Downtown Redevelopment Area Plan - November 2024.pdf
City of Phoenix — Economic Development and the Arts Subcommittee (2025-03-26)
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CITY OF PHOENIX
REDEVELOPMENT AREA PLAN
November 2021
Draft Version
CITY OF PHOENIX
DOWNTOWN REDEVELOPMENT AREA PLAN
November 2024
Draft Version
pii | Phoenix Redevelopment Area Plan
| piii
“Downtown is the vibrant,
cutting edge, and thought-
leading epicenter of Phoenix.
We are the youngest large city
and have an exciting opportunity
to make Downtown the anchor
to Phoenix’s economic future.”
-Christine Mackay
Community & Economic Development Director
| Downtown Redevelopment Area Plan
iv |
The 2024 update to the Downtown Redevelopment Area Plan was led by the Community and Economic Development
Department in conjunction with various City departments, neighborhood steering committee, and community
participation through public meetings, workshops, and surveys. We thank all who have participated in this plan.
MAYOR & COUNCIL
Kate Gallego, Mayor
Ann O’Brien, District 1 Councilmenber
Jim Waring, District 2 Councilmember
Debra Stark, District 3 Councilmember
Laura Pastor, District 4 Councilmember
Betty Guardado, District 5 Councilmember
Kevin Robinson, District 6 Councilmember
Carlos Galindo-Elvira District 7 Councilmember
Kesha Hodge Washington, District 8 Councilmember
Sal Diciccio, Former Councilmember
Carlos Garcia, Former Councilmember
Yassamin Ansari, Former Councilmember
CITY MANAGER’S OFFICE
Jeffrey Barton, City Manager
Lori Bays, Assistant City Manager
John Chan, Deputy City Manager
Inger Erickson, Deputy City Manager
Gina Montes, Deputy City Manager
Mario Paniagua, Deputy City Manager
Ginger Spencer, Deputy City Manager
Alan Stephenson, Deputy City Manager
COMMUNITY & ECONOMIC DEVELOPMENT
Christine Mackay, Director
Xandon Keating, Deputy Economic Development Director
Eric Prochnow, Program Manager
Uber Gutierrez Estrada, Project Management Assistant
Heather Rasmussen Economic Development Program Manager
Jeff Stapleton, Economic Development Program Manager - Public Transit
CITY STAFF
ACKNOWLEDGEMENTS
ACKNOWLEDGMENTS
Maja Brkovic, Street Transportation Department
Marielle Brown, Street Transportation Department
Joel Carrasco, Planning and Development
Department
Kimberly Dickerson, Neighborhood Services
Department
Jordan Feld, Aviation Department
Brian Fellows, Street Transportation Department
Jesse Garcia, Neighborhood Services Department
Anthony Grande, Planning and Development
Department
Samantha Keating, Housing Department
Nick Klimek, Planning and Development Department
Chris Kowalsky, Street Transportation Department
Carl Langford, Street Transportation Department
Joseph MacEwan, Housing Department
Sofia Mastikhina, Street Transportation Department-
Active Transportation
Cameron McCutchen, Planning and Development
Department
Jorge Riveros, Street Transportation Department
Helana Ruter, Office of Historic Preservation
Acknowledgments | v
NEIGHBORHOOD STEERING COMMITTEE (NSC) ORGANIZATIONS
Booker T. Washington Neighborhood Association - Anastasia Jimenez
Central Park Neighborhood Association - Vicki Anderson
Downtown Phoenix Inc. - Elizabeth Montgomery
Downtown Phoenix Partnership - Erika Rubio
Downtown Voices Coalition - Jeff Sherman
Eastlake Park Neighborhood Association - Virgil (Jackie) Berry Jr.
Evans Churchill Community Association - Sean M. Johnson
Footprint Center - Ralph Marchetta
GateWay Community College - Kristin Gubster
Grand Avenue Arts & Preservation - Beatrice Moore
Grand Avenue Members Association - Greg Hawk
Grant Park Neighborhood Coalition - Silverio and Susan Ontiveros
Madison Pioneers Coalition - Ian Francis and Bill Morlan
Northern Arizona University - Oaklee Rogers
Nuestro Barrio Unidos - Kerri Vasquez
Oakland Neighborhood Association - Jessica Bueno
Phoenix Bioscience Core - Scarlett Spring
Phoenix Community Alliance - Patrick McDaniel
Phoenix Community Alliance - Arts Culture and Public Life Subcommittee - Catrina Kahler
Phoenix Revitalization Corporation - Patricia Blaisdell
Phoenix Suns & Phoenix Mercury - Jim Pitman
Roosevelt Action Association - Martyn Bridgeman
St. Matthews - James Owen and Jessica Leach
Tonatierra Nahuacalli Embassy of the Indigenous Peoples - Francisco Torres
University of Arizona - Dave Heinekin
Valley Metro - Julie Cruz Gilfillan
CONSULTANT TEAM
PLAN*et Communities, LLC
HDR Engineering
Elliot D. Pollack & Company
CallisonRTKL
Motley Design Group
FOR MORE INFORMATION
Contact the Community & Economic Development Department regarding the Redevelopment Plan update.
Phoenix Community & Economic Development Department
200 West Washington Street, 20th Floor
Phoenix, Arizona 85003
602-262-5040
investinphoenix.com
ADOPTED # ##, 2024
| Downtown Redevelopment Area Plan
vi |
TABLE OF CONTENTS
Executive Summary..................................................8
0|
1|
2|
3|
4|
Purpose & Introduction...........................................20
1-1 | Boundaries....................................................................................................................20
1-2 | Plan Authority & Purpose......................................................................................... 22
1-3 | Equity Framework & Process...................................................................................24
Where We Are Today..............................................28
2-1 | The People: Demographics & Workforce ............................................................30
2-2 | The Trends: Housing, Economic Market & Growth............................................ 32
2-3 | The Places: Land Use, Historic Resources, & Community Institutions .......42
2-4 | The Infrastructure: Mobility & Below Ground...................................................... 52
2-5 | The Redevelopment Area Community: Neighborhoods.................................56
2-6 | Planning Considerations............................................................................................84
Aspirations For Our Future.....................................86
3-1 | Implementation............................................................................................................88
3-2 | Planning & Development...........................................................................................90
3-3 | Community Identity & Quality of Life...................................................................116
3-4 | Economy.......................................................................................................................122
3-5 | Infrastructure & Mobility...........................................................................................126
3-6 | Housing........................................................................................................................140
3-7 | Partnerships.................................................................................................................142
Appendices........................................................... 144
4-A | Adopted Redevelopment Area and Other Relevant Plan Summaries........148
4-B | Prior Redevelopment Area Plan Goals & Strategies........................................176
4-C | Market Analysis (Housing, Retail, & Industrial).................................................182
4-D | Community Meeting 1: Existing Goals & Strategies Board............................226
4-E | Community Meeting 1: Summary of Comments...............................................230
4-F | Storymap Documentation......................................................................................234
Table of Contents & Navigation | vii
HOW TO USE THIS PLAN
NAVIGATING
Chapter 4:
Appendices
Provides supporting reports, background studies, and public
meeting documentation.
Chapter 3:
Aspirations for our Future
•
Implementation
•
Planning & Development
•
Community Identity & Quality of Life
•
Economy
•
Infrastructure & Mobility
•
Housing
•
Partnerships
Statements regarding financing, acquisition and relocation
strategies to accomplish the redevelopment plan.
Land use and design guidance, mobility routes, and plan
strategies and actions to address planning considerations and
aspirations identified by the Downtown Redevelopment Area
community.
Chapter 2:
Where We Are Today
•
People
•
Trends
•
Places
•
Infrastructure
•
Neighborhoods
•
Planning Considerations
The people, places, economic character, and mobility
assessment of the Downtown Redevelopment Area and its
neighborhoods.
Chapter 1:
Purpose & Introduction
•
Boundaries
•
Plan Authority & Purpose
•
Equity Framework & Process
Outlines plan authority, supporting documents, and
engagement process in forming this plan.
Chapter 0:
Executive Summary
Overview of key plan findings and strategies.
Credit: Visit Phoenix
EXECUTIVE
SUMMARY
| Downtown Redevelopment Area Plan
ES10 |
Introduction:
In October, 2020, and in conformance with State Law, the City of Phoenix updated the Downtown Redevelopment Area
(Downtown RDA) boundaries. This plan, prepared in conformance with A.R.S. §36-1479, outlines strategies and actions
to guide development, redevelopment, conservation, and preservation within the Downtown RDA.
EXECUTIVE SUMMARY:
Downtown RDA Boundary
Phoenix
Light Rail
Union Pacific Phoenix
BNSF Railway Co
2nd St
3rd St
4th St
6th St
7th St
7th St
8th St
9th St
9th St
10hh St
12hh St
14h St
11hh St
1st St
21st Ave
20thAve
16th St
14th St
12th St
13th St
5th St
14th Ave
11th Ave
9th Ave
7th Ave
2nd Ave
e
v
A
h
t
2
1
e
v
A
le
r
u
a
L
Polk St
6th Ave
4th Ave
5th Ave
3rd Ave
3rd Ave
18thAve
20th Dr
18th Dr
17th Dr
3rd St
12th Pl
l
P
h
t
4
1
l
P
h
t
3
1
5th Ave
4th Ave
Adams St
Roosevelt St
Roosevelt St
MorelandSt
Portland St
Fillmore St
Taylor St
Polk St
McKinley St
Harrison St
Monroe St
Yuma St
Durango St
Lincoln St
Lincoln St
Sherman St
Garfield St
Tonto St
Tonto St
Apache St
Hadley St
Hadley St
Maricopa St
Cocopah St
Pierce St
Grand Ave
Jackson St
Jackson St
Mohave St
Pima St
Madison St
Jefferson St
Jefferson St
Adams St
Grant St
Washington St
Van Buren St
Van Buren St
Buckeye Rd
Pima St
19th Ave
18th Ave
17th Ave
17th Ave
16th Ave
15th Ave
15th Ave
13th Ave
11th Ave
9th Ave
7th Ave
6th Ave
3rdAve
2ndAve
1stAve
Central Ave
Central Ave
0
0.5
0.25
Miles
Planning Process:
This plan is informed by prior Redevelopment Plans with boundaries that overlap or are entirely within the updated
Downtown RDA, and the ideas and aspirations of downtown stakeholders including Downtown RDA residents,
landowners, businesses, and organizations. Development of the plan included assessing the goals and redevelopment
strategies of prior Redevelopment Plans, focused meetings with Downtown RDA stakeholders, four community
meetings (each meeting included a workshop and open house component), two community open house meetings in
addition to eight Neighborhood Steering Committee meetings. The Neighborhood Steering Committee was composed
of representatives of downtown neighborhood organizations, non-profit organizations, entities, property owners,
and businesses. In addition, presentations to the Central City Village Planning Committee, Phoenix Revitalization
Corporation, Phoenix Elementary School District, and the Phoenix Community Alliance, as well as other organizations,
were provided upon request throughout the planning process.
Executive Summary | ES11
Phoenix
Light Rail
Union Pacific Phoenix
BNSF Railway Co
2nd St
3rd St
4th St
6th St
7th St
7th St
8th St
9th St
9th St
10hh St
12hh St
14h St
11hh St
1st St
21st Ave
20thAve
16th St
14th St
12th St
13th St
5th St
12th Pl
11th Ave
7th Ave
2nd Ave
l
P
h
t
4
1
l
P
h
t
3
1
e
v
A
le
r
u
a
L
6th Ave
4th Ave
5th Ave
ri
C
r
o
b
r
a
H
y
k
S
3rd Ave
20th Dr
3rd St
5th Ave
4th Ave
Adams St
Roosevelt St
Roosevelt St
MorelandSt
Portland St
Fillmore St
Taylor St
Polk St
McKinley St
Harrison St
Monroe St
Yuma St
Durango St
Lincoln St
Lincoln St
Sherman St
Garfield St
Tonto St
Tonto St
Apache St
Hadley St
Hadley St
Maricopa St
Cocopah St
Pierce St
Grand Ave
Jackson St
Jackson St
Mohave St
Pima St
Madison St
Jefferson St
Jefferson St
Adams St
Grant St
Washington St
Van Buren St
Van Buren St
Buckeye Rd
Pima St
19th Ave
18th Ave
17th Ave
17th Ave
16th Ave
15th Ave
15th Ave
13th Ave
11th Ave
9th Ave
7th Ave
6th Ave
3rdAve
2ndAve
1stAve
Central Ave
Central Ave
Oakland
Oakland
Grand Avenue Member
Association (GAMA)
Grand Avenue Member
Association (GAMA)
Evans Churchill
Evans Churchill
Central Park
Central Park
Roosevelt
Roosevelt
Eastlake Park
Eastlake Park
Nuestro Barrio Unidos
Nuestro Barrio Unidos
Woodland
Historic District
Woodland
Historic District
The Triangle
Neighborhood
The Triangle
Neighborhood
Grant Park
Grant Park
Booker T. Washington
Booker T. Washington
Madison Pioneers
Coalition
Madison Pioneers
Coalition
Matthew Henson
Matthew Henson
St. Matthew’s
St. Matthew’s
PHOENIX
PHOENIX
NEIGHBORHOOD ORGANIZATION
Registered Neighborhood
Organization
Non-Registered Neighborhood
Organization
Downtown RDA Boundary
Downtown RDA Neighborhoods
Downtown Neighborhoods
The Downtown RDA includes over ten distinct neighborhoods, the Phoenix Bioscience Core, the Downtown Core and
Government Mall. Each downtown neighborhood provides diverse demographic and economic character, history,
and identity enriching the experience of the Downtown RDA. Some of the areas also include previously adopted
redevelopment areas. The Downtown RDA includes several neighborhoods: Booker T. Washington, Central Park,
Eastlake, Evans Churchill, Grant Park, Madison Pioneers Coalition, Nuestro Barrio Unidos, Oakland, Roosevelt Action, St.
Matthews, Triangle, and Woodland.
| Downtown Redevelopment Area Plan
ES12 |
Current RDA Conditions*
This plan includes a study of current demographic, workforce, land use, economic, housing, infrastructure, and mobility
conditions and a summary of in-place plans that informed the development of this Downtown RDA Plan.
Population and Households
According to the 2022 ESRI© Market Profile, the 2022
Downtown RDA has a population of 21,234, and consists
largely of single-person and smaller-sized households
(8,641 total households). In 2010, nearly 45% of Downtown
RDA households were single-occupancy, compared to 27%
City-wide; family-households constituted less than half
(45%) of Downtown RDA households with two (2) or more
people, much lower than compared to the city (64%). The
average estimated 2022 Downtown RDA household size
is 2.06 persons as compared to 2.71 persons citywide.
Population within the Downtown RDA is expected to
increase 21% from 2022 (21,234 persons) to 2027 (25,701
persons) - substantially faster than citywide (3.4%)1.
Residential Building Conditions Including Vacant
Lots
The Downtown RDA exhibits conditions of slum and
blight, which are documented in the 2020 Downtown
Phoenix Redevelopment Area Study2. A survey of 7,031
properties and vacant lots within the Downtown RDA
(conducted in 2020) found 18% of the Downtown RDA
properties and almost 10% of Downtown RDA residential
buildings were vacant. The study also found that 71% of
all residential and vacant properties within the Downtown
RDA exhibited at least once indicator of slum and blight
(for a list of indicators of slum and blight please view the
Downtown Phoenix Redevelopment Area Study).
1 * Source: Esri forecasts for 2022 and 2027. U.S. Census Bureau 2010
decennial Census data converted by Esri into 2020 geography)
**Due to timing of this Study, recent census or other data was not
available for geographic units other than zip codes. Please see the Market
Study for more information.
2
https://storymaps.arcgis.com/
stories/48d5aa74a9064ccdaea0228f4b6f2ee3
2022-2027 Population & Household Forecast
(Excerpt from 2022 ESRI Market Profile)
RDA
PHX
Population Summary
2022 Total Population
21,234
1,647,147
2027 Total Population
25,701
1,702,599
2022-2027 Population
Increase
21.0%
3.4%
2010-2022 Household Summary
2022 Total Households
8,461
597,517
2022 Average Household Size
2.06
2.71
2010 Households by Type
Total
5,700
515,521
Households with 1 Person
44.3%
27.1%
Households with 2+ People
55.7%
72.9%
Family Households
45.4%
64.3%
Nonfamily Households
10.3%
8.6%
Source: 2022 ESRI Market Profile
Slum & Blight
Indicators
Source: Phoenix RDA Boundary Storymap (extracted)
Executive Summary
Executive Summary | ES13
2022 RDA Housing Trends
(Excerpt from 2022 Residential Market Analysis)
RDA
PHX
Households
8,461
597,517 |
583,026
Median Income
$34,522
$66,999
Ownership Trends
% Owners
15.8%
55.3%
% Renters
84.2%
44.7%
Owner Housing Cost Burdened
Paying 30%+
39.3%
22.3%
Paying 50%+
20.4%
8.7%
Renter Housing Cost Burdened
Paying 30%+
53.3%
25.1%
Paying 50%+
46.3%
21.7%
Source: 2022 ESRI Market Profile
2022-2027 Housing Forecast
(Excerpt from 2022 ESRI Market Profile)
RDA
PHX
Housing Unit Summary
2022 Housing Units
10,659
642,201
2027 Housing Units
13,216
664,775
Source: 2022 ESRI Market Profile
Housing
According to the 2022 ESRI© Market Profile, there are
10,659 housing units within the Downtown RDA. Many
Downtown RDA residents are housing cost burdened. A
market analysis conducted during the development of this
plan found that according to the 2020 U.S. Census, 20.4%
of all owner households in the Downtown RDA Primary
Market Area ** (zip codes 85003, 85004, 85006, 85007,
85009, and 85034) pay more than 50% of their income on
housing versus 8.7% of owner households citywide. More
than half of all Downtown RDA renters pay more than 30%
of their income on housing with 46.3% paying more than
50%. By 2027, ESRI projects another 2,600 housing units
will be constructed within the Downtown RDA; even with
this projected increase in constructed units, the market
analysis found that the Downtown RDA will still face a
housing deficit of almost 2,000 units in 2027 - which
could result in ongoing pressure of housing costs.
Economics
The economic impact of the Downtown RDA exceeds its
physical size. While the Downtown RDA accounts for 1%
of the total City land area, it accounts for 10% of City total
employment. The daytime population of the Downtown
RDA is more than four times that of it’s residential
population. A larger percentage of Downtown RDA
residents hold advanced degrees, & more Downtown RDA
residents are employed than City residents as a whole.
While it is an economic engine, 50% of all Downtown RDA
households make less than $35,000 per annum and the
Downtown RDA has a substantially lower percentage of
families in higher income brackets than Citywide3.
The economic study completed as a part of this planning
process found that due to its location near Sky Harbor
Airport, there is tremendous demand for industrial space
within the Downtown RDA. There is strong interest in (but
not necessarily market demand for) additional grocery
stores and small scale service retail in the south and west
portions of the Downtown RDA.
3
Market Profile | 2022 Households by Income- Esri forecasts
for 2022 and 2027. U.S. Census Bureau 2010 decennial Census data
converted by Esri into 2020 geography)
| Downtown Redevelopment Area Plan
ES14 |
C-2
C-2
A-1
C-3
R-5
C-1
R-4A
A-1
R-4
R-5
R1-6
C-3
DTC-VANB
-E-Roo
C-1
C-O
P-1
R-5
C-2
C-3
C-3
R-3
R-5
C-2
R-3
A-1
P-2
C-2
PUD
C-O
R-4
R-3
C-2
R1-6
R-4
C-2
CP/GCP
C-2
C-3
C-2
PUD
C-3
P-1
C-3
C-3
DTC-BIO
R-5
C-3
PUD
A-1
C-2
C-2
C-2
R-5
C-2
A-2
R-5
R-4
DTC-E-EV
C-3
C-2
R-3
C-3
R-5
R-5
C-3
DTC-BCORE
DTC-CENTP
C-2
A-1
R-3
DTC-W-EV
R-5
C-3
DTC-COM-2
-COM-1
R-3
A-1
C-2
R-5
P-2
C-3
R-5
R-4
C-3
R-4
C-3
P-1
R-3
C-O
C-3
R-5
R-4
S-1
R-5
R-5
C-3
A-2
A-2
P-1
C-2
DTC-VANB
DTC-GTWY
DTC-WARE
C-3
C-3
C-3
A-1
R-5
A-2
A-2
R-5
C-3
C-3
A-1
A-1
WU
WU
WU
C-3
A-1
C-1
C-1
P-1
R-4
C-2
*
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**
Washington St
Monroe St
Madison St
Jackson St
Lincoln St
Sherman St
Hadley St
Tonto St
Maricopa St
Grant St
Buckey Rd
Pima St
Buckeye Rd
Mohave St
Cocopah St
Apache St
Durango St
Yuma St
Harrison St
Adams St
Fillmore St
Van Buren St
Roosevelt St
Moreland St
Portland St
Garfield St
McKinley St
Pierce St
Taylor St
Polk St
Jefferson St
Jackson St
Central Ave
1st Ave
1st St
2nd St
3rd St
6th St
10tjh St
12th Pl
13th Pl
8th St
9th St
5th St
4th St
7th St
16th St
14th St
12th St
13th St
11th St
2nd Ave
3rd Ave
Harmon Prkwy
4th Ave
6th Ave
17th Ave
18th Ave
9th Ave
8th Ave
10th Ave
12th Ave
14th Ave
11th Ave
13th Ave
19th Ave
22nd Ave
Laurel Ave
20th Ave
Grand Ave
5th Ave
7th Ave
15th Ave
16th Ave
Downtown Code (DTC-)
Industrial
Commercial
Residential (Single- & Multi-Family-)
S-1
R1-6
R-2
R-3
R-4
R-4A
R-5
PUD
C-1
C-2
C-3
C-O
C-O/G-O
P-1
P-2
Business Core (-BCORE)
Bio-Med (-BIO)
Central Park (-CENTP)
Commercial Corridor (-COM-1;-COM-2)
Evans Churchill East (-E-EV)
Evans Churchill West (-W-EV)
Roosevelt East (-E-ROO)
Roosevelt South (-S-ROO)
Downtown Gateway (-GTWY)
Townsend Park (-TwnPk)
Van Buren (-VANB)
Warehouse (-WARE)
A-1
A-2
CP/GCP
WU
REDEVELOPMENT AREA BOUNDARY
LEGEND
*
Historic Preservation
Designation
0
0.5
0.25
Miles
Date:
8/30/22
Washington St
Monroe St
Madison St
Jackson St
Lincoln St
Sherman St
Hadley St
Tonto St
Maricopa St
Grant St
Buckey Rd
Pima St
Buckeye Rd
Mohave St
Cocopah St
Apache St
Durango St
Yuma St
Harrison St
Adams St
Fillmore St
Van Buren St
Roosevelt St
Moreland St
Portland St
Garfield St
McKinley St
Pierce St
Taylor St
Polk St
Jefferson St
Jackson St
Central Ave
1st Ave
1st St
2nd St
3rd St
6th St
10tjh St
12th Pl
13th Pl
8th St
9th St
5th St
4th St
7th St
16th St
14th St
12th St
13th St
11th St
2nd Ave
3rd Ave
Harmon Prkwy
4th Ave
6th Ave
17th Ave
18th Ave
9th Ave
8th Ave
10th Ave
12th Ave
14th Ave
11th Ave
13th Ave
19th Ave
22nd Ave
Laurel Ave
15th Ave
20th Ave
Grand Ave
5th Ave
7th Ave
15th Ave
16th Ave
LEGEND
Redevelopment Area Boundary
Land Use
Residential 3.5 to 5 du / acre
Residential 10 to 15 du / acre
Residential 15+ du / acre
Parks / Open Space- Public
Commercial
Mixed - Use
Mixed Use (Commercial / Public Quasi/Public)
Transition 3.5-5 du/ac to Industrial
Industrial
Commerce / Business Park
Public / Quasi-Public
Streets
0
0.5
0.25
Miles
Date:
8/30/22
General Plan Land Use
Zoning
** This map is
illustrative and reflects
zoning as of 8/30/22.
Not shown on this map
are special districts and
overlay zones.
Executive Summary
Executive Summary | ES15
Land Use and Zoning
The Downtown RDA includes a mix of general plan land
uses and zoning. The Downtown Core, generally between
7th St. and 7th Ave. is mostly designated mixed use in the
General Plan and zoned Downtown Code (DTC). A small
portion of the downtown core is Walkable Urban Code
(WUCODE) eligible. The Historic Preservation Zoning
Overlay also applies to many areas within the Downtown
RDA.
Of note are areas zoned for multifamily development that
are developed as single family residential, in particular, in
the northwestern-most portions of the Downtown RDA.
The underlying zoning could result in redevelopment of
these single family neighborhoods with higher density
housing. Residential zoning also predominates in the
mostly vacant Sky Harbor Land Reuse Area; within the
Reuse area, new residential development is prohibited
by the Federal Aviation Administration (FAA) and
development of non-residential uses would require
rezoning.
Central Ave
Central Ave
7th Ave
7th Ave
15th Ave
15th Ave
19th Ave
19th Ave
27h Ave
27h Ave
Buckeye
Buckeye
Grant
Grant
Jefferson
Jefferson
Washington
Washington
Van Buren
Van Buren
Roosevelt
Roosevelt
7th St
7th St
12th St
12th St
16th St
16th St
Historic Resources
LEGEND
Phoenix Register Listed Historic Property
National Register Listed Historic Property
Both National and Local Listed Property
Property Determined Eligible
Property of Cultural Importance
Potentially Elligible- Requires Study
Historic and Community Institutions
The Downtown RDA includes over 250 identified historic
and community resources including the original Phoenix
Townsite, residential and commercial historic districts
and locations of cultural and historic significance. These
resources contribute to the authentic character and
identity of Downtown RDA residents and neighborhoods
which contribute to the diverse fabric of the broader city
and State.
| Downtown Redevelopment Area Plan
ES16 |
Access and Mobility
The Downtown RDA is unevenly served by public
transportation and access to it. Access to high-quality
transit (housing within a half-mile of either a rail line or
two bus lines with peak hours service every 15 minutes or
less) is limited in the western and southern portions of the
Downtown RDA. These areas are served by select local
bus routes, most of which offer less frequent service than
light rail and provide less regional connectivity.
Limited access to high-quality transit can result in higher
transportation costs for households, many of which may
already be housing burdened. The Downtown RDA bicycle
environment has east-west routes through the center
of the Downtown RDA; continuous north-south routes
exist along 3rd Ave., 5th Ave.4, and 15th Ave. Outside
of the Downtown RDA core, bicycle infrastructure is
discontinuous, with portions of bicycle routes on several
north-south corridors. Planned projects—such as the light
Rail South Central Extension and the Central Ave. bicycle
route—will provide additional access and connectivity.
Infrastructure
The majority of the existing water infrastructure within
the selected redevelopment area have exceeded their
expected lifespan and are therefore subjected to failure
(e.g., pipe breaks). Even with higher density and intensity
development within the Downtown RDA, water demand is
projected to remain constant or decline.
The City evaluates development projects in the Downtown
RDA on a case-by-case basis for water/wastewater
demand. If warranted, the City requests improvements to
the system as a condition of development.
The Phoenix Street Transportation Department oversees
the installation and maintenance of street lights in the
right-of-way. The City maintains over 90,000 street lights
in the City, and street lighting exists throughout the
Downtown RDA.
Sidewalks exist on the arterial and collector streets
within the Downtown RDA, but gaps exist along some
local streets, adjacent to undeveloped lots, and in some
industrial zoned areas. These gaps present obstacles and
barriers to mobility, especially for disabled residents.
4
https://www.phoenix.gov/streets/3rdand5thavenues
Executive Summary
Executive Summary | ES17
Strategies to Guide Development
The Downtown RDA plan includes strategies supported by actions to guide future development within the Downtown
RDA. Plan strategies and actions reflect community desires expressed at public meetings and focused discussions with
stakeholders. The strategies and actions are organized into six topic areas; Planning and Development (includes design
guidance), Economy, Housing, Mobility and Infrastructure, Cultural Resources, and Partnerships. The plan strategies are
listed below, plan actions can be found in the Future Aspirations chapter of this document. Plan strategies and actions
reflect community desires expressed at public meetings, focused discussions with stakeholders, and were informed by
prior redevelopment area plans.
Planning and Development Strategies:
Strategy 1: Ongoing plan implementation supporting sustainable, appropriate, development
within the Downtown RDA.
Strategy 2: Provide technical, zoning enforcement, and funding support to enhance
structures and properties in the Downtown RDA.
Strategy 3: Reduce the number of vacant lots and structures in need of significant
maintenance throughout the Downtown RDA.
Strategy 4: Encourage retail services to locate in appropriate locations throughout the
Downtown RDA.
Fillmore St
Fillmore St
Roosevelt St
Roosevelt St
McKinley St
Portland St
Fillmore St
Van Buren St
Monroe St
Monroe St
Adams St
Adams St
Adams St
Lincoln St
Lincoln St
Buchanan St
Buchanan St
Jackson St
Grant St
Grant St
Sherman St
Sherman St
Sherman St
Buckeye Rd
Buckeye Rd
Maricopa St
Hadley St
Hadley St
Hadley St
Tonto St
Tonto St
Tonto St
Tonto St
Pima St
Mohave St
Apache St
Pima St
Yuma St
7th St
5th St
9th St
8th St
19th Ave
20th Ave
9th Ave
10th Ave
8th Ave
11th Ave
5th Ave
21st Ave
16th Ave
7th Ave
1st Ave
1st Ave
3rd Ave
Central Ave
Central Ave
1st St
2nd St
3rd St
3rd St
17th Ave
18th Ave
15th Ave
16th Ave
12th Ave
13th Ave
12th St
12th St
13th St
14th St
14th St
11th St
11th St
16th St
16th St
Cocopah St
Van Buren St
Polk St
Polk St
Taylor St
Madison St
Washington St
Washington St
Jefferson St
Jefferson St
DEVELOPMENT TYPE
Downtown Core
Low Density Residential
Low-Moderate Density Residential
Moderate Density Residential
Mixed-Use Residential (MXD-1)
Employment
Industrial
Mixed Use Commercial (MXD-2)
Downtown RDA Boundary
Phoenix Downtown Redevelopment Area Plan
Development Type Map
v5. 11.19.24
**NOTE: Public- and private- parks, open spaces,
government, and community facilities can be located
in all area types throughout the Downtown RDA and
are not identified on this map.
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| Downtown Redevelopment Area Plan
ES18 |
Community Identity and Quality of Life Strategies:
Strategy 5: Preserve buildings designated as historic or determined historic-eligible by federal,
state, or city governments.
Strategy 6: Maintain the physical and social fabric of the community and building richness
within the built environment.
Strategy 7: Immediately address the need to recognize the potential historic status of
Downtown RDA properties that were constructed post World War II.
Strategy 8: Provide technical assistance to help mitigate some of the challenges that
accompany working with historic buildings.
Strategy 9: Celebrate the unique characteristics of Downtown RDA neighborhoods through
design guidelines contained within the Downtown RDA Plan as a basis for design review &
development.
Strategy 10: Enhance safety & quality of life for all Downtown RDA residents and visitors.
Economic Strategies:
Strategy 11: Create incentives to encourage appropriate development throughout the Downtown
RDA.
Strategy 12: Within the Downtown RDA, continue to provide appropriate locations for
employment and manufacturing that result in positive or no impacts on the quality of life in the
Downtown RDA.
Strategy 13: Solicit and support within the Downtown RDA and in conformance with this plan,
development of employment opportunities that are not service-based.
Strategy 14: Encourage community-oriented retail services to locate in appropriate locations
throughout the Downtown RDA.
Infrastructure and Mobility Strategies
Strategy 15: Enhance all types of mobility throughout the Downtown RDA.
Strategy 16: Create and maintain a lighted, safe, and attractive pedestrian environment
throughout the Downtown RDA.
Strategy 17: Throughout the Downtown RDA create and maintain a safe and attractive bicycle
network that helps to increase access and create shorter distances to destinations and transit.
Strategy 18: Create a public transportation network that connects communities, supports the
local economy, and improves the livability and long-term sustainability of the Downtown RDA
for all.
Strategy 19: Manage event parking to minimize impacts on the Downtown RDA neighborhoods,
in particular those around the stadiums & Phoenix Convention Center.
Strategy 20: Manage motorized circulation to minimize its interference with pedestrian and
bicycle circulation and to reduce its unwanted impacts on residential areas & the quality of life
within the Downtown RDA.
Strategy 21: Improve access to adjoining neighborhood areas, services, and amenities outside
the Downtown RDA.
Strategy 22: Maintain water, sewer, and other infrastructure to support existing, new, and
redevelopment within the Downtown RDA.
Executive Summary
Executive Summary | ES19
Housing Strategies
Strategy 23: Expand the supply of appropriately located affordable, workforce, & market-rate
housing for all throughout the Downtown RDA.
Strategy 24: Work with the Arizona Departments of Housing (ADOH) and Administration
(ADOA) to identify opportunities for affordable and workforce housing development on State-
owned property.
Strategy 25: When appropriate, preserve existing and historic housing stock.
Strategy 26: Provide housing for all people at all ages, incomes, and abilities.
Partnerships Strategies
Strategy 27: Continue to engage Downtown RDA residents, businesses, and landowners in City
planning, permitting, and development decisions.
Portland St
Monroe St
Monroe St
Adams St
Adams St
Lincoln St
Sherman St
Maricopa St
Hadley St
Tonto St
Mohave St
Apache St
20th Ave
9th Ave
5th Ave
21st Ave
16th Ave
1st Ave
1st Ave
3rd Ave
1st St
2nd St
17th Ave
12th St
11th St
16th St
16th St
Cocopah St
Polk St
Madison St
Washington St
Jefferson St
FILLMORE ST
TAYLOR ST
TAYLOR ST
FILLMORE ST
ROOSEVELT ST
GRAND AVE
FILLMORE ST
ADAMS ST
LINCOLN ST
GRANT ST
GRANT ST
BUCKEYE RD
PIMA ST
PIMA ST
7TH ST
19TH AVE
7TH AVE
CENTRAL AVE
3RD ST
15TH AVE
VAN BUREN ST
WASHINGTON ST
JEFFERSON ST
BUCKEYE RD
Development Type Reference
HILTON
Street Typologies
Downtown Thoroughfare
Multimodal Route
Transit-Oriented Corridor
Community Connector
Low Density Residential
Low-Moderate Density Residential
Moderate Density Residential
Mixed-Use Residential (MXD-1)
Mixed Use Commercial (MXD-2)
Employment
Industrial
Downtown Core
Downtown RDA
**NOTE:
South Central Light Rail Extension currently under
construction, this map shows only completed and
operational lines.
Public- and private- parks, open spaces, government,
and community facilities can be located in all area
types throughout the Downtown RDA and are not
identified on this map.
Phoenix Downtown Redevelopment Area Plan
Mobility & Street Concept Map
v5. 11.19.24
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0.25
Miles
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Mobility & Street Concept Map
PART 3
PART 1
PURPOSE &
INTRODUCTION
Boundaries
Plan Authority & Purpose
Equity Framework & Process
BNSF Railway Co
21st Ave
20thAve
14th Ave
11th Ave
9th Ave
7th Ave
e
v
A
h
t
2
1
e
v
A
le
r
u
a
L
Polk St
6th Ave
4th Ave
5th Ave
3 d A
18thAve
20th Dr
18th Dr
17th Dr
5th Ave
4th Ave
Adams St
Roosevelt St
Harrison St
Monroe St
Lincoln St
Sherman St
Tonto St
Hadley St
Maricopa St
Grand Ave
Jackson St
Madison St
Jefferson St
Grant St
Washington St
Van Buren St
Pima St
19th Ave
18th Ave
17th Ave
17th Ave
16th Ave
15th Ave
15th Ave
13th Ave
11th Ave
9th Ave
7th Ave
6th Ave
Downtown RDA Boundaries
In 2020 and in accordance with A.R.S. § 42-6209(F),
the City of Phoenix updated the boundaries of the
Downtown Redevelopment Area as depicted in this
map. The South Central Light Rail Extension is currently
under construction; this map shows only completed and
operational light rail lines.
22 |
| Downtown Redevelopment Area Plan
| Downtown Redevelopment Area Plan
PURPOSE & INTRODUCTION
BOUNDARIES
Phoenix
Light Rail
Union Pacific Phoenix
2nd St
3rd St
4th St
6th St
7th St
7th St
8th St
9th St
9th St
10hh St
12hh St
14h St
11hh St
1st St
16th St
14th St
12th St
13th St
5th St
12th Pl
2nd Ave
l
P
h
t
4
1
l
P
h
t
3
1
ri
C
r
o
b
r
a
H
y
k
S
3rd Ave
3rd St
Roosevelt St
MorelandSt
Portland St
Fillmore St
Taylor St
Polk St
McKinley St
Yuma St
Durango St
Lincoln St
Garfield St
Tonto St
Apache St
Hadley St
Cocopah St
Pierce St
Jackson St
Mohave St
Pima St
Jefferson St
Adams St
Van Buren St
Buckeye Rd
3rdAve
2ndAve
1stAve
Central Ave
Central Ave
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Miles
| 23
Where We Are Today | Boundaries
PURPOSE & INTRODUCTION
PLAN AUTHORITY & PURPOSE
Plan Authority
This plan was established in conformance with Arizona
Revised Statutes (ARS) §36-1479 Preparation and
approval of redevelopment plans1 and reflects the
June 2020 updated Downtown Redevelopment Area
boundaries. The adopted Downtown Redevelopment Area
Plan supersedes redevelopment plans within the updated
Downtown Redevelopment Area boundaries.
Plan Background
In May of 2020, the Downtown RDA Boundary Update was
presented to the Central City Village Planning Committee
and Planning Commission, and was approved on May
20th (4-0) by the City Council Land Use and Livability
Subcommittee. On June 8, 2020, the Phoenix City Council
adopted Ordinance Resolution #21832 to recertify and
update the boundaries of the Downtown RDA.
Recertification of the Downtown Redevelopment Area
2boundaries are based on a survey conducted in 2019-
2020.
The survey found for all of the properties in the Downtown
RDA:
•
Over 71% had one or more indicators of slum and
blight.
•
Approximately 18% were vacant lots
•
Approximately 10% were vacant buildings
For more information on the recertification boundary
update process, visit: www.investinphoenix.com/
development-opportunities/rda-update
1
Arizona Revised Statutes (ARS) Title 36-1479:
https://www.azleg.gov/viewdocument/?docName=https://www.azleg.
gov/ars/36/01479.htm
2
Redevelopment Study Area Boundary Storymap
https://storymaps.arcgis.com/
stories/48d5aa74a9064ccdaea0228f4b6f2ee3
Plan Purpose
In accordance with ARS 36-1479-C, the purpose of the
Redevelopment is as follows:
ARS 36-1479-C:
“The land uses and building requirements proposed in
a redevelopment plan shall be designed with the general
purpose of accomplishing, in conformance with the general
plan, a coordinated, adjusted and harmonious development
of the municipality and its environments which will, in
accordance with present and future needs, promote health
safety, morals, order, convenience, prosperity and the general
welfare, as well as efficiency and economy in the process of
development, and including among other things, adequate
provision for traffic, vehicular parking, and the promotion
of safety from fire, panic, and other dangers, adequate
provision for light and air, the promotion of the healthful
and convenient distribution of population, the provision of
adequate transportation, water, sewerage and other public
utilities, schools parks, recreation and community facilities
and other public requirement, the promotion of sound design
and arrangement, the wise and efficient expenditure of public
funds, the prevention of the recurrence of slum conditions or
conditions of blight and the provision of adequate safe, and
sanitary dwelling accommodations.”
Plan Limitations
This plan provides identifies Downtown RDA aspirations
and guidance to achieve them. Some strategies and
actions within this plan could be implemented as
development occurs, as a component of rezonings, or
through integration into city street improvements or
other capital projects. Strategies and actions included in
this plan are unattached to funding sources, feasibility
studies, capital improvement programs, additional
analysis and public participation may be needed for their
implementation. In the future the city may choose to fund
portions of this plan. This plan is designed to work in
concert with other adopted plans that may be applicable
to the Downtown RDA.
24 |
| Downtown Redevelopment Area Plan
Plans Informing this
Redevelopment Update
The updated Downtown RDA Plan synthesizes and continues
support of other redevelopment plans and adopted plans
applicable to the Downtown RDA. As part of the development
of the Downtown RDA, Each of the Redevelopment plans
with boundaries overlapping or entirely within the Downtown
RDA were summarized and changes since adoption of that
plan were identified. (See Appendix A). To identify adopted
redevelopment plans goals that could be used to inform the
Downtown Redevelopment Plan and goals that could be
carried forward into the Downtown Redevelopment Plan, the
goals of the adopted redevelopment plans with boundaries
overlapping or entirely within the Downtown RDA were
grouped into broad redevelopment strategies of land use
compatibility, community and housing, health/safety and
environment and economic vitality and diversity. These
goals were then assessed with regards to their relevance to
redevelopment objectives of preventing unwanted uses,
encouraging desired uses, optimizing land assembly, stabilize
and preserving neighborhood assets, designing healthy and
safe environments, and supporting jobs and employment
opportunities. While many of the older RDA plan goals were
relevant and did inform the Downtown Redevelopment Plan,
others were not relevant and were not moved forward into
this Downtown RDA Plan (See Appendix B).
Booker T. Washington
Redevelopment Area Plan
January 23rd, 1979
ADOPTED RELEVANT AREA PLANS
Adoption Dates
Special Redevelopment
Area Plan
November 10th, 1981
7th Street & Buckeye
Road Redevelopment
Area Plan
November 1st, 1989
Eastlake Park
Redevelopment Area Plan
March 14th, 1990
Government Mall
Redevelopment Area Plan
April 1st, 1987
Hope VI Special
Redevelopment Area Plan
February 19th, 2003
Central City South
Redevelopment Area
Plan
June 2nd, 2004
OTHER ADOPTED PLANS
REDEVELOPMENT AREA
PLANS
Downtown
Redevelopment Plan
January 30th, 2019
TODAY
South Central TOD
Community Plan
March 3rd, 2022
PHX Land Reuse
Strategy Phase I*
November 2017
Central City Village
Character Plan Policy
Document
Downtown Phoenix
Urban Form Project
February 2nd, 2008
Eastlake Garfield TOD
Policy Plan
May 27th, 2015
Note: The Downtown RDA includes the Phoenix Land
Reuse Strategy Planning Area.
*The Phoenix Land Reuse Strategy Phase II
was published June 2020.
Where We Are Today | Plan Authority & Purpose
| 25
PURPOSE & INTRODUCTION
EQUITY FRAMEWORK & PROCESS
Healthy Communities
Equity Framework
The following concepts are integrated into all aspects of the plan:
A healthy community is a sustainable and resilient community. This plan supports a healthy downtown
Redevelopment Area by incorporating strategies and actions to provide, housing and mobility options, high
wage economic opportunities, cultural affirmation and, places to socially connect for all residents regardless of
age, gender identity, race, income, or cultural identity.
Affordable, Workforce and Market Rate Housing
Recognizing housing is a basic need and includes strategies and actions to provide affordable, workforce and
market rate housing for all those who wish to live downtown.
Inclusive Community Engagement
The public engagement process was guided by a commitment to ensuring all voices in the community were
included in the development of this plan:
• Spanish-speaking interpreters were available at all meetings.
• All community meetings were held on a weekday evening and repeated on a Saturday morning to
encourage maximum participation.
• The project team toured the Downtown RDA with community members to fully understand their interests
and identify plan opportunities.
• A Neighborhood Steering Committee representing neighborhoods and organizations in the Downtown
RDA met regularly to provide guidance.
• City staff provided presentations about the plan to any requesting entities, including neighborhood
groups, school boards, stakeholders, and members of the public.
• Meetings were held with key stakeholders to understand key Downtown RDA topics.
• All meeting materials and other project information was made available on a widely advertised project
website.
26 |
| Downtown Redevelopment Area Plan
Community Engagement Process
The Downtown Redevelopment Area Plan update was developed over a two-year period (beginning in March,
2022), with a focus on creating a document to reflect shifting trends and development conditions within the
Downtown RDA today. This plan update also provides guidance that comprehensively address the needs and
opportunities unique to the diverse neighborhoods and communities within the Downtown RDA boundaries.
PHASE 1: LEARN
•
Existing Conditions
•
Downtown RDA Demographics
•
Site Understanding
•
Focus Group
•
3 NSC Meetings
PHASE 2: OPPORTUNITIES
•
Downtown RDA Alternatives
•
Market Study
•
2 Community Meetings
•
2 NSC Meetings
•
Central City Village Meeting
•
Arizona Dept. of Administration
Meeting
Downtown RDA
Site Tour
Focus Group Meetings
Community Meetings
Neighborhood Meetings
PHASE 3: ACHIEVE
•
Draft Plan
•
Design Guidelines
•
Street Guidelines
•
3 Community Meetings
•
8 NSC Meetings
•
3 NGO Meetings
•
*Requested group presentations
PHASE 4: ADOPT
•
Final Plan
•
Council, Boards, & Commission
Meetings
2022
2024
Where We Are Today | Plan Framework & Process
| 27
PART 4
Downtown RDA Today
PART 2
DOWNTOWN
RDA TODAY
People
Trends
Places
Infrastructure
Community
Considerations
22%
24%
22%
19%
13%
DOWNTOWN RDA
16%
24%
29%
20%
11%
CITY OF PHOENIX
Less than
12th Grade,
No Diploma
Bachelor’s
Degree
Graduate or
Professional
Degree
Some College,
No Degree,
Associate Degree
High School Graduate,
GED/Alternative
Credential
THE PEOPLE
DEMOGRAPHICS & WORKFORCE
Phoenix
Light Rail
Union Pacific Phoenix
BNSF Railway Co
2nd St
3rd St
4th St
6th St
7th St
7th St
8th St
9th St
9th St
10hh St
12hh St
14h St
11hh St
1st St
21st Ave
20thAve
16th St
14th St
12th St
13th St
5th St
14th Ave
11th Ave
9th Ave
7th Ave
2nd Ave
e
v
A
h
t
2
1
e
v
A
le
r
u
a
L
Polk St
6th Ave
4th Ave
5th Ave
3rd Ave
3rd Ave
18thAve
20th Dr
18th Dr
17th Dr
3rd St
12th Pl
l
P
h
t
4
1
l
P
h
t
3
1
5th Ave
4th Ave
Adams St
Roosevelt St
Roosevelt St
MorelandSt
Portland St
Fillmore St
Taylor St
Polk St
McKinley St
Harrison St
Monroe St
Yuma St
Durango St
Lincoln St
Lincoln St
Sherman St
Garfield St
Tonto St
Tonto St
Apache St
Hadley St
Hadley St
Maricopa St
Cocopah St
Pierce St
Grand Ave
Jackson St
Jackson St
Mohave St
Pima St
Madison St
Jefferson St
Jefferson St
Adams St
Grant St
Washington St
Van Buren St
Van Buren St
Buckeye Rd
Pima St
19th Ave
18th Ave
17th Ave
17th Ave
16th Ave
15th Ave
15th Ave
13th Ave
11th Ave
9th Ave
7th Ave
6th Ave
3rdAve
2ndAve
1stAve
Central Ave
Central Ave
0
0.5
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Miles
The Downtown RDA Big Picture
Occupying approximately 1% of the total land area and
home to 1% of the residents of the City of Phoenix, over
10,000 housing units are in the Downtown RDA. However,
the economic impact of the Downtown RDA far exceeds it’s
physical size with almost 10% of the City’s employment, the
Downtown RDA is an important economic contributor to the
City’s qualify of life.
A larger percentage of Downtown RDA
residents, ages 16 - 54, are employed and
hold an advanced degree, compared to
the city as a whole**. This may reflect the
presence of Arizona State University (ASU)
Graduate, Law, and Nursing Colleges in the
Downtown RDA, despite the large number
of residents who have not graduated high-
school.
1%
of City Land Area
City of
Phoenix
1%
of City Residents
10%
of City Employment
Demographics
*Source: EDPCO, 2022 ESRI Forecasts; US Census 2000 & 2010 Decennial data
converted by ESRI into 2020 Geography
About the RDA
RDA
PHX
Median Age
34.3
34.0
Average Household Size
2.06
2.71
Median Household Income
$34,522
$66,999
Source: 2022 ESRI Market Profile
By the Numbers
| Phoenix Redevelopment Area Plan
30 |
*Source: EDPCO Market Profile, 2022 ESRI Forecasts; US Census 2000
& 2010 Decennial data converted by ESRI into 2020 Geography
*Source: EDPCO Market Profile, 2022 ESRI Forecasts; US Census 2000
& 2010 Decennial data converted by ESRI into 2020 Geography
*Source: EDPCO Market Profile, 2022 ESRI Forecasts; US Census 2000
& 2010 Decennial data converted by ESRI into 2020 Geography
Population
The Downtown RDA 2020 U.S. Census population is over
20,000 residents, approximately 1.24% of the total city
population.
•
From 2022 to 2027, the population in the Downtown
RDA is projected to increase 21% - a rate substantially
faster than the City as a whole1.
Over 63% of Downtown RDA residents 15+ have never
married (single) as compared to almost 40% residents
citywide; There are also less family-households (45%) and
more nonfamily households (10%) compared to the City
(64%; 9%)
More than half (56%) of Downtown RDA residents are
persons of color.
•
Persons of Hispanic origin comprise more than 40% of
the Downtown RDA residents in 2022; a decline from
55% in 2010. 2
1
EDPCO Market Profile, 2022 & 2027 ESRI Forecasts
2
EDPCO Market Profile, 2022 & 2027 ESRI Forecasts
** Note: Hispanic Origin can include multiple races and ethnciities and is
defined in the US Census.
Community Workshop
Community Workshop
White
Black
American Indian
Asian / Pacific Islander
Some Other Race
Two or More Races
Population Diversity
16%
18%
3%
4%
44%
15%
2022-2027 Downtown RDA Demographic
Forecast
Where We Are Today | The People: Demographics
| 31
THE TRENDS
HOUSING
Housing Income & Costs
Household Population
The Downtown RDA is becoming a place where
people desire to live:
•
Between 2022 and 2027, the number of
households in the Downtown RDA is projected
to increase by 31%.
•
Over 63% of Downtown RDA residents 15+ have
never married as compared to almost 40% of
residents citywide.
•
Downtown RDA household size is smaller than
that of the City as a whole, and is projected to
decrease over the next five years.
Housing Occupancy
Ownership
The vast majority (84%) of Downtown RDA
residents rent their home as compared to (45%) of
City residents. This is projected to increase slightly
over the next five years.
City of Phoenix
Downtown RDA
597,517
Households
8,461
Households
55%
330,579
45%
266,938
16%
1,335
84%
7,126
Owner-Occupied Housing Units
Renter Occupied Housing Units
HOUSING OCCUPANCY
2022-2027 Population & Household Forecast
(Excerpt from 2022 ESRI Market Profile)
RDA
PHX
Population Summary
2022 Total Population
21,234
1,647,147
2027 Total Population
25,701
1,702,599
2022-2027 Population
Increase
21.0%
3.4%
2010-2022 Household Summary
2022 Total Households
8,461
597,517
2022 Average Household Size
2.06
2.71
2010 Households by Type
Total
5,700
515,521
Households with 1 Person
44.3%
27.1%
Households with 2+ People
55.7%
72.9%
Family Households
45.4%
64.3%
Nonfamily Households
10.3%
8.6%
Source: 2022 ESRI Market Profile
In 2010, nearly 45% of Downtown RDA households
were single-occupancy, compared to 27% City-
wide; family-households constituted less than half
(45%) of Downtown RDA households with two (2)
or more people, much lower than compared to the
city (64%). The average estimated 2022 Downtown
RDA household size is 2.06 persons as compared
to 2.71 persons citywide. Population within the
Downtown RDA is expected to increase 21% from
2022 (21,234 persons) to 2027 (25,701 persons) -
substantially faster than citywide (3.4%)1.
1 * Source: Esri forecasts for 2022 and 2027. U.S. Census Bureau
2010 decennial Census data converted by Esri into 2020
geography)
**Due to timing of this Study, recent census or other data was
not available for geographic units other than zip codes. Please
see the Market Study for more information.
| Phoenix Redevelopment Area Plan
32 |
% of Household Income on Housing Costs
Renters & Owners
RDA
PHX
Households Monthly Owner Costs
<25% of Household Income
51.4%
68.5%
25-29.9% of Household Income
7.6%
8.4%
30-49.9% of Household Income
18.9%
13.6%
50% of Household Income
20.4%
8.7%
Housing Cost Greater than 30%
of Household Income
39.3%
22.3%
Housing Cost Greater than 50%
of Household Income
20.4%
8.7%
Households Paying Gross Rent
<25% of Household Income
34.0%
39.8%
25-29.9% of Household Income
9.5%
11.9%
30-49.9% of Household Income
28.2%
24.6%
50% of Household Income
25.1%
21.7%
Gross Rent Greater than 30% of
Household Income
53.3%
46.3%
Gross Rent Greater than 50% of
Household Income
25.1%
21.7%
Source: American Community Survey 2020
Housing Conditions
The Redevelopment Area Boundary Study found
9.5% of all residential buildings were vacant. At
least one indicator of slum and blight was found in
58% of the occupied residential properties with the
Downtown RDA.
SLUM & BLIGHT INDICATORS
70%
30%
No Blight
Blight
’Blight’ is the
terminology used in
the survey conducted
in 2020, and is
determined by the
presence of 2 or
more ‘Slum & Blight
indicators.
**Indicators can
include, broken
windows, vacant
buildings, damaged
facade/entryways, etc.
For more information on determination and indicators, view the
Downtown Phoenix Redevelopment Area Study.
OVER 71%
PROPERTIES WITH
CHARACTERISTICS OF
SLUM AND BLIGHT
Vacant
Buildings
9.54% of all
properties
Vacant Lots
18.29% of all
properties
A slum or blighted area
contains conditions that
endanger life or property
including:
•
Dilapidated, deteriorated, aging or
obsolescent buildings or improvements.
•
The inadequate provision for ventilation,
light, air, sanitation or open spaces.
•
Overcrowding.
The existence of conditions that endanger life
or property by fire and other causes.*
*ARS 36-1471
**In 2020, a total of 7,031 properties, or parcels, were surveyed as part of the Downtown Redevelopment Area boundary evaluation to evaluate the
potential existence of slum and blight indicators. Of the 7,031 properties surveyed, 4,953 properties, or seventy-one percent (71%), of the properties
within the redevelopment survey area exhibited one or more indicators of slum and blight. Included in this survey are 1200 condominium units located
in several buildings throughout the redevelopment area. This slum & blight analysis excludes these condominium units.
Housing Cost-Burdened
Overall, there is a higher percentage of Renters
(53.3%) who are cost-burdened and use a larger
portion of their household income on Gross
Rent, than homeowners (39.3%) who are cost-
burdened with their Monthly Owner Costs.
A quarter of Renters are severely cost-burdened
and spend 50% or more of their household income
on housing costs.
When compared to the City, both Renters
and Homeowners within the Downtown RDA
spend more of their Household Income on
housing costs. Factors such as affordable housing
availability, job opportunities, and accessibility can
impact costs of living and should be considered.
A household is considered ‘Cost-Burdened’
when more than 30% of their household
income is used on Housing Costs.
Where We Are Today | The Trends: Housing
| 33
| Phoenix Redevelopment Area Plan
34 |
| The Trends: Housing
2 | Where We Are Today
Housing Inventory
In 2022, approximately 10,659 housing units were located
within the Downtown RDA. Nearly 12.5% of all 2022
Downtown RDA housing units are owner occupied and
21% are vacant (including apartments)*.
Within the Downtown RDA, there are a total of 7,333
apartment units, within 36 developments. The average
rent for a unit within these complexes is approximately
$200 per month more or 12% higher than the rents in the
larger Downtown RDA Primary Market Area. The Central
Avenue corridor (zip codes 85003 and 85004) has the
highest apartment rents although the vacancy rate for
those complexes is extremely high due to the number of
new units that have been developed in the last few years
and not absorbed by renters. Average apartment rents
in zip codes 85007 and 85034 are much lower ranging
between $1,027 and $1,169 per month (2022) compared
to the average apartment rent in the Downtown RDA of
$1,817 per month.
There is a lack of moderate to high density housing in
the southern and western portions of the Downtown
RDA and most higher density developments are located
north of Jefferson Street between 7th Street and 7th
Avenue. While higher density housing is needed in these
areas, it should be developed at a density sensitive to the
neighborhood. Housing densities that mimic the densities
north of Jefferson Street between 7th Street and 7th
Avenue would be out of scale in the southern and western
portions of the Downtown RDA.
Five apartment developments (developments consisting
of more than five units) are located in the Eastlake
Neighborhood, one apartment development is located
west of 7th and north of Jefferson Streets and five
apartment developments are located south of Jefferson
Street. Apartment developments south of Jefferson Street
include one market rate complex (Alta Warehouse District
complex at 7th Avenue and Lincoln Street with average
rents at $1,945 per month). An additional 931 units in four
affordable, subsidized developments include and are not
limited to:
»
The Symphony at 1050 South 16th Drive
»
Mathew Henson Senior complex at 1045 South 8th
Avenue
»
Mathew Henson Family complex at 840 W. Tonto
Street
»
Arizona Housing at 209 West Jackson Street in
the Warehouse District.
Monthly rents in these developments range from $523 at
the Arizona Housing complex (all small studio units) to
more than $1,000 at Mathew Henson and The Symphony.
RDA Residential Primary Market Area Boundary
City of Phoenix Housing Supply
The Downtown RDA boundary study found a majority
of the houses within the Downtown RDA have at least
one indicator of slum and blight. A list of the indicators
of slum and blight used in the study are listed in
the study. As a result, the City council was able to
determine that with regards to the Downtown RDA, “A
shortage of housing of sound standards and design,
adequate for family life, exists in the municipality.
(In conformance with ARS 13-1479 G. 1.) The market
study prepared as a part of this planning process
found the City of Phoenix housing market has not
grown at the same rate as population. Between 1990
and 2020 the number of households in Phoenix grew
by 243,997. During that same period, 220,000 new
housing units were produced. Historic underproduction
was magnified when construction virtually shut
down during the recession of 2008. Since that time,
construction has slowly increased but has not reached
the level of production achieved prior to the recession.”
HOUSING VACANCY
11%
23%
16%
21%
16%
89%
77%
84%
79%
84%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2000
2010
2020
2022
2027
% Vacant
% Occupied
Where We Are Today | The Trends: Housing | 35
Housing Trends by Neighborhood*
Homeownership rates in all Downtown RDA neighborhoods are lower than the City as a whole. The highest
homeownership rate is in the Nuestro Barrio Unidos neighborhood followed by St. Matthews, Oakland, and
Madison Pioneers Coalition and Grant Park neighborhoods. Neighborhoods with higher homeownership
rates are generally located farther from the Downtown Core. Regardless of homeownership rates, all
Downtown RDA neighborhoods have long-time residents. Downtown RDA neighborhoods closer to the
downtown core are experiencing more redevelopment activity than those located farther away, and have
large resident populations that do not own their home.
In these high-renter population neighborhoods, there is a high percentage of housing cost-burdened
homeowners. Additionally, the majority of Downtown RDA neighborhoods have housing cost-burdened
population shares greater than that of the City as a whole, highlighting the immense need for affordable
housing in the Downtown RDA. In the Downtown RDA, the St. Matthews neighborhood has the highest
incomes in the Downtown RDA ($51,578) with 53.3% of its renter population bearing a higher housing cost-
burden than renters citywide and in the Downtown RDA. The Central Park Neighborhood, with a lower than
City of Phoenix median income of $43,599 has 63.5% of its renter population that is housing cost-burdened.
*Source: U.S. Census
Neighborhood
Households
Median
Income
Ownership Trends
Housing Cost-Burdened
Owner
Renter
% Owners
% Renters
P a y i n g
30%+
P a y i n g
50%+
P a y i n g
30%+
P a y i n g
50%+
Roosevelt
1,064
$24,046
2.2%
97.8%
50.0%
50.0%
42.3%
20.5%
Evans Churchill
1,388
$24,377
5.2%
94.9%
39.0%
37.3%
45.5%
33.1%
Eastlake Park
29
$27,311
13.8%
86.2%
37.5%
0.0%
68.0%
24.0%
Oakland
131
$30,147
39.4%
60.6%
65.1%
56.6%
62.5%
45.0%
Madison Pioneers
Coalition
216
$30,253
39.0%
61.0%
64.9%
56.3%
63.6%
45.5%
Booker T.
Washington
619
$32,636
12.8%
87.2%
14.9%
6.8%
60.7%
27.3%
Woodland Historic
District
115
$34,324
22.8%
77.2%
49.2%
0.0%
70.7%
30.3%
Nuestro Barrio
Unidos
409
$36,667
45.0%
55.0%
61.0%
20.6%
41.1%
9.4%
Grant Park
250
$43,504
36.2%
63.8%
31.4%
2.9%
38.7%
23.7%
Central Park
550
$43,599
10.0%
90.0%
23.7%
0.0%
63.5%
25.3%
The Triangle
Neighborhood
857
$45,656
16.6%
83.4%
45.0%
0.0%
56.9%
27.5%
St. Matthews
352
$51,578
40.6%
59.4%
22.3%
9.7%
53.3%
9.2%
Downtown RDA
8,461
$34,522
15.8%
84.2%
39.3%
20.4%
53.3%
25.1%
City of Phoenix
583,026
$66,999
55.3%
44.7%
22.3%
8.7%
46.3%
21.7%
Downtown RDA Housing Cost Burden
0%
5%
10%
15%
20%
25%
30%
<$15,000
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 - $199,999
$200,000+
Household Income
RDA
Phoenix
THE TRENDS
ECONOMIC MARKET & GROWTH
Income
The Downtown RDA has a substantially higher
percentage of very low & low income households
than the City:
•
Almost half of Downtown RDA households
make less than $35,000 annually, as
compared to 22% Citywide.
•
The Downtown RDA has a substantially lower
percentage of families in household income
brackets above $35,000, than the City.
•
At the median household income of $34,522,
maximum affordable rent would be $863
per month. Government incentives would be
required to develop affordable housing at this
income level.
Income | Phoenix Downtown RDA
Income Statistics
RDA
City of Phoenix
Median Household Income
$34,522
$66,999
Per Capita Income
$24,389
$35,246
Source:
ESRI 2022
| Phoenix Redevelopment Area Plan
36 |
Employment
Total Daytime Population
With a 2022 daytime population of over 94,000 people,
the Downtown RDA is more populous than the City of
Flagstaff, AZ.
The Downtown area is an important center of business for
Phoenix with a daytime population of more than 94,000
people, including 15,000 students. Yearly visitors to the
Downtown is estimated at 6 million including 3 million to
sporting events and 1.1 million to theater performances.
Since 2005, public and private investment has
transformed the Downtown into a center of residential,
educational, research, and bioscience activity.
Education, Employment & Occupations.
More than 32% of the Downtown RDA labor force (ages
25+) has a Bachelor’s or Graduate/Professional Degree as
compared to 31% citywide.
Downtown RDA Employment
Of those residents over 24 years old, 83% living in the
Downtown RDA are employed as compared to 85% of
residents citywide.
More than half (54.2%) of the 2022 Downtown RDA labor
force worked in the services industry, slightly more than
Phoenix residents citywide (47.6%). Other Downtown
RDA residents worked in a variety of industries including
and not limited to retail trade (9.6%), transportation/
utilities (9%), manufacturing (6.9%), finance, insurance,
and real estate (5.9%), construction (5%) and public
administration (4%).
SERVICES
RETAIL
TRADE
MANUFACTURING
INFORMATION
CONSTRUCTION
FINANCE/
INSURANCE/
REAL ESTATE
PUBLIC
ADMIN.
WHOLESALE
TRADE
AGRICULTURE
/MINING
TRANSPORTATION
/UTILITIES
54%
10%
7%
6%
5%
4%
3%
2%
1%
9%
EMPLOYED DOWNTOWN RDA POPULATION 16+ BY INDUSTRY
Educational Attainment | Phoenix Downtown RDA
Employment, & Occupations | Phoenix Downtown RDA
Civilian Population 16+ in Labor Force
RDA
PHX
Civilian Population 16+
8,187
859,993
Total Population 16+ Employed
94.7%
96.4%
Population 16+ Unemployment Rate
5.3%
3.6%
Population 16-24 Employed
16.6%
14.8%
Population 16-24 Unemployment Rate
10.8%
7.9%
Population 25-54 Employed
69.9%
65.4%
Population 25-54 Unemployment Rate
3.8%
3.0%
Population 55-64 Employed
10.6%
14.1%
Population 55-64 Unemployment Rate
6.4%
2.4%
Population 65+ Employed
2.9%
5.7%
Population 65+ Unemployment Rate
3.9%
2.6%
Source: ESRI
Educational Attainment (Ages 25+)
RDA
PHX
Total
14,159
1,063,678
< 9th Grade
9.9%
7.2%
9th - 12th Grade, No Diploma
12.4%
8.4%
High School Graduate
17.6%
19.3%
GED/Alternative Credential
6.4%
4.3%
Some College, No Degree
18.3%
20.9%
Associate Degree
3.5%
8.5%
Bachelor’s Degree
19.4%
20.2%
Graduate/Professional Degree
12.5%
11.2%
Source: ESRI
Where We Are Today | The Trends: Economics
| 37
| Phoenix Redevelopment Area Plan
38 |
| The Trends: Economics
2 | Where We Are Today
Retail Market
Greater Phoenix Retail Vacancy Rate (2015-22)
Source: CBRE
Source: CBRE
Greater Phoenix Retail Market
The Greater Phoenix retail market has finally recovered
from the long-term effects of the Great Recession
despite the impact of the growth of online commerce
during the pandemic. With vacancy rates in the Greater
Phoenix market reaching 12% after the recession, retail
development activity slowed down (see “Appendix C |
Market Analysis (Housing, Retail, & Industrial)
182”2022
Downtown RDA Retail Market Study). Absorption of
vacant retail space over the last five years was primarily
driven by value retailers and fitness centers.
With vacancy rates now reaching a historic low of 5%,
development activity has started again including the
redevelopment of several former regional mall sites. New
development activity has been led by grocery-anchored
retail centers and most recently by large community
centers being built on the periphery of the metro area.
Low vacancy rates will further stimulate development
activity, particularly in suburban areas with growing
populations.
Greater PHX Retail Building Inventory (2015-22)
Where We Are Today | The Trends: Economics | 39
49 %
Other
51 %
Grocery
Stores
Grocery Story Dynamics -2021 |
Maricopa County
Source: Chain Store Age
Retail
Market
Grocery Stores
Downtown RDA Market Area Grocery Stores
Downtown RDA Retail Market
The Downtown RDA currently contains one traditional grocery store, a Fry’s
that opened in 2019 at the intersection of Jefferson Street and 1st Street in
the CityScape project. It offers all the services found in a traditional Fry’s
market including a coffee bar and a wine bar to provide services to the
Downtown daytime population. Parking is provided in an adjacent garage
which may complicate shopping for some residents.
The Downtown RDA is also served by several traditional grocery stores
situated around the periphery of the Downtown RDA but in close proximity
to most residents. These stores include two Food City stores, a Los Altos
Ranch Market, a Safeway, a Rancho Grande market, and a small Baiz Market.
The Downtown RDA is also served by several “dollar” stores which offer a
limited selection of grocery items.
Based on the density of the population of the Downtown RDA and modest
household incomes, the demand for grocery services in the Downtown RDA
is at equilibrium. As the area continues to grow in the future, additional
demand may be forthcoming. However, for another grocery retailer to enter
the area, the population would likely need to increase significantly along
with an increase in household incomes. However, as an alternative to a
traditional grocery store, the community could promote the development
of small format grocery stores such as the Baiz Market that could provide
services to residents, particularly in the southern part of the Downtown RDA.
| Phoenix Redevelopment Area Plan
40 |
| The Trends: Economics
2 | Where We Are Today
Industrial Market
Unprecedented Demand
The Downtown RDA industrial market
is influenced by a larger area known as
the Airport Industrial Submarket, which
encompasses a significant portion of the
southern part of the City as shown on
“Sky Harbor Airport Industrial Market
(CBRE)” In 2022, the region absorbed
25.2 million square feet of industrial
inventory and the 2022 Airport
industrial market 2.3% vacancy rate
for the industrial market is the lowest
since records have been kept (CBRE)
and lower than the Greater Phoenix
Metropolitan Area record-breaking low
3% vacancy rate.
The Airport Area is intensely developed
with a variety of uses and an average
of 463,900 square feet has been
constructed annually within the Airport
industrial area since 2005, including
the Prologis I-17 Logistics Center
which converted a concrete pipe
manufacturing facility into a modern
distribution center.
With large increases in construction in
the Northwest (NW) and Southwest
(SW) Valley industrial areas, the 2022
Airport industrial area share of the
market fell to 20.2% from 24.8% in 2015.
Since 2015, the Airport area industrial
market accounts for 8.9% of all industrial
space absorption in the Greater Phoenix
region.
While rents are increasing for all
industrial submarkets, the Airport
submarket, which encompasses the
Redevelopment Area, experienced the
largest percentage increase in rents
among all submarkets in the last two
years at 43.4% and commands the 2nd
highest rents in of all submarkets. The
increase in rents in the Airport subregion
is indicative of a market that is in high
demand but constrained by a limited
land supply. Much of the submarket
land area is built out and any new
development may require the demolition
of obsolete, outdated industrial
buildings.
Greater Phoenix Submarket 2022 Construction Activity
Submarket
SF Under Construction
Completions
Sq. Ft.
% of Total
Sq. Ft.
% of Total
NE Valley
0%
0%
SE Valley
13,329,317
34.9%
7,783,647
29.7%
Airport (Includes RDA)
794,589
2.1%
254,788
1.0%
SW Valley
22,065,458
57.8%
17, 132,508
65.3%
NW Valley
1,997,525
5.2%
1,054,287
4.0%
Total
38,186,889
100%
26.225.230
100%
Source: CBRE
Source: CBRE
Sky Harbor Airport Industrial Market (CBRE)
20-Year Average Phoenix
Metro. Vacancy Rate
9%
3.0% 2022 Phoenix Metro
Vacancy Rate
2.3% 2022 Airport Vacancy Rate
Where We Are Today | The Trends: Economics | 41
Unmet Demand
The low vacancy rate for the Airport submarket suggests there is tremendous demand
for additional industrial space and that the submarket is essentially at full occupancy.
Normally, the vacancy rate for the industrial market is 7% to 8% which allows for new
entrants into a submarket as well as turnover for those businesses that need larger
building space or where leases are expiring. At a 7% vacancy rate, the Airport submarket
should have about 5.4 million square feet of space that is vacant or where leases are
expiring. This translates into an unmet demand for Airport submarket industrial space
of 3.6 million square in addition to the currently vacant 1.8 million square feet to
return to normal market dynamics.
Within the Airport industrial submarket, a lack of available vacant land for industrial
development is a disadvantage. Full access to I-10, I-17, and SR 51 provides the Airport
submarket area with superior transportation access relative to many other industrial
subareas within the region. Most important is the area’s proximity to Sky Harbor and
the requirements of logistic companies that need direct and easy access to the Airports
shipping and cargo operations.
THE PLACES
LAND USE
Acres
General Plan Land Use
396.3
Residential 3.5 to 5 du / acre
154.5
Residential 10 to 15 du / acre
8.9
Residential 15+ du / acre
80.7
Parks / Open Space-Public
316.3
Commercial
319.6
Industrial
131.4
Commerce / Business Park
682.4
Mixed Use
518.1
Public / Quasi-Public
228.4
Transition 3.5-5 du/ac to Industrial
General Plan
The General Plan guides land use and zoning. It encourages mixed-use development in the majority of the central and
northeastern portions of Downtown RDA. Other General Plan land uses reflect current development, for example, the
public use designation of the State-owned land within the Government Mall, the stadiums and Phoenix Convention
Center area, and ASU. Downtown RDA neighborhoods that are furthest from the Downtown RDA core reflect General
Plan land uses that are compatible with existing development, although not existing zoning.
14%
6%
0.32%
3%
11%
11%
5%
24%
18%
8%
General Plan
Land Use by
Acres
| Phoenix Redevelopment Area Plan
42 |
Existing Land Use
Vacant land is predominantly located within the Sky Harbor Land Reuse Area and on several large blocks of State-
owned land between 10th and 15th Avenues south of and within the Government Mall. Commercial land uses, which
include offices and retail development are the predominant land use in the Downtown RDA, followed by single family
residential development.
Acres
Existing Land Use
455.0
Residential
14.0
Mixed-Use
648.6
Commercial
72.2
Parks Open Space
295.6
Light Industrial
268.8
Municipal Services
139.6
Exempt/Misc.
300.2
Vacant
21%
30%
3%
13%
12%
6%
14%
Existing Land
Use (Assessor)
by Acres
Where We Are Today | The Places: Land Use
| 43
| Phoenix Redevelopment Area Plan
44 |
| The Places: Land Use
2 | Where We Are Today
Zoning
Zoning guides the specific use of land and sets site height, lot coverage, parking and other standards. Most of the
Downtown RDA zoning permits residential development of varying densities including almost 878 acres of land zoned
to permit attached and multi-family residential development, as opposed to just over 22 acres of land zoned for
development of single family units and some areas where R-5 zoning permits development of multi-family housing in
areas that are predominantly single family. Additionally, downtown codes permit a variety of mixed use developments
which can include residential components. In the Sky Harbor Land Reuse Area, residential zoning predominates.
However, new residential development is prohibited in most of this area by the Federal Aviation Administration (FAA).
This plan does not include any changes to zoning ordinances or maps, street layouts, street levels or grades, or building
codes and ordinances.
1%
29%
1%
21%
29%
19%
RDA Zoning by
Acres
Acres
Zoning Category
877.9
Residential
22.1
Single-Family Residential
837.3
Multi-Family Residential
18.5
Planned Unit Development
(P.U.D.)
607.8
Commercial
525.7
Industrial
829.8
Downtown Codes
** This map reflects zoning as of 8/30/22. Not shown on this map are special districts and overlay zones.
Where We Are Today | The Places: Land Use | 45
Vacant Land Map by Zoning
47%
18%
21%
14%
Vacant Land by
Zoning
Acres
Zoning Category
142.9
Residential
56.3
Commercial
62.4
Industrial
43.9
Downtown Codes
The purpose of this analysis is to identify areas where new development could occur on vacant land and contributes
to the quality of the Downtown RDA and its neighborhoods. In many cases, the zoning for vacant land within the
Downtown RDA does not support appropriate or permitted uses. For example, zoning permits single family residential
development on most of the vacant land located south of Buckeye Road east of 7th Street within the Sky Harbor Land
Reuse Area. However the FAA and city regulations prohibit development for residential use. Also within this area there
are large vacant parcels located along Jefferson Street that are zoned for commercial use, but could be developed with
residential or other uses. Larger parcels of vacant land west of 7th Avenue and south of Van Buren Street are mostly
State-owned and are included in the forthcoming State-led Government Mall planning effort. Large parcels on the east
side of 7th Ave. at Grant Street are planned market-rate housing. The balance of vacant land within the Downtown RDA
is mostly residentially zoned scattered single or double residentially zoned lots.
15th Ave
15th Ave
19th Ave
19th Ave
27h Ave
27h Ave
Buckeye
Buckeye
Grant
Grant
Jefferson
Jefferson
Washington
Washington
Van Buren
Van Buren
Roosevelt
Roosevelt
8
9
10
12
13
19
20
21
25 26
27
29
54
35
36
40
67
68
69
70
72
73
78
79
41
43
44
45
46
47
48
49
51
52
3738
22
14
15
11
28
32
53
39
62
65
71
61
42
50
7
6
5
4
3
2
1
16 17
18
30
55
31
33
34
66
23 24
THE PLACES
HISTORIC & COMMUNITY RESOURCES
Historic & Community
Resources
The Downtown RDA includes over 250
identified historic and cultural resources
including the original Phoenix Townsite,
and buildings of cultural and historic
significance. These buildings reflect
the authentic history and identity of
Downtown RDA, as well as the city and
state. These places serve as cultural
anchors to residents and visitors alike.
>250
Historic & Community
Resources
LEGEND
Phoenix Register Listed Historic
Property
National Register Listed Historic
Property
Both National and Local Listed
Property
Property Determined Eligible
Property of Cultural Importance
| Phoenix Redevelopment Area Plan
46 |
Central Ave
Central Ave
7th Ave
7th Ave
7th St
7th St
12th St
12th St
16th St
16th St
56
57
80
8182
83
86
84 90
93
97
98
94
58
59
63
74
2
64
85
91
92
95
96
99
87
88
76
75
77
60
89
101
108
109
105
180
181
186
189
190
192
194
197
120
199
121
125
126
128
140
144
145
146
147
148
155 157
158
160
169
170
171
161
165
166
173
176 177
178
234
235
179
167
141
213
221
236
237
246
251
254
258
259
255 256
261
264
265
266
267
271
274
276
275
268
241
242
243
239
223
230
224
226
249
250
204
206
277
130
100
107
184
185
187
191
193
195
196
102
113
116
132
134
135
138
142
153
154
159
168
143
133
210
214
218
222
225
229
247
248
212
253
257
260
263
238
103
119
129
150
172
174
175
136
131
252
262
111
104
110
112
114
115
122
127
123
124
137
139
156
117
198
118
200
201
202
203
209
211
240
244
245
215
219
220
216 217
227
228
106
182
188
183
151
207
231
233
232
270
273
269
272
208
162
163
152
205
149
164
Where We Are Today | The Places: Community Insitutions
| 47
| Phoenix Redevelopment Area Plan
48 |
| The Places: Community Insitutions
2 | Where We Are Today
1.
Norton (William R.) House
2.
Wilson-Bartlett House
3.
Wright (C.H.) House
4.
2142 W.Monroe St.
5.
Aitken (J.M.) House
6.
Smith-Lynch House
7.
Court of Palms
8.
Barthell (O.C.) House
9.
North (L.H.) House
10. Dobson Court
11.
Dougherty-Peterson House
12. Winship (F.E.) House
13. Kalfus-Peabody House
14. Tovrea (Mrs.Lillian) House
15. 2137 W.Jefferson St.
16. Cronin (C.P.) House
17. St.Claire-Ames House
18. Roberts (Oscar) House
19. Baker (S.K.) House
20. Court (H.J.and Grace) House
21. McCord (Myron and Mary) House
22. Ingalls-Johnson House
23. Grier (William and Mary) House
24. Pinney (William L.and Nathalie
T.) House
25. UMOM Lamplighter
26. Circle K Hotel
27. Dick’s Court
28. Tweed (Judge Charles A.) House
29. Crown Filter Queen
30. Bobby Brown Café
31. Copeland and Tracht Service
Station
32. Capitol School
33. Pay’n Takit Store #25
34. Arizona State Capitol Building
35. Arizona State Office Building
36. Dobbins-Day House*
37. Ely (Sims) Jr.House
38. Armer House
39. El Zaribah Shrine Auditorium
40. Washington Street Streetscape
41. 17th Avenue Underpass
42. Shell Oil Company
43. Casa del Sol Court
44. Holiday Inn
45. Morreale Hotel Auto Court
46. Gavin Motor Inn
47. Drake Motel
48. Arizona Motor Inn
49. Central Arizona Light and Power
Company Substation
50. King’s Rest Hotel Motor Court
51. Monterey Lodge
52. Fountain Auto Court
53. Elder Moffitt House
54. Walbridge (Alfred P.) House
55. University Park Bath House
56. Quebedeaux Chevrolet
Showroom
57. Greenway (Luke) American
Legion Post 1
58. Egyptian Motor Hotel
59. Vance Bros.Bakery
60. Stapley (O.S.) Block
61. Eyrich-Kohl House
62. Anderson-Johannes House
63. Arizona National Guard Building
64. Adams School
65. Evans (Dr.John M.) House
66. Smurthwaite House
67. Marine Model Gas Station
68. Arizona Cornice Works
69. Harter Commercial Company
70. Piggly Wiggly Grocery Store
71. Carnegie Public Library and Park
72. Library Apartments
73. Gwilliam Grocery
74. Valley Machine Works
75. Arizona Sash, Door and Glass
Company Warehouse
76. Dunbar (Paul Laurence) School
77. Henson (Matthew) Public
Housing Project
78. House of Prayer Church of God
in Christ
79. St.John’s Institutional Baptist
Church
80. Thompson (O.C) House
81. Neoclassical Cottage
82. Neoclassical Cottage
83. Bank (Dr.Joseph) Medical Office
Building
84. McKinley Medical Center
85. Knights of Pythias Building
86. Greystone Apartments
87. Seargeant-Oldaker House
88. Pierce (Harry E.) House
89. DeMund (Herman) House
90. Alexandria Court
91. Stoddard-Harmon House
92. Dunlap (Charles H.) House
93. Westward Ho Apartments
94. KPHO TV Studio
95. Hotel Westward Ho
96. U.S.Post Office
97. Moeller Apartments
98. Evans (William) House
99. Coe (H.M.) House
100. Pugh (Charles) House
101. Phoenix Laundry And Dry
Cleaning Company
102. City Center Motel
103. Firestone
104. Whitney (J.T.) Funeral Chapel
105. YMCA
106. Phoenix Elementary School Dist
#1 Admin.Bldg.
107. England (A.E) Motors, Inc.
108. Imperial “400” Motel
109. Angelus Furniture/ Pay’n Takeit
#12
110. Day (Dud R.) Motor Company
111. First Presbyterian Church
112. Masonic Temple
113. First Baptist Church
114. Welnick Arcade Market
115. Security Building
116. Hotel San Carlos
117. Heard Building
118. Gooding Block
119. Sixth Avenue Hotel
120. Valley Plumbing and Sheet Metal
121. Arizona Title Building
122. Title and Trust Building
123. Orpheum Theater
124. Walker (J.W.) Building
125. First National Bank Plaza
126. City Council Chambers
127. Maricopa County Courthouse
128. Maricopa County Complex
129. Luhrs Tower
130. Luhrs Post Office Station
131. Luhrs Building
132. Stag Hotel
133. Pratt-Gilbert Building
134. General Electric Supply
Warehouse
135. Santa Fe Freight Depot
136. Storage Warehouse
137. Chambers Transfer and Storage
Company Warehouse
138. Arrow Van and Storage
139. Phoenix Union Station
140. Sun-Ray Chemical Co.
141. Central Avenue Underpass
142. APS Building
143. Cobb Brothers Market
Warehouse
144. Gas Works (Boundary
Expansion)
145. McGinnis (N.B.) Equipment
Warehouse
146. Clarence Saunders Store #7
147. Grant Park
148. El Portal Restaurant
149. Pyramid Cottage
150. Larson (C.A.) House
151. Duppa-Montgomery Adobe
152. American Legion Post 41
153. Cooley Auto Repair
Where We Are Today | The Places: Community Insitutions | 49
154. Goettl Brothers Metal Products
155. St.Monica’s Church
156. Lugo (Luis) Bakery **
157. Arizona Building Company
House #11
158. Friendly House
159. Classic Bungalow
160. Adobe Rowhouse
161. Arizona Building Company
House #4
162. Arizona Building Company
House #5
163. Morales (Carlos) House
164. Arizona Building Company
House #7
165. Arizona Building Company
House #9
166. Tapp (I.W.) Residence and Tapp’s
Dining Room
167. Vernacular Residence
168. St.Anthony’s Catholic Church
169. Patterson (William H.) Elks
Lodge #477
170. Vernacular Adobe Residences
171. Flores (Isabel) Grocery
172. Yaun Ah Gim Groceries
173. Vernacular Adobe Residence
174. Sharp (M.J.) House
175. Adams (W.E.) House
176. Sharp (W.C.) House
177. H.Firpo Poultry House
178. Sam’s Central Service Station **
179. La Estrella Tortilla Shop
180. First Southern Baptist Church
181. City of Phoenix Fire Station No.4
182. Pemberton (Sarah H.) House
183. Grace Lutheran Church
184. Barbara Jean Apartments
185. Knipe (Leighton G.) House
186. Davis Apartments
187. Stephens (C.P.) DeSoto Six Motor
Cars
188. First Church of Christ Scientist
189. Lincoln-Mercury-Phoenix, Inc.
190. Mehagian’s Furniture Store
191. Merryman Funeral Home
192. Lamb Hotel
193. Farish (William A.) House
194. Burns Apartments
195. McKinley School
196. Emerson (Louis) House
197. The Ashley Apartments
198. U of A Medical School/Phoenix
Union
199. Valley Center
200. Professional Building
201. Hanny’s
202. Fry Building
203. Jefferson Hotel
204. Electrical Shop and Supply
Warehouse
205. Arizona Hardware Supply
Company Warehouse
206. Phoenix Merchandise Mart
207. Phoenix Steam Laundry
208. Western Wholesale Drug
Company Warehouse
209. Chambers Transfer and Storage
Co.Central Warehouse
210. Fuller (W.P.) Paint Co.Warehouse
211. Sun Mercantile Building
212. Arizona Citrus Growers
Association Warehouse
213. Home Builders Planing Mill
214. Arizona Sash and Door Company
Warehouse
215. Phoenix Seed and Feed
Company Warehouse
216. Gerardo’s Building
217. Arvizu’s El Fresnal Groccery
Store
218. Blake, Moffitt and Towne
Janitorial and Puper Supply
219. Ong Yut Geong Wholesale
Market Warehouse
220. Anchor Manufacturing Co.
221. Momsen, Dunnegan and Ryan
Co.Warehouse
222. Graham Paper Company
Warehouse
223. First National Bank of Arizona,
Central & Grant
224. Primera Iglesia Metodista Unida
225. Phoenix Linen and Towel Supply
Co.
226. Queen Anne Cottage
227. Carver (George Washington)
High School
228. General Sales Company
Warehouse
229. Southwest Cotton Company
230. J.H.Welsh & Son Contracting Co.
231. Cate Drugs
232. Hughes House
233. Firpo (Henry and Angle) House
234. Warehouse/ Arizona Cushions
and Umbrella Manufacturing
235. Friendly House Charter School
236. Washington Street Streetscape
237. Jefferson Street Streetscape
238. Tanner Chapel Agrican Methodist
Episcopal Chruch
239. Dr.Thomas Crump Office
240. Immaculate Heart of Mary
Church
241. Immaculate Heart of Mary
Auditorium
242. First Mexican Baptist Church
243. Phoenix Christian Center
244. Swindall Tourist Inn
245. Ong’s (Jim) Market
246. Ford-Levy Furniture Company
247. Santa Rita Center
248. Jones-Montoya House
249. Tang (K.L.) Grocery and
Residence
250. Gospel Center Church and
Dormitory
251. Arnold’s Pickles and Olives
252. Bethlehem Baptist Church
253. Phillips (Lucy) Memorial
C.M.E.Church
254. Greenlee-Hammond House
255. Loy-Ong Building
256. Robinson (W.A.) House
257. Aldridge (Aubrey and Winstona)
House
258. Hayes (Zoe) House
259. Goode (Calvin and Georgie)
House
260. Washington (Booker T.) School
261. Higher Ground Church of God in
Christ
262. Utah-ArizonaFreight Lines
263. Eastlake Park
264. Arizona Compress & Warehouse
Company
265. Adobe House
266. Adobe House
267. Adobe House
268. U.S.Post Office
269. Adobe House
270. D Gutierrez (Phillip and Rosa)
House
271. Adobe House
272. Wah (W.H.) and Company
Grocery
273. Austin’s Cash Market
274. Neighborhood Grocery
275. Food City
276. Southside Assembly of God
277. Tonatierra Nahuacalli
** Demolished
| Phoenix Redevelopment Area Plan
50 |
| The Places: Community Insitutions
2 | Where We Are Today
OAKLAND
NEIGHBORHOOD
ASSOCIATION
WOODLAND
HISTORIC DISTRICT
THE TRIANGLE
NEIGHBORHOOD
ASSOCIATION
MADISON PIONEERS
COALITION
MATTHEW HENSON
NEIGHBORHOOD
ST. MATTHEW’S
NEIGHBORHOOD
Matthew
Henson Park
Matthew
Henson Park
Pioneer &
Military
Memorial
Pioneer &
Military
Memorial
Hu-O-Te
Space Park
Hu-O-Te
Space Park
University
Park
University
Park
Ninos
Park
Ninos
Park
Library
Park
Library
Park
Cementerio
Lindo
Sherman
Parkway
Alkire
Park
Coffelt-Lamoreaux
Park
Cementerio
Lindo
Sherman
Parkway
Alkire
Park
Coffelt-Lamoreaux
Park
Wesley Bolin
Memorial
Plaza
Arizona
State
Capitol
A
Le
P
17th Ave
Highway
Motels
Matthew Henson
Housing
P
Carnegie Public
Library
Smurthwaite
House
Evans
House
Polly
Resenbaum
Building
Wesley Bolin
Memorial
Plaza
Arizona
State
Capitol
A
Le
P
17th Ave
Highway
Motels
Matthew Henson
Housing
P
Carnegie Public
Library
Smurthwaite
House
Evans
House
Polly
Resenbaum
Building
P
Capitol
Elementary
School
Paul Dunbar
Lawrence School
St. John’s
Institutional
Baptist Church
Church of
Christ
St. John’s
Institutional
Baptist Church
Church of
Christ
Sa
O
Co
Arizona
Supreme Court
´ 0
0.5
0.25
Miles
19th Ave
Van Buren St
Adams St
Adams St
Madison St
Polk St
Monroe St
Jefferson St
Washington St
Buchanan St
Grant St
Grant St
Tonto St
Hadley St
Yuma St
Grand Ave
17th Ave
15th Ave
16th Ave
11th Ave
9th Ave
17
10
Polk St
Van Buren St
Harrison St
19th Ave
15th Ave
Laurel Ave
Buckeye Rd
Pima St
Roosevelt St
Phoenix Schools
Theatres
Churches
Courts
City Hall
Points of Pride
Senior Centers
Fire Stations
Police Stations
Libraries
Cooling Centers
RDA Boundary
LEGEND
Historic Properties
City Owned Properties
Assets
Boundaries
Aviation
Convention Center
Community Economic
Development
Housing
Fire
Police
Public Works
Transit
Other City-Owned Parcels
Historic Churches
Historic Individuals
Historic District
Neighborhoods
RDA Parcels
Union Station
Light Rail Stations
Parks
Rail Line
Community Assets
Community assets are important institutions which contribute
to the identity, pride and stability of the Downtown RDA. They
can provide community health benefits by providing places to
recreate, learn, worship, and convene with others. Numerous
public and private schools, parks, cultural and institutions and
sites, and City, State, and County public service buildings are
located within the Downtown RDA.
Where We Are Today | The Places: Community Insitutions | 51
EVANS CHURCHILL
COMMUNITY
ASSOCIATION
CENTRAL PARK
NEIGHBORHOOD
ORGANIZATION
ROOSEVELT
ACTION
ASSOCIATION
NUESTRO
BARRIO
UNIDOS
GRANT PARK
NEIGHBORHOOD
COALITION
BOOKER T. WASHINGTON &
EASTLAKE PARK NEIGHBORHOODS
Patriots
Square
Park
Patriots
Square
Park
Grant
Park
Grant
Park
Central
Park
Central
Park
Nuestro
Park
Nuestro
Park
Barrios
Unidos Park
Barrios
Unidos Park
Lewis
Park
Lewis
Park
Eastlake
Park
Eastlake
Park
Civic
Space
Park
Civic
Space
Park
Heritage Square Science
& History Museum
Margaret T.
Hance Park
Portland
Parkway
Roosevelt
Park
Verde
Park
Harmon
Park
Heritage Square Science
& History Museum
Margaret T.
Hance Park
Portland
Parkway
Roosevelt
Park
Verde
Park
Harmon
Park
Arizona
Center
US Airways Center/
Talking Stick Resort
Arena
Tonatierra
Nahuacalli
Historic
Heritage
Square
Japanese
Friendship Garden
Jones-Montoya
House
Santa
Rita Hall
merican
egion
Post 1
American
Legion
Post 41
Phoenix
Forge
Chase
Field
Phoenix
Convention
Center
CityScape
George
Washington
Carver
Museum
Arizona
Center
US Airways Center/
Talking Stick Resort
Arena
Tonatierra
Nahuacalli
Historic
Heritage
Square
Japanese
Friendship Garden
Jones-Montoya
House
Santa
Rita Hall
merican
egion
Post 1
American
Legion
Post 41
Phoenix
Forge
Chase
Field
Phoenix
Convention
Center
CityScape
George
Washington
Carver
Museum
UA & NAU
College of
Medicine/
Bioscience
Center
Friendly House Academia
Del Pueblo Elementary
School
Lowell
Elementary School
Silvestre S.
Herrera School
Great
Haearts
Academy
Vista
Collage
Prepatory
Bioscience
High School
Downtown
ASU Campus
Gateway
Community
Maricopa
Skill Center
St. Anthony’s
Catholic Church
St. Monica’s
Church
Fath
Missionary
Church
First
Presbyterian
Church
Roosevelt
Community
Church
Bethlehem
Baptist Church
Phillips Memorial
CME Church
First Church of
God in Christ
Primeria Iglesia
Baptist Church
Primeria Iglesia
United Methodist
Church
Immaculate
Heart of Mary
Tanner Chapel
AME Church
Grace
Lutheran
Church
First Baptist
Church
St. Anthony’s
Catholic Church
St. Monica’s
Church
Fath
Missionary
Church
First
Presbyterian
Church
Roosevelt
Community
Church
Bethlehem
Baptist Church
Phillips Memorial
CME Church
First Church of
God in Christ
Primeria Iglesia
Baptist Church
Primeria Iglesia
United Methodist
Church
Immaculate
Heart of Mary
Tanner Chapel
AME Church
Grace
Lutheran
Church
First Baptist
Church
Phoenix
Municipal
Court
andra Day
’Connor
ourthouse
City Council
Chambers
City Hall
Maricopa County
Administration
Phoenix
Union Station
Phoenix
Symphony Hall
Herberger
Theatre Center
Orpheum
Theatre
V3 01 31 24
Lincoln St
Mohave St
Mohave St
Pima St
Pima St
Buckeye Rd
7th Ave
1st Ave
3rd St
2nd St
4th St
5th St
1st Ave
3rd St
5th St
7th St
8th St
9th St
10th St
11th St
12th St
14th St
Central Ave
3rd Ave
17
3rd Ave
2nd Ave
11th St
7th St
16th St
3rd St
Central Ave
16th St
Buckeye Rd
Tonto St
Grant St
Van Buren St
Jackson St
Monroe St
Roosevelt St
Moreland St
Portland St
Garfield St
McKinley St
Pierce St
Fillmore St
Fillmore St
7th St
THE INFRASTRUCTURE
ACCESS & MOBILITY
Transportation Access
•
Throughout the Downtown RDA, transit stops are
generally within a 10-minute walk. However, the
quality of the walk environment (shade, disjointed
sidewalks, lack of sidewalks and convenient crossings)
is uneven and declines from the core to the peripheral
neighborhoods.
•
Rail access declines significantly in the southeast and
southwest parts of the Downtown RDA.
•
Walk access to employment drops outside the core of
the Downtown RDA.
•
Vehicle Miles Traveled (VMT)—which correlate with
household transportation costs in the Downtown
RDA—are higher outside of the Downtown Core,
in areas with lower household incomes than in the
Downtown Core.
•
The bicycle network has east-west routes through
the center of the Downtown RDA; north-south access
is continuous along 3rd Ave., 5th Ave., and 15th Ave.
Discontinuous stretches of bicycle infrastructure exist
on some routes outside the Downtown Core.
•
Transit options within the Downtown RDA core area
extensive, with access to Express, RAPID, Circulator,
Local, and light rail transit service. Numerous east-
west transit routes exist through the Downtown RDA
core, and in the northern portion of the Downtown
RDA near the light rail line. The western and southern
portions of the Downtown RDA lack access to high-
quality transit routes; these areas are limited to local
transit service, with routes that may only run at
30-minute frequencies.
Buckeye Road Within Downtown RDA
McDowell Road Outside of Study Area
| Phoenix Redevelopment Area Plan
52 |
Phoenix
> 8.7
5.8 - 8.7
2.9 - 5.8
< 2.9
Miles / day / household
Light Rail
RDA Boundary
Access to Employment
Access to high-quality transit is more limited
in the western and southern portions of the
Downtown RDA. Light rail transit provides
access to larger employment centers outside
the Downtown RDA. Consequently, limited
access to light rail limits employment options
for some Downtown RDA residents – especially
those in the west and south portions of the
Downtown RDA. The five-mile South Central
light rail extension will connect South Phoenix
to the regional light rail system, operating from
downtown Phoenix to Baseline Road along
Central Avenue and improving high quality
transit service for the central Downtown RDA
area.
As shown in the adjacent maps, access to
employment within a 15-minute walk is greatest
within the Downtown RDA core, with fewer
opportunities in the peripheral neighborhoods.
This aligns with trends in daily Vehicle Miles
Traveled (VMT) per household, which increases
as distance from the Downtown Core increases.
Household transportation costs, which largely
reflect trends in household VMT, are also
higher outside the core of the Downtown RDA.
The figure to the right, showing walk time to
transit stops, further emphasizes the point that
households in the western and southern portions
of the Downtown RDA have less access to transit
than those within the Downtown RDA core.
Improving transit access in these areas is critical
to providing equitable transportation options
for all residents. The under construction South
Central Extension/Downtown Hub rail project,
which will extend the existing light rail system
south from downtown Phoenix will increase
high-capacity transit access in the southern
portion of the Downtown RDA.
Time to High-Quality Transit Stops (rail)
Employment within 15-Minutes Walk
Phoenix
> 50,000
25,000 - 50,000
10,000 - 25,000
< 10,000
Number of Jobs
Light Rail
RDA Boundary
Phoenix
> 5
3 - 5
2 - 3
< 2
Time to Nearest
Transit Stop (min)
Light Rail
RDA Boundary
Residential Daily VMT per Household
Where We Are Today | The Infrastructure: Access & Mobility
| 53
THE INFRASTRUCTURE
BELOW GROUND
Water & Wastewater
•
The majority of the existing water infrastructure within
the selected redevelopment area have exceeded their
expected lifespan and are therefore subject to failure
(e.g., pipe breaks).
•
Water demand in the Downtown RDA is projected to
remain the same or decline because of high efficiency
water usage fixtures/appurtenances and decreased
landscape irrigation.
| Phoenix Redevelopment Area Plan
54 |
Fixed Broadband Deployment
•
Broadband or high-speed Internet access allows users
to access the Internet and Internet-related services.
Broadband is an important tool for expanding
educational and economic opportunities. The
Downtown RDA is well served by broadband.
•
Broadband coverage and accessibility are not
synonymous, as cost considerations may exclude
segments of the population. The Federal Affordable
Connectivity Program (2021) provides subsidies to
certain households based on income. 5G* wireless
technology is similarly available throughout the area.
*5G is the 5th generation mobile network
Number of Fixed Residential Broadband Providers
Broadband Technology: ADSL, cable, fiber, fixed wireless,
satellite, other.
Source: Federal Communications Commission (2022)
Where We Are Today | The Infrastructure: Below Ground
| 55
The Downtown RDA includes over ten distinct neighborhoods, the
Phoenix Bioscience Core, the Downtown Core, and Government
Mall.
Neighborhood organizations listed by the city include:
1.
Booker T. Washington
2. Central Park
3. Eastlake
4. Evans Churchill
5. Grant Park
6. Madison Pioneers Coalition
7.
Nuestro Barrio Unidos
8. Oakland
9. Roosevelt
10. St. Matthews
11. Triangle
12. Woodland
*Neighborhoods boundaries are subjective to a variety of
factors and discrepancies; for this reason, our analysis looks at
Neighborhood Organizations that have identified with the City. As
a result, some known neighborhoods may not be shown.
THE DOWNTOWN RDA COMMUNITY
NEIGHBORHOODS
Downtown RDA neighborhoods provide diverse demographic
and economic character, history, and identity enriching the
experience of the Downtown RDA. Some of the neighborhoods
in the Downtown RDA are also adopted Redevelopment areas.
With the adoption of this Plan, the redevelopment plans within
the Downtown RDA will be replaced by this redevelopment plan.
Maintaining and enriching these unique neighborhoods as the
downtown continues to evolve is a fundamental underpinning
of this plan.
Of the Downtown RDA, 59% of land and 34% of the
properties are in established neighborhoods.
1,665
Neighborhood
Acres
1,979
Neighborhood
Properties
2,841
Total RDA Acres
5,831
Total RDA
Properties
BNSF Railway Co
21st Ave
20thAve
e
v
A
le
r
u
a
L
20th Dr
Adams St
Harrison St
Monroe St
Lincoln St
Sherman St
Tonto St
Hadley St
Maricopa St
Jackson St
Madison St
Jefferson St
Grant St
Washington St
Van Buren St
Pima St
19th Ave
18th Ave
17th Ave
17th Ave
16th Ave
15th A
15th A
Oakland
Oakland
Grand Av
Associati
Grand Av
Associati
H
Ma
Ma
Matthe
Matthe
St. Matthew’s
St. Matthew’s
NEIGHBORHOOD ORGANIZATION
Registered Neighborhood
Organization
Non-Registered Neighborhood
Organization
Downtown RDA Boundary
| Phoenix Redevelopment Area Plan
56 |
Phoenix
Light Rail
Union Pacific Phoenix
2nd St
3rd St
4th St
6th St
7th St
7th St
8th St
9th St
9th St
10hh St
12hh St
14h St
11hh St
1st St
16th St
14th St
12th St
13th St
5th St
12th Pl
11th Ave
7th Ave
2nd Ave
l
P
h
t
4
1
l
P
h
t
3
1
6th Ave
4th Ave
5th Ave
ri
C
r
o
b
r
a
H
y
k
S
3rd Ave
3rd St
5th Ave
4th Ave
Roosevelt St
Roosevelt St
MorelandSt
Portland St
Fillmore St
Taylor St
Polk St
McKinley St
Yuma St
Durango St
Lincoln St
Garfield St
Tonto St
Apache St
Hadley St
Cocopah St
Pierce St
Grand Ave
Jackson St
Mohave St
Pima St
Jefferson St
Adams St
Van Buren St
Buckeye Rd
15th Ave
15th Ave
13th Ave
11th Ave
9th Ave
7th Ave
6th Ave
3rdAve
2ndAve
1stAve
Central Ave
Central Ave
venue Member
ion (GAMA)
venue Member
ion (GAMA)
Evans Churchill
Evans Churchill
Central Park
Central Park
Roosevelt
Roosevelt
Eastlake Park
Eastlake Park
Nuestro Barrio Unidos
Nuestro Barrio Unidos
Woodland
Historic District
Woodland
Historic District
The Triangle
Neighborhood
The Triangle
Neighborhood
Grant Park
Grant Park
Booker T. Washington
Booker T. Washington
adison Pioneers
Coalition
adison Pioneers
Coalition
ew Henson
ew Henson
PHOENIX
PHOENIX
Where We Are Today | Downtown RDA Neighborhoods
| 57
| Phoenix Redevelopment Area Plan
58 |
Population
Population
% Hispanic
or Latino
327
1,139
Census 2010
Census 2020*
% Hispanic or Latino
decreased 14%
39%
25%
Population
The Booker T. Washington Neighborhood includes the
First Institutional Baptist Church. This neighborhood is
served by Valley Metro Light Rail along Washington and
Jefferson Streets, with east and westbound stops at 12th
Street. The neighborhood includes a mix of single, low
and mid-rise multi-family housing at a variety of price
points with some vacant land along and close to light rail
that could be easily redeveloped. The neighborhood also
includes industrial and manufacturing development mostly
south of Jefferson Street along the BNSF railroad tracks.
The majority of the Booker T. Washington Neighborhood,
with the exception of the area west of 7th Street, is also
within the Eastlake Neighborhood.
The People
In 2020, the Census population for the Booker T.
Washington Neighborhood was 1,139, representing an
increase from 327 in 2010. A large portion of this increase
can be attributed to the construction of new mid- and
high- rise housing within the neighborhood. With the
new housing and population growth, the neighborhood’s
diversity has experienced a slight decline. This is
demonstrated by a decrease in the percent of Latino
populations from 39% to 25% within the neighborhood.
2022 ESRI data reports:
•
There is a larger percentage of people between 25-44
years of age living in this neighborhood as compared
to the Downtown RDA.
•
Educational attainment in this neighborhood is higher
than in the Downtown RDA, with over 46% of the
residents holding a bachelor’s degree or higher as
compared to 32% in the Downtown RDA.
•
Median household income of $45,656 is substantially
higher than that of the Downtown RDA ($34,522).
15%
22%
16%
24%
23%
22%
23%
19%
24%
13%
0%
20%
40%
60%
80%
100%
Booker T
Washington
RDA
11%
13%
36%
22%
18%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
Age Breakdown
Booker
RDA
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
Educational Attainment
*ESRI adjusted data-2020 Decennial Census by Block Group
Neighborhood Snapshot
Booker T. Washington Neighborhood
Where We Are Today | Downtown RDA Neighborhoods | 59
$45,656
Booker T.
Washington
$34,522
RDA
Median Household Income
Employment Profile
•
Slightly more than 94% of people aged 16 and
over are employed in the Booker T. Washington
neighborhood - about the same as in the Downtown
RDA.
•
70% of neighborhood residents are employed in office
or remote work as compared to about 54% of the
Downtown RDA population, reflecting the high level of
educational attainment of residents.
•
About 16% of residents are employed in the services
sector, as compared to about 54% in the Downtown
RDA.
•
About 16% of neighborhood residents are employed in
non-office or on-site work as compared to 22% in the
Downtown RDA.
Land Use and Building Conditions
•
The average home value in this neighborhood of
$257,065 is slightly higher than the Downtown RDA
overall average ($255,700) (2020 U.S. Census).
•
Nearly 14% of housing units are vacant, less than the
overall Downtown RDA of 21%.
•
Although the neighborhood does not have any vacant
lots, 4% of properties have vacant buildings.
94%
6%
95%
5%
p
Employment
Housing Tenant Occupancy
Booker T.
Washington
RDA
Population 16+
Employed
Population 16+
Unemployment rate
14%
13%
72%
67%
14%
21%
0%
20%
40%
60%
80%
100%
RDA
Booker T. Washington
Owner Occupied
Renter Occupied
Vacant
| Phoenix Redevelopment Area Plan
60 |
41%
22%
21%
24%
28%
22%
8%
19%
2%
13%
0%
20%
40%
60%
80%
100%
Central Park
RDA
The Central Park Neighborhood is a predominantly single-family
neighborhood located south of Chase Field. This neighborhood
embraces Central Park, which includes a community center and
neighborhood recreation facilities. The neighborhood includes
locally owned businesses including the Calderon Hitman Boxing
Gym, which serves area youth. The South Central Light Rail
Extension will stop at the western edge of the neighborhood
along Central Avenue at Lincoln Street and Buckeye Road. Select
streets within the neighborhood have been identified for sidewalk
improvements, new trees, ADA curb ramp reconstruction, and
bicycle improvements as part of the City’s Transportation 2050
(T2050) Mobility Improvements Program. The 3rd Street Rio
Salado to Downtown Connector project will provide an active
transportation connection through the neighborhood, extending
south with a multi-use path across the Rio Salado.
441
308
Census 2010
Census 2020*
% Hispanic or Latino
decreased 3%
76%
73%
Population
Population
The People
2020 Census data reports 308 residents living in the
Central Park neighborhood, a population decrease of
30% since 2010. Over the past decade, the neighborhood
has remained diverse; over 70% of the residents are
Hispanic or Latino, and 8% of residents black or African
American (this is a slight decrease from 11% in 2010).
The Central Park neighborhood includes a larger
percentage of residents living in larger households with
young children and lower median household incomes
than the Downtown RDA.
2022 ESRI data reports:
•
While still larger than the Downtown RDA household
size of 2.12, household size in this neighborhood has
declined from 2.67 in 2010 to 2.31. The neighborhood
also had a substantially higher percentage of
residents under age 14 and about the same
percentage of young adults (15-24 years-old) as the
Downtown RDA.
•
Educational attainment in this neighborhood is lower
than in the Downtown RDA, with nearly 10% of the
residents holding a bachelor’s degree or higher as
compared to 32% in the Downtown RDA.
Age Breakdown
28%
16%
28%
19%
8%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
Central Park
RDA
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
Educational Attainment
Neighborhood Snapshot
Central Park Neighborhood
*ESRI adjusted data-2020 Decennial Census by Block Group
Where We Are Today | Downtown RDA Neighborhoods | 61
$30,147
Central Park
$34,522
RDA
Median Household Income
Employment Profile
•
Ninety-nine percent of neighborhood residents
are employed. 20% of neighborhood residents are
employed in office or remote work as compared to
about 54% of the Downtown RDA population.
•
Approximately 35% of this neighborhood is employed
in the services sector, compared to about 54% in the
Downtown RDA.
•
About 45% of this neighborhood’s residents are
employed in non-office or on-site work as compared
to 22% in the Downtown RDA.
Land Use and Building Conditions
•
More than twice as many Central Park neighborhood
residents own their own homes than those in the
Downtown RDA. This may reflect the largely single
family development pattern of the neighborhood.
•
Nearly 35% of housing units are vacant, more than the
overall Downtown RDA of 21%.
•
In 2022, ESRI reported the average value of a Central
Park home is about $200,400; about 22% lower than
the average Downtown RDA home value of 255,674.
26%
13%
40%
67%
35%
21%
0%
20%
40%
60%
80%
100%
RDA
Central Park
Housing Tenant Occupancy
Owner Occupied
Renter Occupied
Vacant
95%
5%
p
Employment
Central Park
RDA
Population 16+
Employed
Population 16+
Unemployment rate
99%
1%
| Phoenix Redevelopment Area Plan
62 |
The Eastlake Park Neighborhood is served by Valley
Metro Light Rail along Washington and Jefferson Streets,
with east and westbound stops at 12th Street. The
neighborhood includes a mix of single, low, and mid-rise
multi-family housing at a variety of price points with
some vacant land along and close to light rail that could
be easily redeveloped. The neighborhood also includes
industrial and manufacturing development mostly south
of Jefferson Street along the BNSF railroad tracks. Several
senior housing developments are located within the
neighborhood. Several areas within the neighborhood
have been identified for bicycle and pedestrian
improvements as part of the City’s T2050 Mobility
Improvements Program.
1,057
878
Census 2010
Census 2020*
% Hispanic or Latino
decreased 5%
42%
37%
Population
Population
The People
•
The Census 2020 population of Eastlake Park within
the Study Area is reported as 878, representing a
5% decrease from 2010.
•
Currently, residents of Eastlake account for almost
7% of the Downtown RDA population.
2022 ESRI data reports:
•
The median age of neighborhood residents is
slightly older than the Downtown RDA (36.8 years
and 34.3 years, respectively).
»
A larger percentage of people over 65 live in
Eastlake than the Downtown RDA, and the
Downtown RDA has a larger percent of people
19 years and younger than Eastlake.
•
Residents have a higher degree of educational
attainment than the Downtown RDA (almost half
have a college degree or higher).
•
Median household income is substantially higher in
Eastlake than in the Downtown RDA.
Age Breakdown
13%
13%
34%
23%
17%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
Eastlake Park
RDA
15%
22%
15%
24%
22%
22%
23%
19%
24%
13%
0%
20%
40%
60%
80%
100%
Eastlake Park
RDA
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
Educational Attainment
Neighborhood Snapshot
Eastlake Park Neighborhood
*ESRI adjusted data-2020 Decennial Census by Block Group
Where We Are Today | Downtown RDA Neighborhoods | 63
$43,599
Eastlake Park
$34,522
RDA
Median Household Income
Employment Profile
•
Overall, the percentage of people employed in
Eastlake are about the same as in the Downtown RDA.
•
70% of neighborhood residents are employed in office
or remote work as compared to about 54% of the
Downtown RDA population.
•
15% of this neighborhood is employed in services, as
compared to 54% in the Downtown RDA.
•
About 16% of this neighborhoods’ residents are
employed in non-office or on-site work as compared
to 22% in the Downtown RDA.
Land Use and Building Conditions
•
Light rail, which opened in 2008, passes through this
neighborhood along Washington and Jefferson streets
and has catalyzed new residential development in this
neighborhood. Since 2010, the number of housing
units in Eastlake has more than doubled from 450 to
1030. Over the same time frame, the percent of vacant
units has declined by half, from 15% to seven (7%)
percent, indicating new construction and revitalization
of this area.
•
The average home value in Eastlake ($216,667) is
slightly lower than the Downtown RDA average home
value ($255,674).
95%
5%
p
Employment
Eastlake Park
RDA
Population 16+
Employed
Population 16+
Unemployment rate
94%
6%
9.1%
13%
81.6%
67%
9.3%
21%
0%
20%
40%
60%
80%
100%
RDA
Eastlake Park
Owner Occupied
Renter Occupied
Vacant
Housing Tenant Occupancy
| Phoenix Redevelopment Area Plan
64 |
The Evans-Churchill Neighborhood forms the northeast
corner of the Downtown RDA, and is only partially located
within the Downtown RDA. This neighborhood includes
Roosevelt Row, a nationally recognized arts district that
hosts the First Friday art walk and Third Friday gallery
night. Development within this neighborhood includes
high rise residential with street level retail and dining
uses, and parking garages. An Arizona Public Service
substation, designed to blend in with the Roosevelt
streetscape is located at the southwest corner of 7th
and Roosevelt Streets, with an additional substation at
Garfield and 2nd Street. The neighborhood is part of the
City’s Downtown North South Bikeway Study area, which
will provide recommendations for safe, efficient bicycle,
pedestrian, and transit facilities.
The People
By 2027 ESRI projects the population in this
neighborhood to increase almost 34% from about 2,155
to 2,884 people - a rate of growth more four times higher
than the Downtown RDA over the same time period. This
could be due, in part, to the 2006 opening and ongoing
growth of the ASU downtown campus. In 2020, this
neighborhood accounts for 7% of the Downtown RDA
population.
2022 ESRI data reports:
•
The median age of neighborhood residents is
somewhat older than the Downtown RDA (almost 31
years as compared to 34.3 years, respectively).
•
Median income is substantially lower than that in the
Downtown RDA, but is projected to increase almost
50% over the 2022-2027 time period.
•
A smaller proportion of residents under age 20 and a
larger percentage of residents over age 65 live in this
neighborhood than in the Downtown RDA.
•
Neighborhood residents have a higher degree of
educational attainment than the Downtown RDA (36%
have a college and 20% have a graduate degree).
•
2022 Household size in Evans Churchill is also
substantially smaller (1.54) than in the Downtown RDA
(2.06).
Age Breakdown
8%
8%
35%
25%
24%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
Evans Churchill
RDA
8%
22%
19%
24%
17%
22%
36%
19%
20%
13%
0%
20%
40%
60%
80%
100%
Evans Churchill
RDA
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
Educational Attainment
Neighborhood Snapshot
Evans Churchill Neighborhood
Population
800
2,156
Census 2010
Census 2020*
% Hispanic or Latino
increased 2%
14%
16%
Population
*ESRI adjusted data-2020 Decennial Census by Block Group
Where We Are Today | Downtown RDA Neighborhoods | 65
$24,377
Evans Churchill
$34,522
RDA
Median Household Income
Employment Profile
•
This neighborhood has a slightly higher employment
rate (96%) than the Downtown RDA.
•
Seventy two percent of neighborhood residents are
employed in office or remote work as compared to
about 54% of the Downtown RDA population
•
Nineteen percent are employed in services (as
compared to 54% in the Downtown RDA
•
About 8% of this neighborhoods’ residents are
employed in non-office or on-site work as compared
to 22% in the Downtown RDA.
Land Use and Building Conditions
•
Since 2010, The number of housing units in this
neighborhood has increased 154% from 753 to 1910.
•
The percent of owner occupied units has declined
from 8% to 4% of all units.
•
The number of vacant units has remained fairly
constant at around 27%.
4%
13%
70%
67%
27%
21%
0%
20%
40%
60%
80%
100%
RDA
Evans Churchill
Housing Tenant Occupancy
Owner Occupied
Renter Occupied
Vacant
95%
5%
p
Employment
Evans Churchill
RDA
Population 16+
Employed
Population 16+
Unemployment rate
96%
4%
| Phoenix Redevelopment Area Plan
66 |
The Grant Park Neighborhood includes an American
Legion Post, the William Patterson Elks Lodge, and
St. Anthony’s Parish. This mostly Hispanic, single
family neighborhood is on the west side of the under-
construction South Central Light Rail with stops at Central
Avenue and Lincoln Street and Central Avenue and
Buckeye Road. Several areas within the neighborhood
have been identified for ADA and bicycle improvements
as part of the City’s T2050 Mobility Improvement
Program.
The People:
The Grant Park neighborhood includes about 675 people
(2020 Census). Two thirds of the neighborhood is
Hispanic or Latino as compared to 44% in the Downtown
RDA. Since 2010, the population of this neighborhood has
decreased 33% from 966 residents.
2022 ESRI data reports:
•
The median age of neighborhood residents is
substantially younger than the Downtown RDA (28
years as compared to 34.3 years, respectively).
•
Grant Park residents have larger average household
sizes (3.07) than the Downtown RDA (2.06).
•
A substantially larger percentage of Grant park
population is age 19 and younger and a smaller
percentage of population is age 65 and older than the
Downtown RDA.
•
Grant Park household residents may be less affluent
than in the Downtown RDA as a whole; neighborhood
median household income is 12% lower than that of
the Downtown RDA and 39% lower when comparing
neighborhood per capita income.
•
While a majority of Grant Park housing units are
renter occupied (40%), it is still less than the almost
67% in the Downtown RDA.
Neighborhood Snapshot
Grant Park Neighborhood
Population
966
675
Census 2010
Census 2020*
% Hispanic or Latino
decreased 3%
76%
73%
Population
Age Breakdown
28%
16%
28%
20%
8%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
Grant Park
RDA
41%
22%
21%
24%
28%
22%
8%
19%
2%
13%
0%
20%
40%
60%
80%
100%
Grant Park
RDA
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
Educational Attainment
*ESRI adjusted data-2020 Decennial Census by Block Group
Where We Are Today | Downtown RDA Neighborhoods | 67
2022 ESRI data reports (continued):
•
Grant Park Residents have a lower degree of
educational attainment than the Downtown RDA,
with 40% of residents over 25 years old who are not
High School Graduates as compared to 22% in the
Downtown RDA. This may also account for some of
the income difference between this neighborhood
and the Downtown RDA. Ten percent of Grant Park
residents have a bachelor’s degree or higher as
compared with 32% of Downtown RDA residents.
Employment Profile:
•
Almost 99% of Grant Park residents over 16 years
old are employed as compared to 95% of the over 16
years old Downtown RDA population.
•
20% of neighborhood residents are employed in office
or remote work as compared to about 54% of the
Downtown RDA population.
•
35% of Grant Park residents are employed in services,
as compared to 54% in the Downtown RDA.
•
About 45% of this neighborhoods’ residents are
employed in non-office or on-site work as compared
to 22% in the Downtown RDA.
Land Use and Building Conditions:
•
Since 2010, the number of housing units in the
neighborhood has decreased 19% from 323 to 262.
•
Nearly 35% of housing units are vacant, more than the
overall Downtown RDA of 21%.
•
Renter occupied housing units have decreased
slightly, from 47% in 2010 to 40% in 2022, while owner
occupied units have increased slightly from 25% to
26% between 2010 and 2022.
26%
13%
40%
67%
35%
21%
0%
20%
40%
60%
80%
100%
RDA
Grant Park
Housing Tenant Occupancy
Owner Occupied
Renter Occupied
Vacant
95%
5%
p
Employment
Grant Park
RDA
Population 16+
Employed
Population 16+
Unemployment rate
99%
1%
$30,253
Grant Park
$34,522
RDA
Median Household Income
| Phoenix Redevelopment Area Plan
68 |
The Nuestro Barrio Unidos includes several neighborhoods (including
Nuestro Barrio, Cuatro Milpas, Ann Ott, El Campito, Golden Gate,
San Juan Bautista), Barrios Unidos and Nuestro Parks, the Sylvestre
Herrera Elementary School, the historic Santa Rita Hall, the site
of Cesar E. Chavez’s 24-day protest fast in 1972, and a planned
cultural corridor celebrating important neighborhood residents.
The City owns a large percentage of the land in this neighborhood
south of Buckeye Road and North of I-17; much of that land remains
vacant while some of it is used for municipal operations including
a park and a police station Redevelopment and revitalization of
this neighborhood is addressed through the Phoenix Land Reuse
Strategy developed for Sky Harbor noise mitigation land west of
Sky Harbor Airport. In 2022 the Aviation Department was awarded
a USDOT ‘RAISE’ grant to design and construct its Land Reuse
Strategy recommendations. Portions of this neighborhood are
included in Transportation 2050 (T2050) Mobility Study Area #1
and are being prioritized for the construction of mobility and ADA
projects.
The People
FAA regulations prohibit the construction of new
housing within this portion of the Downtown RDA.
Consequently, the population decreased 28% from 2010
to 2022 as people relocated from this neighborhood. In
2020 the U.S. Census determined that this neighborhood
had 874 residents with an average household size of 3.5
and 81% of the residents in this neighborhood identified
as Hispanic or Latino.
2022 ESRI data reports:
•
The median age of neighborhood residents is
younger than the Downtown RDA (30 years as
compared to 34.3 years, respectively).
•
Residents’ median household income ($43,504) is
26% higher than the Downtown RDA ($34,522).
•
Per capita income is 18% lower than the Downtown
RDA - which may reflect a larger portion single-
worker households than the Downtown RDA.
•
Almost two-thirds of Nuestro Barrio housing units
are renter occupied, which is less than the almost
67% in the Downtown RDA.
•
Residents have a substantially lower degree of
educational attainment than the Downtown RDA,
with 38% of residents over 25 years old who are not
High School Graduates as compared to 22% in the
Downtown RDA. Eight percent of Nuestro Barrio
residents have a bachelor’s degree or higher as
compared with more than 30% of Downtown RDA
residents.
Neighborhood Snapshot
Nuestro Barrio Unidos Neighborhood
*ESRI adjusted data-2020 Decennial Census by Block Group
27%
15%
28%
20%
10%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
Age Breakdown
Nuestro Barrio
RDA
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
38%
22%
39%
24%
15%
22%
6%
19%
2%
13%
0%
20%
40%
60%
80%
100%
Nuestro Barrio
RDA
Educational Attainment
1,225
874
Census 2010
Census 2020*
% Hispanic or Latino
decreased 9%
90%
81%
p
Population
Population
Where We Are Today | Downtown RDA Neighborhoods | 69
$43,504
Nuestro Barrio
$34,522
RDA
Median Household Income
Employment Profile:
•
Nuestro Barrio has a lower employment rate than
the Downtown RDA with 88% of residents over 16 in
the labor force - despite the fact that the area has a
smaller percentage of residents over 65 years old than
the Downtown RDA.
•
29% of neighborhood residents are employed in office
or remote work as compared to about 54% of the
Downtown RDA population.
•
28% of residents are employed in the service industry
as compared to 54% in the Downtown RDA.
•
About 42% of this neighborhoods’ residents are
employed in non-office or on-site work as compared
to 22% in the Downtown RDA.
Land Use and Building Conditions:
•
Of the 288 houses within the area, 13% are vacant.
•
Housing stock has declined almost 35 percent from
2010 through 2020, reflecting those properties that
were purchased as a part of a buyout related to noise
impacts from Sky Harbor airport.
32%
13%
56%
67%
13%
21%
0%
20%
40%
60%
80%
100%
Housing Tenant Occupancy
RDA
Owner Occupied
Renter Occupied
Vacant
Nuestro Barrio Unidos
Population 16+
Employed
Population 16+
Unemployment rate
RDA
95%
5%
p
Nuestro Barrio
Employment
88%
12%
| Phoenix Redevelopment Area Plan
70 |
1,595
1,569
Census 2010
Census 2020*
% Hispanic or Latino
decreased 13%
72%
59%
Population
Population
The Oakland Neighborhood is a primarily residential
historic district that includes the Capitol School (K-8
grade), the Phoenix Rescue Mission Changing Lives Center
and administrative offices, University Park, a Holiday
Inn Express hotel, the Bimbo Bakery, and a Car Wash. A
portion of the Grand Avenue Arts District is within the
neighborhood. Various mobility improvements—such
as sidewalks, ADA ramp reconstruction, traffic signal
upgrades, street lights, shade trees, and bikeways—have
been identified within the neighborhood as part of the
T2050 Mobility Improvement Program.
The People
The population of the Oakland neighborhood has
remained fairly steady over the past decade at
about 1,570 people. The household size within this
neighborhood decreased from 3.01 in 2010 to 2020
and is now an average of 2.53 - larger than that of the
Downtown RDA’s 2.06. Slightly more than half of this
neighborhood is persons who are Hispanic or Latino.
2022 ESRI data reports:
•
Thirty-two percent of Oakland residents are under
age 19 as compared to 24% in the Downtown RDA.
This could account for the larger household sizes in
this neighborhood and possibly reflect some of the
population at the Phoenix Rescue Mission Changing
Lives Center, which serves women and children
struggling with homelessness, addiction and trauma.
•
Although over 100 new housing units have been
added to the neighborhood over the 2010-2022 time
frame, the proportion of owner-occupied households
has also declined by about 8% from 2010 to 2020.
•
The median age of neighborhood residents is
younger than the Downtown RDA (29 years as
compared to 34.3 years, respectively).
•
Residents’ 2022 median household income of
$32,636 is slightly lower than the Downtown RDA
($34,522).
•
Residents have a substantially lower degree of
educational attainment than the Downtown RDA,
with 33% of residents over 25 years old who are
not High School Graduates as compared to 22%
in the Downtown RDA. Fifteen percent of Oakland
residents have a bachelor’s degree or higher as
compared with more than 30% of Downtown RDA
residents.
Neighborhood Snapshot
Oakland Neighborhood
*ESRI adjusted data-2020 Decennial Census by Block Group
25%
17%
29%
20%
9%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
Age Breakdown
Oakland
RDA
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
33%
22%
32%
24%
19%
22%
8%
19%
7%
13%
0%
20%
40%
60%
80%
100%
Oakland
RDA
Educational Attainment
Where We Are Today | Downtown RDA Neighborhoods | 71
Employment Profile
•
Oakland has a similar employment rate than the
Downtown RDA with 95% of residents over 16 in the
labor force.
•
Twenty eight percent of neighborhood residents are
employed in office or remote work as compared to
about 54% of the Downtown RDA population.
•
32% of residents are employed in service, compared to
54% of Downtown RDA.
•
About 39% of this neighborhoods’ residents are
employed in non-office or on-site work as compared
to 22% in the Downtown RDA.
Land Use and Building Conditions:
•
Since 2010, the number of housing units increased
slightly from 666 to 688.
•
The number of vacant units has also decreased from
22% in 2010 to 9% in 2022.
•
Owner occupancy in the neighborhood decreased
from 16% in 2010 to 12% in 2022.
$32,636
Oakland
$34,522
RDA
Median Household Income
Oakland
Population 16+
Employed
Population 16+
Unemployment rate
RDA
95%
5%
p
Employment
95%
5%
12%
13%
79%
67%
9%
21%
0%
20%
40%
60%
80%
100%
Oakland
RDA
Housing Tenant Occupancy
| Phoenix Redevelopment Area Plan
72 |
This neighborhood is experiencing substantial new
development including new high- and mid-rise housing,
and commercial development. The portion of the
neighborhood not within the Downtown RDA is divided
by I-10. The neighborhood includes the Central Station,
Phoenix Civic Space Park, facilities for Arizona State
University, the downtown YMCA, the Westward Ho
Senior Living apartments, and some hotel and office
development.
The People
Since 2010, the population of the Roosevelt neighborhood
has increased from just over 1,100 to 1,611 people in 2020.
The Roosevelt neighborhood average household size (1.5
persons) is substantially smaller than the 2.06 within the
Downtown RDA. Persons of color account for less than
half of this neighborhood’s residents as compared to 59%
in the Downtown RDA.
2022 ESRI data reports:
•
Median household income in Roosevelt is lower than
that of the Downtown RDA.
•
This neighborhood also has a larger percentage of its
population over age 65 and between the ages of 20-
24 than the Downtown RDA. This could be a reflection
of ASU and the Westward Ho populations.
•
Residents have a higher degree of educational
attainment than the Downtown RDA, with 51% of
residents over 25 years old who have a bachelor’s
degree or higher as compared with slightly more than
30% of Downtown RDA residents. Similarly, just over
7% of residents in this neighborhood have less than a
high school degree as compared with about 22% of
Downtown RDA residents.
Age Breakdown
5%
29%
27%
19%
20%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
Roosevelt
RDA
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
7%
22%
18%
24%
23%
22%
34%
19%
17%
13%
0%
20%
40%
60%
80%
100%
Roosevelt
RDA
Educational Attainment
Neighborhood Snapshot
Roosevelt
Population
% Hispanic or Latino
increased 1%
1,116
1,611
Census 2010
Census 2020*
22%
23%
Population
*ESRI adjusted data-2020 Decennial Census by Block Group
Where We Are Today | Downtown RDA Neighborhoods | 73
$24,056
Roosevelt
$34,522
RDA
Median Household Income
Employment Profile
•
Roosevelt neighborhood has a similar employment
rate than the Downtown RDA with 97% of residents
over 16 in the labor force.
•
Seventy four percent of neighborhood residents are
employed in office or remote work as compared to
about 54% of the Downtown RDA population.
•
Seventeen percent of this neighborhood’s residents
are employed in the service industry, compared to
more than half in the Downtown RDA.
•
About 9% of this neighborhoods’ residents are
employed in non-office or on-site work as compared
to 22% in the Downtown RDA.
Land Use and Building Conditions
•
Over the 2010-2022 time frame the proportion and
number of owner-occupied households has decreased
from five to one percent of all units.
•
Notable is the decrease in renter occupied units from
88.4% in 2010 to 68.5% in 2022. This most likely
reflects new construction.
•
Vacancy rates in the neighborhood have also
increased from six to 30%, also probably due to the
increase in units and new construction within the area.
1.5%
13%
68.5%
67%
30.0%
21%
0%
20%
40%
60%
80%
100%
Owner Occupied
Renter Occupied
Vacant
Roosevelt
RDA
Housing Tenant Occupancy
Population 16+
Employed
Population 16+
Unemployment rate
Roosevelt
RDA
95%
5%
p
Employment
96.8%
3.3%
| Phoenix Redevelopment Area Plan
74 |
The mostly residential St. Matthew’s neighborhood is named
for the St. Matthew’s Catholic Church located on the north
side of Van Buren Street at 20th Drive. The future Valley Metro
Light Rail Capitol Extension is planned along the east edge of
the neighborhood at 19th Avenue and along Van Buren Street.
The neighborhood is bordered by industrial and transportation
uses that have external impacts on the neighborhood. The Van
Buren edge of this neighborhood is impacted be traffic which
is often backed up due to activity at the rail yard which forms
this neighborhood’s eastern edge along 19th Avenue. Adams
Street through the neighborhood is mostly lined with single
family residential homes and is impacted by traffic accessing I-17.
Jefferson Street crosses I-17 and is also a high volume roadway
with speeds that conflict with the residential activities along it.
The southern boundary of the neighborhood is an industrial use
(Schuff Steel) and rail lines.
The People
Between 2010 and 2020 population in this neighborhood
has increased 8%. Over 60% of neighborhood residents
identify as Hispanic or Latino. A 2020 average of 2.95
persons per household within this area is substantially
higher than the 2.06 within the Downtown RDA.
2022 ESRI data reports:
•
The St. Matthews neighborhood has a larger
population under age 20 than the Downtown RDA,
suggesting younger families living in the area.
•
Median household incomes in St. Michael’s are slightly
higher than that of the Downtown RDA, potentially
reflective of the larger household size.
•
Residents have a substantially lower degree of
educational attainment than the Downtown RDA,
with 9% of residents over 25 years old who have a
bachelor’s degree or higher as compared with slightly
more than 30% of Downtown RDA residents. Thirty-six
percent of residents in this neighborhood have less
than a high school degree as compared with about
22% of Downtown RDA residents.
Age Breakdown
26%
14%
27%
22%
11%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
St. Matthews
RDA
Neighborhood Snapshot
St. Matthews Neighborhood
Population
1,155
1,208
Census 2010
Census 2020*
% Hispanic or Latino
decreased 10%
76%
66%
Population
*ESRI adjusted data-2020 Decennial Census by Block Group
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
36%
22%
39%
24%
16%
22%
8%
19%
1%
13%
0%
20%
40%
60%
80%
100%
St. Matthews
RDA
Educational Attainment
Where We Are Today | Downtown RDA Neighborhoods | 75
41.5%
13%
50.8%
67%
7.7%
21%
0%
20%
40%
60%
80%
100%
Owner Occupied
Renter Occupied
Vacant
St. Matthews
RDA
Housing Tenant Occupancy
Employment Profile
•
The St. Matthew’s employment rate is lower than the
Downtown RDA with 92% of residents over 16 in the
labor force compared to about 95% in the Downtown
RDA.
•
Neighborhood residents employed in office or remote
work constitute about 35% of the workforce compared
to about 54% of the Downtown RDA population.
•
About 13% of the area residents are employed in the
Services industry as compared to over 54% in the
Downtown RDA.
•
Over half (52%) of this neighborhoods’ residents are
employed in non-office or on-site work as compared
to 22% in the Downtown RDA.
Land Use and Building Conditions:
•
The total number of housing units declined less than
3% from 2010 to 2020.
•
In 2020 about 8% of the housing in this neighborhood
was vacant (down from 24% in 2010).
•
In 2022, half of all housing units were renter-occupied.
Since 2010, the number of owner occupied units in
this neighborhood increased 10% to 41% of all units.
With a net loss of housing units, the increase in rental
units and decrease in vacant units could indicate a
growth in the desirability of the neighborhood, as
more vacant units are converted to rentals.
Population 16+
Employed
Population 16+
Unemployment rate
St. Matthews
RDA
95%
5%
p
Employment
92%
8%
$36,667
St. Matthews
$34,522
RDA
Median Household Income
| Phoenix Redevelopment Area Plan
76 |
The mostly residential Triangle Neighborhood borders
Grand Avenue, which is a revitalizing arts, commercial
and residential area and the subject of the Greening
Lower Grand Avenue Plan. The 7th Avenue edge of the
neighborhood includes vacant land. This land could
be developed with appropriately designed mid-rise
development.
The People
The Triangle neighborhood includes a 2020 census
population of 649 people. About 42% of neighborhood
residents identified as Hispanic or Latino in 2020. Since
2010 population has decreased approximately 16%.
2022 ESRI data reports:
•
The 1.83 persons per household size (down from 3.29
in 2010) is lower than the 2.06 within the Downtown
RDA, and may indicate a shift from families to more
single or newly formed families in this neighborhood.
•
The population profile of the neighborhood is similar
to the Downtown RDA, with slightly fewer people
ages 20 to 34.3 years old and slightly more people
under 20 years old than the Downtown RDA.
•
Median household incomes of $51,578 are higher
than that of $34,522 in the Downtown RDA.
•
The Triangle neighborhood higher than Downtown
RDA median household income is potentially
reflective of the 35% college and above educational
attainment of residents (compared to about 32% in
the Downtown RDA).
22%
16%
29%
22%
12%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
Age Breakdown
Triangle
RDA
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
16%
22%
21%
24%
29%
22%
24%
19%
11%
13%
0%
20%
40%
60%
80%
100%
Triangle
RDA
Educational Attainment
Neighborhood Snapshot
Triangle Neighborhood
Population
789
649
Census 2010
Census 2020*
% Hispanic or Latino
decreased 14%
56%
42%
Population
*ESRI adjusted data-2020 Decennial Census by Block Group
Where We Are Today | Downtown RDA Neighborhoods | 77
$51,578
Triangle
$34,522
RDA
Median Household Income
Employment Profile
•
Almost 99% of Triangle neighborhood residents are
employed.
•
A high percentage (65%) of residents are employed in
office or remote work.
•
About 30% of Triangle neighborhood residents are
employed in services.
•
Of the 98.5% of Triangle neighborhood residents
employed, 11% are employed in non-office or on-site
work as compared to 22% in the Downtown RDA.
Land Use and Building Conditions
•
Since 2010, the number housing units in this
neighborhood has increased by 25%, evidenced by
new, low-rise residential developments.
•
The number of owner occupied units increased from
about 27% to 35% between 2010 and 2022.
•
Vacant units accounted for 13% of all units in 2020,
significantly lower than the 24% of units in 2010.
RDA
95%
5%
p
Population 16+
Employed
Population 16+
Unemployment rate
Triangle
Employment
98.5%
1.5%
35%
13%
52%
67%
13%
21%
0%
20%
40%
60%
80%
100%
e
Owner Occupied
Renter Occupied
Vacant
Triangle
RDA
Housing Tenant Occupancy
| Phoenix Redevelopment Area Plan
78 |
The residential Woodland neighborhood lies between
the Oakland neighborhood and the Government
Mall Redevelopment Area. The mostly residential
neighborhood is separated from Van Buren Street by
Woodland Parkway which includes a tree-lined buffer
from which the neighborhood derives its name. This
neighborhood is distinct because it is surrounded on
the south, east and west by mostly State owned land
and development. The development of this historic
neighborhood marked the beginning of expansion of the
original Phoenix townsite. This neighborhood includes the
Eyrich House, at 1015 West Woodland Avenue, which is
one of the oldest buildings in Phoenix.
The People
The Woodland neighborhood had 183 residents in
2020. Less than in 2022, 30% of the people in this
neighborhood identified as Hispanic or Latino. The
population of this neighborhood declined 24% from 242
in 2010.
2022 ESRI data reports:
•
In 2020 the household size of 1.0 (person) was
below the 2.06 household size within the Downtown
RDA.
•
This neighborhood has a smaller percent of people
under age 25 than the Downtown RDA and a larger
percent of people between the ages of 25 and
65 years old than the Downtown RDA. This could
indicate this neighborhood is composed of mostly
single person households.
•
Woodland neighborhood median household income
is comparable to the Downtown RDA.
•
A slightly smaller percentage of Woodland
neighborhood residents have bachelor’s degrees or
higher than than Downtown RDA residents.
11%
13%
33%
31%
12%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
Age Breakdown
Woodland
RDA
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
17%
22%
25%
24%
27%
22%
23%
19%
8%
13%
0%
20%
40%
60%
80%
100%
Woodland
RDA
Educational Attainment
Neighborhood Snapshot
Woodland Neighborhood
Population
242
183
Census 2010
Census 2020*
% Hispanic or Latino
increased 4%
26%
30%
Population
*ESRI adjusted data-2020 Decennial Census by Block Group
Where We Are Today | Downtown RDA Neighborhoods | 79
$34,324
Woodland
$34,522
RDA
Median Household Income
19%
13%
65%
67%
17%
21%
0%
20%
40%
60%
80%
100%
Owner Occupied
Renter Occupied
Vacant
Woodland
RDA
Housing Tenant Occupancy
Employment Profile:
•
Almost 84% of all residents are employed, lower than
in the Downtown RDA as a whole.
•
Fifty one percent of all Woodland residents are
employed in office or remote work.
•
Thirty four percent of all residents are employed in
services.
•
Fifteen percent of all residents are employed in non-
office or on-site work as compared to 22% in the
Downtown RDA.
Land Use and Building Conditions
•
From 2010 to 2022, the percentage of owner occupied
housing units in the Woodland neighborhood
increased from 10% to 19%. Vacant units accounted
for 17% of all units in 2022, about the same as the 17%
vacant units in 2010.
Population 16+
Employed
Population 16+
Unemployment rate
Woodland
RDA
95%
5%
p
Employment
84%
15%
| Phoenix Redevelopment Area Plan
80 |
The Madison Pioneers Coalition Neighborhood includes
a portion of the Government Mall, some Arizona
Department of Transportation Buildings, the BNSF rail line,
the historic Pioneer Cemetery, and the Phoenix Human
Services Campus.
The People
The 2020 U.S. Census states the Madison Pioneers
Coalition neighborhood includes 840 people and 46
housing units. The city believes that the population
is much higher, and these numbers do not reflect the
substantial number of unhoused population in this
neighborhood. The population of this neighborhood
declined about 23% from 1,068 persons in 2010.
2022 ESRI data reports:
•
About half of the population in this neighborhood
is unhoused or living in group quarters, reflective of
the Human Services Campus managed shelters.
•
The total daytime population in this neighborhood
includes 4,711 workers. Many of these people work
for the State, the Human Services Campus and small
businesses within the neighborhood.
•
Almost 29% of the population has a bachelor’s
degree or higher, slightly less than the Downtown
RDA.
Neighborhood Snapshot
Madison Pioneers Coalition
Population
1,068
840
Census 2010
Census 2020*
% Hispanic or Latino
increased 4%
28%
32%
Population
Age Breakdown
14%
13%
32%
29%
12%
17%
16%
31%
23%
13%
0%
10%
20%
30%
40%
Under 14
Young Adults
(15-24)
Adults (25-44)
Older Adults
(45-64)
Senior (65+)
Madison Pioneers Coalition
RDA
Educational Attainment
18%
22%
25%
24%
27%
22%
22%
19%
8%
13%
0%
20%
40%
60%
80%
100%
Madison Pioneers
Coalition
RDA
Graduate Degree or Higher
Bachelors Degree
Some College or Associates
High School or GED
No High School Degree
*ESRI adjusted data-2020 Decennial Census by Block Group
Where We Are Today | Downtown RDA Neighborhoods | 81
Median Household Income
$27,311
Madison
$34,522
RDA
9%
13%
54%
67%
37%
21%
0%
20%
40%
60%
80%
100%
Owner Occupied
Renter Occupied
Vacant
Madison Pioneers Coalition
RDA
Housing Tenant Occupancy
Employment Profile
•
Because of the substantial number of residents in this
neighborhood that are unhoused or living in group
quarters, employment data is unreliable.
Land Use and Building Conditions:
•
Because of the substantial number of residents in this
neighborhood that are unhoused or living in group
quarters, housing unit and housing vacancy data is
unreliable.
Population 16+
Employed
Population 16+
Unemployment rate
RDA
95%
5%
p
Madison
Pioneers
Employment
86%
14%
| Phoenix Redevelopment Area Plan
82 |
| Downtown RDA Neighborhoods
2 | Where We Are Today
Neighborhood Comparison Summary
RDA
Outside
Neighborhood
Booker T.
Washington*
Central Park
Eastlake*
Evans
Churchill
Grant Park
Building Conditions
% Slum & Blight
30%
27.8%
23.1%
25.5%
37.3%
9.5%
45.5%
% Vacant Lots
13.8%
16.7%
-none-
10.1%
7.0%
7.1%
19.1%
% Vacant Buildings
3.2%
3.3%
3.8%
3.8%
2.6%
4.3%
7.6%
Housing Demographics
Median Household Income
$34,522
-n/a-
$45,656
$30,147
$43,599
$24,377
%30,253
% Hispanic/Latino
42.8%
-n/a-
32%
72.7%
36.6%
15.7%
72.6%
Median Age
34.3
-n/a-
36.4
27.4
36.8
44.3
27.6
Average Household Size
2.06
-n/a-
1.17
2.31
1.34
1.54
3.07
Housing Occupancy
Average Home Value
$255,674
-n/a-
$257,065
$200,397
$216,667
$496,032
$214,720
% Owner-Occupied Units
12.5%
-n/a-
14.3%
25.5%
9.1%
3.8%
25.7%
% Renter-Occupied Units
73.1%
-n/a-
72%
39.6%
81.6%
69.5%
39.8%
% Vacant Housing Units
20.6%
-n/a-
13.7%
35.3%
9.3%
26.8%
34.8%
Total Daytime Population1
94,491
-n/a-
4,172
1,103
3,715
2,695
728
% Daytime Workers
87.2%
-n/a-
94.3%
78.0%
85.9%
63.9%
26.9%
% Daytime Residents
12.8%
-n/a-
5.7%
22.0%
14.1%
36.1%
73.1%
Source: EDPCO Market Profile (Neighborhoods), ESRI forecasts for 2022 and 2027. U.S. Census Bureau 2000 and 2010 decennial Census data
converted by Esri into 2020 geography. * Booker T. Washington & Eastlake Neighborhoods include overlapping counts
1
For definitions of ESRI Daytime Population: https://storymaps.arcgis.com/stories/278effd970d342fc9c9fb08f928d1cd0
Daytime Workers can include residents and non-residents who are employed in the area, such as military; Daytime Residents refer to
people who live in the area and can be employed and not at work, populations under 16 years of age, & working age persons who are
unemployed or not in the labor force (such as retirees, homemakers, college students, misc. non-institutional and institutional group
quarter populations in nursing homes, juvenile detention centers, homeless shelters, etc.)
Where We Are Today | Downtown RDA Neighborhoods | 83
Madison
Pioneers
Coalition
Nuestro Barrio
Unidos
Oakland
Roosevelt
St. Matthews
Triangle
Woodland
Building Conditions
% Slum & Blight
24.3%
32.5%
30.7%
3.9%
47.1%
19.6%
29.2%
% Vacant Lots
12.9%
21.3%
5.5%
11.3%
7.0%
9.8%
5.0%
% Vacant Buildings
5.4%
1.6%
2.7%
2.9%
2.4%
1.3%
2.5%
Housing Demographics
Median Household Income
$27,311
$43,504
$32,636
$24,046
$36,667
$51,578
$34,324
% Hispanic/Latino
31.5%
80.5%
59%
23%
65.9%
41.6%
29.5%
Median Age
39.4
25.8
29.1
34.5
30.9
32.6
40.9
Average Household Size
15.41
2.64
2.44
1.10
3.24
1.83
1.0
Housing Occupancy
Average Home Value
$191,667
$109,239
$232,188
$236,905
$147,404
$388,448
$216,346
% Owner-Occupied Units
5.7%
31.6%
11.6%
1.5%
41.5%
35.2%
19%
% Renter-Occupied Units
54.3%
55.7%
79.4%
68.5%
50.8%
51.5%
65%
% Vacant Housing Units
37%
12.7%
9%
30%
7.7%
13.3%
16.8%
Total Daytime Population
5,383
2,375
1,954
2,926
1,268
637
376
% Daytime Workers
87.5%
82.1%
49.9%
72.8%
25.1%
48.2%
56.6%
% Daytime Residents
12.5%
17.9%
50.1%
27.2%
74.9%
51.8%
43.4%
Source: EDPCO Market Profile (Neighborhoods), ESRI forecasts for 2022 and 2027. U.S. Census Bureau 2000 and 2010 decennial Census data
converted by Esri into 2020 geography.
DOWNTOWN RDA
PLANNING CONSIDERATIONS
Planning Considerations
As an engine of the City, there are important planning challenges within the Downtown
RDA that must be addressed as it continues to thrive. These include and are not limited to:
Economic
•
A lower percentage of Downtown RDA residents
hold white collar, management/business/financial, or
professional jobs as compared to the City as a whole.
•
A higher percentage of Downtown RDA residents
hold administrative support (15.9%) and services
(23.6%)jobs than the City as a whole (13.0% & 16.9%
respectively)1.
•
A 2022 median household income of $34,522 - more
than 48% less than the Citywide $66,999.2
•
Limited access to a full service grocery store and
other residential retail services in the Downtown RDA
west of Central Avenue and south of Jefferson Street.
Housing
•
A significant portion of residents pay more than 30%
or their income for housing (housing cost-burdened).
•
A high proportion of single family housing that is in
need of repair (based on a 2020 survey).
•
A significant population that is un-housed.
Land Use & Planning
•
Limited, vacant land available for new housing -
especially at higher densities.
•
Single family and low-density residential areas that
are impacted by industrial and transportation uses
including the BNSF railroad, Interstate 17, and high
noise impacts from aircraft overflight.
•
Aging park infrastructure and design.
•
Traffic impacts that include cut-through traffic and
illegal parking, and restricted access during events
from event venues, in particular the stadium area.
1
2022 Median Household Income Source: EDPCO Market
Profile, ESRI forecasts for 2022. U.S. Census Bureau 2000 and 2010
decennial Census data converted by Esri into 2020 geography.
2
2022 Median Household Income Source: EDPCO Demographic
and Income Profile, ESRI forecasts for 2022 and 2027. U.S. Census
Bureau 2010 decennial Census data converted by Esri into 2020
geography.
Mobility
•
A lack of landscaping or shade in many areas of the
Downtown RDA; many areas have a tree canopy cover
of less than 10%
•
Uneven access to high quality public transportation
(i.e. light rail).
•
High speed, high volume traffic that impacts
neighborhoods (St. Matthew’s).
Social, Cultural, & Historic
•
Higher crime rates (a portion of the Downtown RDA
is one of three “moderately high hot spots for crime
citywide and one of five “very high” property crime
citywide.)
•
Mid-century and other historic buildings may not be
registered and thus may not have protections from
negative impacts such as demolition.
| Phoenix Redevelopment Area Plan
84 |
Stakeholders share their experiences to help inform plan map creation.
Community Members provided input and identified ares and concerns for
consideration.
Where We Are Today | Downtown RDA Considerations
| 85
PART 5
Tools & Techniques
PART 3
ASPIRATIONS
FOR OUR FUTURE
Implementation
Planning & Development
Community Identity & Quality of Life
Economy
Mobility
Housing
Partnerships
88 |
| Tools & Techniques
3 | Future Aspirations
| Downtown Redevelopment Area Plan
IMPLEMENTATION
Implementation
Implementation of the Downtown Redevelopment Area Plan, acquisition and preparation of redevelopment sites, and
financing of redevelopment projects within the Downtown RDA can be accomplished through prioritizing investments
within the City of Phoenix Capital Improvement Program and other departmental programmatic efforts, implementation
of the Development Map and accompanying Building Types and Design Guidelines included in this plan, and application
of funding tools that could include the Government Lease Excise Tax, federal, state and local housing incentives, tax
relief programs, and development agreements. Opportunities also exist to apply Federal Community Development
Block Grant Program funds to move forward specific plan strategies, and pursue other public and private grants,
partnerships, and investments in the downtown.
In accordance with A.R.S. § 36-14791, families are not anticipated to be displaced from the redevelopment project area.
1
https://www.azleg.gov/viewDocument/?docName=http://www.azleg.gov/ars/36/01479.htm
What Can this Plan Do?
THINGS THIS PLAN CAN DO:
THINGS THIS PLAN CANNOT DO:
X NOT A RELOCATION PLAN
X NOT A ZONING PLAN
✓ UPDATES THE 1979 DOWNTOWN
RDEVELOPMENT PLAN
✓ INCLUDES ALL NEIGHBORHOODS &
STAKEHOLDERS IN THE UPDATE
✓ CONSOLIDATES AND UPDATES
OLDER REDEVELOPMENT PLAN
✓ RECOGNIZES THE DOWNTOWN AS
A COLLECTION OF INTERTWINED
NEIGHBORHOOD
✓ IDENTIFY & SUPPORTS
OPPORTUNITIES FOR DOWNTOWN
NEIGHBORHHOODS STABILIZATION
& DEVELOP IN KEEPING WITH THE
VISION OF THE NEIGHBORHOOD
PLANS
NEIGHBORHOODS
COMMUNITY
Future Aspirations | Tools & Techniques | 89
Plan Strategies and
Actions
This plan recommends strategies & actions
to enhance the quality of life within the
Downtown Redevelopment Area by
encouraging a healthy environment and
inclusive community and providing housing
that is affordable to all residents and economic
opportunity (See ““Equity Framework”” on Pg.
26) .
The Downtown RDA Plan strategies and
actions are organized into the following topics:
Planning & Development, Community
Identity & Quality of Life, Economy,
Infrastructure & Mobility, Housing, and
Partnerships.
Chapter 2 includes
•
A statement of the boundaries of the
redevelopment project area.
•
A map showing the existing uses and
conditions of the real property within the
redevelopment project area.
Per State Statue A.R.S. § 42-6209(F) and
A.R.S. § 36-1479, plan authority, background
definitions, and implementation tools and
mechanisms can be found in Chapters 2, 3, & 4.
Chapter 3 includes:
•
A statement of the proposed method
and estimated cost of the acquisition
and preparation for redevelopment of
the redevelopment project area and the
estimated proceeds or revenues from its
disposal to redevelopers.
•
A statement of the proposed method of
financing the redevelopment project.
•
A statement of a feasible method
proposed for the relocation of families
to be displaced from the redevelopment
project area. Information showing the
standards of population densities, land
coverage and building intensities in the
area after redevelopment.
•
A statement of the proposed changes, if
any, in zoning ordinances or maps, street
layouts, street levels or grades, building
codes and ordinances.
•
A statement as to the kind and number
of site improvements and additional
public utilities which will be required to
support the new land uses in the area
after redevelopment.
•
Information showing the standards of
population densities, land coverage
and building intensities in the area after
redevelopment.
•
A land use plan showing proposed
uses of the real property within the
redevelopment project area.
Conformance with
State Law
90 |
| Planning & Development
3 | Future Aspirations
| Downtown Redevelopment Area Plan
PLANNING & DEVELOPMENT
Strategy 1:
Ongoing plan implementation supporting
sustainable, appropriate development within
the Downtown RDA.
Action 1a: Implement this plan in a timely
manner through existing and new City
programs and policies, and through
partnerships with other appropriate entities.
Action 1b: Approve new development in
accordance with the Development Types Map
included in this Plan and align development
with preferred and secondary building
typologies assigned to each Development Type.
Action 1c: Encourage developers within the
Downtown RDA to consult this plan when
building within the Downtown RDA, and
apply to new and re-development within the
Downtown RDA the design guidance included
in this Downtown RDA plan.
Action 1d: Consider expanding application of
the Walkable Urban Code (WUCode) where
appropriate throughout the Downtown RDA.
Action 1e: Encourage integration of Low Impact
Development (LID) techniques for all public
and private downtown development.
Planning & Development
Action 1f: Integrate Green Stormwater
Infrastructure (GSI) and techniques including
bioswales, bioretention systems, rain gardens,
and other water conservation measures into
public right of way landscape
Action 1g: Develop flood mitigation measures
for the St. Matthew’s, Oakland, and Grand
Avenue neighborhoods and reassess measures
with updated flood studies.
Action 1h: Work with Arizona Department of
Administration to ensure that redevelopment
of land owned by the State of Arizona is in
conformance with this plan and contributes to
the overall quality of life within the Downtown
RDA.
Action 1i: Reduce Urban Heat Island effect
through the incorporation of shade trees and
alternative pavement techniques such as
permeable pavement and cool pavement.
Action 1j: Ensure new development is
compatible with airport operations and
overflight.
Strategies & Actions
Single Family Homes within the Downtown RDA
LID Stormwater Harvesting Basin
Source: Greater Phoenix Metro Green Infrastructure & LID Handbook
Future Aspirations | Planning & Development | 91
Strategy 2:
Provide technical, zoning enforcement, and
funding support to enhance structures and
properties in the Downtown RDA.
Action 2a: Continue to offer technical support
for repair and renovation of single family
homes in the Downtown RDA.
Strategy 3: Reduce the number of vacant
lots and structures in need of significant
maintenance throughout the Downtown RDA.
Action 3a: Develop new and continue to offer
existing programs that encourage & support
sensitive renovation of commercial and
multifamily residential facades and structures
throughout the Downtown RDA. Make property
owners and others aware of these programs
through regular advertisements and prominent
posting on the City website.
Action 3b: Work with neighborhoods and
appropriate City agencies to ensure vacant
lots remain clean, weed-free, and where
appropriate, fenced. Additionally consider
working with owners of vacant lots and the
neighborhoods in which they are located to
identify appropriate interim uses that could
activate neighborhoods.
1533 W Pierce Multifamily Apartments
Aerial of Downtown RDA and surroundings
Strategy 4: Encourage retail services to locate
in appropriate locations throughout the
Downtown RDA.
Action 4a: Work to locate a small scale grocery
store within the Downtown RDA. Consider in
particular, the following locations:
•
On the west side of 7th avenue south
of Buckeye Road (Matthew Henson
Neighborhood)
•
Along Grant Street
Action 4b: Develop support to incubate
small storefront local retail--such as coffee
shops, restaurants, and online businesses--
and neighborhood services & amenities that
support daily needs in close proximity to
residents (i.e. laundromat, dry cleaners, etc.)
along Buckeye Road and Grant and Van Buren
Streets and in other appropriate locations
throughout the Downtown RDA.
92 |
| Planning & Development
3 | Future Aspirations
| Downtown Redevelopment Area Plan
DEVELOPMENT
TYPES
This plan has seven (7) Development Types defined below.
Development Types guide development and the character
of a given area through compatible building types and
design. They are informed by adopted plans and do NOT
replace zoning.
Dev.
Type
Building Types
Primary
Secondary
Low
Density
Residential
•
Small Dwelling
•
Standard Dwelling
•
Special Residential
(Manufactured
Housing/ Modular
Housing Only)
Low-Moderate
Density
Residential
•
Standard Dwelling
•
Multiple Dwelling
Units/ Townhomes
•
Small Dwelling
•
Special Residential
(Manufactured
Housing/ Modular
Housing Only)
Moderate
Density
Residential
•
Multi-Family
Residential
•
Special Residential
Types
•
Multiple Dwelling
Units/ Town Homes
Mixed-Use
Residential
(MXD-1)
•
Multi-Family
Development
•
Service & Retail-Small
Scale
•
Office- Small to
Moderate Scale
•
Special Residential
Mixed Use
Commercial
(MXD-2)
•
Service & Retail-Small
Scale
•
Office- Small to
Moderate Scale
•
Multiple Dwelling
Units/ Townhomes
•
Special Residential
(Live Work Only)
Downtown Core
•
Downtown Core
•
Multi-Family
Development
•
Special Residential
(Excluding
Manufactured
Housing)
•
Service Retail- Small
Scale
•
Office- Small to
Moderate Scale
Employment
•
Office- Small to
Moderate Scale
•
Service & Retail-Small
Scale
Industrial
•
Flex-Moderate-to-
Large Scale
•
Office- Small to
Moderate Scale
•
Service & Retail-Small
Scale
See ‘Building Type Definitions‘ on Page 92 for a list of
appropriate buildings.
Fillmore St
Adams St
Buchanan St
Grant St
Sherman St
S
Maricopa St
Hadley St
Tonto St
19th Ave
20th Ave
21st Ave
16th Ave
17th Ave
18th Ave
15th Ave
16th Ave
Van Buren St
Polk St
Taylor St
Madison St
DEVELOPMENT TYPE
Downtown Core
Low Density Residential
Low-Moderate Density Residential
Moderate Density Residential
Mixed-Use Residential (MXD-1)
Employment
Industrial
Mixed Use Commercial (MXD-2)
Downtown RDA Boundary
Phoenix Downtown Redevelopment Area
Development Type Map
Future Aspirations | Planning & Development | 93
Fillmore St
Fillmore St
Roosevelt St
Roosevelt St
McKinley St
Portland St
Van Buren St
Monroe St
Monroe St
Adams St
Adams St
Lincoln St
Lincoln St
Buchanan St
Jackson St
Grant St
Sherman St
Sherman St
Buckeye Rd
Buckeye Rd
Hadley St
Hadley St
Tonto St
Tonto St
Tonto St
Pima St
Mohave St
Apache St
Pima St
Yuma St
7th St
5th St
9th St
8th St
9th Ave
10th Ave
8th Ave
11th Ave
5th Ave
7th Ave
1st Ave
1st Ave
3rd Ave
Central Ave
Central Ave
1st St
2nd St
3rd St
3rd St
12th Ave
13th Ave
12th St
12th St
13th St
14th St
14th St
11th St
11th St
16th St
16th St
Cocopah St
Polk St
Washington St
Washington St
Jefferson St
Jefferson St
Plan
v5. 11.19.24
**NOTE: Public- and private- parks, open spaces,
government, and community facilities can be located
in all area types throughout the Downtown RDA and
are not identified on this map.
0
0.5
0.25
Miles
N
94 |
| Planning & Development: Building Type Definitions
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Small Dwelling
•
Height: 1-2 Stories (1 story TYP)
•
Building Size: 400-1,200 SF
•
Note: Maximum 1 ADU per single family
residence
•
Height: 1-2 Stories
•
Building Size: 6,000+ SF
•
Density: 6-12 DU’s/AC
•
Height: 1-2 Stories (1 story TYP)
•
Less than 4,000 SF
•
Height: 1-2 Stories (1 story TYP)
•
Building Size: Less than 1,00 SF
Residential Infill Lower Density
1
Accessory Dwelling Unit/ Guest Home
1A
•
Height: 1-2 Stories
•
Building Size: 5,000+ SF
•
Density: 4-8 DU’s/AC
Standard Dwelling
2
Single Family Residential
2A
Duplex
2B
Small Lot Single Family Residential
1C
Micro Home/ Tiny Home
1B
Building Type Definitions
There are five (5) categories of Building Types that typically correspond to general land uses: Residential- Lower Density,
Residential- Mid-Higher Density, Commercial, Employment, & Downtown Core. Each category has several building types
that can be used across various Development Typologies (see ‘Page 88’).
Future Aspirations | Planning & Development: Building Type Definitions | 95
Multiple Dwelling Units/ Townhomes
Multi-Family Development
Duplex
Bungalow Court
Garden Apartment
Mid-Rise Lofts/ Condo
Mid-Rise Residential Mixed-Use
Triplex / Quadplex
Townhomes
Townhomes
•
Height: 1-2 Stories
•
Building Size: 6,000+ SF
•
Density: 6-12 DU’s/AC
•
Height: 1-2 Stories
•
Building Size: 10,000+ SF
•
Density: 8-20 DU’s/AC
•
Height: 2-3 Stories
•
Building Size: 1-2 AC
•
Density: 20-30 DU’s/AC
•
Height: 4-7 Stories
•
Building Size: 1+ AC
•
Density: 30-60 DU’s/AC
•
Height: 4-7 Stories
•
Building Size: 1+ AC
•
Density: 30-60 DU’s/AC
•
Height: 1-2 Stories
•
Building Size: 8,000+ SF
•
Density: 8-16 DU’s/AC
•
Height: 2-3 Stories
•
Lot Size: 0.5+ AC
•
Density: 12-25 DU’s/AC
•
Height: 2-3 Stories
•
Lot Size: 0.5+ AC
•
Density: 12-25 DU’s/AC
3
4
3A
3C
4B
4C
4D
3B
3D
4A
Residential Infill Mid-Higher Density
96 |
| Phoenix Redevelopment Area Plan
Special Residential
Service & Retail- Small Scale
Senior Housing
Live-Work
Market / Small Store
Co-Housing
Neighborhood Commercial Center /
Convenience Center
Manufactured Housing / Modular Housing
•
Height: 2-4 Stories
•
Lot Size: 1+ AC
•
Density: 20-50 DU’s/AC
•
Height: 2-3 Stories
•
Lot Size: 0.5+ AC
•
Density: 10-30 DU’s/AC
•
Site Size: 0.5+ AC
•
Height: 1 Story
•
Building Size: 10k-20k SF +/-
•
Height: 1-3 Stories
•
Lot Size: 1+ AC
•
Density: 10-30 DU’s/AC
•
Site Area: 1.5-5 AC
•
Gross Leaseable Area: 10k-50k SF +/-
•
FAR: 0.20-0.35
•
Height: 1-2 Stories
•
Lot Size: 4,000-8,000 SF
•
Density: 4-10 DU’s/AC
5
6
5A
5D
6B
5B
6A
5C
Residential Infill Mid-Higher Density (Cont.)
Commercial
Future Aspirations | Planning & Development: Building Type Definitions | 97
Small to Moderate Scale
7
Studio Office / Makers Space
•
Site Area: 0.1 - 0.5+ AC
•
FAR: 0.3-0.6
•
Height: 1-2 stories
•
Building Size: 1k-10k+ SF
7A
Office Flex (including Incubator / Co-Working)
•
Site Area: 1.5+ AC
•
FAR: 0.3-0.5
•
Height: 1-2 Floors with Floor-to-Ceiling
Height <18’
•
Building Size: 25k-60k+ SF
7C
Office Pad / Office Condo
•
Site Area: 1.5-5+ AC
•
FAR: 0.3-0.6
•
Height: 1-3+ stories (3 floors TYP)
•
Building Size: 10k-30k+ SF
7B
Office Mixed-Use
•
Site Area: 2-5+ AC
•
FAR: 0.5-0.75
•
Height: 2-4 Stories
•
Building Size: 35k-300k+ SF
7D
Employment
Small-scale space(s) for creative and
business professionals, etc.
Appropriate as infill development
Low-rise, stand-alone office building
serving single or multi-tenants
May be build-to-suit or speculative
Flexible office, R&D, and light
industrial space
Often provides business assistance to
start-up and early-stage companies
Incorporates ground floor service,
retail, food & beverage, etc.
Typically, more urban in character
98 |
| Phoenix Redevelopment Area Plan
Multi-Tenant Flex
•
Site Area: 5 - 40+ AC
•
FAR: 0.2-0.3
•
Height: 1 - 2 Floors with Floor-to-Ceiling
Height < 18’
•
Building Size: 20k - 100k+ SF
8B
Moderate to Large Scale
8
Single-Tenant Light Industrial
•
Site Area: 2 - 20+ AC
•
FAR: 0.2-0.3
•
Height: 1 Floor with 20’-26’+ Floor-to-Ceiling
Height
•
Building Size: 10k-300k+ SF
8C
Multi-Tenant Light Industrial
•
Site Area: 5 - 40+ AC
•
FAR: 0.2-0.3
•
Height: 1 Floor with 20’ - 26’+ Floor-to-Ceiling
Height
•
Building Size: 20k - 300k+ SF
8D
Single Tenant Flex
•
Site Area: 2 - 40+ AC
•
FAR: 0.2-0.3
•
Height: 1 - 2 Floors with Floor-to-Ceiling
Height < 18’
•
Building Size: 10k - 100k+ SF
8A
Employment (Cont.)
Accommodates combination of functions
including office, R&D, light industrial, small-scale
distribution, etc.
Provides flexible space for multiple tenants /
typically speculative product
Accommodates combination of functions
including office, R&D, light industrial, small-scale
distribution, etc.
Normally constructed for and occupied by single
tenant
Especially fit for specialized manufacturing, including
technology-based business
Normally build-to-suit for single tenant / large-scale
processes
Generally accommodates various small-scale
assembly and warehousing activities
Speculative product
Future Aspirations | Planning & Development: Building Type Definitions | 99
Downtown Core
Residential Tower
Commercial Office Tower
Mixed-Use Tower
•
Height: Mid-Rise (up to 12 floors) to High-Rise
Tower)
•
Density: 80+ DU’s/AC
9
9A
9B
9C
Downtown Core
Tower may “sit” on larger podium
May include street level retail
High-rise tower
Tower may “sit” on larger podium
May include street level retail
High-rise tower
Tower may “sit” on larger podium
Varied mix of commercial office,
residential, and hotel uses
May include street level retail
*Image Credits: Mixed-Use Tower (left) Kimpton Hotels Palomar Phoenix
100 |
| Planning & Development: Example Layouts
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Development Examples
There are seven (7) example sites of the following types of development: Low Density Residential, Low-Moderate
Density Residential, Moderate Density Residential, Mixed-Use Residential, Mixed-Use Commercial, Employment, &
Industrial. Each development example provides scenario sites and guidance for potential building designs (see ‘Page 88’).
General Design Principles
Consider Neighborhood Context. Contribute to a
visually coherent street environment in the design
and development of buildings and projects; buildings
should normally orient to the street and relate to their
surroundings in terms of scale and massing.
Provide Clear and Functional Site Organization. Place
site elements, including buildings, circulation routes,
parking, outdoor common space, and landscape areas
to achieve an orderly and functional layout; the site plan
should afford clear pedestrian movement and wayfinding.
Ensure Safe & Efficient Access, Circulation & Parking.
Design vehicular, pedestrian, and bicycle circulation for
safe, efficient, and convenient site access and utilization.
Position and design parking facilities to minimize their
visual impact on the street and reduce multi-modal
conflicts by reducing curb-cuts.
Moderate Building Scale & Massing. Encourage
compatibility in height and scale with existing structures
in the immediate vicinity. Relate different building types
through changes in height, scale, and mass to establish a
visual transition, for example by introducing upper floor
step backs
Make Buildings Aesthetically Pleasing. Design visually
attractive buildings that improve the aesthetic quality of
the site and surroundings; give each building a unified
composition, achieving a sense of proportion and balance
in both exterior form and the placement of such features
as windows, doors, and other architectural elements.
Provide Useable Outdoor Space. Integrate private and
communal outdoor space as appropriate. Location and
size should support human occupation and use, for
example, communal spaces should be centrally located
and scaled to take on the character of an outdoor room,
while private outdoor spaces should directly serve each
dwelling unit.
Encourage Rich & Harmonious Landscape Design.
Provide a landscape setting that enhances the overall
aesthetic character and function of the site and creates
a pleasing environment for pedestrian circulation and
gathering. Consider special landscape treatment at
entryways and pedestrian gathering areas, for example,
through accent planting, decorative hardscape, etc.
Respect Local Design Traditions. Support culturally
appropriate design solutions; in particular, emphasize
climate-responsive building and landscape design. Where
appropriate, integrate works of community art and
environmental graphics, especially those that tell the story
of the community’s heritage.
Promote Sustainable Design Practices. Engage in
ecologically-responsible site development and building
practices. For example, introduce site shading to create
comfortable micro-climates and reduce the heat island
effect, and support water-wise landscape practices that
emphasize native and drought tolerant plants and efficient
irrigation.
Ensure Airport Compatibility. Prohibit noise sensitive land
uses within the high noise impact areas. Consider native
landscape features within a two mile radius of the airport
to reduce wildlife hazards.
1
2
3
4
5
6
7
8
9
10
Future Aspirations | Planning & Development: Example Layouts | 101
1
5
4
9
7
1
2
6
4 5
2
7
5
4
6
1
3
The illustrations above depict specific design principles as noted on the previous page
102 |
| Planning & Development: Example Layouts
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Development Example | Low Density Residential
Low Density Residential Design Guidance
1.
Front and side setbacks should approximate that
of adjacent and nearby buildings. Dwellings should
normally orient themselves to the street, and garage
doors should not dominate the street elevation.
2. Introduce architecturally compatible variations in
depth and direction of exterior wall planes to create
interest and reduce mass; additionally, consider
varying roof form to complement a dwelling’s mass
and articulation
3. Facade aticulation is encouraged and may include
change of wall plane, door and window treatment,
façade details, and/or other architectural treatment.
4. Use windows and doors to provide architectural
expression and create a distinctive design; window
openings should be placed to ensure privacy.
5. Choose materials, textures, and colors suitable to
the scale and character of the dwelling; additionally,
details should reflect the structural and material
integrity of the building.
6. Use quality materials that convey a sense of
permanence and withstand weather and wear;
building materials appropriate to the desert
environment and light colors that reflect the heat
are encouraged, while the following materials are
generally discouraged: unfinished metal, corrugated
fiberglass, corrugated sheet metal, and non-
architectural grade plywood.
7.
Use front porches and decks to add architectural
interest, provide useable outdoor space, and create a
pleasing transition between indoors and outdoors.
8. Give perimeter walls and fences a decorative
appearance, e.g., through changes in material and
texture, or a landscape buffer; utilitarian fencing
material such as chain link and barbed wire are
discouraged.
9. Locate and design secondary and accessory dwelling
units to fit the site and surrounding neighborhood
and achieve visual compatibility with the primary
dwelling; employ quality construction for secondary
and accessory dwellings.
10. Landscape front and street side yard areas to
complement the character of the dwelling and
surrounding neighborhood; give preference to native
and water conserving plants, and the use of turf grass
is generally discouraged.
1
10
2
7
8
3
4
Note: Drawings are conceptual and design guidance is
intended as aspirational
Low density residential housing comes in many different forms and styles. In the redevelopment area, parcels are
typically small with 50 ft or less of street frontage and often provide lot access via a rear alley. The image above as
well as those on the next page are examples of best practice for infill housing design.
Example Project Summary
Future Aspirations | Planning & Development: Example Layouts | 103
10
10
7
7
7
3
3
9
4
6
4
1
2
2
2
5
5
4
1
9
The illustrations above depict specific design principles as noted on the previous page
104 |
| Planning & Development: Example Layouts
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Development Example | Low-Moderate Density Residential
the entire neighborhood.
1.
Encourage compatibility in height and scale with the
surrounding neighborhood; provide a transition in
scale to adjacent smaller structures, for example by
introducing a step back above the second floor and/or
increased setback.
2. Orient buildings and individual units and their entrances
toward streets and/or communal outdoor spaces to the
extent feasible.
3. Modulate exterior building walls and the roof line to
create visual interest, especially along streets and active
pedestrian areas.
4. Articulate building facades through change in
wall plane, door and window treatment, and other
compatible architectural treatment such as balconies
and canopies that provide visual relief.
5. Use windows and doors to establish scale and provide
architectural interest; there should be a clear pattern
of fenestration that unifies the building while giving
expression to individual units.
In neighborhoods with street and alley access, and where adjacent lots can be consolidated into a single parcel, there
is an opportunity for higher-density, yet more moderately sized units that may require dedication and pavement
improvements. The 0.48 acre example above consolidates 3 vacant lots to create 12 units in two buildings. with an
internal courtyard and associated surface parking. The plan generally maintains a similar cadence of building width
so as not to overwhelm adjacent properties and provides more opportunities for site landscaping to the benefit of
Site Plan
6. Provide convenient and clearly identifiable pedestrian
walkways, designed to minimize conflicts with
vehicular access and circulation; shaded walkways and
connections are encouraged.
7.
Position parking facilities to reduce their visual impact
on the street; for example, locate parking behind
buildings, interior to the block, or in subterranean
facilities, and alley access is encouraged.
8. Incorporate appropriately scaled communal outdoor
space, such as courtyards and terraces; these spaces
should be defined by buildings and/or landscape to
take on the character of an “outdoor room.”
9. Encourage private open spaces such as porches,
balconies, or patios that are directly accessible from
individual units and of a size that affords comfortable
use, for example accommodating outdoor furniture
and seating.
Low-Moderate Density Design Guidance
Example Project Summary
N
0
60 ft
Note: Drawings are conceptual and design guidance is
intended as aspirational
Future Aspirations | Planning & Development: Example Layouts | 105
Massing Model
Perspective View
1
8
3
4
2
9
7
5
6
8
106 |
| Planning & Development: Example Layouts
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Development Example | Moderate Density Residential
1.
Encourage compatibility in height, scale, and pattern of
setbacks with the surrounding neighborhood; provide
a transition in scale to an adjacent smaller structure, for
example by introducing a step back above the second
floor and/or increased setback.
2. Orient buildings and individual units and their entrances
toward streets and/or communal outdoor spaces to the
extent feasible.
3. Modulate exterior building walls and the roof line to
create visual interest, especially along streets and active
pedestrian areas.
4. Articulate building facades through change in
wall plane, door and window treatment, and other
compatible architectural treatment such as canopies
and porch overhangs that provide visual relief;
architectural overhangs that provide shade are
especially encouraged.
5. Use windows and doors to establish scale and provide
architectural interest; there should be a clear pattern
of fenestration that unifies the building while giving
expression to individual units
In mixed-residential areas, opportunities exist to consolidate adjacent underutilized parcels of varying sizes along
existing streets to provide planned infill. This 1.91-acre example depicts a 53-unit townhome development with each
unit providing “tuck under” garage parking for each unit and a central communal outdoor space.
6. Provide convenient and clearly identifiable pedestrian
walkways, designed to minimize conflicts with
vehicular access and circulation; shaded walkways and
connections are encouraged.
7.
Position parking facilities to reduce their visual impact
on the street; for example, locate parking behind
buildings, interior to the block, or in garages; garage
doors should not dominate the street elevation and
alley access is encouraged.
8. Incorporate appropriately scaled communal outdoor
space, such as courtyards; these spaces should
take on the character of an “outdoor room” that is
defined by buildings and/or landscape and introduce
canopy trees and shade features such as pergolas and
trellises.
9. Offer private open spaces such as porches, balconies,
or patios that are directly accessible from individual
units and of a size that affords comfortable use,
for example accommodating outdoor furniture and
seating.
Moderate Density Residential Design Guidance
Example Project Summary
N
0
100 ft
Note: Drawings are conceptual and design guidance is
intended as aspirational
Site Plan
Future Aspirations | Planning & Development: Example Layouts | 107
Massing Model
Perspective View
1
9
3
4
9
2
6
8
5
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108 |
| Planning & Development: Example Layouts
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Development Example | Mixed-Use Residential
1.
Accommodate integration of commercial use, while
ensuring that the location and design of commercial
activities does not interfere with the privacy and
comfort of nearby residential use.
2. Promote compatibility with the surrounding context in
terms of scale and massing; where larger buildings are
located adjacent to smaller buildings and residences,
provide an increased setback and/or transition in scale,
for example by introducing a step back above the
second floor.
3. Orient buildings and individual units toward streets
and/or communal open spaces to the extent feasible;
commercial buildings in particular should establish
a strong relationship with the street, for example by
building at or near the property line and providing
ground floor transparency.
4. Modulate exterior building walls and roof lines to create
visual interest, especially along streets and outdoor
gathering areas; avoid overly boxy and monotonous
buildings.
5. Articulate building facades through change in
wall plane, door and window treatment, and other
compatible architectural treatment such as canopies
and overhead shade structures that provide visual relief.
0 10
50 ft
N
For lots along higher volume streets or in commercial areas, mixed-use redevelopment provides a more suitable
transition to adjacent neighborhoods. In this 0.93-acre site example, this site can accommodate a 5,000 square foot
retail building and three (3) residential duplexes totaling six (6) units. The retail building takes advantage of the
corner location, while the duplexes are compatible in character with nearby residential use.
6. Use windows and doors to establish scale and provide
architectural interest, while differentiating non-
residential from residential buildings; there should
be a clear pattern of fenestration that unifies each
building while giving expression to individual dwelling
units.
7.
Layout vehicular access, circulation and parking for
safety and convenience, while mitigating visual and
environmental impacts on the street and nearby
residential use; landscape treatment is recommended
to screen and shade commercial parking lots and
buffer adjacent residences, and pedestrian pathways
should be clearly delineated and shaded.
8. Incorporate public and communal outdoor space;
these may include generous sidewalks and small
plazas in support of commercial activities, and such
features as courtyards and parklets for residential use.
9. Include private open spaces such as porches,
balconies, or patios that are directly accessible from
individual units and of a size that affords comfortable
use, for example accommodating outdoor furniture
and seating.
Mixed-Use Residential Design Guidance
Example Project Summary
N
0
100 ft
Note: Drawings are conceptual and design guidance is
intended as aspirational
Site Plan
Future Aspirations | Planning & Development: Example Layouts | 109
Massing Model
Perspective View
1
4
7
3
8
6
4
5
2
9
4
110 |
| Planning & Development: Example Layouts
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Development Example | Mixed-Use Commercial
1.
Establish a strong relationship between the building and
street, generally building at or near property line along
public streets; use building height to reinforce the street
edge and shape public space, encouraging multi-story
buildings in proximity to transit.
2. Moderate the scale and mass of larger structures and
provide transitions to adjacent smaller structures, for
example by introducing a step back above the second
floor and/or increased setback.
3. Modulate exterior building elevations and the roof
line to create visual interest; introduce fenestration,
balconies, or other architectural elements (e.g., eaves,
awnings, canopies, varied roof lines, etc.).
4. Encourage ground floor uses that support street level
activity and social gathering; minimize the amount of
street frontage devoted to vehicular access, parking,
servicing, and blank walls.
5. Introduce shade elements and architectural details
that add visual interest at street level and animate the
building edge; the ground floor should be differentiated
0 10
50 ft
N
On larger sites that comprise a majority of a typical block, especially when in proximity to transit facilities, consider
vertically-mixed-use development to densify the area and create ground-floor activity. In the 1.7 acre example above,
the proposed development includes a six-floor, mixed-use building totaling approximately 21,000 square feet of
ground floor retail and services and 175 dwelling units; parking is both subterranean and within a wrapped podium
that also supports a roof top amenity deck.
from upper levels, for example, through changes in
massing, architectural relief, materials, etc.
6. Distinguish commercial from residential entrances and
provide a high degree of ground floor transparency
for commercial activities; public entrances should be
readily accessible and identifiable.
7.
Position parking facilities to minimize their visual
impact on the street and areas of pedestrian activity;
where feasible, subterranean and podium parking are
encouraged.
8. Accommodate both public and communal outdoor
space, for example, courtyards and roof decks that
support social gathering and recreational activities;
these spaces should take on the character of an
“outdoor room.”
9. Encourage private open spaces such as balconies
that are of useable size and directly accessible from
individual units.
Mixed-Use Commercial Design Guidance
Example Project Summary
N
0
100 ft
Note: Drawings are conceptual and design guidance is
intended as aspirational
Site Plan
Future Aspirations | Planning & Development: Example Layouts | 111
Massing Model
Perspective View
2
9
1
3
8
4
1
5
6
3
112 |
| Planning & Development: Example Layouts
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Development Example | Employment
1.
Orient buildings toward public streets and/or public
outdoor space, and encourage compatibility in height
and scale with existing structures in the immediate area
2. Accentuate building corners and primary entrances
through distinctive massing and architectural treatment.
3. Locate main building entries so that they are readily
identifiable from adjoining streets, primary access
drives, and/or public outdoor space.
4. Modulate exterior walls; blank, unadorned wall surfaces
are to be avoided, especially along public streets and
areas with high pedestrian traffic.
5. Use fenestration, as well as changes in wall planes,
overhangs and sunshades, material, texture, and color to
create shadow line and articulate building walls.
A small, single story office pad (10,000 sf) with associated surface parking on a 0.69-acre corner lot. Challenges
associated with this site include 1) maximizing building square footage, while providing suitable parking and outdoor
space amenities; and 2) minimizing parking’s visual impact from the street on a corner lot.
6. Provide exterior shading along critical exposures; the
use of highly reflective exterior glazing should be
minimized.
7.
Site parking facilities to minimize their visual impact
on the street, as far as feasible; introduce canopy trees
to reduce parking’s visual and environmental impacts.
8. Provide useable outdoor space, incorporating such
amenities as attractive plantings, benches and seating,
etc.; these areas should also incorporate canopy trees
and/or shade structures.
9. Utilize landscape to create comfortable micro-climates
and reduce the heat island effect; in particular, select
and place canopy trees and provide structures to
shade pedestrian areas.
Employment Building Design Guidance
Example Project Summary
N
0
60 ft
Note: Drawings are conceptual and design guidance is
intended as aspirational
Site Plan
Future Aspirations | Planning & Development: Example Layouts | 113
Massing Model
Perspective View
1
7
8
9
2
3
4 5
6
1
114 |
| Planning & Development: Example Layouts
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Development Example | Industrial
1.
Orient buildings to public streets and or primary access
drives to the extent feasible, with main entries located
so that they are readily identifiable and accessible.
2. Reduce the visual mass of large buildings and introduce
visual interest where feasible; in particular, accentuate
building corners and/or primary entrances through
distinctive massing.
3. Modulate exterior walls and avoid blank, unadorned wall
surfaces along streets and areas with high pedestrian
traffic; for example, consider recesses and changes in
material, texture, and color.
4. Introduce ground floor transparency at primary building
entrances and along areas with high pedestrian
traffic; the use of highly reflective exterior glazing is
discouraged
Multi-tenant flex is an important component of a city’s building mix as it offers, lower-cost, flexible spaces for a
range of uses including storage/distribution, office, and light industrial workshops. On this 1.75 acre site example
site, the street frontage along all four sides affords convenient site access; however, the shallow depth poses a
special challenge to the placement of service and loading areas and limits efficient site development. The proposed
development depicts a series of modestly-scaled multi-tenant flex buildings totaling approximately 20,000 square
feet.
Site Plan
5. Consider placing canopies or similar shade structures
at main building entries to introduce shade and
provide architectural and interest.
6. Locate service and loading areas to minimize their
visual impact; in particular, loading docks, overhead
doors, and trash areas should be screened from views
along streets and high pedestrian traffic areas.
7.
Ensure that service and loading areas, including space
for truck maneuvers, are located completely within
the project site and do not intrude on streets.
8. Use compatible landscape treatment to break up the
expansiveness of surface parking lots, and to reduce
parking’s visual and environmental impacts.
Multi-Tenant Flex Building Design Guidance
Example Project Summary
N
0
100 ft
Note: Drawings are conceptual and design guidance is
intended as aspirational
Future Aspirations | Planning & Development: Example Layouts | 115
Massing Model
Perspective View
2
3
1
5
4
6
7
8
116 |
| Community Identity & Quality of Life
3 | Future Aspirations
| Downtown Redevelopment Area Plan
COMMUNITY IDENTITY & QUALITY O
Strategy 5: Preserve buildings designated
as historic or determined historic-eligible by
federal, state, or city governments.
Action 5a: Continue to track Downtown
RDA buildings designated as historic or
determined historic eligible by federal, state,
or city governments.
Action 5b: Provide incentives to preserve
and disincentives for the destruction or
inappropriate modification of historic
resources within the Downtown RDA.
Strategy 6: Maintain the physical and
social fabric of the community and building
richness within the built environment.
Action 6a: Identify non-historic buildings of
merit and sensitive sites or structures and
encourage integration of them into future
developments.
Strategy 7: Immediately address the need
to recognize the potential historic status
of Downtown RDA properties that were
constructed post World War II.
Action 7a: Formally identify Post World War
II and other eligible historic buildings within
the Downtown RDA, and add these sites to
the City’s list and map of potentially eligible
properties.
Action 7b: Create an updated and more
detailed list of potentially historic properties
than is provided on the Potential Historic
Resources Map in this Plan.
Action 7c: Because the 50-year window
for common historic eligibility is constantly
moving, update the Downtown RDA survey
of Potential Historic Resources at intervals
no greater than 10 years.
Strategy 8: Provide technical assistance to
help mitigate some of the challenges that
accompany working with historic buildings.
Action 8a: Provide technical and other
assistance for renovation of historic and/ or
culturally significant buildings and facades
within the Downtown RDA.
Action 8b: Consider providing technical
assistance in the form of:
•
Informational and educational programs
regarding the city’s existing allowances
for historic buildings in zoning and
building codes.
•
City grant programs, such as Historic
Preservation Incentive programs.1
•
Assistance in securing grants or other
financial incentives from the state or
federal governments.
•
Providing technical assistance in
listing, assessment, and preservation
technologies, either by city staff or
contracted professionals.
1
Historic Preservation Incentive Programs https://www.
phoenix.gov/pdd/historic-preservation/historicincentives
Community Identity & Quality of Life
STRATEGIES & ACTIONS
J.M. Evans House
| 117
Future Aspirations | Community Identity & Quality of Life
F LIFE
Strategy 9: Celebrate the unique characteristics
of Downtown RDA neighborhoods through
design guidelines contained within the
Downtown RDA Plan as a basis for design
review & development
Action 9a: Use the public ROW within each
neighborhood to reinforce its sense of identity
and character. Consider landscape design
and planting selections that are consistent
throughout each neighborhood, and unique
to that neighborhood, reinforcing its feeling of
community identity.
Action 9b: Use signage and other wayfinding
aids (such as kiosks) to reinforce the identity
of all the various “places” around the
Downtown RDA and identify unique attractions,
neighborhoods, parks, and other features and to
discourage overnight sleeping or camping.
Action 9c: Consider installing maps and/or
information kiosks throughout the Downtown
RDA that identify unique attractions,
neighborhoods, parks, and other features.
Action 9d: When desired by the neighborhood,
work with the City of Phoenix Office of Arts and
Culture to integrate art that reflects the culture
and history of the neighborhood into public
spaces, buildings, and rights of way.
Action 9e: Develop funding and strategies to
screen open industrial land uses from arterial
streets and from streets that adjoin housing.
Action 9f: Work with the Phoenix Office of Arts
and Culture in collaboration with the Phoenix
Historic Preservation Office to conduct a
“Neighborhood History” project that documents
the unique features, residents, and history of
each neighborhood in the Downtown RDA.
Action 9g: Work to conserve the low scale
historic industrial/maker space character of
the buildings and uses in the area between 7th
and 17th Aves. between Madison and Harrison
Streets.
Strategy 10: Enhance safety & quality of life for
all Downtown RDA residents and visitors.
Action 10a: Work to provide housing for all
unhoused people that are living within the
Downtown RDA.
Action 10b: Continue to support organizations
that work to help unhoused populations to
reduce homelessness within the Downtown
RDA.
Action 10c: In neighborhoods that want it,
consider the City of Phoenix Gated Alley
Program to increase safety and discourage
overnight sleeping or camping.
Action 10d: Work with Phoenix Office of Heat
Response & Mitigation and Sustainability
Departments to for climate responsive design.
Action 10e: Utilize existing parks, community
centers, and open spaces for community
programming and activities. Continue to
enhance and invest in community and open
space infrastructure.
Action 10f: Partner with property owners in
the Capital Mall area, including along West
Washington and Jefferson streets, to make
infrastructure improvements and plan events
such as the United States’ Semiquincentennial,
that honor the City’s position as the Arizona
State Capital.
118 |
| Community Identity & Quality of Life
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Potential Historic Resources
There are numerous potential historic resources within
the downtown, especially in the western portion of the
Downtown RDA. These potential resources, mostly built
after World War II, reflect a rapid and dynamic period
of population growth, cultural shifts, and development.
Because these resources are not currently designated as
historic, they may be at risk of demolition or to alterations
that make their designation as an historic resource
unsustainable.
In most cases, eligibility criteria for National Register of
Historic Places and City of Phoenix historic register listings
hinge on three elements: (1) historical significance, or the
property’s relationship to an important event or theme in
the history of the nation, state, or locality; (2) historical
integrity, or the property’s ability to convey its significance
through its physical features, and (3) age greater than
50 years. Existing surveys of historic resources in the
Downtown RDA were mostly completed more than 20
years ago. Many properties in the Downtown RDA that
were constructed after World War II may today meet the
age criterion, but would have been passed over in historic
surveys because, at the time, they were less than 50 years
old.
As one component of the Downtown RDA Plan, a
preliminary historic resource update was conducted. All
known previously-identified historic properties were first
identified. A “windshield survey” was then undertaken to
identify potential historic resources within the Downtown
RDA today. Over 70 currently unrecognized properties
were identified that appear to meet age and integrity
criteria for historic listing.
These “Potential Historic Resources” may or may not
meet all of the criteria for historic listing. At this point,
they appear to meet age and integrity criteria. In order
to definitively classify each as historic-eligible, or not,
requires additional study to more fully identify potential
historic events, themes, architectural trends, etc. under
which the property may be considered significant.
| 119
Future Aspirations | Community Identity & Quality of Life
120 |
| Community Identity & Quality of Life
3 | Future Aspirations
| Downtown Redevelopment Area Plan
I.G. Homes Boy’s Club c. 1955
Emmanuel Church of God
Commercial building c. 1920s
Stapley Warehouses c. 1955
OS Stapley Truck c. 1948
JLBC Office - c. 1960
League of Cities & Towns - early ‘70s
AZ Tax Research - midcentry mod
Mater Misericordiae
Catholic Church c. 1948
Commercial Storefront -
Pre-1949
Modernist office c. 1968
Quonset Hut c. 1946
Industrial shed c. 1948
Commercial building Cluster c. 1960
Chevron Station
JM Young House
1550 W. Van Buren c. 1946 Spanish
Commercial
AGC Office - 1960s
midcentry mod
ADOT Building - c. 1950s
DES Building - 60s modern
Office-Industrial pre-
1949
Gas Station c. 1965
ADOT Building - c. 1950s
Office building c. 1948
Commercial building c. 1948
915 & 919 W. Fillmore - Neoclassical
Cottage
P0
P1
P2
P3
P4
P5
P6
P7
P8
P9
P10
P11
P12
P13
P14
P15
P16
P17
P18
P19
P20
P21
P22
P23
P25
P27
P24
P26
P28
P29
P30
P31
P32
P33
P34
P35
P36
Midcentury State Office Buildings
Midcentury State
Office Buildings
801 & 802 N. 10th Ave. – Bungalow
Commercial Building c. 1948
Future Aspirations | Community Identity & Quality of Life | 121
Neighborhood Market c. 1920s
Greater Shiloh Baptist Church
1129 N 1st St MCM Office
Building
Midcentury Commercial
1025-29 N. Central
Midcentury Commercial
1017-25 N. Central
Continental Apartments MCM
801 N. 3rd St.
Evans Churchill Housing/Commercial
610 E. McKinley
624 N. 5th St.
Buchanan Industrial Block – 1948
Midcentury Mod Office
1972
438 W. Adams
Commercial
MCM Apartment 821 N. 3rd St
MCM Commercial
Buildings
1926 Rustic Block
Bungalow
1946-56 Industrial Streetscape
Industrial Warehouse C. 1950
M&S Meats Sign 1967
6 1926 Apartments
1915 Brick Duplex Bungalow -
1510 E. Washington
Henny Penny Industrial
– 1957
Industrial
Warehouse 1957
Pima St. Industrial
Block - c. 1955
E. Washington
Commercial Streetscape
Commercial building
c. 1955
812 N. 3rd st
814 N. 7th St.
Phoenix Urban League bldg -
Midcentury Mod 1974
Hilton Apartments
P45. MCM Commercial
Brick Industrial Building - c. 1950
Arizona Sash & Door - Door Plant c. 1965
P37
P38
P39
P40
P41
P42
P43
P44
P45
P46
P47
P48
P49
P50
P51
P52
P53
P54
P55
P56
P57
P58
P59
P60
P61
P62
P63
P64
P65
P66
P67
P68
P69
P70
122 |
| Economy
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Strategy 11: Create incentives to encourage
appropriate development throughout the
Downtown RDA.
Action 11a: Partner with property owners
within the Downtown RDA to promote
ongoing investment through assistance with
rezoning, zoning adjustments and other
Planning and Development Department
processes. Collaborate with property owners
within the Downtown RDA on updates to
existing codes and ordinances such as, but
not limited to, the Downtown Phoenix Code.
Action 11b: Work with local property
owners to educate them about appropriate
development opportunities within the
Downtown RDA.
ECONOMY
Action 11c: To stabilize existing and encourage
new retail and entertainment throughout the
Downtown RDA, work with not-for-profit
organizations, educational institutions, and
community partners to offer and promote
entrepreneurship classes to Downtown
RDA residents, and others interested in
or currently operating businesses in the
Downtown RDA.
Action 11d: Work with community partners
to provide support for new developers that
are interested in developing retail, medical
facilities, housing, and other employment
opportunities within the Downtown RDA.
In particular, reach out to disadvantaged
developers and small business owners
who have historically been the subject of
inequitable opportunities.
Action 11e: Within the Downtown RDA,
provide incentives for the redevelopment
of obsolete industrial properties (i.e. fee
waivers, expedited permit processing, etc.)
to encourage transition of heavy industrial
uses —those that may have fumes, noises,
and outdoor storage, processing, and
manufacturing/fabrication—to enclosed
uses that are compatible with residential
neighborhoods.
Economy
STRATEGIES & ACTIONS
For every $100 spent,
the amount remaining in the local
economy is:
$43
for locally
owned shops
$13
for non-locally
owned stores
SHOP LOCAL!
Source: Local First AZ | Shop Local
Photo Credit: VisitPhx An Pham
Future Aspirations | Economy | 123
Action 11f: Establish marketing strategies that
highlight the diversity of the Downtown RDA
while making areas outside the Downtown Core
(7th Street and 7th Avenue north of Jefferson
Street) and other nearby employment centers
eligible for appropriate economic development
programs and activities historically focused on
the Downtown.
Action 11g: Expand the use of the Government
Property Lease Excise Tax (GPLET) and other
economic development tools throughout
the Downtown RDA to support and catalyze
desired development in conformance with this
plan.
Action 11h: Connect entrepreneurs and small
businesses with partners and programs that
can provide business funding opportunities
Action 11i: Expand entertainment venues and
opportunities near the sports arenas and
stadiums
Strategy 12: Within the Downtown RDA,
continue to provide appropriate locations
for employment and manufacturing use that
result in positive or no impacts on the quality
of life in the Downtown RDA.
Action 12a: Market the areas identified for
employment uses within the Downtown
RDA to commercial developers and major
employers. In particular, focus on areas east
of 7th street south of the railroad tracks to
build up a daytime population to support
retail services for existing residents.
Action 12b: Promote the assembly of small
land parcels into larger functional parcels
that can accommodate labor supported
businesses.
Action 12c: Identify properties that are
suitable for transition to modern and higher
wage development and promote them for
sale or lease through advanced planning and
zoning actions.
Action 12d: Over time, work to support and
stabilize the mixed use industrial area and
encourage maker-space that conserves the
character of the buildings on the north side of
Grant Street between 16th and 11th Avenues.
The Phoenix Forge, located in the Downtown RDA, provides
maker space for local fabricators.
124 |
| Economy
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Strategy 13: Solicit and support within the
Downtown RDA and in conformance with
this plan, development of employment
opportunities that are not service-based.
Action 13a: Identify, solicit, and incentivize
employers to locate within the Downtown RDA
that support existing technology, science, and
academic- based businesses already in and
near to the Downtown RDA.
Action 13b: Work with existing training
program and facilities, such as Gateway
Community College, to improve access to trade
schools and promote maker space, business
incubator and accelerator facilities.
Action 13c: Develop incentives to encourage
new businesses that are more labor-focused
rather than land-intensive for the employment
areas designated within the Downtown RDA.
Action 13d: Partner with Sky Harbor to expand
employment training efforts to all residents
within the Downtown RDA.
Action 13e: In order to encourage
redevelopment within the Sky Harbor Land
Reuse Strategy Area, provide incentives for
redevelopment of the catalytic sites and other
properties.
Carolina’s Mexican Food has been a longstanding business
near the Downtown RDA.
Photo Credit: VisitPhx Nick Laessig
Future Aspirations | Economy | 125
Action 4a: Food access within the Downtown RDA is limited,
excluding Fry’s Groceries, and other larger grocery chains
are located outside walking distance for most residents and
workers within the Downtown.
Action 4b: Support small local retail that support neighborhood
service. Photo Credit: Tres Leche Cafe
Strategy 14: Encourage community-oriented
retail services to locate in appropriate locations
throughout the Downtown RDA.
Action 14a: Work to locate a small scale
grocery store within the Downtown RDA.
Consider in particular, the following locations:
•
On the west side of 7th avenue south
of Buckeye Road (Matthew Henson
Neighborhood)
•
Along Grant Street
•
Along Buckeye Road
Action 14b: Develop support programs to
incubate small, storefront local retail located
within walking distances of residents along
Grant and Van Buren Streets, Buckeye Road,
and in other appropriate locations throughout
the Downtown RDA. Businesses could include
coffee shops, restaurants, online businesses,
and other neighborhood services that support
residents’ and visitors’ daily needs.
Action 14c: Consider marketing locations
to retail brokers for local-serving retail that
include:
•
The west side of 7th Avenue across from the
Phoenix Memorial Hospital,
•
Along Grant Street,
•
Near planned light rail stations,
•
Along Buckeye Road, or
•
Along Van Buren Street between I-17 and
17th Avenue.
126 |
| Infrastructure & Mobility
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Strategy 15: Enhance all types of mobility
throughout the Downtown RDA.
Action 15a: When considering street
improvements and reviewing development
within the Downtown RDA, consult and
apply where feasible the Mobility and Street
Concepts Map and other City plans referenced
in this section.
Strategy 16: Create and maintain a lighted,
safe, and attractive pedestrian environment
throughout the Downtown RDA.
Action 16a: Create pedestrian crossings
on Downtown RDA streets intersecting
Downtown Thoroughfares. Foster investment
in enhanced pedestrian crossings for
Community Connectors and Transit-Oriented
corridors across Downtown Thoroughfares
and intersections specifically at the following
locations:
•
Sherman Street and 7th Avenue
•
Buckeye Road and 7th Street
•
Pima Street and 7th Street
•
21st Avenue at Washington, Adams, and
Jefferson Streets.
INFRASTRUCTURE & MOBILITY
Action 16b: Build a sidewalk on the west side of
19th Avenue south of Van Buren Street.
Action 16c: Ensure that the TOD and other
planning work developed as part of the light
rail projects within the Downtown RDA support
safe, convenient, and attractive pedestrian
access between the north and south portions of
the Downtown RDA, or between the east and
west sides of 19th Avenue.
Action 16d: Create a sidewalk maintenance,
replacement and provision schedule that results
in safe, maintained, and shaded sidewalks
throughout the Downtown RDA within the next
ten years.
Action 16e: Develop a new, non-motorized
circulation plan that connects the
neighborhoods, attractions, and activity centers
within Downtown RDA.
Action 16f: Enhance the appearance and safety
of the historic WPA underpasses on Central
Avenue.
Action 16g: Enhance the appearance and
comfort of pedestrian and bicycle safety on
Jackson Street at the 7th Avenue Overpass.
Strategy 17: Throughout the Downtown RDA
create and maintain a safe and attractive
bicycle network that helps to increase access
and create shorter distances to destinations
and transit.
Action 17a: Locate bike lanes along Grant
Street between 19th Avenue and 7th Street.
Action 17b: Incorporate upgraded bike lanes
along light rail routes on Central Avenue and
Washington and Jefferson Streets.
Action 17c: Locate separated bike lanes along
Buckeye Road throughout the Downtown RDA.
Vehicular and Active Transportation Mobility
STRATEGIES & ACTIONS
Dedicated Bus and Bike Lanes
Future Aspirations | Infrastructure & Mobility | 127
Action 17d: Convert the 15th Avenue
Demonstration Project to a permanent
bikeway as it provides an important north
south connection through the west side of the
Downtown RDA, connecting it to Christown
Mall, and providing a direct crossing of Grand
Avenue.
Action 17e: Implement the recommendations
of the 2023 City of Phoenix Active
Transportation Plan.
Action 17f: Advance bicycle infrastructure
projects identified through the Phoenix
Connected Active Neighborhoods Program’s
(PhxCAN) Central City village outreach
process.
Strategy 18: Create a public transportation
network that connects communities, supports
the local economy, and improves the livability
and long-term sustainability of the Downtown
RDA for all.
Action 18a: Consider micro-transit or a
neighborhood circulator to provide access
throughout the Downtown RDA.
Strategy 19: Manage event parking to
minimize impacts on the Downtown RDA
neighborhoods, in particular those around the
stadiums & Phoenix Convention Center.
Action 19a: Encourage use of non-vehicular
transportation assets such as Light Rail, Bus,
and shared micromobility for downtown
events.
Action 19b: Encourage stadium and event
visitors to more effectively utilize parking
garage assets in downtown core to prevent
negative parking impacts on abutting and
adjacent neighborhoods, (e.g., Central
Park, Grant Park, and Booker T. Washington
neighborhoods).
Action 19c: Develop strategies to mitigate the
impacts of event traffic and parking on the
surrounding neighborhoods that could include
and not be limited to resident only parking
permits, or prohibiting parking on event days.
Action 19d: Work with Valley Metro and major
event centers downtown to expand awareness
of the RailRide program to event attendees and
encourage parking outside the Central Park
neighborhood.
Strategy 20: Manage motorized circulation to
minimize its interference with pedestrian and
bicycle circulation and to reduce its unwanted
impacts on residential areas & the quality of life
within the Downtown RDA.
Action 20a: Continue to implement the Taylor
Street Paseo and look for other opportunities
to activate alleys as connectors throughout the
Downtown RDA
Strategy 21: Improve access to adjoining
neighborhood areas, services, and amenities
outside the Downtown RDA.
Action 21a: As part of the Development
approval process, continue to review all plans
for development to ensure connectivity within
and to areas outside the Downtown RDA.
Strategy 22: Maintain water, sewer, and other
infrastructure to support existing, new, and re-
development within the Downtown RDA.
Action 22a: Continue to review development to
ensure that existing infrastructure is adequate.
Action 22b: Include funding in the CIP to
update Downtown RDA infrastructure to
support planned development.
128 |
| Infrastructure & Mobility
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Lincoln S
Sherman St
Maricopa St
Hadley St
Tonto St
20th Ave
21st Ave
16th Ave
17th Ave
Madison St
TAYLOR S
GRAND A
ADAMS ST
GRANT ST
G
BUC
19TH AVE
15TH AVE
Development Type Reference
HILTON
Street Typologies
Downtown Thoroughfare
Multimodal Route
Transit-Oriented Corridor
Community Connector
Low Density Residential
Low-Moderate Density Residential
Moderate Density Residential
Mixed-Use Residential (MXD-1)
Mixed Use Commercial (MXD-2)
Employment
Industrial
Downtown Core
Downtown RDA
**NO
Sout
cons
opera
Publi
and c
types
ident
Phoenix Downtown Redevelopment Area Plan
Mobility & Street Concept Map
The Mobility and Street Concept map and
accompanying definitions on the following
pages identify and describe key routes/corridors
through the Downtown RDA. Tools and strategies
that can be applied to these routes to improve
mobility throughout the Downtown RDA are
described in the Downtown RDA Toolbox section
in this chapter. This information is conceptual
and illustrate potential streetscapes but are not
directly in conjunction with the City of Phoenix
Street Classification Map1. It is recommended that
the 2023 City of Phoenix Active Transportation
Plan2 be consulted for practical guidance on the
applicability and design of these tools.
1
City of Phoenix Street Classification Map:
https://phoenix.gov/streetssite/ Documents/098996.pdf
2
2023 City of Phoenix Active Transportation Plan:
https://.phoenix.gov/streetssite/Documents/Phoenix_Active_
Transportation_Plan.pdf
Street Types
Definitions
Downtown
Thoroughfare
Streets primarily focused on
providing mobility, with safe
and accessible sidewalks
(with or without limited bike
infrastructure)
Multimodal Corridor
High volume streets that cater to
vehicular traffic while providing
multiple modes of safe travel for
pedestrians, bikes, and buses.
These can include infrastructure
improvements to prioritize
walking, cycling, and public
transportation, and be used to
transform corridors that are
currently dominated by cars into
more sustainable options
Transit Oriented
Corridor
Streets that provide pedestrians
with easy access and connection
to Light Rail Transit (LRT) and
contribute to the pedestrian and
bike environment
Community Connector
Lower traffic routes providing
key connections across
neighborhoods for people on foot
or bike. These streets provide
facilities for walking and cycling
that are comfortable for a wide
segment of the population
MOBILITY &
STREET CONCEPTS
Future Aspirations | Infrastructure & Mobility | 129
Portland St
Monroe St
Monroe St
Adams St
Adams St
St
Mohave St
Apache St
9th Ave
5th Ave
1st Ave
1st Ave
3rd Ave
1st St
2nd St
12th St
11th St
16th St
16th St
Cocopah St
Polk St
Washington St
Jefferson St
FILLMORE ST
TAYLOR ST
ST
FILLMORE ST
ROOSEVELT ST
D AVE
FILLMORE ST
LINCOLN ST
GRANT ST
CKEYE RD
PIMA ST
PIMA ST
7TH ST
7TH AVE
CENTRAL AVE
3RD ST
VAN BUREN ST
WASHINGTON ST
JEFFERSON ST
BUCKEYE RD
OTE:
th Central Light Rail Extension currently under
struction, this map shows only completed and
ational lines.
ic- and private- parks, open spaces, government,
community facilities can be located in all area
s throughout the Downtown RDA and are not
tified on this map.
n
v5. 11.19.24
0
0.5
0.25
Miles
N
130 |
| Infrastructure & Mobility
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Downtown
Thoroughfare
Downtown Thoroughfares are key corridors
providing high volumes of vehicular traffic,
however strategic and opportunistic
improvements should consider access, safety,
and comfort of other modes, including transit,
bicycles, and pedestrians. The pedestrian
realm should be considered appropriate for
high traffic corridors.
These improvements may include:
•
Roadway changes, such as: transit only
lanes, shared bike/bus lanes, or business
access and BRT lanes.
•
Roadside changes such as sidewalk
widening or the addition of shade trees
and structural shade, lighting, street
furnishings, or transit shelters.
Improvements should focus on providing
safe crossing opportunities, particularly at
intersections with key walking and bicycling
routes. Crossing enhancements may include:
•
High-visibility crosswalks to motorists
approaching from a longer distance;
•
Improved lighting directly at the crossing
to increase driver awareness;
•
Enhanced signage and pavement
markings;
•
Traffic control devices such as traffic
signals, pedestrian-activated flashing
beacons, or High Intensity Activated
Crosswalks (HAWK);
VAN BUREN ST
19TH AVE
7TH ST
7TH AVE
Caption: Artist rendering of a Downtown Thoroughfare showing repurposing of the outside travel lanes as a business access
and transit (BRT) lane, improved landscaping providing shade, transit bus shelters and lighting. The rendering above does not
meet NACTO standards but is meant to represent streetscape improvements that could be added to a corridor to make it a
more transit compatible environment. Any improvements would need to meet Street Transportation Department guidelines
and standards.
Additional details for street improvements can be found in the “Downtown RDA Mobility
Toolbox | Term Definitions” on page 137 .
•
Curb extensions or median refuge
islands to shorten the crossing distance
and/or enable a pedestrian to cross one
direction of traffic at a time; and
•
Widened sidewalks to increase space
for pedestrian maneuverability, and
accessibility on downtown bridges over
the railroad at 7th Ave and 7th St.
DOWNTOWN THOROUGHFARE
Future Aspirations | Infrastructure & Mobility | 131
Multimodal Corridor
Multimodal Corridors are key corridors
accommodating high volumes of vehicular
traffic while also providing adequate
accommodations for bicycles and a
comfortable walking environment.
Improvements should focus on completing
and enhancing the sidewalks, and adding
bike lanes where they are missing.
Roadside improvements should include:
•
Shade trees and structures,
•
Lighting, and
•
Street furnishings, including transit
shelters.
Crossing enhancements may include:
•
High-visibility crosswalks that are more
visible to approaching motorists from a
longer distance;
•
Improved lighting directly at the
crossing to increase driver awareness;
•
Enhanced signage and pavement
markings;
•
Traffic control devices such as traffic
signals, pedestrian-activated flashing
beacons, or High Intensity Activated
Crosswalks; and
•
Curb extensions or median refuge
islands to shorten the crossing distance
and/or enable a pedestrian to cross one
direction of traffic at a time.
Caption: Artist rendering of a Multimodal Corridor showing bicycle lanes, improved landscaping providing shade, transit bus
shelters and lighting.
BUCKEYE
Additional details for street improvements can be found in the “Downtown RDA Mobility
Toolbox | Term Definitions” on page 137 .
MULTIMODAL CORRIDOR
132 |
| Infrastructure & Mobility
3 | Future Aspirations
| Downtown Redevelopment Area Plan
ADAMS ST
WASHINGTON ST
JEFFERSON ST
CENTRAL AVE
Transit Oriented
Corridor
Transit Oriented Corridors are envisioned
as the primary corridors providing equal
importance for all modes of travel,
including:
•
Pedestrians,
•
Users of mobility devices,
•
Bicycles,
•
E-bikes or e-scooters,
•
Light-rail transit, and
•
Private automobiles.
These streets are anticipated to offer a safe
and comfortable environment for vulnerable
users, particularly people on foot or bike,
through the provision of mode separation,
frequent crossing opportunities, well-lit and
well-designed streetscape with attractive
landscaping, shade trees and structures,
and street furnishings.
Caption: Artist rendering of a Transit Oriented Corridor Route showing light rail transit, a two-way protected bike lane,
improved landscaping providing shade, and lighting. Note, the two-way protected bike lane or on-street parking could also be
positioned in the far right lane if the existing location is necessary for business access. Rendering above is a concept and has
not been vetted for practical use.
Additional details for street improvements can be found in the “Downtown RDA Mobility
Toolbox | Term Definitions” on page 137 .
TRANSIT ORIENTED CORRIDOR
Future Aspirations | Infrastructure & Mobility | 133
FILLMORE ST
TAYLOR ST
TAYLOR ST
GRAND AVE
ROOSEVELT ST
GRANT ST
PIMA ST
3RD ST
15TH AVE
Community Connector
Community Connectors are envisioned as
key connections across neighborhoods for
people on foot or bike. These streets are to
provide facilities for walking and cycling that
are comfortable for a wide segment of the
population.
•
Sidewalks should be separated from
the curb by landscape strips that
provide shade trees and space for street
furnishings such as benches or public art.
•
Bike facilities should be separated from
automobile traffic to enhance the safety
and comfort and make bicycling a
viable option for riders who may be less
experienced or confident.
•
Depending on traffic speed and volume,
bike facilities may be separated from
travel lanes using striped buffers, striped
buffers with added vertical delineators,
or physical separation such as curbed
medians.
Caption: Artist rendering of a Community Connector Route showing both protected bicycle lane (left) and buffered bicycle
lane (right), improved landscaping providing shade, lighting, and one side of street on-street parking.
Additional details for street improvements can be found in the “Downtown RDA Mobility
Toolbox | Term Definitions” on page 137 .
134 |
| Infrastructure & Mobility
3 | Future Aspirations
| Downtown Redevelopment Area Plan
The following two street types, not highlighted on the Street Typology Map, fill out the Downtown RDA street network.
Caption: Artist rendering of a Neighborhood Corridor showing bicycle lanes, lighting, and on-street parking.
Caption: Artist rendering of a Neighborhood Street showing bicycles sharing the street and enhanced street landscaping.
Regular Street Types
NEIGHBORHOOD CORRIDOR
NEIGHBORHOOD STREET
Future Aspirations | Infrastructure & Mobility | 135
Tools
Downtown
Thoroughfare
Multimodal
Corridor
Transit
Oriented
Corridor
Community
Connector
Neighborhood
Corridor
Neighborhood
Street
PEDESTRIAN
CROSSWALK
X
X
X
X
X
HIGH-VISIBILITY CROSSWALK
X
X
X
X
X
X
RAISED CROSSWALK
X
X
PEDESTRIAN PADDLE SIGN
X
X
X
X
X
MEDIAN REFUGE ISLAND
X
X
X
X
SCHOOL SAFETY ZONE
X
X
X
X
X
X
ACCESSIBLE PEDESTRIAN SIGNAL
(APS)
X
X
X
X
X
HIGH-INTENSITY ACTIVATED
CROSSWALK (HAWK)
X
X
PEDESTRIAN-ACTIVATED FLASHING
BEACON
X
X
X
X
X
LEADING PEDESTRIAN INTERVAL
X
X
X
X
X
BICYCLE
SEPARATED BIKE LANE
X
X
PROTECTED BICYCLE LANE
X
X
X
X
X
BUFFERED BICYCLE LANE
X
X
X
X
X
X
CONVENTIONAL BICYCLE LANE
X
X
X
X
X
X
BICYCLE BOULEVARD
X
X
X
BIKE BOX
X
X
X
X
X
TWO-STAGE BICYCLE TURN
BOX
X
X
X
TRANSIT
BIKE-BUS BOARDING
PLATFORM
X
X
BUS BOARDING ISLAND
X
X
X
X
BUS BULB
X
X
BUS STOP RELOCATION
X
X
X
FARSIDE INTERSECTION STOP
X
X
X
X
X
SHARED BIKE/BUS LANE
X
Downtown RDA Mobility Toolbox
The Downtown RDA Mobility Toolbox provides a listing of strategies that can be considered to improve the streetscapes
throughout the Phoenix Downtown RDA. In all instances, a thorough understanding of issues to be addressed should
be the starting point. Consideration and evaluation of the circumstances, constraints, and opportunities inherent with
each street and location should be considered. Implementation of any mitigations must be fully evaluated and balanced
within the broader goals of the local neighborhood, greater community, and the City as a whole.
The references to Street Typologies indicates where the different strategies or tools may be most appropriate. The tools
presented here are further described in the section following the table.
136 |
| Infrastructure & Mobility
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Tools
Downtown
Thoroughfare
Multimodal
Corridor
Transit
Oriented
Corridor
Community
Connector
Neighborhood
Corridor
Neighborhood
Street
TRANSIT SHELTER
X
X
X
X
X
TRANSIT PLATFORM
X
X
X
X
X
X
STREET
EDGE LINE
X
X
X
X
X
INTERSECTION TIGHTENING
X
X
X
X
X
LANE RECONFIGURATION
X
X
X
LEFT TURN CALMING
X
X
X
CONCRETE MEDIAN
X
STRIPED MEDIAN
X
X
CONVENTIONAL CURB
EXTENSION
X
X
X
CHICANE
X
X
X
X
CHOKER
X
X
X
X
NECKDOWN
X
X
X
X
NO LEFT TURN
X
X
X
X
X
NO RIGHT ON RED
X
X
X
NO U-TURN
X
PROTECTED LEFT TURN
SIGNAL
X
X
X
X
SLIP LANE CLOSURE
X
SPEED FEEDBACK SIGN
X
X
X
X
X
X
SPEED TABLE
X
X
X
NEW TRAFFIC SIGNAL
X
ON-STREET PARKING
X
X
X
STREETSCAPE
CURB RAMP
X
X
X
X
X
X
PEDESTRIAN-LEVEL STREET
LIGHTING
X
X
X
X
X
STREET FURNITURE
X
X
WIDENED SIDEWALK
X
X
X
X
GREEN INFRASTRUCTURE
X
X
X
X
SHADE (NATURAL)
X
X
X
X
X
X
SHADE (STRUCTURAL)
X
X
MOBILITY HUB
X
X
X
WAYFINDING SIGNAGE
X
X
Future Aspirations | Infrastructure & Mobility | 137
Downtown RDA Mobility Toolbox | Term Definitions
The following are referenced in brackets throughout this section and provide sources for the working descriptions used:
»
NACTO – Urban Street Design Guide
Urban Street Design Guide | National Association of City Transportation Officials (nacto.org)
»
FHWA – Federal Highway Administration – Proven Safety Countermeasures
Proven Safety Countermeasures | FHWA (dot.gov)
»
PHX ATP – Phoenix Active Transportation Plan
Street Transportation Active Transportation Plan (phoenix.gov)
Note: For tools preceded by the
symbol, additional design guidance and considerations for implementation can be
found in the 2023 Phoenix Active Transportation Plan.
Pedestrian
Crosswalk: Parallel or dashed pavement markings
that indicate safe intersection or mid-block crossing
locations for pedestrians, bicyclists, and other non-
motorized transportation users. Markings also indicate
that approaching vehicles should yield to those within the
crosswalk. [NACTO]
High Visibility Crosswalk: Crosswalks that incorporate
design features such as highly visible and reflective
patterns, improved lighting, and enhanced signing and
pavement markings to increase visibility and safety for
those crossing the roadway. [FHWA]
Raised Crosswalk: An enhanced crosswalk feature utilizing
traffic-calming techniques such as speed tables. The
raised crosswalk elevates pedestrians and increases their
visibility.
Scramble Crosswalk: Allows pedestrians to cross an
intersection in all directions, including diagonally, while all
vehicle traffic is stopped.
Pedestrian Paddle Sign: A pedestrian paddle sign is an
in-lane device that provides indication to drivers where to
yield for pedestrians in a crosswalk.
Median Refuge Island: A concrete median designed
for a person walking across a street to pause between
directions of traffic with protection from moving vehicles.
School Safety Zone: Reduce the speed limit to 15 mph
when children are present on residential streets during the
pre- and post-school bell times. Reduced speed signs are
posted within 500ft of school boundaries.
Accessible Pedestrian Signal (APS): Pedestrian push
button with non-visual communication formats about
when it is safe to cross the street.
High-Intensity Activated Crosswalk (HAWK): A hybrid,
button-activated beacon that uses progressive flashing
and solid yellow and red lights to notify drivers to crossing
pedestrians; when not in use, the beacons stay dark.
Pedestrian-Activated Flashing Beacon: Button-activated
yellow LED lights that use an irregular flashing pattern
to alert people driving to the presence of a person in the
crosswalk.
Leading Pedestrian Interval: The walk signal displays first
to allow people walking to enter the intersection before
cars traveling in the same direction.
Bicycle
Separated Bicycle Lane: An exclusive bicycle facility
physically separated from motor traffic and distinct from
the sidewalk. Separated bicycle lanes may be one-way or
two-way, and may be at street level, at sidewalk level, or
at an intermediate level. [NACTO]
Protected Bicycle Lane: A space for bicycles to travel
in the road, but separated from vehicle traffic. They use
planters, curbs, parked cars, or flexible posts to create
protective barriers.
Buffered Bicycle Lane: A bicycle lane paired with a
painted buffer that creates space for vehicle drivers to
comfortably avoid the bicycle lane and allows space for
bicyclists to pass each other safely.
Conventional Bicycle Lane: Bicycle lanes provide
dedicated space for bicycle riders in the roadway, marked
by striped lane markings for one-way bicycle travel on a
street.
Bicycle Boulevard: A low-speed, low-volume roadway
that is designed to enhance comfort and convenience for
people bicycling. Bicycle Boulevards incorporate unique
signage and pavement marking, traffic calming and
diversion features to maintain low vehicle volumes, and
convenient major street crossings. [PHX ATP]
Bike Box: Designated area at the head of a traffic lane
in an intersection that allows bicyclists to safely and
visibly position themselves ahead of traffic during a red
light signal.
Two-Stage Bicycle Turn Box: A designated, painted box
in signalized intersections that offers bicyclists a multi-
stage process to safely and more visibly make a left turn
across an intersection from a bike lane.
138 |
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Transit
Bike-Bus Boarding Platform: Raised in-lane stops for
buses that extend directly from the curb (featuring sloped
edges to allow bicycle lane to ride over the platform).
Bus Boarding Island: Concrete islands that provide in-lane
stops for bus operators, enhance transit stops for bus
riders, and eliminate conflicts with bicyclists.
Bus Bulb: Concrete curb extensions that align the bus stop
with the parking lane, allowing buses to stop and board
passengers without ever leaving the travel lane.
Farside Intersection Stop: Placing bus stops after a traffic
light improves bus travel time and increases visibility of
pedestrians by allowing them to cross behind the bus
where they are more visible to drivers.
Shared Bike/Bus Lane: A shared travel lane that
accommodates both bicycles and buses at low speeds.
These shared lanes are typically used where dedicated
and separated transit lanes and bicycle facilities cannot
be provided. [source: Shared Bus-Bike Lane | National
Association of City Transportation Officials (nacto.org)]
Transit Shelter: Basic transit shelters include
comfortable seating, space for wheelchairs and other
mobility devices, wayfinding signage with transit
information, and lighting (either in the shelter or nearby).
Transit Platform: ADA requirement for a 5-foot by 8-foot
landing pad for wheelchair/mobility devices to be able to
easily/safely board/de-board a bus via the deployed ramp.
Street
Bulbout/Bumpout: A traffic calming device that extends
the curb and sidewalk into the roadway, narrowing the
road at the intersection. This will make pedestrians more
visible to vehicles by providing a protected area with a
shorter crossing distance (and therefore less time exposed
to traffic) and also protect parked cars on the roadway.
Edge Line: Solid lines striped along the outer edge of
the lane to narrow curb lanes that are wider than the
recommended 10ft to 12ft. The adjusted travel lane
gives drivers the perception of a narrower roadway and
encourages slower driving speeds.
Intersection Tightening: Uses temporary materials like
paint, plastic bollards, and reflective markers to visually
and physically narrow the street at intersections.
Lane Reconfiguration: Reorganize the street to reduce
excessive speeding and protect all road users.
Left Turn Calming: Hardened centerlines and median
extensions that reduce vehicular left turn speeds and
improve visibility.
Concrete Median: A raised permanent median that
separates opposing directions of travel lanes.
Striped Median: A striped median uses painted lines to
separate opposing directions of travel lanes in the street.
Conventional Curb Extension: An extension of a
sidewalk or curb line out into the parking lane, which
reduces the effective street width. Curb extensions are
appropriate where there is existing on-street parking.
[FHWA - Curb Extensions (dot.gov)]
Chicane: Offset curb extensions that force vehicles to
move laterally. [NACTO]
Choker: Midblock curb extensions that visually or
physically constrict the roadway. Chokers are also known
as pinch points, and may include cut-throughs for
bicyclists. [NACTO]
Neckdown: Curb extensions used as gateways to minor
streets. [NACTO]
No Left Turn: Restricting left turns where they present
issues can improve transit performance, general traffic
performance, and walking and bicycling safety at the
same time.
No Right on Red: Prohibits vehicles from making right
turns during a red signal. This road treatment allows
pedestrians to cross the adjacent crosswalk without
concern for right-turning drivers.
No U-Turn: Prohibits U-turns where they were previously
allowed. “No U-Turn” signs help keep drivers and
pedestrians out of dangerous, high-risk situations.
Protected Left Turn Signal: Provides people turning left
with an exclusive opportunity to turn while opposing
traffic and pedestrians are stopped, resulting in a
significant reduction in conflicts among people driving
and walking.
Slip Lane Closure: Slip lanes are lanes dedicated for right
turn movements. Closing and reshaping these lanes can
create more comfortable crossings for people walking by
preventing free flow right turns.
Speed Feedback Sign: Uses radar technology to
determine the speed of an approaching vehicle and then
displays that speed to the person driving via a digital sign.
Speed Table: A midblock measure that raises the entire
wheelbase of a vehicle to reduce its traffic speed. Speed
tables are longer than speed humps, flat-topped, and
suited to lower speed streets.
New Traffic Signal: Reduces conflicts and confusion at
intersections for all users and provides people walking
with dedicated crossing opportunities.
Future Aspirations | Infrastructure & Mobility | 139
Streetscape
Curb Ramp: Transitional surfaces that provide
access on and off of streets and sidewalks. Curb ramps
include color-contrasting, detectable warning surfaces
and accessible slopes to accommodate nonmotorized
transportation users of all ages and abilities. [Source:
Pedestrian Ramp | NYC Street Design Manual]
Pedestrian-Level Street Lighting: Increases visibility for
pedestrians and vehicles, creates a more inviting and
accessible space for pedestrians to use, and increases
feelings of security at night.
Street Furniture: Amenities such as lighting and benches
that increase the comfort, safety, and user experience of
sidewalks for pedestrians of all ages and abilities. May
also include amenities such as trash receptacles, water
fountains, newspaper kiosks, tree pits, and parking for
bicycles/micromobility devices. [NACTO base]
Widened Sidewalk: Wider sidewalks accommodate
users of all ages and abilities by providing increased
space for passing pedestrian traffic and increased
maneuverability for people using wheelchairs, motorized
scooters, strollers, and other mobility devices.
Green Infrastructure: Streetscape elements such as flow-
through planters, trees, vegetation strips, and bioswales
that capture stormwater runoff and assist with sustainable
stormwater management. These elements also provide
aesthetic spaces for pedestrians, bicyclists, and motorists
alike.
Mobility Hub: Mobility hubs provide connections to
multiple modes of transportation such as bicycling,
micromobility, and transit. Mobility hubs also provide
amenities to increase the ease of nonmotorized
transportation use, such as racks or corrals for bicycles
and micromobility devices, transit shelters, and benches.
Wayfinding Signage: Guidance signs indicating the
direction of existing bicycle lanes/other bicycle routes;
signs showing distance/time to nearby destinations.
Source: USA Streets Blog; Milwaukee, Chicago-
Photo Credit: John Greenfield
Source: NACTO Urban Street Design Guide
Source: NACTO Urban Street Design Guide
Source: NACTO Portland, OR
Source: Bike Portland
Photo Credit: J. Maus
Slip Lane Closures
Chicanes allow for increased public space and
decrease speeding for vehicular traffic.
Speed Tables can also be marked to serve as
crosswalks for pedestrians.
Cycle/Bike Box
Bike-Bus Boarding
Platform
140 |
| Housing
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Housing
STRATEGIES & ACTIONS
Strategy 23: Expand the supply of
appropriately located affordable, workforce,
& market-rate housing for all throughout the
Downtown RDA.
Action 23a: Continue to work with not-for-
profits and other entities to provide affordable
rental and owner-occupant housing to help
existing Downtown RDA residents remain in
their community and discourage displacement.
Action 23b: Over the next decade, work with
the Arizona Department of Housing, not-
for-profits, and other entities to promote the
development of affordable housing options
throughout the Downtown RDA.
Action 23c: Discourage the concentration
of any one type of housing (market rate
or affordable) in any one portion of the
Downtown RDA or in any one neighborhood
through zoning and incentives.
Action 23d: Infill vacant lots in residential areas
with compatible, higher density residential uses
that are in accordance with this Plan.
Action 23e: To increase the amount of housing
in the Downtown RDA at all price points,
promote new, higher-density developments
in accordance with the plan and where it is
compatible with surrounding uses.
Action 23f: Permit Accessory Dwelling Units
(ADUs) in accordance with City zoning
Ordinance G-71601 within the Downtown RDA.
Action 23g: Promote the development of tiny
homes on vacant lots to increase the amount
of housing available in the Downtown RDA.
Consider amending the zoning ordinance to
permit more than one tiny home per lot in
single family-zoned districts.
Action 23h: Look at the feasibility of increasing
Gap or Interim Funding (similar to the State)
for new, affordable, and workforce housing
construction.
1 https://www.phoenix.gov/pddsite/Documents/TA-5-23%20
Summary%20Sheet%2010.11.23-Updated.pdf
Action 23i: Use GPLET funding to increase the
amount and range of workforce housing unit
types affordable to a wide range of incomes
within the Downtown RDA.
Action 23j: Consider creating an overlay or
granting variances that adjust the R1-6 zone
within the Downtown RDA to allow for mixed
densities, and reduced setbacks and lot
coverages that can accommodate duplex, four-
plex and six-plex developments.
Strategy 24: Work with the Arizona
Departments of Housing (ADOH) and
Administration (ADOA) to identify opportunities
for affordable and workforce housing
development on State-owned property.
Strategy 24a: Work with the ADOH to use Low
Income Housing Tax Credits (LIHTC) to develop
a range of housing that are affordable to a wide
range of incomes on a portion of properties
within the Downtown RDA that are owned by
the State of Arizona.
Action 24b: Work with the State of Arizona to
participate in planning for land owned by the
State of Arizona in the Government Mall area
so that development of State-owned property
is compatible with this plan and includes a
diversity of housing types.
Strategy 25: When appropriate, preserve
existing housing stock.
Action 25a: Work with City Departments and
other entities to rehabilitate and preserve the
existing housing stock.
Strategy 26: Provide housing for all people at all
ages, incomes, and abilities.
Action 26a: Enhance housing opportunities for
those in need, such as transitional housing for
homeless, veterans, and LBGTQ+ populations.
Utilize ADA grants and funding sources to assist
with building improvements and renovations.
HOUSING
Future Aspirations | Housing | 141
Downtown RDA Boundary
Strategy 26b: Encourage compatible
redevelopment of privately held parcels in
the airport high noise area; for parcels with
existing residential entitlements, require
noise mitigation through building materials,
acoustical analysis and aviation easement
recordation.
In conformance with ARS 36-1479.G, Downtown
RDA plan housing strategies and actions:
• Help to meet increased demand for new housing
that may have resulted due to redevelopment of
other areas within the Downtown RDA and the City.
• Help to create a healthier community by providing
safe, decent, and sanitary housing.
• Ensure that historically residential areas remain
so, and ensure that the area is developed
predominantly for residential use.
Housing will be needed in the future
Population
25,701
1.98
HH Size
11,078
Projected
12,980
Needed
1,902
Deficit
Housing Units
2027 Projections
Figure 10:1
City-Managed Affordable Housing Properties
Source: 2023 Housing Department Fact Sheet
Source: 2022 ESRI Market Profile
142 |
| Partnerships
3 | Future Aspirations
| Downtown Redevelopment Area Plan
Partnerships
STRATEGIES & ACTIONS
PARTNERSHIPS
Strategy 27: Continue to engage Downtown
RDA residents, businesses, and landowners in
City planning, permitting, and development
decisions.
Action 27a: Create and maintain a Downtown
RDA Plan Implementation webpage that
provides ongoing information about
implementation of this Plan and other planning
activities within the Downtown RDA.
Action 27b: Through an ongoing organization
(such as the Phoenix Community Alliance
or the Phoenix Revitalization Corp.) or as a
City committee, create a community group
that represents the entire Downtown RDA.
Provide to this group regular reports on the
progress of the implementation of this plan.
Include representatives of each neighborhood,
a diversity of property and business owners,
and community services and/or betterment
organizations on the Committee.
Action 27c: Identify a location in each
neighborhood where information about
planning and zoning issues, applications
for liquor licenses, and requests for event
permits can be posted. Appropriate locations
include public (i.e. parks & libraries) and
non-profit facilities. Additionally, notify
each neighborhood organization about new
applications, permit request, and community
programs.
Action 27d: Consider working with the Phoenix
Community Alliance and Downtown Phoenix
Inc. to expand their service area to include all
of the Downtown RDA.
Action 27e: Continue to support active
neighborhood associations, organizations, and
entities.
Action 27f: Prioritize zoning enforcement, code
compliance, and noise complaints within the
Downtown RDA.
Action 1h: The City’s MyPHX311 app allows residents to
request services and report maintenance and nuisances.
Grant Community Park
Future Aspirations | Partnerships | 143
Action 1g: Community safety and enforcement are important as the
Downtown RDA faces higher densities of property offenses within the City.
Extracted from City of Phoenix Police Department | Crime Static Maps, 2023 2nd Quarterly
Incident Reports (4/1/23-6/30/23)
City of Phoenix Police Department | ARS Incident Reports for Listed
Property Offenses (Excluding Shoplifting) Citywide
Action 27g: Continue to work with
Phoenix PD on community policing
and other programs that increase
the safety within the Downtown
RDA.
Action 27h: Increase awareness of
the City’s myPHX311 app to direct
residents in notifying the city about
maintenance, nuisance, or other
topics within the Downtown RDA.
Action 27i: Continue to work with
City and Downtown booster groups
such as Arizona Forward, Valley
Partnership, and other civic entities
such as Salt River Project, Arizona
Public Service to identify and
execute betterment, beautification,
and other projects that will improve
downtown and the quality of life for
its residents and visitors.
Action 27j: Contribute to the
sustainability of airport operations
through collaboration on projects
that may create wildlife hazard
attractions within 2 miles of the
airport.
Work with community neighborhood organizations to continue updates to
residents and continue support of improvement projects.
Images shown from Left to Right: Phoenix Revitalization Corporation Community Meeting Update,
Neighborhood Steering Committee Meeting
APPENDICES
APPENDIX LIST
Appendix A |
Adopted Redevelopment Area and Other Relevant Plan Summaries................. 148
Appendix B |
Prior Redevelopment Area Plan Goals & Strategies..................................................176
Appendix C |
Market Analysis (Housing, Retail, & Industrial)...........................................................182
Appendix D |
Community Meeting 1: Existing Goals & Strategies Board......................................226
Appendix E |
Community Meeting 1: Summary of Comments........................................................ 230
Appendix F |
Storymap Documentation................................................................................................234
APPENDIX A:
ADOPTED
REDEVELOPMENT
AREA AND OTHER
RELEVANT PLAN
SUMMARIES
Task C3-A
| Downtown Redevelopment Area Plan
148 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
BOOKER T. WASHINGTON
REDEVELOPMENT PLAN
Who was Booker T. Washington?
Booker T. Washington was an American educator, author,
orator, and advisor to several U.S. presidents. A dominant
figure in the African American community in the United
States from 1890 to 1915, he established Tuskeegee Institute
in Alabama and was summoned by President Theodore
Roosevelt to the White House in 1906.
Plan Objectives:
•
Phased implementation and coordinated building
demolition and new construction to minimize the
disruption and/or temporary displacement of people.
•
Provide new housing and business locations in the
neighborhood for residents and businesses wishing
to remain, before the buildings they are presently
occupying are removed.
•
Provide temporary relocation housing at rents people
can afford.
•
Creating a safe and stimulating environment for people.
•
Eliminating environment deficiencies (as per law)
•
Providing land for public facilities
•
Changing land (includes clustered housing)
•
Removing impediments to land development through
land assembly, improved streets and public utilities.
•
Establishing a high level of urban design through
technical assistance.
•
Land disposition to encourage redevelopment.
Redevelopment Techniques
•
Rehabilitation of structures to at least minimum
standards when possible.
•
Preserve historic buildings and buildings of merit.
•
Provide relocation assistance to displaced residents.
•
Rezoning to bring land uses into conformance with the
Redevelopment Plan.
Planning Criteria & Development Standards
•
Site Plan Review
•
Retail permitted within residential areas with approval.
•
Commercial development
•
Maximum Height: 4 stories
•
Streetscapes: Well landscaped
•
Includes parking standards
•
Some street closures recommended
•
Park planned as predominant use between 6th and 12th
Streets
RDA Current Conditions
This Redevelopment Area has experienced
substantial changes since adoption of this plan,
including the addition of light rail along Washington
and Jefferson Streets and construction of Heritage
Science Park and AZ Science Center, ASU at, the
Mercado, Children’s Museum of Phoenix, a parking
garage for the Civic Center and Renaissance
Park, Artisan Park View apartments. Within the
Downtown RDA, the Booker T. Washington RDA
includes mostly commercial development south of
Washington Street including Chase Field and the
Right Field parking garage, and City administration
and private offices. Residential development as a
result of the RDA is mostly north of Washington
Street and includes single family housing, McCarty
on Monroe and Washington Manor Apartments.
Other non-residential development in this area
includes the Faith North School and commercial
uses along Washington Street.
Ch. 4 Appendices | Existing RDA Plan Summary | 149
Booker T. Washington RDA
Downtown RDA
1000 ft
N
➤
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Image U.S. Geological Survey
Image U.S. Geological Survey
1992
1000 ft
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2
3
5
6
4
2022 TODAY
NEW DEVELOPMENT WITHIN DOWNTOWN AND BOOKER T.
WASHINGTON RDAS INCLUDES:
1.
Right Field Lot Parking
2. Faith North School Redevelopment
3. 1012 East Residential/Commercial Mixed use
4. Cleared lot (11th Street and Jefferson Street)
5. Cleared lot (12th and Washington Street)
6. 1130 East Monroe Street Apartments
Land Use
Density/Allowable Uses
Residential |
5 to 30 DU/AC and can include
apartments, townhouses, patio
homes, single family and semi-
detached houses.
General
Commercial |
Any except industrial activities
in accordance with a list
of permitted uses. Must be
compatible with adjacent
residential uses.
Visitor-
Oriented
Commercial
Cultural
Center |
Economically feasible base for
structures of cultural, historic,
or architectural significance
supportive of the Phoenix
Convention Center. Includes
office, retail, hotels, or trade
center.
Public/Quasi
Public |
Schools, churches, community
and city service centers.
Then & Now...
ADOPTED: JANUARY 23RD, 1979
UPDATES: NONE
| Downtown Redevelopment Area Plan
150 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
SPECIAL REDEVELOPMENT AREA
REDEVELOPMENT PLAN
Plan Objectives:
•
Remove the most incompatible land uses and the
most seriously deteriorated residential and commercial
buildings which detract from the functional unity,
aesthetic appearance, economic vitality and social
welfare of this area of the City.
•
Prevent the re-occurrence of blight and blighting
conditions.
•
Preserve existing residential stock and character where
feasible and create an environment which will contribute
to the health,safety, welfare and value of the properties
within the Redevelopment Area.
•
Provide a hospitable and secure environment for
private investment and maximize private investment
opportunities.
•
Encourage the redevelopment of underutilized, vacant
and cleared properties.
Redevelopment Techniques
•
Continue planning and provide technical assistance and
counseling.
•
Provide public services at a level consistent with
those elsewhere in the city. Remove or install public
improvements to achieve plan objectives.
•
Engage in special redevelopment actions.
•
Prepare land for redevelopment through acquisition,
clearance and land preparation, property disposition,
development contracts, deed restrictions, and
subdivision.
•
Rehabilitate those structures that will encourage private
sector redevelopment and relocate residents when
necessary due to property acquisition.
Ch. 4 Appendices | Existing RDA Plan Summary | 151
Special Redevelopment Area
Downtown RDA
300 ft
N
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Image U.S. Geological Survey
Image U.S. Geological Survey
1992
300 ft
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2022 TODAY
RDA Current Conditions
This Redevelopment Area is located along the eastern border of the
Booker T. Washington RDA. It is wholly contained within the Downtown
RDA. Since adoption of the plan, some redevelopment has occurred in
the southern portion of the RDA including the Mason Oliver apartments
at 12th and Washington Streets (A), demolition of houses at the South-
west corner of 12th and Adams Streets (B) .
Land Use
Density/Allowable Uses
Single
Family / Infill
Incentive
Residential |
Recognizes single family homes
that are financially feasible
to rehabilitate and the need
for new multifamily housing
to meet housing needs of the
neighborhood. Desired densities
from 15 to 30 du/ac.
Commercial
Office |
Recognizes existence of
compatible commercial
businesses and allow for
compatible new commercial and
office development.
Mixed Use | Provides flexibility with respect
to future commercial or office
plans not anticipated at this
time. Further refinement and
definition accomplished as
private sector investment
occurs.
Then & Now...
ADOPTED: NOVEMBER 10TH, 1981
UPDATES: NONE
| Downtown Redevelopment Area Plan
152 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
7TH STREET & BUCKEYE ROAD
REDEVELOPMENT PLAN
Plan Objectives:
•
Eliminate substandard, deteriorating and obsolete
buildings and environmental deficiencies which detract
from the functional, aesthetic and economic welfare of
the redevelopment area.
•
Promote compatible land uses within and around the
redevelopment area.
•
Assemble land into functional parcels compatible with
the proposed land uses.
•
Provide efficient, safe and functional circulation systems
which minimize conflicts between different modes of
transportation within and around the redevelopment
area.
•
Prevent the re-occurrence of blight conditions in the
redevelopment area.
•
Encourage the employment of residents from the
adjacent neighborhoods in the construction, operations
and maintenance of redevelopment projects.
•
Encourage coordination of the 7th Street and Buckeye
Road Redevelopment Plan projects with the efforts of
other redevelopment areas in the Central City Village.
•
Enhance the sense of community and neighborhood
within the Central City Village to increase the area’s
attractiveness as a place to live, work and play.
•
Ensure that the stability and protection of the
surrounding residential areas is not affected by
future projects in the 7th Street and Buckeye Road
Redevelopment Area.
Redevelopment Techniques
•
Continue planning and provide technical assistance and
counseling.
•
Provide public services at a level consistent with
those elsewhere in the city. Remove or install public
improvements to achieve plan objectives.
•
Engage in special redevelopment actions.
•
Conduct environmental assessment prior to acquisition
of any land by the City.
•
Prepare land for redevelopment through acquisition,
clearance and land preparation, property disposition,
development contracts, deed restrictions, and
subdivision.
•
Rehabilitate those structures that will encourage private
sector redevelopment and relocate residents when
necessary due to property acquisition.
Planning Criteria & Development Standards
•
Site Plan Review
•
Applicable city zoning and building standards.
•
Additional criteria for land acquired and/or disposed of
by the City include controls and limitations:
»
To avoid overcrowding of structures and the creation
of traffic congestion on public streets.
»
To maintain sufficient open space to provide for
landscaping and other amenities and for pedestrian
movement and activity.
»
To maintain a balance between demands on and
capacities of public utilities, facilities and services.
»
To ameliorate extreme climatic conditions and
encourage energy conservation.
»
To ameliorate negative environmental conditions.
•
Vehicular circulation should be directed toward 7th
Street or / and Buckeye Road to protect the residential
neighborhood to the south of the redevelopment area.
5th Street between Buckeye and Pima Street abandoned.
Ch. 4 Appendices | Existing RDA Plan Summary | 153
N
➤
N
7th St & Buckeye RDA
Downtown RDA
1992
600 ft
N
➤
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2022 TODAY
RDA Current Conditions
This RDA included a vacant metal salvage yard and an abandoned
landfill site and six residential structures, three of which were deemed
in need of extensive repairs. Since designation of the RDA, three new
buildings have been constructed (A). Storage uses remain along 7th
Street and along Buckeye Road east of 5th Street.
Land Use
Density/Allowable Uses
Industrial | Clean manufacturing such
as electronics assembly,
warehouse and distribution for
retail and wholesale, industrial
office, and service maintenance
facilities controlled by A-1 and
A2 zoning standards.
Community
Commercial |
Commercial service uses
should smaller industrial uses
be developed as opposed
to larger developments.
Includes service stations,
banks, restaurants, and motels
controlled by C-3 zoning
standards.
Then & Now...
ADOPTED: NOVEMBER 1ST, 1989
UPDATES: NONE
| Downtown Redevelopment Area Plan
154 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
EASTLAKE
REDEVELOPMENT PLAN
Plan Objectives:
Land Use
•
Promote compatible land uses within and around the
Redevelopment Area.
•
Eliminate and discourage future land uses that will
degrade or contribute to the further decline of the Area.
•
Encourage continuity of land uses established by
efforts in the Downtown, Booker T. Washington (NDP)
and Special Redevelopment Areas to maximize the
redevelopment benefits in the Area.
•
Encourage the redevelopment of underutilized, vacant
and cleared properties.
Housing
•
Promote the development and retention of decent, safe
and affordable housing in the area.
•
Preserve the existing housing and character where
feasible, and encourage relocation and infill of homes
where appropriate.
Economic Development
•
Encourage a variety of services and retail establishments
to locate within the Redevelopment Area.
•
Increase and improve the quality and accessibility of job
opportunities for the residents of the Eastlake Park area.
•
Promote opportunities for skills training and job
placement.
•
Encourage appropriate commercial uses along the major
thorough-fares to take advantage of the Redevelopment
Area’s proximity to Downtown, freeways and the airport.
Transportation
•
Provide a safe and efficient circulation systems for
vehicles, bicycles and pedestrians.
Environment
•
Encourage development which will prevent the
reoccurrence of blighted conditions within the
Redevelopment Area.
•
Maximize opportunities to create a safe and pleasing
environment for those who live in, work in, or visit the
redevelopment area.
•
Encourage and promote an upgraded visual image of the
area that will benefit the residents and visitors.
Public Safety
•
Vacant homes and other abandoned buildings must be
kept secured or demolished to eliminate their use for
unlawful purposes.
Redevelopment Techniques
•
Continue planning and provide technical assistance and
counseling.
•
Provide public services at a level consistent with
those elsewhere in the city. Remove or install public
improvements to achieve plan objectives.
•
Engage in special redevelopment actions.
•
Conduct environmental assessment prior to acquisition
of any land by the City.
•
Prepare land for redevelopment through acquisition,
clearance and land preparation, property disposition,
development contracts, deed restrictions, and
subdivision.
•
Rehabilitate those structures that will encourage private
sector redevelopment and relocate residents when
necessary due to property acquisition.
Neighborhood Goals
•
Develop Eastlake as a focus point for the inner city area.
•
Develop and increase educational and employment
opportunities, health services and cultural/recreational
facilities.
•
Stabilize and retain existing business and organizations
to encourage the preservation and enrichment of the
physical and cultural traditions of the neighborhood.
Neighborhood Planning Criteria & Development
Standards
•
Provide street trees which line the streets of the
residential area indicated on the Land Use Plan.
•
Identification gates could be provided at the edges of
the residential area for aesthetic identification only, and
would not impede traffic flow into the area. At Monroe
Street and west of 16th Street; at Adams Street and west
of 16th Street; and at Monroe Street and east of 13th
Street.
•
Provide emergency home repairs to those residents
with inadequate facilities such as plumbing, electrical,
cooling/heating,.
•
Voluntary demolition of substandard structures.
•
Property maintenance code education.
•
Potential relocation of non-conforming or non-
compatible uses away from the residential area.
•
Soundproofing Program: Insulate eligible homes within
the 65 Ldn area.
About Eastlake
•
Eastlake Park housed the Mansion of the Territorial Governor of AZ in the early 1900’s at 13th and Jefferson Streets.
•
Booker T. Washington Memorial Hospital, one of the first private hospitals in the area was located at 1341 Jefferson Street.
•
City of Phoenix District 8 Councilman Calvin Good lived at 1502 E. Jefferson Blvd., the former site of the Eastlake Park
School.
•
The original Booker T. Washington School at 12th and Jefferson Streets is reused as the New Times Building.
Ch. 4 Appendices | Existing RDA Plan Summary | 155
Eastlake RDA
Downtown RDA
Image U.S. Geological Survey
Image U.S. Geological Survey
1992
Image © 2022 Maxar Technologies
Image © 2022 Maxar Technologies
2022 TODAY
RDA Current Conditions
Since adoption of the RDA, significant changes have occurred within
Eastlake, primarily associated with the construction of light rail along
Washington and Jefferson Streets. In 2015, This plan and the Eastlake
Neighborhood Plan were superseded by the Reinvent Phoenix Eastlake
-Garfield TOD Policy Plan These have included demolition of some
buildings along Jefferson and Washington Streets, construction of
new transit-oriented development including multifamily residential
developments appropriate to the TOD landscaping and traffic
movement changes associated with light rail.
Land Use
Density/Allowable Uses
Residential
Single family and low density (5-15
du/ac) consistent with R1-6, R-2,
and R-3 zoning districts.
Commercial | Dale of both goods and services
to the surrounding neighborhoods
and to the surrounding community
such as local grocery stores,
delicatessens, drug stores, barber
and beauty shops, coin operated
laundries and branch banks
Residential l
Office |
Existing residential encouraged
to remain, redevelop as 15+ du/
ac residential or office. R-o, C-O,
or R3, R3-A, R-4 or R4-A zoning
appropriate.
Industrial | Light industrial with screened
outdoor uses compatible with
residential uses to the east of 16th
Pl.
Parks | Eastlake Park to be improved
and maintained to incentivize
redevelopment and infill
residential.
Public | Maintain and stabilize Shaw
Elementary
Then & Now...
ADOPTED: MARCH 14TH, 1990
UPDATES: NONE
| Downtown Redevelopment Area Plan
156 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
GOVERNMENT MALL
REDEVELOPMENT PLAN
Redevelopment Goals
•
Adequate space for all centralized functions of
government, and for necessary or desirable support
activities including housing, restaurants, shops, offices,
and services.
•
Encourage cultural activities within the mall.
•
Usable open space, including the State Capitol as a
central focus.
•
Circulation and parking for ease of pedestrian and
vehicular access.
•
Full compliment of mixed density, mixed income
housing.
•
Commercial development, including a sports complex,
developed with private funding to the maximum extent
possible.
•
Encourage preservation, restoration, and/or integration
of historic of significant structures within or adjacent to
the redevelopment area.
•
Conserve existing residential neighborhoods north of
Van Buren Street.
Redevelopment Objectives
•
Update space needs projections for State, County, and
City government, in five year Increments, to the year
2010, and relate them to a development program in the
Mall.
•
Determine the future role of the federal government in
the Governmental Mall area.
•
Continually update existing circulation system, and
develop a short and long term circulation plan.
•
Determine areas for location of nil levels of government.
•
Develop over-all urban design concepts:
»
Stare Capitol -central focus.
»
Pedestrian plan and environment
»
Common landscape themes/street furniture.
»
Integration of transit facilities.
»
Building massing and materials plan.
»
Integration of historical buildings and character
•
Address-spatial needs and impact of the proposed
sports complex.
•
Develop implementation .and funding programs.
•
Develop a relocation plan for inappropriate uses.
•
Conduct a historic survey to identify sensitive sites or
structures and adopt a program for integrating them into
future developments.
Planning Criteria & Development Standards
•
Site Plan Review
•
Applicable city zoning and building standards.
•
Landscaping to provide for pedestrian movement and
activity.
•
Ameliorate extreme climatic conditions and encourage
energy conservation.
•
Ameliorate negative environmental conditions.
Redevelopment Techniques
•
Modify circulation to create one-way roads (Washington
and Jefferson Streets, terminate Grand Avenue
expressway at Fillmore and 10th Street, Create direct
connection along 10th Street from proposed stadium to
Grand Avenue Expressway. Close 17th Avenue between
Washington and Adams Street. Possible two-way
transportation corridor along Harrison (should RR tracks
be eliminated).
•
Bus Service along Van Buren, Washington, Jefferson,
19th and 17th Avenues.
Ch. 4 Appendices | Existing RDA Plan Summary | 157
Government Mall RDA
Downtown RDA
1992
2022 TODAY
RDA Current Conditions
Since adoption of the Redevelopment Plan, new government buildings
have been constructed along Washington and Jefferson Streets. Social
service provider facilities have been constructed including the Phoenix
Rescue Mission Changing Lives Center along 15th Avenue south of Polk
Street and the Central Arizona Shelter Human Services Campus around
Jackson and 11th Avenues. New residential development includes the
ReNue Downtown Apartments, infill development and redeveloped
residential single family homes north of Van Buren Street, and some
vacant lots due to demolition of existing buildings at the east end of
the RDA south of Jefferson Street.
Land Use
Density/Allowable Uses
Public/Quasi-
Public
State, County, City offices and
proposed sports complex.
Residential
Single-family residential to
remain (regardless of R1-
RI zoning. HIgher densities
appropriate along abutting
major streets.
Mixed Use
(Residential/
Office)
Carefully controlled commerical
activities compatible with
existing residential uses.
Retail /
Support
Services
Retail to support residential
and public uses.
Private Office
Privately developed office
buildings that would benefit
from proximity to Government
uses.
Industrial
Industrial development
sensitive to the office and
residential character of the
area.
Then & Now...
ADOPTED: APRIL 1ST, 1987
UPDATES: NONE
| Downtown Redevelopment Area Plan
158 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
HOPE VI SPECIAL
REDEVELOPMENT PLAN
Redevelopment Goals & Objectives
•
Eliminate and prevent the re-occurrence of substandard,
deteriorating and obsolete buildings and environmental
deficiencies which act as a disincentive for private
reinvestment.
•
Promote assemblage of land into functional parcels for
redevelopment compatible with proposed land uses.
•
Support quality infill housing.
•
Promote compatible land uses with and around the
RDA including providing functional circulation systems
which minimize conflict amount different transportation
modes; preserving quality housing, enhancing sense
of community within RDA and Central City South
neighborhood, ensure stability and protection of
surrounding residential areas are improved by projects
within the RDA.
Redevelopment Techniques
•
Continuing Planning.
•
Technical Assistance and Counseling,
•
Provide public service consistent with that provided
elsewhere in the City.
•
Prepare land for redevelopment using land acquisition,
clearance and preparation for development, land
disposition,entering into contracts to regulate the
development of land, land subdivision.
•
Rehabilitation of structures.
•
Relocation.
•
Removal or installation of public facilities or
improvements.
Planning Criteria & Development Standards
•
None identified.
Ch. 4 Appendices | Existing RDA Plan Summary | 159
Hope VI Special RDA
Downtown RDA
2022 TODAY
RDA Current Conditions
Since adoption of the redevelopment plan, a strip center on 7th Ave. and
Buckeye and new housing has been developed.
1992
Land Use
Density/Allowable Uses
Residential
3.5 to 5
dwelling units
per acre
This density range
accommodates traditional
lot residential product types
and cluster developments
that typically might be
found in the R-2 zoning
district, (up to ten DU/acre).
Residential
10 to 15
dwelling units
per acre
higher density attached
housing, multifamily
condos or apartment
type residential. Single-
family and lower density
development would also be
permitted if less than ten
acres.
Commercial
Neighborhood supported
retail and service activity.
Public/Quasi
Public
Dunbar Elementary School
property.
Open Space
Then & Now...
ADOPTED: FEBRUARY 19TH, 2003
UPDATES: NONE
| Downtown Redevelopment Area Plan
160 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
CENTRAL CITY SOUTH
AREA PLAN
Plan Goals
•
Quality housing in attractive, well served neighborhoods:
•
Central City South area will have a clean, healthy and safe environment, free of
crime and vehicular hazards.
•
Central City South should be an attractive area in which to locate new
businesses and in which a trained work force will want to live and work.
•
Neighborhoods should be protected from the adverse impacts of incompatible
land uses.
Plan Objectives (Strategies)
Quality Housing in Well Served Neighborhoods:
•
Complete the Matthew Henson Hope VI Project on schedule. The revitalization
program will remove 372 of existing, obsolete public housing units on the
Matthew Henson site and redevelop it with 469 new family and senior housing
units, a youth center, a community resource center, and recreational space and
community gardens. An additional 142 units, including for sale single-family
homes, will be constructed within the larger project area as the final phase of
development.
•
Promote private sector development of new single-family, owner-occupied
housing homes on vacant lots. readily view any persons or activity taking
place on their streets. Many of the homes built by investors are not owner-
occupied. Increasing single-family ownership housing would improve
neighborhood stability in the community.
•
Rehabilitate existing housing that is economically feasible to improve.
•
Encourage mixed use development around Progress Plaza (south west corner
of 7th Avenue and Buckeye Road) and, Grant Park (southwest corner of 2nd
Avenue and Grant Street).
•
Promote cultural identity and preserve historic character. Properties of historic
interest should be preserved, where feasible, and protected from incompatible
developments.
•
Protect and preserve neighborhoods by eliminating blight and illegal uses,
improving property maintenance and screening incompatible land uses.
•
Support the development of neighborhood retail service activity, including a
possible new shopping center anchored by a grocery store.
Clean, healthy and safe environment, free of crime and vehicular hazards:
•
Protect residents from environmental hazards and pollution.
•
Reduce crime rates and alleviate the perception of crime in the area.
•
Reduce cut-through truck traffic.
•
Improve pedestrian safety and street appearance.
Attractive area in which to locate new businesses and in which a trained work
force will want to live and work
•
Increase the range of jobs and employment opportunities for local residents.
•
Link the community to the investment, business, cultural, recreational,
entertainment and employment opportunities found in the Rio Salado,
Downtown and Capitol Mall areas.
Neighborhoods should be protected from the adverse impacts of incompatible
land uses.
•
Support the transition of industrial activity and open land uses to uses that are
compatible with nearby residential neighborhoods.
ADOPTED: JUNE 2ND, 2004
UPDATES: NONE
Ch. 4 Appendices | Existing RDA Plan Summary | 161
2022 TODAY
2004
Special Redevelopment Area
Downtown RDA
Planning Criteria & Development
Standards
•
Central City South Interim Overlay
District (Section 656 Phx. Municipal
Code). Requires special permits for
homeless shelters, open outdoor
primary uses and used car sales.
Prohibits slaughterhouses, solid
waste facilities, billboards and junk,
wrecking and salvage yards. Use
permit required for day labor hiring
and associated transportation centers,
pawn shops and tattoo shops.
•
Also imposes Commerce Park/
General Commerce Park development
standards on all A-1 and A-2
(industrial) development.
•
New developments on less than
10 acres subject to administrative
review by Planning and Development
Department.
•
All new homes (no exceptions) subject
to single family design review (Section
507 Tab A, II) and new one and two
unit per lot residential development
also subject to the following:
»
All driveways and parking spaces
shall be hard surface.
»
Each dwelling unit shall have at
least one covered parking space
located in a garage or under a
carport. The design of the covered
parking shall be substantially
similar with regard to texture,
color and material to that of the
housing.
»
The front yard open space of a
two unit per lot development shall
be landscaped and separated
from the driveway and parking
areas by a three foot wall, fence,
or physical barrier.
»
Unless all Zoning Ordinance
required parking is provided along
an alley, a contiguous one-half
of the area between the rear lot
line and the setback line shall be
landscaped and separated from
the driveway and parking areas by
a physical barrier such as a three
foot wall or fence.
»
Where two detached units are
placed on a single lot, a notice
that the lots are not to be split
without prior City approval shall
be recorded prior to issuance of
building permits and the recorded
document noted on the submitted
site plan. (Ord. No. G-4453, 2002;
Ord. No. G-4516, 2003)
Then & Now...
Central City South Area
| Downtown Redevelopment Area Plan
162 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
Plan Action
Status
1.
South Area Plan and the proposed General Plan Land Use Map amendments approved
Complete
2. Hope VI Matthew Henson Revitalization Program: Complete construction of the approved development
plan and continue supporting efforts such as community and economic development programs
Complete &
Ongoing
3. Housing Development: Provide assistance to infill housing developments and complete a HUD-funds
environmental assessment to determine, due to issue of noise, where those funds are eligible to be
used.
4. Improve Existing Housing: Target neighborhoods in which to provide assistance to rehabilitate and
preserve housing.
5. Mixed Use Areas: Work with property owners, investors and developers to achieve mixed use
development in two targeted areas:
6. 7th Avenue and Buckeye Road
7.
2nd Avenue and Grant Street
Shopping
Center at SWC
of 7th Ave. &
Buckeye, 2nd
and Grant now
APS utilities.
8. Eliminate Blight: Identify blighted properties and work to eliminate that blight.
9. Stronger Code Enforcement: Establish community code enforcement strategies, with particular
emphasis on:
»
Inoperable vehicles
»
Junk, litter and debris
»
Open and vacant buildings and structures
»
Outside storage
10. CIP Bond Program: Develop and prioritize a list of capital projects that will support revitalization
activities and seek funding through the next city Bond Program.
11. Brownfields Program Funding: Secure additional funds for the Brownfields Program to encourage
investment in the redevelopment of brownfields.
12. Elevated Freeway: Work with ADOT to construct noise and screen walls along the elevated portion of
the I-17 Freeway.
Complete
13. Neighborhood Policing: Promote Block Watch groups and neighborhood awareness of the Police
Department’s Community Action Officers in the community.
14. Alley Improvements: Work with Public Works and Police departments to transition all alley trash pick
up to curb side service.
15. Street Lighting: Identify the need and install additional lighting in areas needing better visibility.
16. Sidewalk Improvements: Complete the construction of sidewalks in all residential areas of Central City
South.
Not Complete
17. Neighborhood Traffic Mitigation: Work with neighborhoods to address needed local street traffic
mitigation.
Not Complete
18. Arterial Street Retrofit: Retrofit Buckeye Road, Central and 7th avenues with landscape and pedestrian
improvements.
Not Complete
19. Bus Stop Improvements: Identify and complete improvements to make bus stops more comfortable for
passengers.
Not Complete
20. Assistance for Businesses: Provide financial, technical and workforce development assistance to
existing and new businesses, particularly those that provide services to area residents.
21. Education and Training: In partnership with the community, help area residents to obtain education
and training that would enable them to get well paying jobs.
22. Marketing Program: Develop a marketing program to attract businesses, jobs and residents to the area.
23. Central City South Interim Overlay District: Monitor compliance with provisions of the Central City
South Interim Overlay District and update the overlay district to implement plan objectives.
Complete and
ongoing
24. Screening of Non-Conforming Land Uses: Develop funding strategies to provide screening between
non-compatible land uses.
Not Complete
Ch. 4 Appendices | Existing RDA Plan Summary | 163
LAND USE
DENSITY l ALLOWABLE USES
3.5 to 5 du/acre
10-15 du/Acre
Higher density attached townhoues, condos, or apartments. This use located over the Residential
3.5-5 and a portion of the Commercial along 17th Avenue north of Buckeye
Road contains the city’s A.L. Krohn housing project and supports residential restoration of existing
motor courts
Mixed Use (MU) Promotes a mixture of residential products, neighborhood and destination commercial uses and
activities supportive of area residents and businesses. Development shall be walkable and transit
friendly and may be at a higher intensity of use than the surrounding area. Community interest in
developing mixed use residential and Mercado-type retail around Grant Park.
Mixed Use - Hospital
Related
Public/Quasi Public
and Commercial
Striped
Due to access to Phoenix Memorial Hospital may be assembled and redeveloped for medical
related activity. The Enterprise Academy and Tertulia Elementary School are charter schools and
developed for public use.
Commercial At 19th Avenue and Buckeye Road support a traditional shopping center with a major grocery
store.
Commerce/Business
Park
Includes industrial areas. Areas with incompatible land uses be phased out and hazardous
industrial activity and open land uses be transitioned from residential areas.
Parks/Open Space -
Publicly Owned
Mixed Use Tansition
Commerce Business
park to 10-15 du/acre
Likely to redevelop with residential as market conditions change over the years.
Transportation
I-17 Corridor
| Downtown Redevelopment Area Plan
164 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
EASTLAKEGARFIELD
REINVENT PHX T.O.D PLAN
Plan Theme
•
Strong Local Economy: Eastlake-Garfield is a hub of locally-grown businesses,
•
Housing Affordability for all Residents: diverse housing options welcome
residents of varying
•
Walkable Neighborhoods: Investments in shade trees, vegetation and sustainable
construction materials, have cooled temperatures, and a diverse mix of land uses,
and networks of transportation options make Eastlake-Garfield walkable and
bikeable.
Eastlake Park Plan Themes:
•
Walkable Neighborhoods and Quality Open Spaces: Narrowed traffic lanes on
Washington and Jefferson Streets have created safer conditions for pedestrians
and cyclists; Eastlake Park continues to provide safe, easy access to open space
for active recreation and sports (Walkscore > 90)
•
Strong Local Businesses and Low Cost of Living: local businesses in mixed-use
buildings, residents can meet most of their shopping needs in the neighborhood
•
Housing Affordability for All Residents: Live-work units occupy some 3 to 5 story
mixed-use buildings along Washington and Jefferson Streets, as well as historical
buildings that save resources and celebrate the community’s past. Together, the
older and newer buildings provide centrally located housing and workspaces for
local artists, sculptors, furniture makers, and restaurant owners, among others.
Plan Vision
•
A sustainable community centered around the light rail comprised of existing
residents, church members and those seeking a more pedestrian-oriented urban
lifestyle.
•
A community offering a variety of housing options including single family, multi-
family, infill, live-work units, assisted living, senior housing and affordable
housing.
•
The spiritual center of the African American community with numerous churches
that serve the entire metro area.
•
A community with a rich cultural heritage that is recognized through the
rehabilitation of historic homes and properties, historical entry markers and
interpretive signage.
•
A destination for locals and a point of interest for national travelers with unique
community-based businesses such as co-working spaces, grocery stores,
pharmacies, eateries and entertainment venues.
•
A community with the beautifully renovated Eastlake Park as its focal point,
hosting a farmers’ market and historic walking tours on Sundays, the annual
Juneteenth Celebration and regular concert performances at the historic band
shell.
•
A resurgence of a neighborhood that could be used as a model that could be
replicated across the country.
Planning Criteria & Development Standards
Includes the following Investment Priorities:
•
Eastlake, Edison and Verde Parks and small plazas and squares around which
neighborhood oriented businesses can cluster.
•
Van Buren, Jefferson and 13th Street are complete Streets.
•
New light rail station at 16th Street and 12th street priority transit hubs.
•
16th Street, Van Buren Street, Roosevel Street transit route priorities.
ADOPTED: MAY 27TH, 2015
UPDATES: NONE
Ch. 4 Appendices | Existing RDA Plan Summary | 165
2022 TODAY
2015
Plan Strategies
1.
Adopt a Best Practice Form Based
Code
2. Improve Predictability and
Transparency in the Development
Review Process
3. Create Standard Plans
4. Facilitate Walkable Urban
Demonstration Projects
5. Develop an Innovative Infrastructure
Financing Tool
6. Construct Innovative Housing
Demonstration Projects
7.
Coordinate Affordable Housing
Programs with the Conceptual Master
Plan
8. Encourage Live-Work and Accessory
Dwelling Units
9. Enhance the Efficiency and Quality of
Existing Housing
10. Revitalize Unique and Historic
Commercial Buildings
11. Transform Public Schools into
Neighborhood Opportunity Hubs
12. Develop an Eastlake-Garfield Hiring
and Purchasing Program
13. Develop an Eastlake-Garfield Hiring
and Purchasing Program
14. Grow the Number of Jobs in Key
Eastlake-Garfield Industries
15. Develop a Healthy Corner Store
Program
16. Develop Residents’ Skills in Key
Eastlake-Garfield Industries
17. Encourage Community-Based
Healthy Food Sources
18. Enhance Existing Recreation Facilities
19. Provide Community Health Resources
at Neighborhood Schools
20. Improve Safety in Public Spaces
21. Adopt Best Practice Complete Street
and Subdivision Standards
22. Coordinate Transportation Programs
with the Conceptual Master Plan
23. Provide District Parking Services
24. Develop Best Practice Green
Standards
25. Encourage Green Demonstration
Projects
26. Support the Development of District
Clean Energy System
27. Provide District Stormwater
Management Services
Eastlake Garfield Area
Downtown RDA
Then & Now...
Eastlake Garfield Area
| Downtown Redevelopment Area Plan
166 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
1.
Hold a property owner forum on the Walkable Urban
Code and the Infill Development Area.
2. Use the Conceptual Master Plan as a guide when
rezoning to the Walkable Urban Code.
3. Expand Infill Development Area to rezoned properties.
4. Study potential Fire Code violations between heavy
industrial and residential uses and residential uses south
of Jackson Street to include the Union Pacific railway
line and the Co-op. The city should report back to the
Eastlake Park Neighborhood Association (ELPNA)
with a list of businesses in the area, types of materials
stored, and recommendations on ways of buffering
the community from potential hazards. Ensure that the
mandatory emergency document (MSDS-Materials Data
Safety Sheets) for proper chemical disposal of hazardous
waste are on site and readily available for the Phoenix
Fire Department.
5. Research the process for developing airport owned
properties as residential uses.
6. Provide for sale transit passes at neighborhood churches,
the Helen K. Mason Performing Arts Center (Black
Theatre Troupe) and other destinations.
7.
Identify code violations and issue notices to property
owners.
8. Add Eastlake Park Neighborhood Association
Chairperson to city systems to be notified about all
requests for rezoning, zoning adjustments (Use Permits/
Variances), PHO hearings, DRC appeals, technical
appeals, abandonments, and all site plan preliminary
review meetings.
9. Encourage Steering Committee to monitor all zoning
hearings.
10. Create a fact sheet and procedural guide on establishing
Improvement Districts.
11. Hold a property owner workshop on Improvement
Districts as a potential tool for financing enhanced
infrastructure and services, including a light rail station at
16th Street.
12. Complete 3 beautification projects, such as murals,
colorful building repainting and tree planting.
13. Complete a Water / Sewer infrastructure needs
assessment.
14. Create marketing materials for development areas in
partnership with property owners.
15. Provide EPNA Chairperson contact information to the
Aviation Department and request that they be notified
of any public meetings involving the Sky Harbor Airport
Land Use Study and that they be provided with a copy
of the final report. City will provide Steering Committee
with all relevant information regarding Aviation-owned
properties within the Eastlake Park neighborhood
boundaries.
16. Provide Master developer services to accelerate Plan
implementation. Funding to be provided through grants,
improvement districts, and other mechanisms.
17. Present Public Transit Recommendations to the
Committee on the Future of Phoenix Transportation.
18. Complete a study on the most efficient methods for
increasing bus service on 16th Street. Consider local bus
routes and urban circulators.
19. Organize a coalition to support public transit service
on 16th Street, including neighborhood associations,
property owners, St. Luke’s Medical Center, Ranch Market
and Maricopa Public Health.
20. Identify a City of Phoenix owned property that could
provide an interim use as a public parking lot for
surrounding development, in compliance with the zoning
ordinance.
21. Add creative wayfinding signage at the 12th Street light
rail station.
22. Provide for sale transit passes at Ranch Market and
Maricopa Public Health.
23. SKIP
24. Provide Steering Committee and Eastlake Park
Neighborhood Association contact information to ADOT
and request that they be notified of any public meetings
involving the passenger rail plan along the Union Pacific
Rail Line.
25. Utilize Complete Streets Program on all newly
constructed or retrofitted streets, especially 12th and
16th streets.
26. Identify a multi-family housing investment within the
area to include within the Consolidated Plan.
27. Engage Arizona State University on a plan for student
housing appropriate for the Eastlake Park neighborhood.
Plan.
28. Hold a forum with faith based institutions to develop a
strategy to increase the supply of high quality affordable
housing and affordable day care services.
29. Develop a Mixed Income housing demonstration project
on Madison Street.
30. Develop a “Phoenix Donut” mid rise housing
demonstration project.
31. Develop four Mixed Use housing demonstration projects
on Washington St. and Jefferson
32. Hold a capacity building forum on Community
Development Corporations and identify a lead non-profit
to focus on affordable housing in the Eastlake Park
neighborhood.
33. Engage Arizona Department of Environmental Quality
and Environmental Protection Agency on indoor air
quality measurement and vapor intrusion mitigation
assistance.
34. Partner with non-profit organizations and businesses to
renovate or rehabilitate a minimum of 3 single-family
houses.
35. Pursue Choice Neighborhoods Program to redevelop
public housing at 10th Street and Monroe Street and at
18th Street and Adams Street.
36. Continue block watch and provide patrols at least 3
evenings per week.
37. Write a grant application for a community-based
food source, such as the United States Department
of Agriculture Community Food Projects Competitive
Grants Program.
Eastlake Park-Specific Actions
Ch. 4 Appendices | Existing RDA Plan Summary | 167
Jefferson Street
Jackson Street
Washington Street
Van Buren Street
Monroe Street
Adams Street
12th Street
13th Street
14th Street
15th Street
9th Street
11th Street
16th Street
1
3
4
5
6
7
8
9
10
2
/HJHQG
1. West-bound light rail stop
2. East-bound light rail stop
3. Shaw Elementary School
4. Eastlake Park
5. Fire Department
6. Proposed new mixed-use development
7. Proposed public produce market
8. Proposed higher density residential redevelopment
with new connecting N/S spine
9. East Madison Street redevelopment with connection
to Eastlake Park
10. Proposed Choice Neighborhoods redevelopment at
Sidney P. Osborn public housing
Annotated Master Plan
N
38. Provide a stop for the Fresh Express mobile grocery.
39. Identify corporate sponsors or other method for providing
resources to replace street lights with LED bulbs.
40. Evaluate the need for high visibility crosswalks at 12th and
Washington Streets and Jefferson and 14th Streets and
Washington and Jefferson Streets and install where needed.
41. Pursue partnerships with Banner Health, Maricopa
County Public Health, St. Luke’s Medical Center and other
organizations on providing additional free health screenings,
referrals, and other preventative healthcare at Shaw
Elementary.
42. Evaluate and modify utility spacing standards to allow planting
of shade trees that grow to full size.
43. Research modifications to stormwater regulations to allow on-
site retention to be provided within adjacent right of way.
44. Research methods to eliminate the need for a revocable
permit for shade structures in the right of way or identify ways
to streamline revocable permits.
45. Hold a community tree planting event.
46. Provide an overview of Government Property Lease Excise
Tax (GPLET) and impacts as related to possible expansion
of Central Business District to Steering Committee and hold
forums with affected neighborhoods.
47. Sponsor an Adopt a Street for Jefferson Street.
48. Identify City owned properties appropriate to develop and
rezone to the Walkable Urban Code.
49. Identify and issue Requests For Proposals for City-owned
properties that are appropriate to develop. Invite the Eastlake-
Garfield Steering Committee Chair, EPNA Chairperson or
designee, to serve on the selection panel.
50. Renovate one church.
51. Write a grant for enhanced school enrichment activities and
community improvement projects at Shaw Elementary.
52. Pursue partnerships with banks, credit unions and non-profits
on financial education classes for parents at Shaw Elementary,
Eastlake Park Community Center, or other institution.
53. Organize 3 neighborhood clean ups.
54. Engage small business incubators on methods for increasing
access to entrepreneurship services for District residents.
55. Complete 10 community events at Eastlake Park Community
Center, such as education tax credit drives, tax return
assistance, and voter registration drives.
56. Pursue partnerships with District employers to provide
information about jobs, internships, and apprenticeships at
Eastlake Park Community Center.
57. Pursue partnerships with workforce development agencies
to provide information about training opportunities, resume
writing and interview classes at Eastlake Park Community
Center.
58. Write a federal grant to improve economic conditions,
including the Promise Zone program.
59. Pursue partnerships to provide Shaw Elementary students
with free access to three educational destinations including
the Phoenix Children’s Museum, and the Arizona Science
Center.
60. Hold a forum with the Eastlake-Garfield Steering Committee,
EPNA Chairperson, Downtown Phoenix Inc. and Discovery
Triangle on ideas for mutually beneficial partnerships.
| Downtown Redevelopment Area Plan
168 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
SOUTH CENTRAL
TOD COMMUNITY PLAN
North Area Vision
•
New pathways for building individual and community wealth
•
Protection and celebration of historical elements and stories
•
Convenient, equitable, individual and community access to free choice in
regards to fresh food – such as urban agriculture, the City’s Local Food System
program, neighborhood grocery, permanent restaurants and mobile services •
Enhanced recreation and entertainment options – affordable to local residents
•
Enhanced existing parks with more amenities, shade, and access by connected
green, shaded, lighted, safe paths within the neighborhoods
•
Infill of vacant lots with diverse housing options appropriate to existing
neighborhoods and blend the new with the old (affordable, mixed income
housing)
•
Parking solutions that balance business and sports needs with residential
neighborhood quality of life.
Community Identified and Targeted Investments
•
Lincoln Stop: Mixed-use transit stop. Safety improvements, bike and
pedestrian improvements, and greening of the corridor for shade and comfort.
Central Avenue – pedestrian enhancement for safety and comfort, wider
sidewalk, shading – natural and man-made. • Enhanced bus stops.
•
West Lincoln Corridor Mixed-use neighborhood. Improved walkability –
complete sidewalk network and shading. Lincoln Street Improvements – safety
improvements, bike and pedestrian improvements, and greening of the
corridor for shade and comfort. • New green space to support residents.
•
East Lincoln Corridor Employment Neighborhood. Walkability – enhance
street network for better pedestrian connections. Lincoln Street Improvements
– safety improvements, bike and pedestrian improvements, and greening of
the corridor for shade and comfort.
•
North Neighborhoods. Improvement to Buckeye and 3rd Avenue/Street for
improved pedestrian, biking safety and connectivity. Improvement of existing
parks and green spaces to support development and neighborhoods. – active
uses, community gardens space, open/green space and public art.
ADOPTED: MARCH 3RD, 2022
UPDATES: NONE
Ch. 4 Appendices | Existing RDA Plan Summary | 169
| Downtown Redevelopment Area Plan
170 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
PHOENIX LAND REUSE
STRATEGY PHASE II
Strategic Framework
•
Spark Areas are mid- to long-term actions that will happen on three large
contiguous developable sites. These areas will act as development catalysts
triggering economic growth and revitalization in the area.
•
Blocks are contiguous noise land parcels, potentially with adjacent alley
abandonments and private property acquisition totaling one acre or more in
size. These small development areas offer new uses built to a size and
character that complement the neighborhood. They will take place in mid- to
long-term actions depending on the local market conditions.
•
Quick Hits are interim lot uses or programming that offer the highest
potential to deliver community benefits in the near term, while also putting
underutilized noise land parcels to better use. These actions will improve
neighborhoods, stimulate economic development, and help realize the
proposed Cultural Corridor.
Spark Areas
•
SPARK AREA 1 - EASTLAKE: A mixed-use transit village with affordable
residential and complementary amenities.
•
SPARK AREA 2 - EL CAMPITO: A hub of innovation that celebrates phoenix’s
history and provides jobs, entertainment and training.
•
SPARK AREA - BARRIOS UNIDOS: a mixed-use business campus augmented
by transportation corridor & community sports park.
ADOPTED: NOVEMBER 2017
UPDATES: NONE
Ch. 4 Appendices | Existing RDA Plan Summary | 171
| Downtown Redevelopment Area Plan
172 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
PHOENIX URBAN FORM
VILLAGE CHARACTER PLAN
PLAN FOCUS: THE CONNECTED OASIS “THE BIG
IDEA”
The primary layers of the Connected Oasis are:
•
Green Streets – Streets with shaded sidewalks -
natural or structural - and other pedestrian amenities
that provide a comfortable and attractive pedestrian
environment.
•
The goal for Downtown is to make every street a “Green
Street.”
•
Publicly-Owned Public Spaces Public parks, plazas, and
courtyards owned and maintained by a government
agency. They provide visual amenities, recreation areas,
(including off-leash dog parks) and community event
locations for residents, workers, and visitors.
•
Privately-Owned Public Spaces – Plazas and courtyards
at a building entrance. They provide places where people
can take a break, meet someone for lunch, or gather to
socialize.
•
Privately-Owned Private Space - Open space provided
for occupants and/or residents of a building but not
accessible to the general public
•
Enhanced Pedestrian Corridors – Pedestrian corridors
that link major destinations and should be enhanced
with streetscape improvements such as benches, lights,
signage, shade and pedestrian amenities.
•
Pedestrian Intensive Area and Centers – Throughout
Downtown there will be active areas that will experience
a higher level of pedestrian activity. These areas will
require the incorporation of more pedestrian amenities
and the inclusion of intense street level activities within
the building adjacent to the active area.
•
Pedestrian Connectors - Pedestrian connectors located
at a smaller scale than the standard street grid that
provide more direct routes and are enhanced with street
trees, lighting, special paving, and other pedestrian
amenities.
•
The major components of the Connected Oasis include:
•
Urban Exercise Amenities - Pedestrian corridors that
provide opportunities for walking, jogging and other
urban recreation activities and encourage residents,
employees, and visitors to be physically active.
•
Streetscape improvements - It is critical that the
pedestrian environment be enhanced to provide a more
comfortable environment, but it also must provide for a
sense of safety. An important contribution to the sense
of safety is lighting. Lighting can be used to enhance
safety while at the same time being used to enhance the
appearance of Downtown.
•
Public Art - Public art will be integrated into all
components of the Connected Oasis and will be both
traditional and non-traditional art.
•
Water Elements - Water fountains, drinking fountains,
and other elements integrated into public spaces
to contribute to a more comfortable pedestrian
environment while raising awareness about the history
and importance of water in the Phoenix region.
•
Events and Programming - While not a physical element
of the Connected Oasis, events are a critical component
of the Connected Oasis experience that adds activity and
excitement to the urban environment.
Ch. 4 Appendices | Existing RDA Plan Summary | 173
ADOPTED: FEBRUARY 2ND, 2008
UPDATES: NONE
| Downtown Redevelopment Area Plan
174 |
| Adopted Redevelopment Area and other Relevant Plan Summaries
Appendix A |
CENTRAL CITY
VILLAGE CHARACTER PLAN
Village Goals
•
Diversify rail options
•
Preserve historic neighborhoods
•
Expand bicycle and pedestrian
connectivity
•
Increase affordable housing options
•
Reduce superblock developments
•
Encourage adaptive reuse of
buildings
Land Use Principles
•
Communities should consist of
a mix of land uses to provide
housing, shopping, dining and
recreational options for residents.
•
Locate neighborhood retail to be
easily accessible to neighborhoods.
•
Continue to provide adjacent park/
school facilities that are highly
effective in meeting the overall
educational and recreational
needs of the community, while not
limiting park access to the general
public while school is in session
•
Encourage properties and
neighborhoods planned for
residential use to continue as
residential uses rather than being
assembled for nonresidential
development.
•
New development and expansion
or redevelopment of existing
development in or near residential
areas should be compatible with
existing uses and consistent with
adopted plans.
APPENDIX ^1:
Prior RDA Plan Goals
#
#
Last Revised: 6/15/22
APPENDIX B:
PRIOR
REDEVELOPMENT
AREA PLAN GOALS &
STRATEGIES
PRELIMINARY ANALYSIS OF GOALS & STRATEGIES INCLUDED
IN OTHER ADOPTED REDEVELOPMENT PLANS WITHIN THE
DOWNTOWN RDA
| Downtown Redevelopment Area Plan
176 |
| Prior Redevelopment Area Plan Goals & Strategies
Appendix B |
Prevent Unwanted Uses
Encourage Wanted Uses
Optimize Land Assemblage
Stabilize and Preserve
Neighborhood Assets
Design Health & Safety
Environments
Support Job & Employment
Opportunities
GOAL 1: Promote compatible land uses with and around the RDA
including providing functional circulation systems which minimize conflict
amount different transportation modes; preserving quality housing,
enhancing sense of community within RDA and Central City South
neighborhood, ensure stability and protection of surrounding residential
areas are improved by projects within the RDA.
✓
✓
✓
7BE
RDA
Ensure that the stability and protection of the surrounding residential
areas is not affected by future projects in the 7th Street and Buckeye
Road Redevelopment Area.
✓
✓
Prevent the re-occurrence of blight conditions in the redevelopment
area.
✓
SC RDA
Prevent the re-occurrence of blight and blighting conditions.
✓
HVI
RDA
Promote compatible land uses with and around the RDA including
providing functional circulation systems which minimize conflict
amount different transportation modes; preserving quality housing,
enhancing sense of community within RDA and Central City South
neighborhood, ensure stability and protection of surrounding
residential areas are improved by projects within the RDA.
✓
✓
✓
✓
GOAL 2: Retain, Support and Stabilize Existing Community Organizations,
Businesses and Residents
✓
✓
✓
BTW
RDA
Provide new housing and business locations in the neighborhood for
residents and businesses wishing to remain, before the buildings they
are presently occupying are removed.
✓
✓
✓
✓
EL RDA
Preserve the existing housing and character where feasible, and
encourage relocation and infill of homes where appropriate.
✓
✓
✓
✓
RDA GOAL: Encourage a variety of services and retail establishments
to locate within the Redevelopment Area.
✓
✓
✓
✓
NEIGHBORHOOD PLAN GOAL: Stabilize and retain existing business
and organizations to encourage the preservation and enrichment of
the physical and cultural traditions of the neighborhood.
✓
✓
✓
✓
✓
GM RDA
Conserve existing residential neighborhoods north of Van Buren
Street.
✓
✓
✓
✓
Preliminary Analysis of Redevelopment Area Plan Goals
PLAN REFERENCE
BTW RDA- BOOKER T WASHINGTON RDA
EL RDA- EAST LAKE REDEVELOPMENT PLAN
SC RDA- SPECIAL REDEVELOPMENT AREA
7BE RDA- SEVENTH STREET & BUCKEYE ROAD REDEVELOPMENT PLAN
DT RDA- DOWNTOWN REDEVELOPMENT PLAN
HVI RDA- HOPE VI SPECIAL REDEVELOPMENT PLAN
GM RDA- GOVERNMENT MALL REDEVELOPMENT PLAN
Goal Themes
Ch. 4 Appendices | Prior RDA Plan Goals | 177
Prevent Unwanted Uses
Encourage Wanted Uses
Optimize Land Assemblage
Stabilize and Preserve
Neighborhood Assets
Design Health & Safety
Environments
Support Job & Employment
Opportunities
GOAL 3: Encourage the location of a range of employment types within
the RDA and recognize new forms of office and retail developments
✓
✓
✓
✓
EL RDA
RDA GOAL: Increase and improve the quality and accessibility of job
opportunities for the residents of the Eastlake Park area.
✓
✓
✓
✓
NEIGHBORHOOD PLAN GOAL: Develop and increase educational and
employment opportunities, health services and cultural/recreational
facilities.
✓
✓
✓
✓
DT RDA
Assure the provision of public services and facilities adequate to
meet the needs of the downtown area and to meet certain additional
needs of the city and region.
✓
✓
✓
✓
GOAL 4: Establish high standards for design that contribute to the desired
character of the downtown and the individual neighborhoods within it
✓
✓
✓
✓
7BE
RDA
Enhance the sense of community and neighborhood within the
Central City Village to increase the area’s attractiveness as a place to
live, work and play.
✓
✓
✓
✓
✓
BTW
RDA
Establishing a high level of urban design through technical assistance.
✓
✓
✓
EL RDA
Encourage and promote an upgraded visual image of the area that
will benefit the residents and visitors.
✓
✓
✓
✓
GOAL 5: Assemble Land When Necessary for Desired Redevelopment
✓
BTW
RDA
Remove impediments to land development through land assembly,
improved streets and public utilties.
✓
✓
7BE
RDA
Assemble land into functional parcels compatible with the proposed
land uses.
✓
✓
✓
✓
✓
DT RDA
Provide for the orderly physical and economic growth of the
downtown area. Assemble land into parcels fully compatible with
respect to shape and size for disposition and redevelopment in
accordance with contemporary development needs and standards.
✓
✓
✓
✓
HVI
RDA
Promote assemblage of land into functional parcels for
redevelopment compatible with proposed land uses.
✓
✓
✓
Core Components of Equity
Land Use
Compatibility
Community
& Housing
Health/Safety &
Environmental Design
Economic Vitality &
Diversity
| Downtown Redevelopment Area Plan
178 |
| Prior Redevelopment Area Plan Goals & Strategies
Appendix B |
Prevent Unwanted Uses
Encourage Wanted Uses
Optimize Land Assemblage
Stabilize and Preserve
Neighborhood Assets
Design Health & Safety
Environments
Support Job & Employment
Opportunities
GOAL 6: Create a safe and healthy environment with the RDA and its
individual neighborhoods
✓
✓
BTW
RDA
Creating a safe and stimulating environment for people.
✓
✓
✓
EL RDA
Maximize opportunities to create a safe and pleasing environment
for those who live in, work in, or visit the redevelopment area.
✓
✓
✓
✓
Promote compatible land uses within and around the
Redevelopment Area.
✓
✓
✓
✓
SC RDA
Preserve existing residential stock and character where
feasible and create an environment which will contribute to the
health,safety, welfare and value of the properties within the
Redevelopment Area.
✓
✓
✓
✓
✓
7BE
RDA
Promote compatible land uses within and around the
redevelopment area.
✓
✓
DT RDA
Preserve and create an environment within the project which will
contribute to the health, safety, and general welfare cf the city
and preserve the value of properties to remain within and adacent
to the area.
✓
✓
✓
✓
✓
GOAL 7: Encourage adaptive reuse, reinvestment, and new investment in
housing, businesses and public areas, services, and facilities
✓
✓
✓
✓
✓
EL RDA
Encourage the redevelopment of underutilized, vacant and cleared
properties.
✓
✓
SC RDA
Provide a hospitable and secure environment for private investment
and maximize private investment opportunities.
✓
✓
✓
✓
✓
Encourage the redevelopment of underutilized, vacant and cleared
properties.
✓
✓
✓
HVI
RDA
Eliminate and prevent the re-occurrence of substandard,
deteriorating and obsolete buildings and environmental deficiencies
which act as a disincentive for private reinvestment.
✓
✓
✓
GOAL 8: Encourage the development quality affordable and market
rate housing throughout the Downtown RDA
Summary of RDA Plan Goals (Continued)...
✓
✓
✓
✓
EL RDA
Promote the development and retention of decent, safe and
affordable housing in the area.
✓
✓
✓
Ch. 4 Appendices | Prior RDA Plan Goals | 179
Prevent Unwanted Uses
Encourage Wanted Uses
Optimize Land Assemblage
Stabilize and Preserve
Neighborhood Assets
Design Health & Safety
Environments
Support Job & Employment
Opportunities
DT RDA
Encourage and assist in the provision of an increased supply of good
housing in a suitable living environment.
✓
✓
✓
✓
✓
GOAL 9: Remove buildings and land uses that are incompatible with
planned and desired development and contribute to neighborhood
decline and/or disfunction
✓
✓
✓
✓
EL RDA
Eliminate and discourage future land uses that will degrade or
contribute to the further decline of the Area.
✓
✓
Encourage development which will prevent the reoccurrence of
blighted conditions within the Redevelopment Area.
✓
✓
✓
SC RDA
Remove the most incompatible land uses and the most seriously
deteriorated residential and commercial buildings which detract from
the functional unity, aesthetic appearance, economic vitality and
social welfare of this area of the City.
✓
✓
✓
✓
7BE
RDA
Eliminate substandard, deteriorating and obsolete buildings and
environmental deficiencies which detract from the functional,
aesthetic and economic welfare of the redevelopment area.
✓
✓
✓
✓
DT RDA
Eliminate substandard and obsolescent buildings, blighting
influences, and environmental deficiencies which detract from the
functional unity, aesthetic appearance, and economic welfare of this
important section of the city, and also prevent the recurrence of
blight and blighting conditions.
✓
✓
✓
✓
GOAL 10: Enhance non-motorized and public transit mobility and provide
for adequte motorized circulation
✓
✓
✓
EL RDA
Provide a safe and efficient circulation systems for vehicles, bicycles
and pedestrians.
✓
✓
7BE
RDA
Provide efficient, safe and functional circulation systems which
minimize conflicts between different modes of transportation within
and around the redevelopment area.
✓
✓
✓
DT RDA
Provide safe, efficient and attractive circulation systems which
minimize conflicts between different forms of movement such as
pedestrians, automobiles, transit and service vehicles.
✓
✓
✓
✓
✓
GM RDA
Circulation and parking for ease of pedestrian and vehicular access.
✓
✓
✓
✓
✓
| Downtown Redevelopment Area Plan
180 |
| Prior Redevelopment Area Plan Goals & Strategies
Appendix B |
APPENDIX C:
MARKET ANALYSIS
(HOUSING, RETAIL, &
INDUSTRIAL)
| Downtown Redevelopment Area Plan
182 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
Residential Market Analysis
Market Area
In order to evaluate the RDA housing market, a study area surrounding the RDA boundaries was
identified using zip codes within the central Phoenix Downtown area. Those zip codes include
the following and are represented in the map below. The generalized boundary of the RDA is
also shown.
•
85003
•
85004
•
85006
•
85007
•
85009
•
85034
RDA Residential Market Boundary
Apartment Market
The apartment market within the identified zip codes consists of approximately 14,280 units in
complexes with more than 50 units. The current average rent for those units is $1,617 per month
or $2.14 per square foot. Approximately 75% of all units are in a one-bedroom or two-bedroom
configuration.
RDA
2022 Market Analysis
Ch. 4 Appendices | Market Analysis | 183
The following chart illustrates the growth in the market since 2010, growing from approximately
4,400 units to the current 14,283 units. The overall vacancy rate at the end of 2022 was 16.0%
primarily because of the large number of units that were built in 2021 and 2022. Most of these
projects are still in the lease-up phase. Excluding those units, the vacancy rate is estimated at
5.2%. Rents have increased dramatically over the long term and over the past four years grew at
more than twice the rate of inflation. The cost of construction has been one factor that has
impacted rents along with a shortage of housing units throughout the region.
Type
Units
Avg. SF
Avg. Rent
Rent/SF
Studio
2,619
433
$1,194
$2.76
1-Bedroom
6,634
681
$1,414
$2.08
2-Bedrooms
4,047
976
$1,838
$1.88
3-Bedrooms
784
1,182
$1,635
$1.38
4-Bedrooms
188
1,282
$1,757
$1.37
5-Bedrooms
8
1,702
$1,941
$1.14
Total
14,280
755
$1,617
$2.14
Source: RealData
RDA Apartment Market
2022 Q3
Year
Complexes
Units
Vacancy
Rate
Avg. SF
Avg. Rent
% Change
in Rent
2010
26
4,409
14.0%
751
$688
2015
37
6,009
5.1%
766
$844
22.7%
2018
55
9,391
7.1%
752
$1,043
23.6%
2019
61
10,606
9.0%
749
$1,143
9.5%
2020
66
11,704
11.3%
743
$1,214
6.2%
2021
72
13,249
15.3%
750
$1,536
26.5%
2022 Q3
75
14,283
16.0%
755
$1,617
5.3%
5.2%
Increase in Rent Since 2010
135.1%
Increase in PHX CPI Since 2010
43.6%
Increase in Rent Since 2018
55.1%
Increase in PHX CPI Since 2018
22.9%
Source: RealData
RDA Apartment Market History
Vacancy rate excluding units built
in 2021 & 2022
| Downtown Redevelopment Area Plan
184 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
For comparison purposes, the average monthly rent in Greater Phoenix is $1,600, slightly lower
than that found in the RDA market area. Rents in the region have increased at approximately the
same rate as well. The annual increase in rents, however, made a huge jump during the COVID-
19 pandemic, increasing nearly 30% in one year. Once again, the increase in construction costs
during that time was a major factor (due to supply chain disruptions and labor shortages) as well
as a shortage of housing units relative to Greater Phoenix’s population growth.
Apartments built prior to 1980 in the RDA are still somewhat affordable. However, for complexes
built after 1980, rents increase dramatically. Some of this increase is due to investors purchasing
older complexes, redeveloping them, and then increasing rents. This has forced some renters to
move and search for lower rent units. Of note is how much of the market has been built since
2010. Prior to 2010, the RDA market area had 5,680 units. Since 2010, another 8,600 units have
been built.
Ch. 4 Appendices | Market Analysis | 185
Apartment rents vary by zip code. The lowest rents are found in zip codes 85006 and between
7th Avenue and the Western Edge of the RDA (zip codes 8500785009). The Central Avenue
Corridor, zip codes 85003 and 85004, has the highest rents where most of the new complexes
have been built.
Summary
The apartment market within and surrounding the RDA has undergone significant changes over
the past 20 years. Average rents have increased well beyond the rate of inflation, posing
significant challenges for low and moderate-income households. Much of the new apartment
development has occurred in the northern part of the RDA near Downtown and the Central
Avenue Corridor between 7th Street and 7th Avenue. Little new for-rent residential development
has occurred in the southern part of the RDA, suggesting the need for the City to further
incentivize development south of Jefferson Street. However, rising rents affect the entire
Decade
Average
Yr. Built
Complexes
Units
Vacancy
Rate
Avg. SF
Avg. Rent
Pre-1970
1943
4
1,061
2.0%
613
$936
1970's
1975
6
777
3.6%
592
$859
1980's
1983
4
971
9.2%
566
$1,147
1990's
1997
4
703
3.1%
769
$1,531
2000's
2005
12
2,172
3.0%
841
$1,439
2010's
2016
28
4,498
6.0%
812
$1,760
2020's
2021
17
4,101
43.5%
758
$2,002
Source: RealData
RDA Apartment Market
Year Built as of 2022 Q3
| Downtown Redevelopment Area Plan
186 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
market, regardless of location. Overall, the increase in rents in the RDA has followed the pattern
found throughout the Greater Phoenix area.
Ownership Housing Market
In addition to the growth of the apartment rental market, the RDA has experienced significant
sales of single family homes and condominiums. The sale of new housing units has been modest
in the RDA market area except for those occurring in zip code 85004 (between Central Avenue
and 7th Street) where there has been significant new construction. Sales in zip code 85003
(between Central and 7th Avenues) were strong in 2017 with the development of a few condo
projects. Since then, sales have subsided.
Year
85003
85004
85007
85009
85034
Total
2016
8
93
-
6
-
107
2017
137
137
3
-
-
277
2018
44
134
5
-
-
183
2019
4
113
-
1
-
118
2020
1
142
-
-
-
143
2021
-
112
-
13
-
125
2022
-
87
-
-
-
87
Total
194
818
8
20
-
1,040
% of Total
18.7%
78.7%
0.8%
1.9%
0.0%
Source: RL Brown
Year
85003
85004
85007
85009
85034
Average
2016
$282,231
$464,000
$162,450
$433,500
2017
$455,673
$408,500
$339,552
$431,084
2018
$457,758
$415,000
$346,500
$423,409
2019
$1,011,000
$454,000
$245,000
$471,110
2020
$1,000,000
$403,000
$407,175
2021
$509,500
$363,000
$494,264
2022
$610,000
$610,000
Source: RL Brown
Year
85003
85004
85007
85009
85034
Average
2017
61.5%
-12.0%
-0.6%
2018
0.5%
1.6%
2.0%
-1.8%
2019
120.9%
9.4%
11.3%
2020
-1.1%
-11.2%
-13.6%
2021
26.4%
21.4%
2022
19.7%
23.4%
Source: RL Brown
New Single Family & Condo Sales
New Single Family & Condo Median Sales Price
Percent Change in New Single Family & Condo Median Sales Price
Ch. 4 Appendices | Market Analysis | 187
Because much of the ownership housing in the RDA is condominiums, the price of newly
developed units in the RDA varies from year to year depending on which project is brought to
market. In the last two years, ownership unit prices increased on average by 45%. The average
price of a unit reached above $1 million in zip code 85003 in 2019 and 2020. Prices in zip code
85004 show a steady increase over the last two years of 47%.
In the resale market, single family activity since 2010 is strongest in zip codes 85006, 85007, and
85009. By comparison, condo sales have been robust in the Central Avenue Corridor. With rising
interest rates and stubbornly high prices, resales of both single family homes and condos declined
by about 25% in 2022.
| Downtown Redevelopment Area Plan
188 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
The highest priced single family homes are found in zip codes 85003 and 85004. However, prices
in all zip codes have risen dramatically over the past three years. Even in 85009 west of the
Capitol, prices have risen by more than 100% in the past 12 years. The average price of a home
in the RDA market area is $435,000 and that average has increased by more than 50% since 2019.
Year
85003
85004
85006
85007
85009
85034
Total
2010
71
21
282
126
371
25
896
2011
74
27
334
159
368
24
986
2012
85
21
302
154
300
26
888
2013
67
34
278
183
348
29
939
2014
59
21
225
156
223
22
706
2015
75
19
233
176
240
19
762
2016
81
15
269
144
265
19
793
2017
82
21
302
174
305
21
905
2018
85
30
280
157
292
20
864
2019
81
25
256
143
309
15
829
2020
69
26
270
179
319
26
889
2021
86
24
307
176
390
30
1,013
2022
67
24
226
120
298
24
759
Totals
982
308
3,564
2,047
4,028
300
11,229
% of Total
8.7%
2.7%
31.7%
18.2%
35.9%
2.7%
Source: Cromford Associates LLC
Year
85003
85004
85006
85007
85009
85034
Total
2010
57
44
36
20
16
173
2011
69
91
27
21
18
226
2012
36
67
27
13
20
17
180
2013
41
76
30
16
21
18
202
2014
39
106
21
16
31
17
230
2015
40
88
22
18
21
15
204
2016
43
72
22
18
16
20
191
2017
82
84
19
19
24
25
253
2018
96
103
18
20
24
29
290
2019
69
101
16
18
16
27
247
2020
84
92
53
15
15
26
285
2021
99
122
39
14
24
20
318
2022
74
80
23
15
19
21
232
Totals
829
1,126
353
182
272
269
3,031
% of Total
27.4%
37.1%
11.6%
6.0%
9.0%
8.9%
Source: Cromford Associates LLC
Single Family Resales
Condo Resales
Ch. 4 Appendices | Market Analysis | 189
Condo unit prices have followed a similar pattern as single family homes. The lowest priced
condo units are found in 85009 west of the Capitol.
Year
85003
85004
85006
85007
85009
85034
Average
2010
$220,000
$67,000
$70,000
$104,100
$26,505
$39,675
$67,755
2011
$196,000
$90,750
$50,600
$84,500
$25,000
$25,000
$57,901
2012
$273,625
$186,975
$87,500
$138,000
$37,000
$33,000
$97,770
2013
$325,000
$244,000
$125,000
$156,500
$60,000
$39,000
$122,973
2014
$349,900
$307,500
$147,500
$201,000
$70,000
$58,500
$153,742
2015
$361,000
$250,000
$183,500
$214,950
$89,900
$70,375
$177,592
2016
$385,000
$265,000
$225,000
$247,000
$119,000
$96,000
$207,581
2017
$442,750
$325,500
$240,000
$274,000
$143,170
$157,000
$232,332
2018
$469,000
$350,000
$281,475
$295,000
$154,000
$169,950
$259,097
2019
$468,000
$409,950
$299,900
$315,000
$181,000
$204,998
$276,212
2020
$532,500
$508,500
$340,000
$365,000
$205,000
$200,000
$312,366
2021
$618,500
$555,000
$400,000
$389,500
$255,000
$338,600
$362,755
2022
$750,000
$532,000
$461,432
$490,000
$320,000
$370,450
$435,247
Increase Since
2018
59.9%
52.0%
63.9%
66.1%
107.8%
118.0%
68.0%
Source: Cromford Associates LLC
Year
85003
85004
85006
85007
85009
85034
Average
2011
-10.9%
35.4%
-27.7%
-18.8%
-5.7%
-37.0%
-14.5%
2012
39.6%
106.0%
72.9%
63.3%
48.0%
32.0%
68.9%
2013
18.8%
30.5%
42.9%
13.4%
62.2%
18.2%
25.8%
2014
7.7%
26.0%
18.0%
28.4%
16.7%
50.0%
25.0%
2015
3.2%
-18.7%
24.4%
6.9%
28.4%
20.3%
15.5%
2016
6.6%
6.0%
22.6%
14.9%
32.4%
36.4%
16.9%
2017
15.0%
22.8%
6.7%
10.9%
20.3%
63.5%
11.9%
2018
5.9%
7.5%
17.3%
7.7%
7.6%
8.2%
11.5%
2019
-0.2%
17.1%
6.5%
6.8%
17.5%
20.6%
6.6%
2020
13.8%
24.0%
13.4%
15.9%
13.3%
-2.4%
13.1%
2021
16.2%
9.1%
17.6%
6.7%
24.4%
69.3%
16.1%
2022
21.3%
-4.1%
15.4%
25.8%
25.5%
9.4%
20.0%
Source: Cromford Associates LLC
Single Family Resales Median Sales Price
Single Family Resales Increase in Median Sales Price
| Downtown Redevelopment Area Plan
190 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
Summary
The ownership housing market has followed metro-wide trends with increasing housing prices
driven by a shortage of available housing, rising construction costs, and, most recently, rising
mortgage rates. This situation may persist for the near term until additional housing is built
throughout the region.
RDA Neighborhood Housing Analysis
The following table summarizes the housing trends within the RDA boundaries and its
neighborhoods. Overall, median household incomes according to the U.S. Census are well below
those of the City of Phoenix and Greater Phoenix. Homeownership is also very low although that
would be expected in the central business district of any major city. Of primary concern is the
Year
85003
85004
85006
85007
85009
85034
Average
2010
$135,000
$160,000
$202,500
$148,000
$13,950
$13,950
$130,215
2011
$139,700
$122,000
$27,000
$81,175
$32,000
$78,550
$104,231
2012
$179,000
$159,900
$44,500
$153,000
$38,000
$122,000
$128,788
2013
$227,000
$228,500
$43,000
$149,795
$25,600
$133,700
$164,871
2014
$296,000
$218,571
$265,000
$145,000
$31,000
$155,000
$200,841
2015
$240,000
$231,000
$57,500
$155,625
$92,500
$169,900
$188,653
2016
$262,500
$245,000
$221,500
$125,000
$35,000
$196,000
$212,202
2017
$293,750
$263,500
$68,875
$334,900
$50,000
$230,000
$240,487
2018
$322,500
$257,500
$310,000
$345,400
$55,000
$235,000
$269,329
2019
$290,000
$285,000
$338,750
$268,950
$65,000
$225,500
$267,954
2020
$308,750
$315,000
$223,000
$372,500
$63,000
$260,000
$280,795
2021
$410,000
$350,000
$278,500
$500,000
$110,500
$291,000
$344,728
2022
$488,400
$474,500
$315,000
$346,400
$140,000
$351,600
$416,320
Increase Since
2018
51.4%
84.3%
1.6%
0.3%
154.5%
49.6%
54.6%
Source: Cromford Associates LLC
Year
85003
85004
85006
85007
85009
85034
Average
2011
3.5%
-23.8%
-86.7%
-45.2%
129.4%
463.1%
-20.0%
2012
28.1%
31.1%
64.8%
88.5%
18.8%
55.3%
23.6%
2013
26.8%
42.9%
-3.4%
-2.1%
-32.6%
9.6%
28.0%
2014
30.4%
-4.3%
516.3%
-3.2%
21.1%
15.9%
21.8%
2015
-18.9%
5.7%
-78.3%
7.3%
198.4%
9.6%
-6.1%
2016
9.4%
6.1%
285.2%
-19.7%
-62.2%
15.4%
12.5%
2017
11.9%
7.6%
-68.9%
167.9%
42.9%
17.3%
13.3%
2018
9.8%
-2.3%
350.1%
3.1%
10.0%
2.2%
12.0%
2019
-10.1%
10.7%
9.3%
-22.1%
18.2%
-4.0%
-0.5%
2020
6.5%
10.5%
-34.2%
38.5%
-3.1%
15.3%
4.8%
2021
32.8%
11.1%
24.9%
34.2%
75.4%
11.9%
22.8%
2022
19.1%
35.6%
13.1%
-30.7%
26.7%
20.8%
20.8%
Source: Cromford Associates LLC
Condo Resales Increase in Median Sales Price
Condo Resales Median Sales Price
Ch. 4 Appendices | Market Analysis | 191
housing burden of both RDA owners and renters which is well above city-wide averages. For
instance, 20.4% of all households in the PMA pay more than 50% of income on housing versus
8.7% city-wide. More than one-half of all renters pay more than 50% of their income on housing
with 25.1% paying more than 50%. The need for affordable housing in the RDA is immense and
most of the housing recently developed in the area targets higher income professional
households who work in the Downtown or surrounding area.
In 2020, the City of Phoenix released the Housing Phoenix Plan which outlined a strategy for
addressing affordable housing and the underproduction of housing over the past decade. The
report suggests that Phoenix currently has a need for more than 163,000 housing units, including
market rate and subsidized units. To address this shortage, the goal of the Plan is to create or
preserve 50,000 housing units by 2030.
The Plan outlines a series of policy initiatives to be taken by the City to address the housing
shortage. With respect to the Redevelopment Plan, several of these initiatives stand out.
• Prioritize New Housing in Areas of Opportunity
• Amend Current Zoning Ordinance to Facilitate More Housing Options
Amend Ordinance to Include Affordable Housing Incentives
Amend Ordinance in Target Areas to Allow for Accessory Dwelling Units (ADUs)
• Redevelop City-Owned Land With Mixed-Income Housing
• Expand Efforts to Preserve Existing Affordable Housing Stock
Land Banking
Implement Community Land Trust Program
Neighborhood
Households
Median
Income
% Owners
% Renters
Paying 30%+
Paying 50%+
Paying 30%+
Paying 50%+
Booker T. Washington
857
$45,656
16.6%
83.4%
45.0%
0.0%
56.9%
27.5%
Central Park
131
$30,147
39.4%
60.6%
65.1%
56.6%
62.5%
45.0%
Eastlake Park
550
$43,599
10.0%
90.0%
23.7%
0.0%
63.5%
25.3%
Evans Churchill
1,388
$24,377
5.2%
94.9%
39.0%
37.3%
45.5%
33.1%
Grant Park
216
$30,253
39.0%
61.0%
64.9%
56.3%
63.6%
45.5%
Madison Pioneers Coalition
29
$27,311
13.8%
86.2%
37.5%
0.0%
68.0%
24.0%
Nuestro Barrio Unidos
250
$43,504
36.2%
63.8%
31.4%
2.9%
38.7%
23.7%
Oakland
619
$32,636
12.8%
87.2%
14.9%
6.8%
60.7%
27.3%
Roosevelt Action
1,064
$24,046
2.2%
97.8%
50.0%
50.0%
42.3%
20.5%
St. Matthews
409
$36,667
45.0%
55.0%
61.0%
20.6%
41.1%
9.4%
The Triangle Neighborhood
352
$51,578
40.6%
59.4%
22.3%
9.7%
55.3%
9.2%
Woodland Historic District
115
$34,324
22.8%
77.2%
49.2%
0.0%
70.7%
30.3%
RDA
8,461
$34,522
15.8%
84.2%
39.3%
20.4%
53.3%
25.1%
City of Phoenix
583,026
$66,999
55.3%
44.7%
22.3%
8.7%
46.3%
21.7%
Source: U.S. Census
Renter Housing Burden
Ownership Trends
Owner Housing Burden
RDA Housing Trends
| Downtown Redevelopment Area Plan
192 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
There are a variety of additional policy initiatives that will affect reaching the City’s goal of
preserving or creating 50,000 housing units by 2030. The above initiatives will directly impact
housing initiatives in the RDA. In particular, the Redevelopment Area and its neighborhoods are
a significant “area of opportunity” by virtue of their proximity to employment centers,
transportation corridors and assets, and the availability of existing infrastructure.
Following is a summary of initiatives that could be implemented in each RDA neighborhood.
Booker T. Washington
This neighborhood has been positively impacted by light rail and consists of a mix of residential,
governmental, and commercial uses. A redevelopment plan for the neighborhood has been
adopted. The opportunity exists for continued development of higher density residential
products similar to what has been built along Washington and Jefferson Streets. However,
preservation of existing single family neighborhoods is also essential. Suggested strategies
include:
• Rehabilitate and preserve the existing housing stock.
• Promote the development of affordable housing options.
• Promote the redevelopment of underutilized parcels.
• Infill vacant lots with compatible residential uses.
• Determine if the zoning code will permit Accessory Dwelling Units (ADUs).
Central Park Neighborhood
This neighborhood consists of a mix of residential and commercial uses. A small core of existing
single family residential homes exist between Central Avenue and 4th Street. Suggested
strategies include:
• Rehabilitate and preserve the existing housing stock.
• Promote the infill of vacant lots in the area with compatible residential uses.
• Promote the development of affordable housing options.
• Promote higher density residential uses along major arterial streets.
• Determine if the zoning code will permit Accessory Dwelling Units (ADUs).
Eastlake Park Neighborhood
Eastlake Park is adjacent to and similar to Booker T. Washington and has an adopted
redevelopment plan in place. Positive impacts to the neighborhood have occurred as a result of
light rail. It has a number of vacant lots that are suitable for redevelopment including some that
are owned by the City of Phoenix. Successful recent residential projects include Monroe Gardens
at 14th Street and Monroe. Suggested strategies include:
• Rehabilitate and preserve the existing housing stock.
Ch. 4 Appendices | Market Analysis | 193
• Infill vacant lots with compatible residential uses.
• Promote the development of affordable housing options.
• Promote new housing development at high densities where appropriate and compatible
with surrounding uses.
• Determine if the zoning code will permit Accessory Dwelling Units (ADUs).
• Streamline the process for the disposition of City of Phoenix or Aviation Division owned
lots.
Evans Churchill Neighborhood
This neighborhood in the northern part of the RDA has experienced significant development of
commercial and high density residential complexes over the past decade. It likely is transitioning
to a slightly older and higher income population although Census data does not currently reflect
the change. Its median income is modest and one of the lowest in the RDA. However, that should
be changing due to the influx of new residents. Few single family homes exist in the area, giving
way to office, retail, and high density residential uses. Suggested strategies:
• Continue to promote the mixed-use character of the neighborhood.
• Promote infill of vacant parcels.
• Promote the development of affordable housing options especially since affordable units
have been missing from the area.
Grant Park Neighborhood
Grant Park is a solid single family residential neighborhood with some commercial uses on its
periphery on Central Avenue, Buckeye Road, and 7th Avenue. Vacant parcels in the northern part
of the neighborhood may be developed as multi-family in the future. APS also owns a two-acre
vacant parcel that could be put to higher density uses. Internal to the neighborhood are a
number of vacant lots that could be subject to infill development. Suggested strategies:
• Promote infill of vacant parcels.
• Promote the development of affordable housing options.
• Promote new housing development at high densities where appropriate and compatible
with surrounding uses.
• Determine if the zoning code will permit Accessory Dwelling Units (ADUs).
• Preserve the existing housing stock.
Madison Pioneers Coalition
The Madison Pioneers Coalition Neighborhood includes a portion of the Government Mall, some
Arizona Department of Transportation Buildings, the BNSF rail line, and some rather extensive
industrial/commercial uses. Census data indicates it has only 29 residential units. It is impacted
| Downtown Redevelopment Area Plan
194 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
by homeless facilities and encampments that are to be removed. The area has slowly
transitioned from residential to governmental and commercial uses. Suggested strategies:
• Permit the transition of private property to commercial uses to continue without
introduction of residential uses.
• As part of the Government Mall redevelopment area, residential uses may be appropriate
at certain locations.
Nuestro Barrio Unidos
This neighborhood has had a declining population due to overflights from Sky Harbor
International Airport and FAA regulations which preclude the development of residential uses.
Much of the land in the area has been acquired by the City of Phoenix and the Airport through a
voluntary acquisition program. However, privately-owned homes still remain in the area creating
a scattered pattern of private and publicly-owned lots. The area has been the subject of a
planning effort to redevelop the neighborhood known as the Land Reuse Study (LRS) which will
guide development in the future. Suggested strategies include:
• Streamline the process for the disposition of City of Phoenix or Aviation Division owned
property within the LRS.
• Provide incentives for redevelopment of the LRS property in order to move the project
forward.
Oakland Neighborhood
The Oakland Neighborhood borders the northern side of the Government Mall area. Its
population has remained stable over the past decade, and it may contain some historic
properties. The area is predominantly occupied by single family residences but there is a mix of
small multi-family properties scattered throughout the neighborhood. Commercial and
apartment uses are found along Van Buren Street and Grand Avenue. There appear to be few
vacant lots suitable for infill development. Suggested strategies:
• Promote the development of affordable housing options.
• Promote new housing development at high densities where appropriate and compatible
with surrounding uses.
• Determine if the zoning code will permit Accessory Dwelling Units (ADUs).
• Stabilize the neighborhood and preserve the existing housing stock.
Roosevelt Action
The RDA boundaries include just the southern part of the Roosevelt Action Association area. That
part of the Association area is undergoing significant transformation with the addition of new
residential projects including two that recently opened – The Rey Downtown (323 units) at 2nd
Avenue and Fillmore and AVE Phx Terra (274 units) at 4th Avenue and Fillmore. A third high rise
Ch. 4 Appendices | Market Analysis | 195
residential tower, AVE Phx Sky (254 units) at 2nd Avenue and Fillmore, is nearing completion and
scheduled for opening in mid-2023. These are all market based complexes with rents at the high
end of the market. The area will likely continue to be transformed with additional high density
residential products as well as office, retail, and restaurant uses. Suggested strategies:
• Promote the development of affordable housing options.
• Promote new housing development at densities compatible with surrounding uses.
St. Matthews Neighborhood
The St. Matthews area is a relatively overlooked part of the RDA that has modest homes, but
generally clean neighborhoods. Some historic homes may be found in the area. The
neighborhood has access to light rail but vehicle traffic in the area is impacted by rail lines on 19th
Avenue. Through traffic on Adams Street, which is lined with single family homes, also impacts
the quiet of the residential neighborhood. Commercial and government uses are found along
19th Avenue and along the southern border of the neighborhood. Vacant residential parcels are
available for infill development throughout the area. Suggested strategies:
• Promote the development of affordable housing options.
• Promote new housing development at densities compatible with surrounding uses.
• Determine if the zoning code will permit Accessory Dwelling Units (ADUs).
• Stabilize the neighborhood and preserve the existing housing stock.
Triangle Neighborhood
This neighborhood borders Grand Avenue and the redevelopment activity that has been ongoing
over the past ten years. Much of the commercial development along Grand Avenue has been
excluded from the boundary of the RDA. Redevelopment activity is apparent in the
neighborhood including the development of the Center 8 Townhome complex of 30 units
(between 8th and 9th Avenues just south of Roosevelt Street) that have sold at prices from the
mid to high $300,000 range. Median incomes in the Triangle Neighborhood are the highest of
the RDA neighborhoods. Redevelopment of individual lots is also noted throughout the area.
Continued growth of the neighborhood is expected in the future as a result of the extensive
development of the Roosevelt Action Association area to the east of 7th Street. Suggested
strategies:
• Promote the development of affordable housing options.
• Promote new housing development at densities compatible with surrounding uses.
• Determine if the zoning code will permit Accessory Dwelling Units (ADUs).
• Stabilize the neighborhood and preserve the existing housing stock.
Woodland Historic District
| Downtown Redevelopment Area Plan
196 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
The residential Woodland neighborhood lies between the Oakland neighborhood and the
Government Mall Redevelopment Area. This small neighborhood is completely encompassed
within the RDA boundaries and is comprised of approximately 115 homes. The area is unique
because of its historic character and tree lined streets. Suggested strategies:
• Stabilize the neighborhood and preserve the existing housing stock.
• Promote the development of affordable housing options.
• Determine if the zoning code will permit Accessory Dwelling Units (ADUs).
Ch. 4 Appendices | Market Analysis | 197
1
Retail Market Analysis
Market conditions existing today in the retail real estate sector have been severely affected by the
growth of E-Commerce and most recently the economic shutdowns created by the COVID-19
pandemic. The last business cycle from 2009 to 2020 after the Great Recession exposed significant
long-term challenges for the brick-and-mortar retail market in Arizona and across the country.
Compounding those issues, the COVID-19 pandemic suppressed local retail shopping in all but the
most popular warehouse stores and grocers and shifted shopping patterns to online retailers.
Online shopping remains a current threat to traditional shopping centers, but retailers such as
Amazon are seeing sales slow as well as the impact of the pandemic fades. Layoffs and closures of
warehouses are expected by Amazon in the new year. Following are some of those trends and
challenges.
In summary, there are two major trends that have had a significant impact on the retail market:
• E-Commerce and
• The rise of off-price retailers and low-price supercenters and warehouse outlets.
E-Commerce
The U.S. Census defines E-commerce as:
“Sales of goods and services where the buyer places an order, or the price and terms
of the sale are negotiated, over an Internet, mobile device, extranet, Electronic Data
Interchange (EDI) network, electronic mail, or other comparable online system.
Payment may or may not be made online”.
Between 2000 and 2022, U.S. E-Commerce sales have grown by 37 times to $1.034 trillion,
accounting for 14.6% of all retail sales in 2022. The coronavirus pandemic had a significant impact
on retail sales patterns. Data from the U.S. Census shows that 2020 E-Commerce sales increased
by 42.8% over 2019. Due to the shutdown of the economy in March 2020 and peoples’ desires
to avoid crowds in shopping centers in 2020, an above trendline portion of retail sales went to
electronic shopping. Sales increased further in 2021 by 17.8% but the growth rate slowed in 2022
to 7.7%. As a result of the pandemic, E-Commerce companies such as Amazon did extensive
hiring and leasing of warehouse space to meet demand. However, as the retail market stabilized
over the past year and E-Commerce sales slowed, many firms are now laying off staff and
cancelling commitments for building space. The following charts outline E-Commerce sales
trends.
| Downtown Redevelopment Area Plan
198 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
2
Ch. 4 Appendices | Market Analysis | 199
3
E-Commerce is certainly here to stay and will continue to impact brick and mortar retail. Most
retailers now employ omni-channel marketing strategies that include both online and store sales.
The rate of increase in E-Commerce sales will likely subside over the next few years but will
remain a major challenge for store retailers who will need to employ unique strategies to attract
customers.
Impact of Superstores and Warehouse Clubs
In addition to the impact of E-Commerce on brick-and-mortar outlets, the expansion of
superstores, such as Target and Walmart, and warehouse clubs, such as Costco, has resulted in a
shift of retail spending from traditional department stores and small retailers. Off-price and value
oriented retailing has become the driving force in the retail sector. The following chart illustrates
the shift in spending.
In 2000, spending at traditional department stores in the U.S. totaled $96.3 billion. That spending
declined to $32.7 billion through the end of 2022, a decline of 6%. The result has been the closure
of many national and regional department store chains and bankruptcies such as by Sears and JC
Penney. Locally, a number of regional malls anchored by department stores have closed and are
currently undergoing redevelopment including Metrocenter, Paradise Valley Mall, Christown,
| Downtown Redevelopment Area Plan
200 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
4
and Fiesta Mall. These sites will all maintain some form of retail space as redevelopment occurs,
but they will largely be repurposed with multifamily complexes and some office buildings.
By comparison, spending at supercenters and warehouse clubs ballooned from $139.2 billion in
2000 to $611.2 billion in 2022. Sales at supercenters increased by 6.2% in 2020, 9.1% in 2021
following the pandemic-induced recession, and 7.3% in 2022. Power centers anchored by
Walmart, Target, Home Depot, Lowes, and similar big-box retailers have become the primary
outlets for retail sales and were a favorite of consumers after the impact of the pandemic
subsided.
The trend away from consumer spending in department stores has been occurring over the past
20 years and has likely now accelerated due to COVID-19. Retailers that fared well during the
pandemic include Walmart, Target, Home Depot, and a variety of grocery store chains. In
response, there will be a decline in sales at many other retailers. The reopening of the economy
allowed retailers to offset some losses, but some portion of sales has likely been lost
permanently.
Ch. 4 Appendices | Market Analysis | 201
5
Greater Phoenix Retail Market
Following the Great Recession of 2007 through 2009, the retail market across the country
entered a period of stagnation with rising vacancy rates and falling rents. The same trend
occurred in Greater Phoenix with vacancy rates hitting 12.2% in 2010. Many of the retail projects
that were planned prior to the recession were terminated or delayed, including several
traditional regional malls that still have not come to fruition. Some retailers went out of business
leaving behind a large inventory of available space. In addition, Greater Phoenix is one part of
the country where retail development occurs in anticipation of population growth. As the growth
of Phoenix slowed, many retailers such as Target and Walmart scaled back their development
plans.
Vacancy rates started to slowly decline in 2012 as demand increased. Since 2012, there has been
little development activity particularly in the large community retail center category. Absorption
of vacant space was driven by value retailers (dollar stores) and fitness centers. Development
activity was driven by grocery-anchored retail centers with Fry’s and Sprout’s as the primary
anchors. In 2021 and 2022, vacancy rates declined precipitously, and the rate now stands at
4.9%. This level of vacancy should further stimulate development activity, particularly in
suburban areaswith growing populations.
| Downtown Redevelopment Area Plan
202 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
6
Despite the decline in vacancy rates in Greater Phoenix over the last two years, the inventory of
retail space has actually decreased in the last two years. This is the result of the closure of
regional malls across the region and their redevelopment which is currently underway.
Greater Phoenix is now only starting to see the development of large community retail centers
primarily on the periphery of the metro area. Some of the major developments of the last two
years include:
• The Village at Prasada in Surprise at the Loop 303 and Waddell Road which will add
700,000 square feet of retail space to the intersection.
• The development of two Costco outlets, one in Surprise on the Loop 303 in Surprise and
the other in Queen Creek.
• The announcement of the development of the Laveen Towne Center on the Loop 202 in
Laveen.
• The expansion of several large retail centers such the Pavilions at San Tan Heights in the
San Tan Valley, the Lake Pleasant Towne Center in Peoria, and the Vineyard Towne Center
in the San Tan Valley which will add a Target to the existing shopping center.
Ch. 4 Appendices | Market Analysis | 203
7
As noted above, the development of retail centers, especially large community and regional retail
centers, is concentrated in the rapidly growing suburban areas of Greater Phoenix where
household incomes are typically equal to or higher than the area-wide household incomes.
Grocery-anchored centers are also flocking to those areas due to their rapid growth.
The chart below outlines the number of traditional grocery stores in Maricopa County. The chart
includes one natural food market, Sprouts Farmer’s Market which has been on a growth surge
and now include 29 stores in the region. Whole Foods has not been included in the chart because
it only has five stores in Maricopa County and a very small share of the overall grocery market.
The average number of stores per person in the county is 16,200 or one store per 6,165
households. This data provides a general guideline to determine demand for grocery stores in
the region. These numbers do not include Walmart Supercenters, Target, or Costco which
compete with the grocery stores for customers.
RDA Retail Market
One of the primary questions about retail development in the RDA is the lack of grocery stores
that are convenient to the residents. The demand for grocery stores is a function of household
income, the size of the market area surrounding a store, and the growth prospects of the market
area. With a household count of 8,461 households, the RDA has a sufficient population to
support at least one grocery store. However, the median household income in the RDA of
$34,522 is approximately 50% of the City of Phoenix median income of $66,999 and quite a bit
lower than the Maricopa County median income of $76,247. The demand for a traditional, large
format grocery store within the RDA is therefore difficult to justify.
Total Sales
Average
Chain
Stores
% of Market
($ Millions)
Sales/Store
Walmart Neighborhood Market
16
1.78%
$281.7
$17,606,250
Sprouts Farmers Market
29
2.99%
$472.9
$16,306,897
Albertsons
21
4.06%
$642.4
$30,590,476
Bashas', Food City, AJ's Fine Foods
66
5.84%
$925.8
$14,027,273
Safeway
53
9.73%
$1,554.0
$29,320,755
Fry's Food & Drug Store
93
26.67%
$4,220.0
$45,376,344
Total Stores
278
51.07%
$8,096.8
$153,227,994
Maricopa County Population
4,507,419
Maricopa County Households
1,713,848
Stores per Person
16,214
Stores per Household
6,165
Source: Chain Store Age
Grocery Store Dynamics - 2021
Maricopa County
| Downtown Redevelopment Area Plan
204 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
8
The RDA currently contains one traditional grocery store, a Fry’s that opened in 2019 at the
intersection of Jefferson Street and 1st Street in the CityScape project. The store is directly across
Jefferson Street from the Footprint Center arena. At 67,000 square feet in size, it offers all the
services found in a traditional Fry’s market including a coffee bar and a wine bar. However, it is
an “urban” grocery store that has parking available in an adjacent garage.
In addition to the Fry’s, there are also several grocery stores situated around the periphery of the
RDA including:
• Two Food City stores (27th Avenue and Van Buren Street; SR 51 and McDowell Road)
• A Los Altos Ranch Market at 16th Street and Portland Street
• A Safeway at 7th Street and McDowell Road
• A Rancho Grande market at Central Avenue and Broadway Road
• A small Baiz Market at 523 North 20th Street north of Van Buren Street
The RDA also has a number of small convenience stores spread throughout the area. These stores
do not offer a full line of grocery items and are more focused on beer and wine sales.
The location of the grocery stores within the RDA is exhibited on the following map.
Ch. 4 Appendices | Market Analysis | 205
9
Fry’s
Safeway
Rancho Grande
Food City
Food City
Baiz
Market
Ranch Market
| Downtown Redevelopment Area Plan
206 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
10
The inventory of grocery stores in the RDA shows that they are generally available to residents,
probably no more than a mile or two from most households. The Fry’s store provides services to
most of the Downtown area and Safeway serves the northern part of the RDA. The southern part
of the RDA is most deficient in grocery stores; however, the population levels of that area will
not support a traditional grocery store. For instance, the Nuestro Barrio area has lost population
over the last 20 years and is sparsely populated. West of 7th Street, the residential neighborhoods
are interspersed with industrial and government uses which limit the demand for retail
development. Grocery retailers typically desire to locate a store centrally within a neighborhood.
The RDA has limited opportunities where this can be accomplished.
A model for grocery stores that could be replicated in smaller neighborhoods is the Biaz Market.
Biaz has three grocery stores in the Valley. One on 20th Street as noted above, one in Mesa, and
one at 27th Avenue and Northern Avenue in Phoenix. The stores range in size from 20,000 to
25,000 square feet. The market has an active website with weekly specials. This is just one
example of an operator that is able to compete with national and regional chains in the Phoenix
area.
Grocery Store Demand
The following table outlines the supportable square foot of demand for a grocery store based on
the current estimated population of the RDA and the median household income of $34,522.
Based on the U.S. Consumer Expenditure Survey, a household would be expected to spend 12%
of before tax income on groceries or $4,136 per year. For the RDA population of 8,461
households, total annual spending is nearly $35 million. At a typical sales per square foot for a
grocery store of $550 per square foot, this means the RDA could support approximately 63,600
square feet of space. The new Fry’s store in the Downtown has now satisfied that demand.
Households living in the RDA are likely struggling under the weight of the cost of housing in
addition to providing for their daily grocery needs. With a significant percentage of the
population paying more than 30% of their income on housing, and many dealing with paying 50%
of income on housing, household budgets are stretched. This limits the opportunity for grocery
retailers to enter the RDA market when instead they can follow higher income households to fast
growing suburban locations.
Ch. 4 Appendices | Market Analysis | 207
11
Conclusions
The demand for grocery services in the RDA is at equilibrium relative to its size. As the area
continues to grow in the future, additional demand may be forthcoming. However, for a
traditional grocery retailer to enter the area, the population would likely need to increase
significantly.
The alternative is for the City to encourage and promote the development of smaller grocery
stores that could provide services to residents, particularly in the southern part of the RDA. The
Baiz Market is an example of a successful local chain that is able to compete in smaller market
areas.
2022 Population
21,234
Persons/Household
2.06
Households
8,461
Median Household Income
$34,522
Spending Per
Potential
Spending Category
Household
% of Income
Spending
Grocery Store Spending
$4,136
12.0%
$34,998,784
Grocery Spending Estimate*
Spending
Supportable SF
Grocery Spending
$34,998,784
63,634
*Estimated Sales Per SF
Sales/SF
Grocery
$550
Sources: US Consumer Expenditure Survey, US Census
2022 Estimated Grocery Spending Per Household
Phoenix RDA
| Downtown Redevelopment Area Plan
208 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
1
Industrial Market Analysis
Greater Phoenix Industrial Market
At end of 2022, the Greater Phoenix industrial market was comprised of 378.6 million square feet
of building space according to CBRE, an increase of approximately 173.8 million square feet since
2001. The market is affected by economic cycles, similar to most real estate products. However,
for the most part, the swings in vacancy and occupancy of industrial buildings have been less
severe than other real estate sectors, particularly when compared to the office sector.
The vacancy rate for the industrial market has reached the lowest rate since records have been
kept at 3.0% according to CBRE. Comparatively, the average over the last 20 years is 9.0%. Prior
to the Great Recession, the industrial vacancy rate reached its previous low of 5.6% before spiking
to 16.1% in 2009. Since then, vacancy rates have been on a downward trend as the excess
inventory was absorbed. The current rate suggests near full occupancy of the industrial
inventory.
Year
Total SF
Occupied SF
Vacant SF
% Vacant
Under
Construction
Completions
Net Absorption
2001
204,768,083
184,625,922
20,142,161
9.8%
4,588,225
8,126,798
2,771,388
2002
210,418,360
188,663,415
21,754,945
10.3%
1,574,231
5,140,572
3,364,998
2003
215,220,270
194,327,404
20,892,866
9.7%
2,445,473
3,435,524
4,406,646
2004
222,622,666
203,628,010
18,994,656
8.5%
3,950,148
4,560,846
6,273,847
2005
229,695,143
216,928,959
12,766,184
5.6%
6,196,762
6,331,137
12,339,591
2006
237,525,102
221,727,047
15,798,055
6.7%
8,458,819
8,328,802
6,032,175
2007
251,439,283
230,333,720
21,105,563
8.4%
10,450,926
13,156,572
8,359,835
2008
264,906,498
231,692,756
33,213,742
12.5%
3,846,158
12,255,890
629,838
2009
269,659,716
226,165,553
43,494,163
16.1%
1,811,015
3,164,088
(4,649,352)
2010
272,110,918
232,053,446
40,057,472
14.7%
671,886
1,856,191
4,455,097
2011
274,064,955
240,212,055
33,852,900
12.4%
3,621,631
1,485,511
7,745,111
2012
277,423,679
247,022,657
30,401,022
11.0%
6,039,818
2,973,162
7,405,168
2013
286,326,250
253,707,868
32,618,382
11.4%
2,980,022
8,479,486
8,783,982
2014
293,117,563
260,979,600
32,137,963
11.0%
4,158,036
5,220,798
6,214,680
2015
297,083,997
267,191,957
29,892,040
10.1%
4,296,552
5,207,176
7,046,663
2016
302,220,641
278,042,990
24,177,651
8.0%
5,147,721
5,857,002
9,494,677
2017
309,208,881
288,058,994
21,149,887
6.8%
6,559,152
7,387,786
9,898,883
2018
318,175,733
297,344,420
20,831,313
6.5%
6,084,711
9,020,356
9,781,257
2019
327,339,885
306,864,085
20,475,800
6.3%
11,891,726
9,134,088
10,677,269
2020
340,544,179
320,165,704
20,378,475
6.0%
11,132,558
13,303,097
13,143,535
2021
355,058,680
342,068,162
12,990,518
3.7%
27,504,720
14,115,722
21,363,840
2022
378,624,685
367,266,521
11,358,164
3.0%
38,186,889
26,225,230
26,526,290
Source: CBRE
Greater Phoenix Industrial Market History
2001 - 2022
Ch. 4 Appendices | Market Analysis | 209
2
The Greater Phoenix industrial market is currently experiencing unprecedented levels of
construction activity in response to the highest level of absorption of space ever recorded. Since
2015, 100.5 million square feet of industrial space has been absorbed including 25.2 million
square feet in 2022. This level of absorption represents 26% of the entire Greater Phoenix
industrial inventory. In 2022, 26.2 million square feet of space was completed, and an
unprecedented 38.2 million square feet of industrial space is currently under construction.
| Downtown Redevelopment Area Plan
210 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
3
Ch. 4 Appendices | Market Analysis | 211
4
Strong employment and population growth in Phoenix is driving local demand for industrial
building space. Manufacturing, third-party logistics, pharmaceuticals, and E-commerce are the
primary drivers for the industrial market according to brokers. Companies as well are rethinking
the benefits of moving from high-regulation, high-cost states such as California. Phoenix is a
beneficiary of that trend.
Phoenix has always offered a lower cost alternative to California for warehousing and
distribution. The West Valley’s industrial market is booming as a result of its proximity to the
coast. More than 35 million consumers are within a one-day truck drive of Greater Phoenix.
Railroad service, multiple interstates, and Sky Harbor International Airport make Greater Phoenix
the perfect location for distribution. Much of the development activity has occurred in the
Southwest Valley along the Loop 303 freeway which is only a five to six hour drive from Southern
California.
While the entire Greater Phoenix industrial market is enjoying strong demand, most of the
absorption and construction activity is occurring in just two submarkets. CBRE divides Greater
Phoenix into five major submarkets as outlined on the map below. In addition to the Airport
submarket which includes the downtown Phoenix RDA and is located in the center of the Greater
Phoenix region, data is also collected for the four surrounding sub-regions.
CBRE Submarket Map
| Downtown Redevelopment Area Plan
212 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
5
The largest sub-region is the Southwest Valley which has historically been dominated by
distribution warehouses due to proximity to the Southern California markets. The Southeast
Valley, which has historically experienced slow growth, has seen a dramatic increase in activity
over the past few years, primarily near the Phoenix-Mesa Gateway Airport. All subregions are
experiencing unprecedented low vacancy rates and high levels of construction activity.
According to CBRE data, 95% of the industrial completions in 2022 occurred in the Southeast and
Southwest subregions. About 93% of the square footage that is under construction is also in
those two subregions. However, the Southwest Valley dominates construction activity and is
where 58% of under-construction properties are being built, predominantly in the form of large
warehouse/distribution facilities and some manufacturing buildings.
Over the last few years, much of the development activity in the Southwest Valley has occurred
along the Loop 303 corridor in Goodyear and Glendale where residential development is
restricted due to overflights from Luke Air Force Base. Construction activity first occurred in the
PV 303 industrial center near Indian School Road and the Loop 303 where warehouses for REI,
UPS, Dick’s Sporting Goods, and others are now located. Manufacturing operations include Sub-
Submarket
Total SF
Occupied SF
Vacant SF
% Vacant
Under
Construction
Completions
Net
Absorption
Northwest Valley
51,402,191
50,064,951
1,337,240
2.6%
1,997,525
1,054,287
1,095,418
Southwest Valley
150,320,628
145,246,892
5,073,736
3.4%
22,065,458
17,132,508
18,311,731
Airport Area
76,520,916
74,764,948
1,755,968
2.3%
794,589
254,788
29,001
Northeast Valley
13,670,949
13,389,471
281,478
2.1%
-
-
(26,426)
Southeast Valley
86,710,001
83,800,259
2,909,742
3.4%
13,329,317
7,783,647
7,116,566
Totals
378,624,685
367,266,521
11,358,164
3.0%
38,186,889
26,225,230
26,526,290
Source: CBRE
Greater Phoenix Submarkets
2022
Submarket
SF
% of Total
SF
% of Total
NE Valley
-
0.0%
-
0.0%
SE Valley
13,329,317
34.9%
7,783,647
29.7%
Airport
794,589
2.1%
254,788
1.0%
SW Valley
22,065,458
57.8%
17,132,508
65.3%
NW Valley
1,997,525
5.2%
1,054,287
4.0%
Total
38,186,889
100.0%
26,225,230
100.0%
Source: CBRE
Construction Activity 2022
By Greater Phoenix Submarkets
SF Under Construction
Completions
Ch. 4 Appendices | Market Analysis | 213
6
Zero and Boeing. Farther north in the Wolff Logistics Center is Red Bull, Rausch, and Mark
Anthony, all bottling companies. Numerous large warehouse and distribution sites are under
construction along the length of the Loop 303.
The size of warehouse and distribution buildings completed or under construction in the
Southwest dwarf the industrial activity in other parts of Greater Phoenix. The Southeast Valley
is seeing some activity, especially near the Phoenix-Mesa Gateway Airport. However, Goodyear
and Glendale along the Loop 303 and south of Interstate 10 are capturing the majority of activity,
primarily due to the proximity to Southern California.
Monthly rents quoted on a triple net basis are shown below for the fourth quarters of 2020, 2021,
and 2022. According to CBRE, rents have increased across the board for all submarkets. The
Airport submarket, which encompasses the Redevelopment Area, experienced the largest
percentage increase in rents among all submarkets in the last two years at 43.4%. And the
average rents for the Airport area are essentially equal to the Southeast Valley submarket. Only
the Northeast Valley Submarket which includes northeast Phoenix and Scottsdale has higher
rents than the Airport submarket.
| Downtown Redevelopment Area Plan
214 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
7
The increase in rents in the Airport subregion is indicative of a market that is in high demand
but constrained by a limited land supply. Much of the submarket land area is built out and any
new development may require the demolition of obsolete, outdated industrial buildings.
A forecast of demand for industrial space through 2030 has been prepared for the Greater
Phoenix region. The forecast is based on the long-term historic relationship between
employment growth and the increase in the industrial inventory between 2010 and 2022. The
following table outlines the forecast and is based on the current industrial inventory as of the
fourth quarter of 2022 and the estimated year end non-farm employment total. The University
of Arizona Forecasting Project forecasts that employment in Maricopa County will by 337,500
jobs between 2022 and 2030.
Total
Building Type
NW Valley
SW Valley
Airport
NE Valley
SE Valley
Market
Q4 2020
Multi-Tenant
$0.92
$0.73
$1.01
$1.05
$0.96
$0.94
Distribution
$0.55
$0.47
$0.63
$0.00
$0.65
$0.52
Freestanding
$0.70
$0.63
$0.81
$1.07
$0.77
$0.77
General Industrial
$0.79
$0.68
$0.84
$1.04
$0.73
$0.78
Back Office
$1.37
$0.00
$1.24
$0.00
$1.26
$1.27
Total Market
$0.80
$0.49
$0.83
$1.08
$0.88
$0.79
Q4 2021
Multi-Tenant
$0.94
$0.95
$0.95
$1.24
$0.73
$0.96
Distribution
$0.45
$0.52
$1.10
-
$0.63
$0.63
Freestanding
$0.77
$0.59
$0.78
$1.12
$0.87
$0.87
General Industrial
$0.86
$0.71
$0.79
$1.30
$0.85
$0.85
Back Office
$1.09
-
$1.22
$1.25
$1.28
$1.28
Total Market
$0.85
$0.55
$1.00
$1.21
$1.01
$1.01
Q4 2022
Multi-Tenant
$1.22
$0.88
$1.10
$1.33
1.32
$1.23
Distribution
$0.90
$0.57
$1.16
-
1.03
$0.81
Freestanding
$1.18
$0.93
$1.23
$0.64
$0.99
$1.19
General Industrial
$0.98
$1.10
$1.04
$1.52
1.10
$1.22
Back Office
$1.28
-
$1.36
-
1.39
$1.30
Total Market
$1.09
$0.61
$1.19
$1.36
$1.22
$1.02
% Change in Rents 2020 - 2022
Multi-Tenant
32.6%
20.5%
8.9%
26.7%
37.5%
30.9%
Distribution
63.6%
21.3%
84.1%
-
58.5%
55.8%
Freestanding
68.6%
47.6%
51.9%
-40.2%
28.6%
54.5%
General Industrial
24.1%
61.8%
23.8%
46.2%
50.7%
56.4%
Back Office
-6.6%
-
9.7%
-
10.3%
2.4%
Total Market
36.3%
24.7%
43.4%
25.9%
38.6%
29.1%
Source: CBRE
Average Monthly Rents Per Square Foot By Submarket
Q4 2020 Compared to Q4 2022
Ch. 4 Appendices | Market Analysis | 215
8
The forecast suggests that demand for industrial space in Maricopa County will increase by 63.9
million square feet over the next eight years or an average of 8.0 million square feet per year. At
the historic vacancy rate over the last 22 years for the sector of 8.76%, this will create the demand
for a total of 8.7 million square feet of new inventory. Comparatively, the average annual
increase in the industrial inventory between 2000 and 2022 is approximately 8.4 million square
feet, even including the extensive development activity that has occurred over the last few years.
If employment continues to grow as expected in Greater Phoenix, the industrial market may
reach the levels outlined in the forecast.
Airport Industrial Submarket
The Airport industrial submarket as defined by CBRE is outlined on the following map. The
roughly 80 square mile Airport submarket is the smallest of the Greater Phoenix submarkets but
is intensely developed with a variety of industrial uses. The Airport submarket’s total industrial
inventory of 76.5 million square feet of space is slightly smaller in size than the entire Southeast
Valley submarket with 86.7 million square feet. Today the Airport is the third largest submarket
in the region, much larger in size than the Northwest and Northeast submarkets.
Occupied
Employment
Year
Industrial SF
(Thousands)
2010
232,053,446
1,640.05
2022
345,460,939
2,239.29
Change
113,407,493
599.24
% Change
48.9%
36.5%
SF Built Per 1,000 New Jobs
189,252
Forecasted Job
Growth 2022-2030 (1,000s)
337.53
Forecasted Demand
For Occupied Industrial SF
63,878,945
Average Annual SF Demand
7,984,868
Forecast of Total Inventory
70,011,231
Average Annual Increase in
Inventory
8,751,404
Sources: CBRE, U.S. BEA, U of A, Elliott D. Pollack & Co.
Forecasted Demand for Industrial Space
Greater Phoenix
2022 - 2030
| Downtown Redevelopment Area Plan
216 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
9
The Airport submarket has grown by approximately 8.4 million square feet of industrial space
since 2005 or an average of 463,900 square feet per year. However, that timeframe includes the
aftermath of the Great Recession when development activity slowed dramatically. Today’s
vacancy rate is 2.3%, the lowest since records have been kept. Despite limited construction
activity, net absorption has been extremely strong with 9.6 million square feet of space absorbed
just since 2014 or an annual average of 1.20 million square feet. One of the larger development
projects recently completed in the submarket is the Prologis I-17 Logistics Center at the southeast
corner of I-17 and 7th Street. Those buildings range in size from 219,000 square feet and 54,000
square feet in size. This former concrete pipe manufacturing facility has now been transformed
into a modern distribution center.
McDowell Road
Guadalupe Road
Scottsdale Road
19th Ave
Sky Harbor Airport
Sky Harbor Airport
Industrial Market
Source: CBRE
Ch. 4 Appendices | Market Analysis | 217
10
Prologis I-17 Logistics Center
The Airport submarket has a 20.2% share of the industrial inventory at the end of 2022, down
from a 24.8% share at the end of 2015. The reduction in share can be attributed to the large
increase in development activity in the suburban Southwest and Southeast submarkets and a
slowdown in construction activity in the Airport area. Since 2015, the Airport submarket
accounted for 8.9% of Greater Phoenix’s industrial absorption.
| Downtown Redevelopment Area Plan
218 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
11
The low vacancy rate for the Airport submarket suggests there is tremendous demand for
additional industrial space and that the submarket is essentially at full occupancy. Normally,
the vacancy rate for the industrial market is 7% to 8% which allows for new entrants into a
submarket as well as turnover for those businesses that need larger building space or where
leases are expiring. At a 7% vacancy rate, the Airport submarket should have about 5.4 million
square feet of space that is vacant or where leases are expiring. This means the submarket needs
another 3.6 million square feet of space, on top of the 1.8 million square feet that are currently
vacant, just to return to normal market dynamics.
The lack of available vacant land for industrial development in the Airport submarket is the
primary disadvantage of the area. The submarket has superior transportation access relative
to many other sites including full access to I-10, I-17, and SR 51. Most important is the area’s
proximity to Sky Harbor and the requirements of logistic companies that need direct and easy
access to the Airports shipping and cargo operations.
Summary Conclusions
The Greater Phoenix industrial market is experiencing unprecedented growth with rising rents,
vacancy rates that are at historic lows, and construction activity that is double any previous
period of time. The majority of that activity is occurring in suburban areas particularly in the
Under
Net
Year
Buildings
Total SF
Occupied SF
Vacant SF
Vacant %
Construction
Completions
Absorption
2005
2,127
68,170,697
65,053,722
3,116,975
4.6%
513,429
1,455,628
3,443,844
2006
2,153
69,095,820
65,445,441
3,650,379
5.3%
739,270
934,871
605,983
2007
2,188
70,622,843
66,411,594
4,211,249
6.0%
731,546
1,386,758
875,000
2008
2,220
71,810,923
65,497,302
6,313,621
8.8%
102,000
46,957
(1,960,042)
2009
2,228
72,060,182
63,452,333
8,607,849
11.9%
235,000
42,000
(1,295,236)
2010
2,231
72,219,005
63,693,799
8,525,206
11.8%
14,486
145,000
(167,236)
2011
2,235
72,352,451
63,831,970
8,520,481
11.8%
-
90,000
162,786
2012
2,230
72,336,769
64,312,504
8,024,265
11.1%
92,978
80,000
464,729
2013
2,234
72,376,500
64,919,004
7,457,496
10.3%
-
92,978
1,170,267
2014
2,240
72,726,656
66,050,075
6,676,581
9.2%
852,782
28,013
1,016,856
2015
2,251
73,654,050
67,359,765
6,294,285
8.5%
870,962
1,064,403
1,521,441
2016
2,259
74,836,604
68,888,283
5,948,321
7.9%
630,956
1,586,182
1,128,612
2017
2,266
75,470,452
69,772,264
5,698,188
7.6%
300,168
627,562
949,303
2018
2,270
75,721,209
71,079,826
4,641,383
6.1%
1,032,462
436,174
1,430,355
2019
2,277
76,691,921
71,878,945
4,812,976
6.3%
471,400
1,032,462
1,652,919
2020
2,280
77,182,954
73,287,549
3,895,405
5.0%
35,000
471,400
1,243,880
2021
2,279
77,222,672
75,127,477
2,095,195
2.7%
626,888
35,000
1,623,706
2022
2,258
76,520,916
74,764,948
1,755,968
2.3%
791,589
254,788
29,001
2005-2020
Change
131
8,350,219
9,711,226
(1,361,007)
8,040,916
9,810,176
13,896,168
Source: CBRE
Sky Harbor Airport Submarket History
2005 - 2020
Ch. 4 Appendices | Market Analysis | 219
12
Southwest Valley with the development of large warehouse and distribution facilities and to a
lesser extent in the Southeast Valley. The Airport submarket has participated in the growth of
the market with net absorption averaging nearly 1.2 million square feet per year since 2015.
However, construction activity has not kept pace with absorption; only 695,000 square feet on
average has been developed each year since 2015 resulting in a dramatic reduction in the
submarket’s vacancy rate. The lack of construction activity in the submarket is the result of a
densely developed market with few vacant parcels that can readily be put to productive use.
The superior access of the Airport industrial submarket to the regional freeway system and Sky
Harbor Airport are significant assets. If vacant land was available in the submarket, it likely would
be able to continue to capture a significant share of the Greater Phoenix industrial market.
Instead, since 2014 it has only captured 8.9% of the region’s new industrial development activity.
And as noted previously, its overall percentage of the Greater Phoenix industrial inventory has
shrunk from 24.8% in 2015 to 20.2% today.
Strategies
Industrial development in the central city should be promoted to expand employment
opportunities for the local population rather than allowing major industrial projects to flee to
suburban locations. However, the diversity of land uses in the RDA requires different strategies
for different parts of the RDA to further promote past redevelopment efforts and to ensure
compatibility with residential neighborhoods. There are three primary industrial employment
areas in the southern part of the RDA. Those areas include:
• Central City South
• 7th Street and Buckeye Road
• Nuestro Barrio (Spark Areas 2 and 3)
| Downtown Redevelopment Area Plan
220 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
13
Spark Area 2
Spark Area 3
7th St. &
Buckeye
RDA
Central City South Employment Area
Ch. 4 Appendices | Market Analysis | 221
14
Central City South
The Central City South Area Plan outlines objectives that are designed to increase the range of
jobs and employment opportunities for area residents while transitioning industrial activity in
the area to uses that are compatible with nearby residential neighborhoods. The primary
industrial area within the RDA boundaries stretches from 19th Avenue on the west to 7th Avenue
on the east between Harrison Street and Grant Street. According to the Maricopa Association of
Governments (MAG), the area contains 42 businesses (those with more than five employees)
with 906 employees. Actual employment in the area is much higher since most businesses have
fewer than five employees. Construction companies have the largest number of employees
followed by manufacturing companies. There are several auto salvage businesses in the area
which detract from the attractiveness of the street scene; most are not properly screened by
walls.
Redevelopment of privately owned properties in the RDA often requires demolition of existing
buildings and clearance of equipment, salvaged metals, and other scrap from the site.
Remediation of older buildings and sites can increase acquisition costs. The presence of small
lots in the Central City South area makes lot assembly difficult and inhibits redevelopment
activities. Redevelopment strategies must address these issues.
Following is a summary of the primary recommendations from the Central City South Area Plan
plus additional recommendations prepared as part of this RDA:
• Market the area to commercial developers and major employers.
• Encourage new businesses that are labor intensive rather than land intensive.
• Establish marketing strategies that integrate the area with economic development
programs and activities of the Downtown and other nearby employment centers.
• Transition heavy industrial uses to uses that are compatible with residential
neighborhoods.
• Develop funding and strategies to screen open industrial land uses from arterial streets
and from streets that adjoin housing.
• Provide incentives for the redevelopment of obsolete industrial properties such as fee
waivers, expedited permit processing, etc.
• Promote the assembly of small land parcels into larger functional parcels that can
accommodate labor intensive businesses.
• Identify properties that are suitable for transition to modern industrial development and
promote them for sale or lease through advanced planning and zoning actions.
• Develop partnerships with APS and Union Pacific Railroad to identify excess vacant
properties that can be transitioned to employment purposes.
| Downtown Redevelopment Area Plan
222 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
15
• Consider the use of the Government Property Lease Excise Tax (GPLET) to promote
redevelopment in the Central City South area.
7th Street and Buckeye Road Redevelopment Plan
The purpose of this plan prepared in 1989 was to encourage reinvestment in an area that was
experiencing blight, deterioration, and obsolescence. The area is bounded by Buckeye Road, 7th
Street, Pima Street and railroad tracks in the 3rd Street alignment to the west. Land uses at the
time of the preparation of the plan included a metal salvage yard, an abandoned landfill, auto
repair, truck parking, and lumberyards. The primary purpose of the Redevelopment Plan was to
eliminate substandard, deteriorating, and obsolete buildings and environmental deficiencies and
assemble land into functional parcels.
Since the preparation of the Plan, two industrial buildings were built in 2016 and an additional
building on adjacent property outside the RDA was built in 2021. However, historical aerial
photography shows that the auto salvage lots along Yavapai and Yuma Streets expanded over
the 15 years. The 7th Street and Buckeye Road area still requires extensive monitoring to avoid
the reoccurrence of blighting conditions. The primary recommendations of the original
Redevelopment Plan still apply in addition to recommendations developed for this study.
• Provide public services at a level consistent with those elsewhere in the city. Remove or
install public improvements to achieve plan objectives.
• Engage in special redevelopment actions.
• Conduct environmental assessment prior to acquisition of any land by the City.
• Prepare land for redevelopment through acquisition, clearance and land preparation,
property disposition, development contracts, deed restrictions, and subdivision.
• Rehabilitate those structures that will encourage private sector redevelopment and
relocate residents when necessary due to property acquisition.
• Establish marketing strategies that integrate the area with economic development
programs and activities of the Downtown and other nearby employment centers.
• Develop funding and strategies to screen open industrial land uses from arterial streets.
• Provide incentives for the redevelopment of obsolete industrial properties such as fee
waivers, expedited permit processing, etc.
• Promote the assembly of small land parcels into larger functional parcels that can
accommodate labor intensive businesses.
• Consider the use of the Government Property Lease Excise Tax (GPLET) to promote
redevelopment in the area.
Ch. 4 Appendices | Market Analysis | 223
16
Nuestro Barrio
The Phoenix Land Reuse Study identified redevelopment strategies for the Nuestro Barrio
neighborhood. Two “Spark” areas were identified where mid to long-term actions could occur
on two contiguous developable sites. These Spark areas are designed to act as development
catalysts that will trigger economic growth and revitalization in the area.
• Spark Area 2 – El Campito is identified as a hub of innovation that celebrates Phoenix’s
history and provides jobs, entertainment, and training.
• Spark Area 3 – Barrio Unidos is designed as a mixed-use business campus augmented by
a transportation corridor and community sports park.
However, the majority of the land in the Spark areas is owned either by the City of Phoenix or
Sky Harbor International Airport. The process of purchasing or leasing the property from the
City/Airport is complex and time consuming. Suggested strategies for addressing these
conditions include:
• Streamlining the process for the disposition of industrial sites owned by the City/Airport.
• Promoting the Spark properties for sale or lease through marketing the sites to
brokerage companies and conducting advanced planning and zoning actions.
• Providing incentives for the redevelopment of the Spark properties.
• Consider the use of the Government Property Lease Excise Tax (GPLET) to promote
redevelopment in the area.
| Downtown Redevelopment Area Plan
224 |
| Market Analysis (Housing, Retail, & Industrial)
Appendix C |
APPENDIX E:
COMMUNITY
MEETING 1:
EXISTING GOALS &
STRATEGIES BOARD
Community Input: Goals & Strategies
| Downtown Redevelopment Area Plan
226 |
| Community Meeting 1: Existing Goals & Strategies Board
Appendix E |
Ch. 4 Appendices | Public Meeting 1 Goals & Strat. | 227
| Downtown Redevelopment Area Plan
228 |
| Community Meeting 1: Existing Goals & Strategies Board
Appendix E |
APPENDIX D:
COMMUNITY
MEETING 1:
SUMMARY OF
COMMENTS
| Downtown Redevelopment Area Plan
230 |
| Community Meeting 1: Summary of Comments
Appendix D |
Figure 1:1 Day 1 Summary Boards
T
S
1
2
BUCHANAN
D
N
2
2
I10
H
T
9
AMES
H
T
0
2
TAYLOR
D
R
3
2
MARTIN LUTHER KING
T
S
1
CULVER
PORTLAND
POLK
PAPAGO
H
T
3
1
E
V
A
H
T
7
N
O
Y
N
A
C
K
C
A
L
B
MARICOPA
3RD ST
I17
E
V
A
T
S
1
SHERMAN
GRANT ST
GRANT ST
T
S
H
T
4
H
T
4
1
TONTO
PIMA
HADLEY
YAVAPAI
VILLA
UNIVERSITY
H
T
4
2
H
T
8
1
DIAMOND
WOODLAND
LINDEN
SOUTHER
N
P
ACIFIC
MADISON
SONORA
A
M
U
Z
E
T
N
O
M
N
O
M
R
A
H
HARRISON
D
N
2
H
T
6
23RD
A
V
E
FILLMORE
WILLETTA
Y
H
A
D
U
C
YUMA
GIBSON
HARRISON
PIERCE
BRILL
SR202
MCKINLEY
LYNWOOD
GARFIELD
MONROE
MORELAND
JACKSON
LATHAM
COCOPAH
APACHE
DURANGO
H
T
0
1
L
E
R
U
A
L
E
M
A
N
O
N
7TH S
T
RAIRDAN
SPRUCE
HESS
MAGNOLIA
H
T
8
HILTON
ROOSEVELT
H
T
2
1
H
T
5
1
H
T
4
3RD
H
T
5
LINCOLN
H
T
1
1
ROOSEVELT
GRANT
WATKINS
MOHAVE
HAMMOND
ROOSEVELT
H
T
2
1
H
T
5
1
H
T
4
3RD
H
T
5
LINCOLN
H
T
1
1
ROOSEVELT
GRANT
WATKINS
MOHAVE
HAMMOND
7TH
BUCKEYE
H
T
9
1
L
A
R
T
N
E
C
ADAMS
VAN BUREN
H
T
6
1
JEFFERSON
H
T
7
1
WASHINGTON
17T
H A
VE
BUCKEYE RD
T
S
1
1ST
A
VE C
ROSSOVER
GRAND
Madison Pioneers
Coalition
Oakland
Triangle
Roosevelt
Action
Evans Churchill
Booker T.
Washington
Eastlake Park
Central Park
Nuestro Barrio Unidos
Grant Park
Woodland
St. Matthew’s
Phoenix Redevelopment Area
Land Use Typology Excercise
LEGEND
Street Classifications
RDA Boundary
Neighborhoods
Arterial
Collector
Minor Collector
Local
0
0.5
0.25
Miles
´
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
MC
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
Downtown Core
Downtown Core
Ch. 4 Appendices | Public Meeting 1 Comments | 231
Figure 1:2 Day 2 Summary Boards
| Downtown Redevelopment Area Plan
232 |
| Community Meeting 1: Summary of Comments
Appendix D |
•
Neighborhood Representative from N.B.
•
Concern RF: Outside Developers
•
Need Hard Copies
•
Aviation creating homeless
•
Condense all individual houses into a neighborhood
•
Remove/Rehab older commercial & industrial
•
Grants for housing rehab
•
Safe multimodal families
•
Ensure affordable housing for low-income & working
class residents
•
Mandate environmental sustainability for all future
development projects
•
REQUIRE off street parking for all future development
•
Implement traffic/infrastructure changes PRIOR to
development/construction
•
Expedite grant assistance for homes already qualified,
but grant funds ran out
•
Remove homeless from downtown
•
small business support
•
programs to help property owners develop vacant land
»
make it financially viable
•
Home Repair Help, Grants
•
Owners that struggle to maintain
•
Rehab Funds Availability
•
Livability-Parks, Trees
•
Infill-build up
•
Policies to attract more multi-family homes
•
Market Rate homes to attract downtown workers
•
Permanent Solutions to Homeless issue
•
Matthew Henson [ Needs to be identified
neighborhood: 7th Ave/Grant (NE), Maricopa Fwy (S),
I-17 (W) ]
•
East Lake housing is converting into a very high income
area & pushing out residents that has been around 60
years +
•
Land Use/Growth
»
7th Street to Maricopa Freeway
»
7th Avenue to 15th Avenue
»
13th Avenue/ Buckeye Rd
•
Sub Police Station
•
Multi Cultural Center
•
Single Family Residential Home/ Duplex/ Sidewalks
•
Recreational Area
•
No Markets
•
Access Roads & Sidewalks for EMS/ Police/ Fire Trucks
•
Street Drainage (House gets flooded- 2nd Place &
Mohave)
•
Main focus was St. Matthew’s & develop vacant properties
w/residential uses including single-family, duplex, micro,
etc.
»
Incentives or funding programs for home owners to fix
their houses & set better standards
•
Bike lanes on Grant & Buckeye
•
Alley improvement in Oakland Historic
•
Grocery store in Grant Park
•
Nice community involvement in Eastlake Park & Booker T.
Washington Areas/ Districts
•
Transition- 9th St- 7th St- more density & heighlts like to
the west
•
8th St- 9th St- Step down & harmonize with the area east
of 9th St.
•
Grocery stores
•
More attractive store frontage
•
Relocate residents to be close to each other
»
7th St - 12th St & Grand Rd - Mohave Ave
•
In Residential- Increasing density of residential on the
vacant lots
•
Grants to for commercial & residential owners for
improvements
•
More IOA, IOB Open Spaces (dog parks) where there is
more high density - community pocket parks
•
Grant Park location- crucial to focus on improvements in
the area - any beautificaiton
•
Bike lanes along N. & 3rd/5th Ave should be expanded
throughout downtown, but also specifically south part of
downtown
•
Spark zones --> Bldng reused or torn down?
•
Rezoned from land legal class I to LL class 2 why?
•
Will SPARK zones change? E.g. be removed as a
classification
•
Puente (20th Ave & Adams)--> Empty lot, what is
happening?
•
St. Matthew’s Area -->
»
waste in alleys
»
homeless pushed over from downtown
»
pockets are unsafe
»
need urgent care type facility
•
Prefer rehab existing housing vs. new builds only
•
Nuestro Barrio Unidos --> what will happen w/existing
city-owned lots?
See Figure 1:1 & 1:2 for references to summary board sheets. A detailed summary of comments is listed on the
following pages:
APPENDIX F:
STORYMAP
DOCUMENTATION
Last Revised: 3/15/24
| Downtown Redevelopment Area Plan
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| Storymap Documentation
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| Storymap Documentation
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| Storymap Documentation
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| Storymap Documentation
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| Storymap Documentation
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| Storymap Documentation
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| Storymap Documentation
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| Storymap Documentation
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