) of the 29th Street Commercial Corridor. Sources: Pima County GIS Library and Pima County Assessor, 2012.

N

0

1/4

1/2

Miles

1/2 Mile Area Commercial Residential Other

84

Pima County NSP2 Commercial Corridor Profile Volume IV


Demographics and Housing Characteristics Demographics Table 5.1: Demographics-29th Street Commercial Corridor Half-Mile Area Tucson

Pima County

Total Population

7,037

520,116

980,263

Total Households

2,506

205,390

388,660

Median Age

28.8

33.1

37.6

Percent Under 18

31.6%

23.3%

23.0%

Percent Over 65

6.4%

11.9%

15.4%

$26,347

$35,499

$42,138

Percent Hispanic

52.1%

41.6%

34.6%

Percent High School Graduate or Higher

72.7%

83.1%

86.3%

Percent Bachelorâ&#x20AC;&#x2122;s Degree or Higher

7.7%

24.8%

29.0%

Percent in Poverty

29.3%

17.8%

13.7%

Median Household Income

Sources: All statistics are from the 2010 U.S. Census (ESRI) with the exception of education and poverty, which come from the American Community Survey 2005-2009 5-year estimates (ESRI).

There are approximately 7,037 residents living in the half-mile area along the designated 29th Street Corridor (one-quarter mile on each side of the corridor). Compared to the City of Tucson and Pima County, residents are young with a median age of 28.8. In fact, one-third of residents are under the age of eighteen (see Table 5.1).

6.4% 25.4%

15.1%

In terms of ethnicity, the area is largely Hispanic (52.1 percent compared to 41.6 percent in the City of Tucson). The area also has a higher proportion of residents that identify as Black or African American (10.7 percent compared to 5.0 percent in the City of Tucson).

13.5% 21.1% 18.5%

<$15,000

$25,000-$34,999

$50,000-$74,999

$15,000-$24,999

$35,000-$49,999

$75,000+

Education and income statistics reveal that residents within one-quarter mile of the corridor have lower education levels, lower median household income, and higher levels of poverty than the City of Tucson. More than one-quarter of area households earned less than $15,000 in 2010 (Figure 5.4).

Figure 5.4: Household Income-29th Street Commercial Corridor (1/2 mile area)

2010 U.S. Census (ESRI)

Housing Characteristics Table 5.2: Housing Characteristics-29th Street Commercial Corridor Half-Mile Area 29th Street Commercial Corridor

Tucson

Pima County

not available

$169,900

$196,900

2004

2003

2002

33.1%

51.9%

64.1%

2.81

2.43

2.46

Single-Family Units

41.7%

59.5%

66.0%

Percent Vacant Housing Units

16.2%

10.6%

11.9%

Total Number of Housing Units

2,992

229,762

440,909

Median Home Values (owner-occupied units) Median Year Householder Moved into Unit Percent Owner-Occupied Average Household Size

Sources: All statistics are from the 2010 U.S. Census (ESRI) with the exception of median home values, year householder moved into unit, and single-family units, which come from the American Community Survey 20052009 5-year estimates (ESRI).

There are approximately 2,992 housing units in the half-mile area, 2,506 of which are occupied. Of these occupied units, 33.1 percent are owner-occupied. This is significantly lower than the owner-occupied rate for Pima County (64.1 percent) and the City of Tucson (51.9 percent) (see Table 5.2). A small proportion of households (7.6 percent) own their home without a mortgage (Figure 5.5).

25.5% N=638

66.9% N=1,677

Rent

Owned Free & Clear

7.6% N=191

Owned With a Mortgage

Figure 5.5: Households by Tenure and Mortgage Status-29th Street Commercial Corridor (1/2 mile area)

2010 U.S. Census (ESRI) Pima County NSP2 Commercial Corridor Profile Volume IV

85

5. 29th Street

29th Street Commercial Corridor


Zoning

S ALVERNON WY

Zoning The majority of parcels on the corridor are zoned for C-2 â&#x20AC;&#x153;general and intensiveâ&#x20AC;? commercial uses (see Figure 5.6 and Table 5.3). This allows for uses such as retail commercial with wholesale, nightclubs, bars, automotive activities, and amusement enterprises. Limited manufacturing is permitted.

C-2

Table 5.3: Zoning Classifications-City of Tucson

O-3 I-1

P-I

General and Intensive Commercial: Retail commercial with wholesale; nightclubs, bars, amusement enterprises. Full range of automotive activities. Limited manufacturing permitted.

C-2 C-2

5. 29th Street

C-2 C-3

C-2

C-2

Office: Professional and semiprofessional office, high density residential developments, limited research and development uses. Light Industrial: Commercial, industrial, and manufacturing uses.

C-2

C-1

Local Commercial: A restrictive commercial zone, limited to retail sales with no outside display/storage. Office and residential development permitted. Restaurants permitted.

Park Industrial: Administrative, manufacturing, and wholesale activities carried on entirely within an enclosed structure.

R-2

Medium Density Residential: Multifamily and single-family.

R-3

High Density Residential: Primarily for apartment houses; single-family development permitted.

E RD

O AL SP

RD

VE

Figure 5.6: Zoning-29th Street Commercial Corridor

Sources: City of Tucson Development Services and Pima County GIS Library, 2012. 86

Pima County NSP2 Commercial Corridor Profile Volume IV


S SWAN RD

S CRAYCROFT RD

Zoning

C-2 C-2

O-3

O-3

C-2

C-1

O-3

E 29TH ST

C-2

5. 29th Street

C-2

C-2

E GOLF LINKS RD

Tucson N

0

0.125

0.25

0.5

Miles

C-1

O-3

C-2

Res.

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87


Land Use and Service Area Land Use and Service Area Approximately 34 out of 107 parcels on the 29th Street Commercial Corridor are dedicated to commercial uses (31.8 percent).

S ALVERNON WY

Because some parcels contain multiple businesses, Table 5.4 below shows the breakdown of business types and other uses along the corridor. Drachman Institute defined the service area for each business as either “local” (serves the general vicinity); “metropolitan” (serves the greater metropolitan area); or “regional” (serves the region).

5. 29th Street

On the designated corridor, 55 businesses are identified as having a local service area, 27 businesses are identified as having a metropolitan service area, and seven businesses are identified as having a regional service area.

Table 5.4: Detailed Land Use Data29th Street Commercial Corridor Land Use Auto Related Bank and Cash Services Beauty Services Education General Merchant Government Grocery/Market/ Convenience Stores Health Related Hotel Office Parking Religious Residential Restaurants/Fast Food Transportation Related Vacant Lot Vacant Business Other* Total

Number

Percentage

10

5.2%

0

0.0%

5 3 34 3

2.6% 1.6% 17.6% 1.6%

5

2.6%

3 0 5 5 2 46 5

1.6% 0.0% 2.6% 2.6% 1.0% 23.8% 2.6%

1

0.5%

2 47 17 193

O AL SP

1.0% 24.3% 8.8% 100.0%

*Includes storage, social services, and other uses not classified. Source: Drachman windshield survey, 2012. 88

E RD

RD

VE

Figure 5.7: Land Use-29th Street Commercial Corridor

Examples of “institutional” land use include: soup kitchen, church, Masonic Lodge, and private schools. Source: Drachman windshield survey, 2012

Pima County NSP2 Commercial Corridor Profile Volume IV


S CRAYCROFT RD

S SWAN RD

Land Use

5. 29th Street

E 29TH ST

E GOLF LINKS RD

N

0

0.125

0.25

0.5

Miles

Other

Park

Commercial

Residential - MF

Office

Residential - SF

Institutional

Multi-use

Government

Vacant

Educational

Parking

Pima County NSP2 Commercial Corridor Profile Volume IV

89


Development

5. 29th Street

Development Patterns A series of maps in Figure 5.8 shows the surrounding development over time.

29th Street Commercial Corridor 1949

29th Street Commercial Corridor 1959

29th Street Commercial Corridor 1989

29th Street Commercial Corridor 1999

Figure 5.8: Parcel Development Over Time - 29th Street Commercial Corridor

Source: Pima County GIS, 2010

90

Pima County NSP2 Commercial Corridor Profile Volume IV


29th Street Commercial Corridor 1969

5. 29th Street

Development

29th Street Commercial Corridor 1979

N

0

0.25

0.5

Miles

Developed Parcels 29th Street Commercial Corridor

29th Street Commercial Corridor 2010

Pima County NSP2 Commercial Corridor Profile Volume IV

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Density Density The 29th Street Commercial Corridor has a population density per square mile that ranges from approximately zero to 25,486 for the block groups directly on 29th Street (see Figure 5.9).

0

7,038

24,465

3,864

8,385

S ALVERNON WY

10,283

2,976

7,887

6,491

8,677

401

7,472

24,310

4,597 6,594

5,139

8,342 16,832

1,326

19,012

E 29TH ST

5. 29th Street

23,346 0

8,464 3,932

19,937

6,829

10,235 10,594

5,414

10,189 5,347

5,701

9,766

5,322

6,795 7,518

0

0

0 0 0

0

0 0 Several large apartment complexes contribute to pockets of higher density along the corridor.

92

Figure 5.9: Population Density by Block Group-29th Street Commercial Corridor The red dashed line represents 1/4 mile on either side of 29th Street Commercial Corridor. Source: Pima County GIS, 2010 U.S. Census data.

Pima County NSP2 Commercial Corridor Profile Volume IV


Density 7,746

7,416

7,1817 5,478

8,088

E ANDREW ST

14,225 6,605

7,732

7,619 6,554

7,009

5,718

1,110

6,751

7,484 6,984

8,540

7,498

8,116

7,939 777 3,856

2,688

18,762

8,515 0 164 169.559 25,486

0

6,716

0

0

7,945

1,263

7,207

2,930

9,765

5. 29th Street

0

5,466

5,865

S CRAYCROFT RD

6,234

S SWAN RD

3,300

7,268

0

3,855

1,699 0

9,274

3,469

0

E 32ND ST 0

E GOLF LINKS RD

3,030 Density per sq mile 1 Low 6 2 7 3 8 4 9 5 10 High

0

N

0

0.125

0.25

0.5

Miles

29th St Parcels

Pima County NSP2 Commercial Corridor Profile Volume IV

93


Ownership

S ALVERNON WY

Ownership Figure 5.10 displays ownership of parcels according to Pima County Assessor’s records as of February 2013. More than 60 percent of parcels are owned by multiple owners.

5. 29th Street

Table 5.5: Parcel Ownership Data29th Street Commercial Corridor Ownership

# Parcels

% Parcels

City of Tucson

4

4.0%

State

2

2.0%

1

1.0%

2

2.0%

Private Individual

27

26.7%

Private Multiple Owners

29

28.7%

1

1.0%

35

34.6%

101

100%

Tucson Unified School District Religious

Private LLC Individual Owner Private LLC Multiple Owners Total

Source: Pima County Assessor’s Records, 2013.

D

R DE

R

LO

VE

A SP

Figure 5.10: Ownership-29th Street Commercial Corridor

Sources: Pima County Assessor and PIma County GIS Library, 2012. 94

Pima County NSP2 Commercial Corridor Profile Volume IV


S SWAN RD

Ownership

5. 29th Street

S CRAYCROFT RD

E 29TH ST

E GOLF LINKS RD

N

0

0.125

0.25

0.5

Miles

Private individual owner

Religious

Private multiple owners

City of Tucson

Private LLC individual owner

State

Private LLC multiple owners

Contiguous ownership

Tucson Unified School Dist. Pima County NSP2 Commercial Corridor Profile Volume IV

95


Hydrology and Drainage

Riparian Habitat: Areas include various types of riparian habitat, deciduous riparian woodland, and mesquite bosques. Map does not distinguish between various types.

Riparian Classification: Shows the location of various riparian classifications, including Hydropriparian, Mesoriparian, and Xeroriparian Classes, which are specific definitions of plant communities based on plant community structure and composition, vegetation density, and the availability of water. Map also includes the Important Riparian Area Classification (IRA). The IRA classification was developed as part of the Sonoran Desert Conservation Plan (SDCP) and is part of the Conservation Lands system. These designations are used to determine the type and amount of mitigation required when developing a mitigation plan.

2520 252 0 2530

E 29TH ST

E

Public Retention Basin: The land areas upon which a publicly owned detention or retention basin is located.

AV IA TI ON

30 25

PW

40 25

S COUNTRY CLUB RD

E 36TH ST

*Source: Pima County GIS Library 2012. 96

0 253

SR

IC HE Y

BL

25 10

20 25

Figure 5.11: Hydrology and Drainage-29th Street Commercial Corridor Sources: Pima County Flood Control District and Pima County GIS Library, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV

O AL P S

V

D ER

E

RD

S INK LF L O SG

DM D

RD

eten tio nO ut le t 2570

S ALVERNON WY

100 year flood zone according to FEMA (Federal Emergency Management Agency).

S COUNTRY CLUB RD

25 00

Figure 5.11 only includes major washes with a flow greater than 2000 cubic feet per second (CFS).

5. 29th Street

248 0

There are multiple wash systems surrounding the designated 29th Street Corridor (see Figure 5.11). A flood zone area lies north of the corridor on 22nd Street, and the Tucson Diversion Channel lies just south of the corridor. Please note the following information* for figure 5.11:


Hydrology and Drainage A ARC

0 258

H WAS DIA

E 22ND ST

S CRAYCROFT RD

00 26

5. 29th Street

25 80

2590

70 25

0 262

S WILMOT RD

S SWAN RD

50 26

Tucson Diversion Channel 2630

E GOLF LINKS RD

10 26

Tucson Diversion Channel 20 26

2600

20 26

20 26

29th Street Parcels

26 40

Higher elevation

10â&#x20AC;&#x2122; Contours

Lower elevation

100 Year Flood Zone N

0

0.25

0.5

1

Miles

2670

Major Washes

26 60

25 50

2590

Riparian Classification Pima County NSP2 Commercial Corridor Profile Volume IV

97


Airport Zones

5. 29th Street

S ALVERNON WY

Airport Zones The Davis Monthan Air Force Base is located just south of the designated 29th Street Commercial Corridor therefore some parcels are in the Airport 65 DayNight Sound Level (Ldn) Zone and the Airport Height Overlay Zone. These zones can impact proposed and existing residential development due to limits on density, requirements for sound proofing and other structural changes, limits on structure heights, and other possible restrictions placed on development and redevelopment in the area.

E RD

O AL P S

RD

VE

Figure 5.12: Airport Zones-29th Street Commercial Corridor

Source: Pima County GIS Library, 2012. 98

Pima County NSP2 Commercial Corridor Profile Volume IV


S SWAN RD

S CRAYCROFT RD

Airport Zones

5. 29th Street

E 29TH ST

E GOLF LINKS RD

Height Zone Noise Zone

N

0

0.125

0.25

0.5

Miles

Davis-Monthan Airforce Base

Pima County NSP2 Commercial Corridor Profile Volume IV

99


S BELVEDERE AV

Database includes archived crime data through July 30, 2012.

S ERIN AV

1 http://tpdinternet.tucsonaz.gov/stats/statistics.aspx.

S IRVING AV

S ALVERNON WY

Crime Incidents Drachman Institute compiled the number and types of all crime incidents reported from January 1-July 30, 2012, and their approximate location using the Tucson Police Department Crime Statistics Search.1 Table 5.6 presents the number of each incident reported during this period on the designated 29th Street Commercial Corridor. Figure 5.13 displays the approximate location where these incidents took place.

S COLUMBUS BLVD

Crime

59

74

Table 5.6: Crime Incidents: January-July 2012 29th Street Commercial Corridor

5. 29th Street

Crime Aggravated Assault Arson Burglary Criminal Damage Disorderly Conduct/Public Disturbance Domestic Violence/Offenses Against Family & Children

Number of Crimes 17 0 21 55

% of Total Crime 2.2 0.0 2.7 7.1

312

40.3

12

1.5

DUI

10

1.3

Embezzlement/Forgery/Fraud Homicide Larceny/Theft Liquor Laws Mental Cases Motor Vehicle Theft Narcotic Drug Laws Other Assaults Robbery Sex Offenses Suspicious Activity Vagrancy Weapons TOTAL

16 1 39 5 17 9 34 100 15 7 102 0 3 775

2.1 0.1 5.0 0.6 2.2 1.2 4.4 12.9 1.9 0.9 13.2 0.0 0.4 100%

Notes: • 9 cases of shoplifting were reported on the designated corridor. • The following crimes were not included in above table: civil matters, motor vehicle stops, assist other agency, public hazard, false alarms, unfounded, public assist/check welfare, traffic accidents, miscellaneous officer, other offenses/other misdemeanors, sick/cared for, lost property. • Crimes reported from 1/1/2012 - 7/30/2012. Source: Tucson Police Department, 2012. http://tpdinternet. tucsonaz.gov/stats/statistics.aspx 100

43 43

D

E

O

S

L PA

R VE

107

RD

Figure 5.13: Number and Approximate Location of Crime Incidents-29th Street Commercial Corridor

NOTES: Red circle indicates the approximate location of incidents reported between January 1 and July 30, 2012. The number of incidents is indicated below each circle. Source: Tucson Police Department, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV


5. 29th Street

48 76 2 154 44 35 44

N 0 0.125 S CRAYCROFT RD

S BEVERLY AV

S CLOVERLAND AV

S ROSEMONT AV

FREEDOM PARK

E 29TH ST & 4842

S MOUNTAIN VIEW AV

S SWAN RD

S VENICE AV

Crime

E 29TH ST

5 2

E GOLF LINKS RD

0.25 0.5 Miles

Pima County NSP2 Commercial Corridor Profile Volume IV 101


Accessibility and Circulation: Pedestrian Access

S ALVERNON WY

Pedestrian In order to assess the pedestrian environment and pedestrian accessibility in the corridor, the Drachman windshield survey teams recorded the presence of trees in the right of way, lighting, curbs, sidewalks, and whether there is a clear accessible pedestrian path from the right-of-way to the address. Results are shown in Table 5.7 and Figure 5.14.

Table 5.7: Pedestrian Data29th Street Commercial Corridor

5. 29th Street

Number

Percentage

Trees in Right-of-Way* Yes 21 19.6% No 86 80.4% Total Parcels 107 100% Lighting* Yes 97 90.7% No 10 9.3% Total Parcels 107 100% Curb* Yes 104 97.2% No 3 2.8% Total Parcels 107 100% Clear Accessible Path from Right-of-Way to Address** Yes 3 2.2% No 136 97.8% Total Businesses 139 100% Sidewalk** Yes 139 100% No 0 0.0% Total Businesses 139 100%

* Data is by parcel. 107 total parcels ** Data is by business property. There are 139 business properties. Data does not include parking lots, residential, or vacant lots. Source: Drachman windshield survey, 2012.

E

RD

O

S

L PA

RD

VE

Figure 5.14: Sidewalks and Street Trees- 29th Street Commercial Corridor

102

Pima County NSP2 Commercial Corridor Profile Volume IV

SWAN PARK


S SWAN RD

S CRAYCROFT RD

Accessibility and Circulation: Pedestrian Access

5. 29th Street

E 29TH ST

FREEDOM PARK

Legend Parks E GOLF LINKS RD

Trees Crosswalk Sidewalk Street Light

N

0

0.125

0.25

0.5

Miles

East 29th Street Commercial Corridor Parcels

Pima County NSP2 Commercial Corridor Profile Volume IV

103


Accessibility and Circulation: Bicycle Access

Table 5.8: Bicycle Data-29th Street Commercial Corridor

5. 29th Street

Number

Percentage

Bike Lane* Yes 100 93.5% No 7 6.5% Total Parcels 107 100% Clear Accessible Path from Right-of-Way to Address** Yes 1 0.7% No 138 99.3% Total Businesses 139 100% Bike Parking** Yes 3 2.2% No 136 97.8% Total Businesses 139 100%

BELVEDERE

S COLUMBUS BLVD

S ALVERNON WY

Bicycle In order to assess the accessibility of the corridor by bicycle, the Drachman windshield survey teams recorded the presence of bike lanes, bike parking, and whether there is a clear accessible path from the right-of-way to the address. Results are shown in Table 5.8 and Figure 5.15.

SWAN PARK

SYLVANE

* Data is by parcel. There are 107 parcels ** Data is by business property. There are 139 business properties. Data does not include parking lots, residential, or vacant lots. Source: Drachman windshield survey, 2012.

E 32ND ST

GOLF LIN KS AV

E

RD

O

S

L PA

RD

VE

Figure 5.15: Bike Routes-29th Street Commercial Corridor

Source: http://bikeped.pima.gov. 104

Pima County NSP2 Commercial Corridor Profile Volume IV

IA

N TIO

H PAT


Accessibility & Circulation: Bicycle Access

5. 29th Street

ROSEMONT

S CRAYCROFT RD

S SWAN RD

ANDREW

FREEDOM PARK

E GOLF LINKS RD

Shared-use Path

Paved 8 ft. to 12 ft. wide path separated from street.

Bike Route with Striped Shoulder

Major street, striped shoulder. Speed limits of 25 mph.

Residential Streets

Maximum speed limit 30 mph.

N 0

0.125

0.25

0.5

Key Connecting Streets These streets have more traffic, higher speeds and less width.

Bus / Bike Lanes

On major streets, 10-12 ft. bus and right turn lane, shared use with bicycles.

Bike Parking Available

Miles Pima County NSP2 Commercial Corridor Profile Volume IV

105


Accessibility and Circulation: Car Access

20.1% 79.2% 0.7% 100%

(

8.6% 89.2% 2.2% 100%

00 ,1

,1 E 2 9 TH S T

19

12

16

Percentage

(

(

S ALVERNON WY

5. 29th Street

Number Loading Zone by Business No 28 Yes 110 Unable to Assess 1 Total 139 Dumpster by Business No 12 Yes 124 Unable to Assess 3 Total 139

,1

Table 5.9: Service Access Data29th Street Commercial Corridor

13

23

Cars and Service Access On the 29th Street Commercial Corridor the average traffic speed is 35 mph, with an average daily traffic count ranging from 12,113 to 31,941. Figure 5.16 shows the building footprint and parking along the corridor.

Note: Data is by business property and does not include parking lots, residential, or vacant lots. Source: Drachman windshield survey, 2012.

D KS R N I L LF E GO

29th Street and Swan

106

Figure 5.16: Car and Service Access-29th Street Commercial Corridor Sources: Drachman windshield survey, 2012, Pima County DOT and DSD, 2012, and Pima County GIS Library.

Pima County NSP2 Commercial Corridor Profile Volume IV


41 ,9 31

15

(

(

S SWAN RD

S CRAYCROFT RD

(

Speed Limits MPH 15 25 N

0

E 29TH ST

5. 29th Street

24

,8

,8

00

77

Accessibility & Circulation: Car Access

0.25

0.5

30 Miles

35

Car Accessibility Striped Paved Parking Building Footprints Yes, Car Access to Address

E GOLF LINKS RD

Traffic Count

Pima County NSP2 Commercial Corridor Profile Volume IV

107


Accessibility and Circulation: Transit K

Bus The 29th Street Commercial Corridor is served by multiple Sun Tran bus routes (Table 5.11). Figure 5.17 shows corridor connectivity to the greater Tucson area. Figure 5.18 shows the location of sheltered and unsheltered bus stops along the corridor.

Ruthrauff Rive

r

Roger

Oracle

Prince Campbell

Ft. Lowell

34

Pima

1st Ave.

Tucson

Pima

34

Speedway

Speedway

Speedway

UAMCSOUTH CAMPUS

12th Ave.

Hotel

Pantano

Kolb

Camino Seco

Wilmot

Irvington

Masterson

Drexel

I-1

0

6th Ave.

Hw y.

CIVANO

Bilby

Alvernon

Tucson

Nogales Hwy

Be ns on Bilby

Drexel

Drexel

Metropolitan

Campbell

Liberty

Seven Generations

201X

Valencia

11

12th Ave.

I-19

Jessica

Alvernon

Park

Gas

Nebraska

Calle Santa Cruz

Midvale Park

DAVIS-MONTHAN MEDICAL CLINIC

11

Los Reales

Los Reales

Pan Tak

Rita

Komelic

Mission

Sorrel

Milber St.

Irvington

Valencia

Cardinal

Camino De Oeste

Escalante

President

Civano

I-19 Mission

KINO SPORTS COMPLEX

Stella Pantano

Ajo Way

Irvington

Camino De Oeste Mark

Forgeus

0

Valencia

Camino Benem

Vis

36th St.

Palo Verde

I-1

Drexel

Tetakusim

Pina l Vis ta

ta

o

alg

Hid

11

PASQUA YAQUI PUEBLO

Golf Links

17

Golf Links

s eu rg

Campbell

y. Kino Pkw

6th Ave.

Fo

QUINCIE DOUGLAS

ROY LAOS TRANSIT CENTER

34

1

Country Club

La Cholla

36th St.

17 201X

Me no r

33rd St.

Ajo Way

Los Reales

29th St.

17

SOUTH TUCSON

Irvington

Craycroft

Tucson

Pk wy

ll

be

ry

er MAIN POST OFFICE

31st St.

VETERANS AFFAIRS MEDICAL CENTER

22nd St.

11

Silverlake

36th St.

Broadway

22nd St.

San Marcos

Calle Don Miguel

Carondelet

201X

22nd St.

44th St.

ST. JOSEPH’S HOSPITAL KINDRED HOSPITAL

Eastland

Kino

Park I-10

10th Ave.

Source: Sun Tran, 2012. *Ranking is from 1-40 bus routes, with #1 having the most passengers per hour. (Data for June 2012.)

5th St.

Broadway

Cushing

22nd St.

TUCSON

Swan

Alameda

201X

1

Belvedere

Fresno

1

Country Club

ST. MARY’S HOSPITAL

Anklam

d

15 3 13 12 35

RONSTADT TRANSIT CENTER

4th Ave.

St Mary’s

Grande

Riverview

201X

Road

Houghton

Ranking*

Westmorelan

24.4 35.4 26.4 28.3 9.7

Drachman

Greasewood

Passengers per Hour

Grant

UNIVERSITY MEDICAL CENTER

Rio

Tanque Verde

Grant

Ch BOMBARDIER

Tetakusim

Aero Park Blvd.

alle Torim

AERO PARK SAN XAVIER INDIAN HEALTH CENTER

Little Noga

RAYTHEON

Hughes Access

Old

CARONDELET MEDICAL MALL AT RITA RANCH

Va

il R

d.

UA SCIENCE & TECHNOLOGY PARK

Rit

Figure 5.17: Transit Connectivity-29th Street Commercial Corridor Source: Sun Tran, 2013. Pima County NSP2 Commercial Corridor Profile Volume IV

I-1

0

201X

Campus

108

RITA RANCH

Hermans Rd. Nogales Hwy

San Xavier

I-19

p Loo San Xav i er

Access Rd South

SAN XAVIER DEL BAC MISSION & SCHOOL

les

Calle Potam

5. 29th Street

43,910 104,513 70,322 53,475 1,644

ell

1 11 17 34 201X

El

TUCSON MEDICAL CENTER

11

17

Euclid

erb

Lester

Dragoon

Grant

Silv

Route

City-Wide Ridership/ Month

Park

Copper

Table 5.11: Bus Ridership29th Street Commercial Corridor

Glenn

Glenn

1

Houghton

Miracle Mile

0

Hw

Harrison

I-1

y.

ina

al

t Ca

Camino Seco

ret

Camino Los Brazos

Ft. Lowell

Stone

Go

Cloud

Bear Canyon

17

Pantano

Prince

34

Sabino Canyon

Flowing Wells

Romero SUN TRAN ADMINISTRATIVE OFFICES

Swan

TOHONO TADAI TRANSIT CENTER

Wetmore

N

0

0.5

1

2

Miles


Accessibility & Circulation: Transit ! !

!

1

!

E 22ND ST

!

!

!

!

!

!

! !

!

To Ronstadt Transit ! Center

!

!

!

To Tohono Tadai Transit Center

201X !

1

!

!

!

!

!

17

!

!

E 29TH ST

!

!

!

!

! !

S SWAN RD

! !

! !

G

LI OLF

!

!

!

!

!

!

NKS

!!

!

!

E AVIATION PW Bus Stops Un-sheltered Bus Stop Sheltered Bus Stop

Figure 5.18: Bus Routes-29th Street Commercial Corridor

Sources: Sun Tran, Pima County GIS Library and Drachman windshield survey, 2012.

N

0

1/4

1/2

Bus Routes Route 1 Route 11

Route 34 Route 201X

Route 17

1

Miles

Pima County NSP2 Commercial Corridor Profile Volume IV

109

5. 29th Street

!

! ! !

34

!

S CRAYCROFT RD

S ALVERNON WY

11


Assessment of Structures and Grounds Building Conditions The majority (93.5 percent) of business properties on the 29th Street Corridor are in ‘Good’ condition (see Figure 5.19). Approximately 5.0 percent are in ‘Fair’ condition requiring between $5,000 and $15,000 in repairs. One structure is in ‘Poor’ condition, indicating a need for repairs on the order of $15,000 to $50,000.

Grounds Condition Just under half of business properties on the 29th Street Corridor do not have landscape or grounds to assess (Figure 5.21). Approximately 44.6 percent of business properties have grounds assessed as ‘excellent,’ which means that landscape is both intentional and maintained.

Forty-seven business properties on the corridor are vacant. Of these vacant businesses, all but one are in ‘Good’ structural condition.

Of note is the grounds condition in the right-ofway for each business (Figure 5.22). Approximately 67.6 percent of the right-of-ways are in “excellent” condition, making this a well-maintained corridor in comparison to the other corridors in this study.

Poor 0.7% n=1

Excellent 0.7% n=1

5. 29th Street

Fair 5.0% n=7

Excellent 44.6% n=62

None 48.2% n=67 Good 93.5% n=130

Average 3.6% Poor n=5 3.6% n=5

Businesses with no landscape present.

Figure 5.21: Landscape Condition of All Business Properties-29th Street Commercial Corridor

Excludes parking lots, vacant lots, residential, and parcels that were unable to be assessed

Excludes parking lots, vacant lots, vacant buildings, and residential.

Poor 2.1% n=1

Poor 6.5% n=9 Good 85.4% n=41

Intentional and maintained grounds at the Community Resource Center, 29th Street and Swan Road. 110

None 18.7% n=26

Pima County NSP2 Commercial Corridor Profile Volume IV

Percentage

24 48

17.3% 34.5%

4

2.9%

63 139

45.3% 100%

Table 5.13: Trees in the Right-of-Way by Business Property29th Street Commercial Corridor Yes No Total

Number

Percentage

12 127 139

8.6% 91.4% 100%

Average 7.2% n=10

Yes No Total

Number

Percentage

8 131 139

5.8% 94.2% 100%

Table 5.15: Miscellaneous Exterior Conditions by Business Property29th Street Commercial Corridor Excellent 67.6% n=94

Figure 5.22: Landscape Condition of Right-OfWay by Business Property-29th Street Commercial Corridor

Figure 5.20: Condition of Residential Structures29th Street Commercial Corridor

Fence Wall Landscape/ Hardscape None Total

Number

Table 5.14: Trees on Parcel by Business Property-29th Street Commercial Corridor

Figure 5.19: Condition of All Business Properties29th Street Commercial Corridor

Fair 12.5% n=6

Table 5.12: Type of Parcel Border by Business Property29th Street Commercial Corridor

Evaluated Condition Exterior Lighting Overhead Utilities Present Miscellaneous Signs on Parcel Litter Present Graffiti Present

Number*

Percentage of Total Businesses

119

85.6%

42

30.2%

48

34.5%

76 70

54.7% 50.4%

*Number indicates the number of business properties with the evaluated condition out of 139 businesses.


Assessment of Signage and Billboards Signage The majority of existing monument and individual business signs are in good condition and do not require any repairs.

Table 5.16: Condition of Individual Business Signs-29th Street Commercial Corridor Condition Good Average Poor None Total

Number

Percentage

78 5 3 53 139

56.1% 3.6% 2.2% 38.1% 100%

Billboards Windshield survey teams also noted the existence of billboards and advertising along the designated commercial corridor. See the following examples below and to the right.

Table 5.17: Condition of Monument Signs by Business29th Street Commercial Corridor Condition

Percentage

90 12 3 34 139

64.7% 8.6% 2.2% 24.5% 100%

5. 29th Street

Good Average Poor None Total

Number

Business Signs-29th Street Commercial Corridor

Billboards and Advertising- 29th Street Commercial Corridor

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Vacancy

S ALVERNON RD

Vacant Business Properties At the time of the windshield survey, 47 out of 139 business properties within the designated corridor area were identified as vacant (33.8 percent). The windshield survey teams also recorded the presence of signage indicating that a business property was for sale, for lease, or otherwise available. Based on signage, four business properties in the area were available in August 2012.

Vacant Lots and Parking Drachman Institute identified two out of 107 parcels (1.9 percent) on the 29th Street Commercial Corridor as vacant (see Figure 5.23).

E 29TH ST

One-third of the business properties are vacant on the 29th Street Corridor.

An additional five out of 107 parcels (4.7 percent) are identified as surface parking lots (see Figure 5.23).

Vacant Units

Units

Percent

414

13.8%

Rented, not occupied

5

0.2%

For Sale

18

0.6%

Sold, not occupied

1

0.0%

Other Vacant*

43

1.4%

For seasonal/ recreational/ occasional use

5

0.2%

For Migrant Workers

0

0.0%

Total Vacant Units

486

16.2%

Total Housing Units

2992

100%

For Rent

Data for one-quarter mile on either side of designated area on 29th Street. Source: U.S. Census 2010 Summary File 1 (ESRI). *Includes recent foreclosures or units that owners have walked away from.

112

RDE RD

Table 5.18: Housing Units by Vacancy Status29th Street Commercial Corridor

S PALO VE

5. 29th Street

Vacant Housing Units Adjacent to the Corridor The 2010 U.S. Census provides data on all vacant housing units in an area including those for rent or for sale, those vacant properties that are vacant due to seasonal, recreational, or occasional use, and â&#x20AC;&#x153;other vacantâ&#x20AC;? which may be recent foreclosures or units that owners or renters have walked away from (see Table 5.18). According to census data for one-quarter mile on either side of 29th Street within the designated area, the total housing vacancy rate is 16.2 percent.

EG

A vacant parcel on 29th Street

Pima County NSP2 Commercial Corridor Profile Volume IV

O

INK LF L

S RD

Figure 5.23: Parking Lots, Vacant Business Properties, and Vacant Parcels-29th Street Commercial Corridor. Source: Drachman windshield survey, 2012.


5. 29th Street

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S SWAN RD

Vacancy

E GOLF LINKS RD

Vacant Lot Surface Parking N

0

0.125

0.25

0.5

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Commercial Corridor Summary Location and Surrounding Neighborhoods The designated 29th Street Commercial Corridor is located in the northeast corner of the NSP2 target area and extends from South Alvernon Way (west) to N. Craycroft Road (east). Surrounding neighborhoods include Myers, Naylor, Alvernon Heights, and Roberts Neighborhoods.

5. 29th Street

Demographics and Housing Characteristics There are approximately 7,037 residents living in the half-mile area along the designated 29th Street Corridor (one-quarter mile on each side of the corridor). The area is predominantly Hispanic (52.1 percent compared to 41.6 percent in the City of Tucson). The area also has a higher proportion of residents that identify as Black or African American (10.7 percent compared to 5.0 percent in the City of Tucson). Residents within one-quarter mile of the corridor have lower education levels, lower median household income, and higher levels of poverty than the City of Tucson. There are approximately 2,992 housing units in the half-mile area, 2,506 which are occupied. Of these occupied units, 33.1 percent are owner-occupied. Zoning and Land Use The majority of parcels on the corridor are zoned for C-2 “general and intensive” commercial uses. This allows for uses such as retail commercial with wholesale, nightclubs, bars, automotive activities, and amusement enterprises. Approximately 34 out of 107 parcels on the 29th Street Commercial Corridor are dedicated to commercial uses (31.8 percent). Density The 29th Street Commercial Corridor has a population density per square mile that ranges from approximately zero to 25,486. Ownership According to Pima County Assessor’s records more than 60 percent of parcels are owned by multiple owners.

Accessibility In terms of the pedestrian environment, the 29th Street Commercial Corridor has curbs and continuous sidewalks and is well-lit at night, but is lacking in shade for daytime walking. More than 80 percent of parcels do not have trees in the right of way. For bicyclists, there is a bike route with a striped shoulder along 29th Street, but riders must be comfortable with high traffic volume. Most businesses (97.8 percent) do not offer bike parking. The corridor caters to automobile access, with daily traffic volume ranging from 12,113 to 31,941. Only 3.6 percent of businesses do not have some form of automobile parking available. The designated corridor is served by several bus routes and offers sheltered and unsheltered bus stops. Building Conditions and Grounds Conditions The majority (93.5 percent) of business properties on the 29th Street Corridor are in ‘Good’ condition. Approximately 5.0 percent are in ‘Fair’ condition requiring between $5,000 and $15,000 in repairs. One structure is in ‘Poor’ condition, indicating a need for repairs on the order of $15,000 to $50,000. Just under half of business properties on the 29th Street Corridor do not have landscape or grounds to assess. Approximately 44.6 percent of business properties have grounds assessed as ‘excellent,’ which means that landscape is both intentional and maintained. Vacancy At the time of the windshield survey, 47 out of 139 business properties within the designated corridor area were identified as vacant (33.8 percent). According to census data for one-quarter mile on either side of 29th Street within the designated area, the total housing vacancy rate is 16.2 percent.

Crime The City of Tucson Police Department responded to approximately 775 incidents between January 1 and July 30, 2012 on the 29th Street Commercial Corridor.

114

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Pedestrian Overpass-29th Street Commercial Corridor


5. 29th Street

Commercial Corridor Summary

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Commercial Corridor Introduction Surrounding Neighborhoods Demographics and Housing Characteristics Zoning Land Use and Service Area Development Density Ownership Hydrology and Drainage Contamination

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118 119 120 122 124 126 128 130 132 134

Airport Zones Crime Accessibility and Circulation: Pedestrian Access Accessibility and Circulation: Bicycle Access Accessibility and Circulation: Car Access Accessibility and Circulation: Transit Assessment of Structures and Grounds Assessment of Signage and Billboards Vacancy Commercial Corridor Summary

136 138 140 142 144 146 148 149 150 152

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S PANTANO R D

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AV

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LE

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The Drachman windshield survey team evaluated 335 parcels and 110 businesses on corridor in December 2012.

E B R OADWAY B L

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Introduction The designated Benson Highway Commercial Corridor extends from Interstate 10 (north) to East Valencia Road (south). The corridor is approximately 5.25 miles long (see Figure 6.1).

S CAM I NO SECO

Commercial Corridor Introduction

E HUGHES ACCESS R D

E OL D VAI L CONNECT I ON R D

N Benson Highway

118

0

Figure 6.1: Location-Benson Highway Commercial Corridor

The designated Benson Highway Commercial Corridor extends from Interstate 10 to East Valencia Road. The red line on the map represents the NSP2 target area boundary.

Pima County NSP2 Commercial Corridor Profile Volume IV

0.5

1

2

3

4

5

Miles


Surrounding Neighborhoods

Millville

ST ST

SP

Las Vistas

AL O

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K

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R VE

TR

AV

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H

O

AR

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Western Hills II

South Park

LU

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H 9T

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C

D

Santa Rita Park

T 36

SC

2

Pueblo Gardens

SP

E

D 2N

Neighborhoods Sections of the Benson Highway Commercial Corridor lie within the boundaries of established neighborhoods. These neighborhoods include Mortimore Neighborhood to the north and Bravo Park Lane and Cherry Avenue Neighborhoods to the south (see Figure 6.2).

SK IN O PW

INTERSTATE 10

0T H

EN EB

SO N

HY

Mortimore

S6

6.Benson Highway

S1 City of South Tucson

TH AV

ST N SA

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G

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E

V IR

EL

Fairgrounds

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TO

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Sunset Villa

Bravo Park Lane

W

H

AY

AV

Cherry Avenue

SC O

RD

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E

DR

E

Sunnyside

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L VA

EN

A CI

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ES

RD

B

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L XE

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OG

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VI

N

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IR

NG

TO

UN

Rose

RD

E

LO

SR

E

E AL

SR

D

Midvale Park

N

0

0.5

1

Miles Palms Trailer Court on Benson Highway

Figure 6.2: Surrounding Neighborhoods-Benson Highway Commercial Corridor

Part of the commercial corridor lies within Mortimore, Bravo Park Lane, and Cherry Avenue Neighborhoods.

N

0

0.25

0.5

1

Miles

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Demographics and Housing Characteristics Demographics and Housing Characteristics Statistics are provided for a half-mile area (onequarter mile on each side of the corridor) (see Figure 6.3). The latest U.S. Census data for the half-mile area are provided by the Environmental Systems Research

Institute (ESRI), Community Analyst Data Service.1 Statistics are from the 2010 U.S. Census unless otherwise noted. 1

http://communityanalyst.esri.com/cao.

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INTERSTATE 10

S6 TH AV

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Y W

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DE

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E

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O

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ST

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E

TH

UN TR

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N

A CI

RD

CL UB

AV

E

E DR

EL

SC

AM

VI

N

SC

E

IR

NG

TO

RD

RD

Figure 6.3: Demographic Data Collection Area-Benson Highway Commercial Corridor

Demographic and housing data obtained for the half-mile area (quarter mile on each side) of the Benson Highway Commercial Corridor.

N

0

1/4

1

1/2

Miles

1/2 Mile Area Commercial Residential Other

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Pima County NSP2 Commercial Corridor Profile Volume IV


Demographics and Housing Characteristics Demographics Table 6.1: Demographics-Benson Highway Commercial Corridor Half-Mile Area Tucson

Pima County

Total Population

18,134

520,116

980,263

Total Households

5,738

205,390

388,660

Median Age

28.4

33.1

37.6

33.3%

23.3%

23.0%

Percent Under 18 Percent Over 65

6.5%

11.9%

15.4%

$27,163

$35,499

$42,138

Percent Hispanic

75.2%

41.6%

34.6%

Percent High School Graduate or Higher

70.5%

83.1%

86.3%

Percent Bachelorâ&#x20AC;&#x2122;s Degree or Higher

7.5%

24.8%

29.0%

Percent in Poverty

25.1%

17.8%

13.7%

Median Household Income

Sources: All statistics are from the 2010 U.S. Census (ESRI) with the exception of education and poverty, which come from the American Community Survey 2005-2009 5-year estimates (ESRI).

There are approximately 18,134 residents living in the half-mile area along the Benson Highway Corridor (one-quarter mile on each side of the corridor). Compared to the City of Tucson and Pima County, residents are young with a median age of 28.4. In fact, one-third of residents are under the age of eighteen (see Table 6.1).

7.9% 24.3%

12.9%

In terms of ethnicity, the area is largely Hispanic (75.2 percent compared to 41.6 percent in the City of Tucson).

17.1% 20.9%

Education and income statistics reveal that residents within one-quarter mile of the corridor have lower education levels, lower median household income, and higher levels of poverty than the City of Tucson. Approximately one-quarter of area households earned less than $15,000 in 2010 (Figure 6.4).

16.9% <$15,000

$25,000-$34,999

$50,000-$74,999

$15,000-$24,999

$35,000-$49,999

$75,000+

Figure 6.4: Household Income-Benson Highway Commercial Corridor (1/2 mile area)

2010 U.S. Census (ESRI)

Housing Characteristics Table 6.2: Housing Characteristics-Benson Highway Commercial Corridor Half-Mile Area Benson Highway Commercial Corridor

Tucson

Pima County

$120,978

$169,900

$196,900

2003

2003

2002

59.9%

51.9%

64.1%

3.16

2.43

2.46

Single-Family Units

48.8%

59.5%

66.0%

Percent Vacant Housing Units

10.0%

10.6%

11.9%

Total Number of Housing Units

6,379

229,762

440,909

Median Home Values (owner-occupied units) Median Year Householder Moved into Unit Percent Owner-Occupied Average Household Size

Sources: All statistics are from the 2010 U.S. Census (ESRI) with the exception of median home values, year householder moved into unit, and single-family units, which come from the American Community Survey 20052009 5-year estimates (ESRI).

40.1% N=2,303

There are approximately 6,379 housing units in the half-mile area, 5,738 which are occupied. Of these occupied units, 59.9 percent are owner-occupied. This is lower than the owner-occupied rate for Pima County (64.1 percent) but higher than the rate for the City of Tucson (51.9 percent) (see Table 6.2). A small proportion of households (18.0 percent) own their home without a mortgage (Figure 6.5).

41.9% N=2,405

The median home values of all owner-occupied units is significantly lower than the city and county. The median home value in the area within one-quarter mile of the corridor is $120,978, compared to $169,900 in the City of Tucson and $196,900 in Pima County.

18.0% N=1,030

Rent

Owned Free & Clear

Owned With a Mortgage

Figure 6.5: Households by Tenure and Mortgage Status-Benson Highway Commercial Corridor (1/2 mile area)

2010 U.S. Census (ESRI)

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6.Benson Highway

Benson Highway Commercial Corridor


Zoning SC

Zoning Along the Benson Highway Commercial Corridor, parcels are zoned for commercial uses as well as mobile homes and other residential (see Figure 6.6 and Table 6.3).

OU NT RY CL UB RD

IN SK

Y

O PW

E

JO

W

A

INTERSTATE 10

MH-1 MH-2 CMH-1

C-2 C-3 CB-2

O-3

I-1

Mobile Home: Mobile home, mobile home parks, or mobile home subdivisions.

C-2

C-2

C-2

C-2

C-2

I-1

C-2

C-2

C-2

General and Intensive Commercial: Retail commercial with wholesale; nightclubs, bars, amusement enterprises. Full range of automotive activities. Limited manufacturing permitted. Office: Professional and semiprofessional office, high density residential developments, limited research and development uses.

CMH-1

C-2 C-3

C-2

C-2

C-2

C-2

V

LA

IR

EL

E

PB

GT

N VI

RD

AM

ON

SC

MU

Multiple Use: A mixed use zone permitting low to medium density residential development and various commercial activities.

AV

Single Family and Medium Density Residential.

TH

S6

R-1 R-2

AV

Pima County NSP2 Commercial Corridor Profile Volume IV

C-2 R-2

C-2

K

Light Industrial: Commercial, industrial, and manufacturing uses.

Figure 6.6: Zoning-Benson Highway Commercial Corridor 122

C-2

AR

I-1 CI-1

C-2

C-2

SP

6. Benson Highway

Table 6.3: Zoning Classifications-City of Tucson/Pima County

C-2

C-2 C-2


Zoning

INTERSTA TE 10

CB-2

C-2

MH-2

MU

C-2 MU

MU

MU

E BENSON HY

C-2

MU

C-2

MU

MU

MU

CB-2

CB-2

C-2 CB-2 CR-3

CB-2

CB-2

C-2

CB-2

CB-2

CB-2

CB-2 CB-2

NO

ER

RD

LV

AN

SA

W

SS

C-2

CB-2

D

Y

W

O

AL

E

SP

EX

N

R EL

DR

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CB-2

VE

RD

E RD

TR

BL

UN

N

O

SO

SC

UC

RD

ST

E

IA C N LE A V

Y CL UB RD Pima County CMH-1

N

0

0.25

0.5

1

Miles

RD

Tucson

MU

R-2 MH-2

CR-3

C-2

CB-2

C-3

Residential

MU I-1

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Land Use and Service Area

O IN SK

Land Use and Service Area Approximately 81 parcels on the Benson Highway Commercial Corridor are dedicated to commercial uses (24.2 percent).

W PK Y

Because some parcels contain multiple businesses, Table 6.4 below shows the breakdown of business types and other uses along the corridor.

Y

Drachman Institute defined the service area for each business as either “local” (serves the general vicinity); “metropolitan” (serves the greater metropolitan area); or “regional” (serves the region).

E

O

AJ

W

INTERSTATE 10

Table 6.4: Detailed Land Use DataBenson Highway Commercial Corridor

0.6% 0.6% 5.5% 1.2%

8

2.5%

5 20 2 4 1 107 2

1.5% 6.2% 0.6% 1.2% 0.3% 32.9% 0.6%

2

0.6%

103 8 16 325

31.7% 2.5% 4.9% 100.0%

*Includes storage, social services, and other uses not classified. Source: Drachman windshield survey, 2012. 124

W

ON

GT

E

N VI

RD

E AV

2 2 18 4

O

AJ

LL

0.3%

PE

1

Y

W

AM

6.2%

SC

20

AV

Percentage

K

Auto Related Bank and Cash Services Beauty Services Education General Merchant Government Grocery/Market/ Convenience Stores Health Related Hotel Office Parking Religious Residential Restaurants/Fast Food Transportation Related Vacant Lot Vacant Business Other* Total

Number

AR

Land Use

SP

6. Benson Highway

On the designated corridor, 58 businesses are identified as having a local service area, 19 businesses are identified as having a metropolitan service area, and 24 businesses are identified as having a regional service area.

IR

Figure 6.7: Land Use-Benson Highway Commercial Corridor

Examples of “institutional” land use include: soup kitchen, church, Masonic Lodge, and private schools. Source: Drachman windshield survey, 2012

Pima County NSP2 Commercial Corridor Profile Volume IV


Land Use

INTERSTATE 10

N NO

ER

LV SA

D

W

R EL

E

AN

W

SS

6.Benson Highway

Y

EX

DR

RD

E

UB

RD

CL

VE

RY

O

NT

AL

OU

SP

SC

BL

RD

ST UC

E

A CI N LE VA

RD

SO N BL

N

0

1/4

1/2

1

Miles

Other

Residential - MF

Parking

Commercial

Residential - SF

Vacant

Office

Mobile Home

Medical

Manufacturing

Educational

Institutional

Government

Multi-use

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Development

6. Benson Highway

Development Patterns A series of maps in Figure 6.8 shows the surrounding development over time.

Benson Highway Commercial Corridor 1949

Benson Highway Commercial Corridor 1959

Benson Highway Commercial Corridor 1989

Benson Highway Commercial Corridor 1999

Figure 6.8: Parcel Development Over Time-Benson Highway Commercial Corridor

Source: Pima County GIS, 2010.

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Pima County NSP2 Commercial Corridor Profile Volume IV


Benson Highway Commercial Corridor 1969

6.Benson Highway

Development

Benson Highway Commercial Corridor 1979

N

0

0.5

1

Miles

Developed Parcels Benson Highway Commercial Corridor

Benson Highway Commercial Corridor 2010

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Density

NT

2377

O

AJ

W

OU RY

31 47

18 21

548

CL UB

05 52

E

PW

Block groups with higher density are found south of the corridor in Bravo Park Lane Neighborhood, and north in Mortimore Neighborhood. See page 119 for neighborhood location.

Y

SC

O IN SK

Density The Benson Highway Commercial Corridor has a population density per square mile that ranges from approximately zero to 11,821 for the block groups directly on Benson Highway (see Figure 6.9).

RD

0 INTERSTATE 1 650

19 34

47 21 316

1006

36

6. Benson Highway

6085

02 11

8 204 240

1141

11938 25883 8789

882

129

140

4101

4 564

IR

Figure 6.9: Population Density by Block Group-Benson Highway Commercial Corridor The red dashed line represents 1/4 mile on either side of Benson Highway Commercial Corridor. Source: Pima County GIS, 2010 U.S. Census data. 128

Pima County NSP2 Commercial Corridor Profile Volume IV

420 8

53 60 5 9 3 93 866 95 2 86 87 10 242 7 5499

5 786

72 68

9 667

34 8092

1134 6 7414

78

E

78 15

1303

113

86 93

49 50

G

N VI

8313

9300

98

AV

N O T

RD

9856 10613

1 897

60 11

66 70 2 65 5 87 86 60 54 14 90 1 8 77

74 86

1173 8

9369

AV

81 50

8520 9 4 6 10054 10 4 9 33 98 52 6 0 2 55 87 39 45 1 10 1 5 83 13527 36 68 78 10

11387

L EL PB AM 21253

K

AR

8 70 0 1

SC

SP

118

8981


Density

2952

6 282

10168

6 143

7566

76 45

18072

5288 5080

6 41 11

36 72

67 78

2171 7

137 7

11258

51 98

22204 14403 17324 13591 19456 16186 18207 16931 18222 5282 8675 3260

370 3

12732

0 06 13 12782 04 76

14169 9803 12851 9696 12382

9995

9216

W AN

51 4

RD

N Y

W

BL

6741

RD

NO

UB

ER

E

IA C EN L VA

RD

SS

LV

CL

N SO5

UC

Y

SA

3 69 7 12 75 11 11083 61 33

1545

1 203

8798

5531

92 96

10 80 9

11821

3786

40 43

5992 265 2

47 52

58 72

894 6

39 15 3 9 64

1090 7

17 77

8 1398

48 70

3 80 10

9 864

72 77

RD

1903

7204

895

78 39

DR

TR

6 89 12

UN

ST 6722

L

E EX

06 78

8505

1 14 18

5 201

E

2497

16 86

1973 8

2 206

12340

O

12449

49087

2 91 21

0 782

5893

77 98 9753

SC

4

2 92 16

0 814

8634 1 86 11

557

1491

59 4

5298

10461

757

10879

8160

12 75

40

9381

128 31252 29 20986 20788 23071 4602 1 22 16

1776 5

E 99 66

63 45

12 50

2971

4264

7496

3271

5030

4898

7359

61 98

6097

6539

15 30382 98

1754

54 86

7436

9537

51 49

7735

E B E N SO N H Y

4047

069

7392

59 22

14 3

98 1

6

8051

6424 3 48

32 94

5028

77 76

68 87

84 74

L

02

6039

9664 6665 5779

6392

7379

5382

8530

7329

6.Benson Highway

RD

Y W

E

INTERST ATE 10

19 63

RD VE

N NO ER LV SA

O AL SP 10 6

N

0

1/4

Density per sq mile 1 Low 6 2 7 3 8 4 9 5 10 High 1/2

1

Miles

Benson Hwy Parcels

Pima County NSP2 Commercial Corridor Profile Volume IV

129


Ownership SC

Ownership Figure 6.10 displays ownership of parcels according to Pima County Assessorâ&#x20AC;&#x2122;s records as of February 2013. More than 45 percent of parcels are owned by private, multiple owners.

OU NT RY CL

O IN SK

UB RD

W PK Y

INTERSTATE 10

153

31.0%

257

52.1%

493

100%

Y

N BL VD

LL AV

Pima County NSP2 Commercial Corridor Profile Volume IV

IR

E PB

E

AM

GT

N VI

RD

SC

ON

Figure 6.10: Ownership-Benson Highway Commercial Corridor

130

SO

A

W

UC

E

*Includes some parcels not directly on the corridor. One large area southwest of Benson Highway between Swan and Alvernon contains multiple townhomes that are each on separate parcels. For the Drachman windshield survey, these were not recorded as separate parcels, therefore the total number of parcels is significantly higher here than in the other sections of this chapter. Source: Pima County Assessorâ&#x20AC;&#x2122;s Records, 2013.

JO

ST

0.8% 0.6% 0.4% 0.2% 14.8%

AV

% Parcels

4 3 2 1 73

K

# Parcels

AR

Ownership City of Tucson Pima County Non-Profit Religious Private Individual Private Multiple Owners Private LLC Multiple Owners Total*

SP

6. Benson Highway

Table 6.5: Parcel Ownership DataBenson Highway Commercial Corridor


Ownership

ER N Y

VE

W

O E

RD

E DR

AL RD

E

RD

NO

SP

L XE

RD

LV

AN

SA

W

SS

6.Benson Highway

INTER STAT E 10

E

A CI N LE A V

RD

SC OU NT RY CL UB RD

N

0

1/4

1/2

1

Miles

Private individual owner

Religious

Private multiple owners

City of Tucson

Private LLC multiple owners

Pima County

Non-profit

Contiguous ownership

Pima County NSP2 Commercial Corridor Profile Volume IV

131


2

H 9T

2500

ST

Y W

2520 2510

ST

253 0

25 1

2490

90 23

0

2450

24 80

00 24

2480

251 0

H AV

10 24

0T

2490

S1

60 24

ive nD o s c Tu

E BEN

Ch rsion annel

SON H

252 0

Y

23 70

W

44

AV

TH

TH

ST

S6

AV

H AV N

RD

SN

2

30 24

00 24

RD

Pima County NSP2 Commercial Corridor Profile Volume IV

NG VI R I

TO

OG A

LE S

HY

25 00

25 30

40

N IO

10 24

S IS

00 24

SM

W

Figure 6.11: Hydrology and Drainage-Benson Highway Commercial Corridor Source: Pima County GIS, 2012.

K

2T

2400

24

241 0

TO

Wash

20

24 40

G

AR SP

Rodeo

S1

24 00

E

50

2420

0 2 42

N VI IR

RD

Y W

2490

nc ha nte dH ills W as h

W

O AJ

24

r ve Ri

2400

19

er Riv Santa C r uz nch

Sa nta Cr uz

E

ATE RST INTE

Bra

80 23

W est

N

2520

Old

0 239

132

O AJ

2530

40 24

2380

2

H 9T

E

23 70

Public Retention Basin: The land areas upon which a publicly owned detention or retention basin is located.

*Source: Pima County GIS Library 2012.

2510

24 50

30 24

2360

2470

RY

2420

E 2370

6. Benson Highway

E

PW

ST

T UN

O

H

ST

W

Riparian Classification: Shows the location of various riparian classifications, including Hydropriparian, Mesoriparian, and Xeroriparian Classes, which are specific definitions of plant communities based on plant community structure and composition, vegetation density, and the availability of water. Map also includes the Important Riparian Area Classification (IRA). The IRA classification was developed as part of the Sonoran Desert Conservation Plan (SDCP) and is part of the Conservation Lands system. These designations are used to determine the type and amount of mitigation required when developing a mitigation plan.

SK IN

T 36

30 25

O SC

2

RD

70 24

AV

W

D 2N

LV SI

KE LA R E

2460

ST

E

10

Riparian Habitat: Areas include various types of riparian habitat, deciduous riparian woodland, and mesquite bosques. Map does not distinguish between various types.

2

D 2N

0 241

Figure 6.11 only includes major washes with a flow greater than 2000 cubic feet per second (CFS). 100 year flood zone according to FEMA (Federal Emergency Management Agency).

E

TH

AV

AV

NE

TE TA RS TE IN

N AI

ST O

M

S

S

S4

Hydrology and Drainage The Benson Highway area is characterized by multiple wash systems and riparian habitats (see Figure 6.11). Please note the following information* for Figure 6.11:

2520

Hydrology and Drainage


Hydrology and Drainage 80 25

u So th o pt

265 0

EN AL V E

2750

00

rC

0

UB

2690

RD

2610

T

268 0

00 27

259 0

257 0

2560

26 60

20 26

2600

2580

26 70

2710

0 271

O

RD

265 0

27 40

CL

al

27 0

2700

Julian Wash

2

273 0

70

0

2550 2590

2600

E

LI

OW

RD

2700

0 256

T LE TT

N

F RO YC RA SC

INTERSTATE 10

2690

2540

2760

M IL SW

an

RY

27

RD

272 0

90 26

rce te

2700

In

264 0

A CI

TR 730

268 0

6.Benson Highway

D 27 10

0 267

266 0

70 25

2

2750

E BENSON HY

2710

2640

30

27

30

RN ON W

RD

Y

VE

0 257

BL

RD

N

O AL SP

UB CL

SO UC

273 0

E

2710

RD

AM SC

270 0

RY

2630

E LV SA

T UN

ST

2610

27

10 27

O SC

2650

V LA EL 2540 PB

90 26

0 274 2 73

XE

258 0

L

2600

0 270

60 26

26 60

LO

SR

D

Benson Hwy Parcels 2680

10â&#x20AC;&#x2122; Contours

AN W SS

E

SR

LE EA

2 74 0 272

40

RD

Major Washes

100 Year Flood Zone 0 255

Riparian Habitat 9 26

30 0 27

7

Higher elevation a Lower elevation rt W Fo r th o N

sh

o ir p A rk

0

E

E DR

RD

90 26

2

Rodeo Wash

1/2

1

262

0

N

0

0 267

2

Miles

Riparian Classification

2

20

Public Retention Basin Pima County NSP2 Commercial Corridor Profile Volume IV

133


Contamination

The tanks were emptied and removed in the early 1990s. Today, the City operates 67 shallow and lower groundwater monitoring and remediation wells to detect gasoline in the upper groundwater zone. They also operate two soil vapor extraction systems to remove any contamination in the soil. The site is considered an active clean-up site and costs approximately $95,000 per year in maintenance. Although groundwater contamination has been detected, there are no Tucson Water drinking wells nearby. See Figure 6.12 for information on groundwater contamination risk. Groundwater pollution potential is based on seven weighted hydrogeologic parameters of the region. General activities of concern are landfills, feed lots, septic systems, roadway runoff, cemeteries, and leaking underground storage tanks.

PETROLEUM PRODUCTS

134

Pima County NSP2 Commercial Corridor Profile Volume IV

AV

Figure 6.12: Contamination-Benson Highway Commercial Corridor

L EL

AV

Information for this section taken from http://dot.tucsonaz.gov.

AV

AV

H 2T S1

1

TCE (TRICHLORETHYLENE)

PB

K AR SP

TH S6

W

O AJ

Y W

AM SC

S 10T H A V

6. Benson Highway

Y W

RD

E

O AJ

UB CL

In June of 1989, fuel leakage was discovered in the soil below the fueling tanks and the City of Tucson began subsurface and groundwater investigations. They discovered that gasoline had permeated the soil to a clay layer 90 feet below the site which is in the upper groundwater zone.

ST

"

Y

TH 6 E3

COUNTY COLLECTION SYSTEM

R NT OU SC

Contamination The Thomas O. Price Service Center, located in Fairgrounds Neighborhood (south of Benson Highway near Interstate 10), has been a primary fueling facility for the City of Tucson since 1972. The facility maintains underground storage tanks (USTs) for gasoline and diesel.1


Contamination

O AL SP E RD VE RD 6.Benson Highway

EI

N O GT N I RV

RD

Y HY NH ON SO NS EN BE EB

RD OS L E

SR E AL E R

D

Superfund Sites Hazardous Plumes in Groundwater

0

0.25

0.5

1

Miles

H ig

N

h

Potential for Plume Spread

Lo w

Y W

BL

N NO

N SO UC

AN W SS

ER LV SA

ST E

EL X E DR

RD

IA C EN L A EV

RD

Pima County NSP2 Commercial Corridor Profile Volume IV

135


Airport Zones Airport Zones The Benson Highway corridor is located between Davis Monthan Air Force Base (north) and Tucson International Airport (south). Some of the parcels on the corridor are located in the Airport Height Overlay Zone. These zones can impact proposed and existing residential development due to limits on structure heights and other possible restrictions. SK IN O PK Y

W

K

AM SC

E

AV

JO

Y

AR

E AV

PB

W

A

W

SP

H 6T

6. Benson Highway

INTERSTATE 10

L EL AV E

Figure 6.13: Airport Zones-Benson Highway Commercial Corridor

136

Pima County NSP2 Commercial Corridor Profile Volume IV


Airport Zones

N

O GT

W

D

RD

R EL

EX

N

VI

IR

6.Benson Highway

DAVIS-MONTHAN AIR FORCE BASE

E

DR

E BEN SO N H Y

AN

N NO

W

ER

SS

LV

SA

RD

AY

W

E

RD

VE

RD

RD

UB

VD

CL

BL

Y

N

TR

SO

UN

O AL

O

UC

SP

SC

ST

E

A CI N LE VA

RD

TUCSON INTERNATIONAL AIRPORT Height Zone Noise Zone

N

0

1/4

1/2

1

Miles

Davis-Monthan Airforce Base

Pima County NSP2 Commercial Corridor Profile Volume IV

137


Crime

SK

Crime Incidents The Tucson Police Department provided the number and types of all crime incidents reported from January 1-July 30, 2012 and their approximate location on Benson Highway. Table 6.6 presents the number of each incident and Figure 6.14 displays the approximate location where these incidents took place.

IN O PW

Notes: â&#x20AC;˘ 18 cases of shoplifting were reported in the designated corridor. â&#x20AC;˘ The following crimes were not included in the above table: civil matters, motor vehicle stops, assist other agency, public hazard, false alarms, unfounded, public assist/check welfare, traffic accidents, miscellaneous officer, other offenses/ other misdemeanors, sick/cared for, lost property. Source: Tucson Police Department, 2013. 138

VD

PB AM SC 34

Figure 6.14: Number and Approximate Location of Crime Incidents-Benson Highway Commercial Corridor

NOTES: Location of incident is approximate. Incidents reported between January 1 and July 30, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV

BL

15.3% 0.9% 6.5% 0.9% 5.6% 0.0% 1.8% 2.1% 10.0% 0.0% 0.3% 100%

Y

N

52 3 22 3 19 0 6 7 34 0 1 339

78

SO

2.9%

170

SON H

UC

10

E BEN

ST

2.4%

AV

8

L

3.8%

EL

13

W AY

29.8%

AJ O

101

INTERSTATE 10

AR K

Percentage of Total Crime 7.7% 0.6% 3.8% 5.6%

SP

Aggravated Assault Arson Burglary Criminal Damage Disorderly Conduct/Public Disturbance Domestic Violence/ Offenses Against Family & Children DUI Embezzlement/ Forgery/Fraud Larceny/Theft Liquor Laws Mental Cases Motor Vehicle Theft Narcotic Drug Laws Other Assaults Robbery Sex Offenses Suspicious Activity Vagrancy Weapons TOTAL

Number of Crimes 26 2 13 19

E

6. Benson Highway

Crime

AV

Table 6.6: Crime Incidents: January-July 2012 Benson Highway Commercial Corridor

22


LV D SB

AY

BU

W N

M

O

SC

O

LU

RN VE S

AL

6.Benson Highway

5

1

1 AN

W

SS

39

E BENSON HY

SP

SC

O

AL

O

UN

VE

TR

Y

RD

E

CL

RD

UB

RD

Crime

RD

N

0

1/4

1/2

1

Miles

Pima County NSP2 Commercial Corridor Profile Volume IV

139


Accessibility and Circulation: Pedestrian Access

Percentage

Y W

BL

ON T NG VI R EI

Figure 6.15: Sidewalks and Street Trees-Benson Highway Commercial Corridor

Pima County NSP2 Commercial Corridor Profile Volume IV

RD VE LA EL PB AM SC

* Data is by parcel. There are 335 total parcels. ** Data is by business property. There are 110 business properties. Data does not include parks, parking lots, residential, or vacant lots. Source: Drachman windshield survey, 2012.

140

N SO UC ST

S6

JO EA

R

E AV

Trees in Right-of-Way* Yes 84 25.1% No 251 74.9% Total Parcels 335 100% Lighting* Yes 189 56.4% No 146 43.6% Total Parcels 335 100% Curb* Yes 68 20.3% No 267 79.7% Total Parcels 335 100% Clear Accessible Path from Right-of-Way to Address** Yes 10 9.1% No 100 90.9% Total Businesses 110 100% Sidewalk** Yes 18 16.4% No 92 83.6% Total Businesses 110 100%

NO

O

M

K AR SP

6. Benson Highway

Number

KI

SP

O

EX

RD UB CL

PW

Table 6.7: Pedestrian DataBenson Highway Commercial Corridor

C TS

PL

RY NT OU SC

O IN SK

Pedestrian In order to assess the pedestrian environment and pedestrian accessibility in the corridor, the Drachman windshield survey teams recorded the presence of trees in the right of way, lighting, curbs, sidewalks, and whether there is a clear accessible pedestrian path from the right-of-way to the address. Results are shown in Table 6.7 and Figure 6.15.


Accessibility and Circulation: Pedestrian Access

N NO ER LV SA

6.Benson Highway

AY W

A CI N E AL V E

O AL SP

E

RD L E EX R D

RD

E RD VE RD

RY NT OU SC

Legend Parks

RD UB CL

Trees Crosswalk Sidewalk Street Light

N

0

1/4

1/2

1

Miles

Benson Highway Commercial Corridor Parcels

Pima County NSP2 Commercial Corridor Profile Volume IV

141


Accessibility and Circulation: Bicycle Access

Percentage

N

IS

RI

SO

E

BL

M

U SO

UC

AV

A

ST

W

K

E

AR

Y

JO

L EL

RY

PB

ER

AM

CH

AV

N

AI

E

NT

OU

M

T

ON

M

AV

EE

ND

FR

S2

AV

SC

TH

* Data is by parcel. There are 335 parcels. ** Data is by business property. There are 110 business properties. Data does not include parks, parking lots, residential, or vacant lots. Source: Drachman windshield survey, 2012.

SP

Bike Lane* Yes 302 90.1% No 33 9.9% Total Parcels 335 100% Clear Accessible Path from Right-of-Way to Address** Yes 2 1.8% No 108 98.2% Total Businesses 110 100% Bike Parking** Yes 3 2.7% No 107 97.3% Total Businesses 110 100%

S6

6. Benson Highway

M

RD

R

O

EX

UB

NO

O

C TS

PL

CL

Number

KI

SP

RY

Table 6.8: Bicycle DataBenson Highway Commercial Corridor

RN

EE

AY

NT

SOUTHW E S TE

GR

NW

OU

PW

D

SC

EL PASO A N

O IN

SK

Bicycle In order to assess the accessibility of the corridor by bicycle, the Drachman windshield survey teams recorded the presence of bike lanes, bike parking, and whether there is a clear accessible path from the right-of-way to the address. Results are shown in Table 6.8 and Figure 6.16.

AY

NW

EE GR

N

E

N

VI

IR

O GT

Figure 6.16: Bike Routes-Benson Highway Commercial Corridor Source: http://bikeped.pima.gov. 142

Pima County NSP2 Commercial Corridor Profile Volume IV

RD

M TA N BA

A

NI

VI

I RG


Accessibility & Circulation: Bicycle Access

ER LV

SA N

NO

6.Benson Highway

RD

O E

RD

VE

E

AL

EY EX

DR

SP

NN

BO D

R EL

RD

A CI

RD

EN

E

L VA

AN

SM

OS

M

Shared-use Path Paved 8 ft. to 12 ft. wide path separated from street. Watch for equestrians, pedestrians and dogs. Suitable for slower speeds.

Y

B IL

B

N

0

1/4

1/2

1

Miles

Residential Streets Maximum speed limit 30 mph.

Key Connecting Streets These streets have more traffic, higher speeds and less width.

Parks

Bike Route

Benson Highway Commercial Corridor Parcels

Lower volume street Maximum speed limit 30 mph.

Planned Improvements

Bike Route with Striped Shoulder

Bike Parking Available

Major street, striped shoulder Speed limits of 25 mph.

Pima County NSP2 Commercial Corridor Profile Volume IV

143


Accessibility and Circulation: Car Access Car and Service Access On the Benson Highway Commercial Corridor the average traffic speed is 40-45 mph, with an average daily traffic count ranging from 8,405 to 28,100. Figure 6.17 shows the building footprint and parking along the corridor. S K IN O PW

INTERSTATE 10

Percentage 86.4% 12.7% 0.9% 100%

S PA R K

6. Benson Highway

Number Loading Zone by Business No 95 Yes 14 Unable to Assess 1 Total 110 Dumpster by Business No 66 Yes 43 Unable to Assess 1 Total 110

E

JO

Y

24, 415

Table 6.9: Service Access DataBenson Highway Commercial Corridor

A

W

60.0% 39.1% 0.9% 100%

(

E BEN SON

HY

Note: Data is by business property and does not include parking lots, residential, or vacant lots. Source: Drachman windshield survey, 2012.

S 6 TH A V

E

Alvernon and Benson Highway

IR

V

IN

G

TO

N

R

D

Figure 6.17: Car and Service Access-Benson Highway Commercial Corridor

Sources: Drachman windshield survey, 2012, Pima County DOT and DSD, 2012, and Pima County GIS Library. 144

Pima County NSP2 Commercial Corridor Profile Volume IV


Accessibility & Circulation: Car Access S D E R

8, 533

D

(

6.Benson Highway

ER

(

28,100

V

(

24, 143

LO V

G

N

D

8, 405

PA E

IR

IN

TO

R

(

E BENSON HY

S A LV ER N O N W Y

S PA LO

S

V R

TR

E

N

D

U

ER

CO

D

Y CL U B R

S U

D

T

Speed Limits MPH 30

CS O N B

35

L

40 45

N

0

1/4

1/2

1

Miles

Car Accessibility Striped Paved Parking Building Footprints Yes, Car Access to Address Mobile Home Communities Daily Traffic Count

Pima County NSP2 Commercial Corridor Profile Volume IV

145


Accessibility and Circulation: Transit Giaconda

Shannon

Bus The five-mile Benson Highway Commercial Corridor is served by three Sun Tran bus routes (Table 6.10). Figure 6.18 shows corridor connectivity to the greater Tucson Area. Figure 6.19 shows the location of sheltered and unsheltered bus stops along the corridor.

Skyline

Orange Grove

La Cholla

Orange Grove

MARANA

Curtis River

Kain

Davis

0 I-1

1st Ave.

Oracle

La Cañada

Sunrise

Ruthrauff Rive

r

26

26,921

22.0

17

1st Ave.

Tucson

Park

ell

El

11

Pima

Pima

Rio

Bear Canyon

Tanque Verde

Grant

Grant

Euclid

Dragoon

erb

Lester

Sabino Canyon

Stone

Copper

Grant

Glenn

Glenn

Drachman

Speedway

Speedway

Kolb Jessica

Broadway

Wilmot

22nd St.

22nd St.

22nd St. Ch

11

er ry

San Marcos

Eastland

Kino

2

10th Ave.

I-10

Park

Pk wy

Tucson

Cushing

22nd St.

Alvernon

Broadway

Craycroft

Westmoreland

Greasewood

Alameda

5th St.

Swan

Fresno

Anklam

RONSTADT TRANSIT CENTER

Country Club

St Mary’s

4th Ave.

Source: Suntran, 2012. *Ranking is from 1-40 bus routes, with #1 having the most passengers per hour. (Data for June 2012.)

Grande

Riverview

Speedway

Houghton

18 3

Ranking*

Hw

Harrison

20.4 35.4

Miracle Mile

0

y.

a

lin

ta

Ca

Camino Seco

30,259 104,513

Camino Los Br azos

Pantano

2 11

I-1

Pantano

Campbell

Ft. Lowell

Passengers per Hour

Cloud

Ft. Lowell

t

re Go

Silv

be ll

29th St. 31st St.

33rd St.

Pima County NSP2 Commercial Corridor Profile Volume IV

Camino Seco

Forgeus

Park

Palo Verde

Hotel

Drexel

Bilby

26 Craycroft

Valencia

Rita Aero Park Blvd.

Road

Houghton

Pan Tak

Komelic

Mission

Tetakusim

Metropolitan

Belvedere

Hw y.

CIVANO

Alvernon

Tucson

Civano

Masterson

Campbell Nogales Hwy

0

Drexel

Los Reales

Los Reales Sorrel

Pantano

eu rg

Campbell

y. Kino Pkw

Fo

Source: Sun Tran, 2013.

I-1

26

11

12th Ave.

I-19

Cardinal

Camino De Oeste Camino Benem

146

Bilby

Valencia

Figure 6.18: Bus Routes-Benson Highway Commercial Corridor

An unsheltered bus stop on Benson Highway

Seven Generations

Be ns on

6th Ave.

Calle Santa Cruz

Midvale Park Mark

PCC DESERT VISTA

Irvington

11

Drexel

Valencia

Tetakusim

Irvington

26 Nebraska

Liberty

Camino De Oeste

Sunset

Sheridan

Lazy H

Escalante

Gas

2

Drexel

Los Reales

Stella

Milber St.

Irvington

ROY LAOS TRANSIT CENTER

Ligthning

36th St.

President

12th Ave.

I-19

Calle Don Miguel

Hwy

Mission

Camino Verde

aquin San Jo

Ajo Way

11

y

Irvington

Drexel

o

alg

Vis

Hid

0

ne

Ajo

2 ta

I-1

Ajo Way

Kin

Bopp

6th Ave.

Donald

44th St.

Golf Links

Golf Links

s

36th St.

Pina l Vist a

SOUTH TUCSON

36th St.

Me no r

Country Club

La Cholla

Silverlake

Rafter

6. Benson Highway

Prince

Prince

City-Wide Ridership/ Month

Route

Roger

Oracle

Flowing Wells

Romero

Table 6.10: Bus RidershipBenson Highway Commercial Corridor

Swan

TOHONO TADAI TRANSIT CENTER

Wetmore


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10

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Figure 6.19: Transit Connectivity-Benson Highway Commercial Corridor

Source: Sun Tran 2013.

! !

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E VALENCIA RD

!

!

!!

!

!

!

N

0

1/4

1/2

1

Miles

Pima County NSP2 Commercial Corridor Profile Volume IV

147

6.Benson Highway

!!

!

! !

2

11

! !

S ALVERNON RD

!

! ! ! ! !


Assessment of Structures and Grounds Building Conditions More than half (57.3 percent) of business properties on the Benson Highway Corridor are in ‘Good’ condition (see Figure 6.20). Approximately 34.5 percent are in ‘Fair’ condition requiring between $5,000 and $15,000 in repairs. Eight structures are in ‘Poor’ condition, indicating a need for repairs on the order of $15,000 to $50,000.

Grounds Condition Approximately 30.0 percent of business properties on the Benson Highway Corridor do not have landscape or grounds to assess (Figure 6.22). Almost onequarter of business properties have grounds assessed as ‘excellent,’ which means that landscape is both intentional and maintained. Of note is the condition of vacant lots on the corridor. More than 85 percent of vacant lots had grounds in poor condition and 95/103 lots had litter at the time of the windshield survey (Figure 6.23).

The majority of residences on the corridor are also in ‘Good’ condition (Figure 6.21).

6. Benson Highway

Replace 0.9% n=1 Poor 7.3% n=8 Fair 34.5% n=38

Excellent 24.5% n=27

None 30.0% n=33 Good 57.3% n=63

Windshield survey teams assessed grounds “excellent” if intentional and maintained.

as

Average 19.1% n=21

Poor 26.4% n=29

Table 6.12: Type of Parcel Border by Business PropertyBenson Highway Commercial Corridor Fence Wall Landscape/ Hardscape None Total

Number

Percentage

49 11

44.5% 10.0%

10

9.1%

40 110

36.4% 100%

Table 6.13: Trees in the Right-of-Way by Business PropertyBenson Highway Commercial Corridor Yes No Total

Number

Percentage

25 85 110

22.7% 77.3% 100%

Table 6.14: Trees on Parcel by Business Property-Benson Highway Commercial Corridor Figure 6.20: Condition of All Business PropertiesBenson Highway Commercial Corridor

Figure 6.22: Landscape Condition of All Business Properties-Benson Highway Commercial Corridor

Excludes parking lots, vacant lots, residential, and parcels that were unable to be assessed.

Excludes parking lots, vacant lots, vacant buildings, and residential.

Fair 20.8% n=22

Poor 4.7% n=5

None Average 11.7% 2.9% n=3 n=12 Good 74.5% n=79

Poor 85.4% n=88

Figure 6.21: Condition of ResidencesBenson Highway Commercial Corridor

Figure 6.23: Landscape Condition of Vacant LotsBenson Highway Commercial Corridor

Note: 95/103 vacant lots had litter and 14 had graffiti at the time of the windshield survey. Graffiti was present on thirty percent of business properties at the time of the windshield survey. 148

Pima County NSP2 Commercial Corridor Profile Volume IV

Yes No Total

Number

Percentage

50 60 110

45.5% 54.5% 100%

Table 6.15: Miscellaneous Exterior Conditions by Business PropertyBenson Highway Commercial Corridor Evaluated Condition Exterior Lighting Overhead Utilities Present Miscellaneous Signs on Parcel Litter Present Graffiti Present

Number*

Percentage of Total Businesses

81

73.6%

59

53.6%

8

7.3%

55 34

50.0% 30.9%

*Number indicates the number of business properties with the evaluated condition out of 110 total businesses.


Assessment of Signage and Billboards Signage The majority of existing monument and individual business signs are in good or average condition, meaning they require few if any repairs.

Table 6.16: Condition of Individual Business Signs-Benson Highway Commercial Corridor Condition

Percentage

44 26 16 24 110

40.0% 23.6% 14.5% 21.8% 100%

Table 6.17: Condition of Monument Signs by Business-Benson Highway Commercial Corridor Condition Good Average Poor None Total

Number

Percentage

20 7 6 77 110

18.2% 6.4% 5.5% 70.0% 100%

6.Benson Highway

Good Average Poor None Total

Number

Billboards Windshield survey teams also noted the existence of billboards along the designated commercial corridor. See the following examples below and to the right.

Local businesses on the Benson Highway Commercial Corridor

Billboard Examples- Benson Highway Commercial Corridor

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149


Vacancy

Vacant Housing Units Adjacent to the Corridor The 2010 U.S. Census provides data on all vacant housing units in an area including those for rent or for sale, those vacant properties that are vacant due to seasonal, recreational, or occasional use, and â&#x20AC;&#x153;other vacantâ&#x20AC;? which may be recent foreclosures or units that owners or renters have walked away from (see Table 6.18). According to census data for one-quarter mile on either side of Benson Highway within the designated area, the total housing vacancy rate is 10.0 percent.

IN O BL

Vacant Lots and Parking Drachman Institute identified 103 out of 335 parcels (30.7 percent) on the Benson Highway Commercial Corridor as vacant (see Figure 6.24). Litter is a problem on vacant land as 92.2 percent of vacant parcels had litter at the time of the windshield survey.

SK

6. Benson Highway

Vacant Business Properties At the time of the windshield survey, eight out of 110 business properties within the designated corridor area were identified as vacant (7.3 percent). The windshield survey teams also recorded the presence of signage indicating that a business property was for sale, for lease, or otherwise available. Based on signage, ten business properties in the area were available in August 2012.

Drachman Institute identified 103 vacant parcels on the corridor.

Y

Table 6.18: Housing Units by Vacancy StatusBenson Highway Commercial Corridor

Rented, not occupied

16

0.3%

For Sale

122

1.9%

Sold, not occupied

12

0.2%

Other Vacant*

129

2.0%

For seasonal/ recreational/ occasional use

25

0.4%

For Migrant Workers

0

0.0%

641

10.0%

6,379

100%

Total Vacant Units Total Housing Units

Data for one-quarter mile on either side of designated area on Benson Highway. Source: U.S. Census 2010 Summary File 1 (ESRI). *Includes recent foreclosures or units that owners have walked away from. 150

AV

5.3%

K

337

AR

For Rent

ON

AV

Percent

TH S6

Units

O

AJ

SP

Vacant Units

E

W

Litter is a problem on vacant land along the corridor.

Pima County NSP2 Commercial Corridor Profile Volume IV

RD

GT

E

N VI

IR

Figure 6.24: Parking Lots, Vacant Business Properties, and Vacant Parcels-Benson Highway Commercial Corridor. Source: Drachman windshield survey, 2012.


Vacancy O AL SP

NT

E RD

OU

VE

SC CL

RD

RY UB RD

INTERST ATE 1 0

INTERSTATE 10

N

NO

ER

LV SA

6.Benson Highway

Y

W

E B E N SO N H Y

AN

W

SS RD

D

R EL

ST UC N

O AL

SO

E

SP

EX

DR

R VE

BL

DE RD

SC

NT RY CL

V

LA

EL

OU

PB

SC

AM

UB RD

Other 0

N

1/4

1/2

1

Vacant Lot Miles

One or More Vacant Buildings/Spaces

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Commercial Corridor Summary Location and Surrounding Neighborhoods The designated Benson Highway Commercial Corridor extends from Interstate 10 (north) to East Valencia Road (south). The corridor is approximately 5.25 miles long. Surrounding neighborhoods include Mortimore Neighborhood to the north and Bravo Park Lane and Cherry Avenue Neighborhoods to the south.

6. Benson Highway

Demographics and Housing Characteristics There are approximately 18,134 residents living in the half-mile area along the Benson Highway Corridor (one-quarter mile on each side of the corridor). The area is predominantly Hispanic (75.2 percent compared to 41.6 percent in the City of Tucson). Residents within one-quarter mile of the corridor have lower education levels, lower median household income, and higher levels of poverty than the City of Tucson. Approximately one-quarter of area households earned less than $15,000 in 2010. There are approximately 6,379 housing units in the half-mile area, 5,738 which are occupied. Of these occupied units, 59.9 percent are owner-occupied. Zoning and Land Use The parcels on the Benson Highway corridor are zoned for both commercial and residential uses. Approximately 81 parcels are dedicated to commercial uses (24.2 percent). Density The Benson Highway Commercial Corridor has a population density per square mile that ranges from approximately zero to 11,821. Ownership According to Pima County Assessor’s records, more than 45 percent of parcels are owned by private, multiple owners. Crime The City of Tucson Police Department responded to approximately 339 incidents between January 1 and July 30, 2012 on the designated corridor.

factors, of the five commercial corridors studied, Benson Highway is the least “pedestrian-friendly.” For bicyclists, there is a continuous bike lane along Benson Highway but riders must be comfortable with high automobile traffic speed (40-45 mph) and traffic volume. Only three out of 110 businesses offer bike parking. The corridor caters to automobile access, with daily traffic volume ranging from 8,405 to 28,100, and the majority of businesses (85 percent) offer car parking. The designated five-mile corridor is served by three bus routes. Building Conditions and Grounds Conditions More than half (57.3 percent) of business properties on the Benson Highway Corridor are in ‘Good’ condition. Approximately 34.5 percent are in ‘Fair’ condition requiring between $5,000 and $15,000 in repairs. Eight structures are in ‘Poor’ condition, indicating a need for repairs on the order of $15,000 to $50,000. Approximately 30.0 percent of business properties on the Benson Highway Corridor do not have landscape or grounds to assess. Almost one-quarter of business properties have grounds assessed as ‘excellent,’ which means that landscape is both intentional and maintained. Of note is the condition of vacant lots on the corridor. More than 85 percent of vacant lots had landscapes in poor condition and 95/103 lots had litter at the time of the windshield survey. Vacancy At the time of the windshield survey, eight out of 110 business properties within the designated corridor area were identified as vacant (7.3 percent). According to census data for one-quarter mile on either side of Benson Highway within the designated area, the total housing vacancy rate is 10.0 percent.

Accessibility In terms of the pedestrian environment, the majority of parcels do not have curbs or sidewalks. Furthermore, most of the corridor does not offer street lighting. In terms of shade, approximately one-quarter of the parcels have trees in the right of way. Based on these The rural character of the Benson Highway Commercial Corridor 152

Pima County NSP2 Commercial Corridor Profile Volume IV


6.Benson Highway

Commercial Corridor Summary

Examples of residences on the designated Benson Highway Commercial Corridor

Examples of businesses on the designated Benson Highway Commercial Corridor Pima County NSP2 Commercial Corridor Profile Volume IV

153


S 12th Ave

7. Irvington Road

W Iowa St

les

0.125 0.25 0.5 Miles

Pima County NSP2 Commercial Corridor Profile Volume IV

Irvington Rd S Campbell Ave

S Cherry Ave

S Mountain Ave

S Park Ave

S Annapolis Dr

S 6th Ave

S 3rd Ave

W Kentucky St

S Fletcher Ave

y Hw

154

0

a og SN

N

W Nevada St

S Missiondale Rd

W Oklahoma St S Fair Ave


S Tucson Blvd

S Overland Dr S Hotel Dr

S Alvernon Way

Be ns on

S Palo Verde Rd

E

E Gas Rd

S Country Club Rd

Irvington Rd

me Cor 7. Irvington Road

S Treat Ave

vin

Hw y

Commercial Corridor Introduction Surrounding Neighborhoods Demographics and Housing Characteristics Zoning Land Use and Service Area Development Development Density Ownership Hydrology and Drainage Contamination

156 157 158 160 162 164 165 166 168 170 172

Airport Zones Crime Accessibility and Circulation: Pedestrian Access Accessibility and Circulation: Bicycle Access Accessibility and Circulation: Car Access Accessibility and Circulation: Transit Assessment of Structures and Grounds Assessment of Signage and Billboards Vacancy Commercial Corridor Summary

174 176 178 180 182 184 186 187 188 190

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S PANTANO R D

S WI L M OT R D

S CAM I NO SECO

S PANTANO R D

S K OL B R D NS

O

N

HY

IN TE RS TA TE

10

S OL D VAI L R D

E L OS R EAL ES R D

S WI L M OT R D

S RITA R D

W

BE

S SWAN R D

SA N

D RR

S NO GA L ES HY

X

E

AV I

E

S ALVER NON WY

E VAL ENCI A R D

E I RVI NGTON R D

S COUNT RY CL UB R D

E DR EXEL R D

S T UCSON B L

S CAM P B EL L AV

W DR EX EL R D

S GOL F L I NK S R D

S PAL O VER DE R D

E I RVI NGTON R D

S M I SSI ON R D

W VAL ENCI A R D

S CAR DI NAL AV

E AJO WY

S COUNT RY CL UB R D

S 12T H AV W DR EX EL R D

S CR AYCR OFT R D

E GOL F L I NK S R D

N RD

INTERSTATE 19

I R VINGTO

S M I DVAL E PAR K R D

7. Irvington Road

W

10

S PAR K AV

S 6T H AV

W AJ O WY

W AJ O HY

S SWAN R D

S COUNT RY CL UB R D

S K I NO P W

S 4T H AV

S M AI N AV S 10T H AV

PW

PW

E 36T H ST

INT ER ST AT E

O

E 29T H ST

N

N

TA

O

N

AV IA TI

PA

E 29T H ST

E

E 22ND ST

S

INTERSTATE 10

AV

S GR ANDE AV

LE

W SI LVER L AK E R D

OO

W STAR R PASS B L

The Drachman windshield survey team evaluated 233 parcels and 131 businesses on the Irvington Road Commercial Corridor in August 2012.

E B R OADWAY B L

ST

Introduction The designated Irvington Road Commercial Corridor crosses Interstate 10 and extends from 12th Avenue (west) to Alvernon Way (east). The corridor is approximately four miles long (see Figure 7.1).

S CAM I NO SECO

Commercial Corridor Introduction

E HUGHES ACCESS R D

E OL D VAI L CONNECT I ON R D

N Irvington Road

156

0

0.5

1

Figure 7.1: Location- Irvington Road Commercial Corridor

The designated Irvington Road Commercial Corridor crosses Interstate 10 and runs from 12th Avenue to Alvernon Way. The red line on the map represents the NSP2 target area boundary. Source: Pima County GIS Library, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV

2

3

4

5

Miles


Surrounding Neighborhoods

S 10T H AV

E

ON

E 36T H ST City of South Tucson

PW

South Park Western Hills II

Las Vistas

E AJO WY

Bravo Park Lane

I

RD

Cherry Avenue

E DR EX EL R D

Sunnyside

S N OGAL ES HY

Midvale Park

S M I DVAL E PAR K R D

W DR EX EL R D

E

BE

NS

O

N

HY Mortimore

S ALVER NON WY

IRV

ON

S COUNT R Y CL UB R D

W

T NG

S T UCSON B L

S M I SSI O N

RD

Fairgrounds

S PAR K AV

S 12T H AV

Wakefield

7. Irvington Road

S 6T H AV

INT ERS TAT E1 0

W AJO WY

Rose

Myers

Roberts

Julia Keen

S RD S GO L F L I N K

Sunset Villa Santa Cruz Southwest

INTERSTATE 19

AT I

S PAL O VER DE R D

Enchanted Hills

AV I

Pueblo Gardens

S K I NO P W

A Mountain

Neighborhoods Sections of the designated Irvington Road Commercial Corridor lie within the boundaries of established neighborhoods. These neighborhoods include Fairgrounds and Bravo Park Lane Neighborhoods to the north, Sunnyside and Cherry Avenue Neighborhoods to the south, and Rose Neighborhood to the west (see Figure 7.2).

N

Figure 7.2: Surrounding Neighborhoods-Irvington Road Commercial Corridor Sources: City of Tucson and the Pima County GIS Library, 2012.

0

0.5

1

Miles

Entrance to the Tucson Rodeo Grounds

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157


Demographics and Housing Characteristics Demographics and Housing Characteristics Statistics are provided for the half-mile area (onequarter mile on each side of the corridor) (see Figure 7.3).

Institute (ESRI), Community Analyst Data Service.1 Statistics are from the 2010 U.S. Census unless otherwise noted.

HY

S TUCSON BL

S CAMPBELL AV

EB

EN SO N

S ALVERNON WY

S PARK AV

S 6TH AV

ES AL OG

W DREXEL RD

10

HY

SN

7. Irvington Road

N O NS BE

S 12TH AV

E

IN TE RS TA TE

S PALO VERDE RD

http://communityanalyst.esri.com/cao.

S COUNTRY CLUB RD

1

The latest U.S. Census data for the half-mile area are provided by the Environmental Systems Research

HY

E DREXEL RD

Figure 7.3: Demographic Data Collection Area- Irvington Road Commercial Corridor

Demographic and housing data obtained for the half-mile area (quarter mile on each side) of the designated Irvington Road Commercial Corridor. Sources: Pima County GIS Library and Pima County Assessor, 2012.

N

0

1/2

1

Miles

1/2 Mile Area Commercial Residential Other

158

Pima County NSP2 Commercial Corridor Profile Volume IV


Demographics and Housing Characteristics Demographics Table 7.1: Demographics-Irvington Road Commercial Corridor Half-Mile Area Tucson

Pima County

Total Population

7,970

520,116

980,263

Total Households

2,763

205,390

388,660

Median Age

29.2

33.1

37.6

Percent Under 18

31.9%

23.3%

23.0%

Percent Over 65

8.4%

11.9%

15.4%

$24,706

$35,499

$42,138

Percent Hispanic

85.0%

41.6%

34.6%

Percent High School Graduate or Higher

64.7%

83.1%

86.3%

Percent Bachelorâ&#x20AC;&#x2122;s Degree or Higher

8.0%

24.8%

29.0%

Percent in Poverty

26.8%

17.8%

13.7%

Median Household Income

Sources: All statistics are from the 2010 U.S. Census (ESRI) with the exception of education and poverty, which come from the American Community Survey 2005-2009 5-year estimates (ESRI).

There are approximately 7,970 residents living in the half-mile area along the Irvington Road Corridor (onequarter mile on each side of the corridor). Compared to the City of Tucson and Pima County, residents are young with a median age of 29.2. In fact, more than 30 percent of residents are under the age of eighteen (see Table 7.1).

8.9% 11.5%

31.4%

In terms of ethnicity, the area is largely Hispanic (85.0 percent compared to 41.6 percent in the City of Tucson). The area also has a higher proportion of residents that identify as American Indian (4.3 percent compared to 2.7 percent in the City of Tucson).

13.8%

18.9%

15.4%

<$15,000

$25,000-$34,999

$50,000-$74,999

$15,000-$24,999

$35,000-$49,999

$75,000+

Education and income statistics reveal that residents within one-quarter mile of the corridor have lower education levels, lower median household income, and higher levels of poverty than the City of Tucson. More than 30.0 percent of area households earned less than $15,000 in 2010 (Figure 7.4).

Figure 7.4: Household Income-Irvington Road Commercial Corridor (1/2 mile area)

2010 U.S. Census (ESRI)

Housing Characteristics Table 7.2: Housing Characteristics-Irvington Road Commercial Corridor Half-Mile Area Irvington Road Commercial Corridor

Tucson

Pima County

$112,788

$169,900

$196,900

2002

2003

2002

50.4%

51.9%

64.1%

2.88

2.43

2.46

Single-Family Units

63.8%

59.5%

66.0%

Percent Vacant Housing Units

13.7%

10.6%

11.9%

Total Number of Housing Units

3,202

229,762

440,909

Median Home Values (owner-occupied units) Median Year Householder Moved into Unit Percent Owner-Occupied Average Household Size

Sources: All statistics are from the 2010 U.S. Census (ESRI) with the exception of median home values, year householder moved into unit, and single-family units, which come from the American Community Survey 20052009 5-year estimates (ESRI).

There are approximately 3,202 housing units in the half-mile area, 2,763 which are occupied. Of these occupied units, 50.4 percent are owner-occupied. This is lower than the owner-occupied rate for Pima County (64.1 percent) and the City of Tucson (51.9 percent) (see Table 7.2). A small proportion of households (13.0 percent) own their home without a mortgage (Figure 7.5).

37.4% N=1,032

49.6% N=1,371

The median home values of all owner-occupied units are significantly lower than the city and county. The median home value in the area within one-quarter mile of the corridor is $112,788, compared to $169,900 in the City of Tucson and $196,900 in Pima County.

13.0% N=360

Rent

Owned Free & Clear

Owned With a Mortgage

Figure 7.5: Households by Tenure and Mortgage Status-Irvington Road Commercial Corridor (1/2 mile area)

2010 U.S. Census (ESRI)

Pima County NSP2 Commercial Corridor Profile Volume IV

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7. Irvington Road

Irvington Road Commercial Corridor


Zoning

I-1 CI-1 P-I

C-2

Office: Professional and semiprofessional office, high density residential developments, limited research and development uses.

C-2

O-3

I-1 O-3

OG ALE SH Y

High Density Residential: Primarily for apartment houses; single-family development permitted.

C-2

SN

R-3

C-2

O-3

Park Industrial: Administrative, manufacturing, and wholesale activities carried on entirely within an enclosed structure. Medium Density Residential: Multifamily and single-family.

C-2 O-3

Light Industrial: Commercial, industrial, and manufacturing uses.

R-2

C-2

C-2 C-2

C-2

C-2 C-2

I-1

C-2

O-3

C-2

General and Intensive Commercial: Retail commercial with wholesale; nightclubs, bars, amusement enterprises. Full range of automotive activities. Limited manufacturing permitted.

C-1

7. Irvington Road

C-2 C-3 CB-2

Local Commercial: A restrictive commercial zone, limited to retail sales with no outside display/storage. Office and residential development permitted. Restaurants permitted.

S PARK AV

S 12TH AV

Table 7.3: Zoning Classifications-City of Tucson/Pima County C-1

S 6TH AV

Zoning The parcels on the Irvington corridor are zoned for C-1, C-2, O-3, I-1/CI-1, and residential uses (see Figure 7.6. Table 7.3 explains these zoning classifications in detail.

Figure 7.6: Zoning-Irvington Road Commercial Corridor

Sources: City of Tucson Development Services and Pima County GIS Library, 2012. 160

Pima County NSP2 Commercial Corridor Profile Volume IV

I-1

C-2

C-2 C-2

C-2 C-2


Zoning

IN TE RS TA TE

10

E N SO

N BE HY C-3 C-2

C-2

C-2 C-2

C-1

CI-1

CB-2

C-2

CI-1

C-1

CI-1

CI-1

CI-1

CI-1

S CAMPBELL AV

CI-1

E

NS

S COUNTRY CLUB RD

S TUCSON BL

N

0

BE

0.25

0.5

ON

S ALVERNON WY

C-2

7. Irvington Road

C-2

S PALO VERDE RD

C-1

CI-1

HY

Tucson 1

Miles

Pima County

C-1

C-3

I-1

CB-2

C-2

O-3

Res.

CI-1

Pima County NSP2 Commercial Corridor Profile Volume IV

Res.

161


Land Use and Service Area Land Use and Service Area Approximately 80 parcels out of 233 on the Irvington Road Commercial Corridor are dedicated to commercial uses (34.3 percent).

7. Irvington Road

On the designated corridor, 93 businesses are identified as having a local service area, 16 businesses are identified as having a metropolitan service area, and 11 businesses are identified as having a regional service area.

S PARK AV

S 12TH AV

Drachman Institute defined the service area for each business as either “local” (serves the general vicinity); “metropolitan” (serves the greater metropolitan area); or “regional” (serves the region).

S 6TH AV

Because some parcels contain multiple businesses, Table 7.4 below shows the breakdown of business types and other uses along the corridor.

Rodeo Grounds

Table 7.4: Detailed Land Use DataIrvington Road Commercial Corridor Land Use

1.6%

11 3 25 5

4.3% 1.2% 9.8% 1.9%

7

2.8%

5 2 5 2 2 86 20

1.9% 0.8% 1.9% 0.8% 0.8% 33.9% 7.9%

1

0.4%

34 7 21 254

13.4% 2.8% 8.3% 100.0%

*Includes storage, social services, and other uses not classified. Source: Drachman windshield survey, 2012. 162

WY

4

SH

5.5%

ALE

14

OG

Percentage

SN

Auto Related Bank and Cash Services Beauty Services Education General Merchant Government Grocery/Market/ Convenience Stores Health Related Hotel Office Parking Religious Residential Restaurants/Fast Food Transportation Related Vacant Lot Vacant Business Other* Total

Number

Figure 7.7: Land Use-Irvington Road Commercial Corridor

Examples of “institutional” land use include: soup kitchen, church, Masonic Lodge, and private schools. Source: Drachman windshield survey, 2012

Pima County NSP2 Commercial Corridor Profile Volume IV


Land Use

E

IN TE RS TA TE N O

NS BE

10

0.25

0.5

7. Irvington Road BE

S ALVERNON WY

S CAMPBELL AV

S TUCSON BLVD

S COUNTRY CLUB RD

S COUNTRY CLUB RD

S PALO VERDE RD

Y

HW

N

0

E

NS

ON

HW

Y

1

Miles

Other

Civic/Cultural

Wholesal

Commercial

Government

Multi-use

Office

Residential - MF

Vacant

Medical

Residential - SF

Parking

Park

Mobile Home

Educational

Manufacturing

Pima County NSP2 Commercial Corridor Profile Volume IV

163


Development

7. Irvington Road

Development Patterns A series of maps in Figure 7.8 shows the surrounding parcel development over time.

Irvington Road Commercial Corridor 1949

Irvington Road Commercial Corridor 1959

Irvington Road Commercial Corridor 1989

Irvington Road Commercial Corridor 1999

Figure 7.8: Parcel Development Over Time-Irvington Road Commercial Corridor

Source: Pima County GIS, 2010.

164

Pima County NSP2 Commercial Corridor Profile Volume IV


Irvington Road Commercial Corridor 1969

7. Irvington Road

Development

Irvington Road Commercial Corridor 1979

N

0

0.25

0.5

1

Miles

Developed Parcels Irvington Road Commercial Corridor

Irvington Road Commercial Corridor 2010

Pima County NSP2 Commercial Corridor Profile Volume IV

165


Density

S 12T H AV

9,585

10,298 9,550

8,212

10,421 8,885

4,862

675

0

9,979

5,589

6,171

E IRVINGTON RD

5,318

0

6,473

E WYOMING ST S PARK AV

3,506

2,617

166

Figure 7.9: Population Density by Block Group-Irvington Road Commercial Corridor The red dashed line represents 1/4 mile on either side of Irvington Road Commercial Corridor. Source: Pima County GIS, 2010 U.S. Census data.

Pima County NSP2 Commercial Corridor Profile Volume IV

10,045

748

0

8,373 7,043

7,815

5,659

8,835

Several large apartment complexes contribute to pockets of higher density along the corridor.

9,967

0

0

4,998

8,483

8,389 0

8,940

9,300

11 ,7 70

9,132

08 ,2 12

7. Irvington Road

2,446

0 5,691

10,656

9,960

10,292

4,810

W MISSOURI ST 5,271

An area of higher density appears at the northwest corner of South Campbell Avenue and Irvington Road.

S 6T H AV

Density The Irvington Road Commercial Corridor has a population density per square mile that ranges from approximately zero to 21,253 for the block groups directly on Irvington Road (see Figure 7.9).

11,741 12,146 12,505


Density

E

IN TE RS TA TE

BE N SO N

10

H Y 3,419 0

2,147

8,313 882 0

316 0

98

0

21,253

106

0

8,789

8,971

0

0 0

1,102

0 0

8,695

S CAMPBELL AV

14,448

6,872

5,499

10,972 5,049

113

0

0

0

0

0

0 143

0

4,047

0

0

0 0

S TUCSON BL

4,912

0

E

BE

S PALO VERDE RD

8,669

S COUNTRY CLUB RD

1,303

9,432 81 69 ,9 ,0 12 14

20,082

4,208

8,693

12,170

0

0

9,335

0

0

0

7. Irvington Road

8,674

NS

ON

HY

N

S ALVERNON WY

9,369

0

0.125

0.25

0.5

Miles

Density per sq mile 1 Low 6 2 7 3 8 4 9 5 10 High Irvington Rd Parcels

Pima County NSP2 Commercial Corridor Profile Volume IV

167


Ownership Ownership Figure 7.10 displays ownership of parcels according to Pima County Assessor’s records as of February 2013. Almost half of the area parcels are owned by private, multiple owners.

Ownership

# Parcels

% Parcels

City Pima County Private Individual Private Multiple Owners Private LLC Multiple Owners Total

12 1 54

5.2% 0.4% 23.4%

108

46.8%

56

24.2%

231

100%

S 12TH AV

HY

W DREXEL RD Figure 7.10: Ownership-Irvington Road Commercial Corridor Sources: Pima County Assessor and Pima County GIS Library. 168

Pima County NSP2 Commercial Corridor Profile Volume IV

S PARK AV

Source: Pima County Assessor’s Records, 2013.

S ALE OG SN

7. Irvington Road

Table 7.5: Parcel Ownership DataIrvington Road Commercial Corridor


Ownership

E N O NS BE HY

7. Irvington Road HY

S ALVERNON WY

EB EN SO N

S PALO VERDE RD

S COUNTRY CLUB RD

S TUCSON BL

S CAMPBELL AV

IN TE RS TA TE 10

E DREXEL RD

N

0

0.125

0.25

0.5

Miles

Private individual owner

City of Tucson

Private multiple owners

Pima County

Private LLC multiple owners

Contiguous ownership

Pima County NSP2 Commercial Corridor Profile Volume IV

169


Hydrology and Drainage

60

24

son

Diver sion Cha n

2

0

2460 2410

44 0

2

0 2 70 0 2 80 0

00

25

2 440

25

260026 60

248 0

2440

2 460

2450 2450

D 2

2500

tW as

h

W DREXEL RD

2520

2430 2420

Figure 7.11: Hydrology and Drainage-Irvington Road Commercial Corridor Sources: Pima County Flood Control District and Pima County GIS Library, 2012.

2430

2450

60

24

Ai rp or

70 24

2 500

W DREXEL RD

0 245

0 244

Dakato Wash

S MIDVALE PARK RD

2

z

W IRVINGTON RD

ION R

0 20

2 520

Pima County NSP2 Commercial Corridor Profile Volume IV

Cru

2410

252 0

25

ch

ta San

0 260

2560 2540

r an st B e W

24 6 0

48

56

2 2580 0 6 40

00 26

20

S MISS

25 2 5 60 40

2440

2740 26

28 00

2430

2 4 20

270

S NOGALES HY

5

249 0

0

2

2 70

0

2 60 0

0 4 80 250 2 46 0

24 20

24 2

00 700 27 2 0 2 60

2

40

252 0

25

60 25 2 58 0

sh

2 48 0

2500

S 6TH AV

o Wa

W AJO WY

S 12TH AV

246 0Aj

INTERSTATE 19

O HY 2480 W AJ

5

2

40

2 42 0

2400

70

24

80 24

170

2390

5

0 2 60 6 0 2 5 80 2 5

2

7. Irvington Road

0

0 46

*Source: Pima County GIS Library 2012.

uc

l ne

2

80

Public Retention Basin: The land areas upon which a publicly owned detention or retention basin is located.

2470

T

28 00

Riparian Habitat: Areas include various types of riparian habitat, deciduous riparian woodland, and mesquite bosques. Map does not distinguish between various types. Riparian Classification: Shows the location of various riparian classifications, including Hydropriparian, Mesoriparian, and Xeroriparian Classes, which are specific definitions of plant communities based on plant community structure and composition, vegetation density, and the availability of water. Map also includes the Important Riparian Area Classification (IRA). The IRA classification was developed as part of the Sonoran Desert Conservation Plan (SDCP) and is part of the Conservation Lands system. These designations are used to determine the type and amount of mitigation required when developing a mitigation plan.

2

60 26

2 6 20

24 00

0 62

1

AV

2450

2400

0 27 0 2760

0

S

H 0T

z River

24 2

40

24

Figure 7.11 only includes major washes with a flow greater than 2000 cubic feet per second (CFS). 100 year flood zone according to FEMA (Federal Emergency Management Agency).

u Santa Cr

2520

0

244 0

20

2

2 0

2380

8

0

24

4

2400

46

24

0

Rodeo Wash and Julian Wash pass under the Irvington Road Commercial Corridor and flow to the Santa Cruz River (see Figure 7.11). Please note the following information* for figure 7.11:


IN TE RS TA TE 10

254 0 255 0

26 50

70

5

50 26

70 26

0 262

25 60 2

2610 20 26

7. Irvington Road

S COUNTRY CLUB RD

2

52 0

2650

S PARK AV

25 10

30

E AJO WY

2

61

26

0

25

80 2590

2

0

25

25 80

S PALO VERDE RD

10

25

2600

25 30

South Interceptor Canal

252 0

253 0

S KINO PW 250 0

24 90

RD

2520

S INK

60 25

LF L

24 80

S GO

25

2690 269 0

26 30 26 20 2 64

50 26

2 460

Major Washes

0 258

0

0.5

1

2

Miles

Lower elevation 2700

100 Year Flood Zone Riparian Habitat Riparian Classification

2700

10 27

0 266

2560

0 266

2590

2550

261 0

N

2680

2700

10â&#x20AC;&#x2122; Contours

Higher elevation

2460

Irvington Road Parcels

E DREXEL RD

2690

HY

2690

N

264 0

S ALVERNON WY

2570

SO

h

0 265

BE N

Wa s

0

2530

E

an

2680

25

Ju li

S TUCSON BL

Wa sh

259 02 60 0

80

25 40

eo

S CAMPBELL AV

80

Ro d

S COUNTRY CLUB RD

248 0

2530

2520

70 25

26 40

25 20

Hydrology and Drainage

Public Retention Basin Pima County NSP2 Commercial Corridor Profile Volume IV

171


Contamination

W AJO HY

INTERSTATE 19

The tanks were emptied and removed in the early 1990s. Today, the City operates 67 shallow and lower groundwater monitoring and remediation wells to detect gasoline in the upper groundwater zone. They also operate two soil vapor extraction systems to remove any contamination in the soil. The site is considered an active clean-up site and costs approximately $95,000 per year in maintenance.

S M IS SION

RD

Although groundwater contamination has been detected, there are no Tucson Water drinking wells nearby. See Figure 7.12 for information on groundwater contamination risk. Groundwater pollution potential is based on seven weighted hydrogeologic parameters of the region. General activities of concern are landfills, feed lots, septic systems, roadway runoff, cemeteries, and leaking underground storage tanks.

S 6TH AV

W AJO WY

W IRVINGTON RD

TIAA Superfund The west end of the Irvington Road Commercial Corridor is included in the approximately ten square mile Tucson International Airport Area (TIAA) Superfund Site.2

1

Information for this section taken from http://dot.tucsonaz.gov.

2

Source: www.epa.gov/region09/TucsonAirport

W DREXEL RD

S MIDVALE PARK RD

TCE (TRICHLORETHYLENE)

The history of contamination in this area goes back to 1942 and has included discharge of aircraft liquids and other wastes directly into the soil, fire drill training areas where wastes from training operations were left in unlined pits, and unlined landfills. In 1988, the EPA treated the groundwater contamination plume north of Los Reales Road by pumping and air stripping the contaminated groundwater, followed by discharging the treated water to the municipal water distribution system. While current human exposures on-site are considered under control, groundwater contamination migration is not.

S CARDINAL AV

7. Irvington Road

In June of 1989, fuel leakage was discovered in the soil below the fueling tanks and the City of Tucson began subsurface and groundwater investigations. They discovered that gasoline had permeated the soil to a clay layer 90 feet below the site which is in the upper groundwater zone.

S 12TH AV

Contamination The Thomas O. Price Service Center, located in Fairgrounds Neighborhood (north of the Irvington Road Corridor), has been a primary fueling facility for the City of Tucson since 1972. The facility maintains underground storage tanks (USTs) for gasoline and diesel.1

Figure 7.12: Contamination-Irvington Road Commercial Corridor Sources: Pima County Department of Environmental Quality and Pima County GIS Library, August 2011. 172

Pima County NSP2 Commercial Corridor Profile Volume IV


E DREXEL RD

S TUCSON BL

S CAMPBELL AV

E

10

BE

NS

O

N

S GO LF

PETROLEUM PRODUCTS

7. Irvington Road

TE

"

HY

Superfund Sites RD E VALENCIA Hazardous Plumes in Groundwater Potential for Plume Spread

N

0

0.25

0.5

1

Miles

h

TA

H ig

RS

DAVIS-MONTHAN AIR FORCE BASE

Lo w

TE

S PARK AV

IN

S ALVERNON WY

PETROLEUM PRODUCTS

S COUNTRY CLUB RD

E AJO WY

S PALO VERDE RD

"

COUNTY COLLECTION SYSTEM

S COUNTRY CLUB RD

S KINO PW

LINK S R

D

Contamination

Pima County NSP2 Commercial Corridor Profile Volume IV

173


OG ALE SH Y

TUCSON INTERNATIONAL AIRPORT Figure 7.13: Airport Zones-Irvington Road Commercial Corridor

Source: Pima County GIS Library, 2012. 174

Pima County NSP2 Commercial Corridor Profile Volume IV

S PARK AV

SN

7. Irvington Road

S 12T H AV

Airport Zones The Davis Monthan Air Force Base is located just east of the designated Irvington Road Commercial Corridor and a few parcels are in the Airport Height Overlay Zone. These zones can impact proposed and existing residential development due to limits on structure heights and other possible restrictions.

S 6T H AV

Airport Zones


Airport Zones

BE

NS

ON

HY

E

BE

DAVIS-MONTHAN AIR FORCE BASE 10

7. Irvington Road

E

IN TE RS TA TE

HY

S ALVERNON WY

S PALO VERDE RD

ON

S COUNTRY CLUB BL

S TUCSON BL

S CAMPBELL AV

NS

E DREXEL RD

Height Zone

N

0

0.125

0.25

0.5

Miles

Noise Zone

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175


Crime

S 6TH AV

Crime Incidents Drachman Institute compiled the number and types of all crime incidents reported from January 1-July 30, 2012, and their approximate location using the Tucson Police Department Crime Statistics Search.1 Table 7.6 presents the number of each incident reported during this time period on the Irvington Road Corridor. Figure 7.14 displays the approximate location where these incidents took place. 1 http://tpdinternet.tucsonaz.gov/stats/statistics.aspx.

Database includes archived crime data through July 30, 2012.

Table 7.6: Crime Incidents: January-July 2012 Irvington Road Commercial Corridor

159

30.5%

Notes: • 32 cases of shoplifting were reported in the designated corridor. • The following crimes were not included in above table: civil matters, motor vehicle stops, assist other agency, public hazard, false alarms, unfounded, public assist/check welfare, traffic accidents, miscellaneous officer, other offenses/other misdemeanors, sick/cared for, lost property. • Crimes reported from 1/1/2012 - 7/30/2012. Source: Tucson Police Department, 2012. http://tpdinternet. tucsonaz.gov/stats/statistics.aspx 176

Figure 7.14: Number and Approximate Location of Crime Incidents-Irvington Road Commercial Corridor NOTES: Red circles indicate the approximate location and number of incidents reported between January 1 and July 30, 2012. Sources: Data provided by the Tucson Police Department.

Pima County NSP2 Commercial Corridor Profile Volume IV

7

45

Y

1.5% 2.5% 11.5% 1.3% 2.5% 2.7% 3.8% 5.2% 2.3% 0.6% 20.2% 0.2% 1.0% 100%

53

SH

8 13 60 7 13 14 20 27 12 3 105 1 5 521

42

1

20 21

ALE

3.8%

13

OG

20

2

S PARK AV

% of Total Crime 1.3% 0.0% 3.5% 5.6%

SN

Aggravated Assault Arson Burglary Criminal Damage Disorderly Conduct/Public Disturbance Domestic Violence/Offenses Against Family & Children DUI Embezzlement/Forgery/Fraud Larceny/Theft Liquor Laws Mental Cases Motor Vehicle Theft Narcotic Drug Laws Other Assaults Robbery Sex Offenses Suspicious Activity Vagrancy Weapons TOTAL

Number of Crimes 7 0 18 29

S 12TH AV

7. Irvington Road

Crime

5 25

2 61

4


Crime

10

7. Irvington Road

IN TE RS TA TE

E IRVINGTON RD

7

BE

NS

ON

HY

N

0

S ALVERNON WY

E

S PALO VERDE RD

18

S COUNTRY CLUB RD

1

S TUCSON BL

S CAMPBELL AV

127

38

0.25

0.5

1

Miles

Pima County NSP2 Commercial Corridor Profile Volume IV

177


Accessibility and Circulation: Pedestrian Access

Percentage

Trees in Right-of-Way* Yes 112 48.1% No 121 51.9% Total Parcels 233 100% Lighting* Yes 189 81.1% No 44 18.9% Total Parcels 233 100% Curb* Yes 233 100% No 0 0.0% Total Parcels 233 100% Clear Accessible Path from Right-of-Way to Address** Yes 64 48.9% No 67 51.1% Total Businesses 131 100% Sidewalk** Yes 119 90.8% No 12 9.2% Total Businesses 131 100%

c

RODEO PARK

WY

SH

ALE

OG

S 12TH AV

S PARK AV

EL PUEBLO PARK

SN

7. Irvington Road

Number

S 12TH AV

Table 7.7: Pedestrian DataIrvington Road Commercial Corridor

S 6TH AV

Pedestrian In order to assess the pedestrian environment and pedestrian accessibility in the corridor, the Drachman windshield survey teams recorded the presence of trees in the right of way, lighting, curbs, sidewalks, and whether there is a clear accessible pedestrian path from the right-of-way to the address. Results are shown in Table 7.7 and Figure 7.15.

* Data is by parcel. There are 233 total parcels. ** Data is by business. There are 131 businesses. Data does not include parks, parking lots, residential, or vacant lots.

E DREXEL RD

Figure 7.15: Sidewalks and Street Trees-Irvington Road Commercial Corridor

178

Pima County NSP2 Commercial Corridor Profile Volume IV


Accessibility and Circulation: Pedestrian Access

BE

S PALO VERDE RD

E

NS

ON

7. Irvington Road

10

S TUCSON BLVD

HW

Y

Legend Parks S ALVERNON RD

S COUNTRY CLUB RD

S CAMPBELL AV

IN TE RS TA TE

Trees Crosswalk Sidewalk Street Light South 6th Avenue Commercial Corridor Parcels

c N

0

0.125

0.25

0.5

Public Library

Miles

Pima County NSP2 Commercial Corridor Profile Volume IV

179


Accessibility and Circulation: Bicycle Access Bicycle In order to assess the accessibility of the corridor by bicycle, the Drachman windshield survey teams recorded the presence of bike lanes, bike parking, and whether there is a clear accessible path from the right-of-way to the address. Results are shown in Table 7.8 and Figure 7.16.

FREEMONT

c

CHERRY

MOUNTAIN

Bike Lane* Yes 212 91.0% No 21 9.0% Total Parcels 233 100% Clear Accessible Path from Right-of-Way to Address** Yes 36 27.5% No 95 72.5% Total Businesses 131 100% Bike Parking** Yes 38 29.0% No 93 71.0% Total Businesses 131 100%

S 6TH AV

Percentage

MISSOURI

RODEO PARK

S 12TH AV

S PARK AV

BANTAM

WY

SH

ALE

OG

* Data is by parcel. There are 233 parcels. ** Data is by business. There are 131 businesses. Data does not include parks, parking lots, residential, or vacant lots.

LIBERTY BICYCLE BOULEVARD

EL PUEBLO PARK

SN

7. Irvington Road

Number

S 12TH AV

Table 7.8: Bicycle DataIrvington Road Commercial Corridor

LIBERTY BICYCLE BOULEVARD

MICHIGAN

E DREXEL RD

Figure 7.16: Bike Routes-Irvington Road Commercial Corridor Source: http://bikeped.pima.gov. 180

Pima County NSP2 Commercial Corridor Profile Volume IV


Accessibility & Circulation: Bicycle Access

IN TE RS TA TE

10

E

BE

NS

ON

HW

7. Irvington Road

Irvington Rd Commercial Corridor Parcels

c

Public Library Shared-use Path Paved 8 ft. to 12 ft. wide path separated from street. Watch for equestrians, pedestrians and dogs. Suitable for slower speeds.

S ALVERNON RD

BONNEY

S COUNTRY CLUB RD

GREENWAY

Y

VIRGINIA

Parks

S PALO VERDE RD

S CAMPBELL AV

S TUCSON BLVD

MISSOURI

Bike Route

Lower volume street Maximum speed limit 30 mph.

Bike Route with Striped Shoulder Major street, striped shoulder Speed limits of 25 mph.

Residential Streets Maximum speed limit 30 mph.

Key Connecting Streets These streets have more traffic, higher speeds and less width.

Planned Improvements N

0

0.125

0.25

0.5

Bike Parking Available Miles

Pima County NSP2 Commercial Corridor Profile Volume IV

181


Accessibility and Circulation: Car Access

49.6% 48.1% 2.3% 100%

(

(

(

13.7% 84.8% 1.5% 100%

Note: Data is by business and does not include parks, parking lots, residential, or vacant lots.

OG ALE SH Y S PARK AV

S 12TH AV E DREXEL RD

Traffic on Irvington Road

182

Pima County NSP2 Commercial Corridor Profile Volume IV

Figure 7.17: Car and Service Access-Irvington Road Commercial Corridor

Sources: Drachman windshield survey, 2012, Pima County DOT and DSD, 2012, and Pima County GIS Library.

00 ,2 33

39 ,5

84 ,0

,0

31

Loading Zone by Business No 65 Yes 63 Unable to Assess 3 Total 131 Dumpster by Business No 18 Yes 111 Unable to Assess 2 Total 131

Percentage

SN

7. Irvington Road

Number

32

Table 7.9: Service Access DataIrvington Road Commercial Corridor

34

The active Union Pacific Nogales Spur at-grade railroad track crosses Irvington Road west of South Park Avenue, causing accessibility and safety concerns for pedestrians, bicyclists, and drivers.

18

Cars and Service Access On the Irvington Road Commercial Corridor the average traffic speed is 35-45 mph, with an average daily traffic count ranging from 23,542 to 34,018. Figure 7.17 shows the building footprint and parking along the corridor.

(


23

30

(

(

,5

42

36 ,7

12 ,0

IN TE RS TA TE

10

(

S TUCSON BL

S CAMPBELL AV

S COUNTRY CLUB RD

NS

ON

HW

Y

S ALVERNON WY

BE

S PALO VERDE RD

E

7. Irvington Road

(

25

26

,7

92

Accessibility & Circulation: Car Access

Speed Limits MPH 30

E DREXEL RD

35 40

N

0

1/8

1/4

1/2 Miles

45

Car Accessibility Striped Paved Parking Building Footprints Yes, Car Access to Address Daily Traffic Count

Pima County NSP2 Commercial Corridor Profile Volume IV

183


Accessibility and Circulation: Transit Bus The Irvington Commercial Corridor is served by multiple Sun Tran bus routes (Table 7.11). The Roy Laos Transit Center is located on the corridor and provides connectivity to the greater Tucson area (Figure 7.18). Figure 7.19 shows the location of sheltered and unsheltered bus stops along the corridor.

203X

I-1

Magee Thornydale

Co

rta

Oldfather

ro

0

e Oracl

Magee

La Cañada

ell

Nu e Vis va ta

rb

W ad e

ve

Northern

TO TANGERINE

Sil

ORO VALLEY ORO VALLEY

PCC NW

16

Ina

Via Assisi

16

MARANA Shannon

Giaconda

2X 20

203X

Skyline

Orange Grove

Orange Grove

202X

Oracle

1st Ave.

La Cañada

River

Kain

Davis

Ruthrauff Rive

r

6

16

Roger

Oracle

Prince

Pima

8 Speedway

Speedway

Tucson

Bilby

203X

Pantano

Kolb Jessica Wilmot

Craycroft

Pantano Palo Verde

Hotel

Valencia

Civano

26

24 Pan Tak

Rita

Komelic

Mission

Sorrel

Bilby

Tetakusim

Road

Houghton

Los Reales

Los Reales

29 Tetakusim

Hw y.

CIVANO

11

12th Ave.

Cardinal

Camino De Oeste Camino Benem

I-19

6

Los Reales

Drexel

Drexel

Be ns on

Valencia

440

0

26

Aero Park Blvd.

San Xav i er

Loo

Hermans Rd.

p

I-19

ales Little Nog

440

421

I-1

0

Hughes Access

203X

Old

ec h

T

Figure 7.18: Bus Routes-Irvington Road Commercial Corridor

Source: Sun Tran, 2013. 184

Pima County NSP2 Commercial Corridor Profile Volume IV

Va

il R

a Rit

Campus

202X

Access Rd South

San Xavier

Nogales Hwy

Calle Potam

Calle Torim

Pl.

d.

Metropolitan

202X

I-1

Alvernon

27

Country Club

Forgeus

Drexel

440

PCC DESERT VISTA

Seven Generations

Masterson

29

Valencia

29

Swan s eu rg

Fo

Campbell

.

Campbell

24

421

Camino Seco

Park 6th Ave.

6 Nebraska

Irvington

11

26

Craycroft

27

Mark

Midvale Park

Ligthning

Calle Santa Cruz

Drexel

Irvington

2

27

Escalante

Gas

23

Nogales Hwy

Drexel

27

Milber St.

6th Ave.

Camino De Oeste

Sunset

Sheridan

Rafter

430

ROY LAOS TRANSIT CENTER

430

Stella

President

50 16

203X Irvington

36th St.

Park

I-19

Mission

Camino Verde

Calle Don Miguel

Hwy

12th Ave.

23

quin San Joa

Hid

0

Ajo Way

Liberty

Donald

43 0

y

Vis

11

50

ne

Ajo

Lazy H

I-1

2 ta

o

alg

Ajo Way

Kin

Irvington

Drexel

SOUTH TUCSON

Golf Links

Golf Links Pina l Vista

La Cholla

36th St.

44th St.

Bopp

Me no r

33rd St.

36th St.

8

22nd St.

29th St. 31st St.

421

202X

Broadway

11

ell

6

Silverlake

8

22nd St.

16

yb

23

Eastland

22nd St.

err

San Marcos

2

Ch

Source: Sun Tran, 2012 *Ranking is from 1-40 bus routes, with #1 having the most passengers per hour. (Data for June 2012).

10th Ave.

I-10

22nd St.

Kino

Pk wy

23 203X

8

Belvedere

Cushing

Broadway

8

Tucson

Alameda

5th St.

Alvernon

Country Club

4th Ave.

d Westmorelan

Greasewood

Anklam

RONSTADT TRANSIT CENTER Grande

Riverview

Fresno

Houghton

6 Speedway

St Mary’s

Hw

Harrison

Drachman

Pantano

Campbell

Tucson

Park

ell

16

y.

a

lin

ta

Ca

Tanque Verde

Grant

Grant

Pima

X 202

Rio

11

Euclid

erb

Dragoon

Grant

El

Glenn

Glenn

Copper

Lester

Camino Los Br azos

Camino Seco

Miracle Mile

0

1st Ave.

I-1

Ft. Lowell

Stone

Ft. Lowell ret

Go

Cloud

Bear Canyon

Prince

Sabino Canyon

3X 20

Flowing Wells

Romero

18 9 2 3 14 6 17 27 10 23 28 36

Swan

TOHONO TADAI TRANSIT CENTER

Wetmore

y Kino Pkw

20.4 29.4 35.8 35.4 25.1 30.7 22.0 15.8 29.3 17.8 14.2 6.7

Ranking*

16

Curtis

Silv

7. Irvington Road

30,259 98,669 246,291 104,513 39,856 19,098 26,921 31,907 36,060 9,748 3,102 2,100

0

2 6 8 11 23 24 26 27 29 50 202X 203X

Passengers per Hour

Sunrise

I-1

Route

City-Wide Ridership/ Month

La Cholla

Table 7.11: Bus RidershipIrvington Road Commercial Corridor


Accessibility & Circulation: Transit ! !

To Ronstadt Transit Center

To Tohono Tadai Transit Center

! !

!

! !

IN TE RS TA TE

8

!

50 !

!

EB

!!

!

EN SO N

!

!! ! !

10

! !

!

2 !!

! !

! !

HY ! !

!

!

23

!!

! !

X 202

6

!

!!

!!

!

26

!

11

!

HY

24

! !

S ALE OG SN

!! !

27

29

X 203

!

!

!

!

!

!

!

!

!

!! !

! ! ! !

!!

!! !

!

!

S ALVERNON WY

!

S COUNTRY CLUB RD

!

Laos ! ( ! Transit ( !! ! !! ! ! ! ! ! !! Center

S TUCSON BL

To Ronstadt Transit Center

!

S CAMPBELL AV

!

S PARK AV

!!

OW Y

!!

E DREXEL RD

! !

!

! !

! !

!

!!

!

! !

!

!!

!

!

To Tucson International Airport ! !

7. Irvington Road

To Ronstadt Transit Center

E AJ

!

!

! !

! !

!

To Tucson International Airport

! ! !

Bus Stops !

!

!!

!!

Un-sheltered Bus Stop

!

Sheltered Bus Stop

Figure 7.19: Transit Connectivity-Irvington Road Commercial Corridor

Sources: Sun Tran, Pima County GIS Library and Drachman windshield survey, 2012.

N

0

1/4

1/2

1

Miles

!

Bus Routes Route 2

Route 23

Route 29

Route 6

Route 24

Route 50

Route 8

Route 26

Route 202X

Route 11

Route 27

Route 203X

Pima County NSP2 Commercial Corridor Profile Volume IV

185


Assessment of Structures and Grounds Building Conditions The majority (91.6 percent) of business properties on the Irvington Road Corridor are in ‘Good’ condition (see Figure 7.20). Approximately 8.4 percent are in ‘Fair’ condition requiring between $5,000 and $15,000 in repairs.

Grounds Conditions Approximately one-quarter of business properties on the Irvington Road Corridor do not have landscape or grounds to assess (Figure 7.21). Approximately 65 percent of business properties have grounds assessed as ‘excellent,’ which means that landscape is both intentional and maintained.

Seven business properties on the corridor are vacant. Of these vacant businesses, all are in ‘Good’ condition.

Of note is the condition of vacant lots on the corridor. Twenty-eight of the thirty-five vacant lots had landscapes in poor condition and all thirty-five had litter at the time of the windshield survey (Figure 7.22).

Fair 8.4% n=11

7. Irvington Road

Good 91.6% n=120

Poor 4.6% n=6

Table 7.12: Type of Parcel Border by Business PropertyIrvington Road Commercial Corridor Fence Wall Landscape/ Hardscape None Total

Number

Percentage

20 43

15.3% 32.8%

35

26.7%

33 131

25.2% 100%

Table 7.13: Trees in the Right-of-Way by Business PropertyIrvington Road Commercial Corridor

None 24.6% n=32 Excellent 65.4% n=85

Average 5.4% n=7

Yes No Total

Number

Percentage

92 39 131

70.2% 29.8% 100%

‘Excellent’ grounds are intentional and maintained. Figure 7.20: Condition of All Business PropertiesIrvington Road Commercial Corridor

Table 7.14: Trees on Parcel by Business Property-Irvington Road Commercial Corridor

Excludes parking lots, vacant lots, residential, and parcels that were unable to be assessed.

Figure 7.21: Landscape Condition of All Business Properties-Irvington Road Commercial Corridor

Excludes parks, parking lots, vacant lots, vacant buildings, and residential.

None 11.4% n=4

Average 8.6% n=3

Poor 80.0% n=28

Figure 7.22: Landscape Condition of Vacant LotsIrvington Road Commercial Corridor

Note: All 35 vacant lots had litter and 27 of the 35 parcels had graffiti at the time of the windshield survey. The majority of business properties on the corridor are in good structural condition. 186

A vacant home on Irvington Road

Pima County NSP2 Commercial Corridor Profile Volume IV

Yes No Total

Number

Percentage

108 23 131

82.4% 17.6% 100%

Table 7.15: Miscellaneous Exterior Conditions by Business PropertyIrvington Road Commercial Corridor Evaluated Condition Exterior Lighting Overhead Utilities Present Miscellaneous Signs on Parcel Litter Present Graffiti Present

Number*

Percentage of Total Businesses

129

98.5%

75

57.3%

33

25.2%

127 90

96.9% 68.7%

*Number indicates the number of business properties with the evaluated condition out of 131total businesses.


Assessment of Signage and Billboards Signage The majority of existing monument and individual business signs are in good condition.

Table 7.16: Condition of Individual Business Signs-Irvington Road Commercial Corridor Condition Good Average Poor None Total

Number

Percentage

101 6 2 22 131

77.1% 4.6% 1.5% 16.8% 100%

Billboards and Advertising Windshield survey teams also noted the existence of billboards along the designated commercial corridor. The University of Arizona is a noticeable advertising presence along the corridor.

Condition Good Average Poor None Total

Number

Percentage

48 5 2 76 131

36.6% 3.8% 1.5% 58.0% 100%

7. Irvington Road

Table 7.17: Condition of Monument Signs by BusinessIrvington Road Commercial Corridor

Billboards and Advertising- Irvington Road Commercial Corridor

Pima County NSP2 Commercial Corridor Profile Volume IV

187


Vacancy

S PAR K AV

S 6T H AV

S 12T H AV

Vacant Business Properties At the time of the windshield survey, seven out of 131 business properties within the designated corridor area were identified as vacant (5.3 percent). The windshield survey teams also recorded the presence of signage indicating that a business was for sale, for lease, or otherwise available. Based on signage, 23 business properties in the area were available in August 2012.

7. Irvington Road

Vacant Housing Units Adjacent to the Corridor The 2010 U.S. Census provides data on all vacant housing units in an area including those for rent or for sale, those vacant properties that are vacant due to seasonal, recreational, or occasional use, and â&#x20AC;&#x153;other vacantâ&#x20AC;? which may be recent foreclosures or units that owners or renters have walked away from (see Table 7.18). According to census data for one-quarter mile on either side of Irvington Road within the designated area, the total housing vacancy rate is 13.7 percent. Vacant Lots Drachman Institute identified 35 out of 233 parcels (15.0 percent) on the Irvington Road Commercial Corridor as vacant (see Figure 7.23). Litter is a problem on vacant land as all thirty-five vacant parcels had litter at the time of the windshield survey.

Table 7.18: Housing Units by Vacancy StatusIrvington Road Commercial Corridor

3

0.1%

For Sale

38

1.2%

Sold, not occupied

7

0.2%

Other Vacant*

130

4.1%

For seasonal/ recreational/ occasional use

11

0.3%

For Migrant Workers

0

0.0%

439

13.7%

3,202

100%

Total Vacant Units Total Housing Units

Y

Rented, not occupied

SH

7.8%

ALE

Percent

250

OG

Units

For Rent

SN

Vacant Units

Data for one-quarter mile on either side of designated area on Irvington Road. Source: U.S. Census 2010 Summary File 1 (ESRI). *Includes recent foreclosures or units that owners have walked away from.

W DREXEL RD

Litter is a problem on vacant land on Irvington Road.

188

Pima County NSP2 Commercial Corridor Profile Volume IV

Figure 7.23: Parking Lots, Vacant Business Properties, and Vacant Parcels-Irvington Road Commercial Corridor. Source: Drachman windshield survey, 2012.


E

N

SO

N

H

10

7. Irvington Road

B

Y

S ALVERNON RD

S COUNTRY CLUB RD

S TUCSON BL

S CAMPBELL AV

E

IN TE RS TA TE

S PALO VERDE RD

S COUNYRY CLUB RD

Vacancy

E DREXEL RD

Vacant Lot N

0

0.25

0.5

1

Surface Parking Miles

One or More Vacant Buildings/Spaces

Pima County NSP2 Commercial Corridor Profile Volume IV

189


Commercial Corridor Summary

7. Irvington Road

Location and Surrounding Neighborhoods The designated Irvington Road Commercial Corridor crosses Interstate 10 and extends from 12th Avenue (west) to Alvernon Way (east). Surrounding neighborhoods include Fairgrounds and Bravo Park Lane Neighborhoods to the north, Sunnyside and Cherry Avenue Neighborhoods to the south, and Rose Neighborhood to the west. Demographics and Housing Characteristics There are approximately 7,970 residents living in the half-mile area along the Irvington Road Corridor (one-quarter mile on each side of the corridor). The area is predominantly Hispanic (85.0 percent compared to 41.6 percent in the City of Tucson). The area also has a higher proportion of residents that identify as American Indian (4.3 percent compared to 2.7 percent in the City of Tucson). Residents within one-quarter mile of the corridor have lower education levels, lower median household income, and higher levels of poverty than the City of Tucson. There are approximately 3,202 housing units in the half-mile area, 2,763 which are occupied. Of these occupied units, 50.4 percent are owner-occupied.

the area does not have street lighting from South 6th Avenue to South Campbell Avenue. In terms of shade, approximately half of the parcels have trees in the right of way. For bicyclists, there is a continuous bike lane along most of Irvington Road, but riders must be comfortable with high traffic volume. Approximately 29 percent of businesses offer bike parking. The corridor caters to automobile access, with daily traffic volume ranging from 23,542 to 34,018, and all businesses offer car parking. The designated corridor houses the Roy Laos Transit Center and is therefore well connected by public transit. Building Conditions and Grounds Conditions The majority (91.6 percent) of business properties on the Irvington Road Corridor are in ‘Good’ condition. Approximately 8.4 percent are in ‘Fair’ condition requiring between $5,000 and $15,000 in repairs.

Zoning and Land Use The parcels on the Irvington corridor are zoned for C-1, C-2, O-3, I-1/CI-1, and residential uses. Approximately 80 parcels out of 233 are dedicated to commercial uses (34.3 percent).

Approximately one-quarter of business properties on the Irvington Road Corridor do not have landscape or grounds to assess. Approximately 65 percent of business properties have grounds assessed as ‘excellent,’ which means that landscape is both intentional and maintained.

Density The Irvington Road Commercial Corridor has a population density per square mile that ranges from approximately zero to 21,253.

Of note is the condition of vacant lots on the corridor. Twenty-eight of the thirty-five vacant lots had grounds in poor condition and all thirty-five had litter at the time of the windshield survey.

Ownership According to Pima County Assessor’s records, 47.2 percent of parcels are owned by private, multiple owners.

Vacancy At the time of the windshield survey, seven out of 131 business properties within the designated corridor area were identified as vacant (5.3 percent).

Crime The City of Tucson Police Department responded to approximately 521 incidents between January 1 and July 30, 2012 on the designated corridor.

According to census data for one-quarter mile on either side of Irvington Road within the designated area, the total housing vacancy rate is 13.7 percent.

Accessibility In terms of the pedestrian environment, the Irvington Road Commercial Corridor has curbs and more than 90 percent of businesses have sidewalks. However,

190

Pima County NSP2 Commercial Corridor Profile Volume IV


7. Irvington Road

Commercial Corridor Summary

Pima County NSP2 Commercial Corridor Profile Volume IV

191


8. Commercial Corridor Data Summary 192

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Commercial Corridor Data Summary

8. Commercial Corridor Data Summary

8

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193


Assessment of Structures and Grounds

Table 8.1: Overall Assessment of Business Structures* South 6th Avenue

South 12th Avenue

29th Street

Benson Highway

Irvington Road

0

2 (0.8%)

1 (0.7%)

0

0

Good

174 (78.0%)

207 (88.1%)

130 (93.5%)

63 (57.3%)

120 (91.6%)

Fair

43 (19.3%)

26 (11.1%)

7 (5.0%)

38 (34.5%)

11 (8.4%)

Poor

6 (2.7%)

0

1 (0.7%)

8 (7.3%)

0

Replacement

0

0

0

1 (0.9%)

0

Total Parcels

223

235

139

110

131

8. Commercial Corridor Data Summary

Excellent

Source: Drachman windshield survey, 2012.

Table 8.2: Overall Assessment of All Residential Structures* South 6th Avenue

South 12th Avenue

29th Street

Benson Highway

Irvington Road

0

0

0

0

0

Good

4 (30.8%)

30 (76.9%)

41 (85.4%)

79 (74.5%)

76 (88.4%)

Fair

5 (38.5%)

8 (20.5%)

6 (12.5%)

22 (20.8%)

10 (11.6%)

Poor

0

1 (2.6%)

1 (2.1%)

5 (4.7%)

0

Replacement

0

0

0

0

0

4 (30.8%)

0

0

0

0

13

39

48

106

86

Unable to Assess Total Parcels

South 6th Avenue

South 12th Avenue

29th Street

Benson Highway

Irvington Road

Vacant Business*

23/227 (10.1%)

12/235 (5.1%)

47/139 (33.8%)

8/110 (7.3%)

7/131 (5.3%)

For Sale, For Rent, For Lease Sign on Business

10/227 (4.4%)

11/235 (4.7%)

4/139 (2.9%)

10/110 (9.1%)

23/131 (17.6%)

49/283 (17.3%)

44/260 (16.9%)

2/107 (1.9%)

103/335 (30.7%)

35/233 (15.0%)

Vacant Housing Units per U.S. Census 2010, ESRI (data for onequarter mile each side)

385/2925 (13.2%)

302/2928 (10.3%)

486/2992 (16.2%)

641/6379 (10.0%)

439/3202 (13.7%)

“Other Vacant” Housing Units**

168/2925 (5.7%)

116/2928 (4.0%)

43/2992 (1.4%)

129/6379 (2.0%)

130/3202 (4.1%)

Vacant Parcel

*Residential structures not included.

Excellent

Table 8.4: Vacancy Data

*Structure has boarded doors or windows or is visibly empty. **2010 U.S. Census, Summary File 1 (ESRI). “Other Vacant” includes recent foreclosures or units that owners or renters have walked away from. Data for one-quarter mile each side of the corridor.

Table 8.5: Assessment of Vacant Land

Source: Drachman windshield survey, 2012. *Single-family, multi-family, and mobile homes located on the commercial corridor.

Excellent

Table 8.3: Overall Assessment of Business Landscapes*

Average

South 6th Avenue

South 12th Avenue

29th Street

Benson Highway

Irvington Road

0

1 (2.3%)

0

0

0

3 (6.1%)

0

0

3 (2.9%)

3 (8.6%)

South 6th Avenue

South 12th Avenue

29th Street

Benson Highway

Irvington Road

Poor

38 (77.6%)

20 (45.5%)

2 (100.0%)

88 (85.4%)

28 (80.0%)

None

8 (16.3%)

23 (52.3%)

0

12 (11.7%)

4 (11.4%)

Excellent

41 (18.1%)

59 (25.1%)

62 (44.6%)

27 (24.5%)

85 (65.4%)

Litter

49 (100%)

22 (50.0%)

2 (100.0%)

95 (92.2%)

35 (100.0%)

Average

44 (19.4%)

30 (12.8%)

5 (3.6%)

21 (19.1%)

7 (5.4%)

Graffiti

14 (28.6%)

10 (22.7%)

0

14 (13.6%)

27 (77.1%)

Poor

25 (11.0%)

32 (13.6%)

5 (3.6%)

29 (26.4%)

6 (4.6%)

Total Vacant Parcels

49

44

2

103

35

None

117 (51.5%)

114 (48.5%)

67 (48.2%)

33 (30.0%)

32 (24.6%)

227

235

139

110

130

Total Parcels

Source: Drachman windshield survey, 2012. *Residential structures not included.

194

Pima County NSP2 Commercial Corridor Profile Volume IV

Source: Drachman windshield survey, 2012.


Service Area: Demographics and Housing Characteristics

South 6th Avenue

South 12th Avenue

29th Street

Benson Highway

Irvington Road

Tucson

Pima County

Total Population*

8,434

8,670

7,037

18,134

7,970

520,116

980,263

Total Households*

2,540

2,626

2,506

5,738

2,763

205,390

388,660

Total Housing Units*

2,925

2,928

2,992

6,379

3,202

229,762

440,909

$20,147

$25,645

$26,347

$27,163

$24,706

$35,499

$42,138

Percent HH in Poverty**

35.1%

26.1%

29.3%

25.1%

26.8%

17.8%

13.7%

Percent Hispanic*

84.9%

90.4%

52.1%

75.2%

85.0%

41.6%

34.6%

31.9

31.6

28.8

28.4

29.2

33.1

37.6

Population under 18*

30.0%

30.7%

31.6%

33.3%

31.9%

23.3%

23.0%

Population over 65*

10.6%

12.7%

6.4%

6.5%

8.4%

11.9%

15.4%

Percent HS Graduate or Higher**

51.1%

54.8%

72.7%

70.5%

64.7%

83.1%

86.3%

Percent Bachelorâ&#x20AC;&#x2122;s Degree or Higher**

5.9%

7.1%

7.7%

7.5%

8.0%

24.8%

29.0%

Percent Owner-Occupied*

43.7%

56.9%

33.1%

59.9%

50.4%

51.9%

64.1%

2002

1999

2004

2003

2002

2003

2002

$98,961

$110,000

na

$120,978

$112,788

$169,900

196,900

3.21

3.29

2.81

3.16

2.88

2.43

2.46

Median Income*

Median Age*

Median Yr. Householder Moved In** Median Home Value** Average Household Size*

8. Commercial Corridor Data Summary

Table 8.6: Demographics and Housing Characteristics

All data for one-half mile area (one-quarter mile on each side of the designated commercial corridors). *Source: 2010 U.S. Census, Summary File 1 (ESRI). **Source: American Community Survey, 2005-2009 5-Year Estimates (ESRI).

Table 8.7: Service Area* South 6th Avenue

South 12th Avenue

29th Street

Benson Highway

Irvington Road

Local

172

195

55

58

93

Metropolitan

20

25

27

19

16

Regional

13

4

7

24

11

*Local (number of businesses serving the general vicinity); Metropolitan (number of businesses serving the greater metropolitan area); Regional (number of businesses serving the region). Numbers are approximate. Source: Drachman windshield survey, 2012.

Pima County NSP2 Commercial Corridor Profile Volume IV

195


Ownership 0.6% 0.8% 0.4% 0.2%

1.7% 0.7% 0.7% 2.3% 4%

14.8% 30.9%

17.4% 52.1% 40%

2%

8. Commercial Corridor Data Summary

31%

2% 1% 2% 4%

Figure 8.1: Parcel OwnershipSouth 6th Avenue Commercial Corridor

34.6%

26.7%

Total Parcels=298

Figure 8.4: Parcel OwnershipBenson Highway Commercial Corridor Total Parcels=493

2.2% 2.2% 0.7%

1%

28.7%

0.4% 5.2%

5.1% 18.8% 1.8% 23.9%

45.3%

Figure 8.2: Parcel OwnershipSouth 12th Avenue Commercial Corridor Total Parcels=276 196

Pima County NSP2 Commercial Corridor Profile Volume IV

Figure 8.3: Parcel Ownership29th Street Commercial Corridor

24.2%

23.4%

Total Parcels=101

City of Tucson City of South Tucson Pima County State of Arizona Federal Government Tucson Unified School District

Religious Non-Profit Private Individual Owners Private Multiple Owners Private LLC Individual Owners Private LLC Multiple Owners

46.8%

Figure 8.5: Parcel OwnershipIrvington Road Commercial Corridor Total Parcels 231


Accessibility

Table 8.10: Vehicle Accessibility South 6th Avenue

South 12th Avenue

29th Street

Benson Highway

Irvington Road

Loading Zone Present

69 (30.4%)

11 (4.7%)

111 (79.8%)

15 (13.6%)

66 (50.4%)

129 (98.5%)

Dumpster Present

124 (54.6%)

65 (27.7%)

127 (91.4%)

44 (40.0%)

113 (86.3%)

41 (37.3%)

131 (100%)

Car Parking Available

210 (92.5%)

223 (94.9%)

134 (96.4%)

93 (84.5%)

129 (98.5%)

18 (16.4%)

119 (90.8%)

Daily Traffic Count

21,500-32,800

12,113-31,941

8,405-28,100

23,542- 34,018

165 (72.7%)

184 (78.3%)

129 (92.8%)

65 (59.1%)

98 (74.8%)

South 6th Avenue

South 12th Avenue

29th Street

Benson Highway

Irvington Road

Trees in ROW

105 (46.3%)

48 (20.4%)

12 (8.6%)

25 (22.7%)

92 (70.2%)

Exterior Lighting

222 (97.8%)

146 (62.1%)

119 (85.6%)

81 (73.6%)

Curb Present

222 (97.8%)

215 (91.5%)

138 (99.3%)

Sidewalk Present

216 (95.2%)

119 (50.6%)

139 (100.0%)

11,700-34,018

Clear Accessible Path: ROW to Address

70 (30.8%)

53 (22.6%)

3 (2.2%)

10 (9.1%)

64 (48.9%)

Clear Accessible Path: Car to Address

Total Businesses

227

235

139

110

131

Total Businesses

227

235

139

110

131

Corridor Length

2.75 miles

2.5 miles

2 miles

5.25 miles

4 miles

Corridor Length

2.75 miles

2.5 miles

2 miles

5.25 miles

4 miles

South 6th Avenue

South 12th Avenue

29th Street

Benson Highway

Irvington Road

2, 6, 8, 11, 23, 26, 50

16, 23, 24, 27, 50

1, 11, 17, 34, 201X

2, 11, 26

2, 6, 8, 11, 23, 24, 26, 27, 29, 50, 202X, 203X

Source: Drachman windshield survey, 2012. Data is by business, not parcel.

Source: Drachman windshield survey, 2012. Data is by business, not parcel.

Table 8.9: Bicycle Accessibility

Table 8.11: Bus Accessibility

South 6th Avenue

South 12th Avenue

29th Street

Benson Highway

Irvington Road

Bike Lane Present

227 (100%)

5 (2.1%)

126 (90.6%)

91 (82.7%)

110 (84.0%)

Bus Routes Available

Bike Parking Present

23 (10.1%)

6 (2.6%)

3 (2.2%)

3 (2.7%)

38 (29.0%)

# Sheltered Bus Stops (approximate)

28

10

6

3

14

Clear Accessible Path: Bike to Address

22 (9.7%)

7 (3.0%)

1 (0.7%)

2 (1.8%)

36 (27.5%)

# Un-sheltered Bus Stops (approximate)

11

16

15

15

17

Total Businesses

227

235

139

110

131

Total Businesses

227

235

139

110

131

Corridor Length

2.75 miles

2.5 miles

2 miles

5.25 miles

4 miles

Corridor Length

2.75 miles

2.5 miles

2 miles

5.25 miles

4 miles

Source: Drachman windshield survey, 2012. Data is by business, not parcel.

Sources: Suntran and Drachman windshield survey, 2012. Data is by business, not parcel.

Pima County NSP2 Commercial Corridor Profile Volume IV

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8. Commercial Corridor Data Summary

Table 8.8: Pedestrian Accessibility


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Pima County NSP2 Neighborhood Profile Volume IV


Note: all data entered is based on observations collected from the street or public right-of-way

Date ______Survey init ______Data Entry init _______

PARCEL Speed Limit . . . . 15 20 25 30 35 40 45 50 55 Traffic Lanes . . . . . . . 2 3 4 5 6 7 8 Bike Lane . . . . . . . . . . . . . . . . . . . . . . Y ? N Curb . . . . . . . . . . . . . . . . . . . . . . . . . . Y ? N Sidewalk . . . . . . . . . G A P N Cars Parked . . . . . . . . . S C B N Border . . . . . . . . . . . . F W L N Landscape (ROW) . . E A P N Trees (ROW) . . . . . . . . . . . . . . . . . . . 0 ___# Overhead Utilities . . . . . . . . . . . . Y ? N Monument Sign . . G A P N Available/Sale/Lease Sign (ROW). A S L N Misc Signs (A-frame, Political, Business) Y ? N Litter . . . . . . . . . . . . . . . . . . . . Y ? N Graffiti . . . . . . . . . . . . . . . . . . . Y ? N Landscape (PARCEL). . E A P N Trees (PARCEL) . . . . . . . . . . . . . . . . . 0 ___# Lighting . . . . . . . . . . . . . . . . . . . . . . . Y ? N Dumpster . . . . . . . . E NE B N Loading Zone . . . . . . . . F B S N Vacant Lot . . . . . . . . . . . . . . . . . . . . . . Y ? N BUSINESS ROW to Address: Clear Accessible Path: Y ? N Bike to Address: Clear Accessible Path: Y ? N Car to Address: Clear Accessible Path: Y ? N Car Parking . . . . . . . . . F B S N Bike Parking . . . . . . . . . F B S N Sidewalk . . . . . G A P N Structure . . . . E G F P R N U Height . . . . . . . . . . . . . . . . . . 0 1 2 3 _ Business Sign . . . G A P N Available/Sale/Lease Sign (BLD) . A S L N Vacant Space . . . . . . . . . . . . . . . . . . . . Y ? N Use AG/MINING. ACCT. APPAREL/ACCESSORY. AUTO AFTERMKT. AUTO DEALER. AUTO REPAIR. BANK. BEAUTY. BROKER. CASH. COMM. EAT & DRINK. EAT & DRINK MOBILE. EDUCATION. EXERCISE. FOOD STORE. FURNITURE. GAS WITH FOOD. GAS W/O FOOD. GEN MERCH. GOVT. HEALTH. HOME IMPROVEMENT. HOTEL. INSURANCE. LIBRARY. LEGAL. MANUFACT. MH. MOTION PICTURE. PARKING. REAL ESTATE. RELIGIOUS. RMF. RSF. TRANS. UTILITY. VACANT. VET. WHOLESALE. OTHER_______________________ Business Name ________________________________ PARCEL _______________ BUILDING _____________

PARCEL Speed Limit . . . . 15 20 25 30 35 40 45 50 55 Traffic Lanes . . . . . . . 2 3 4 5 6 7 8 Bike Lane . . . . . . . . . . . . . . . . . . . . . . Y ? N Curb . . . . . . . . . . . . . . . . . . . . . . . . . . Y ? N Sidewalk . . . . . . . . . G A P N Cars Parked . . . . . . . . . S C B N Border . . . . . . . . . . . . F W L N Landscape (ROW) . . E A P N Trees (ROW) . . . . . . . . . . . . . . . . . . . 0 ___# Overhead Utilities . . . . . . . . . . . . Y ? N Monument Sign . . G A P N Available/Sale/Lease Sign (ROW). A S L N Misc Signs (A-frame, Political, Business) Y ? N Litter . . . . . . . . . . . . . . . . . . . . Y ? N Graffiti . . . . . . . . . . . . . . . . . . . Y ? N Landscape (PARCEL). . E A P N Trees (PARCEL) . . . . . . . . . . . . . . . . . 0 ___# Lighting . . . . . . . . . . . . . . . . . . . . . . . Y ? N Dumpster . . . . . . . . E NE B N Loading Zone . . . . . . . . F B S N Vacant Lot . . . . . . . . . . . . . . . . . . . . . . Y ? N BUSINESS ROW to Address: Clear Accessible Path: Y ? N Bike to Address: Clear Accessible Path: Y ? N Car to Address: Clear Accessible Path: Y ? N Car Parking . . . . . . . . . F B S N Bike Parking . . . . . . . . . F B S N Sidewalk . . . . . G A P N Structure . . . . E G F P R N U Height . . . . . . . . . . . . . . . . . . 0 1 2 3 _ Business Sign . . . G A P N Available/Sale/Lease Sign (BLD) . A S L N Vacant Space . . . . . . . . . . . . . . . . . . . . Y ? N Use AG/MINING. ACCT. APPAREL/ACCESSORY. AUTO AFTERMKT. AUTO DEALER. AUTO REPAIR. BANK. BEAUTY. BROKER. CASH. COMM. EAT & DRINK. EAT & DRINK MOBILE. EDUCATION. EXERCISE. FOOD STORE. FURNITURE. GAS WITH FOOD. GAS W/O FOOD. GEN MERCH. GOVT. HEALTH. HOME IMPROVEMENT. HOTEL. INSURANCE. LIBRARY. LEGAL. MANUFACT. MH. MOTION PICTURE. PARKING. REAL ESTATE. RELIGIOUS. RMF. RSF. TRANS. UTILITY. VACANT. VET. WHOLESALE. OTHER_______________________ Business Name _______________________________ PARCEL _______________ BUILDING _____________

ADDRESS _____________ SUITE _________________

ADDRESS _____________ SUITE _________________

A

Appendix

Sample Data Sheet

Pima County NSP2 Neighborhood Profile Volume IV 199

Appendix A: Sample Data Sheet

Drachman Institute 2012 NSP2 Windshield Survey - Commercial Corridor

Neighborhood Stabilization and Commercial Corridors  

In 2010 and 2012, the Drachman Institute at the University of Arizona conducted neighborhood assessments for the Pima County Neighborhood St...