Light-rail could spark Apache Blvd. renewal
Kerry Fehr-Snyder
The Arizona Republic
Jan. 12, 2008 07:01 AM
In five years or so, light-rail commuters may be able to drop off their dry cleaning, pick up groceries and grab a cup of coffee at a train station near Apache Boulevard and Dorsey Lane in Tempe.
The area, dominated by cars, is expected to be reborn as a "walkable area" where stores front the street and cars are relegated to a back parking lot.
At least, that's the vision of Tempe planners and others who promote transit-oriented development that draw mixed-use residential or commercial projects along the 20-mile starter light-rail line that begins service in December. The question planners need to answer, said Arizona State University planning professor Ruth Yabes, is "What kind of mixed-use development is necessary to have a thriving system?"
Yabes led a group of students in ASU's architecture and environmental design college last year to study transit-oriented development along the Camelback corridor for Phoenix. The corridor is bounded by Colter Street on the north, Seventh Street on the east, Pierson Street on the south and 22nd Avenue on the west.
The class recommended, among other things, that Phoenix:
• Change the current zoning along the corridor to include mixed-use developments.
• Increase parking and parking garages with ground-floor retail and business space at light-rail stations.
• Incorporate varying height and density of one to 20 stories to promote pedestrian traffic and train ridership.
• Include transitional spaces to blend large-scale development with residential areas to create a "step-back" effect.
• Create plazas, courtyards, urban parks, public art and other public spaces that form a sense of community.
• Implement affordable housing policies and encourage a mixture of income and race/ethnicity.
• Install speed bumps, traffic circles and other traffic-calming devices, while expanding bike paths.
• Enhance streetscapes by planting trees and landscaping and adding benches.
The study, which was finalized in December, is similar to what Tempe is paying a private consultant to do. The Tempe study has not yet been released.
Yabes, who lives in Tempe, said the planning class attempted to set the stage for what is known as transit-oriented development around an expensive public project.
"Cities have to make commitments" to make light-rail projects attract riders and shoppers to nearby commercial developments, Yabes said.
"If the feds (federal government) are kicking in that amount ($1.4 billion), the whole system is probably worth $4.1 billion."
To be sure, there has been $4.2 billion worth of commercial development proposed or being built around the starter line's 28 stations, according to an informal review by city planners and the Metro.
"What you want in terms of businesses are the kinds of things that get you out of your car," Yabes said.
She said that most people will walk five to 10 minutes, although 10 minutes "is pushing it, especially in Arizona's hot summer."
What's tricky is meshing high-rise commercial developments with pedestrian-friendly areas and residential neighborhoods.
"People don't want office workers looking into their backyards," she said. "Even if they don't sunbathe nude, they want the option."
In Tempe, light-rail finally may transform Apache Boulevard into a more attractive area, Yabes said.
"Apache is kind of interesting in that regard because it's surrounded by single-family homes," she said. "If Tempe can be accused of having a red-light district, it's on Apache between Price and McClintock.
"They've been trying to redevelop Apache for years. I think this is finally going to be what kicks it in."
Don Cassano, chairman of the Tempe Transportation Commission, said he already sees Apache transforming and property values rising with light-rail development.
Cassano said he's toured light-rail systems in Denver, San Diego and Portland to see what kind of businesses work best around light-rail stations. They include dry cleaners, florists, shoe repair shops and coffee shops, he said.
"It's going to be the kind of stuff that's more service oriented, the grab-and-go businesses," he said.
Tempe adopted a transportation overlay district three years ago to encourage more pedestrians around light-rail stations, said Jyme Sue McClaren, Tempe's deputy public works manager.
"No car washes, auto-related uses are restricted, no drive-throughs, no (plant) nurseries," she said.
Instead, the city is encouraging the building of dry cleaners, coffee shops, retail stores, day-care centers, bookstores, service-oriented businesses and "things that you may see on Mill Avenue, like pedestrian-scale restaurants, neighborhood grocery stores," she said.
Stores also should front the sidewalks and parking lots should be placed at the side or back of a development, McClaren said.
Jack Wierzenski, director of economic development and planning for the Dallas Area Rapid Transit System, said most developments around light-rail stations have increased property values.
"There's a perception that bad things are going to happen, and bad things never happen," he said.
Ram Pendyala, an ASU professor in civil and environmental engineering specializing in transportation systems, agreed and said that he expects to see a variety of mixed-use projects with apartments, condos and businesses "that cater to people's personal errands."
He said that successful light-rail systems foster a reciprocal relationship between riders and businesses.
"It's definitely a two-way relationship there, definitely a synergy there," he said.
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That is a classic Ruth quote! I loved her too, although the planning subjects she taught were horribly boring topics. 
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