APACHE BOULEVARD REDEVELOPMENT AREA

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Objective

Encourage reinvestment in the Apache Boulevard area in order to build a more desirable neighborhood in which people will enjoy living and working. Enhance the positive aspects of this area and promote desirable reuse of the land.
 

History

Apache Boulevard, formerly designated as U.S. Highway 60 or State Route 89, was used as a connection from Tucson to Phoenix and Prescott.  Over the years many typical "highway commercial" uses sprang up along Apache Boulevard.  These included tourist attractions, motels, service stations, restaurants and recreational vehicle parks.  In more recent years, the viability of Apache Boulevard as a commercial strip has changed significantly, due in part to the freeway system bypassing the area.  The area's extensive concentration of highway commercial zoning has become obsolete in its current context.  Furthermore, the increasing age of many buildings along with a lack of maintenance are contributing factors to the conditions which have existed along many areas of the Boulevard.  This pattern of disinvestment, combined with a large amount of underutilized or vacant land, makes this area a prime candidate for redevelopment.

More recently, many positive changes are being seen along Apache Boulevard and in the surrounding neighborhood.  Several new construction projects are underway (please see "Project Update") and many more developments are in the planning phase.  Overall, there is now significant momentum in the redevelopment area with positive changes occurring on numerous sites.


Apache Boulevard Area Background

The focus of this study is the Apache Boulevard area and adjacent neighborhoods. Apache Boulevard, formerly designated as U.S. Highway 60 or State Route 89, began to be used in the 1800’s as a connection from Tucson to Phoenix and Prescott. From the east, Highway 60

tied in from Globe, Superior and the Salt River Canyon. State Route 89 linked up with Florence and Tucson. These highways met near Florence Junction, east of town and became one roadway through the Phoenix metropolitan area. This highway was known as Apache Trail in Apache Junction, Main Street in Mesa, Apache Boulevard and Mill Avenue in Tempe, Van Buren Street in Phoenix and finally became Grand Avenue in central Phoenix as it turned northwest towards Wickenburg.

Over the years, many of the typical "highway commercial" uses sprang up along Apache Boulevard. These included tourist attractions, motels, service stations, restaurants and recreational vehicle parks. In the years following World War II, a significant number of new motels and "tourist-oriented" businesses were established along the Boulevard. The majority of the development was contained within a narrow corridor following the highway. Within the area which is now Tempe, residential subdivisions began appearing in the late 1940’s. These were typically located just outside of the commercial corridor of the Boulevard.

Today, there are a significant number of historic structures in the Project Area. In this case, "historic structures" are defined as buildings which are at least 50 years old.

In more recent years, the viability of Apache Boulevard as a commercial strip has changed significantly, due in part to the freeway system bypassing the area. Interstate 10 created an alternate connection to Tucson in the 1960’s. Shortly thereafter, the Superstition Freeway (now State Route 60) created an alternate link to the east valley and points beyond, beginning in the 1970’s. Also contributing to the decline of Apache Boulevard is the fact that its extensive concentration of highway commercial zoning is no longer viable in its current context. One of the problems is that many of the commercial parcels are very narrow and long, making it difficult to develop these properties. Some of the lots are only 100 to 200 feet wide and 1300 feet long. These small lots are difficult to assemble into parcels large enough to accommodate new development.

Furthermore, the increasing age of many buildings along with a lack of maintenance are contributing factors to the undesirable conditions which currently exist along many areas of the Boulevard. This pattern of disinvestment, combined with a large amount of underutilized or vacant land, makes this area a prime candidate for redevelopment. "Underutilized" land is defined as property which is not used to its highest potential. An example would be an acre of land zoned for multi-family development which has a small single family residence on it. The pattern of disinvestment may be attributed, in part, to the fact that the Boulevard is no longer the state highway connecting major destinations. Therefore, the tourism attraction is greatly diminished.

Redevelopment Program History

As the City of Tempe has grown in density and become nearly built-out, there has been an increased awareness of the need for redevelopment within our boundaries. The need for city assistance in this area was brought to the attention of the City Council in the late 1980’s by a group of business owners. There was a strong desire to improve the aesthetics of Apache Boulevard. The City of Tempe responded with an enhancement program in the early 1990’s. It included the construction of landscape medians, improved street lighting, installation of new sidewalks, placing power lines underground and an update of business signage along Apache Boulevard. Underground utilities and infrastructure were also enhanced at this time. More recently, transit shelters were installed along Apache Boulevard.

However, the aesthetic improvements did not address many problems which persisted. Again, several business owners and residents approached the City of Tempe for assistance. In response, three focus group meetings were held in early 1996 to address the problems. This process was followed by the Apache Boulevard Redevelopment Area being defined as a "study area" by the Tempe City Council on May 9, 1996 with the intent of creating a redevelopment area. In the summer of 1996, a request was made for volunteers to serve on a Project Area Committee. As a result, 23 representatives were selected to serve on the Apache Boulevard Project Area Committee (APAC).

This group began meeting in September 1996. During the Autumn of 1996, they worked with city staff through a "visioning" process to create a list of factors which are important for improving the area. A mission statement was written and adopted in early 1997. Survey work and mapping took place in late ’96 and early ’97. After the background information was compiled, a design charrette was held on July 25, 1997 for the purpose of establishing design guidelines for the Boulevard. The following Redevelopment Plan is the result of these efforts between city staff and APAC (Apache Blvd. Project Area Committee) members. The plan was adopted by the Tempe City Council on December 11, 1997.