PLANNING POLICIES FOR SOUTH CAMPUS AREA PLAN
( SOUTH OF SIXTH STREET )

The following policies supplement and amend the land use and acquisition policies set forth in the Comprehensive Campus Plan, as amended, with respect to the portion of the University Planning District located south of Sixth Street. They do not affect such policies with respect to any other portion of the University Planning District.

1. Boundaries.
   
   The boundaries of the University Planning District shall be amended as shown on Exhibit PP-1, attached.
   
   
2. Land Uses.
   
   Development by the University (including projects involving third parties participating on behalf of or in cooperation with the University) within the revised planning boundaries shall reflect the land uses shown on Exhibit PP-2, attached. Accessory uses are permitted (e.g., snack bar in a classroom building, laundry room in family housing complex).
   
   
3. Eighth Street Frontage.
   
   The following special provisions shall apply to lots facing on the north side of Eighth Street, between Highland Avenue and Cherry Avenue:
   
   
   
   1. The University shall not initiate acquisition from any person who was an owner-occupant as of January 1, 1996, or from the surviving spouse of such a person.
      
      
   2. Houses acquired by the University will be retained and a majority shall be used for University residential purposes (e.g., visiting faculty, graduate students or guests of the University); if there is insufficient demand for those purposes, the remaining structures will be retained and used to house small University offices similar to those in the Mountain/Mabel project, to remain compatible with residential character.
      
      
   3. Vacant parcels (including potential abandonment of Vine Avenue right-of-way), if acquired by the University, will be developed with University structures consistent with neighborhood scale and architecture, subject to use restrictions set forth under (2) above, or will be used for neighborhood-accessible open space, or will be made available for private-sector development under applicable City of Tucson zoning rules.
      
      
4. Relocation Assistance.
   
   The University recognizes its obligations under A.R.S. § 11-961 through 11-974 to provide relocation assistance to homeowners and tenants displaced by University property acquisitions.
   
   
5. Acquisitions:
   
   Owner-initiated. The University will continue to be able to make owner-initiated acquisitions of residential property.
   
   
6. Acquisitions:
   
   Residential. The University will not initiate purchase of a residence until either (a) an assured funding source has been identified for a University project to be developed on that site, or (b) it is subject to acquisition under paragraph 7 below.
   
   
7. Acquisition Zones.
   
   To the extent practicable, University-initiated purchases of real property will be made on a concentrated acquisition basis targeted at specific blocks or designated areas. Subject to availability of funds, and to paragraph 3(A) above, in the event the University acquires more than 60% of the residential frontage of a block on a given street, as determined by mailing address, the University shall offer to purchase the remaining residential properties on that block fronting on that street.
   
   
8. Acquisitions:
   
   Process. In University-initiated purchases, the University will
   
   
   1. initiate contact with property owners concerning their possible interest in selling properties to the University;
      
      
   2. coordinate efforts required to conduct a professional appraisal of such properties for the University or multiple professional appraisals for the University and the property owner;
      
      
   3. if necessary, negotiate within the range of two independently determined appraisals;
      
      
   4. participate in discussions with the property owner to negotiate a purchase;
      
      
   5. prepare documents required to consummate purchase; and
      
      
   6. obtain Board of Regents approval of purchase.
      
      

   The University will not initiate condemnation of any property without prior permission from the Board of Regents.
   
   

9. Divestiture of Outside Properties.
   
   The University shall divest itself of all property located in the area bounded by Campbell Avenue, Broadway, Park Avenue, and the revised Planning District boundary as set forth herein, except for the property fronting on Eighth Street between Park Avenue and Fremont Avenue presently owned by the University.
   
   
   1. The University will determine if any of the property to be divested is sufficiently comparable to parcels within the revised Planning District boundary to justify proposing an exchange.
      
      
   2. Single family residences may be listed for sale with a multiple-listing broker, with copies of the listings being provided to all residents within the revised boundary, or may be disposed of by auction in accordance with Board of Regents policies and in accordance with paragraph (3) below. The University shall inform RHNA of the location of properties to be divested and the proposed method of divestiture.
      
      
   3. Other properties will be posted with signs indicating availability by auction; auctions in accordance with Board of Regents policies will be initiated upon receipt of bona fide offers.
      
      
   4. The University will not make any sales that are contingent upon rezoning.
      
      
10. Development Impact Review.
    
    The University will conduct, and make publicly available through the Citizens Planning Advisory Committee (CPAC) process, or similar review process, a development impact review for each new development project in the South Campus Area. Such review shall include, but not be limited to, air quality, traffic, parking, building height, crime prevention, water usage, historic preservation, light, hazardous materials, explosives, special wastes, bio wastes, bio hazards, noise and visual quality, and may also include such other impacts as the University deems appropriate. Other parties may identify issues they wish to have studied, and the University, after consultation with CPAC, will determine whether such a study is appropriate or necessary. Where the project impact is included within a wider study of University activity (e.g., campus-wide traffic or water use plan), the development impact review will not require a separate study. The CPAC for a project will be formed when an assured funding source has been identified for that project.
    
    
11. Demolition.
    
    The University will not demolish residential properties fronting on Sixth, Seventh or Eighth Streets that are not contiguous to a University use. This restriction does not apply to accessory structures, to lots fronting on alleys, or to lots fronting on north-south avenues. This paragraph does not preclude the University establishing new projects which are not contiguous to University uses, or from demolishing structures for such new projects. The foregoing restrictions on demolition do not apply to structures that are safety hazards.
    
    
12. Infill Development Zone.
    
    In the block bounded by Park Avenue, Ninth Street, Fremont Avenue, and Eighth Street, the University will not initiate acquisition from any person who was an owner-occupant as of January 1, 1996, or from the surviving spouse of such a person.

Attachments:

Exhibit PP-1 -- Map of Revised Planning Boundaries
Exhibit PP-2 -- Land Use Concept Plan

SOUTHWEST PRECINCT: GENERAL LAND USE AND DEVELOPMENT GUIDELINES

FINAL - MARCH 1996

1. Academic / Research / Office Space
   
   
   • Long-term University development on the south side of Sixth Street between Mountain and Park Avenues - approximately 500,000 gsf (30% site building coverage). Uses to include academic, research, and office space.
     
     
   • The greater site building coverage and development density north of Sixth Street to be reduced south of Sixth Street to transition to neighborhood residential use south of Seventh Street.
     
     
   • Building heights not to exceed four stories above grade along Sixth Street frontage, and two stories above grade for building elements fronting along Seventh Street and Park Avenue.
     
     
     
2. Campus Edge / Neighborhood Landscape Buffer
   
   
   • 20' wide layered landscape buffer along the north Seventh Street and east Park Avenue frontages.
     
     
   • Primary pedestrian and bicycle access to the campus north of Sixth Street via Fremont and Highland Avenues.
     
     
3. Proposed Enhancements to Sixth Street & Highland Avenue
   
   
   • Street trees and sidewalk amenities to enhance southwest precinct.
     
     
   • Develop safe at-grade crossings for pedestrians and bicyclists.
     
     
4. Student Recreation Center
   
   
   • 131,000 gsf building with swimming pool (existing)
     
     
5. Student Recreation Center Addition
   
   
   • Approximate 40,000 sf building footprint for long-term expansion of the Student Recreation Center.
     
     
6. InterCollegiate Athletics Sports Venue
   
   
   • Approximate 50,000 sf building footprint for a multi-purpose sports venue facility (4,000 seat capacity; gymnastics, volleyball, etc.).
     
     
7. Parking Structure (South of Sixth Street)
   
   
   • Approximate 120,000 sf building footprint with potential 20,000 sf street level commercial space (if supported by Commercial Market Study).
     
     
   • Up to a 1600+/- car parking capacity.
     
     
   • Not to exceed a maximum height of 4 levels above grade along Sixth Street in the event a non-parking ground floor use is incorporated within the structure, or 3 levels above grade if the ground floor is used for parking. Not to exceed three levels above grade along Seventh Street frontage. One parking level below grade shall be considered in all instances.
     
     
   • Primary vehicle ingress/egress proposed via Sixth Street; specific project and site design elements to be clarified as part of traffic circulation study and final project design.
     
     
8. Student Recreation Fields
   
   
   • West Field - 6.8 acre multi-use turf field for intramural and club sports. Retain where feasible, residential structures along Eighth Street for University faculty/graduate student housing or office use.
     
     
   • East Field - 3.7 acre multi-use turf field for intramural and club sports.
     
     
   • Incorporate walking/jogging/exercise path to encircle and connect fields, if sufficient area is available to do so, the design of which will be subject to review by the CPAC or similar process.
     
     
   • Consider locating outdoor seating and tables in landscaped perimeter to accommodate campus and neighborhood use.
     
     
9. Campus Edge / Neighborhood Landscape Buffer
   
   
   • 20' wide layered landscape buffer along north Seventh Street frontage given availability of sufficient area. Street trees, low brick wall to define campus edge (similar to Mountain Avenue and Mabel Street), and large trees to screen field lighting.
     
     
   • Open space amenities accessible to neighborhood residents.
     
     
   • Primary pedestrian and bicycle access to the campus north of Sixth Street via Cherry and Highland Avenues.
     
     
10. Proposed Enhancements to Sixth Street & Highland Avenue
    
    
    • Develop campus gateway at Sixth Street and Highland Avenue
      
      
    • Discourage northbound Highland Avenue traffic into campus, and southbound Highland Avenue traffic into neighborhood residential areas south of Sixth Street.
      
      
    • Street trees and sidewalk amenities to enhance sports / recreation precinct.
      
      
    • Develop safe at-grade crossings for pedestrians and bicyclists.
      
      
11. Residential Structures on the North Side of Eighth Street: Highland to Cherry Avenues
    
    
    • Adaptively reuse structures for University faculty, graduate, and guest housing, or offices as alternative secondary use.
      
      
12. Infill Development Zone - Addition to University Planning Area
    
    
    • The area bounded by Park and Fremont Avenues, and Eighth Street south to the alley immediately north of Broadway Boulevard, is designated as a University of Arizona infill development zone, and is included as an addition to the University Planning Area.
      
      
    • Proposed uses include student family housing, related support services, and University office uses. Support service/office as transition uses from the Broadway corridor north to University family student housing.
      
      
    • New University housing development not to exceed three stories in height.