Tucson Development Thread

[Thirsty]

I wish UA would get their act together on this. The remaining university buildings that won't be part of this project are all eyesores on lots that are not big enough to be developed into anything significant on their own.

The article said UA pulled out because it is writing an new development plan. I'm guessing this means they have their own plans for the eyesores.

I don't know who to credit, the university or the neighborhood associations, but the UA has by choice or by force begun to make infill a focus of its growth.

[Ted Lyons]

The article said UA pulled out because it is writing an new development plan. I'm guessing this means they have their own plans for the eyesores.

I don't know who to credit, the university or the neighborhood associations, but the UA has by choice or by force begun to make infill a focus of its growth.

Sadly, I'd say there's probably no way the university has any significant plans for 1145 North Campbell. They may have some ideas for the whole Babcock facility on the other side but I don't know these developers were really looking to use that space.

[Thirsty]

Sadly, I'd say there's probably no way the university has any significant plans for 1145 North Campbell. They may have some ideas for the whole Babcock facility on the other side but I don't know these developers were really looking to use that space.

the article was all about how they have to re-zone and redesign because they can no longer build on the Babcock property now that UA is out.

[Ted Lyons]

the article was all about how they have to re-zone and redesign because they can no longer build on the Babcock property now that UA is out.

I missed that specific reference to Babcock but, regardless, that's just one of the neighboring properties and the most likely to be redeveloped by the university at some point. The properties to the east, which will be on a tiny island of very visible, almost undevelopable land are more concerning to me.

[Qwijib0]

Qwijib0, I respect your rebuttal...but I did not say a couple of things, for example:

- I did not say Downtown Links was a worthless solution. I said that we would have Downtown Links and a 2 lane roadway (Broadway) connecting off of it. Look at I-10 from Phoenix to Tucson. ADOT has built 3 lanes each way for a majority of the route...except there are areas where it gets narrowed down to 2, the biggest segment being the Gila River reservation section. Heading into and out of Phoenix, it causes a bottleneck. Who would of thunk that the Gila River leaders would build so much economic development on that section 20 to 10 years ago? On a smaller scaler, this is what will happen on Broadway. I'm thinking comprehensively and regionally, not the outer fringe of another central Tucson "fill-in the blank" neighborhood. I'm afraid many people think about their own section of town. I ride the Xpress bus from Marana...but how efficient would that route be if I-10 was still a 3 lane "freeway" from downtown to Prince? Or 2 lanes? Stats and numbers could be used in any way...but numbers are also down in that segment of Broadway due to many businesses leaving. Its deserted and dead, especially at night. Doesn't mean it will not get redeveloped or get new life in years to come. Also, areas east and west of that segment are thriving.

- I did not say we need more roads...or Broadway should be 3 or 4 lanes. I said Broadway should have 3 lanes. Period. That is widening a road, not adding a road. Having a crosstown, aka east/west freeway, is not a city that would be saturated with freeways. Its have a (one) freeway. Its having balance. Economic development leaders, planners, businesses, ect. will tell you our transportation infrastructure is pretty bad...and they are not talking about transit. I support transit. I ride transit. I worked for PAG when the RTA was created. I'm all for it. But taking away (again) the true intent of why a roadway was funded for improvement and enhancement is just...another Tucson blunder. AND, just to point out...if we're talking about wasting money...the overkill and abundance of neighborhood meetings for 22nd, Grant, and Broadway have been money pits. I've seen the numbers. The RTA was regionally approved by voters. But Tucsonans still want to mess it up. SMH.

All of this is just an opinion.

Sorry about putting words in your mouth :) I think we actually may be closer in opinion than not. Cross-town movement is important but I think that the Grant and 22nd improvements plus LINKS (also sorry for mis-characterizing your opinion of) will be able to handle the expected load, given current volumes without dedicating 3 lanes of broadway to cars as well. That stretch of Broadway is pretty much the last unimproved thoroughfare in 'old' Tucson that was built with human-scale and walkability in mind. I'd hate to not try extending a multi-modal road (car+transit+bike+walk) from downtown rather than prioritizing vehicles in the last stretch of the city where there are valuable bones close to a university population that is heavily walk and bike that might be revitalized given streetscape and transit investment. Impressions of what Tucson can be have changed dramatically since the RTA vote so I think revisiting it is worthwhile.

[Thirsty]

I missed that specific reference to Babcock but, regardless, that's just one of the neighboring properties and the most likely to be redeveloped by the university at some point. The properties to the east, which will be on a tiny island of very visible, almost undevelopable land are more concerning to me.

Babcock sits next to the corner lot. If you're talking about the NE corner, I agree. Moving west of the tower site sits, Babcock, McD's, a bank and then the underpass. West of that is mostly parking that was once planned to be a new campus for the engineering college... don't know what came of it.

Sorry about putting words in your mouth :) I think we actually may be closer in opinion than not. Cross-town movement is important but I think that the Grant and 22nd improvements plus LINKS (also sorry for mis-characterizing your opinion of) will be able to handle the expected load, given current volumes without dedicating 3 lanes of broadway to cars as well. That stretch of Broadway is pretty much the last unimproved thoroughfare in 'old' Tucson that was built with human-scale and walkability in mind. I'd hate to not try extending a multi-modal road (car+transit+bike+walk) from downtown rather than prioritizing vehicles in the last stretch of the city where there are valuable bones close to a university population that is heavily walk and bike that might be revitalized given streetscape and transit investment. Impressions of what Tucson can be have changed dramatically since the RTA vote so I think revisiting it is worthwhile.

Very rational post. I'm of the 'reevaluate camp', but it isn't from an anti-car or anti-progress POV. Having lived on the East side, I know everyone driving to I-10 already avoids Broadway b/c of downtown. People will catch Barazza/LINKS at Golf Links or 22nd (or not at all if coming from the NE).

Four-lanes each way, with right and left (or even double-left) turn lanes at intersections and hopefully a RoW LRT is just too much for the walkable urban atmosphere we're hoping to create in that little corner of the city. I don't think it is unreasonable to draw a rectangle with the university and I-10 at 22nd as the corners and focus on density, walkability and transit inside those boundaries. A fifth of Tucsonans live and/or work in that area. Can we preserve at least that section of Broadway, Stone and both 6th's for people who don't drive 20+ miles to work?

[Ted Lyons]

Babcock sits next to the corner lot. If you're talking about the NE corner, I agree. Moving west of the tower site sits, Babcock, McD's, a bank and then the underpass. West of that is mostly parking that was once planned to be a new campus for the engineering college... don't know what came of it.

Yeah, I'm talking about the very corner of Campbell & Speedway, which is the most visible portion of the entire block. The Babcock property is definitely large enough to be redeveloped. The two lots I'm referencing are not.

http://i.imgur.com/m2agfUN.png?1

[Qwijib0]

Very rational post. I'm of the 'reevaluate camp', but it isn't from an anti-car or anti-progress POV. Having lived on the East side, I know everyone driving to I-10 already avoids Broadway b/c of downtown. People will catch Barazza/LINKS at Golf Links or 22nd (or not at all if coming from the NE).

Four-lanes each way, with right and left (or even double-left) turn lanes at intersections and hopefully a RoW LRT is just too much for the walkable urban atmosphere we're hoping to create in that little corner of the city. I don't think it is unreasonable to draw a rectangle with the university and I-10 at 22nd as the corners and focus on density, walkability and transit inside those boundaries. A fifth of Tucsonans live and/or work in that area. Can we preserve at least that section of Broadway, Stone and both 6th's for people who don't drive 20+ miles to work?

I'm not so sure 6 lanes plus that much bike landscape and ped buffer is a death knell for that section of Broadway being unwalkable. San Fran replaced a freeway with surface street (http://goo.gl/maps/vNQpp) when it collapsed in the quake but the street needed to carry some amount of traffic. It works well as both a walkable scape and road.

In the cross section I posted of a 6 lane Broadway, the sidewalk is 28 feet from traffic with a landscape buffer. It's not going to be a compact walkable boulevard, but with Hawks or traffic lights at park, highland, cherry, plumer and treat I think it would be very navigable and appealing.

[southtucsonboy77]

Sorry about putting words in your mouth :) I think we actually may be closer in opinion than not. Cross-town movement is important but I think that the Grant and 22nd improvements plus LINKS (also sorry for mis-characterizing your opinion of) will be able to handle the expected load, given current volumes without dedicating 3 lanes of broadway to cars as well. That stretch of Broadway is pretty much the last unimproved thoroughfare in 'old' Tucson that was built with human-scale and walkability in mind. I'd hate to not try extending a multi-modal road (car+transit+bike+walk) from downtown rather than prioritizing vehicles in the last stretch of the city where there are valuable bones close to a university population that is heavily walk and bike that might be revitalized given streetscape and transit investment. Impressions of what Tucson can be have changed dramatically since the RTA vote so I think revisiting it is worthwhile.

It's okay...we're just one lane each way from being on the same page! But I do see your point...and it's a good point. And I enjoyed everyone's comments on the subject. I always use the analogy of sports...I'm a Cowboys fan...my brother is a Raiders fan...but we both love football (although my team is clearly the better team). :cheers:

[andrewsaturn]

According to its Facebook, the new downtown market will not open by December. They are hoping for a January opening date instead.

https://www.facebook.com/pages/Johnny-Gibson-Downtown-Market/281044618724294

[garygeo]

How old and white were the protesters? They're just upset there isn't another Matter Firm

Sorry to bring this one back to life, but I just came across the Bike Ranch at Cyclovia today (which was awesome). It sounds like they have an uphill battle to get their plans approved at the next supervisor meeting (Nov 18th). They are doing a good job, getting the word out (http://bikeranch.com/), but this kind of thing really gets under my skin.

Tucson invests so much in trying to create the infrastructure, events, etc to be a bicycle friendly community and we finally have some private enterprise looking to invest to grow our attractiveness to cycling tourist and it is being stopped by a few.

This land is zoned for development, so it will get built on either way... the question is do you want mini-estates with large horse corrals or a business that is creating jobs and treading lightly on the desert.

Anyway... I am obviously a riled up about this one, but thought I would share for those out on the east side. Definitely worth visiting their website.

http://bikeranch.com/wp-content/uploads/2014/05/bike-ranch-plan.jpg

[Thirsty]

FYI, I noticed Google (finally) has updated their satellite view of Tucson in that past week or two.

...

Tucson invests so much in trying to create the infrastructure, events, etc to be a bicycle friendly community and we finally have some private enterprise looking to invest to grow our attractiveness to cycling tourist and it is being stopped by a few.

This land is zoned for development, so it will get built on either way... the question is do you want mini-estates with large horse corrals or a business that is creating jobs and treading lightly on the desert.

Anyway... I am obviously a riled up about this one, but thought I would share for those out on the east side. Definitely worth visiting their website.


Totally agree. Thanks for the link.

[Mark H]

http://www.tucsonweekly.com/TheRange/archives/2014/11/02/saint-house-has-closed

Saint House closes downtown... it's unfortunate to see a restaurant go belly up that quickly. It'll be interesting to see what takes the space over. According to the article, Stiteler has about two dozen interested restaurants.

[andrewsaturn]

http://www.tucsonweekly.com/TheRange/archives/2014/11/02/saint-house-has-closed

Saint House closes downtown... it's unfortunate to see a restaurant go belly up that quickly. It'll be interesting to see what takes the space over. According to the article, Stiteler has about two dozen interested restaurants.

That's really sad :( seems like people really enjoyed their food and drinks

[Qwijib0]

That's really sad :( seems like people really enjoyed their food and drinks

Problem for me was the limited menu with no rotation. I went twice and never went again because I had tried everything I wanted to and none of it was good enough to get me back over another option.

[Ritarancher]

I found an article about the proposed I-510 that will run south of the city.
http://m.tucson.com/news/local/govt-and-politics/county-gets-behind-corridor-linking-interstates/article_8f343aff-ce9f-50b9-bc21-fbda3b1248d6.html?mobile_touch=true

I'm confused, is the final decision based off of Robin Clark from Avra Valley? Is this woman from a town of 5,000 really making this decision for the metro with 1,000,000?
Everyone I've spoken to who lives in the city wants this freeway. Why should her opinion count that much? You don't see me protesting roads being built in Phoenix. If she wants to make these decisions for Tucson she needs to live in Tucson.
I'm not certain, but if this is the case and this woman's opinion matters that much then I'll realize how much potential our city really doesn't have.

[farmerk]

I found an article about the proposed I-510 that will run south of the city.
http://m.tucson.com/news/local/govt-and-politics/county-gets-behind-corridor-linking-interstates/article_8f343aff-ce9f-50b9-bc21-fbda3b1248d6.html?mobile_touch=true

I'm confused, is the final decision based off of Robin Clark from Avra Valley? Is this woman from a town of 5,000 really making this decision for the metro with 1,000,000?
Everyone I've spoken to who lives in the city wants this freeway. Why should her opinion count that much? You don't see me protesting roads being built in Phoenix. If she wants to make these decisions for Tucson she needs to live in Tucson.
I'm not certain, but if this is the case and this woman's opinion matters that much then I'll realize how much potential our city really doesn't have.

It's from AZ Daily Star, the NIMBY paper (and $1 billion in debt). So this makes Robin Clark a hero, a NIMBY hero image always favorably created by AZ Daily Star.

Arizona, the state, is not in good shape economically relative with the rest of the 49 states. The state gov't is $1.0-$2.5 billion short next fiscal year. It's already $500 billion short this fiscal year. So for Metro Tucson and Pima County rejecting this or any kind of 'business attracting' infrastructure at this time would further seal it's anti-business culture.

Next 2 years, I don't see anything positive in the public infrastructure building business especially in AZ. The Repubs took over the US Congress. AZ still has the same 'fiscal conservatives' in state gov't.

We've seen there's a very strong demand for urban housing downtown Tucson regardless of any economic situation. The new apt units downtown are almost filled to full capacity. What (still) really irks me is how freak'n slow construction of buildings downtown. The taller the buildings the more tax revenues gets collected for the City of Tucson. The more people packed in a small area the more attractive for business to setup shop. How about a city Target at the bottom of a 30+ floor mixed used building in place of Bourne's ugly cookie cutter 'high rise'? Downtown Tucson doesn't have enough space to build except to build up....since we all know that neighborhood associations (taken over by fanatical NIMBYs) like to keep their neighborhood butt ugly.:shrug:

[Thirsty]

I saw an episode of Arizona Highways profiling downtown Tucson.

The segments are up on AH's YouTube page. There are about a dozen videos, but weirdly out of order. Anyhow, here is the link:

https://www.youtube.com/user/AzHighwaysTV/videos

[Ted Lyons]

Movement on the Main Gate Square hotel project. Not clear if it's still slated to be a Residence Inn, though.

http://tucson.com/news/local/education/college/ua-creating-a-members-only-club-at-hotel/article_ab890dfa-dc1c-58e0-bf21-a059f8fdc6c2.html

UA creating a members-only club at hotel

The 7,200-square-foot facility will be located inside a new hotel to be built just west of the UA as part of the Main Gate Square retail development. Construction is set to start next year and the hotel could open for business in the summer of 2016, UA spokeswoman Andrea Smiley said.

. . .

The fees will bring in more than enough to cover the club’s expected operating costs of $473,000 a year, the report to the regents said. More than half will go for lease payments to Tucson Hotel 1 LLC, which is involved with the project.

http://www.hcwdevelopment.com/news-hcw-announces-partnership-with-main-gate,-llc-for-hotel-development-project-in-tucson,-az-28.php

[Qwijib0]

New-ish renders from downtown links:

http://i.imgur.com/k6pznPA.png
http://i.imgur.com/tYl38DM.png

http://i.imgur.com/qwMLzk7.png
http://i.imgur.com/NEf1S7Q.png

http://i.imgur.com/2T8pc4s.png
http://i.imgur.com/x4ftAaS.png

http://i.imgur.com/4jU57bD.png
http://i.imgur.com/iDA7hAB.png

I like that the old rail bridges are staying with new ped/road bridges in parallel. I hope they refurbish them and replace all the broken lighting.

[Qwijib0]

Movement on the Main Gate Square hotel project. Not clear if it's still slated to be a Residence Inn, though.

http://tucson.com/news/local/education/college/ua-creating-a-members-only-club-at-hotel/article_ab890dfa-dc1c-58e0-bf21-a059f8fdc6c2.html



http://www.hcwdevelopment.com/news-hcw-announces-partnership-with-main-gate,-llc-for-hotel-development-project-in-tucson,-az-28.php

Hope there's a paycheck deduction option, I'd pay $12 biweekly.

[Patrick S]

Two new tenants coming to the Houghton Town Center (Houghton Road and Old Vail Road). Currently the center has a Walmart, Panda Express, and a Discount Tire. The center will get a Brake Masters, to open sometime in 2015. The big news though is that the first free-standing Emergency Room in the Tucson are is set to open late in 2015 in the Houghton Town Center. I've long thought that a hospital was needed on the southeast side, as the closest to the fast-growing area is St. Joe's on Wilmot, just north of Broadway. Though this isn't a full hospital, obviously an ER there could help save lives. Here's the article (not sure when it was written): http://realestatedaily-news.com/tag/houghton-town-center?print=pdf-page

Also, while on the subject of Houghton Rd., as some, if not all of you know, the intersection of Houghton and Broadway is now widened and opened, and the project is just beginning widening Houghton from Broadway to 22nd Street. Also, of course, the Houghton widening project is complete and opened from Irvington to Valencia. It appears the last of the southern projects will start next year. According to an AZ Daily Star article from August 25, 2014, (http://tucson.com/news/local/road-runner-houghton-project-rolling-right-along/article_c5b8530e-e8d9-5a37-b6a9-cd08080515c9.html) three segments will be started next year.
"Pieces of Houghton currently being done, or still in the works, include:
- Irvington to Valencia is about done, needing just some signage and small erosion protection additions after the rains.
- The Houghton/Broadway intersection is about 80 percent done.
- The Houghton/Broadway Park and Ride project will begin Sept. 4.
- Broadway to 22nd Street utilities are being relocated for an anticipated October start to construction.
- The bridge over the Union Pacific Railroad is expected to start construction in June 2015.
- The bridge to I-10 is 80 percent designed, and also expected to start construction in June 2015.
- Funding for Valencia to Old Vail/Mary Ann Cleveland Way was just approved, with construction slated for April of 2015."

[Patrick S]

So, this is a little off the topic of Tucson, but still important for the area, and urban growth in general, but not sure if anyone saw 60 Minutes on CBS this last Sunday (11/23/14). The first segment was titled, 'Falling Apart: America's Neglected Infrastructure'. Though the segment focussed on bridges and roads, it also mentioned the need for airport improvements - including new runways and a better air-traffic control system, seaport improvements, and High-Speed Rail. The segment mentioned that this is not only a safety issue, but also an economic issue for the United States, and highlighted that this is an issue that the US Chamber of Commerce and unions have actually come together and agreed on.

Here's a link the the segment. I urge everyone to take a look at it: http://www.cbsnews.com/news/falling-apart-america-neglected-infrastructure/

[Ted Lyons]

So, this is a little off the topic of Tucson, but still important for the area, and urban growth in general, but not sure if anyone saw 60 Minutes on CBS this last Sunday (11/23/14). The first segment was titled, 'Falling Apart: America's Neglected Infrastructure'. Though the segment focussed on bridges and roads, it also mentioned the need for airport improvements - including new runways and a better air-traffic control system, seaport improvements, and High-Speed Rail. The segment mentioned that this is not only a safety issue, but also an economic issue for the United States, and highlighted that this is an issue that the US Chamber of Commerce and unions have actually come together and agreed on.

Here's a link the the segment. I urge everyone to take a look at it: http://www.cbsnews.com/news/falling-apart-america-neglected-infrastructure/

Saw parts of it and, although many here many know this is a major issue, others do not. In Tucson, I'm thankful we're getting the new air traffic control tower and I believe a new runway is in the works but, on one of the most basic levels of infrastructure, our roads are just deplorable. Until we can convince the 49% of people who voted against our latest road improvement initiative that this is a major problem for everyone, we'll continue to suffer.

[cdsuofa]

Never been so grateful for our dry, warm climate which eliminates a lot of the things that are tearing Americas infrastructure apart rapidly such as moisture, road salt, ice expanding and contracting. It definitely gives our bridges and other infrastructure extended life but they are by no means in great shape or up to the standard they should be.

[crzyabe]

There was a good segement on NPR's Here and Now regarding Streetcar development across the country. They spent a good 5-10 mins talking with the Project Manager on Tucson's Streetcar. Here is some info on the segement:

http://hereandnow.wbur.org/2014/12/02/streetcar-revival-tucson

[Ted Lyons]

So, this article is horribly written, but it references a couple of developments, including the Residence Inn at Main Gate Square.

http://www.kvoa.com/news/residents-near-student-high-rises-have-problem-with-progress/

The second development is a new student housing complex on 7th Street between 5th Avenue and 6th Avenue. No rendering yet, but the site plan is on PRO and indicates 7 floors of apartments with an 8th floor pool. The architects are the same people who designed the District on 5th.

http://i.imgur.com/EZsLmX4.jpg?1

http://www.humphreys.com/portfolio/district-at-arizona/

Combined with the renovation of the Corbett Building, this seems like a great proposal for a currently empty lot that doesn't border any existing residential areas.

[ProfessorMole]

Article on the Star's website talking about Oro Valley buying the El Conquistador Country Club for a town rec center. Would come with a half-cent sales tax increase to pay for reno/remodel projects over the next 5-6 years.

Oro Valley Rec Center Purchase Proposal (http://tucson.com/business/local/oro-valley-might-raise-taxes-to-buy-el-conquistador-s/article_f273db02-7b78-11e4-9b6c-8fa6bf488f97.html)

[hthomas]

Article on the Star's website talking about Oro Valley buying the El Conquistador Country Club for a town rec center. Would come with a half-cent sales tax increase to pay for reno/remodel projects over the next 5-6 years.

Oro Valley Rec Center Purchase Proposal (http://tucson.com/business/local/oro-valley-might-raise-taxes-to-buy-el-conquistador-s/article_f273db02-7b78-11e4-9b6c-8fa6bf488f97.html)

I think that it would be great for Oro Valley to do this. As most of you know there's a movement to expand Reid Park by using the current golf courses for multiple recreational uses. It has received a lot of push back.

http://www.naturaltucson.com/TUCS/September-2014/Campaign-to-Expand-Reid-Park/

Anybody think that this has to do less with the conversion and financing of the proposed repurpose of Reid Park, and more to do with the populations that would benefit from Reid Park being repurposed?

[crzyabe]

In reference to that Corbett Site above. Any idea what they are going to do with the Corbett building on the Corner? Are they going to leave it as is and hope some other developer picks it up or will it be part of the site?

[ComplotDesigner]

Not a lot of changes, these are from last week 11-27-14

http://i.imgur.com/QcjtO8l.jpg

http://i.imgur.com/UpbBWkk.jpg

[Ted Lyons]

In reference to that Corbett Site above. Any idea what they are going to do with the Corbett building on the Corner? Are they going to leave it as is and hope some other developer picks it up or will it be part of the site?

I know Scott Stiteler has been looking for people to redevelop the building for the past couple of years. The holdup has been that it needs a fair amount of structural work. Looks like it will be redeveloped and integrated into the project.

[aznate27]

City sells land for another private dorm (http://tucson.com/news/business/city-sells-land-for-another-private-dorm/article_dc16d75a-b5c8-54d5-a3a9-038b2c820af6.html)

By Mariana Dale Arizona Daily Star

"The proposed Hub II would be six stories and house nearly 300 students and there would be no retail element."

[ProfessorMole]

City sells land for another private dorm (http://tucson.com/news/business/city-sells-land-for-another-private-dorm/article_dc16d75a-b5c8-54d5-a3a9-038b2c820af6.html)

By Mariana Dale Arizona Daily Star

"The proposed Hub II would be six stories and house nearly 300 students and there would be no retail element."

If anyone is looking for some early drawings of the building, link below goes to the Tucson PRO website where they're up for permitting and such.

1023 N Tyndall (http://www.tucsonaz.gov/PRO/Command?command=SearchSire&Permit_Number=DP14-0145&doc_type=Development&doc_id=3250768&calledFromJsp=SireFolderDisplay&SearchButton=View+Files)

EDIT: The photo that shows the actual building is 002_A001

[Ted Lyons]

Here's the entire design package approved by the Main Gate District Design Review Committee.

http://pdsd.tucsonaz.gov/files/pdsd/boards-committees-commissions/HUB_II_Approved_Design_Package_082614.pdf

[aznate27]

Is the Guggenheim Coming to Sixth Street and Stone? We're Guessing No (http://www.tucsonweekly.com/TheRange/archives/2014/12/09/is-the-guggenheim-coming-to-sixth-street-and-stone-were-guessing-no)

http://www.tucsonweekly.com/imager/b/blog/4886378/5a61/guggenheim-tucson-hoax-hoch-1.JPG?cb=1418143031

Anyone know what this is all about?? Tucson Weekly says it's a hoax, which I tend to agree with, but why??:shrug: I was all excited when I drove by on my way to work today, kinda sucks if it is a hoax.

[Qwijib0]

Only thing I can think of is some commentary on downtown links-- that particular plot of land will be islanded on 4 sides by paths/roads once it's complete.

[crzyabe]

Does anyone have insight into the future of the former Hotel Arizona downtown? Lopez closed that place over 2 1/2 years ago. I drive by it every morning and I am just surprised that space goes unused. There is a Streetcar stop right on the corner, the location is good for Downtown events, everyone wants a hotel downtown. If it is going to go unsued, lets do something better with the space.

[Ted Lyons]

Does anyone have insight into the future of the former Hotel Arizona downtown? Lopez closed that place over 2 1/2 years ago. I drive by it every morning and I am just surprised that space goes unused. There is a Streetcar stop right on the corner, the location is good for Downtown events, everyone wants a hotel downtown. If it is going to go unsued, lets do something better with the space.

Think Lopez is sitting on it until the city pays for him to fix it. Wish that guy would sell the property and get out of downtown forever.

[Qwijib0]

Think Lopez is sitting on it until the city pays for him to fix it. Wish that guy would sell the property and get out of downtown forever.

Agreed. I hope things like the AC deal show him that his property isn't the only viable place for a hotel and he has much less leverage than he thinks he does. With the streetcar, any hotel along the route is a marketable bed for the city to advertise as convention-appropriate.

[Azstar]

His proposal to renovate the hotel for Rio Nuevo was a viable one. He was only asking for tax breaks, and for Rio Nuevo (or the city) to pay for a parking structure. The City Council, on the other hand, was determined to forge ahead with a totally unrealistic, unattainable plan to build a 30+ story hotel from the ground up. No developer was interested in that plan unless the city/Rio Nuevo was willing to practically guarantee its success, financially. It would have cost much, much more in the long run.

[Ted Lyons]

His proposal to renovate the hotel for Rio Nuevo was a viable one. He was only asking for tax breaks, and for Rio Nuevo (or the city) to pay for a parking structure. The City Council, on the other hand, was determined to forge ahead with a totally unrealistic, unattainable plan to build a 30+ story hotel from the ground up. No developer was interested in that plan unless the city/Rio Nuevo was willing to practically guarantee its success, financially. It would have cost much, much more in the long run.

His proposal was only made viable by the fact that he (I bet purposely) let the property fall into such disrepair that some sort of public financing deal was absolutely necessary.This mentality was evidenced by his threats to close the hotel unless the city acquiesced to his demands years after the Rio Nuevo bidding was over. If the property had been kept up as most any other hotel is, his losses would not have necessitated outside intervention, but that was the crux of the game.

[ILikeEyeballs]

Anyone know when construction downtown on the AC Hotel by Marriot is going to start? The last news story I could find is from June, 2014 and says construction was expected to begin by the end of the year.

http://realestatedaily-news.com/downtown-tucson-heats-hotel-reaches-milestone/

[Ted Lyons]

Anyone know when construction downtown on the AC Hotel by Marriot is going to start? The last news story I could find is from June, 2014 and says construction was expected to begin by the end of the year.

http://realestatedaily-news.com/downtown-tucson-heats-hotel-reaches-milestone/

Construction permits are still under review according to PRO. Plans were submitted back in October.

[ComplotDesigner]

Ronstadt Transit Center Joint Development (http://www4.tucsonaz.gov/integrated-planning/ronstadt-transit-center-joint-development)

[Ted Lyons]

Ronstadt Transit Center Joint Development (http://www4.tucsonaz.gov/integrated-planning/ronstadt-transit-center-joint-development)

Good find. Felt like it took forever for this to be updated.

[Patrick S]

Don't know if anyone saw this today as it was buried in an AZ Daily Star article about TUSD allowing TPD back into their schools, but there was an update on the new hotel by the U of A.

"The council also paved the way for a new, six-story hotel and retail complex near the University of Arizona.

The council granted development company 7one4 Tucson LLC permission to tear down four dilapidated, historic buildings on the northeast corner of Euclid Avenue and Fourth Street and replace them with an approximately 140-room hotel and underground parking garage.

Some neighborhood groups opposed the destruction of the historic buildings.

But city code allows an historic building to be torn down if the structure is beyond a “reasonable economic use.”

The four buildings, three two-story apartment buildings and a single-story business, fit the description.

Records provided by the company indicate it would cost $2.7 million to rehabilitate the four buildings, but only net $44,250 a year in profit.

Based on those numbers, it would take 110 years on average to break even, records show.​"

Here's the article, with a map of the development location: http://tucson.com/news/local/govt-and-politics/police-back-at-tusd-can-t-ask-immigration-status/article_64bb3529-d5a0-54f9-886e-b82994f5a4aa.html

[Patrick S]

Is the Guggenheim Coming to Sixth Street and Stone? We're Guessing No (http://www.tucsonweekly.com/TheRange/archives/2014/12/09/is-the-guggenheim-coming-to-sixth-street-and-stone-were-guessing-no)

http://www.tucsonweekly.com/imager/b/blog/4886378/5a61/guggenheim-tucson-hoax-hoch-1.JPG?cb=1418143031

Anyone know what this is all about?? Tucson Weekly says it's a hoax, which I tend to agree with, but why??:shrug: I was all excited when I drove by on my way to work today, kinda sucks if it is a hoax.
Of course it's a hoax - The sign has a picture of a Tucson Weekly cover article about the museum, which the Tucson Weekly says is a fake. There's also the idea that the Guggenheim is one of the most famous museum's in the world. I've got a bridge to sell to anyone who actually believed this would be put in Tucson.

[Ted Lyons]

Don't know if anyone saw this today as it was buried in an AZ Daily Star article about TUSD allowing TPD back into their schools, but there was an update on the new hotel by the U of A.

"The council also paved the way for a new, six-story hotel and retail complex near the University of Arizona.

The council granted development company 7one4 Tucson LLC permission to tear down four dilapidated, historic buildings on the northeast corner of Euclid Avenue and Fourth Street and replace them with an approximately 140-room hotel and underground parking garage.

Some neighborhood groups opposed the destruction of the historic buildings.

But city code allows an historic building to be torn down if the structure is beyond a “reasonable economic use.”

The four buildings, three two-story apartment buildings and a single-story business, fit the description.

Records provided by the company indicate it would cost $2.7 million to rehabilitate the four buildings, but only net $44,250 a year in profit.

Based on those numbers, it would take 110 years on average to break even, records show.​"

Here's the article, with a map of the development location: http://tucson.com/news/local/govt-and-politics/police-back-at-tusd-can-t-ask-immigration-status/article_64bb3529-d5a0-54f9-886e-b82994f5a4aa.html

This is good news. The West University Historic Zone Advisory Board voted unanimously against tearing down the buildings so I was a little concerned about this vote. The buildings are nice but they are outsized for the limited lot size and don't visually add much value.

Now, I just hope the Design Review Board rips the current hotel design apart. It's hideous as is.

[Ted Lyons]

More Main Gate Square news.

http://tucson.com/business/local/landmark-clothing-near-ua-main-gate-liquidating-inventory/article_b3ab6e68-813e-501b-9329-4eda95dfa291.html?id=201408

Landmark Clothing, near UA Main Gate, liquidating inventory

. . .

The property was purchased in June for $1.25 million by D&F Holdings LLC of Colorado, Pima County Recorder’s Office documents show.

D&F Holdings officials could not be reached Wednesday for comment, but Edberg said it plans a restaurant and bar for the site and will probably start construction in March. He said D&F will make renovations to the distinctive two-story house, built in about 1910, that the men’s clothing store was known for.

. . .

So, when the group from Colorado made an offer to purchase the business, Edberg and Finkelstein decided it was time — and not just because of slow sales. “I’m in my 70s and my partner is in his 50s, so it’s time,” Edberg said.

The reference to a group from Colorado has me thinking this relates to this: http://www.tucsonweekly.com/TheRange/archives/2014/11/07/should-people-be-upset-by-a-burrito-joint-called-illegal-petes

EDIT: Yup. D&F Holdings owner: Craig R. Hahn. http://www.manta.com/c/mbyn7qx/d-f-holdings-llc. Craig Hahn, CPA for Illegal Pete's: http://www.ptindirectory.com/tax-preparers/colorado/denver-co/834326/illegal-petes-inc/craig-hahn-cpa.

[southtucsonboy77]

Good find. Felt like it took forever for this to be updated.

Did anyone catch on page 26 of the Alexander (http://www4.tucsonaz.gov/files/integrated-planning/The_Alexander_Company_reducedsize.pdf) proposal a Design/Conceptual of a 14-story The Post?

Is that out-dated...or new? I've never seen that rendering before.

[Ted Lyons]

Did anyone catch on page 26 of the Alexander (http://www4.tucsonaz.gov/files/integrated-planning/The_Alexander_Company_reducedsize.pdf) proposal a Design/Conceptual of a 14-story The Post?

Is that out-dated...or new? I've never seen that rendering before.

Yeah. I noticed that and thought it looked good. I can't believe it's the current design, though. Also, it's another project with no movement in months (other than interior demo on the building next door) that was supposed to begin by year's end.

[InTheBurbs]

Did anyone catch on page 26 of the Alexander (http://www4.tucsonaz.gov/files/integrated-planning/The_Alexander_Company_reducedsize.pdf) proposal a Design/Conceptual of a 14-story The Post?

Is that out-dated...or new? I've never seen that rendering before.

Here's a shot of one of the earlier proposals for the Thrifty Block. It may have been taller at one point, and there was talk of incorporating a hotel, but was then scaled back before it was cancelled. It was also going to include the lot where One East is now.

http://tucsoncitizen.com/morgue/files/2006/11/l31329-2.jpg
Photo: Tucson Citizen Archives

[ppdd]

Here's a shot of one of the earlier proposals for the Thrifty Block. It may have been taller at one point, and there was talk of incorporating a hotel, but was then scaled back before it was cancelled. It was also going to include the lot where One East is now.

http://tucsoncitizen.com/morgue/files/2006/11/l31329-2.jpg
Photo: Tucson Citizen Archives

I think that's the original Post rendering, but that never happened and never will. The other rendering looks like a taller version of the more recent proposal.

[kaneui]

Don't know if anyone saw this today as it was buried in an AZ Daily Star article about TUSD allowing TPD back into their schools, but there was an update on the new hotel by the U of A.

"The council also paved the way for a new, six-story hotel and retail complex near the University of Arizona.

The council granted development company 7one4 Tucson LLC permission to tear down four dilapidated, historic buildings on the northeast corner of Euclid Avenue and Fourth Street and replace them with an approximately 140-room hotel and underground parking garage.

The last proposal we saw for this site was a few years ago for a 13-story student housing tower, before all the national developers swooped in and got their projects built first. Here is a preliminary rendering of the proposed "Hotel Euclid" from Steve Kozachik's latest newsletter:

http://i12.photobucket.com/albums/a228/kaneui/e9871e44-c043-4e47-be88-4def706adca4_zps60e0817d.jpg

This is now the fourth hotel project announced in proximity to the modern streetcar (the others being the downtown AC Marriott, a hotel at the Arena Site project, and a Residence Inn at Main Gate Square). These numerous proposals are somewhat puzzling, as a recent Urban Land Institute real estate forecast ranked Tucson dead last nationally among 75 metro areas for hotel investment in 2015 (see page 60 on the following link: http://uli.org/wp-content/uploads/ULI-Documents/Emerging-Trends-in-Real-Estate-2015.pdf).

However, developers are apparently bullish on future hotel demand along the streetcar route to meet the needs of the UofA, downtown's redevelopment boom, and anticipated tourism growth.

[Ted Lyons]

The last proposal we saw for this site was a few years ago for a 13-story student housing tower, before all the national developers swooped in and got their projects built first. Here is a preliminary rendering of the proposed "Hotel Euclid" from Steve Kozachik's latest newsletter:

http://i12.photobucket.com/albums/a228/kaneui/e9871e44-c043-4e47-be88-4def706adca4_zps60e0817d.jpg

This is now the fourth hotel project announced in proximity to the modern streetcar (the others being the downtown AC Marriott, a hotel at the Arena Site project, and a Residence Inn at Main Gate Square). These numerous proposals are somewhat puzzling, as a recent Urban Land Institute real estate forecast ranked Tucson dead last nationally among 75 metro areas for hotel investment in 2015 (see page 60 on the following link: http://uli.org/wp-content/uploads/ULI-Documents/Emerging-Trends-in-Real-Estate-2015.pdf).

However, developers are apparently bullish on future hotel demand along the streetcar route to meet the needs of the UofA, downtown's redevelopment boom, and anticipated tourism growth.

I think this is from the second round of reviews from the Main Gate District Design Review Committee where the materials were adjusted but the design was not. Still ugly as hell as I mentioned in my previous post.

[Patrick S]

The last proposal we saw for this site was a few years ago for a 13-story student housing tower, before all the national developers swooped in and got their projects built first. Here is a preliminary rendering of the proposed "Hotel Euclid" from Steve Kozachik's latest newsletter:

http://i12.photobucket.com/albums/a228/kaneui/e9871e44-c043-4e47-be88-4def706adca4_zps60e0817d.jpg

This is now the fourth hotel project announced in proximity to the modern streetcar (the others being the downtown AC Marriott, a hotel at the Arena Site project, and a Residence Inn at Main Gate Square). These numerous proposals are somewhat puzzling, as a recent Urban Land Institute real estate forecast ranked Tucson dead last nationally among 75 metro areas for hotel investment in 2015 (see page 60 on the following link: http://uli.org/wp-content/uploads/ULI-Documents/Emerging-Trends-in-Real-Estate-2015.pdf).

However, developers are apparently bullish on future hotel demand along the streetcar route to meet the needs of the UofA, downtown's redevelopment boom, and anticipated tourism growth.
This may be a good sign, in relation to your comments. This comes from an article from the AZ Daily Star dated 8/24/14 (this is the first part of a longer article), which states that Tucson is projected to have the highest growth rate in the country in tourism in 2015.

Forecast says demand for Tucson tourism will grow (http://tucson.com/news/business/forecast-says-demand-for-tucson-tourism-will-grow/article_610248de-6ac6-5679-ad56-dae0e42c4498.html)

"Tucson’s tourism industry is ready for a comeback, a new forecast says.

Tucson will be the top market for demand growth in 2015, with a projected 7.1 percent increase, according to a study by Atlanta-based PKF Hospitality Research. That compares to a 2.9 percent growth in demand nationwide.

The city has been slower to recover than others in the West and Southwest, said Visit Tucson CEO Brent DeRaad. “It’s certainly our time to enjoy the recovery many cities have already experienced,” he said.

Local hotels haven’t returned to prerecession occupancy levels, but they saw a stronger peak season, January through April, compared to last year, DeRaad said."

[Ted Lyons]

Some updates from Tim Steller on stalled projects downtown. I wish his ultimatums were as easy to effect as he'd like.

http://tucson.com/news/local/column/steller-west-downtown-sites-should-progress-in/article_2bece8fa-b35e-50fe-ab13-9684dd873b8a.html

[aznate27]

Some updates from Tim Steller on stalled projects downtown. I wish his ultimatums were as easy to effect as he'd like.

http://tucson.com/news/local/column/steller-west-downtown-sites-should-progress-in/article_2bece8fa-b35e-50fe-ab13-9684dd873b8a.html

I'll believe it when I see it.:sly:

[Azstar]

I'll believe it when I see it.:sly:

Reality check. None of these projects is likely to go anywhere. Between local developers, who are underfunded and lack resources, to the City Council, which has shown itself to be uncooperative and obstructionist at every turn.

[farmerk]

Reality check. None of these projects is likely to go anywhere. Between local developers, who are underfunded and lack resources, to the City Council, which has shown itself to be uncooperative and obstructionist at every turn.

Azstar, you just predicted Tucson for the new year of two thousand fifteen (plus).

Btw, Cadence is still ugly. In fact, it got uglier. I wish Tucson would build another downtown (I-10/Kolb) from scratch. The current downtown is just locked with corruption and ugliness :yuck:. Oh :eek:...that won't happen either:lmao:.

For those new in this forum, downtown development in Tucson is just another episode in the Twilight Zone.

Happy New year everyone!

[andrewsaturn]

Azstar, you just predicted Tucson for the new year of two thousand fifteen (plus).

Btw, Cadence is still ugly. In fact, it got uglier. I wish Tucson would build another downtown (I-10/Kolb) from scratch. The current downtown is just locked with corruption and ugliness :yuck:. Oh :eek:...that won't happen either:lmao:.

For those new in this forum, downtown development in Tucson is just another episode in the Twilight Zone.

Happy New year everyone!

I know it's frustrating to not see any fruition to some projects that we had in the past in downtown, however, let's not forget that before we did not have the streetcar. As we all know the streetcar has already provided an incredible amount of investment in downtown we have not seen in a long time. I cannot help but think that downtown's momentum will move forward in 2015 as plans for the Ronstadt Center renovation is in it's planning stages with two bidders, the new Johnny Gibson Market opening soon, as well as the Barraza Aviation Parkway project still in progress ( http://downtownlinks.info/app/uploads/2014/12/Downtown-Links-Update-MC-Agenda-Dec14-Final.pdf New Photos Update Included).

Something will get built on the Tucson Arena site because if Norville does not come through, Peach Props. will take over. That land along the streetcar is too prime to not let some happen IMO.

[farmerk]

I know it's frustrating to not see any fruition to some projects that we had in the past in downtown, however, let's not forget that before we did not have the streetcar. As we all know the streetcar has already provided an incredible amount of investment in downtown we have not seen in a long time. I cannot help but think that downtown's momentum will move forward in 2015 as plans for the Ronstadt Center renovation is in it's planning stages with two bidders, the new Johnny Gibson Market opening soon, as well as the Barraza Aviation Parkway project still in progress ( http://downtownlinks.info/app/uploads/2014/12/Downtown-Links-Update-MC-Agenda-Dec14-Final.pdf New Photos Update Included).

Something will get built on the Tucson Arena site because if Norville does not come through, Peach Props. will take over. That land along the streetcar is too prime to not let some happen IMO.

My frustration stems from those local developers that have been promising to build their $1 gov't handout for the past 10 years. These criminals are just cheating Tucson taxpayers for constantly breaking their promise.

*Norville surely will never build anything.
*Peach Prop is bidding on bigger projects when they can't even build their smaller project across Cadence (eye sore and a building that's suppose to be 11 floors high)
*Bourne ... 10 years and counting. Building other stuff but not downtown.
*Butt end of downtown west ... WILL never happen. Year after year the same ol' fart - we'll start this summer, we'll build this fall ...

Before Oct 2008 (Crash), there was very easy credit. These morons could've built their $1 giveaway before '08 and get it done.

Meanwhile, we got non-local developers right by the U of A successfully finishing projects. The COT's preference of awarding local developers needs to stop. It just doesn't work. We also need more brand name stores downtown. We can't always go through this merry go round of local businesses relocating downtown and then move out the following few months. I was at Park Place Mall few days ago and the place was packed. The parking lot is filled to full capacity. Park Place Mall is filled with brand name stores that people go to. Downtown Tucson doesn't even have a Starbucks. There's something wrong with that.

I'm glad for Johnny Gibson's, the Street Car and Downtown Links. Not glad with these local developers. I'd say kick them out right now.

EDIT:
Wasn't there suppose to be brand name stores at the base of the new TEP building? What happened to that? I've heard rumors of high rise condo. Makes me wonder if there is a group or an individual that's preventing these to happen. Is Michael Keith, the CEO of the Downtown Tucson Partnership, the 'god' that's deciding who stays in or not? If he is, he needs to go.

Big Plans to downtown Tucson 2015 - first joke of Tucson 2015 (http://www.kvoa.com/news/big-plans-to-downtown-tucson-in-2015/?par=nbcnews&site=nbcnews.com&cm_ven=nbcnews&cm_cat=Article)

[Patrick S]

Btw, Cadence is still ugly. In fact, it got uglier. I wish Tucson would build another downtown (I-10/Kolb) from scratch. The current downtown is just locked with corruption and ugliness :yuck:. Oh :eek:...that won't happen either:lmao:.
I'm confused by this statement. Unless you're building a city from scratch (think Brasilia), you don't just build a downtown from scratch. It's an organic process, same as the growth of a city. You don't just say, "This is downtown. Let's build some high rises or skyscrapers here and wait for people to move in". I'm not sure that Kolb and I-10 would be the best place for the center of Tucson commerce, arts, and culture anyway. I-10 is 2 lanes in each direction there, it's far from I-19 (compared to downtown), it's far from midtown, it's far from the 2 main established suburbs of Marana and Oro Valley. Granted, it is closer to the undeveloped portion of the city south of I-10 and southeast of TIA, but my guess is in the next 50 years as that portion of the city is built on and grown, that an almost mini-downtown will develop organically in the southern portion of town. Not sure where it will be, and not saying it will be as big as downtown is now (and will be in the future with further growth). I picture something like what you see further east on Broadway (around the Williams Center, 5151 E. Broadway, and around Broadway and Wilmot), but only more condensed and substantial. Plus I see more growth in downtown - possibly spreading further down Broadway and/or spreading all the way to the U of A. And the thought that downtown is the only portion of the city that is rife with corruption is incorrect. The whole city is rife with it, as well as incompetence and too many nonsensical regulations.

[southtucsonboy77]

Below is a link for a kaneui-type summary of completed, under construction and planned projects for urban Albuquerque. If you compare Albuquerque with Tucson...and if you've visited the Duke City...you'll see that Tucson is currently ahead of the game and has developed more density and urbanicity (if that's a word) than its southwest counterpart of similiar size and economies. I feel we should be proud of what our region has accomplished the last few years and we should be excited for 2015.

http://urbanabq.com/2014/12/29/thanks-for-2014/

One last point...I agree with farmerk and even Linda Ronstadt about how ugly some of our buildings are in downtown. However, yesterday afternoon while I was eating outside at Fired Pies...the urban feel, the college girls walking around, and just observing the businesses and traffic that has occurred recently in downtown was a great feeling. Tucson (the developers) have done a good job with that.

[crzyabe]

However, yesterday afternoon while I was eating outside at Fired Pies...the urban feel, the college girls walking around, and just observing the businesses and traffic that has occurred recently in downtown was a great feeling. Tucson (the developers) have done a good job with that.

I agree. If you compare today's Downtown Tucson to 5 years ago, there has been substantial progress and I believe more is coming. My wife and I are frequently downtown on the weekends and she has commented more than once that it almost feels like a different city. True, sustained improvement does not and should not happen quickly. There have been and will continue to be missteps, but I think things are on the right track.

[Patrick S]

I moved here a little over 6 years ago. Downtown's feel is night-and-day. When I first moved here I only would go downtown for business type things (paying property tax, paying a speeding ticket, jury duty). I live even farther away from downtown then I did when I first moved here, and I still don't make it down there enough, but I like being downtown now. There's a definite change and it seems like the place to be now, not the place to avoid.

[balugajames]

Hey everyone! Its amazing to see Tucson's transformation. As a kid, downtown was more or less a No mans land... I left 10 years ago to attend college and then found employment in downtown Denver which is where I currently reside. My wife and I spent 2 weeks in Tucson over the holidays as both our families live there and wow!! Tucson is becoming a really cool little city. In fact we are contemplating on how we can get back there. We want to support downtown's future and we loved the vibe, laid back atmosphere and weather!

Don't get me wrong. We love Colorado and Denver is amazing but Tucson certainly has a place in our heart and the Catalinas, Tucson, and Rincon mountains are always breath taking.

Its great to see some progress. Its certainly shaping up to be a really nice community to live and work. I hope the best, and who knows... We may be joining you for the renaissance!
Go Tucson!

[crzyabe]

The District Tavern on Congress will close. Interesting write up on the details.

http://www.tucsonweekly.com/TheRange/archives/2015/01/07/district-tavern-to-close-though-it-isnt-clear-what-will-take-the-longstanding-bars-place

[southtucsonboy77]

The District Tavern on Congress will close. Interesting write up on the details.

http://www.tucsonweekly.com/TheRange/archives/2015/01/07/district-tavern-to-close-though-it-isnt-clear-what-will-take-the-longstanding-bars-place

The caution that these property owners and developers need to apply is that if they try to run out the diversity of downtown...then the progress will be all for nothing. Downtown Tucson will end up like Downtown Phoenix...completely bland. Great cities like New York, S.F., and Chicago have a mix of higher-end and dive right around the corner from each other.

[Azstar]

It's ironic that downtown property owners feel their properties are so valuable now. Downtown redevelopment is still very tentative and more businesses have closed and left than those that have opened. Frequently landlords feel they can double the rents, but when the tenants leave the space often becomes vacant, again, for years. I may be ignorant on the subject, but I don't really believe there is a long line of high end tenants just waiting for the opportunity to risk a huge investment in downtown Tucson.

[Ted Lyons]

It's ironic that downtown property owners feel their properties are so valuable now. Downtown redevelopment is still very tentative and more businesses have closed and left than those that have opened. Frequently landlords feel they can double the rents, but when the tenants leave the space often becomes vacant, again, for years. I may be ignorant on the subject, but I don't really believe there is a long line of high end tenants just waiting for the opportunity to risk a huge investment in downtown Tucson.

District's rents were probably at the same rate as when the building housed Shark's and a fledgling art gallery. There is no doubt the values are higher with Playground, Bianco, and HUB as neighbors. That's not even accounting for someone taking over the Saint House space.

[hthomas]

District's rents were probably at the same rate as when the building housed Shark's and a fledgling art gallery. There is no doubt the values are higher with Playground, Bianco, and HUB as neighbors. That's not even accounting for someone taking over the Saint House space.

I know several people looking to open businesses along Congress, and from what they've said there is a lot of competition to get in there. That might just be what is being told to them by the landlords... Additionally, the people I know have told me that the owners of certain spaces (i.e. the space where Buffalo Exchange was) are very particular about what they want to see in those spaces, and if the use doesn't match what the landlord wants they wont lease it to them. I would imagine a Wine Bar/Tapas restaurant will go in where the District is and another bar will be opening up with the opening of Gibson's in the back alley. There are a lot of cool nodes in downtown... At some point some of these business owners should look at areas further down Toole, 5-Points, etc. Congress is great but it doesn't have to be the end all...

[Qwijib0]

New streetcar headways start the 19th

http://i.imgur.com/QzCnia9.png

Positive changes imo-- the best being relatively frequent service all the way to midnight now. Guess they had to take from somewhere and early morning/evening sunday is as good a place as any.

[ComplotDesigner]

I know it's not a large development, but I drive by every morning and took a couple pictures. (Broadway & Craycroft)

http://i.imgur.com/mxtjOUH.jpg

http://i.imgur.com/OXgYaPs.jpg

[ppdd]

I know it's not a large development, but I drive by every morning and took a couple pictures. (Broadway & Craycroft)

http://i.imgur.com/mxtjOUH.jpg

http://i.imgur.com/OXgYaPs.jpg

I see this all the time as well. I was poking around trying to figure out what it was. Looks like it will be a Select Comfort store. http://realestatedaily-news.com/select-comfort-rumored-coming-broadway-craycroft-tucson/

Ugh. This will be the third mattress store at that intersection. At least.

Lots of activity just down the road as well, at Wilmot and Broadway. The land is being cleared for a Dick's Sporting Goods, and the tenets of the rest of the complex (Christies appliance, etc.) have been cleared out. Just TJMaxx remains.

[ArbyW]

The provisions of Section 5.12, Downtown Area Infill Incentive District, end on January 31, 2015, unless Mayor and Council extend the date by separate ordinance.

Does anyone know if this is on the Agenda?

[Ted Lyons]

The provisions of Section 5.12, Downtown Area Infill Incentive District, end on January 31, 2015, unless Mayor and Council extend the date by separate ordinance.

Does anyone know if this is on the Agenda?

Yes, it's on the agenda for the 21st. Plan is to push the sunset date to 01/31/2016.

[InTheBurbs]

Time to break this January lull.

Tucson's first deck park design soon to be approved
Tucson's first deck park, or plaza as it's now being called, is entering its final design phase.

It will sit above the new downtown links roadway being built as a bypass around downtown. Cars will drive underneath the railroad tracks and the park just west of the Stone Avenue bridge.
http://www.tucsonnewsnow.com/story/27946138/tucsons-first... (http://www.tucsonnewsnow.com/story/27946138/tucsons-first-deck-park-design-soon-to-be-approved)

Tucson Launches Streetcar Development Guide
Tucson is trying to shape the kinds of commercial development that happen along its modern streetcar line so that future construction matches the tone of each area along the route.

In 2012, the Pima Association of Governments funded a land use planning process for the areas along the streetcar from the University of Arizona Medical Center on the northeast end of the line, to the west side of downtown on the other end of the line.
The planning process contributed to a development guide the city published online this month, said Nicole Ewing-Gavin, the city's director of integrated planning.

Story from AZPM here. (https://www.azpm.org/p/crawler-stories/2015/1/20/54764-tucson-launches-streetcar-development-guide/)

Link to City of Tucson's Modern Streetcar Land Use and
Development Implementation Plan here (http://oip.tucsonaz.gov/files/integrated-planning/Executive_Summary_final.pdf)

[InTheBurbs]

On a different note...The BBC has been traveling around the country stopping in different cities and is currently spending a month in Tucson.

http://news.bbcimg.co.uk/news/special/2014/newsspec_9452/pop_up_tucson_banner.jpg

Link to BBC Pop Up Series (http://www.bbc.com/news/world-us-canada-28843888)

The latest story was a look at trailer parks in Tucson, but they've also done stories on farmers markets, immigration, and the fog. It will be interesting to see what else they cover.

[southtucsonboy77]

I don't know if it was just barber shop talk...but my barber last week told me that a developer purchased the parking lot across the street from St. Augustine Cathedral on the SE corner of Stone/Ochoa and a 5-story apt building was going to be constructed...

I haven't had the time to confirm...but has anyone heard about this?

[bleunick]

Not sure if it's the same people, but there has been an interested group for years looking to develop that parking lot. They wanted to turn it into a spanish style plaza with mixed-use along the edges. Bob Vint did some renderings: http://capla.arizona.edu/album/plaza-san-agust%C3%ADn-master-plan-tucson-arizona-2001?destination=node/1708

[Ted Lyons]

Maybe it was in reference to the Rally Point apartments, which will be a renovation of 101 South Stone.

[Azstar]

Maybe it was in reference to the Rally Point apartments, which will be a renovation of 101 South Stone.

The neighbors are objecting to the construction of this subsidized housing project claiming it will damage the "historic" nature of the long abandoned, run down, Downtowner Motel. It's "Keep Tucson Shitty" at work.

[Patrick S]

The neighbors are objecting to the construction of this subsidized housing project claiming it will damage the "historic" nature of the long abandoned, run down, Downtowner Motel. It's "Keep Tucson Shitty" at work.
That's ridiculous. I'm assuming by Rally Point, it's in reference to the organization that works with veterans. I work for a behavioral health agency in town and Rally Point does some fine work in our community.

[Ted Lyons]

The neighbors are objecting to the construction of this subsidized housing project claiming it will damage the "historic" nature of the long abandoned, run down, Downtowner Motel. It's "Keep Tucson Shitty" at work.

That's a different subsidized project near 5 Points.

[Azstar]

The neighbors are objecting to the construction of this subsidized housing project claiming it will damage the "historic" nature of the long abandoned, run down, Downtowner Motel. It's "Keep Tucson Shitty" at work.

Oh. I thought it was the Downtowner property. Sorry.

[hthomas]

An 8.5-acre dirt lot near the Tucson Convention Center could finally see some life.

The Rio Nuevo Board unanimously approved a contract for Allan Norville, manager of Nor-Generations, to purchase and develop the parcel along Granada Avenue, east of Interstate 10 and north of Cushing Street.

The vote ended about five months of arduous negotiations and opened the possibility of private development on the dormant western edge of downtown.

But Rio Nuevo Chairman Fletcher McCusker said the board didn’t just turn over the land to Norville so he could keep it an empty lot.

“With Rio Neuvo’s legacy of incomplete projects, we didn’t feel we could do that,” McCusker said. “We wanted to assure the community, but moreover the state Legislature because this is tax money, that the property will be developed.”

McCusker said the board insisted on, and received, “stringent development terms” as part of the agreement.

“We wanted him to commit to millions of dollars of additional development. We wanted him to commit to an acceptable period of time” to reach milestones, McCusker said. “We wanted him to commit to damages in the event that those benchmarks were not made.”

McCusker said it was a hard pill to swallow for a developer to agree to those terms.

“We can say that we’ve come to an agreement that we believe achieves all that,” he said.

Norville’s roughly $100 million project includes a 140-room hotel, a 96-unit apartment complex and visual arts center, housing three museums — gem and mineral, photography and art — and a theater.

In addition, Norville would build a 120,000-square-foot exhibition hall on his own property next to the 8.5-acre parcel land. Norville will pay about $5.6 million to the district for the land.

He now has up to 120 days to close on the property. After that, he has six months to submit a development plan to the city.

Once the city accepts Norville’s plans, the Greyhound bus station, which currently operates on the property, will have one year to relocate, with the city picking up the costs.

After Greyhound relocates, Norville will have 3.5 years to invest at least $10 million in hard construction costs on the property or he must pay Rio Nuevo $2.5 million in damages.

McCusker said a penalty offers more incentive for Norville to develop the property than just returning it to the district if he doesn’t perform.

“We traded the reversion clause with these stiff damages,” McCusker said. “We went with a big number there to compel him to develop it.”

Patti Norville Spector of Nor-Generations said her group was pleased a deal was struck and is looking forward to starting development on the long-vacant property.

http://tucson.com/news/local/govt-and-politics/rio-nuevo-approves-deal-for-major-downtown-project/article_841f073e-2b9f-527b-91a0-8a8e6403d4af.html

-------------------------------------------------

So we are looking at a completed project by 2021...That's way too long.

[Ted Lyons]

The end of this article reflects my take on the Rio Nuevo Nor-Gen "finalized" deal.

http://realestatedaily-news.com/timeline-nuevo-norville-ville-gets-nod-rio-nuevo-board/

[Azstar]

A few small good news projects for downtown. Small apartment complex being renovated into boutique hotel. https://www.facebook.com/TheDowntownClifton

According to Zocalo Magazine, 5 row houses coming for Barrio Santa Rosa. "Espiritu de Santa Rosa". Looking good.

New restaurants opening soon. Pie Bird Cafe in Transamerica Bldg, https://www.facebook.com/piebirdbakeryandcafe

And www.nookdowntown.com at Stone/Congress where V Thai used to be.

Former Cantera Stone retail store being gutted and renovated at 16th/Stone. Don't know what's going to be there.

Developer wanting to build 5 townhouses on empty lot next to Jewish Museum, but a couple neighbors objecting because they don't want neighbors.

[fourpalm]

Great info. I love this forum and have been reading it for years. Thanks to all you regular posters.

A friend of a friend of mine is building their new private residence out of the old Cantera Stone retail store at 16th/stone. Looks like they are going to town on that project, just keeping a few of the original walls. The cool thing about this project is that the owners are moving from a nice home in Northwest Tucson and are investing serious $$ Downtown.

"neighbors not wanting neighbors" great line. Gotta love those NIMBYs, once they move into a neighborhood, they want to close the doors to anyone else, or to any change.

[ComplotDesigner]

Salvation Army Hospitality House 02-08-15

http://i.imgur.com/jQkh9f6.jpg

[crzyabe]

Looks like that Gem Show Expo center has sold 15ish units so far. Needs 40 sold in order to go to construction.

http://www.tucsonnewsnow.com/story/28092457/new-proposal-in-the-works-for-year-round-gem-show-location

[Ritarancher]

Looks like that Gem Show Expo center has sold 15ish units so far. Needs 40 sold in order to go to construction.

http://www.tucsonnewsnow.com/story/28092457/new-proposal-in-the-works-for-year-round-gem-show-location

This, in my opinion, is one of the best development projects the city has had so far. This is a beautiful building and will enhance the drive along I-10. The economic signs are very good too. After all these years of the gem show, it's finally becoming a permanent fixture in our community. Tucson is where gem enthusiasts want to be.
Eliminating the tents from the city will be the be the highlight of the year

[crzyabe]

This, in my opinion, is one of the best development projects the city has had so far. This is a beautiful building and will enhance the drive along I-10. The economic signs are very good too. After all these years of the gem show, it's finally becoming a permanent fixture in our community. Tucson is where gem enthusiasts want to be.
Eliminating the tents from the city will be the be the highlight of the year

I agree. I am hoping they are able to sell the remaining units needed to begin construction. I am actually surprised the Gem Show has remained as strong as it has. The tents and the hotel-->retail conversion each year just seems so low class. A development like this will result in an overall better experience for everyone.

[All_Things_Downtown]

More information on downtown's revitalization. 97% occupancy rate for downtown apartments and a 94% occupancy rate for downtown retail space. It's amazing how far things have come!

http://www.downtowntucson.org/wp-content/uploads/2015/01/2014-State-of-Downtown-Report.pdf

http://www.downtowntucson.org/wp-content/uploads/2014/11/Downtown-by-the-Number-2014-3.pdf

[Azstar]

I agree. I am hoping they are able to sell the remaining units needed to begin construction. I am actually surprised the Gem Show has remained as strong as it has. The tents and the hotel-->retail conversion each year just seems so low class. A development like this will result in an overall better experience for everyone.

I doubt the large, and growing, homeless camp is adding much prestige to this event. I've spoken to over half a dozen people who say they won't return due to a) lack of any hotel accommodations near the convention center, and b) the boxes, piles of trash, and feces around Veinte de Agosto Park. Tucson apparently doesn't have any ordinances or laws prohibiting people from living, crapping, and loitering in city parks and streets. Almost every other city does, as far as I know. It's really not acceptable, however you may feel about addicts and bums who refuse to go to shelters and choose life on the streets.

[Ted Lyons]

More information on downtown's revitalization. 97% occupancy rate for downtown apartments and a 94% occupancy rate for downtown retail space. It's amazing how far things have come!

http://www.downtowntucson.org/wp-content/uploads/2015/01/2014-State-of-Downtown-Report.pdf

http://www.downtowntucson.org/wp-content/uploads/2014/11/Downtown-by-the-Number-2014-3.pdf

Thanks for posting. Curious if/how the retail and apartment vacancy rates will affect the speed of development. Office vacancy is still pretty high across the spectrum but the Class A & B rates are relatively comparable to many other major markets based on some quick research. The Class C rate versus the Class A & B rates would seem to indicate that redevelopment of some of those properties would be profitable.

[ppdd]

Large rectangular holes (windows) are being cut into the building at the west end of the Thrify Block, so something is actually happening. Is there a final design for this location?

[crzyabe]

Large rectangular holes (windows) are being cut into the building at the west end of the Thrify Block, so something is actually happening. Is there a final design for this location?


This is the latest I have seen mentioned but I am not sure if this is the final design. http://www.bourncompanies.com/projects/downtown-tucson-project/