Broadway Volvo Planned Area Development District
DRAFT: PRE-PAD REVIEW VERSIONBroadway VolvoPlanned AreaDevelopment ZoneBroadway Boulevard and Park Avenue
DRAFT: PRE-PAD REVIEW VERSIONBROADWAY VOLVOPLANNED AREA DEVELOPMENT ZONEBROADWAY BOULEVARD AND PARK AVENUESubmitted to:Planning and Development Services Department201 North Stone AvenueTucson, Arizona 85701Prepared for:The City of Tucson Department of Transportation201 North Stone AvenueTucson, Arizona 85701Prepared by:Jim Mazzocco, AICPPlanning ConsultantNovember 13, 2017
DRAFT: PRE-PAD REVIEW VERSIONBroadway Volvo Planned Area Development ZoneContentsPART 1 – INTRODUCTION . 5A. Overview . 5B. Broadway Volvo Planned Area Development (PAD) Zone Goals . 8C. Plan Conformance for the Broadway Volvo Planned Area Development (PAD)Zone . 8PART 2 – SITE ANALYSIS. 13A. Historical Background and Existing On-Site Development. 131.B.Historical Background of 930-948 East Broadway Boulevard . 13Existing Zoning and Land Uses . 161.Existing Zoning and Special Financing District . 162.Government Property Lease Excise Tax (GPLET) Area . 173.Neighborhood Character. 18C. Public, Educational and Community Facilities . 19D. Existing Transportation and Circulation. 211.Adjacent Roadways . 212.Current and Future Right of Way . 213.Access Points . 224.Alternate Modes of Transportation . 245.Major Streets and Routes . 24E.Existing Map of Local Hydrology . 25F.Off-Site Views . 27PART 3 – PLANNED AREA DEVELOPMENT DISTRICT . 31A. Planning Considerations . 31B.Building Height . 32C. Building Design Standards . 36D. Shade . 36E.Parking . 36F.Pedestrian Access / Pedestrian Pass-throughs . 37G. Alleyway / Shared Street . 38H. Loading Zones and Solid Waste Disposal . 38I.Plazas and Open Space . 39J.Gateway Monument . 39Table of Contents ii
DRAFT: PRE-PAD REVIEW VERSIONBroadway Volvo Planned Area Development ZoneK. Sidewalk and Landscaping Standards . 39L.Energy and Water Conservation Standards . 40M. Signs . 40N. Utilities . 40O. Interpretation and Compliance . 40P. Amendment Procedures. . 41Q. Additional Standards. . 41R. Environmentally Conscious Design Practices. . 42List of ExhibitsExhibit 1. Location Map . 7Exhibit 2. Plan Tucson Future Scenario Growth Map Building Blocks near Broadway VolvoSite Location . 10Exhibit 3. Area and Neighborhood Plans . 11Exhibit 4. Neighborhood Associations and Historic Districts . 12Exhibit 5. Year Built Data for Structures on 930-948 E. Broadway . 13Exhibit 6. Existing Development . 15Exhibit 7. Zoning and Special Financing District Map . 16Exhibit 8. Government Property Lease Excise Tax (GPLET) Incentive Area Map . 17Exhibit 9. Map of Community Facilities . 20Exhibit 10. Multimodal Transportation Connections. 23Exhibit 11. Map of Flood Hazard Zone . 26Exhibit 12. Photo Key for Off-Site Views . 27Exhibit 13. Off-Site Views . 28Exhibit 14. Conceptual PAD Zone Plan . 32Exhibit 15. Extended PAD Rezoning Area as a Result of Future Broadway RoadwayImprovements . 33Exhibit 16. Examples of Pedestrian Pass-throughs . 38List of TablesTable 1. Roadway Characteristics . 22Table 2. Permitted Uses1,2 . 34Table 3. Prohibited and Special Exception Uses1,4 . 34Table 4. Reference Documents Used in Preparation of PAD Zone Plan . 35Table of Contents iii
DRAFT: PRE-PAD REVIEW VERSIONBroadway Volvo Planned Area Development ZoneList of AppendicesAPPENDIX A . 44March 20, 2014 Memorandum to the Mayor and Council from City Manager MirandaAPPENDIX B . 47May 23, 2017 Mayor and Council Meeting Legal Action ReportAPPENDIX C . 49September 18, 2017 Broadway Volvo Visioning Workshop Meeting NotesAPPENDIX D . 52Broadway Volvo Redevelopment – Review of Area and Neighborhood PlansAPPENDIX E . 541. 930-936 E Broadway Historic Property Inventory Form (2017 revision) . 542. 948 E Broadway Historic Property Inventory Form . 583. Arizona State Historic Preservation Officer Concurrence Memo, Sept. 18, 2017 . 61APPENDIX F . 64June 13, 2016 Letter of Map Revision (LOMR), Case No. 15-09-2298PTable of Contents iv
DRAFT: PRE-PAD REVIEW VERSIONBroadway Volvo Planned Area Development ZonePART 1 – INTRODUCTIONA. OverviewThe Broadway Volvo site is located at 930-948 E. Broadway Boulevard on 1.87 acres atthe southwest corner of Broadway Boulevard and Park Avenue (see Exhibit 1). The Cityof Tucson purchased the properties in October of 2007. The Metropolitan EducationCommission has used the commercial space adjacent to Broadway as its primary office.Tucson Department of Transportation (TDOT) has used the rear warehouse of 930-936 Eand the small building at 948 E for storage.Mayor and Council DirectionThe Mayor and Council have provided direction to staff on two separate occasions: In 2014, to generate revenues from the sale of underutilized City properties (seememo in Appendix A that references the direction), andOn May 23, 2017, to proceed with the rezoning and eventual sale of the subjectrezoning site (see the public meeting Legal Action Report in Appendix B).2014 Broadway Volvo Visioning WorkshopThe direction in 2014 led staff from economic development, transportation, andplanning areas to explore the redevelopment of the Broadway Volvo site, hosting aspecial meeting on September 18, 2014 with various stakeholders from the nearby Milesand San Antonio neighborhoods, and stakeholders from the Broadway: Euclid toCountry Club Improvement Project representing design, business and developmentinterests. The goal was to envision the potential redevelopment of the City of Tucsonproperty. (Presentation materials are available online -site.) Appendix C includes thesummary notes from the workshop. Appendix D includes summaries of goals developedin preparation of the Workshop as found in the Arroyo Chico Area Plan and MilesNeighborhood Plan relevant to the site redevelopment.The predominant comments gathered described a mixed-use infill project thatcomplemented surrounding properties both residential and commercial, created multimodal opportunities, and reduced, as would be practical, any negative impacts on thesurrounding residential area. Further, the predominant stakeholders’ view was thesubject site has potential to be a gateway project to the Downtown. This view is similarto earlier planning considerations of the intersections of Euclid Avenue and Broadway aswell as Park Avenue and Broadway. The rezoning site could include urban designfeatures that may eventually apply to similar development opportunities along theBroadway: Euclid to Country Club Improvement Project and the larger surrounding area.Introduction 5
DRAFT: PRE-PAD REVIEW VERSIONBroadway Volvo Planned Area Development ZoneOther Public ProcessesThe Rio Nuevo Multipurpose District hired Project for Public Spaces to lead a placemaking planning activity in the Broadway: Euclid to Country Club Improvement Projectcorridor. Through interviews and public meetings, specialists worked with City staff, RioNuevo board members, and stakeholders to gather information about the corridor.The Broadway: Euclid to Country Club Improvement Project, which began in 2012,focuses on the widening of Broadway and improving sidewalks, bike lanes, streetscape,and other engineered aspects of the corridor. Construction of the new roadway isanticipated to begin in 2019.Besides zoning standards and adopted land use plans, multiple documents involvingvisioning, corridor history, and revitalization and economic development werereferenced in developing this PAD document and are included in Part 3. Table 2.Reference Documents Used in Preparation of the PAD Zone Plan.Introduction 6
DRAFT: PRE-PAD REVIEW VERSIONBroadway Volvo Planned Area Development ZoneExhibit 1. Location MapIntroduction 7
DRAFT: PRE-PAD REVIEW VERSIONBroadway Volvo Planned Area Development ZoneB. Broadway Volvo Planned Area Development (PAD) Zone GoalsThis PAD develops guidance, using available documents documenting communitystakeholder input, for achieving a mixed use development on the PAD site that meetsthe following goals: Is both compatible and supportive of surrounding land uses, like the Lost BarrioTucson and the Miles and Barrio San Antonio neighborhoods; surrounding historiccharacter; and, local multi-modal features, namely the Arroyo Chico Greenway,the Diamondback (Rattlesnake) Bridge, the future Park Avenue Bike Boulevard,and the connections to downtown, the University of Arizona, nearbyneighborhoods, businesses, and public facilities;Achieves a successful multimodal, transit-oriented use along the Broadwaycorridor; and,Supports implementing major gateway route standards and features at thisunique location on Broadway.C. Plan Conformance for the Broadway Volvo Planned AreaDevelopment (PAD) ZoneThe Broadway Volvo PAD Zone envisions a mixed-use infill project that complies withPlan Tucson and Arroyo Chico Area Plan (ACAP) policies in accordance with the UnifiedDevelopment Code’s Sec. 3.5.5.C.1 (Application Processing and PAD Establishment).The PAD zoning allows a property owner to establish zoning that has distinct standardsthat apply to the constraints and opportunity of the site and its surroundings moreeffectively than general zoning standards. With the on-going development of theBroadway: Euclid to Country Club Improvement Project, a land use that encouragestransit-oriented development represents the most efficient and effective way tocompliment both transportation and land use planning in this area. Additionally, thePAD continues the vision of the 2014 Visioning Workshop to pursue mixed use infill on thesite. A PAD rezoning is consistent with the land use guidance from these efforts andproposes land uses and design standards tailored for corridor infill development.This PAD has been developed to be in conformance with the following:Plan Tucson - Plan Tucson is the City of Tucson’s General & Sustainability Plan, which wasratified by voters at the November 5, 2013 General Election and the results declared onNovember 13, 2013, Resolution #22160. The PAD Zone is in general compliance with thepolicies and goals of Plan Tucson, specifically the following policies: LT1 that addresses an integrated land use and transportation and urban designto optimize mobility and neighborhood character,LT2 that encourages interdepartmental communication on land use andtransportation decisions,Introduction 8
DRAFT: PRE-PAD REVIEW VERSION Broadway Volvo Planned Area Development ZoneLT3 that supports opportunities to locate development near transit, encouragesbicycling and walking, adds to multi-modal choices, develops high densityresidential near transit corridors, andLT4 that ensures sensitive design in context with surrounding scales and intensitiesof development.Future Growth Scenario Map – The Broadway Volvo PAD Zone is designated a Mixed UseCenters Building Block within the Future Growth Scenario map that is intended to be anillustrative representation (see Exhibit 2). A Mixed Use Centers Building Block is describedin Plan Tucson as follows: “Mixed-use centers combine a variety of housing options,retail, services, office, and public gathering places, located close to each other,providing occupants of the center and the residents and workers in the surroundingneighborhoods with local access to goods and services. Public transit, bicycles, andwalking will get priority in these areas although cars will still play an important role.Existing examples in Tucson include Williams Centre, Gateway Centre, and the Bridges.”Major Streets and Routes (MS&R) Plan - Broadway Boulevard is designated as aGateway Arterial in the Major Streets and Routes Plan. Gateways are routes undergoingboth street improvements and land use development and which are heavily traveled byresidents and visitors. The appearance is important in contributing to a pleasant drivingexperience and creating an overall positive visual environment for Tucson. The zoningand development standards within this PAD document comply with the MS&R forgateway routes.Arroyo Chico Area Plan (ACAP) - The subject property is within the ACAP’s IndustrialArea 1(see Exhibit 3). The land use designations include approximately the north half ofthe rezoning site as ‘Park Industrial or Commercial Uses’ and the southern half of the sitedesignated as ‘Light Industrial or Commercial Uses.’ The Industrial Area 1 commercialuse designations can include high density residential. Both the current C-3 zone on thenorthern half of the property and the PAD’s base OCR-1 zone allow for multi-familyresidential development as well as various infill-related commercial uses. The PAD Zonewill allow the southern half of the subject rezoning site to also have a mixed useopportunity to compliment the transportation planning for the Broadway: Euclid toCountry Club Improvement Project.In the ACAP’s Commercial Policy section, Policy 2.C states, “Encourage office and highdensity residential uses along arterial streets between major intersections.” The PADcomplies with the land use designation and this particular policy that is made morecurrent by the on-going Broadway: Euclid to Country Club Improvement Project.Introduction 9
DRAFT: PRE-PAD REVIEW VERSIONBroadway Volvo Planned Area Development ZoneExhibit 2. Plan Tucson Future Scenario Growth Map BuildingBlocks near Broadway Volvo Site LocationBroadway Volvo PAD SiteIntroduction 10
DRAFT: PRE-PAD REVIEW VERSIONBroadway Volvo Planned Area Development ZoneExhibit 3. Area and Neighborhood PlansIntroduction 11
DRAFT: PRE-PAD REVIEW VERSIONBroadway Volvo Planned Area Development ZoneExhibit 4. Neighborhood Associations and Historic DistrictsIntroduction 12
DRAFT: PRE-PAD REVIEW VERSIONBroadway Volvo Planned Area Development ZonePART 2 – SITE ANALYSISA. Historical Background and Existing On-Site Development1. Historical Background of 930-948 East Broadwa
DRAFT: PRE-PAD REVIEW VERSION Broadway Volvo Planned Area Development Zone Introduction 5 PART 1 – INTRODUCTION A. Overview The Broadway Volvo site is located at 930-948 E. Broadway Boulevard on 1.87 acres at the southwest corner of Broadway Boulevard and Park Avenue (see Exhibit 1). The Ci
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