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Since 2004, the Metropolitan Pima Alliance (MPA) has annually honored projects in our community that show exemplary collaboration with the Common Ground Awards. Through the many years, we have recognized Neighborhood Plans, Public Policy efforts, both public and private Infrastructure, Revitalization, and the construction of significant regional projects. Along the way we have honored public/private partnerships, community events, nonprofit organizations and economic development initiatives.

Each year, as we evaluate the projects submitted, we are reminded of our mission statement: …to create a prosperous community by promoting collaborative real estate development policies, building partnerships and finding common ground. With each submission, our committee members look at the people, organizations and the various jurisdictions involved, and evaluate each project based upon the foundation of this organization: Collaboration. We review the process they used to find common ground, and in the end we award those projects that have shown an exemplary level of partnership in achieving their desired end goals.

This year is no different; after reviewing and evaluating over 30 submissions of projects, programs and policies that have overcome challenges to the benefit of the community, the Common Ground Awards Committee narrowed the finalists down to fifteen. As you read through each of the finalists’ narratives we hope you will hear

the echoes of collaboration and common ground as outlined in our mission statement.

MPA is proud to share these projects with the greater Tucson community, and is excited to recognize the winners at our Common Ground Awards event on October 19, at the JW Marriott Starr Pass Resort and Spa.

—Lisa Bowers.....Tucson Expediting and Development, .... 2018 MPA Board Chair

It has been a wonderful experience teaming with the Metropolitan Pima

Alliance on these custom hand made glass awards. I have been blowing glass in Tucson since 1975 and plan to retire at the end of 2018. Having the opportunity to make one last custom design for the MPA leaves my heart full. We live in an incredible community, and we are so lucky to have so many partnership opportunities available to us if we really open our eyes and look around. It may not always be the easiest thing, but it is always worth it.

—Tom Philabaum

OCTOBER 2018

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MPA’s Common Ground Awards: Recognizing Exemplary Collaboration

continued on page 2

Tom Philabaum’s one of a kind MPA Common Ground Awards

CONTENTS

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Subscribe online at www.trendreportaz.com

Board Member:• Downtown Tucson Partnership• Metropolitan Pima Alliance• Pima County Real Estate

Research Council

Member:• Tucson Airport Authority• Tucson CREW• CCIM• Tucson Association of Realtors• Real Estate & Allied

Professionals• SAHBA

2 trendreportaz.com | october18

OCTOBER 2018The MPA Common Ground

Awards Issue

1................................ Cover Story2–3...... Community Enhancement

Finalists4–6............Top Commercial Sales7................. Top Residential Sales8–9...... Infill, Redevelopment, and

Revitalization Finalists10........................A Word from the

Executive Director10........................A Word from the

Common Ground Title Sponsor11–15 .......................Market Place16–17........ New Construction and

Development Finalists18–19........Programs and Policies

Finalists20–21......Public Projects Finalists22.................The 30-Year Outlook23 ....................... Editor’s Insights

MPA COMMON GROUND FINALISTS—COMMUNITY ENHANCEMENT CATEGORY

Community Enhancement: Focusing on their common interests, projects included in this category improve the quality of life for the residents and visitors of Southern Arizona.

Big Wash Trail and Trailhead ProjectThe Big Wash Trail and Trailhead Project sought a solution to the lack of publicly dedicated trails

within Oro Valley’s Town limits and a way to provide alternative access points for a heavily used trail system. It was an uncommon collaboration between the Town of Oro Valley, Pima County, a nonprofit, local businesses and landowners, and several volunteer groups, which resulted in fulfilling a need that had been identified by bicyclists, hikers, equestrian riders, and other end users by enabling access to State Land and Big Wash.

In the past, users were parking at the surrounding local shopping centers, creating a problematic environment for business owners and an inconvenience for trail users. The high level of user demand, generosity of two Big Wash landowners, and the formation of both an intergovernmental and user group partnership, were catalysts in driving this project forward in an expeditious manner. In addition, the coordination, measured negotiations, and sharing of costs among the groups involved, helped open the Big Wash Trail and Trailhead facilities on an accelerated timetable.

The Town of Oro Valley negotiated easements and dedication of land within Big Wash (made possible by the generous donations from two private property owners), which enabled Pima County to then accept the responsibility of maintaining the bulk of the trail area and team up with Oro Valley Town staff to help physically construct the trailhead and trail. User groups joined the partnership to fund wildlife and cultural resource studies and to assist in the trail building effort. Clearing the land for the trailhead began in October 2017 and the trail was formally opened to the public on December 9, 2017. Bicyclists, and other volunteer trail builders were in attendance. A guided mountain bike ride and a guided hike for the public were part of the grand opening celebration.

Collaborators: Town of Oro Valley P&R • Pima County Natural Resources, Parks & Recreation • Sonoran Desert Mountain Bicyclists • Oro Valley High School Cycling Club • Cottonwood Properties • VP Loan LLC

october18 | trendreportaz.com 3

MPA COMMON GROUND FINALISTS—COMMUNITY ENHANCEMENT CATEGORY

Sabino Canyon Shuttle ProjectIn November 2017, in response to a US Forest Service (USFS)

Prospectus and Request for Application, the Regional Partnering Center (RPC)—a function of Pima Association of Governments (PAG), and its partners/collaborators proposed and were ultimately awarded a five-year USFS permit to transform and operate the shuttle service in Sabino Canyon.

The Sabino Canyon Shuttle Project required partnerships between PAG/RTA, Tucson Electric Power (TEP), Total Transit Enterprises and Trams International. Through a capitalized contribution by TEP, five all-electric trams will be built and delivered by January 2019. This will reduce air and noise pollution, both of which will benefit the people and wildlife that visit and live in this spectacular and biologically-important area. Once fully operational,

the Sabino Canyon Shuttle system will be managed by PAG and operated by Total Transit Enterprises. The trams will be equipped with individualized narration systems and will provide a multilingual interpretive program that features a range of topics about the canyon’s natural environment and rich cultural heritage. The system will be improved by offering a range of shuttle ticket payment options and through the creation of additional linkages from the transit system to the Sabino Canyon Recreation Area; enabling access to Sabino Canyon for an underserved population of transit-dependent citizens.

Collaborators: Regional Partnering Center • Regional Transportation Authority • Pima Association of Governments • Tucson Electric Power • Total Transit Enterprises • Trams International • Public Lands Interpretive Association • Sabino Canyon Volunteer Naturalists • Friends of Sabino Canyon • Coalition of Sonoran Desert Protection • UA College of Science

William J. Dawson Memorial RinkThe goal of the William J. Dawson Memorial Rink

was to create a multi-use facility that gave the community, students, and members of the Boys and Girls Club of Tucson access to a safe and fulfilling activity.

In the Spring of 2017, the Tucson Roadrunners and Arizona Coyotes secured land associated with the Doolen Middle School campus to build the memorial rink. The Boys and Girls Club of Tucson and the Tucson Unified School District (TUSD) approved to continue a working agreement to manage the memorial hockey rink during non-school hours. The truly collaborative nature of this project was put into focus with numerous companies in Tucson stepping up to donate their time and resources to make the project possible in less than two weeks of construction.

The William J. Dawson Memorial Rink will serve as a great community asset with regular DEK Hockey programming (one only needs tennis shoes to play—skating is not necessary), school use from Doolen Middle School, and Boys and Girls Club of Tucson use during non-school hours. Regular and scheduled time, organized clinics and tournaments will also be held at the memorial rink to teach community members about the game of hockey.

Collaborators: Tucson Roadrunners • Arizona Coyotes • Mark Irvin Commercial Real Estate Services, LLC • EMPowerPlay • Boys and Girls Club of Tucson • Sundt Construction • Tucson Unified School District • City of Tucson • Concord General Contracting • Swaim Associates LTD • Hardrock Concrete Placement • Arizona Party Rental • CEMEX • Harvey’s Trucking, Inc. • Penhall Companies • Sunstate Equipment • Cirrus Visual • Brent Kyte/Pizza Hut


TOP COMMERCIAL SALES

» August 2018

Utah Investor Group Buys Two Apartment Properties in Two Transactions for $90.15 Million

Salt Lake City, Utah based Millburn and Company ( Jeb Millburn, CEO), through their affiliate M & C Properties LLC., paid $47,150,000 ($152,097/unit) for the 310 unit Pinnacle Heights apartment homes located at 7990 E Snyder Rd., $43,000,000 ($101,415/unit) for the 424 unit Hacienda and Colonia Del Rio apartments located at 4545-4601 N Via Entrada. The seller was MG Properties Group. Pinnacle Heights was built in 1995, renovated in 2006, sits on 30 acres, and has an average unit size of 1,095 SF. Hacienda Del Rio was built in 1983, sits on 7.68 acres, and has an average unit size of 620 SF. Colonia Del Rio was built in 1985, sits on 7.68 acres, and has an average unit size of 1,010 SF. 8/23/18

Buyer: Millburn & Company, Jeb Millburn (801) 531-1221Seller: MG Properties Group; Berkadia Real Estate Investors, Arthur & Clint Wadlund (520) 299-7200

Sale: $90,150,000; $122,820/Unit

Size:734 Units

California Investor Buys Mission Creek Apartments for $12 Million

Los Angeles, California based AndMark Mission Creek Apartments LLC. (Mark Mosch, CEO), paid $12,000,000 for the Mission Creek apartment building located at 1451 W Ajo Way. The seller was Denver, Colorado-based investor Hung Tran. Mission Creek apartments was built in 1987, sits on 6.23 acres, and contains 200-units comprised of one- , and two-bedroom units with an average unit size of 580 SF. Average Rent/SF/Month is $1.07. The property previously sold for $8,500,000 ($42,500/Unit) in March 2016. 8/20/18Buyer: AndMark Mission Creek Apartments LLC. Seller: Hung Tran; Berkadia Real Estate Advisors, Arthur Wadlund (520) 299-7200

Sale: $12,000,000; $60,000/Unit

Size:200 Units

Texas REIT Buys Eastside LA Fitness for $9.3 Million

Dallas, Texas based Spirit Master Funding VIII LLC. (Morton Fleischer, Principal), paid $9,299,185 for the LA Fitness located at 9350 E Golf Links Rd. The seller was Lampson Beach Properties, Inc. (Richard Schmid, President). This LA Fitness was built in 2012 and sits on 5.42 acres. 8/22/18

Buyer: Spirit Master Funding VIII LLC., Morton FleischerSeller: Lampson Beach Properties, Inc.; Marcus & Millichap, Mark Ruble & Jamie Medress (602) ................687-6700, et. al.

Sale: $9,299,185; $248.18/SF

Size:37,340 SF

California Investor Buys Wilmot Vista Apartments for $8.8 Million

Alamo, California based Wilmot Apartments Enterprises LLC., (Dr. Angela Chiang, Manager) paid $8,800,000 for the Wilmot Vista Apartments located at 3225 S Wilmot Rd. The seller was Oaks at Edgemont LLP. (William Doogan, Member). Wilmot Vista Apartments was built in 1987, sits on 6.58 acres, and contains 197-units comprised of one- , and two-bedroom units with an average unit size of 558 SF. This property was 100% leased at the time of the sale. 8/23/18

Buyer: Wilmot Apartments Enterprises LLC.Seller: Oaks at Edgemont LLP.; NorthMarq Capital. Inc., Bill Hahn (602) 952-4041, et al.

Sale: $8,800,000; $44,670/Unit

Size:197 Units

California Investor Buys Two Apartment Buildings for $5.7 Million

La Jolla, California based ZFI LLC., paid $3,480,000 for the Casa Marin Apartments located at 438 E Prince Rd. and $2,220,000 for the Eucalyptus Gardens apartments located at 414 E Prince Rd. The seller of Casa Marin apartments was Chris Ioannakis, through their affiliate Chrisi Gardens LLC., while the seller for Eucalyptus Garden apartments was Andrew Pongratz, through their affiliate Sunrise Avenue Property, LLC. Casa Marin apartments was built in 1982, sits on 1.77 acres, and contains 72-units comprised of studio, one- , two- , and three-bedroom units with an average unit size of 522 SF. Eucalyptus Gardens apartments was built in 1982, sits on 1.23 acres, and contains 48-units comprised of one- , and two-bedroom units with an average unit size of 542 SF. Both properties were 100% occupied at the time of this sale. 8/30/18

Buyer: ZFI LLC.Seller: Chris Ioannakis, Andrew Pongratz; Marcus & Millchap, Hamid Panahi (520) 448-5045

Sale: $5,700,000; $47,500/Unit

Size:120 Units



» August 2018

California Investor Buys Walgreens for $5.7 Million

Encino, California based Robert Frankel, through their affiliate Frankel Reynoldsburg LLC., paid $5,666,666 for the Walgreens located at 7885 E Speedway Blvd. The seller was Mary Floyd, through their affiliate Nator5 LLC. This Walgreens was built in 2006 and sits on 1 acre. 8/20/18

Buyer: Robert Frankel (818) 990-8623Seller: Mary Floyd; AGM, Inc., Niko Micin (206) 210-5208

Sale: $5,666,666; $389.46/SF

Size:14,550 SF

Investors Buy Casa Del Norte Apartments for $3.9 Million

Investors from Oregon, California, and Arizona paid $3,900,000 for Casa Del Norte apartments located at 3802 N Flowing Wells Rd. The seller was Bonita, California-based Jacquez Family Trust. Casa Del Norte was built in 1984, sits on 2.77 acres, and contains 84-units comprised of studio, one- , and two-bedroom units with an average unit size of 525 SF. The property previously sold for $3,982,000 ($47,405/Unit) in 2006. 8/31/18Buyer: ABI Multifamily, Ryan Kippes (520) 265-1895Seller: Jacquez Family Trust; ABI Multifamily, Ryan Kippes (520) 265-1895

Sale: $3,900,000; $46,429/Unit

Size:84 Units

The Gadsden Company Buys Apartment Site for $3.5 Million

Tucson, Arizona based The Gadsden Company, LLC. (Gerald Dixon, Member), paid $3,500,000 for the residential land located at SW Avenida del Convento & W Paseo de Los Zanjeros. The seller was Holualoa Companies (Michael Kasser, President), through their affiliate Holualoa Monier Apartments, LLC. This purchase of 1.05 acres is for the mixed-use development, Monier project, that will include 13,000 SF of retail space, a parking garage, and 122 market-rate apartments. 8/29/18

Buyer: The Gadsden Company, LLC., Gerald Dixon (520) 461-1110Seller: Holualoa Companies, Michael Kasser (310) 566-3060

Sale: $3,500,000; $3,327,31/AC

Size:1.05 AC

California Investor Buys Southeast Urgent Care Property for $3 Million

Le Grand, California based Virginia Bright, through their affiliate VEB Properties LLC., paid $3,000,000 for the Southern Arizona Urgent Care Plus located at 1040 S Harrison Rd. The seller was NWC Harrison Plaza LLC. This office building was built in 2017. 8/31/18

Buyer: Virginia Bright; Sun Commercial Real Estate, Paul Miachika (602) 814-0661Seller: NWC Harrison Plaza LLC.; Cushman & Wakefield|PICOR, Aaron LaPrise (520) 546-2770

Sale: $3,000,000; $416.67/SF

Size:7,200 SF

Colorado Investors Buy Broadway Buys Broadway Apartments for $2.7 Million

Castle Pines, CO-based Jerry and Johanna Silverhart, through their affiliate 20 Leonora LLC, paid $2,707,500 for the Broadway Apartments located at 20 N Leonora Ave. The seller was Sammy Management Services. Broadway Apartments was built in 1968, sits on 0.88 acres, and contains 49-units comprised of studio, one- , and two-bedroom units with an average unit size of 642 SF. 8/30/18

Buyer: 20 Leonora LLC; Joseph Bernard Investment Real Estate, Joseph Chaplik (520) 428-0850Seller: Sammy Management Services; Joseph Bernard Investment Real Estate, Joseph Chaplik (520)

..428-0850

Sale: $2,707,500; $55,255/ Unit

Size:49 Units

Arizona Investor Buys Chipotle at The Landing for $2.7 Million

Patagonia, Arizona based Mitchell and Tracey Culter Trust paid $2,700,000 for the Chipotle located at 1202 W Irvington Rd. The seller was Irvington Interstate Partners LLC. (Don Bourn, Member). This Chipotle was built in 2017 and sits on 0.64 acres. 8/27/18

Buyer: Mitchell and Tracey Culter TrustSeller: Irvington Interstate Partners LLC.; Marcus & Millichap, Jamie Medress (602) 687-6700

Sale: $2,700,000; $1,191/SF

Size:2,266 SF



» August 2018

California Investor Buys The Grove Dormitory Building for $2.6 Million

Los Angeles, California based West Seattle 37 Investors LLC., paid $2,600,000 for The Grove dormitory building located at 2110 N 1st Ave. The seller was ZDC Properties III LLC. This dormitory building was built in 2014, sits on 0.60 acres, and contains 6 4 bed/5 bath units with an average unit size of 2,500 SF. Each home rents for $3,400, $850 per bed. 8/24/18.

Buyer: West Seattle 37 Investors LLC. Seller: ZDC Properties III LLC.; Cushman & Wakefield|PICOR, Allan Mendelsberg (520) 546-2721

Sale: $2,600,000; $108,333/bed

Size:6 Units/24 Beds

Mattamy Homes Buys Twin Peaks Lots for $2.5 Million

Toronto, Canada based Mattamy Homes, through their affiliate Mattamy Tucson LLC., ( Jimmy Gaulin, Director of Acquisitions) paid $2,516,000 for 74 platted and engineered lots located at W Twin Peaks & Oasis Rd. The seller was Alfred Sciuto, through their affiliate Ajs Oasis LLC. The lot sizes at Desert Oasis at Twin Peaks are 60 x 120. 8/3/18Buyer: Mattamy Homes, Jimmy Gaulin (520) 297-6850Seller: Alfred Sciuto; Cantera Real Estate LLC, Thrac Paulette (520) 904-5055

Sale: $2,516,000; $34,000/lot

Size:74 lots

California Investor Buys 2nd Street Dormitory Building for $2.32 Million

Los Angeles, California based West Seattle 37 Investors LLC ( Jerry Wise, Member), paid $2,320,000 for the 2nd Street Homes located at 3148 E 2nd St. The seller was Chapel Holdings LLC.(Layne Bogulas, Member). 2nd Street Homes was built in 2009, sits on 0.53 acres, and contains 7-units comprised of five-bedroom units with an average unit size of 1,737 SF. This property was 100% occupied at the time of the sale. 8/24/18

Buyer: West Seattle 37 Investors LLC. Jerry Wise (310) 909-5475Seller: Chapel Holdings LLC; Marcus & Millchap, Hamid Panahi (520) 448-5045

Sale: $2,320,000; $66,285/Bed

Size:7 Units/35 beds

Meritage Homes Buys Northwest Residential Lots for $1.925 Million

Phoenix, Arizona based Meritage Homes of Arizona, Inc. (Lisa Hoskin, VP), paid $1,925,000 for 94 platted and engineered lots located at N Shannon Rd. & W Freer Dr. The seller was Wexler & Associates, through their affiliate Tucson Linda-Vista 20 Ltd Partnership. This purchase was for 78.87 acres that is zoned for suburban ranch use. As the property is in the Conservation Land System, Meritage was required to purchase mitigation land donated to Pima County in the amount of $633,435 whch adds approx $6,700 to the lot cost. The Paseo at Linda Vista Community will include 50 x 120 lots and will start sales in June 2019. 8/8/18

Buyer: Meritage Homes, Lisa Hoskin (520) 225-6800Seller: Wexler & Associates (520) 744-8500

Sale: $1,925,000; $20,500/lot

Size:94 lots

California Investor Buys Miramonte Apartments for $1.7 Million

Nipomo, California based DLP Miramonte Investments LLC., (Paul L Dimodica, Manager) paid $1,685,000 for the Miramonte Apartments located at 770 - 780 N Dodge Blvd. The seller was Jason & Janie Yamada, through their affiliate JMY Properties II, LLC. Miramonte Apartments was built in 1966, sits on 1.09 acres, and contains 33-units comprised of one-bedroom units with an average unit size of 500 SF. This property was 100% occupied at the time of the sale. 8/15/18

Buyer: DLP Miramonte Investments LLC.; Joseph Bernard Investment RE, Joseph Chaplik (520) 428-0850Seller: Jason & Janie Yamada; Fort Lowell Realty & Prop. Mgmt, Bob Collopy (480)773-0685

Sale: $1,685,000; $51,061/Unit

Size:33 Units

Meritage Homes Buys Gladden Farms Lots for $1.4 Million

Scottsdale, Arizona based Meritage Homes (Lisa Hoskin, VP), paid $1,413,125 for 119 platted and engineered lots located on W Tangerine Rd. The seller was Crown West Realty (Dean Wingert, Member). This sale was for blocks 40 & 41 in the Gladden Farms master planned community. Heritage Homes plans on developing this land into 119 - 45’ x 120’ SFR lots. The developer will build the lots and Meritage will pay a final lot cost of $44,875. 8/27/18

Buyer: Meritage Homes, Lisa HoskinSeller: JCrown West Realty; Land Advisors Organization, Will White & John Carroll (520) 514-7454

Sale: $1,413,125; $11,875/lot

Size:119 lots


TOP RESIDENTIAL SALES

» August 2018

Year MonthActive

ListingsUnits Sold

New Listings

Months Supply

Median Sales Price Avg. DOM Year Month

Active Listings

Units Sold

Months' Supply

Median Sales Price

Avg. DOM Avg. CDOM

August 3,500 1,346 1,562 2.6 $192,000 45 August 151 10 15 $1,392,500 138 181

September 3,587 1,212 1,846 3.0 $206,915 42 September 161 6 27 $1,450,000 125 191

October 3,689 1,212 1,896 3.0 $199,900 40 October 177 4 44 $1,272,500 104 261

November 3,611 1,134 1,494 3.2 $207,527 44 November 182 11 17 $1,236,000 85 265

December 3,453 1,116 1,272 3.1 $205,000 46 December 177 5 35 $1,395,000 181 284

January 3,375 936 2,019 3.6 $200,000 49 January 177 8 22 $1,305,239 155 272

February 3,293 1,084 1,776 3.0 $207,000 49 February 177 7 25 $1,300,000 143 451

March 3,186 1,462 1,962 2.2 $210,000 43 March 164 8 21 $1,247,500 47 172

April 3,097 1,452 2,006 2.1 $215,000 43 April 156 8 20 $1,344,500 60 128

May 3,048 1,581 1,981 1.9 $216,000 41 May 154 18 9 $1,300,000 88 176

June 2,974 1,593 1,887 1.9 $212,000 39 June 137 11 12 $1,275,000 41 41

July 2,967 1,367 1,784 2.2 $215,000 43 July 132 11 12 $1,250,000 118 255

August 2,944 1,346 1,755 2.2 $216,950 38 August 126 10 13 $1,454,696 110 1891 mo. change -1% -16% -7% 17% 2% -3% 1 mo. change -8% -9% 1% 14% 168% 361%1 yr. change -16% 0% 12% -16% 13% -16% 1 yr. change -17% 0% -17% 4% -20% 4%

Source: TARMLS

Tucson Resale Activity Summary

Source: TARMLS $1+ million Sales

Tucson Luxury Market Activity Summary

20172017

20182018

Saguaro Ranch Home Sells for $2,350,000Built in 2007, this 5,391 SF Contemporary style home is located on 13 acres in Saguaro Rancho South. Originally listed in October 2014 for $2,998,000, this home was on the MLS for a total of 1,246 days under four listings. Under this listing, this home sold for 91% of its listing price after 72 days on the market. 8/10/18Listing Agent: Brenda O'Brien, Long Realty CompanySelling Agent: Beth Rider, Keller Williams Arizona Realty

Sale:$2,350,000Address:13485 N Old Ranch RdTucson, AZ 85658

Ventana Overlook Home Sells for $1,585,000Built in 2004, this 6,430 SF Mediterranean style home is located on 1.53 acres in Ventana Overlook. Originally listed in October 2017 for $1,895,000, this home was on the MLS for a total of 253 days under two listings. Under this listing, this home sold for 96% of its listing price after 113 days on the market. 8/24/18Listing Agent: McKenna St. Onge & Jameson Gray, Long Realty CompanySelling Agent: Daniel Welter & Whitney Welter, Long Realty Company

Sale:$1,585,000Address:5043 N Marlin Canyon PlTucson, AZ 85750

The Enclave at Stone Canyon Home Sells for $1,501,313Built in 2017, this 2,880 SF Contemporary style home is located on 0.32 acres in The Enclave at Stone Canyon. Originally listed in September 2017 for $1,063,617, this home was on the MLS for a total of 0 days under one listing. Under this listing, this home sold for 141% of its base listing price after 0 days on the market. 8/13/18Listing Agent: Cole Williamson & Donna Rollman, Realty Executives Tucson EliteSelling Agent: Bill Anderson, Tucson Golf Estates

Sale:$1,501,313Address:14180 N Rock Haven Place NOro Valley, AZ 85755

Catalina Foothills Estates No. 3 Home Sells for $1,495,000Built in 1979, this 10,318 SF Contemporary style home is located on 4.3 acres in Catalina Foothills Estates No. 3. Originally listed in December 2016 for $2,195,000, this home was on the MLS for a total of 559 days under two listings. Under this listing, this home sold for 94% of its listing price after 174 days on the market. 8/30/18Listing Agent: Elliot Anderson, eXp RealtySelling Agent: Laura Sayers, Long Realty Company

Sale:$1,495,000Address:5600 N Via ElenaTucson, AZ 85718

Stone Canyon Home Sells for $1,494,392Built in 2017, this 3,339 SF Contemporary style home is located on 1.85 acres in Stone Canyon I. Originally listed in July 2016 for $1,150,000, this home was on the MLS for a total of 240 days under one listing. Under this listing, this home sold for 130% of its base listing price after 240 days on the market. 8/28/18Listing Agent: Cole Williamson & Donna Rollman, Realty Executives Tucson EliteSelling Agent: Cole Williamson & Donna Rollman, Realty Executives Tucson Elite

Sale:$1,494,392Address:14094 N Hohokam Village PlTucson, AZ 85755


MPA COMMON GROUND FINALISTS—INFILL, REDEVELOPMENT, AND REVITALIZATION CATEGORY

Infill, Redevelopment and Revitalization: Reimagining the efficient use of land resources, creating more compact patterns of land-use and development by reinvesting in areas targeted for growth.

Community Foundation CampusIn 2015, the Community Foundation for Southern

Arizona’s (CFSA) Board of Trustees determined the Community Foundation had outgrown its current location and after reviewing research by the Eller College of Management that found high interest, as well as resounding needs for spaces that allowed non-profit organizations to convene, collaborate, share and learn, the idea for the Community Foundation Campus (CF Campus) was born. The CF Campus would be a way to accommodate CFSA’s growth while also creating a place for other nonprofits to convene, collaborate and work side by side. At the same time, The Boy Scouts were operating out of a space deemed too large for their current needs and were weighing the possibility of having to attract co-tenants.

In an unusual move, the CFSA and the Boy Scouts collaborated to swap buildings, resulting in a perfect fit for each organization’s needs and goals. The CFSA bought the Boy Scouts’ building in April 2017, and the Boy Scouts moved into the Community Foundation’s former space over the summer.

The Campus will be a place where experts share knowledge openly, mentorship happens spontaneously, and collaboration flows naturally. Great ideas will spark from casual conversations and chance

meetings that only occur in a shared work space. CFSA is helping nonprofits forge and strengthen their partnerships and eliminate redundancy, working toward shared goals for the community in an exciting new space.

Collaborators: Community Foundation of Southern Arizona • Catalina Boy Scouts of America • Nextrio • PICOR Commercial Real Estate Services • Barker Contracting • Eller College of Management

The Schoolyard and Elementary PlaceAny time a new development is being considered within an

existing neighborhood, it is a difficult task to satisfy all interested parties. Pepper Viner Homes worked with Tucson Unified School District (TUSD), the City of Tucson, neighborhood groups and various consultants to collaborate on the rezoning, platting, and eventual development of two closed TUSD elementary school sites (Wrightstown and Van Horne Elementary Schools) into infill residential communities.

To find common ground, numerous meetings were held, and Pepper Viner Homes presented a relatively low impact, compatible use for the properties and surrounding neighborhoods. School themes were implemented at each community to provide historical context of both properties and pay respect to the educators, alumni, and the schools themselves that were central to these neighborhoods. With input from the

various stakeholders, as well as the City of Tucson, These infill developments have set an example for transforming school closures into positive, active, residential housing developments.


MPA COMMON GROUND FINALISTS—INFILL, REDEVELOPMENT, AND REVITALIZATION CATEGORY

Redeveloped into 56 and 54 homesites respectively, The Schoolyard and Elementary Place have been very well-received by homebuyers. Opened in early 2016, The Schoolyard is sold out, while Elementary Place, which opened in April 2017, has only 7 lots left.

Collaborators: Pepper Viner Homes • City of Tucson • Tucson Unified School District • COT Development Services • Rick Engineering • WLB Engineering • Chapman Lindsay • Wrightstown Elementary • Various Neighborhood Groups • Fairfax Companies

Speedway + Campbell Gateway Project

The Speedway + Campbell Gateway Project (Palm Shadows) is a mixed-use, transit-oriented development project at the northwest corner of Speedway and Campbell that sets a new paradigm for development in the University area and along the Sun Link Streetcar Route.

To permit the Project, an amendment to the University Area Plan (UAP) and a rezoning to a Planned Area Development (PAD) were both required. For both entitlement processes, ownership made strong commitments to both the City and the surrounding neighborhoods that exceeded anything accomplished to-date within City limits. During the UAP process, the development team invited surrounding neighborhood association leadership to be part of the collaborative process. Three working meetings were held to identify the uses and community spaces desired by the neighborhoods, address concerns about the form of the development (including the 20-story/250-foot high-rise component), pedestrian connectivity, and access. The Project team conducted the required neighborhood meeting for the PAD process and created a website (www.speedwaycampbellgateway.com) for the general public to easily obtain information about the Project’s vision, the results of the Special Studies, as well as the view the applications and entitlement documents.

The focus on plaza spaces, retail spaces, and a mix of uses, along with the high level of architecture and sustainability principles embedded in the PAD document, has been commended for this area of the City. The Project team worked hard to truly listen to differing opinions and incorporate reasonable feedback. The results of this entitlement process set a new precedent for PAD’s and development in Tucson and received unanimous approval by the City Mayor and Council.

Collaborators: Richard Shenkarow/John Galen • Rick Joy Architects • Projects International, Inc. • Norris Design • Vince Catalano and Brent Crowther • Kimley-Horn • City of Tucson • Blenman Elm Neighborhood Association • Jefferson Park Neighborhood Association • West University Neighborhood Association • North University Neighborhood Association • Feldman’s Neighborhood Association • Catalina Vista Neighborhood Association • Sam Hughes Neighborhood Association • Miramonte Neighborhood Association • Campus Farms Neighborhood Association


A WORD FROM THE EXECUTIVE DIRECTOR » by Allyson Solomon

Barker Contracting is proud to once again support the Metropolitan Pima Alliance Common Ground Awards as title

sponsor. Celebrating the projects and people that represent the best practices in land development collaboration our community has to offer is very important. It demonstrates the recognition that can be achieved when project leaders and their stakeholders explore new approaches and are open to unconventional solutions. At Barker, we highly value and

have a deep commitment to developing long lasting relationships that can only be achieved by earning trust and emphasizing teamwork.

The Common Ground awards explore the great outcomes that result from incorporating the interests and concerns of affected stakeholders while meeting the needs of the decision-makers. Navigating the intersection of individual, consumer and private business needs can be challenging. The projects we celebrate are the best examples available of what happens when everyone works together, despite their differences.

The awards are well-regarded in our community and industry. Attendees learn from the examples that are set before them in an elegant and celebratory setting. They see the benefits of working together to get the best results for all. We hope the Common Ground Awards leaves attendees inspired by the best practices demonstrated and ready to explore and develop the next practices that will shape the future of our industry. We also hope that the awarded projects and the lessons they can teach us about the benefits of both conventional and unconventional collaboration are remembered long after the ceremony is over.

A WORD FROM THE COMMON GROUND TITLE SPONSOR » by Brian Barker

Collaboration is the cornerstone of Metropolitan Pima Alliance’s mission, and the gold standard by which the

Common Ground Award applicants are judged. Working together to achieve growth, prosperity, and the betterment of our community are characteristics shared by all projects honored at this year’s ceremony —winners and finalists alike.

In the 21 years since the organization’s inception, collaboration has been demonstrated throughout the community, and celebrated over the past 14 years with the Common Ground Awards. I am beyond excited to oversee this year’s celebration as the Executive Director of MPA and can recall my first experience with the Awards in 2007, celebrating my father and his involvement to spearhead an archeological preserve. He was so humbled by the recognition that it inspired him to further his commitment to public service and seek other opportunities for collaboration. The Common Ground Awards honor projects, like my father’s, that would otherwise go uncelebrated, but have significant benefit to not only those in the land-use industry, but the community as a whole.

Each year, when I reflect upon the Awards and their significance, I revisit that experience in 2007. I am reminded that the Common Ground Awards celebrates projects that exemplify innovation and collaboration, all for the betterment of our community. Many of the projects that have been awarded over the last 14 years may not have been glamorous, but they are significant because they are reflective of hours worked, the unlikely partnerships formed, and the many obstacles and setbacks that needed to be overcome for Southern Arizona to succeed.

This year, we are honoring 15 projects across five categories, with one winner in each category being announced at the Award ceremony: Community Enhancement, Public Projects, New Construction &

Development, Programs & Policies and, Infill, Redevelopment & Revitalization. This year’s award Committee of 13 dedicated members and Co-Chaired by Camila Martins-Bekat and Cody McGuire (both MPA Board Members), spent over 20 hours reviewing and interviewing the variety of local projects submitted for consideration; assessing both the quality and quantity of the collaboration associated with each project. Without the Committee’s involvement the Awards would not be possible, and I would like to thank them all for their time and effort in making this year’s celebration a success.

It is incredible to learn about all the amazing projects taking place in Southern Arizona, and I am excited to share them with the community and recognize those involved at the Common Ground Awards. I hope you will be able to join me at the Awards ceremony this year to celebrate collaboration in our community.

Allyson Solomon is the Executive Director for Metropolitan Pima Alliance. Prior to this position she was the community liaison for Rancho Sahuarita, working closely with Town of Sahuarita’s elected officials, Town staff, and community leaders. She has also worked at the Tucson Metro Chamber as their public policy analyst and as MPA’s government relations director. She can be reached at [email protected].

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MPA COMMON GROUND FINALISTS—NEW CONSTRUCTION AND DEVELOPMENT

New Construction and Development: The projects in this category are visionary, standing out by breaking new ground and creating a sense of place through substantial investment.

MSA AnnexThe MSA Annex is the second phase expansion of the Mercado

San Agustin Public Market and doubles the amount of locally owned small businesses along Avenida del Convento. Both phases of the Mercado District have been financed in part by New Market Tax Credits (NMTC), a testament to the Community Development mission of the Gadsden Company. The stores and restaurants of the MSA Annex are housed inside modified shipping containers surrounded by a modern desert scape creating a relaxed yet sophisticated pavilion style retail center, making it not only unconventional and unique, but the first of its kind in Southern Arizona.

The scope of the project and its benefits reach not only our neighborhoods but also multiple jurisdictions. The MSA Annex brings 13 new locally owned small businesses (many women and minority owned), bringing the total number of businesses to 26 to along the Mercado District’s Avenida Del Convento. This regional destination has become vital to the broader Tucson community while fostering economic growth for downtown Tucson area and its local community of makers.

Collaborators: The Gadsden Company, LLC • MSA Annex, LLC • Gadsden Design Build, LLC • Coryell Consulting, LLC • BRS Architects • Arizona MultiBank • Clearinghouse CDFI • National Community Investment Fund • City of Tucson • Rio Nuevo Multipurpose Facilities District • Menlo Park Neighborhood Association • Westside Coalition of Neighborhoods

University of Arizona Health Sciences, Building 201 Renovation

The building owned jointly by The University of Arizona and Banner Health, the University of Arizona Health Sciences (UAHS) Renovation required collaboration on the Owner side that is atypical for a University of Arizona Design-Build project. Within the University of Arizona alone, there were a multitude of different academic and operational departments involved. On the construction side, unique logistical constraints created significant challenges for the project, from timeline and sequencing to lack of space for staging and layout, to issues endemic in the current construction community such as the skilled labor shortage and escalating labor and material costs. The high degree of collaboration evident in this project was of great benefit to the community in that it contributed to keeping this highly-complex, top-ranked, local hospital functioning, and affording a continuity of care with minimal impact to the operations of the facility.

The UAHS Renovation resulted in an improved working environment for the anesthesiology, surgery, medicine, and orthopedics departments at UMC/Banner, which had been located in a temporary space for the past 50 years. In addition, the relocation allowed for the demolition of the modular buildings where these functions had previously been housed, improving the aesthetics of the exterior environment in the community.

Collaborators: The University of Arizona • Banner Health–Development & Construction • Sears-Gerbo Architecture • GLHN Architects & Engineers, Inc. • Lloyd Construction Company, Inc. • Within Studio, LLC

The University of Arizona Honors CollegeThe University of Arizona Honors College Project is the first major public-private partnership project for the UA and presented an opportunity

for a groundbreaking collaboration between the UA, the City of Tucson, neighborhood associations, and American Campus Communities. The project is being developed on almost two city blocks outside the UA campus planning boundary. The project includes a new

Honors College Residence Hall with a dining facility, Honors College classrooms, educational and office spaces, a north satellite for the UA Recreation/Wellness Center, and associated parking. Because of its location outside the UA planning boundary, and the fact that a typical rezoning process was not required, the City, UA and neighbors had to perform additional work in visioning and collaborating to improve City streets, sidewalks, and right-of-way connections to the Project that provided both safe and aesthetically pleasing access to the UA campus. The project ultimately addressed concerns, including treatment of the historic Comstock building, drainage, building height, mitigating impacts of a residence hall within the neighborhoods, access, traffic circulation, noise, appropriate permissions and documents to fulfill the public improvements to City rights-of-way, and establishing trust and accountability for all commitments made.

This Honors College Project replaces vacant land, vacant houses, and other dilapidated buildings with a vibrant student village that provides housing, classroom and educational spaces, recreation and dining; and will be an enormous benefit to the neighborhood, UA and the City for years to come.

Collaborators: The University of Arizona • Arizona Campus Communities • Blenman-Elm Neighborhood Association • Catalina Vista Neighborhood Association • West University Neighborhood Association • Feldman’s Neighborhood Association • Ironhorse Neighborhood Association • Jefferson Park Neighborhood Association • North University Neighborhood Association • Pie Allen Neighborhood Association • Sam Hughes Neighborhood Association • Rincon Heights Neighborhood Association • City of Tucson


MPA COMMON GROUND FINALISTS—NEW CONSTRUCTION AND DEVELOPMENT


MPA COMMON GROUND FINALISTS—PROGRAMS AND POLICIES

Programs and Policies: This category celebrates policies, programs and organizations that work for the greater good of the community, while enabling responsible development and enhancement.

Living River ProjectThe Living River Project is a unique partnership between four Pima County

departments and the Sonoran Institute to raise public awareness about the dramatic improvement in the wetland health of the Lower Santa Cruz River following the upgrades to two wastewater reclamation facilities.

Through annual reports, e-media, public outreach activities, and Living River of Words school outings, this inventive collaboration has been educating people about the existence of year-round flow and the effects of wastewater treatment on the river near Tucson since 2012. The Santa Cruz River near Tucson continues to flow year-round thanks to release of effluent (highly treated wastewater) from two wastewater reclamation facilities. This effluent use re-creates our flowing-river heritage, naturally recharges our aquifer, supports rare wildlife habitat, and enhances a valued community amenity. What has recently changed is the effluent quality. In its largest public works project ever, Pima County invested over $600 million in facility upgrades, which came on line in 2013. To gauge conditions of this valuable ecosystem and track the impacts of our community investment, Pima County and the Sonoran Institute, with help from the U.S. Environmental Protection Agency, developed a Living River annual report series for the Lower Santa Cruz River. These reports document annual change to gain insight into the river’s wetland health.

The annual report series has influenced public consciousness about the transition of this stretch of the Santa Cruz from an environmental liability to a

community amenity and the complexities of managing water resources in the desert are addressed in a manner that multiple educational levels, including non-technical audiences, can readily grasp.

Collaborators: Sonoran Institute • Pima County • US Environmental Protection Agency, Region 9 • Studio Orange Street • Arizona State University • The University of Arizona • Pima Association of Governments • US Bureau of Reclamation • Town of Marana • Tucson Water • Arizona Department of Environmental Quality • US Geological Survey • Tucson Audubon Society • Placido Dos Santos • E. Linwood Smith

Pima County Certificate of Coverage Program

In 2016, the U.S. Fish & Wildlife Service (Service) issued a Section 10 permit to Pima County and Pima County Flood Control District for the Multi-Species Conservation Plan (MSCP) which provides our community with a long-term solution to conflicts between development and endangered species.

While the scope of the MSCP would cover public projects, the Certificate of Coverage Program would be the mechanism to cover private projects under the MSCP umbrella. The challenges in fleshing out the details of covering private projects turned out to be significant and necessitated obtaining stakeholders’ agreements on a combination of sensitive issues. The collaboration between County and Federal regulators,


MPA COMMON GROUND FINALISTS—PROGRAMS AND POLICIES

the regulated development community, and conservation advocates produced a Certificate of Coverage Program that hits all its marks. Participation in the Certificate of Coverage Program is discretionary, fees are nominal, compliance with Army Corps of Engineers 404 permits and the County Native Plant Preservation Ordinance is streamlined; and equal access to coverage is available for projects, regardless of size, in unincorporated Pima County that require a grading permit. This program allows private development to capitalize on reduced risks as well as leverage cost savings from streamlined regulatory compliance.

Remarkably, Pima County is one of the few places in the country and the only jurisdiction in Arizona where private development can gain these benefits regardless of whether a project is for an individual residential lot, a subdivision, or a large scale commercial/industrial project. It is a tool unique to our community that promotes economic development while contributing to the conservation of our beloved Sonoran Desert.

Collaborators: Southern AZ Homebuilders • Diamond Ventures• Metropolitan Pima Alliance • Bill Arnold • Tucson Association of Realtors • Westland Resources • Remington Properties • Coalition for Sonoran Desert Protection • Defenders of Wildlife • Tucson Audubon Society • U.S. Fish and Wildlife Service • U.S. Army Corps of Engineers • Pima County

Wrightson Ridge K8 SchoolWrightson Ridge K-8, the newest addition to the Sahuarita Unified School District (SUSD), was made possible through the collaboration

of the education sector, the public and private sectors, local businesses, and the community at large. The new school, located in the Sahuarita Town Center within the Rancho Sahuarita master planned community, is designed to help

alleviate some of the already existing space and resource burdens felt by the existing schools and their staff and will help serve additional future students joining the district as the community continues to grow. The full campus includes six buildings, along with tennis courts, soccer, baseball, and softball fields. In order for the new school to be built, the Yes for Sahuarita Schools Political Action Committee (PAC) set out to bring together a group of community members and district stakeholders, to garner support for Proposition 451 and Proposition 452. Weekly meetings by PAC members and various outreach channels were utilized to get factual information out to the voters and demonstrate the crucial needs that would be met by the passing of the propositions. On Election Day, both propositions were successfully approved by voters. The school is currently under construction, on 21 acres of land, donated to the District by Rancho Sahuarita. Without the donation of the land by the developer, this project would not have been feasible.

In the end, the collaboration benefits not only the school district, teachers and students, but also the greater community.

Collaborators: CORE Construction • Farmers Investment Company • Hunter Contracting • Sahuarita Unified School District • Swaim & Associates • Town of Sahuarita • Amerson Surveying • Arroyo Engineering • Associa PAC • Associated Fence • Chasse Building Team, Inc. • Crown Community Development • DLR Group • Ensign Design LLC • Ginger and John Kneup • McEvoy, Daniels & Darcy, P.C. • Partners Management & Consultant • Pattison Engineering, LLC • Perry Engineering • Progressive Services, Inc. • Red Point Development • Southern Arizona Home Builders Association • Sun Valley Masonry, Inc. • Wholesale Floors, LLC • William H. Baker, Jr.


MPA COMMON GROUND FINALISTS—PUBLIC PROJECTS

Public Projects: This category recognizes public projects that exceed the standard level of delivering services to the community, while utilizing innovative strategies for community engagement.

Sahuarita Advanced Manufacturing & Technology Center (SAMTEC)

When the Town of Sahuarita was faced with a lack of industrial space and a need to provide well-paying jobs to recruit residents, the Town set out to find solutions through the exploration of grant

programs and collaborating with Federal, State, and local organizations as well as members the tech industry. This multi-year collaboration is resulting in the Sahuarita Advanced Manufacturing and Technology Center (SAMTEC). A 32,000

square foot project the SAMTEC’s reach goes beyond the Town, benefiting all of Southern Arizona and reinforcing Southern Arizona’s position as a tech hub and tech friendly region. The Town was able to apply for and win a grant of $250,000 from the Arizona Commerce Authority that extends a sewer line, providing much needed infrastructure to the desired location for the SAMTEC project. The Town also applied for and received a grant in 2017 from the Economic Development Administration (EDA) following the mining curtailments of 2015 which had a negatively impacted the Town’s economy. The $3 million grant from the EDA went toward the direct construction of SAMTEC facility. In addition, the SAMTEC project received two other grants from the Freeport McMoRan Foundation totaling $320,000.

Through these grant programs and collaboration, the SAMTEC project allows for economic expansion in Southern Arizona.

Collaborators: Hydronalix • Control Vision, Inc. • AZ Commerce Authority • Freeport McMoRan • Economic Development Administration

Tangerine Corridor, Phase 1Tangerine Corridor, Phase I is a 5-mile-long

roadway reconstruction project extending through three jurisdictions of Marana, Pima County and Oro Valley.

This is an unprecedented project in terms of collaboration, with 18 different groups representing local government, private, and state agencies. Each stakeholder contributed to the funding in order to accomplish this project, and collaborated together through the planning, construction, change orders and implementation stages. The benefit of this roadway reconstruction project will provide residents and visitors of Marana, Oro Valley, and Pima County with safer, all weather access to I-10 via Twin Peaks Road. The design of the project also takes into consideration the protection and safety of wildlife within the area, enabling future development to not significantly disrupt the original amenities residents of the area sought.

The five miles of roadway now contains 42 storm drain crossings, 9 of which are designed distinctly for wildlife crossings, and 4,500 linear feet of new force main sewer line. The roadway also provides an opportunity to extend the public and private utilities to feed the economic growth in the area. This major arterial connector literally paves the way for new incoming commercial businesses, continued residential development, and other outcomes that will improve the quality of life for residents in the region.

Collaborators: Town of Marana • Town of Oro Valley • Pima County • Psomas; Kittleson and Associates • Tucson Electric Power; • Century Link • Comcast • Tucson Water • Trico Power • Southwest Gas • The Arizona Game and Fish Department • Joint Venture Corporation (TCC) • Pima Association of Governments • Regional Transport Authority • Leman Academy


MPA COMMON GROUND FINALISTS—PUBLIC PROJECTS

Southeast Interceptor Sewer Augmentation Project (3SEI13)

Pima County Regional Wastewater Reclamation Department (RWRD) along with its contractor, KE&G Construction Inc., successfully completed the two-year, 2.6-mile Southeast Interceptor Sewer Augmentation (SEI) project south of downtown along the east side of Interstate 10 and through South Tucson in 2018.

The SEI project is part of a multi-million-dollar RWRD effort to extend the life of the community’s wastewater facilities by more than 50 years. The SEI project upgraded a 53-year-old portion of the existing SEI to address capacity limitations between 17th and 36th streets and installed new 36-inch to 42-inch sewer interceptor lines from 17th Street to Euclid Avenue. To successfully complete a project of this magnitude, the project team made it a priority to communicate, coordinate and collaborate with area residents and neighborhood groups; dozens of property owners and small and large businesses; local schools; Pima County, City of Tucson and City of South Tucson elected officials and agencies; ADOT, ADEQ, Tucson Water, Union Pacific Railroad, Kinder Morgan, CenturyLink, Comcast and many other stakeholders. The project team worked hard to collaborate with the City of South Tucson, many individual businesses, property owners and organizations to develop individualized solutions or workarounds to minimize the project’s impact.

Not only did the project dramatically improve sewer capacity and service, it brought together a local sculptor, three neighborhood associations and young people at two schools an a community center to design RWRD’s first ever public art.

Tucson sculptor Jason Butler created the manhole covers in collaboration with the Barrio Viejo, Barrio Santa Rosa and Barrio Libre neighborhood associations. He invited more than 50 8- to 14-year-olds to illustrate for the project. Using the children’s pictures and ideas, he created 55 manhole covers—11 each of five designs—which represent hope, unity, family, culture and diversity. The design is depicted in both English and Spanish.

Collaborators: Tucson Water • Arizona Department of Transportation • Tucson Police Department • Tucson Fire Department • Westland Resources • Pima County • Arts Foundation for Tucson and Southern Arizona • Jason Butler • D&L Supply Company • Gem & Mineral Show • Union Pacific Railroad • South Tucson • Barrio Viejo • Sonoran Glass • Carrillo Elementary School • Circle K (22nd & 1-10) • Restaurant Depot • Foundation Building Material • Martinez Funeral Chapel • El Paso & Southwestern Greenway Project • Los Portales Restaurant • Crossroads Restaurant • Rigo’s Restaurant • Micha’s • Tucson Greyhound Park • Tucson Iron & Metal • Jim’s Market • Finley Distributing • Tucson Department of Environmental Services • United States Postal Service–Cherrybell • A&S Paving • AT&T • El Paso Natural Gas–Tucson • Kinder Morgan Energy • Southwest Gas • Tucson Electric Power • The University of Arizona • Century Link


ARIZONA CRUISES INTO THE LONG-RUN: THE 30-YEAR OUTLOOK » by George W. Hammond phd

More than nine years into the current expansion, Arizona continues to post solid growth in jobs and income. The Phoenix MSA remains the

engine of state job gains, but Tucson is contributing as well. All major industries in Arizona added jobs during the past year, with construction employment finally firing on all cylinders. Housing permits are up, but not enough to restrain rapid house price increases. Overall, the state housing market is not yet in the red zone, but housing affordability will become more of a concern in the near future.

In the long run, Arizona remains well positioned to outpace the nation and most states in job, income, and population growth. Tucson is likely to outpace the U.S. during the next 30 years, but fall well short of growth rates posted by Phoenix. The state’s standard of living will continue to rise, even after accounting for inflation. However, Arizona will not make much progress in closing the per capita personal income gap with the nation without significant improvement in college attainment.

Arizona Recent DevelopmentsArizona added jobs at a solid clip in the second quarter, with 69,500 net new

jobs over the year, according to preliminary estimates, or 2.5% growth. This is slightly faster than last quarter’s pace of 2.4% and well above the U.S. pace of 1.6%. Arizona’s job growth has been well above the U.S. average since late 2014. The Phoenix MSA continues to drive state job gains. Phoenix employment increased by 60,400 over the year in the second quarter, for 3.0% growth. The Tucson MSA posted gains close to the national rate, with jobs rising by 6,200, or 1.6%.

One big change in Arizona’s labor market during the past year has been the resurgence of construction job growth, which is now rising at rates last seen in early 2006 (around 10% over the year), according to the preliminary monthly data. Likewise, statewide housing permits continue to increase at a solid pace. Through the first six months of this year, Arizona total permits were up 8.5%, compared to the same period in 2017. That reflected a 12.6% increase in single family permits. Multi-family permits were down 2.1%.

Phoenix MSA housing permits were up 12.6% through June, with gains in both single and multi-family activity. Tucson MSA permits have fallen 6.9% so far this year, driven by a decline in multi-family activity (which was extremely strong last year). Single-family permits were up strongly, increasing 19.6%. Rising house prices in Arizona are putting downward pressure on housing affordability. However, Phoenix and Tucson affordability is now back to levels last seen in the early 2000s. The state housing market is not in the red zone, but it is headed toward increasing affordability issues.

Arizona Outlook in the Long-RunThe long-run outlook for the nation calls for average growth rates during

the next 30 years to fall below the pace set during the previous 30-year period. Demographic pressures, principally the aging of the baby boom generation, cause the slowdown nationally and across Arizona.

Arizona job growth is forecast to average 1.4% per year during the 2018-2048 period. That is more than double the national rate of 0.6% per year, but well below growth during the previous 30 year period of 2.3% per year. Overall, state jobs rise from 2.85 million in 2018 to 4.38 million in 2048.

Job gains contribute to Arizona’s income growth, complemented by increases in asset income (dividends, interest, rent) and transfer receipts. Inflation-adjusted personal income rises at an average pace of 2.9% per year during the forecast, above the national pace of 2.2% per year, but again below the pace set during the three previous decades (3.2% per year).

Arizona’s population rises from 7.1 million in 2018 to 10.2 million by 2048. That translates into average growth of 1.2% per year, double the national pace of

0.6% per year, but well below average growth during the previous 30 years (2.4% per year). The deceleration in population growth is driven by demographic aging, which puts downward pressure on natural increase (births minus deaths).

On a per capita basis, real personal income continues to rise at a solid pace during the next 30 years at 1.7% per year. That is slightly above the national pace of 1.6% per year. Another way to express Arizona’s growth relative to the U.S. is to compute the per capita income gap.

Arizona has fallen far behind the U.S. during the past 30 years, with the gap rising from the 4.0% range during the early 1970s to the 16.0%-17.0% range recently. The forecast suggests that we may see stabilization and even some small improvement during the next 30 years, with the gap descending to around 14.0% by 2048. Even so, that is still a large difference and it is unlikely that Arizona will significantly close the income gap without major improvements in the college attainment rate relative to the nation.

Risks to the OutlookRisks to the long-run projections depend on supply-side factors, like

demographics, educational attainment, infrastructure, and resource constraints more generally. Demographics will slow growth in the long run, because the retirement of the baby boom generation will reduce labor force growth. Similarly, Arizona’s middling college attainment rates, if they do not improve, will limit the state’s economic competitiveness. It will pinch the state’s ability to generate the kinds of high-skill jobs that will garner above average wages. Further, infrastructure will matter for the state’s future growth. Key investments in highways and roads, water and sewer, air transport, telecommunications, and border ports will be necessary. Finally, natural resources, principally water, will need to be carefully monitored and managed to accommodate future growth.

Arizonajobgrowthisforecasttoaverage1.4%peryearduringthe2018-2048period.Thatismorethandoublethenationalrateof0.6%peryear,asExhibit2shows,butwellbelowgrowthduringtheprevious30yearperiodof2.3%peryear.Overall,statejobsrisefrom2.85millionin2018to4.38millionin2048.

JobgainscontributetoArizona’sincomegrowth,complementedbyincreasesinassetincome(dividends,interest,rent)andtransferreceipts.Inflation-adjustedpersonalincomerisesatanaveragepaceof2.9%peryearduringtheforecast,abovethenationalpaceof2.2%peryear,butagainbelowthepacesetduringthethreepreviousdecades(3.2%peryear).

Arizona’spopulationrisesfrom7.1millionin2018to10.2millionby2048.Thattranslatesintoaveragegrowthof1.2%peryear,doublethenationalpaceof0.6%peryear,butwellbelowaveragegrowthduringtheprevious30years(2.4%peryear).Thedecelerationinpopulationgrowthisdrivenbydemographicaging,whichputsdownwardpressureonnaturalincrease(birthsminusdeaths).

Onapercapitabasis,realpersonalincomecontinuestoriseatasolidpaceduringthenext30yearsat1.7%peryear.Thatisslightlyabovethenationalpaceof1.6%peryear.AnotherwaytoexpressArizona’sgrowthrelativetotheU.S.istocomputethepercapitaincomegap.Exhibit3showsthepercentagedifferencebetweenArizonaandU.S.percapitapersonalincomefrom1970to2048.

Annual Percentage Growth Rates: Arizona and the US

Arizonajobgrowthisforecasttoaverage1.4%peryearduringthe2018-2048period.Thatismorethandoublethenationalrateof0.6%peryear,asExhibit2shows,butwellbelowgrowthduringtheprevious30yearperiodof2.3%peryear.Overall,statejobsrisefrom2.85millionin2018to4.38millionin2048.

JobgainscontributetoArizona’sincomegrowth,complementedbyincreasesinassetincome(dividends,interest,rent)andtransferreceipts.Inflation-adjustedpersonalincomerisesatanaveragepaceof2.9%peryearduringtheforecast,abovethenationalpaceof2.2%peryear,butagainbelowthepacesetduringthethreepreviousdecades(3.2%peryear).

Arizona’spopulationrisesfrom7.1millionin2018to10.2millionby2048.Thattranslatesintoaveragegrowthof1.2%peryear,doublethenationalpaceof0.6%peryear,butwellbelowaveragegrowthduringtheprevious30years(2.4%peryear).Thedecelerationinpopulationgrowthisdrivenbydemographicaging,whichputsdownwardpressureonnaturalincrease(birthsminusdeaths).

Onapercapitabasis,realpersonalincomecontinuestoriseatasolidpaceduringthenext30yearsat1.7%peryear.Thatisslightlyabovethenationalpaceof1.6%peryear.AnotherwaytoexpressArizona’sgrowthrelativetotheU.S.istocomputethepercapitaincomegap.Exhibit3showsthepercentagedifferencebetweenArizonaandU.S.percapitapersonalincomefrom1970to2048.

Percentage Difference Between Arizona and US Per Capita Income

report’s advisors:

EDITOR’S INSIGHTS » by Lucinda Smedley

report’s founding sponsors:

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Report Layout: Patti van Leer/[email protected] | Printing: Spectrum Printing Company, LLC: http://www.spectrumprintingcompany.com

Steve Cole, Southwest Appraisal Associates • Michael Guymon, Tucson Metro Chamber George Hammond, Eller Economic and Business Research Center

Bruce Jacobs, Title Security Agency • Paul Kraft, The Clover Company Larry Kreis, Red Point Development • Jane McCollum, Marshall Foundation/Main Gate Square

Linda Morales, The Planning Center • Michael Racy, Racy Associates Barbi Reuter, Cushman & Wakefield/PICOR

Mark Taylor, Westland Resources • Linda Welter, Caliber Group

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TREND report is excited to spotlight the 15 finalists for the upcoming Metropolitan Pima Alliance Common Ground

awards sponsored once again by Barker Contracting who were selected based on their exemplary collaborative efforts that have provided benefit throughout the region. In addition to recognizing these projects, programs and policies, TREND report also would like to recognize the remarkable ongoing collaborative efforts within the public, non-profit and private sectors that are resulting in region-wide accomplishments that did not exist a decade ago. This year, we have seen several great partnerships come in to play—the Sun Corridor and TAA economic development collaboration; Rio Nuevo and Sunshine Mile; Bourn, GEICO and UA at The Bridges, to name a few.

We look forward to seeing everyone on October 19 when we recognize the five well-deserving winners of MPA Common Ground awards. We invite you to support MPA’s mission of “working to create a prosperous community by promoting collaborative real estate development policies, building partnerships and finding common ground” and consider sponsoring the MPA Common Ground event. It is also a great way to align your company with the mission of MPA. More info about the different sponsorship levels is available at mpaaz.org.

Upcoming Industry EventsAIA Southern Arizona University of Arizona Campus Tour will

be held on October 6, 2018 from 2–5pm. The tour includes ENR2, Old Main Rehabilitation, BB Lab of Tree-Ring Research and the USS Arizona Memorial. Tours will be led by project architects. More info at aia.org/southernarizona.

MPA’s Common Ground event will be held on October 19 from 5:30–9pm at JW Marriott Starr Pass Resort & Spa. More info about the finalists and the event can be found throughout this issue. Register at mpaaz.org.

2018 Downtown Now will be held on October 22, 2018 from 5:30–7:30pm at the TCC. Rio Nuevo and Downtown Tucson Partnership are pleased to present 2018 Downtown Now!, which brings the community together to celebrate and commemorate the organizations, the developments and the people who are transforming Tucson’s Downtown. More info at [email protected].

VOTE, VOTE, VOTE! The 2018 General Election is on November 6, 2018.

Pima County Real Estate Research’s 4th Quarterly Meeting will be held on November 29, 2018 from 8–10am at TAR. The program will feature a presentation of the Retail Market study and a panel discussion. Register at pcrerc.com

Economic and Business Research Center’s 2018 Economic Outlook luncheon will be held on December 7, 2018 from 12–1:30pm at Westin La Paloma. Join EBRC’s Director and Eller Research Professor, George W. Hammond, Ph.D., and Chase Chief Economist Anthony Chan, Ph.D., as they serve up the regional, national, and international economic outlook as 2018 draws to a close. Register at azeconomy.org.

Lucinda SmedleyPublisher and [email protected]

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