Tucson Development Thread

[InTheBurbs]

From Tucson.com (http://tucson.com/business/local/johnny-gibson-s-downtown-market-to-open-monday/article_12d0ac9c-c2e4-5897-89a4-75c8f07d982c.html)


Johnny Gibson's Downtown Market to open Monday

http://bloximages.chicago2.vip.townnews.com/tucson.com/content/tncms/assets/v3/editorial/6/75/675a1943-aa11-590b-b643-d99f54873a3a/559efc98b8070.image.jpg?resize=620%2C366

Johnny Gibson’s Downtown Market was full of hustle and bustle Thursday afternoon as vendors brought in deliveries and workers busily stocked shelves.

The market will open its doors for the first time at 7 a.m. Monday in what co-owner Paul Cisek calls a “soft opening.”

Most of the market’s services, such as the deli and much of the prepared food, will be ready by Monday. However, the meat department will not be open until July 25, he said.

When it opens, the market will be the first of its kind in the downtown area in 42 years.

[Ted Lyons]

From Tucson.com (http://tucson.com/business/local/johnny-gibson-s-downtown-market-to-open-monday/article_12d0ac9c-c2e4-5897-89a4-75c8f07d982c.html)


Johnny Gibson's Downtown Market to open Monday

http://bloximages.chicago2.vip.townnews.com/tucson.com/content/tncms/assets/v3/editorial/6/75/675a1943-aa11-590b-b643-d99f54873a3a/559efc98b8070.image.jpg?resize=620%2C366

Walked by the other day and it looks really nice inside. Much more of a complete interior concept than Rincon Market.

[Patrick S]

Saw a sign at Old Spanish Trail and Houghton today with a sign for the Northern Star PAD (http://azplanningcenter.com/wp-content/uploads/2013/11/cutsheet_Northern-Star-PAD_20132.pdf)to be built there, saying, "Coming Soon". First time I've seen it.

[ProfessorMole]

New renderings of Brother John's BBQ that will go in at the Wildcat House on Stone. They are looking at a major remodel on that building.
Brother John's GPLET Application (http://www.tucsonaz.gov/sirepub/cache/2/bwu2xuaqmwhoveeiax0fmaws/702036107132015012557662.PDF)

[crzyabe]

Some stores have been announced for the new Tucson Premium Outlets:

Retailers signed-on to date include: Aldo, Asics, Banana Republic Factory Store, Calvin Klein, Carter's, Converse, Express Outlet, Gap Outlet, Godiva, Helzberg Diamonds, Nike, Old Navy, Skechers, Starbucks, Tilly's, Tommy Hilfiger and Vans Outlet. 

http://www.scrippsmedia.com/kgun9/news/Tucson-Premium-Outlets-announces-initial-retail-outlet-314670051.html

[Patrick S]

From Tucson.com (http://tucson.com/business/local/johnny-gibson-s-downtown-market-to-open-monday/article_12d0ac9c-c2e4-5897-89a4-75c8f07d982c.html)


Johnny Gibson's Downtown Market to open Monday

http://bloximages.chicago2.vip.townnews.com/tucson.com/content/tncms/assets/v3/editorial/6/75/675a1943-aa11-590b-b643-d99f54873a3a/559efc98b8070.image.jpg?resize=620%2C366
Went there today for the opening and liked what I saw. Can't wait for it to be fully operational.

[farmerk]

Johnny Gibson's (http://www.downtowntucson.org/2015/07/johnny-gibsons-market-now-open-serving-downtown-tucson/)

http://www.downtowntucson.org/wp-content/uploads/2015/07/JG3.jpg

http://www.downtowntucson.org/wp-content/uploads/2015/07/JG2.jpg

[kaneui]

A public presentation at the TCC on July 22 for the two proposals on the Ronstadt Transit Center Joint Development Project:

http://www.tucsonaz.gov/files/integrated-planning/RTC_Public_Presentation_Info.pdf

[Ritarancher]

The outlets will open in October with a whopping 20% occupancy. Hopefully it'll fill up by the Christmas season.
List here;
http://m.tucson.com/business/local/new-stores-announced-for-marana-outlet-mall/article_b73ffd36-2992-11e5-ada9-cbf447406265.html?id=201408&mobile_touch=true

I'm hoping for a Fossil store

[Patrick S]

The outlets will open in October with a whopping 20% occupancy. Hopefully it'll fill up by the Christmas season.
List here;
http://m.tucson.com/business/local/new-stores-announced-for-marana-outlet-mall/article_b73ffd36-2992-11e5-ada9-cbf447406265.html?id=201408&mobile_touch=true

I'm hoping for a Fossil store
There's a Fossil store at Park Place Mall.

[Patrick S]

Johnny Gibson's (http://www.downtowntucson.org/2015/07/johnny-gibsons-market-now-open-serving-downtown-tucson/)

http://www.downtowntucson.org/wp-content/uploads/2015/07/JG3.jpg

http://www.downtowntucson.org/wp-content/uploads/2015/07/JG2.jpg
Had a couple beers there yesterday afternoon with the lady on the back patio. Took a couple coworkers there today. They both really liked it. We all think it's going to do really well.

[aznate27]

Here's a recent article on the Wildcat House turning into Brother John's BBQ. I love the rendering! Along with the Standard student housing across the street, it will give that little part of stone a nice look. I'm hoping it spurs more development in the area.


Brother John's Beer, Bourbon & BBQ Has Big Plans for Former Wildcat House (http://www.tucsonweekly.com/TheRange/archives/2015/07/13/brother-johns-beer-bourbon-and-bbq-has-big-plans-for-former-wildcat-house)

[Ted Lyons]

There's a Fossil store at Park Place Mall.

Also, every article I've read has been pretty explicit that this list is not comprehensive.

[Qwijib0]

Had a couple beers there yesterday afternoon with the lady on the back patio. Took a couple coworkers there today. They both really liked it. We all think it's going to do really well.

Went for lunch today, they are still figuring out how to run a deli and change people money for goods, but it was good enough I'll be back in a month when the hot line is open.

[Qwijib0]

A public presentation at the TCC on July 22 for the two proposals on the Ronstadt Transit Center Joint Development Project:

http://www.tucsonaz.gov/files/integrated-planning/RTC_Public_Presentation_Info.pdf

I presume the materials will be put online after the 22nd?

[andrewsaturn]

http://www.kvoa.com/story/29576795/ronstadt-transit-center-project-continues-to-move-forward

According to this article, two designs are being presented July 22 at the TCC between 5-830pm open to public.

[southtucsonboy77]

http://www.kvoa.com/story/29576795/ronstadt-transit-center-project-continues-to-move-forward

According to this article, two designs are being presented July 22 at the TCC between 5-830pm open to public.

The Daily Star mentions that the Wisconsin-based developer proposes a high-rise residential building...yet, doesn't mention "high-rise" for the Peach Properties proposal. I do remember in Peach's RFQ that their rendering had 7 stories. I'm excited to see the presentations and will try to attend. Just to add a different flavor I hope that the Wisconsin developer does well...their work around the country was quite interesting. This is an opportunity to make a statement for that site...skyline wise and use/functionality.

[farmerk]

The Daily Star mentions that the Wisconsin-based developer proposes a high-rise residential building...yet, doesn't mention "high-rise" for the Peach Properties proposal. I do remember in Peach's RFQ that their rendering had 7 stories. I'm excited to see the presentations and will try to attend. Just to add a different flavor I hope that the Wisconsin developer does well...their work around the country was quite interesting. This is an opportunity to make a statement for that site...skyline wise and use/functionality.

Yes, I hope the Wisconsin developer wins this one. I doubt Peach can even finish this project this size. Having a non-local developer win this one will open up more non-Tucson developers to build downtown. Makes Tucson look more business friendly for 'foreign' investments. I hope 'high-rise' means 30+ floors.

[andrewsaturn]

yes I am leaning towards Wisconsin based company. At this point I don't believe in Peach properties unless their proposal is significantly better. This out of town developer just seems much better business wise.

[crzyabe]

yes I am leaning towards Wisconsin based company. At this point I don't believe in Peach properties unless their proposal is significantly better. This out of town developer just seems much better business wise.

I am not up to speed on this project. Will the winner have the capacity to fund the project? I am worried that we will pick a winning proposal and then the property will sit for a decade as the winning company files for, and is denied, multiple federal programs (a la Gadsen). I am hoping the bidding companies (Peach is questionable) will have funding lined up so that construction can begin soon.

[Azstar]

I am not up to speed on this project. Will the winner have the capacity to fund the project? I am worried that we will pick a winning proposal and then the property will sit for a decade as the winning company files for, and is denied, multiple federal programs (a la Gadsen). I am hoping the bidding companies (Peach is questionable) will have funding lined up so that construction can begin soon.

I have to agree with this statement. I hope I'm wrong, but based on the other failed development fiascos I don't see anything positive coming out of this. The local developers have few resources or money to develop any large scale projects. Does anyone think Alan Norville's $100 million project is going to move forward? I doubt it. If a large scale out of town developer gets involved, the pathetically incompetent City Council will interfere and demand that 50% of the project be devoted to housing the homeless, or something like that, and the developer will not walk but run to get out of town. Then, dozens of special interest groups will claim the property is too tall, too short, too wide, too narrow, not historic enough, too big, too small, you name it. Most likely scenario is that the properties (Gadsden, Thrifty Block, ad nauseum) will languish for years, if not decades, as the City Council grants extension after extension after extension and 20 years later nothing materializes. Good luck with the Ronstadt property.

[southtucsonboy77]

I have to agree with this statement. I hope I'm wrong, but based on the other failed development fiascos I don't see anything positive coming out of this. The local developers have few resources or money to develop any large scale projects. Does anyone think Alan Norville's $100 million project is going to move forward? I doubt it. If a large scale out of town developer gets involved, the pathetically incompetent City Council will interfere and demand that 50% of the project be devoted to housing the homeless, or something like that, and the developer will not walk but run to get out of town. Then, dozens of special interest groups will claim the property is too tall, too short, too wide, too narrow, not historic enough, too big, too small, you name it. Most likely scenario is that the properties (Gadsden, Thrifty Block, ad nauseum) will languish for years, if not decades, as the City Council grants extension after extension after extension and 20 years later nothing materializes. Good luck with the Ronstadt property.

I'm not invested on the property and don't have all the economic factors for why it is the way it is, but what's up with Peach's dirt lot on Broadway? Maybe on a smaller scale they can rebut my statement...shoot, they could have a large scale example...but I have this perception about Peach Properties that they seem to pursue gov't assisted/gov't owned/gov't partnership developments. As an out-right owner of a key downtown parcel I would expect this private developer to at least build a large-scale private development...and mix up the portfolio with some gov't partnerships. Maybe in Portland, or wherever they are originally from...they have a large private development. Here in Tucson...?? That vacant lot speaks volumes to me...as did Norville's empty lot for all these years. I remember one day reading an article that Unisource was gonna build a new HQ on the old Santa Rita Hotel site. Almost 2 years later it was built. No gov't involvement. Privately developed. This Ronstadt site is huge...a big deal.

Other than that, I can't wait to see the presentations! Lol.

[andrewsaturn]

I have to agree with this statement. I hope I'm wrong, but based on the other failed development fiascos I don't see anything positive coming out of this. The local developers have few resources or money to develop any large scale projects. Does anyone think Alan Norville's $100 million project is going to move forward? I doubt it. If a large scale out of town developer gets involved, the pathetically incompetent City Council will interfere and demand that 50% of the project be devoted to housing the homeless, or something like that, and the developer will not walk but run to get out of town. Then, dozens of special interest groups will claim the property is too tall, too short, too wide, too narrow, not historic enough, too big, too small, you name it. Most likely scenario is that the properties (Gadsden, Thrifty Block, ad nauseum) will languish for years, if not decades, as the City Council grants extension after extension after extension and 20 years later nothing materializes. Good luck with the Ronstadt property.

I see what you mean and I agree. Local developers have been disappointing in past projects and that is why maybe an out of town developer will be better. Rio Nuevo did impose a hefty fine to Mr. Norville if he were not to move forward with his plan. So there is a consequence for not following through. I hope that is also the case for Ronstadt center as well. I think at this point, the leaders behind downtown development are wanting things to move forward more quickly and there is a sense of seriousness now that there wasn't before. Even for the site west of I-10, talk is if dirt doesn't start flying in a reasonable time frame, we might be looking at other prospective developers. But don't get me wrong, things still move at a slow pace here in Tucson.

[Ritarancher]

It sounds like the "towers" are just a few several stories but it sounds hopeful!
http://m.tucsonnewsnow.com/tusconnewsnow/db_330662/contentdetail.htm?contentguid=6BaqgKRC

[aznate27]

Here is the Wisconsin proposal:

http://kold.images.worldnow.com/images/8382555_G.jpg
http://kold.images.worldnow.com/images/8382553_G.jpg

Here is Peach Properties:
http://kold.images.worldnow.com/images/8382545_G.jpg
http://kold.images.worldnow.com/images/8382554_G.jpg

So you can have the first, a super boring out dated design :yuck:, or the second, something cool modern and puts Tucson on the map.:tup:

To me, there's a clear winner.

[Thirsty]

The Wisc. design is pretty disappointing, so it will fit in seamlessly downtown! Not just the East Berlin human storage facility architecture, but a huge western facade with no recessed windows and just a few artistically placed shade structures.

The Peach is a little crazy but its really growing on me. The thing is smartly oriented for winter sun and minimizing low summer sun. Shadows cast every which-way. I wonder if the green roof and balconies will ever be put in, but I like it. It just seems so much more ambitious... for a company nobody seems to think can afford anything beyond a ceremonial shovel.

[andrewsaturn]

Disappointed with both designs. There are bits and pieces I like about both proposals. I love the roundabout for Wisc. And the simple architecture because it kind of goes with rest of downtown if we are keeping to the theme. However, it looks like another Cadence building. Peach properties has some height to it and they're getting rid of the fencing around Ronstadt. Ugly color designs maybe it will look better in person. Also liked that there was a public market with a pocket park. Really wish there was more height for such a central location but I think it will turn out to be a really busy and useful piece of downtown.

[Ritarancher]

I'm digging the Peach design. It's got potential to be a centerpiece of downtown. I love two major things about it; the fact that it opens up 6th avenue to pedestrians and that it is a reminder that the city wasn't abandoned in 1995. The Alexander company just creates a long-dead hallway devoid of character which is essentially part of what this project is supposed to fix. But unfortunately Peach's rendering is likely just a fantasy. It is the best of the choices when it comes to amenities and city benefits but I have little faith that they'll be able to fund this project. But the Alexander company turns 6th ave into a pedestrian dead zone. There are still some architectural benefits to the Alexander one (like that the elders won't riot over its design) but it's just too basic for a city so ambitious.

[farmerk]

Both designs are average. Peach has the 60's design. Wisconsin has the 'historic' blend with the rest of downtown look. I won't scream if one of them gets built. I won't be happy either. I'm hoping for a real ultra modern high rise to break with Tucson's obsession replicating the past (I didn't expect both developers have that capacity).

I think Wisconsin will win this one because Peach will never build their project or that they will compromise their design to shrink their building significantly in 20 years. Peach will just have to build that type of architecture at their Broadway project and compress it to at least 10 floors (with a pool and park on top, I like that).

On the plus side, Peach added Walgreens in their building. Wonder what retail will be included in the Wisconsin design. Urban Target? Apple Store? Starbucks? I'm moving in!

Also like the fact that both will include the Greyhound bus station. Wisconsin will have taxi/shuttle stops. I believe one of them will include a car rental component.

[southtucsonboy77]

Wow, the designs from each developer were completely opposite of who I thought was gonna give them. I love the Peach Property design and concept. I expected that from Alexander...but no no no! Oasis (Jim Campbell, the mastermind behind Cadence) looks to be the main developer, or at least a huge sub-contractor, in the Alexander proposal. The Alexander renderings have too many similarities to the Cadence project and I HOPE that is what kills their chances. Nothing positive to talk about on their proposal.

The Peach proposal is fresh, modern, and has 2 plazas. Transit accessibility is still there. The separated buildings are still mixed-used, but still have that independence of being it's own function. Most endearing to my heart, there's a proposed structure that will reach or exceed 10 stories in downtown since 1986! I'll take 12 floors...and hope it kicks off a trend towards higher "high rises". Too, the proposal doesn't offer an over-abundance of WIDE buildings. I came back from Austin earlier this month and realized Tucson has wide mid-rise buildings...where Austin is building beautiful lean and tall buildings. With all this said...I don't think that yellow is gonna fly.

Now...the next hurdles. Will the City be wise enough and select the better design? Secondly, is the better design doable financially for Peach Properties? That is what scares me.

[southtucsonboy77]

Peach Proposal (http://www.tucsonaz.gov/files/integrated-planning/PeachInfoPacket.pdf)
Alexander/Oasis Proposal (http://www.tucsonaz.gov/files/integrated-planning/Press_Packet.pdf)

Enjoy!

[ArbyW]

so you can have the first, a super boring out dated design :yuck:, or the second, something cool modern and puts tucson on the map.:tup:

To me, there's a clear winner.

Architecture is not like fashion, you cannot change your outfit.

You cannot predict how dated the Peach proposal will look in 20 years, but you can guess.... it has earmarks of some of the sad, post-modern schlock you see decaying around town. Very ambitious and probably un-attainable, doomed to be one of those unfinished projects.
The Alexander proposal is handsome and timeless, good proportion and scale. Some notes from the past but updated, modern construction. Preservation of one of the finest downtown landmarks, and of a scale that can be built. The transit portion is the latest, best thinking.

I would suggest adopting the plan of Peach - pushing the bounds of downtown across the tracks plus getting Greyhound sometime in the future - and building the core Alexander proposal.

[Anqrew]

Architecture is not like fashion, you cannot change your outfit.

You cannot predict how dated the Peach proposal will look in 20 years, but you can guess.... it has earmarks of some of the sad, post-modern schlock you see decaying around town. Very ambitious and probably un-attainable, doomed to be one of those unfinished projects.
The Alexander proposal is handsome and timeless, good proportion and scale. Some notes from the past but updated, modern construction. Preservation of one of the finest downtown landmarks, and of a scale that can be built. The transit portion is the latest, best thinking.

I would suggest adopting the plan of Peach - pushing the bounds of downtown across the tracks plus getting Greyhound sometime in the future - and building the core Alexander proposal.

I agree with what you said. At first glance I'm drawn towards the height and looks of the Peach proposal. But based on what you said along with the price tag I don't think its the best choice, While the other one might be considered boring it does have longevity and the price is less than 1/3 of the other proposal. I would prefer some more height.. but i think downtown Tucson needs to fill up a lot more residential units before developers an the city really feel the need for higher density/taller developments. Lets not forget peach still has their broadway property and if they are committed to such a design they could do so on that lot. I think the city will choose the Wisconsin one.

[Ted Lyons]

Like a small minority here, I'm not obsessed with height and I think we can all agree that the financing on the Alexander/Oasis project is much more feasible, especially considering the EB5 financing of the Peach hotel project.

With that said, Oasis needs to tone down the bland cubism of their projects downtown. There has to be a middle ground between the Peach design (also cubist) and the Oasis design which, from afar, is almost impossible to distinguish from Cadence and not much different than the Caylor projects.

Is this architecture timeless? Maybe, in the way a manufactured home is. Could it be slightly improved to create a much more refined project? Definitely.

Even if the Peach proposal doesn't hold up in the mid-term, architectural styles and opinions come and go and come back again. Ten years ago, who would have thought brutalism would be in vogue again?

[The ATX]

This is a great looking project. I hope it gets built.

http://kold.images.worldnow.com/images/8382554_G.jpg

[Azstar]

I think the Alexander project is more realistic, more attainable and actually more in character with downtown, provided the City Council doesn't interfere and start making unreasonable demands. The Peach proposal will mobilize the "keep Tucson shitty" contingent and probably will be a huge financial challenge for a local developer.

[southtucsonboy77]

Design and renderings aside...who do guys feel has the better Site Plan? I felt the Peach Site Plan was stronger.

[crzyabe]

Design and renderings aside...who do guys feel has the better Site Plan? I felt the Peach Site Plan was stronger.

I do prefer the Peach plan's use of the site rather than the Oasis plan. However I agree that the Oasis plan is probably more reasonable and more likely to happen. Some have noted that Peach should build this concept on the land they already own on Broadway and I agree.

What confuses me about the Peach plan is the bridge over Downtown Links and UPRR. The land the bridge connects to is already slated for apartments (or so I remember). Would Peach then have to obtain that property and sell it to Greyhound?

[ArbyW]

What confuses me about the Peach plan is the bridge over Downtown Links and UPRR. The land the bridge connects to is already slated for apartments (or so I remember). Would Peach then have to obtain that property and sell it to Greyhound?

I think the developer considering apartments on the Corbett block bailed out.

[Patrick S]

Some good news for the local economy. Tucson's economy is expected to see job increases increase from 0.5% last year, to 0.9% this year, and 1.6% next year (2016). By 2017, Tucson's economy should be growing faster than the national average.

Economists Forecasts Strong Growth (http://azbex.com/economists-forecasts-strong-tucson-growth/)

[Ritarancher]

Some good news for the local economy. Tucson's economy is expected to see job increases increase from 0.5% last year, to 0.9% this year, and 1.6% next year (2016). By 2017, Tucson's economy should be growing faster than the national average.

Economists Forecasts Strong Growth (http://azbex.com/economists-forecasts-strong-tucson-growth/)

It's about time. These past few years really concerned me. I felt like our city was dying.

[farmerk]

It's about time. These past few years really concerned me. I felt like our city was dying.

Tucson has been dead for decades. It's just crawling itself out from the grave. The good news is that building five floor buildings has become more acceptable by a growing number among that 'keep Tucson shitty' contingency.

I'd declare Tucson alive after it builds several 'Fingers' ( high rises ) , finishes a real crosstown freeway and stop identifying a butt ugly 50 year old rundown house or building 'historic'. Tucson has a long way to go!

[InTheBurbs]

United Airlines announces non-stop Chicago O'Hare service from TIA

According to KGUN9 (http://www.scrippsmedia.com/kgun9/news/United-Airlines-announces-non-stop-Chicago-OHare-service-from-TIA-318717721.html)...

United Airlines has announced it is adding a daily nonstop flight from Tucson International Airport to Chicago O'Hare International Airport from December 17 through April 4, 2016.

SkyWest Airlines will operate the United Express flights using E175 aircraft, which are configured with 12 seats in United First, 16 Economy Plus seats and 48 seats in Economy.


I think Tucson had to be about the biggest city in the country without non-stop United service to Chicago. They used to have 2 or 3 flights a day on 737s or MDs before they cut back. Too bad it's for the winter season only, but maybe if the demand is there they may decide to keep it around.

[Azstar]

I think Tucson had to be about the biggest city in the country without non-stop United service to Chicago. They used to have 2 or 3 flights a day on 737s or MDs before they cut back. Too bad it's for the winter season only, but maybe if the demand is there they may decide to keep it around.


There's a reason for it. United is simply the worst major airline in the U.S. today. When I worked for them at Tucson Airport they had 24 regional jet flights a day. Now they have 7.

There were multiple days back then when every single flight, all 24, were delayed over an hour, or cancelled. Some were delayed as much as six hours. I think almost all the high mileage frequent fliers left for other airlines.

Their reputation is in the toilet at many airports, and particularly in Tucson.

[Patrick S]

Tucson has been dead for decades. It's just crawling itself out from the grave. The good news is that building five floor buildings has become more acceptable by a growing number among that 'keep Tucson shitty' contingency.

I'd declare Tucson alive after it builds several 'Fingers' ( high rises ) , finishes a real crosstown freeway and stop identifying a butt ugly 50 year old rundown house or building 'historic'. Tucson has a long way to go!
If that's you're measure, Tucson will most likely never be alive. I've only lived here less than 7 years, but I don't see Tucson as dead, or as dying. I see a city that had grown at a high rate for a while and now it finds itself adjusting to the new norm of post-Great Recession life. It hasn't been dying the past few years, it's simply been changing and metamorphosing. Due to this, and of course the streetcar, downtown has been completely rejuvenated. We are starting to see infill in midtown and the east side, and new growth on the edges of the city.

[Azstar]

Tucson may not be dying, but it's not thriving to the extent that it could, or should. Tucson is a regressive place. Development projects that might take a year or two in most places take 10 years here because there is so much opposition to everything. The "keep Tucson shitty" delegation is active and vociferous, and the inept city council members have demonstrated that they care only about their narrow political fiefdoms at the expense of the overall city. There's a reason Tucson is 147 out of 150 cities for future employment potential. The council has sent the message loudly and clearly that business is generally not welcome here. While the city council has given themselves much credit for the "revitalization" of downtown, it's happened in spite of them, not because of them.

[farmerk]

Amen to that, Azstar. Tucson has been in a 'depleted' state for a very long time that any slight growth spurt is considered high growth.

Yes, it doesn't take overnight to re-build Tucson but then again, it's ridiculous to wait every 10 years to see any major project to come to fruition.

Several Fingers downtown and a crosstown freeway should put a stake at the heart of that hateful delusional 'keep Tucson shitty' virus.

[southtucsonboy77]

On the positive, there was an article in the Star that suggested there wasn't any negative feedback from the "interests" groups, specifically the transit riders group and the neighborhoods. I also reviewed the comments submitted at the presentation meeting and the questions/feedback were pretty logical and productive. Of course there was 1 comment that stated the Peach proposal was "too tall" for no reason.

I know we share a lot of thoughts, ideas, and criticism about Tucson and downtown...so I hope you all submitted your comments on the Ronstadt project.

[Azstar]

I realize Tucson can't compete on the same level as Phoenix, but there is a pretty big discrepancy between the two. Part of the problem, I believe, is the obstructionist city council which does much more to discourage business and job creation than encourage it.

Phoenix economy growing at 2.9%, Tucson lagging at 1.0%
https://realestatedaily-news.com/phoenix-economy-growing-2-9-tucson-lagging-1-0/

[southtucsonboy77]

I realize Tucson can't compete on the same level as Phoenix, but there is a pretty big discrepancy between the two. Part of the problem, I believe, is the obstructionist city council which does much more to discourage business and job creation than encourage it.

Phoenix economy growing at 2.9%, Tucson lagging at 1.0%
https://realestatedaily-news.com/phoenix-economy-growing-2-9-tucson-lagging-1-0/

Phoenix is a mayoral-run city...Tucson is a Council-run city. The Council-system doesn't work and City voters have rejected the mayoral-run system. The Council is just a reflection of the people they represent. We keep saying "the Council this, the Council that...", yet no one votes for a change of the system. You can change the people in Council, but they'll be stuck with the same rules of engagement.

[Qwijib0]

Amen to that, Azstar. Tucson has been in a 'depleted' state for a very long time that any slight growth spurt is considered high growth.

Yes, it doesn't take overnight to re-build Tucson but then again, it's ridiculous to wait every 10 years to see any major project to come to fruition.

Several Fingers downtown and a crosstown freeway should put a stake at the heart of that hateful delusional 'keep Tucson shitty' virus.

A crosstown freeway is not happening at this point-- the costs financially and socially are not worth it. I'm with you on density though. The results of the Jarett Walker workshop seemed to bring people together on the need for better-optimized transit and future high-capacity corridors. PAG has it on their website : https://www.pagnet.org/documents/transportation/TransitChoicesWorkshop-2015-06-23-Report.pdf

Some sort of frequent transit down Broadway would encourage more density.

[farmerk]

A crosstown freeway is not happening at this point-- the costs financially and socially are not worth it. I'm with you on density though. The results of the Jarett Walker workshop seemed to bring people together on the need for better-optimized transit and future high-capacity corridors. PAG has it on their website : https://www.pagnet.org/documents/transportation/TransitChoicesWorkshop-2015-06-23-Report.pdf

Some sort of frequent transit down Broadway would encourage more density.

Whenever a crosstown freeway is proposed in Tucson ( even in Phoenix back in the day ) , cost always comes up....it's too expensive...always. It's costing more to expand Tucson's main roads. If Tucson had a crosstown freeway way back decades ago, Tucson doesn't have to deal with expanding our main roads. Tucson has crosstown freeways with stop lights. That's were Tucson is headed, ten lane Oracle rd freeway.

Problem with Tucson is the lack of diversity in everything. Does every part of Tucson have to be a suburb? High rises downtown. Mid rises at midtown. Crosstown freeway cut in the middle. Light rail all over Tucson, I'm all for it. More bike lanes than what we have now, super. More buses, excellent. But some people do like to drive, crosstown freeway.

City of Tucson is moving in the right direction but it's still freakin slow. Let's start with getting rid of those local developers downtown who made promises they can't keep...10 years ago...this includes Peach.

Here's a positive : Tucson will finally have a transportation hub.

[crzyabe]

You will get your cross town freeway, just not where you want it.

http://www.mccain.senate.gov/public/index.cfm/press-releases?ID=3294fa41-9faf-462a-8412-94e2e4525f6f

My take on the crosstown freeway debate is this: Why should my tax dollars be spent on building a freeway to you? Why not make incentives that encourage more dense development closer to existing infrastructure? Sell your city edge subdivision home and move closer to the city core.

If you bought out on the far East side, nowhere close to I-10 or other high capacity transit then complain about a lack of infrastructure, you are the problem.

[Azstar]

You will get your cross town freeway, just not where you want it.

http://www.mccain.senate.gov/public/index.cfm/press-releases?ID=3294fa41-9faf-462a-8412-94e2e4525f6f

My take on the crosstown freeway debate is this: Why should my tax dollars be spent on building a freeway to you? Why not make incentives that encourage more dense development closer to existing infrastructure? Sell your city edge subdivision home and move closer to the city core.

If you bought out on the far East side, nowhere close to I-10 or other high capacity transit then complain about a lack of infrastructure, you are the problem.

I agree. Every economic indicator suggests denser urban core and less urban sprawl, yet inner city properties languish and development outward just continues to spread. So, if you live in Vail or the fringes of Marana, don't complain about lack of transportation options. 1/3 of the City of Tucson is vacant land. Most of the vacant lots downtown are owned by the City, or County, and they sit idle and empty generating no revenue, either in sales taxes or actual sales yet they have not been marketed to anyone for development. In my view, City and County politicians just don't get it.

[soleri]

Tucson could be a magical place but cars really fuck it up. The easier you make it to drive the more embedded the suburban, drive-everywhere paradigm becomes. At some point, the modest gains you see downtown are just a bit of lipstick on the sprawl pig. There's no need for vertical in a city as relentlessly horizontal as this car town.

Phoenix may as well be Lubbock on steroids with its postage-stamp downtown and endless sprawl. Tucson can do better. Foster real urban values, not more suburban dreariness. The most compelling aspects of Tucson are its high-Sonoran desert, the mountains, the university, the historic buildings, and the few hippies/artisans who find ways to make the city interesting. Suburbanites do not make anything interesting. Why would you want Tucson to become South Mesa? It would be complete shit.

[Patrick S]

Road deal paves way for long-stalled Rocking K housing development (http://tucson.com/news/local/govt-and-politics/road-deal-paves-way-for-long-stalled-rocking-k-housing/article_13d8a0cc-03b2-5bc5-9e6d-9c0e47acdd3c.html)

Groundbreaking is a little closer for a master-planned development on the far southeast side that has been decades in the making.

The Tucson City Council in June agreed to de-annex a portion of East Valencia Road east of South Houghton Road to allow developers of the Rocking K project, Diamond Ventures, to construct a more than 2 ½-mile section of the road to Old Spanish Trail in agreement for credits on impact fees.

The road now lies within the city and county. By placing it under county jurisdiction, Diamond Ventures could receive reimbursement for constructing the road from the impact fees the development would generate. Construction of the roadway is estimated at $13.6 million.

“The county cannot use its impact fees on streets and highways that are not the responsibility of the county,” Pima County Administrator Chuck Huckelberry said.

The Rocking K plan has undergone changes since first conceived in the 1980s. The most recent amendments to the plan in 2011 scaled back the development to 3,000 houses and a golf course on 5,600 acres. Earlier plans called for 10,000 houses and four golf courses in the community that borders Saguaro National Park.

Commercial development is also planned for part of the property.

The amended plan also included the impact fee reimbursement agreement.

“They are the ones at risk here,” Huckelberry said, adding the company would not be reimbursed if they don’t build enough houses that generate the impact fees.

Impact fees for single-family residential properties cost about $6,000 per unit, Huckelberry said.

The de-annexation was necessary because the city has already allocated its collected impact fees for the southeast region to Houghton Road improvements, he said.

Impact fees must be used within a jurisdiction in the region they are collected.

By placing the entire roadway project in the county’s jurisdiction, the developer can offset the costs through future impact fee credits.

It should take the county about two months for its process to accept the de-annexed areas.

Huckelberry said he did not know when construction is to begin. Diamond Ventures did not return calls for comment.

The possible start of construction comes at a time when county officials anticipate the far southeast side is primed for intense growth and development.

Rocking K stands just a few miles from the University of Arizona Tech Park and a proposed new connection between the interstates.

National and regional government officials have pushed for federal funding for a connection between interstates 10 and 19 south of Tucson International Airport.

In June, members of Arizona’s congressional delegation sponsored a bill that would include the proposed highway, the Sonoran Corridor, on federal planning documents. The move would make the corridor eligible for federal funding.

The county also has committed to use $30 million toward construction of the Sonoran Corridor from a future bond package. Voters will decide the fate of that and six other bond questions in November.

The proposed Sonoran Corridor sits near a convergence of surface, rail and air transportation systems. It also would connect employment centers like Raytheon and other airport area businesses with the University of Arizona Tech Park near I-10 and Rita Road.

Regional leaders see the proposed highway as a way to facilitate the growth of defense, aerospace and logistics businesses such as HomeGoods, which recently announced plans to build a regional distribution center near the airport.

“The Sonoran Corridor is really a jobs corridor but you really have to have housing in proximity,” Huckelberry said.

The proposed highway also runs past another planned Diamond Ventures’ development, Swan Southlands, that sits on 3,100 acres southeast of the airport.

The Sonoran Corridor would run near the northern and western edges of the development.

The move to jump-start the Rocking K development could signify a rebound in the housing economy.

“I definitely think that the south and southeast are going to be the future growth areas,” said David Godlewski, president of the Southern Arizona Home Builders Association.

As of the end of June, the county has seen about 370 permits for new single-family residential homes, a pace that would reach about 740 by year’s end.

That’s considerably less than the recent boom years. In 2005, the county issued nearly 5,000 new housing permits.

By 2011, new home construction had nearly ceased, with fewer than 500 permits issued.

Godlewski said the economy has begun to recover for the home construction industry, albeit slowly.

The recent sale of 195 lots in the master planned community La Estancia in the city near I-10 and Wilmot was another indication the local economy has started to rebound, Godlewski said.

La Estancia is a 565-acre, 2,500-home master planned proposal.

“When you look at quality homes adjacent to the job corridor,” Huckelberry said, “it’s pretty attractive.”

[azliam]

Tucson could be a magical place but cars really fuck it up. The easier you make it to drive the more embedded the suburban, drive-everywhere paradigm becomes. At some point, the modest gains you see downtown are just a bit of lipstick on the sprawl pig. There's no need for vertical in a city as relentlessly horizontal as this car town.

Phoenix may as well be Lubbock on steroids with its postage-stamp downtown and endless sprawl. Tucson can do better. Foster real urban values, not more suburban dreariness. The most compelling aspects of Tucson are its high-Sonoran desert, the mountains, the university, the historic buildings, and the few hippies/artisans who find ways to make the city interesting. Suburbanites do not make anything interesting. Why would you want Tucson to become South Mesa? It would be complete shit.

Cars haven't fucked up Tucson, the city council and NIMBYs (historically) have. Furthermore, most cities/metros the size of Tucson have more freeway miles than Tucson. In addition, every metro sprawls and has cars and there are quite a few worse offenders than Phoenix. The problem with Tucson is that it tries too hard to "not be" Phoenix rather than creating an identity of its own. Sure, we want instant, walkable, dense cores, but be happy that both of these cities have/are making efforts to improve their downtown areas and have recognized the importance of this.

[Azstar]

Rocking K Housing Development Road Deal


This is exactly the problem both Phoenix and Tucson face, but it's more apparent in Tucson. The city & county have made absolutely no effort accommodating any potential development on land within the city limits, but they kowtow to development interests that encourage and promote urban sprawl.

[somethingfast]

This talk about cars ruining Tucson...yeah, I tend to think that's a straw man argument. There isn't a shred of evidence that Tucson exceeds any averages in # of cars per capita (or similar metric) and I would definitely bet the farm that Tucson is at or near dead last in freeway miles per capita. I'm not suggesting freeways are the answer at all but I still am not persuaded that a long-term transportation plan that is largely dependent upon in-fill projects and getting people closer to the urban core *does not* require a cross-town unobstructed arterial. The cost-benefit analysis...well, I don't think anyone knows what that outcome might be. But provided it's not prohibitively expensive, it makes sense to me to bridge downtown/UofA area to the east side as the east side is naturally bounded by mountains and can't keep expanding. It's a quality of life and smog-reduction solution that WOULD encourage in-fill along the (many) open areas within a 2-3 mile north/south vicinity of such a road. Does anyone want Tucson to become like Phoenix? No. Is it even remotely possible WITH a cross-town freeway? No. It's, again, a straw man element to the rhetoric that needs to be dropped. Tucson's goal should be to become the "Portland Small" or "Austin Small" of the nation. Long-term equilibrium population for the metro will likely be 1.3-1.5 million by 2050 and it's a question of quality of life and prosperity and I just don't see how a comprehensive transportation plan doesn't include some element of unimpeded movement east and west.

[Ted Lyons]

Tucson could be a magical place but cars really fuck it up. The easier you make it to drive the more embedded the suburban, drive-everywhere paradigm becomes. At some point, the modest gains you see downtown are just a bit of lipstick on the sprawl pig. There's no need for vertical in a city as relentlessly horizontal as this car town.

Phoenix may as well be Lubbock on steroids with its postage-stamp downtown and endless sprawl. Tucson can do better. Foster real urban values, not more suburban dreariness. The most compelling aspects of Tucson are its high-Sonoran desert, the mountains, the university, the historic buildings, and the few hippies/artisans who find ways to make the city interesting. Suburbanites do not make anything interesting. Why would you want Tucson to become South Mesa? It would be complete shit.

And here come the Defenders of Phoenix®.

[Azstar]

And here come the Defenders of Phoenix®.

Go ahead. Make my day. :tup:

[azliam]

And here come the Defenders of Phoenix®.

Not clever and please grow up for a change. I am just as much of a defender of Tucson as I am Phoenix considering I lived there for 17 years. I think I am quite qualified to speak on topics regarding both cities and I also want the best for both as well.

[southtucsonboy77]

Obviously the Tucson-thinking of old hasn't worked for our city. We don't need to list all the bad things we rank high (poverty) and the good things we rank low (economy). Just because someone suggests something(s) that are non-good ol' Tucson staples...doesn't make them Phoenix defenders. Go to Austin. Great freeway infrastructure. Great high-rise downtown. Still an artsy-farsty town. Great suburbs. Portland, same thing. The other obvious fact is that Tucson is unique...in a unique environment. We have history and mistakes that have crippled our region. There are solutions out there that only we (Tucsonans in the region) have stereo-typed as "Phoenix"...it is just plain ignorant. One 20-story building does not make Tucson a New York City. One Sonoran Corridor freeway does not make Tucson a Phoenix. We want infill? Stop the neighborhood associations from blocking every developer's project! Unfortunately, it seems like there are some folks here with that mentality. Stone/Speedway southeast lot is vacant...blighted...why? Because Dunbar Springs felt a 5-story building was too tall...because they didn't like the ratio of affordable housing. Go build somewhere else...go build OUT there. Result? Tucson 2015.

[Ted Lyons]

Not clever and please grow up for a change. I am just as much of a defender of Tucson as I am Phoenix considering I lived there for 17 years. I think I am quite qualified to speak on topics regarding both cities and I also want the best for both as well.

It's just funny how your posts seem to be directly correlated to mentions of Phoenix. The sad thing is that I saw it coming before you even posted this time.

[azliam]

It's just funny how your posts seem to be directly correlated to mentions of Phoenix. The sad thing is that I saw it coming before you even posted this time.

Well, usually I'll agree with much of what I read, but I'll certainly have no problem calling out BS when I see it. I thought I was adding something of substance rather than simply monitoring the posts of others and attempting to be clever like you are doing. Do you have anything else you'd like to offer that actually contributes to the conversation or do you want to just bitch and moan as usual (??) about Phoenix posters because that is not what I am seeking nor look forward to when I visit the forum.

[Patrick S]

Council OKs UA hotel and Bourn building incentives (http://tucson.com/business/local/council-oks-ua-hotel-and-bourn-building-incentives/article_91afe979-6988-5d71-92c1-4c88570432b3.html#utm_source=tucson&utm_campaign=most-popular-tabs-2&utm_medium=direct)

The Tucson City Council moved forward Wednesday on a tax incentive deal for a new hotel near the University of Arizona.

Main Gate Partners applied for a site specific sales tax incentive, which gives a developer a 45 percent rebate on the site’s sales taxes and bed taxes for eight years.

To qualify, a project must show through an economic analysis that it can raise more revenue than the value of the tax abatement.

An analysis showed the hotel will have about $13 million in annual taxable sales, while the benefit to the developer is about $2 million over eight years.

The city, state and other local taxing authorities can expect to gain about $16 million in direct tax revenue during the eight years.

The $36.7 million project is to build a new Marriott Residence Inn Hotel on Marshall Foundation property at the southeast corner of North Tyndall Avenue and East Second Street. It would have 213 rooms, a restaurant, meeting space, retail space, a rooftop pool and a parking garage. The top floor will house an exclusive club for faculty and alumni.

As part of the incentive deal, the first $1.2 million of the tax rebates will pay for a public plaza between the new hotel and the existing Main Gate Square buildings. It will include trees, art, a water feature and a digital message board.

Once finalized, this will be the second project to receive a site specific sales tax incentive from the city. The first was an AC Hotel by Marriott, now under construction in downtown Tucson.

The incentives are meant to lure new, large hotel and retail businesses to Tucson, said Camila Bekat, economic development specialist with the city’s Office of Economic Initiatives.

“We know from previous studies that we need a much greater number of hotel rooms in and around downtown to make the Tucson Convention Center viable and help the University of Arizona with their peak hotel season,” Bekat said.

The council must approve a development agreement to finalize the deal.

BOURN INCENTIVE DEAL MOVES FORWARD

The council also advanced a government property lease excise tax (GPLET) agreement with Bourn Cos. for a $3 million renovation project to turn 20 E. Congress Street in downtown Tucson into a restaurant and offices for Bourn and for Samsung subsidiary SmartThings.

For a developer to receive a GPLET, which exempts property taxes for eight years, an economic analysis must show the project at least doubles the value of the property and show the tax benefit to the government is greater than the tax break for the developer.

An analysis showed the city, state and other local taxing authorities will receive about $1.1 million in direct tax revenue over eight years, while the property tax exemption for Bourn Cos. is about $760,000 over eight years.

The council must give one additional approval, for the lease agreement, before the incentive deal is done.

[Ted Lyons]

Well, usually I'll agree with much of what I read, but I'll certainly have no problem calling out BS when I see it. I thought I was adding something of substance rather than simply monitoring the posts of others and attempting to be clever like you are doing.

Your posting history in this forum consists, almost exclusively, of criticism toward people who ridicule Phoenix.

Do you have anything else you'd like to offer that actually contributes to the conversation or do you want to just bitch and moan as usual (??) about Phoenix posters because that is not what I am seeking nor look forward to when I visit the forum.

I think my posting history demonstrates what I provide to this forum and, although it's not worth my time to delve into the rehashed and ludicrous discussion of the merits of a crosstown freeway, I do think that discussion is made worse by tangential Phoenix defenses.

[Ted Lyons]

Council OKs UA hotel and Bourn building incentives (http://tucson.com/business/local/council-oks-ua-hotel-and-bourn-building-incentives/article_91afe979-6988-5d71-92c1-4c88570432b3.html#utm_source=tucson&utm_campaign=most-popular-tabs-2&utm_medium=direct)

The Tucson City Council moved forward Wednesday on a tax incentive deal for a new hotel near the University of Arizona.

Main Gate Partners applied for a site specific sales tax incentive, which gives a developer a 45 percent rebate on the site’s sales taxes and bed taxes for eight years.

To qualify, a project must show through an economic analysis that it can raise more revenue than the value of the tax abatement.

An analysis showed the hotel will have about $13 million in annual taxable sales, while the benefit to the developer is about $2 million over eight years.

The city, state and other local taxing authorities can expect to gain about $16 million in direct tax revenue during the eight years.

The $36.7 million project is to build a new Marriott Residence Inn Hotel on Marshall Foundation property at the southeast corner of North Tyndall Avenue and East Second Street. It would have 213 rooms, a restaurant, meeting space, retail space, a rooftop pool and a parking garage. The top floor will house an exclusive club for faculty and alumni.

As part of the incentive deal, the first $1.2 million of the tax rebates will pay for a public plaza between the new hotel and the existing Main Gate Square buildings. It will include trees, art, a water feature and a digital message board.

Once finalized, this will be the second project to receive a site specific sales tax incentive from the city. The first was an AC Hotel by Marriott, now under construction in downtown Tucson.

The incentives are meant to lure new, large hotel and retail businesses to Tucson, said Camila Bekat, economic development specialist with the city’s Office of Economic Initiatives.

“We know from previous studies that we need a much greater number of hotel rooms in and around downtown to make the Tucson Convention Center viable and help the University of Arizona with their peak hotel season,” Bekat said.

The council must approve a development agreement to finalize the deal.

BOURN INCENTIVE DEAL MOVES FORWARD

The council also advanced a government property lease excise tax (GPLET) agreement with Bourn Cos. for a $3 million renovation project to turn 20 E. Congress Street in downtown Tucson into a restaurant and offices for Bourn and for Samsung subsidiary SmartThings.

For a developer to receive a GPLET, which exempts property taxes for eight years, an economic analysis must show the project at least doubles the value of the property and show the tax benefit to the government is greater than the tax break for the developer.

An analysis showed the city, state and other local taxing authorities will receive about $1.1 million in direct tax revenue over eight years, while the property tax exemption for Bourn Cos. is about $760,000 over eight years.

The council must give one additional approval, for the lease agreement, before the incentive deal is done.

Good to see the Residence Inn project moving along. They make their first real presentation to the Main Gate District Design Review Committee on the 13th.

The news about 20 E. Congress is intriguing. I thought the building was solely apartments/condos and office space in the first floor and basement. Now, a restaurant is getting added to the mix, which presumably will take up some of the office space, even though they have a tenant lined up. Curious, although it's nice to hear a Samsung-owned company is leasing downtown.

[azliam]

Your posting history in this forum consists, almost exclusively, of criticism toward people who ridicule Phoenix.



I think my posting history demonstrates what I provide to this forum and, although it's not worth my time to delve into the rehashed and ludicrous discussion of the merits of a crosstown freeway, I do think that discussion is made worse by tangential Phoenix defenses.

Thanks for viewing my posting history and perhaps you missed it, but I was posting here in the Tucson forum (while living in Tucson) before you decided to bless us with your presence. In any case, my intention wasn't to taint your image of Tucson (as if anyone could), but you seem pretty adamant about your disdain for Phoenix posters, so please do me a favor and steer clear of me and I'll do the same with you. Moving forward, I'll leave you to deal with the classless posts from some people who find ridicule useful.

[hthomas]

Obviously the Tucson-thinking of old hasn't worked for our city. We don't need to list all the bad things we rank high (poverty) and the good things we rank low (economy). Just because someone suggests something(s) that are non-good ol' Tucson staples...doesn't make them Phoenix defenders. Go to Austin. Great freeway infrastructure. Great high-rise downtown. Still an artsy-farsty town. Great suburbs. Portland, same thing. The other obvious fact is that Tucson is unique...in a unique environment. We have history and mistakes that have crippled our region. There are solutions out there that only we (Tucsonans in the region) have stereo-typed as "Phoenix"...it is just plain ignorant. One 20-story building does not make Tucson a New York City. One Sonoran Corridor freeway does not make Tucson a Phoenix. We want infill? Stop the neighborhood associations from blocking every developer's project! Unfortunately, it seems like there are some folks here with that mentality. Stone/Speedway southeast lot is vacant...blighted...why? Because Dunbar Springs felt a 5-story building was too tall...because they didn't like the ratio of affordable housing. Go build somewhere else...go build OUT there. Result? Tucson 2015.

Want to clarify that Austin has horrible freeway infrastructure. I do a lot of planning work in Austin and there is as much of a fight there about the future of the IH-35 as there is about a cross town freeway here. Many people live 29 miles north of the Austin in suburbs and travel downtown daily for work, which can take an hour in a 3-lane highway each direction. The argument for affordable housing mix is that people won't have to live 30 miles north or south of Tucson if we have a mix of housing that can accommodate diverse incomes, and therefore have less freeway, sprawl, congestion, pollution, etc...

[southtucsonboy77]

Want to clarify that Austin has horrible freeway infrastructure. I do a lot of planning work in Austin and there is as much of a fight there about the future of the IH-35 as there is about a cross town freeway here. Many people live 29 miles north of the Austin in suburbs and travel downtown daily for work, which can take an hour in a 3-lane highway each direction. The argument for affordable housing mix is that people won't have to live 30 miles north or south of Tucson if we have a mix of housing that can accommodate diverse incomes, and therefore have less freeway, sprawl, congestion, pollution, etc...

In principal I don't disagree with anything you stated. But Austin does have a freeway system. Tucson does not. Austin is also growing and growing fast...too fast. Up to this point, in a good way economically...but busting at its seams in infrastructure. However, as my brother-in-law stated this past summer...he wants it to slow down. My overall point with the Austin comment is that is does have a freeway system...and a great downtown...whether my exaggerated perspective is that its "great" or yours is that its not so great. But they have freeways! We have 2 interstates that are disportionately located. If our 2 interstates were ideally located like Albuquerque's I-25 and I-40...then there would not be an issue. I'm not smoking the pipe-dream of a crosstown freeway because I know realistically it will never happen...but do I believe this ONE freeway...ONE...would be a piece of a COMPREHENSIVE package of curing Tucson's east/west access, pavement, and economic woes...in addition to more infill, affordable mix housing in the city center, transit, biking, yada yada...YES! It would be but it won't be. Never happening. Yet, we have anti-3 lane principal arterial folks because it's gonna disrupt god knows what in their lives. If there were 4-lane proposals...then I would agree that's too wide for Tucson. But heartache for 3-lanes with improved bike lanes, sidewalks, AESTHETICS...??? Troubling. As for the CURRENT transportation proposals...Sonoran Corridor and I-11...I 100% support those...and if we don't support it as a region and don't see the economic and community benefit of both (gasp) "freeways", then future generations will be wondering what the hell we were thinking. I'm so glad the Main Gate Overlay for the City has worked out. Don't we remember the FIGHT that the West University Neighborhood Association had in regards to the "skyscraper" heights proposed for the Main Gate student housing developments? It was supposed to affect their "views" and all the other mainstream B.S. arguments they put out. Years later...the apocalypse never happened. I'm sure the WUNA can see the fires on Mount Lemmon. The developments have been fine and now we have the new Marriot-Residence Inn development coming to fruition. I bring this up because it relates to the anti-everything clan...the anti-Phoenix clan. I don't like many things about the Phoenix metro area...I don't live there, don't wanna live there...the suburban subdivisions are just huge and everywhere...from Gilbert, Queen Creek to Buckeye and Surprise. It all looks the same. I worked at ADOT by the Capital for 2 years and still lived in Tucson until I got a job at RTA/PAG (I was young and stubborn). However, Phoenix's economy, light rail, freeway infrastructure are amazing. The fact that each town/city got caught up in the bland subdivision hysteria is on them...but the economy and transportation infrastructure go hand in hand. I can see why alot of folks want to live there...#1 being jobs. Phoenix's downtown...eh, that's another vent and post. "Let's keep Austin Weird"...that's happened despite an improved downtown and economy...and a freeway system. Tucson can remain "non-Phoenix" and be laid-back unique Tucson for the same reasons.

[Patrick S]

Banner to neighbors: 3 years of construction (http://tucson.com/news/science/health-med-fit/banner-to-neighbors-years-of-construction/article_ba8681e4-8a59-58ce-bcb8-ef102655ab36.html#utm_source=tucson&utm_campaign=most-popular-tabs-2&utm_medium=direct)

Phoenix-based Banner Health’s promised Tucson expansion is taking shape: The new owner of the area’s only academic medical center is preparing to build an 11-story tower and recently revealed plans for a massive north-side outpatient clinic.

Banner officials, in Tucson for nearly six months, have begun meeting with neighbors about expanding and reconstructing Banner-University Medical Center Tucson, 1501 N. Campbell Ave.

Neighbors can expect approximately three years of construction and facilities updates — the project, to cost at least $500 million, is due for completion in late 2018.

The hospital had been losing money under its former ownership, had fallen behind on capital improvements, and needs significant updates, Banner officials say.

Plans include a new entrance anchored by a hospital tower that will be nearly 700,000 square feet. Construction, which will include demolishing nine buildings on the north side of the campus, is to begin next year pending approval by the city of Tucson.

Banner officials say they are also planning a new $80 million outpatient clinic on Tucson’s north side.

The expansion anticipates a future when more health care will be done on an outpatient basis and only the sickest patients will be hospitalized.

With that in mind, outpatient surgery will be added to the north-side location, too, officials say.

“We are only adding seven or eight more beds to the hospital. The purpose is a better hospital, not a bigger one,” said Kathy Bollinger, president of Banner-University Medicine Division.

The company, looking to grow its market share in Tucson, is recruiting to fill 132 physician openings — about half replace doctors who have left, and about half are new positions, Bollinger said. Some will go to Banner-University Medical Center Phoenix, but the vast majority will be in Tucson.

The new doctors will come on board between now and next summer, and officials recently announced the first wave of 30 hires.

“This is a game changer for this organization,” Bollinger said. “It’s time to return to this organization’s former best self — and then some.”

She said Banner is also trying to re-establish relationships with physicians in the community and is putting a special focus on growth in obstetrics and children’s care.

Besides being the area’s only academic medical center, Banner-University Medical Center is Southern Arizona’s only top-level trauma center. It has 479 beds, and the new plans — expected to cost at least $500 million — call for expanding that to 489 beds with capabilities for another 96 if needed.

NEIGHBOR WORRIES

Neighbors’ concerns are mostly traffic-related as the hospital’s main entrance will shift from facing Campbell to an entrance accessed via Elm Street, directly across from the Blenman-Elm Neighborhood.

People will walk inside through a new north-side entryway rather than the current east-side one that faces Campbell. A new emergency-room entrance will move to the north side as well. Officials have promised the Jefferson Park Neighborhood a green buffer and pledged that they will never build north of the new proposed hospital entrance.

The main way into the hospital by car will be via an expanded road entrance on Elm Street at Campbell, which on the hospital side will grow from three lanes to five.

The Elm entrance will have three outbound lanes — one allowing a left turn; one for going either left or straight; and one for right turns. There will be two inbound lanes.

Two improvements are planned for North Campbell Avenue. The northbound left-turn lane on Campbell Avenue will increase to 200 feet in length to allow more space for cars turning left onto Elm, officials said. A 150-foot right-turn lane on southbound Campbell Avenue to allow vehicles to prepare to turn right into the campus will also be added.

“We are trying to create something that flows much better,” Banner health’s vice president of development and construction, Kip C. Edwards, said at a recent meeting with neighbors.

“We need to make it intuitive because people are tense when they go to the hospital.”

So far, neighbors have not voiced any major objections.

The primary concern of nearby residents in the Blenman-Elm Neighborhood, which includes the Arizona Inn, is excess traffic on Elm between Tucson Boulevard and North Campbell Avenue, Tucson City Councilman Steve Kozachik said.

That stretch of Elm could become a major access route for the hospital, which would be disruptive on such a narrow street, he said.

Discussions about traffic mitigation are ongoing. Kozachik, whose ward includes the neighborhoods around the hospital, said Banner officials so far have been cooperative.

NEW OUTPATIENT CENTER

The 200,000-square-foot outpatient Banner Health Center, to open in 2017, will be on now-empty land next to the University of Arizona Cancer Center’s North Campus at 3838 N. Campbell Ave., near East Allen Road.

Building a new outpatient facility will let Banner centralize and consolidate some of its local outpatient clinics, including some currently in the main hospital.

An imaging center will also move from a location near River Road in the Trader Joe’s complex to the new outpatient center, Bollinger said.

Not-for-profit Banner Health became the state’s largest private employer on March 1 when it acquired the $1.2 billion, locally owned, nonprofit UA Health Network in a deal that officials called a merger. The UA Health Network was an umbrella that included two hospitals, three health insurance plans, numerous clinics and University Physicians Healthcare, which staffed the hospitals with doctors from the UA.

The UA Cancer Center in Phoenix is the only entity in the UA Health Network that was not acquired by Banner Health. It remains in a partnership with Dignity Health and will open a new $100 million outpatient clinic in downtown Phoenix this summer.

The two local hospitals acquired by Banner were Banner-University Medical Center Tucson and Banner University Medical Center South at 2800 E. Ajo Way. Banner assumed a lease with Pima County to take over operations of the south campus hospital.

The UA, which had previously owned and operated the university-area hospital (still known by many as University Medical Center), privatized it in 1984. However, the university still owned the hospital land and sold it to Banner for $60 million in a deal that included not only the hospital land but also a piece of property immediately west of the hospital, where the new hospital tower will be built.

When the land was owned by the UA, it did not need City Council approval for zoning changes. But now that it’s privately owned, Banner will have to go to the council before proceeding.

Officials hope to go to the City Council in late November or early December, and they say there will be more opportunity for citizen input before then. They plan to have another neighborhood meeting in September.

The deal left Tucson Medical Center as the city’s sole locally and independently owned community hospital.

TMC is trying to bolster its strength through partnerships with other hospitals, including the Mayo Clinic in Phoenix and four rural hospitals in Southern Arizona.

[southtucsonboy77]

Marana Pleased with Economic Progress (http://www.tucsonlocalmedia.com/marana/article_1bcdc004-3ad6-11e5-aa67-7b2cf0d72ccf.html)

In addition to the Outlet Mall at Twin Peaks/I-10, a Hampton Inn-like hotel will soon be announced...and potentially 2 car dealerships will announce within 6 months.

[Patrick S]

Sun Corridor: A Competitive Mindset (https://morrisoninstitute.asu.edu/sites/default/files/content/products/mi_suncorridor_2014_FINAL_June_0.pdf)

[Qwijib0]

Sun Corridor: A Competitive Mindset (https://morrisoninstitute.asu.edu/sites/default/files/content/products/mi_suncorridor_2014_FINAL_June_0.pdf)

tl;dr


POLICY RECOMMENDATIONS

AGGRESSIVELY PURSUE TRADE WITH MEXICO

IMPROVE FREEWAY INFRASTRUCTURE

PASSENGER RAIL BETWEEN PHOENIX AND TUCSON

INTERNATIONAL FLIGHTS FROM SKY HARBOR


This is a pretty good conclusion, let's see if the legislature cares.

[farmerk]

Banner to neighbors: 3 years of construction (http://tucson.com/news/science/health-med-fit/banner-to-neighbors-years-of-construction/article_ba8681e4-8a59-58ce-bcb8-ef102655ab36.html#utm_source=tucson&utm_campaign=most-popular-tabs-2&utm_medium=direct)

Phoenix-based Banner Health’s promised Tucson expansion is taking shape: The new owner of the area’s only academic medical center is preparing to build an 11-story tower and recently revealed plans for a massive north-side outpatient clinic.
...




Can't wait to see the updated renderings of this project.

[Patrick S]

New Tucson housing community gets first homebuilder (http://tucson.com/business/local/new-tucson-housing-community-gets-first-homebuilder/article_6f6e1394-15b7-52ce-a56f-48f0c9eef3cd.html)

Developers of a master-planned community on the city’s southeast side have landed their first homebuilder.

Meritage Homes bought 195 lots in La Estancia development and is already moving dirt in anticipation of having models ready early next year.

La Estancia, a 565-acre site located near Wilmot Road, north of Interstate 10, is being developed by Scottsdale-based Sunbelt Holdings.

When the site is built out, developers hope to have 2,500 homes there as well as a community pool, kids’ splash pad, covered ramada and picnic tables.

“We are proud to add La Estancia to our existing collection of Tucson communities,” said Jeff Grobstein, regional manager for Meritage Homes. “We were drawn to the La Estancia community because of its centralized and accessible location, thoughtful land plan, and distinctive design.”

Of the 195 lots, bought for $2.2 million, 115 will be 45 by 110 feet and 80 will be 50 by 110 feet. A price range for the future homes has not been established.

“It is exciting to bring such a high-quality builder to the community and we appreciate all the efforts of the city of Tucson’s development services team who were instrumental in the transaction,” said Sean Walters, chief operating officer for Sunbelt Holdings.

The southeast corridor stretching to Vail has been active because of retail draws such as Costco at the Bridges, the new Walmart at Houghton and Mary Ann Cleveland, and the widening project along Houghton Road.

“It’s a big deal for many reasons,” said land broker Will White, of Land Advisors Organization. “I can’t remember the last time a master-planned community was started from scratch in the city limits.”

Demand for housing along the I-10 corridor is strong because of the convenience for workers from Raytheon Missile Systems, University of Arizona Tech Park, Davis-Monthan Air Force Base, Tucson International Airport and the South Wilmot Road prisons.

“It’s nice to see that corridor being built out,” White said. “There’s more housing, more retail and it’s in the Vail School District. … It checks all the boxes for homebuyers.”

[Patrick S]

Interesting perspectives on the local retail market. This was posted in July and is already partially out of date as the news came out today that Haggen is closing 2 of their 3 grocery stores that were opened only about 3 months ago. But, of note, there is mentioned the work being done on both the northeast and southeast intersections of Broadway and Wilmot. Though I'd love to see Broadway go more vertical (as there are some taller buildings in the Williams Center near Broadway and Craycroft and some multi-story buildings near Broadway and Wilmot), it's nice to see the street get newer and updated retail space. After the great work done to the northeast corner of Broadway and Craycroft to an existing eyesore, it's great to see Broadway/Wilmot get the same treatment. Also of note, is the recent demolition of some older buildings just east of the recently renovated Broadway/Craycroft retail area (just west of the new Longhorn Steakhouse) and it looks like some other older buildings have become vacant and hopefully will come down soon.

Reasons for Optimism in Tucson Retail Market (http://tucsonrealty.com/reasons-optimism-tucson-retail-market/)

RETAIL MARKET OVERVIEW
by Pat Darcy Retail Division Head

As we reach the midyear point of 2015, the Tucson Retail Market is steadily improving, similar in its performance to last year…but now three steps forward and one step back with the promise of new retail developments in 2016.
The trend in Tucson seems to be “Scrap and Redevelop ”. New retail developments are being built where old obsolete retail properties used to be. You are going to see much more of this redevelopment in the city’s central core.
The current retail vacancy rate is approximately 7.8 percent. Quoted retail lease asking rates are averaging $15.90 per square foot NNN. The largest sales transaction so far this year was the sale of Casas Adobes Plaza which sold for $46M or $503.73 per square foot. The Purchaser was Global Retail Investors which is the same group that purchased River Center at River Road & Craycroft in 2014. Whole Foods is the anchor tenant for both of the centers.
In my opinion, there are five reasons for some optimism within the Tucson Retail Market: First, the small amount of new retail construction that has occurred over the past few years; Second, the economic viability for the demolition and redevelopment of obsolete central city properties. Examples of this Scrap and redevelop trend include Wilmot Plaza where Dick’s Sporting Goods will open soon. The two redevelopment projects across the street from Wilmot Plaza where Mercado Shopping Center was scraped for a CVS and pad sites. One of the adjacent CVS pad sites will soon have Kneader’s Café & Bakery, which will open in mid July. Next door, Marie Callender’s has been scrapped and in its place will be a 4,500 square-foot Corner Bakery Café along with another 10,000 square feet of shop space; At Oracle/Ft Lowell, the old Goodyear Tire store has been replaced by a Quik Trip The third cause for optimism is that vacant central area land is now are being developed, such as Evergreen’s construction of the DES office space behind the Walgreen’s at the southeast corner of 22nd Street & Alvernon Way and Chapman’s Motors expansion on 22nd Street east of Columbus Blvd;
Fourth, there are new retail tenants entering the market and assembling multiple retail sites. Examples include Tractor Supply (4 stores) Natural Grocers with four stores planned stores including one at Broadway Village. Longhorn Steakhouse recently announced a new site at Oracle & Wetmore where an Arby’s used to be; and (5) the continued expansion ofUrgent Care facilities, dental chains, mattress stores and pawn shops

Repurposing Older Properties
This redevelopment and/or scrapping of older properties in central Tucson has been a good thing. There is too much obsolete retail space in Tucson’s central core. Property assemblages have and will continue to take these older, smaller retail spaces off the market and replace them with newer product and stronger retail tenants. Larsen Baker revitalized their Circle Plaza shopping center at Broadway/Kolb by adding Natural Grocers and building5,600 square feet of new shop space to the east end where Play It Again Sports used to be located. We need more of this type of re-development throughout the Tucson area.

New Developments
A WalMart Neighborhood Market anchored retail center is currently under construction at the southeast corner of Drexel and Tucson Boulevard. Opening date is expected to be in mid December.
A 14-screen Cinemark movie theater will open at Tucson Marketplace (The Bridges) in the summer of 2016.
Fry’s has announced a new super store in Midvale Park at the southwest corner of Valencia & Indian Agency Road. Opening is planned for fall of 2016. This will be the first new Fry’s store to open in Tucson in over 10 years.
On the northwest side at I-10 & Twin Peaks Rd, the 360,000 square-foot Tucson Premium Outlets is being constructed by Simon Property Group and Vintage Partners. It will open in late September or early October. The outlet retail tenants will be similar to their Phoenix Premium Outlets on I-10 south of Phoenix. Expect an auto mall to be in the second phase along with a possible hotel.
Anchor tenants are still being very cautious on sites in the outlying areas of Tucson. The words you will hear most often are “phasing in”, as developers and their bankers both want their anchor tenants signed up and under construction before they start preleasing their shop space. Anchor tenants and savvy developers want to see actual rooftops and not rooftop projections before moving forward to develop suburban sites.

The Restaurant Scene
Expect several new restaurants to open in Tucson. As previously mentioned, The Longhorn Steakhouse will open their second restaurant at Oracle/Wetmore soon. Earlier this year, Cheddar’s had a successful opening of its first Tucson location at El Con Mall so expect them to add new sites. Other new restaurants include, Raising Cane, Costa Vita Grill, Blake’s Lotaburger and McAllisters Deli The fast baked pizza restaurants will start to look for new sites.

Downtown Action
I also want to spend some time talking about downtown retail activity. The Downtown Retail Market has nearly 500,000 square feet of storefront space with a vacancy rate now under 6 percent. In the past five years, over 200 new businesses have opened in the downtown area. They include over 60 restaurants, 53 retail stores, 2 mini grocers and 18 nightclub destinations, with almost all of them locally or statewide owned. Johnny Gibson’s Downtown Market which was expected to open in March has delayed their opening until late summer. Retailers who have recently opened include Kearbey’s Burgers and Shakes, Hub Ice Cream Factory, Riveted and Highwire. The 8-story hotel boutique hotel called AC by Marriott with 147 rooms plus first-floor retail and a parking structure is expected to break ground this summer and open in mid year of 2016.

MY PREDICTIONS
Look for more nontraditional shopping center tenants such as health clubs, charter schools, pawn shops, thrift stores, churches and medical & dental care facilities to open new stores
High-visibility retail pads and end-cap shop space will command retail rates in the $30.00 per-square-foot range in and near high-profile shopping centers.
Haggen Food & Pharmacy with corporate headquarters in Washington State has opened three stores in the Tucson area. Two were former Safeway’s and the other a former Albertsons. To be competitive, look for Hagen to purchase operating grocery stores in the Tucson area in order to compete with the other national grocer store chains.
A new power center will be built in 2016 at the southeast corner of I-19 & Irvington. Sam’s Club is a possible anchor tenant. New power centers are also planned for Valencia/Kolb and Golf Links/Houghton.
Marana Main Street located at I-10 & Marana Rd will begin phasing in projects in its 28 acre mixed-use development.
Look for independent gas stations to continue to close and be redeveloped into single-tenant retail sites. Think mattress companies. Sadly, some familiar restaurants will continue to close. As every new restaurant opens, it takes customers from other nearby restaurants. Mom and Pop tenants will continue to fight the battle with the chain stores, Amazon and road-widening projects. Look for more office supply stores to close or merge. Their space will be quickly taken by other retailers like Summit Hut.
The road-widening projects on Grant Road from Stone to Swan Road and the East Broadway widening project from Euclid to Country Club approved by the voters in 2006 still has no set plan. These projects will continue to create more vacancy due to the uncertainty of the timing of the road work and the timeframe of the City’s ability to acquire properties.. work and the timeframe of the city’s ability to acquire properties. It’s called condemnation blight.
Overall, the Retail Market in Tucson is improving and with the vacant large retail spaces dwindling, this should spur new retail construction. The Retail Market is slowly turning and better things are ahead

[Patrick S]

Tucson school to be razed for new housing community (http://tucson.com/business/local/tucson-school-to-be-razed-for-new-housing-community/article_151562e2-af2a-5df4-9c64-b3b60795ad67.html)

Developers of a new housing community at the site of a shuttered elementary school plan to pay tribute to the former schoolhouse.

Pepper Viner Homes bought the vacant Wrightstown Elementary School, and plans 56 homes with pocket parks at The Schoolyard, on Wrightstown Road and Avenida Ricardo Small.

“We are sad that schools, which have been the centerpiece of various neighborhoods, are disappearing,” said CEO Bill Viner. “We anticipate having something to commemorate the school on the property like a little book library where neighbors can exchange books.”

The 9.2-acre site will feature single and 2-story homes, 1,400 to 2,100 square feet in size, with six floor plans in three- and four-bedroom models.

Viner said the company is still in the bidding process, but anticipates a price range of the mid- to upper $200,000s.

Demolition has begun and site development is expected to begin this fall, with models ready for viewing early next year.

“The homes at The Schoolyard will be high performance, high design, incorporating energy efficiency and smart-home technology,” Viner said. Homeowners will have the option of controlling home temperatures, entry, lights, security and appliances from their smartphones.

“Hopefully, The Schoolyard will benefit the neighborhood and the overall community,” Viner said.

Last month, the Tucson City Council approved the rezoning of the east-side property for residential use, which finalized the sale.

Two earlier offers to buy the school property — one from an apartment developer and another from a luxury home developer — fell through.

The density of proposed developments was a main concern for area residents, said James B. Marian, land broker with Chapman Lindsey Commercial Real Estate Services, who represented Pepper Viner in the $1.3 million purchase.

While previous proposals included 10 to 12 units per acre, The Schoolyard will have fewer than 6 units per acre, he said.

Tucson Unified School District closed Wrightstown Elementary in 2010.

[kmiller5]

This is from the design meeting for the Residence Inn at Main Gate. Looks good to me.

https://www.tucsonaz.gov/files/pdsd/boards-committees-commissions/Revised_Plans_081315.pdf

[aznate27]

This is from the design meeting for the Residence Inn at Main Gate. Looks good to me.

https://www.tucsonaz.gov/files/pdsd/boards-committees-commissions/Revised_Plans_081315.pdf

Doesn't get more detailed than that, thanks for posting!

[Patrick S]

Though this article doesn't even mention the Michael Kors store, there are some interesting things to note: Sounds like a hotel is all but assured, sounds like the possibility of an auto mall is real, looks like there were some initial thoughts of an outlet mall in Vail, and it's not for sure that the Foothills mall will survive - at least in its current form.

Michael Kors store joins Marana outlets; hotel, auto mall possible (http://tucson.com/business/local/michael-kors-store-joins-marana-outlets-hotel-auto-mall-possible/article_e7e98aa2-477d-11e5-9788-1f1ce7746a69.html)

A hotel developer is in escrow and plans to construct lodging on the site of a new outlet mall in Marana.

And, developers of Tucson Premium Outlets, near Interstate 10 and Twin Peaks Road, are in negotiations with car dealers in the hopes of opening a second auto mall.

“They know there’s a large population on the northwest side of town and they want to serve that population,” Casey Treadwell, with Vintage Partners told members of the Pima County Real Estate Council at their quarterly meeting Thursday.

In partnership with Simon Premium Outlets, Vintage has recruited and been sought out by many outlet retailers because of the mall’s location, Treadwell said.

“Many outlets told us they were looking to stay within the 75 miles of free trade zone,” he said. “They really want that Mexican market.”

Under a federal program, Mexican visitors with a border crossing cards can visit Arizona for up to 30 days but must stay within 75 miles of the border. For many shoppers, that puts outlets malls in Chandler, Scottsdale or Phoenix out of reach.

Tourism officials estimate shoppers from Mexico spend more than $7 million a day in Arizona at malls, restaurants and hotels.

J. Felipe Garcia, executive vice president at Visit Tucson, said those shoppers are closely following the progress of the new outlet mall.

“I get between 3,000 and 4,000 ‘likes’ from Mexico when I post something about the new outlet mall on Visit Tucson’s Facebook page,” he said.

Garcia met with developers and prospective tenants that were being recruited to the new mall and said they all inquired about Mexican shoppers.

“They all asked,” he said. “They all wanted to be sure it was within the border zone.”

Simon Premium Outlets also has outlet malls within the border zones of California and Texas.

In response to questions from the audience about a second outlet in Vail, Treadwell said the outlets have conducted their own market studies and determined, “Tucson is a one-premium-outlet market.”

Asked how the new outlet might impact Foothill Mall, Treadwell said, “In my opinion, Foothills won’t remain an outlet mall.”

He predicted that the mall would take a different direction with its retailers.

Regina Harmon, general manager of Foothills Mall, said corporate directive was that she should not comment on the mall’s future plans.

Mall owner Schottenstein Property Group has Foothill Mall as the featured property on its website homepage.

Calls to the corporate office in Columbus, Ohio Thursday afternoon resulted in three hang-ups.

Tucson Premium Outlets is scheduled to open in October.

[Ted Lyons]

Rob Paulus has a pretty significant multi-phased project on his website slated for the corner of 4th & 4th. I haven't heard anything about it so I'm curious what the status is.

http://robpaulus.com/projects/trinity-mixed-use/

http://i.imgur.com/CMfeb7m.png?1

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

[somethingfast]

ha, like there's anyone wearing a business suit in Tucson! right.....:tup:

[Azstar]

ha, like there's anyone wearing a business suit in Tucson! right.....:tup:

You got that right!

Is it just me, or do all Rob Paulus projects look alike?

[Fake Name]

Just laying low over here to see if they can find me. Hahahahahaha

[Thirsty]

Some data out of NASA shows the heat island effect really isn't a big deal in the desert.

Tucson's development shows an exceptionally low impact of zero to one degree C, or fewer than 2*F.

http://earthobservatory.nasa.gov/IOTD/view.php?id=86440

[Patrick S]

Here we go again. This isn't a good sign.

Rio Nuevo board: last chance for hotel deal (http://tucson.com/business/local/rio-nuevo-board-last-chance-for-hotel-deal/article_031ee35b-8b5f-54d1-9806-bbc4636b8cab.html)

The Rio Nuevo board agreed to give one more last chance to a hotel developer in downtown Tucson.

Nor-Generations has until the end of September to close on the purchase of 8.5 acres of Rio Nuevo-owned land, or the board will consider the deal dead.

The whole thing hinges on the city agreeing to speed up the process of relocating the temporary Greyhound bus depot that’s located on the site. But the city doesn’t agree with the accelerated schedule.

Last year, Rio Nuevo asked for bids to buy and develop the 8.5-acre undeveloped site between Interstate 10 and the Tucson Convention Center.

After a controversial procurement process, the board chose developer Allan Norville, manager of Nor-Generations.

His bid included paying Rio Nuevo $5.6 million for the land. Norville owns an adjacent 10 acres and has offered various hotel and exhibition hall proposals for the site for the past 20 years.

This plan would bring a hotel, exhibition hall, apartments and museums.

The board signed a contract with Norville in January. Since then, Norville has paid for environmental site assessments, preliminary development plans and a hotel franchise agreement.

Rio Nuevo gave him 120 days to close on the property, and then gave him a series of extensions. The closing date was to have been July 27, and the deal was technically terminated on that date, although talks have continued.

The latest extension — which the board said will be the last — was granted Tuesday and gives Norville until the end of September.

If he meets the deadline, he then has six months to submit a development plan to the city.

Once the city signs off on the plans, Rio Nuevo would give Greyhound one year to relocate at the city’s expense. That was part of the city’s settlement agreement with Rio Nuevo.

With the depot out of the way, the developer has 3.5 years to invest at least $10   million in hard construction costs on the property or face a $2.5 million penalty under the Rio Nuevo contract.

But moving the depot may be a bigger problem that any of the parties expected.

The City Council was ready to vote on this schedule at meetings in June and July, but the item was postponed when Norville started talks to speed up the relocation of Greyhound, said City Attorney Mike Rankin.

Norville wants the one-year notice to be issued as soon as the sale closes — and that’s the sticking point the city won’t agree to.

“The property cannot be developed with the Greyhound station sitting in the middle of it,” Nor-Generations attorney Pat Lopez told the Rio Nuevo board Tuesday.

Tying the relocation of the depot to the city’s approval of the development plans gives the city an incentive not to approve the plans, Lopez said.

“If the city doesn’t agree to it in September, the city’s really saying to us and anyone else who buys that property that Greyhound is going to be there indefinitely,” Lopez said. “Why would you buy a piece of property where a third party gets to decide who occupies it, collects the rent from that party and tells you you can’t develop it, and you’re facing a multi-million-dollar penalty if you don’t develop it? I’m not sure who you’re ever going to find who’s going to say I want to buy that property under those conditions.”

He spelled out the worst-case scenario: “We have done a lot of work to get our development plans in place,” Lopez told the board. “We don’t want to be in a situation where we’re ready to go but can’t because Greyhound is there and then the market changes and we lose the financing and we can’t do the deal.” Add to that the possible financial penalty.

Board chair Fletcher McCusker told Lopez that the Rio Nuevo downtown redevelopment district shouldn’t get involved in the talks with the city to alter the agreed-upon schedule.

“We’re of the opinion that Nor-Gen should close with us,” he said, “and if you guys want to fight with the city about the location of the Greyhound, God bless you.”

“It seems like we’re all paper tigers here, trying to put pressure on the city to agree to something they don’t seem to be inclined to agree with,” McCusker said.

The city wants Nor-Generations to close on the land and develop the project, the city is not interesting in delaying the project, and the city is committed to meeting its obligation to pay to relocate Greyhound, Rankin said.

The city, Nor-Generations and Greyhound are still working on a new site, he said, including a possible city-owned property near 22nd Street and Kino Boulevard.

Lopez said Nor-Gen has agreed to bid on whatever terms the city dictates on the sale of the property.

[farmerk]

I'd split that Rio Nuevo land to several developers instead of one developer.

Looks like the website of Tucson Marketplace at the Bridges (http://www.tucsonmarketplaceatthebridges.com/) is undergoing updates. I hope something new comes up.

[southtucsonboy77]

A lot more questions than answers came out of the Daily Star article, which shouldn't be the case:

Would the site at 22nd/Kino on City land for Greyhound be permanent or temporary...and how would that affect Peach's Ronstadt proposal? I like the idea of Greyhound being on the fringe of downtown...22nd/Kino isn't a strong transit spot either.

If the deal with Nor-Gen doesn't work out...would Peach want to take over the development? Would they be able to handle two large developments IF they won the Ronstadt gig?

A few weeks ago I checked in on Nor's site to see if anything has been going on...and I found this: GJX Admin Building (https://www.tucsonaz.gov/PRO/Command?command=SearchSire&actno=T15SA00071&sirecabinet=P&streetno=198.0&streetdir=S &streetnm=GRANADA AV &struct=&floor=&unit=&SearchButton=AssociatedDocumentsandPlans). This was submitted back in Feb/March 2015...it feels like an attempt to show that they're doing something...yet, the City caught many missing pieces in their review. I expected a more comprehensive plan for the overall development, not a piece-meal. I don't know, I hope it works out and things move forward.

[southtucsonboy77]

Tucson Market Continues Retail Rebound (http://blog.picor.com/bid/74129/food-beverage-grocery-activity-lead-the-way-for-tucson-retail-mid-year?source=Blog_Email_%5bFood%2c%20Beverage%20%26%20Gro%5d)

Here's the stated Outlook:

In the absence of speculative construction, look for improved vacancy in the second half of 2015. Retailers along the Broadway corridor have mounted pressure on the City government to adopt a final design and give certainty to the business community, which faces frequent neighborhood opposition to any change to the corridor realignment design. Passage of the fall Pima County bond initiatives would represent a stimulus; proposed City charter change would be positive for the region; and the Tucson Metro Chamber is leading efforts to augment direct air service and streamline business approval processes.

[hthomas]

Here we go again. This isn't a good sign.

Rio Nuevo board: last chance for hotel deal (http://tucson.com/business/local/rio-nuevo-board-last-chance-for-hotel-deal/article_031ee35b-8b5f-54d1-9806-bbc4636b8cab.html)

The Rio Nuevo board agreed to give one more last chance to a hotel developer in downtown Tucson.

Nor-Generations has until the end of September to close on the purchase of 8.5 acres of Rio Nuevo-owned land, or the board will consider the deal dead.

The whole thing hinges on the city agreeing to speed up the process of relocating the temporary Greyhound bus depot that’s located on the site. But the city doesn’t agree with the accelerated schedule.

Last year, Rio Nuevo asked for bids to buy and develop the 8.5-acre undeveloped site between Interstate 10 and the Tucson Convention Center.

After a controversial procurement process, the board chose developer Allan Norville, manager of Nor-Generations.

His bid included paying Rio Nuevo $5.6 million for the land. Norville owns an adjacent 10 acres and has offered various hotel and exhibition hall proposals for the site for the past 20 years.

This plan would bring a hotel, exhibition hall, apartments and museums.

The board signed a contract with Norville in January. Since then, Norville has paid for environmental site assessments, preliminary development plans and a hotel franchise agreement.

Rio Nuevo gave him 120 days to close on the property, and then gave him a series of extensions. The closing date was to have been July 27, and the deal was technically terminated on that date, although talks have continued.

The latest extension — which the board said will be the last — was granted Tuesday and gives Norville until the end of September.

If he meets the deadline, he then has six months to submit a development plan to the city.

Once the city signs off on the plans, Rio Nuevo would give Greyhound one year to relocate at the city’s expense. That was part of the city’s settlement agreement with Rio Nuevo.

With the depot out of the way, the developer has 3.5 years to invest at least $10   million in hard construction costs on the property or face a $2.5 million penalty under the Rio Nuevo contract.

But moving the depot may be a bigger problem that any of the parties expected.

The City Council was ready to vote on this schedule at meetings in June and July, but the item was postponed when Norville started talks to speed up the relocation of Greyhound, said City Attorney Mike Rankin.

Norville wants the one-year notice to be issued as soon as the sale closes — and that’s the sticking point the city won’t agree to.

“The property cannot be developed with the Greyhound station sitting in the middle of it,” Nor-Generations attorney Pat Lopez told the Rio Nuevo board Tuesday.

Tying the relocation of the depot to the city’s approval of the development plans gives the city an incentive not to approve the plans, Lopez said.

“If the city doesn’t agree to it in September, the city’s really saying to us and anyone else who buys that property that Greyhound is going to be there indefinitely,” Lopez said. “Why would you buy a piece of property where a third party gets to decide who occupies it, collects the rent from that party and tells you you can’t develop it, and you’re facing a multi-million-dollar penalty if you don’t develop it? I’m not sure who you’re ever going to find who’s going to say I want to buy that property under those conditions.”

He spelled out the worst-case scenario: “We have done a lot of work to get our development plans in place,” Lopez told the board. “We don’t want to be in a situation where we’re ready to go but can’t because Greyhound is there and then the market changes and we lose the financing and we can’t do the deal.” Add to that the possible financial penalty.

Board chair Fletcher McCusker told Lopez that the Rio Nuevo downtown redevelopment district shouldn’t get involved in the talks with the city to alter the agreed-upon schedule.

“We’re of the opinion that Nor-Gen should close with us,” he said, “and if you guys want to fight with the city about the location of the Greyhound, God bless you.”

“It seems like we’re all paper tigers here, trying to put pressure on the city to agree to something they don’t seem to be inclined to agree with,” McCusker said.

The city wants Nor-Generations to close on the land and develop the project, the city is not interesting in delaying the project, and the city is committed to meeting its obligation to pay to relocate Greyhound, Rankin said.

The city, Nor-Generations and Greyhound are still working on a new site, he said, including a possible city-owned property near 22nd Street and Kino Boulevard.

Lopez said Nor-Gen has agreed to bid on whatever terms the city dictates on the sale of the property.

So we are letting a trailer (I could be wrong but I really think it is just a trailer from driving by it) that we call a greyhound bus station dictate the growth of downtown. "farmerk's" suggestion to split up the lot is great. I keep getting my hopes up for something to happen and then this... Come on Tucson.

[Patrick S]

I'd split that Rio Nuevo land to several developers instead of one developer.

Looks like the website of Tucson Marketplace at the Bridges (http://www.tucsonmarketplaceatthebridges.com/) is undergoing updates. I hope something new comes up.
I've been checking on the Tucson Marketplace at the Bridges website almost every day for the past 2-3 weeks to see when it will come back up. I'm hoping their adding something about the new theatre, which I haven't seen construction starting on that even though it was announced 3 months ago and they want it open by next summer. But, since Tucson is the type of city that construction can occur year round, maybe it will be starting soon. The only thing semi-official I can find about the theatre (the only thing at all besides press releases from May) is this: http://www.landadvisors.com/pdf/AZ-Pima-127983.pdf

[farmerk]

METRO WEEK: Tucson Past and Present, What's At Stake in November Election (https://www.azpm.org/p/featured-news/2015/8/28/71065-metro-week-tucson-past-and-present-whats-at-stake-in-november-election/)

AZ WEEK: Interstate Could Be International Trade Route (https://www.azpm.org/p/featured-news/2015/8/28/71092-az-week-interstate-could-be-international-trade-route/)

[Patrick S]

National companies eyeing Tucson's logistics potential (http://tucson.com/business/local/national-companies-eyeing-tucson-s-logistics-potential/article_2cfeed0b-5b50-5c44-a846-e736e23753f6.html)

The industrial market in Tucson is getting new attention from distribution companies that once snubbed the Old Pueblo for locations in California, Nevada and Texas.

Hovering at around 10 percent vacancy, industrial space around town is being absorbed and subdivided to accommodate smaller businesses, and new construction is afoot.

Regional logistics company OnTrac is expected to announce this week its plans to lease more than 56,000 square feet at Rockefeller Group Distribution Center, south of Valencia and Palo Verde roads.

Three other major distribution centers are in varying degrees of construction.
Furniture retailer HomeGoods is constructing an 800,000-square-foot distribution center in the 3600 bock of East Corona Road, near the airport.

FedEx expects to open its new 210,000-square-foot ground distribution center this fall at 7050 S. Palo Verde Road.

And Ventana Medical Systems is close to completing its 60,000-square-foot logistics and distribution center in Tangerine Commerce Park on Tangerine Road, near Interstate 10.

“From about 2008 to 2013, significant companies were not looking at Tucson,” said Rob Glaser, industrial specialist with commercial real estate company Picor. “A couple of years ago we started to see an improvement in the amount of economic development activity in the industrial market.”

He said strategic marketing on the part of the city, county and state, coupled with a healing national economy, all played a role.

“Tucson is a good place … with its proximity to interstates and Mexico, good skilled labor and minimal traffic and natural-disaster issues,” Glaser said.

Industrial landlords have been subdividing spaces in order to attract smaller tenants that have manufacturing operations in Sonora, Mexico, and need U.S. distribution space, he said.

“Small business has come back to the industrial market,” Glaser said. “There are many business parks that accommodate the 1,200- to 2,000-square-foot tenants that are making widgets, custom machining or are vendors to the manufacturing and aerospace industry.”

Glaser predicts the vacancy rate in industrial space in Tucson will drop to 8 percent within 18 months.

“We’ve got pretty good momentum going,” he said.

FAST-GROWING FIRM MOVING IN

OnTrac, a regional overnight package delivery service, has operations in California, Nevada, Oregon, Washington, Utah, Colorado and Idaho.

From the new Tucson facility, located in the Rockefeller Group Distribution Center, the company will offer shipping and same-day messenger services.

Mark Singerman, regional director of Rockefeller’s Arizona office, said the arrival of OnTrac will bring the center’s occupancy rate to 80 percent.

The remaining space is being eyed by other logistics companies that want to be near the airport, I-10 and I-19, he said.

“Tucson is one of our fastest-growing markets, and we are excited to be moving to the Rockefeller group facility,” said Thomas Fischer, chief financial officer for OnTrac. “Being a regional carrier, we are always looking to provide increased capabilities while reducing cost. This move will help us do that while providing delivery service to area businesses.”

OnTrac is headquartered in Chandler and among the state’s fastest-growing businesses. Terms of the Tucson lease were not disclosed. In 2014, the company began a “last-mile” delivery service in conjunction with the U.S. Postal Service.

Hiring figures were not immediately available, but employment information can be found at ontrac.com under the “News” category.

ATTRACTIONS INCLUDE INCENTIVES, GEOGRAPHY

Earlier this year, HomeGoods bought 100 acres for $9.5 million to build its distribution center.

A combined city/county incentive package totals more than $6 million over 15 years. The company plans to hire at least 400 people initially and grow to 900 workers.

The $2.4 million investment by FedEx in a new distribution center was prompted by Tucson’s geography and workforce.

“The site was chosen because of its ease of access to major highways, its proximity to customers’ distribution centers and a strong local community workforce for recruiting employees,” Nikki Mendicino, a FedEx spokeswoman, said via email.

The new facility will replace the existing 114,000-square-foot station near I-19 and Irvington Road, and the company anticipates increasing its number of employees.

“We will add to the overall area workforce as necessary to support increased demand for service,” Mendicino said.

Ventana Medical Systems, with a workforce of about 1,100 people, became the first tenant of the Tangerine Commerce Park with its 60,000-square-foot distribution center.

Company officials cited access to I-10 and being close to their Oro Valley headquarters as reasons for choosing the site.

‘WE’RE IN THE GAME’

Job creation is the main reason for enthusiasm about the growth in the industrial sector.

“People are getting back into the game,” said Terry Lavery, an associate broker with Tucson Realty & Trust, who is also fielding calls about industrial space, especially from smaller businesses.

“I know everyone wants the grand slam,” he said of the desire to lure a major employer, “but the small businesses are really the job starters, hiring five or six people, absorbing the 5,000-square-foot spaces.

“Several of those is a different kind of grand slam.”

Cost and regulations associated with doing business in surrounding states have also helped Tucson.

“A lot of national clients are seriously considering Tucson, which is great,” said Ike Isaacson, managing director of CBRE’s Tucson office. “We’re in the game.”

Now that the local population has reached 1 million, companies know there’s a workforce ready, he said.

“That and some of the primary markets are getting so congested, competitive and expensive, such as California with its tax and water concerns,” Isaacson said. “I’m optimistic that we’re being considered; that’s all you can ask for. The rest is up to us.”

Creation of a logistics hub in Tucson is a long-told story, but action by Pima County and the city of Tucson is making it real, industry experts say.

One example is the proposed Sonoran Corridor, which would create a bypass route between Interstates 10 and 19 south of Tucson International Airport and extension of the realigned former Hughes Access Road, also south of the airport.

County officials believe the area can attract industrial and commercial growth because of proximity to the railroad and both interstates.

Another is the recent signing of a 50-year lease between the Tucson Airport Authority and the city of Tucson.

The previous lease was set to expire in 2048, and the new lease allows the TAA to offer longer-term leases to prospective tenants.

TAA’s master plan includes opening up thousands of acres of airport-owned land for commercial development to lure more cargo and cross-border freight activity.

“We are beginning to see the results of our work to identify Tucson as a trade and transportation center,” Mayor Jonathan Rothschild said.

“Our strategic geographic position makes it easy to recruit the right businesses. We are on the front end of this growth, not the end.”

[kaneui]

Here's a time-lapse construction video of Tucson International's new 252-ft. air traffic control tower, scheduled for completion in late 2016:

https://www.youtube.com/watch?v=l6PMY_QM75I

(For comparison, Phoenix' control tower is 326 ft., while the new tower in Las Vegas will be 352 ft., second only in North America to Atlanta's at 398 ft.)

[farmerk]

Study proposes routes for Tucson-Phoenix rail line (http://tucson.com/news/state-and-regional/study-proposes-routes-for-tucson-phoenix-rail-line/article_89270018-3959-5725-99bb-ee72fb81cac7.html)

The Arizona Department of Transportation has completed the first draft of an environmental assessment that studies the proposed route of a passenger rail line between Tucson and Phoenix.

The document is an early step in a process that could take years to complete even before construction is to start.

The proposed rail line would run from Tucson International Airport to Phoenix Sky Harbor International Airport, with extensions to Goodyear and Surprise in the Phoenix area.

The ADOT report looks at the potential environmental impact, the need for passenger rail, the affects on transportation, cost analysis and other aspects of building the railway.

The study notes the potential costs of construction for the rail line range from $4.5 billion to $7.5 billion.

Annual operations and maintenance costs also vary from $66.8 million to $85.9 million.

The per-mile operating costs varied from $557,668 to $669,240.

ADOT notes the need for transportation alternative between Tucson and Phoenix continues to increase as the population grows.

The report estimates Interstate 10 travel between Tucson and Phoenix will take 26 percent more time by 2035 and 59 percent more by 2050. That even assumes I-10 is widened to 10 lanes.

ADOT has scheduled three public hearings on the report.

The sole Tucson hearing is set for Sept. 16. It will be from 5:30 to 7 p.m. at the Tucson Convention Center Leo Rich Theater; 260 S. Church Ave.

[Patrick S]

Study proposes routes for Tucson-Phoenix rail line (http://tucson.com/news/state-and-regional/study-proposes-routes-for-tucson-phoenix-rail-line/article_89270018-3959-5725-99bb-ee72fb81cac7.html)
Was pretty excited until I realized it wasn't high-speed rail.

[Thirsty]

Was pretty excited until I realized it wasn't high-speed rail.

It hasn't been high-speed since day one of the state taking charge. All but one of the proposed routes were for a Phoenix commuter line to the East Valley that also happens to extends southeast to Tucson. It looks like the only direct route considered has been eliminated. Estimated travel times from Tucson are just under two hours. In other words it will offer no advantage over driving.


And can anyone explain why it runs to TIA? Is it because they have rental car services?

PHX makes sense because it is a major regional hub and is a ten minute lightrail ride from most of what people drive to the valley to do anyway.

Downtown (which already has the tracks) makes a lot more sense than the airport.

[Ted Lyons]

It hasn't been high-speed since day one of the state taking charge. All but one of the proposed routes were for a Phoenix commuter line to the East Valley that also happens to extends southeast to Tucson. It looks like the only direct route considered has been eliminated. Estimated travel times from Tucson are just under two hours. In other words it will offer no advantage over driving.


And can anyone explain why it runs to TIA? Is it because they have rental car services?

PHX makes sense because it is a major regional hub and is a ten minute lightrail ride from most of what people drive to the valley to do anyway.

Downtown (which already has the tracks) makes a lot more sense than the airport.

Pretty sure it does go through downtown. It's just that the terminus isn't there.