6-Attachment A Innovation District Site Selection Analysis.pdf

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Innovation District:

Site Selection Analysis

Executive Summary The purpose of this memo is to lay out the methodology the planning team took to determine the most favorable location for an innovation district in Yuma County. Three locations in Yuma County were assessed, where the goals identified in the 2022 Strategic Assessment (The Wright Associates) were weighed against the unique contexts of each individual site. The locations include Yuma’s downtown and Old Town South area, the Arizona Western College owned parcel west of the campus, and Downtown San Luis, AZ.

When launching into a new endeavor, it is always preferable to explore all the ways other people have succeeded or failed before taking action. Thus, the assessment commenced with a review of existing literature and research on innovation districts. These case studies provided several insights on the process of developing an innovation district and the characteristics that make them successful. Four examples were identified as having potential similarities to the Coalition’s aspirations. From these case studies emerged a clear delineation of key attributes characterizing innovation districts. Central among these characteristics were physical proximity and connectivity, mixed-use development, capacity, and development potential. These observations emphasized the foundational elements that foster innovation and interaction.

Informed by the research findings, the planning team, in collaboration with the Coalition, developed a set of key criteria. These criteria, distilled from the case studies, played a pivotal role in guiding the site selection process. As an additional layer of validation, the planning team also hosted a public kick-off meeting to invite input from community members. Participants had the opportunity to “master plan” each of the three sites with “live, learn, work, play and stay” elements and were then asked to identify opportunities and constraints for each of the three sites. The result of the meeting indicated a strong desire to locate the innovation district in the City of Yuma, where attendees expressed that Yuma would create greater regional impacts, contributing to surrounding local economies.

When considering a location, it is worth noting that each geography has unique strengths and challenges and no matter what area is ultimately selected, innovation districts can have spillover effects beyond their boundaries, meaning that their impact can extend to other neighborhoods, communities, and regions leading to job creation, knowledge spillovers, infrastructure development, and overall economic growth and societal progress. Moreover, the Strategic Assessment contemplated the creation of an innovation ecosystem, where satellite innovation hubs could be established in various locations throughout Yuma County. This satellite concept appears to be promising when recognizing the demand for an innovation district in the region and could make it easier for businesses, startups, and entrepreneurs to collaborate with each other. AWC, San Luis, and Yuma will all be included in the area-wide planning efforts of this Coalition Assessment Grant project culminating in September, 2024.

Selection Criteria Research has demonstrated the key determinants of successful innovation districts is the location, context, and urban design features of the district. The confluence of these factors shapes a district’s potential for fruitful human interaction and collaboration.

Consequently, the imperative lies in establishing the innovation district in an environment that fosters an accessible, appealing, functional, and resource-efficient urban environment. Central to this memo is the pivotal query: Which of the three locations possesses the physical and social attributes capable of drawing diverse firms and individuals, stimulating interactions, and accelerating innovation outcomes? The answer to this query, determined by the concentration of interconnected assets, guides the identification of the best location for an innovation district to grow and develop.

Below is an overview of the criteria the planning team used for assessing the three sites.

• Criteria #1: Development Potential o What is the level of existing infrastructure?

o What is the scale of necessary improvements required?

o Is there redevelopment potential?

• Criteria #2: Connectivity o Is the area walkable? (Short walkable blocks rather than long, uninterrupted corridors) o Do physical barriers limit access to parts of the district or its immediate surroundings?

o Are streets designed to enhance pedestrian safety and comfort?

o Are there ample public destinations accessible by foot?

• Criteria #3: Land Use Mix o Is the area able to create a mix of residential and commercial buildings, ground-floor activity, public markets, cultural amenities, neighborhood amenities, public spaces, and other users that connect people to each other?

o Does the area have sufficient employment and residential densities to create the potential for interactions between users?

• Criteria #4: Capacity o Presence of an anchor institution and innovation assets

• Criteria #5: Proximity to Amenities o Are there a variety of publicly accessible places where people can meet, such as shops, cafes, bars, restaurants, maker spaces, lively parks and squares, cultural spaces, public spaces, and “third places”?

o Are open spaces designed and programed in a way that serves a diversity of users, including residents, workers, and others?

o Can the area begin to provide the Urban Framework for the “Live, Work, Learn, Play, Stay” urban village concept development?

The Sites Exploring different options is an effective means of identifying positives and negatives of moving forward with an idea. The innovation district is no different. In considering the background case studies and the input received during community outreach, the following explores the physical feasibility of the innovation district at each of the three locations.

1. Downtown Yuma Criteria #1: Development Potential Downtown Yuma possesses several attributes that position it as an excellent prospect for an innovation district. Primarily, its existing infrastructure, encompassing transportation networks, utilities, and structures, stands ready to be repurposed and harnessed for the advancement of an innovation district. This approach stands to save considerable time and resources compared to constructing infrastructure anew on an undeveloped piece of land.

Furthermore, establishing the innovation district in the heart of Yuma's downtown area presents an opportunity to breathe new life into areas within the city center that are currently underutilized or blighted. This revitalization effort aligns harmoniously with the broader developmental vision for the city, promoting an enhanced quality of life for its inhabitants. The 640-acre study area has approximately 76 acres of vacant land, which comprises 12% of the total area. Much of this developable land is concentrated in Old Town South, which is located directly south of Downtown Yuma. Old Town South has around 40 vacant or underutilized properties, accompanied by an incomplete right-of-way. These properties collectively cover approximately 55 acres of contiguous land, offering the potential to house the envisioned 20-40 acre innovation district. Given its adjacency to the downtown core, this substantial expanse of land holds significant promise for transforming into an attractive hub for inventive and imaginative enterprises and professionals.

Criteria #2: Connectivity Downtown Yuma boasts a comprehensive web of connectivity, spanning diverse elements such as road networks, pedestrian-friendly layouts, cycling infrastructure, public transportation options, riverfront accessibility, and strategic proximity to major transportation arteries. This intricate network serves to facilitate seamless interactions and collaborations among workers, entrepreneurs, and investors. The enclosed Yuma Accessibility map showcases current bus stops and routes, the Amtrak pathway, main roads, and public parking areas.

The configuration of gridded streets in the area contributes to effortless navigation and facilitates smoother traffic flow by distributing vehicular movement across multiple thoroughfares rather than concentrating it on a few main roads. As illustrated on the Accessibility map, most destinations within the study area can be reached with a 15-minute walk. Moreover, Downtown's strategic positioning situates it in close proximity to vital transportation routes such as Interstate 8, US Route 95, and the Yuma International Airport. This advantageous closeness ensures efficient linkages to other city sectors and grants access to regional destinations.

The locale of Downtown along the Colorado River introduces a distinctive water-linked connectivity, supporting recreational pursuits and waterfront attractions that magnetize both tourists and visitors. Notably, the Historic Yuma Crossing vicinity melds the city's historical significance with its contemporary amenities, imbuing the district with cultural richness and appealing to visitors interested in the city's heritage. These interconnections heighten both the district's inner dynamism and its reach to other city sections and the broader regional landscape.

Criteria #3: Land Use Mix The greater part of the downtown and Old Town South is dedicated to, and currently zoned for, mixed-use purposes. This zoning allows for the integration of retail, commercial, and higher-density residential spaces both horizontally and vertically, a crucial aspect for establishing a lively environment that accommodates living, working, recreation, and residence. Innovation districts are meticulously devised to nurture inventiveness, collaboration, and economic advancement by converging a diverse array of enterprises, establishments, and individuals within a single vicinity.

The amalgamation of diverse businesses and institutions encourages fortuitous encounters among professionals spanning different fields. These interactions can spur the cross-pollination of ideas and the emergence of solutions that might not have arisen in a more homogenous, sequestered setting. Additionally, when corporations, startups, research centers, and educational institutions coexist, they can effortlessly engage in collaborative efforts. Mixed-use areas further entice a varied pool of talents due to the presence of diverse industries and opportunities. This diversity enhances the cognitive and cultural milieu, cultivating a dynamic community of experts with varied skills and viewpoints.

Furthermore, the blend of functions engenders a dynamic milieu that supports both work-related and personal activities. Individuals can seamlessly partake in work responsibilities, social interactions, leisure pursuits, and cultural engagements all within a single locale. This vibrancy naturally renders the district more captivating for both residents and visitors.

Given that mixed-use zoning is already established in Downtown Yuma, the existing regulatory framework recognizes the urban fabric and ambience of the area. This framework adheres more to urban-oriented design standards as opposed to suburban ones.

While some adjustments might be necessary to allow for additional flexibility and align with the unique vision of the innovation district, a comprehensive overhaul of the regulatory structure would not be essential. Furthermore, the Future Land Use for the area is slated to be mixed-use, which means any zoning adjustments would align with the community’s vision for this area.

The breakdown of land uses in the study area are as follows:

30.74% - Old Town (Mixed Use) 2.65% - Low Density Residential 0.24% - Medium Density Residential 10.93% - High Density Residential 21.53% - General Commercial 0.15% - Limited Commercial 1.39% - Business Park 7.49% - Heavy Industrial 2.76% - Light Industrial 1.9% - Historic Park 2.97% - Agriculture 2.44% - Transitional 14.81% - Other

Criteria #4: Capacity Another crucial factor in the establishment of an innovation district is the existence and potency of anchor institutions. Thus, identifying locations with potential for advanced industry expansion is essential. One such anchor institution is Gowan, a multinational corporation specializing in the advancement of crop protection products and solutions, with its headquarters situated in Downtown Yuma. The presence of Gowan holds the potential to significantly bolster the economic development of the innovation district and the surrounding region. Moreover, it could play a pivotal role in positioning the district as a central hub for agricultural innovation, thereby enticing other interconnected enterprises to congregate within its vicinity.

Criteria #5: Proximity to Amenities Public spaces offer yet another avenue to fortify networks and connections, constituting a vital component of prosperous innovation districts. Downtown Yuma boasts a variety of public spaces, such as the Main Street Plaza, Historic Yuma Crossing, and riverfront access, all serving as pivotal nodes for community engagement, cultural interchanges, and innovative collaborations. This collective contribution fosters a more vibrant urban experience.

Furthermore, the downtown region's proximity to an assorted array of amenities further bolsters its allure as a central nexus for both residents and visitors. The convenience of having essential services, entertainment choices, cultural encounters, and recreational spots in close proximity enriches the overall urban experience.

Other Takeways:

• High concentration of older buildings, vacant land, and other assets that can be transformed/ adapted for higher economic purposes.

• Diverse mix of stakeholders, including small businesses, community organizations, and local government. This diverse mix of stakeholders could provide opportunities for collaboration and partnership.

• Vibrant arts and culture scene, with a variety of events and festivals that celebrate local artists and creatives. This creative community could attract businesses and entrepreneurs interested in cultural tourism and creative industries.

• The presence of unique and well-preserved historic architecture could provide a distinctive sense of place and inspire creativity and innovation.

• Existing employment hub with a higher concentration of economic activity.

2. AWC Campus

Arizona Western College presents a range of technical and vocational programs that have the potential to supply a proficient workforce for forward-looking enterprises. Nonetheless, situating the innovation district in close proximity to the campus could encounter obstacles related to industry diversity, commercial infrastructure, regulatory complexities, and the convergence of objectives. Consequently, this proximity might render it less suitable for the creation of a flourishing innovation district. That being said, the study area has several large acre parcels that are ripe for development. Approximately 132 acres or 20.6% of the total study area consists of vacant, greenfield property, that could be used for uses complementary to the College.

Criteria #2: Connectivity Located approximately 10 miles to the east of Downtown Yuma, Arizona Western College is intentionally designed to ensure convenient access for students who commute by car. While the campus itself promotes walkability, establishing connections to the neighboring areas, particularly the residential sector south of East 24th Street, remains a challenge. The study area in question holds a suburban character, and the presence of multiple physical obstacles impedes seamless movement for those not reliant on automobiles. This challenge is partly a consequence of the segregation of land uses and the low population density prevalent in the area. As a result, individuals often find it necessary to resort to their cars to access amenities and workplaces.

Successful innovation districts demonstrate a variety of mechanisms for linking individuals both to and within the district. These mechanisms encompass options like public transit, pedestrian pathways, cycling routes, and well-balanced vehicular infrastructure.

In contrast, the current suburban landscape of the study area hinders the realization of these inclusive and diverse connectivity options.

Criteria #3: Land Use Mix Research findings consistently indicate that innovation districts tend to flourish within urban or mixed-use settings characterized by a robust concentration of businesses, research establishments, and conveniences. The key principle of proximity serves as a cornerstone for successful innovation districts, achieved through substantial levels of commercial, occupational, and residential densities that encourage the amalgamation of individuals and ideas.

Nevertheless, situating an innovation district next to a college campus might not deliver the requisite breadth of industries and institutions essential for cultivating innovation. The immediate vicinity of the college predominantly features homogeneous land use, primarily composed of single-family residential areas with low to medium density. Scarce commercial development near the campus necessitates students and residents to journey to downtown or other commercial destinations in Yuma to access eateries, cafés, retail outlets, services, and other amenities.

Furthermore, the present zoning configuration of the study area is a mostly a low-density residential designation, with only a small portion zoned for limited commercial. Given the diverse range of zoning districts required to accommodate the projected uses and the distinctive vision for the district, an encompassing adjustment to the zoning strategy would be essential. Furthermore, the Future Land Use in the General Plan maintains the suburban residential and public/quasi-public designations, which would necessitate amending the City’s General Plan to a mixed-use designation as well. This amendment would not be in line with the community’s vision for the area, as it is currently laid out and developed to accommodate larger lot single-family homes.

The breakdown of land uses in the study area are as follows:

84.26% - Low Density Residential 13.22% - Agriculture 2.52% - Limited Commercial

Criteria #4: Capacity Innovation districts thrive on a broad spectrum of industries and enterprises to foster the intermingling of ideas. College campuses, known for their robust educational focus, may not inherently correspond with the commercial and entrepreneurial essence integral to an innovation district. The intentions and objectives of educational institutions often diverge from those of businesses situated within an innovation district, leading to potential disparities in priorities.

However, it's worth highlighting that Arizona Western College (AWC) assumes a vital role in this context, as its involvement becomes a significant asset. The college's investments hold the potential to draw fresh talent into relevant sectors and can also aid in the establishment of programs that could synergistically align with the objectives of the innovation district. This partnership could bridge the gap between educational pursuits and commercial innovation, contributing to the overall success of the endeavor.

Criteria #5: Proximity to Amenities As mentioned earlier, AWC is located on Yuma's eastern fringe, necessitating students and local inhabitants to rely on vehicles to access various conveniences such as restaurants, entertainment venues, grocery stores, healthcare facilities, cultural events, community engagements, and outdoor recreations. The provided amenities primarily cater to the student body and faculty. The absence of immediate access to amenities poses challenges in cultivating natural vibrancy in the area throughout the day and into the evening. This sort of bustling activity is pivotal for driving the success of an innovation district.

Other Takeways:

• The College plays a vital role in Yuma County, with a significant footprint in communities throughout the region. This planning effort to establish a thriving innovation district will rely heavily on the research, education and training from this institution. While the criteria analysis noted above seems to preclude the short-term feasibility of creating the urban village framework of “Live, Work, Learn, Play, Stay” in the study parcel, this planning grant will explore several studies and concepts for supportive development and opportunities to strengthen support of both Yuma and San Luis.

3. San Luis

San Luis does contain several parcels that have development potential. Approximately 81 acres, or 12.6% of the total study area is considered vacant or underutilized.

There are exciting plans in the works and on the boards throughout San Luis. The City leadership has undertaken several significant studies to address stormwater management and infrastructure, Main Street pedestrian-oriented design, and zoning updates to encourage more diverse uses.

The prospect of establishing an innovation district in San Luis may encounter challenges due to the considerable scope of necessary enhancements, particularly given the existing constraints in terms of modern office spaces, research facilities, and advanced technological infrastructure. Erecting the requisite physical and digital framework could potentially incur substantial costs and require a prolonged period of development. This financial aspect would amplify the investment scale beyond what is likely manageable for the local community.

However, the presence of 2 AWC centers, the growing younger demographics, and recent housing developments have potential to support fostering a consistent influx of talent and facilitating collaborative research initiatives. Innovation often flourishes in environments characterized by a dense network of businesses, startups, research establishments, and similar entities. While San Luis has begun to capitalize on its overall development potential, significant efforts will be needed to capture attention and garner external investments for large-scale technology and innovation hubs the region.

Criteria #2: Connectivity Although plans to expand the border crossing have been formulated, substantial enhancements to traffic management and pedestrian flow are anticipated to take a considerable number of years to materialize. Several connectivity issues have been identified for San Luis, particularly in relation to transportation and cross-border movement. The most prominent of these issues is the US/Mexico border crossing. While it has clear benefits of connecting two countries and their communities, economies and intellectual capital, it also can pose significant barriers to both local residents and businesses. The border crossing process can be time-consuming and unpredictable, leading to delays in movement of goods, people, and services between the two countries.

Security measures, customs procedures and immigration checks contribute to the slowdown in cross-border traffic, which notably impacts the Main Street corridor and downtown area.

The existing transportation infrastructure in the City may struggle to support the necessary capacity an innovation district has the potential to generate.

To address these connectivity challenges, San Luis has undertaken comprehensive efforts, notably focusing on initiatives to enhance the border crossing experience, optimize traffic circulation within the downtown district, and establish improved pedestrian and bicycle infrastructure. The federal government has plans to completely overhaul the border crossing facility, which will greatly improve much of the issues not just at the crossing, but San Luis’ Main Street and overall City as a whole. However, it's important to note that these initiatives are presently in the planning phase and are expected to take a considerable span of time to be fully realized.

Criteria #3: Land Use Mix

San Luis’ downtown area encompasses a moderately diverse range of functions including commercial, residential, and industrial, with the most prominent land uses in the study area being designated for commercial and rural residential. The breakdown of designated land uses in the study area are as follows:

10.46% - Light Industrial 24.58% - Community Commercial 7.05% - Neighborhood Commercial 25.94% - Rural Area Residential 13.55% - Medium Density Residential 0.91% - Manufactured Home 17.51% - Other

While there are several zoned districts, on the ground, the study area does not exhibit a clear organization of different land uses and functions. The absence of defined land use patterns and comprehensive development indicates that the downtown area could benefit from further planning, infrastructure enhancements, and zoning arrangements to create a conducive environment for fostering innovation and economic growth.

Criteria #4: Capacity An anchor institution in the study area has not yet been identified in San Luis. AWC does have a presence in San Luis, with the Technology Institute (1135 Main St) and the Learning Center (1340 8th Ave) which add value to the concept of building supportive satellite hubs. Currently, the Yuma Coalition Brownfield Assessment Grant received approval to include The Old Fleet Shop, two connected parcels downtown. This site has the potential to serve as a major supportive redevelopment project.

Criteria #5: Proximity to Amenities Downtown San Luis faces limitations in terms of available amenities required for establishing a thriving innovation district. The area does include a public green space, Joe Orduno Park, but lacks some of the other necessary amenities essential to the Urban Village framework of “Live, Work, Learn, Play, Stay” that innovation districts thrive on.

From the Coalition brownfield project’s first public engagement, several ideas were raised including the desire for more options for nightlife, and entertainment oriented to the younger demographics. This component of ‘Play’ will continue to be explored, as will the other essential amenities in the overall area-wide planning efforts of the grant throughout downtown San Luis.

Other Takeways:

Many exciting studies, projects and improvements are planned for this community that will support the projected population and demographic growth. Strategically situated at the border, and regionally connected to nearby Yuma and AWC’s campus, San Luis has tremendous potential to reimagine itself through targeted infill and adaptive reuse development. Its concentrated services and footprint serves to increase the walkability, and potential for mixed-use Live, Work, Play developments. The opportunity to support the planned innovation district through ancillary and satellite businesses, offices, housing and campus environments will be explored as part of this area-wide planning efforts.

Case Studies:

Cortex Innovation Community, St. Louis, MO A collaboration of Washington University in St. Louis, BJC HealthCare, the University of Missouri – St. Louis, Saint Louis University, and the Missouri Botanical Garden

• 1.76 square miles

• Hub for technology and biological science

• Founded in 2002

• Central location

• Created 3,800 jobs Phoenix Bioscience Core, Phoenix, AZ

• Focused on life sciences

• Anchored by three public research research universities

• Integrates arts and culture into its mission

• Includes more than 20 companies South Lake Union, Seattle, WA

• Started as a worn-down warehouse district

• Spearheaded by Microsoft co-founder Paul Allen

• Mixed-use neighborhood with major technology companies

• Plans to develop into a life sciences and biotech hub

• High-density housing a critical component Fitzsimons Innovation Community, Aurora, CO

• Five buildings with 427,000 sf of laboratory, office, and meeting space

• Flexible manufacturing and assembly space

• Across from U of Co Anschutz Medical Campus

• 800+ employees

• TOD development with direct relation to new mass transit light rail station

Yuma County - Brownfields to Innovation District Site Selection Criteria Analysis

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Yuma Land Use Balanced Land Use Mix:

YES (12 ZONING DISTRICTS WITHIN STUDY AREA)

Presence of Existing Mix Use Development:

YES (30.74% OF TOTAL STUDY AREA)

Developable Land Available:

YES (APPROXIMATELY 76 ACRES, OR 12% OF

TOTAL STUDY AREA)

Presence of Retail Businesses:

YES (DOWNTOWN YUMA)

Proximity to Public/Green Spaces:

YES (GATEWAY PARK & BLACK HILL)

Presence of Anchor Institutions:

YES (GOWAN)

Zoning information sourced from City of Yuma Information Technology Services - GISZoning information sourced from City of Yuma Information Technology Services - GIS

Old Town (Mixed Use)

Low Density Residential

Medium Density Residential

High Density Residential

General Commercial

Limited Commercial

Business Park

Heavy Industrial

Light Industrial

Historic Park

Agriculture

Transitional

Vacant/Underused Land

Parcel

LEGEND:

STUDY AREASTUDY AREA

(640 ACRES)(640 ACRES)

DOWNTOWN DOWNTOWN

YUMAYUMA

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STUDY AREASTUDY AREA

(640 ACRES)(640 ACRES)

GATEWAYGATEWAY

5 MIN5 MIN

WALKWALK

10 MIN10 MIN

WALKWALK

15 MIN15 MIN

WALKWALK

30 MIN RIDE 30 MIN RIDE

TO AWCTO AWC

1 HR 20 MIN RIDE TO 1 HR 20 MIN RIDE TO

EL CENTRO, CAEL CENTRO, CA

1 HR 10 MIN RIDE 1 HR 10 MIN RIDE

TO SAN LUISTO SAN LUIS

2 HR 45 MIN RIDE 2 HR 45 MIN RIDE

TO MARICOPATO MARICOPA

3 HR 15 MIN RIDE 3 HR 15 MIN RIDE

TO PALM SPRINGSTO PALM SPRINGS

Yuma Accessibility Accessible via Public Transit:

YES (BUS & TRAIN TRANSIT CENTER)

Accessible via Major Highway:

YES (I-8)

Public Parking Available:

YES

Walkable:

YES

• Sufficient walks & crossings available on already developed land

• Strong connection points/grid layout already available for future developments to expand upon.

YCAT Bus Route

YCAT Bus Stop

Amtrak Train Route

Amtrak Train Station

Major Roadway

Public Parking Lot

LEGEND:

PP

AWC Land Use Balanced Land Use Mix:

LOW (3 ZONING DISTRICTS WITHIN STUDY

AREA)

Presence of Existing Mix Use Development:

LOW

Developable Land Available:

YES (APPRIXIMATELY 132 ACRES OR 20.6% OF

TOTAL STUDY AREA)

Presence of Retail Businesses:

LOW

Proximity to Public/Green Spaces:

MODERATE (QUASI PUBLIC AWC CAMPUS)

Presence of Anchor Institutions:

MODERATE (AWC CAMPUS)

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PARCEL DONATED TO EDUCATION

(ARIZONA WESTERN COLLEGE)

PARCEL DONATED TO EDUCATION

(ARIZONA WESTERN COLLEGE)

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TO EDUCATION

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COLLEGE)

PARCEL DONATED

TO EDUCATION

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PARCEL DONATED

TO EDUCATION

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COLLEGE)

PARCEL DONATED

TO EDUCATION

(ARIZONA WESTERN

COLLEGE)

PARCELS OWNED

BY CITY OF YUMA

PARCELS OWNED

BY CITY OF YUMA

PARCELS

OWNED

BY CITY

OF YUMA

PARCELS

OWNED

BY CITY

OF YUMA

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FORTUNA HILLS

PLAYGROUND

FORTUNA HILLS

PLAYGROUND

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PARK

TERRACES

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AWCAWC

CAMPUSCAMPUS

STUDY AREASTUDY AREA

(640 ACRES)(640 ACRES)

Low Density Residential

Medium Density Residential

High Density Residential

General Commercial

Limited Commercial

Heavy Industrial

Agriculture

Transitional

Vacant/Underused Land

Parcel

Zoning information sourced from City of Yuma Information Technology Services - GISZoning information sourced from City of Yuma Information Technology Services - GIS

AWC Accessibility Accessible via Public Transit:

MODERATE ( BUS TRANSFER HUB)

Accessible via Major Highway:

YES (I-8)

Public Parking Available:

YES

Walkable:

MODERATE

• Sufficient walks available at AWC Campus & residential areas, but limited crossings between the two.

• Limited connection points/grid layout available for future developments to expand upon.

PP

PP

PP

TRANSFER

HUB

TRANSFER

HUB

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TOPEKA PLTOPEKA PL

FORTUNA HILLS

PLAYGROUND

FORTUNA HILLS

PLAYGROUND

TERRACES

PARK

TERRACES

PARK YCAT Bus Route

YCAT Bus Stop

Major Roadway

Public Parking Lot

LEGEND:

STUDY AREASTUDY AREA

(640 ACRES)(640 ACRES)

GATEWAYGATEWAY

AWCAWC

CAMPUSCAMPUS

PP

5 MIN5 MIN

WALKWALK

10 MIN10 MIN

WALKWALK

15 MIN15 MIN

WALKWALK

30 MIN RIDE 30 MIN RIDE

TO YUMATO YUMA

50 MIN RIDE 50 MIN RIDE

TO WELLTONTO WELLTON

San Luis Land Use Balanced Land Use Mix:

MODERATE (6 ZONING DISTRICTS WITHIN

STUDY AREA)

Presence of Existing Mix Use Development:

LOW

Developable Land Available:

YES (APPROXIMATELY 81 ACRES, OR 12.6% OF

TOTAL STUDY AREA)

Presence of Retail Businesses:

MODERATE (DOWNTOWN)

Proximity to Public/Green Spaces:

YES (JOE ORDUÑO PARK)

Presence of Anchor Institutions:

MODERATE (AWC SAN LUIS TECHNOLOGY

INSTITUTE & LEARNING CENTER)

M

AI

N S

T M

AI

N

S T

CESAR CHAVEZ BLVDCESAR CHAVEZ BLVD

M

AIN

ST

M

AIN

ST

AR

CH

IB

AL

D S

T

AR

CH

IB

AL

D

S T

W

IL

LI

AM

B

RO

O K

S

AV

E W

IL

LI

AM

B

RO

O

K S

AV

E

JOE ORDUÑO

PARK

JOE ORDUÑO

PARK

Medium Density Residential

Medium-High Density Residential

High Density Residential

Community Commercial

Neighborhood Commercial

Light Industrial

Rural Area Residential

Manufactured Home

Vacant/Underused Land

Parcel

LEGEND:

Zoning information sourced from City of San Luis GIS Division MapsZoning information sourced from City of San Luis GIS Division Maps

DOWNTOWN DOWNTOWN

SAN LUISSAN LUIS

STUDY AREASTUDY AREA

(640 ACRES)(640 ACRES)

INNOVATION HUB INNOVATION HUB

PROPOSED SITEPROPOSED SITE

MEXICOMEXICO

M

AI

N S

T M

AI

N

S T

CESAR CHAVEZ BLVDCESAR CHAVEZ BLVD

M

AIN

ST

M

AIN

ST

AR

CH

IB

AL

D S

T

AR

CH

IB

AL

D

S T

W

IL

LI

AM

B

RO

O K

S

AV

E W

IL

LI

AM

B

RO

O

K S

AV

E

JOE ORDUÑO

PARK

JOE ORDUÑO

PARK

PP

PP

PP

PP

STUDY AREASTUDY AREA

(640 ACRES)(640 ACRES)

INNOVATION HUB INNOVATION HUB

PROPOSED SITEPROPOSED SITE

GATEWAYGATEWAY

US-MEXICO US-MEXICO

BORDER GATEWAYBORDER GATEWAY

MEXICOMEXICO

5 MIN5 MIN

WALKWALK

10 MIN10 MIN

WALKWALK

15 MIN15 MIN

WALKWALK

1 HR 10 MIN RIDE 1 HR 10 MIN RIDE

TO YUMATO YUMA

San Luis Accessibility Accessible via Public Transit:

MODERATE (END OF BUS ROUTE LINE)

Accessible via Major Highway:

YES (US-MEXICO BORDER CROSSING)

Public Parking Available:

YES

Walkable:

MODERATE

• Sufficient walks & crossings available on already developed land.

• Some connection points/grid layout already available for future developments to expand upon.

• Scale/layout of study area is built for vehicles, rather than people.

YCAT Bus Route

YCAT Bus Stop

Major Roadway

Public Parking Lot

PP