Tucson Development Thread

[Rive85]

By Rob O'Dell
Arizona Daily Star
Published: 12.21.2007

Welcome to page 26!!!

South Side residents who strongly backed construction of a major big-box store during two years of contentious city negotiations may have to wait until 2009 to shop there. Six months after the big-box won City Council approval — plus the OK for more grocery space than allowed by city law — some residents are questioning the lack of any development work on the 350-acre site at East 36th Street and South Kino Parkway.

But the players involved in building the retail center, housing subdivision and biosciences park have worse news for area residents: It's likely construction work won't even start for another year. That would push the opening of the big-box back until at least early 2009. Because of a large and complex flood-control project being built there by Pima County, preliminary development work isn't likely to start until the fall, with construction work not commencing until late 2008.

"It's really difficult for us to start development until those improvements are done," said Bruce Wright, associate vice president for economic development for the University of Arizona, which is building the biosciences park. Area resident Cecilia Campillo said the delay is hugely disappointing for the neighborhood, and that it reinforces the widely held feeling that "we're always waiting on the South Side for progress."
She said another grocery store is needed to lower high food prices on the South Side.

Campillo said the council talked and talked about the deal for two years before finally giving approval in April. Now that construction won't start for another year, Campillo said the project will have taken about four years to be completed from the time it was first proposed. "It's beyond patience," Campillo said. "We shouldn't have to wait until next November. But what do we expect with the leadership we have on council?"

Dubbed The Bridges, the project calls for a big-box store as part of 110 acres for a "power center" — to include 1 million square feet of retail space to be built by Eastbourne Investments Ltd. and its partner, Idaho-based Retail West Properties. The big-box might be a Wal-Mart, but that is not specified in the plans.

About 110 acres are proposed for an upscale KB Home housing development and a 65-acre biosciences park to be developed by the UA. KB Home, the UA and Retail West Properties said they are eager to start construction but need to wait until the Pima County Regional Flood Control District project is finished. The county hopes to complete the $4.5 million project before monsoon rains start in mid-summer, said Chris Cawein, deputy Flood Control District director. In addition, all involved said it was hard to get the three parties on the same page and then deal with the city and county governments.

"We can't wait to get started," said Eric Davis of Retail West Properties. "It takes a long time to get three entities like ours to agree on this."

He added: "This time next year we'll be building buildings."

While all parties agree the retail component will get under way first, KB Home's Tucson Division President John Bremond said his company wants to follow right behind the big-box with a residential project that would start construction in late 2008. The delays are standard operating procedure for these types of projects, Bremond said. The UA, for its part, would begin site improvements in late 2008and bring in a private-sector partner, which would begin development work sometime in 2009, Wright said.

To curb flooding that occurs downstream to the northwest of the project, the county is constructing a 5-foot-diameter concrete pipe buried 13 to 16 feet below ground that would carry water from the site, under Interstate 10 and south to the Tucson Diversion Channel, Cawein said. A detention basin will also be constructed on the site. Cawein said the county is "bucking the grade" of the site to change the flow of the water to the south instead of the northwest — which floods the nearby South Park neighborhood. That flooding would get much worse if the now-vacant 350 acres were fully developed, county officials said. Cindy Ayala, president of the nearby Pueblo Gardens Neighborhood Association, said the flood-control project is the most important piece right now because otherwise, "South Park would be flooded out." Ayala was sanguine about the construction delay. "We'd like to see something start," she said. "Things take time."

[Rive85]

By Rob O'Dell
Arizona Daily Star
Published: 12.28.2007

Helped by a nudge from the city, two developers vying to build on 14 acres on the West Side may join forces to co-develop the last remaining available Rio Nuevo parcel west of the Santa Cruz River. Although both sides say the talks are preliminary, representatives from the Gadsden Co. of Tucson and Williams and Dame of Portland, Ore., both said the joint venture would include site development and infrastructure work on the 14 acres to get it ready for construction.

From there, each developer would build its own projects on the part of the site awarded to it by the city — a split that has yet to be determined. City officials said a final decision to award development rights could come within a month. Collaborating on infrastructure and then having the builders construct their own projects "would probably make the most sense," Williams and Dame spokesman Matt Brown said. "I don't think we would work together on every building," he added.

Brown said Williams and Dame began talking with the Gadsden Co. at the urging of city officials who asked the two finalists to look for a "way to combine the best elements of both proposals." But Brown said the two developers had not yet sat down to talk in person and hash out the details. He said that would come sometime after Jan. 1. The Gadsden Co.'s Jerry Dixon laid out the same case for working together, also stressing that talks are preliminary."There were elements of our plan that were good, and elements of their plan that were good," Dixon said. "Maybe together we could make a better project. That's the incentive for talking."

Gadsden's proposal includes 400 homes — 35 percent of which will be affordable "work- force housing" — and a 125-room boutique hotel along with commercial development. Meanwhile, a streetcar station is an important part of the Williams and Dame proposal, as the westernmost station of the planned modern streetcar connecting the University of Arizona with the west side of Rio Nuevo will be located on the site.

Williams and Dame's proposal features mixed-use commercial and residential, with retail on the first floor and residential units above. Plans also include a mercado and pedestrian areas. The city put out a request for bids in early 2007 for developers interested in building there. Three developers submitted proposals in late June, with the Gadsden Co. and Williams and Dame chosen as finalists in late August. A city panel is set to pick a winner in mid-January, if the two sides don't agree to work together beforehand.

The acreage is bounded by the Santa Cruz River, Congress Street and two planned new roads — the north-south Avenida del Convento and the east-west extension of Cushing Street. The property is just north of the planned Tucson Origins Heritage Park and several museums proposed for the West Side. It is directly east of the Mercado at Menlo Park, a mixed-use project now being built by Rio Development Co., which is run by Dixon's son.
City Manager Mike Hein said the city encouraged the two sides to talk about combining proposals but added it's not a requirement.

"Absolutely, I've been a proponent of having the private sector work together if it's in their best interest," Hein said. "But only they can determine that."
Asked if the move to combine the West Side proposals was similar to the way the city chose three of the four finalists when it awarded development rights in November to build a new convention center hotel, Hein said the two are somewhat similar. "I can see where people would draw that analogy, but the West Side is different," he said, adding it is confined to one site when the hotel proposals encompassed several locations.

Still, Hein said the city is ready to move in January if the two developers can agree. "If they move forward with a partnership we would probably move forward pretty quickly."

[Rive85]

12,000-acre area may take 40 years to finish, could create 'second city'
http://www.azstarnet.com/ss/2008/01/02/218719-1.png
By Rob O'Dell
Arizona Daily Star
Published: 01.02.2008

advertisementGiant Phoenix mall developer Westcor will soon secure a permit to create a master plan for 12,000 acres of state land on the Southeast Side along South Houghton Road. Several Tucson officials say the project will be one of the biggest in Tucson's history, creating a "second city" with residential and commercial development along with open space.

The site is so large that development there is not expected to be completed for 40 years, said Deputy State Land Commissioner Jamie Hogue. Although the final papers have not been signed, officials from the State Land Department and Westcor will gather at City Councilwoman Shirley Scott's office at 8:30 a.m. Jan. 11 to celebrate inking the deal.

Westcor would not immediately develop the 12,000 acres, which run from South Harrison and East Irvington roads south to the Union Pacific Railroad tracks and east beyond Houghton Road to the Pantano Wash. A large parcel south of the railroad that straddles Interstate 10 will also be included. Instead, Hogue said Westcor would spend millions over the next year planning the future uses of the massive site, which incorporates nearly all of the state land on the Southeast Side.

City officials said Westcor, the developer of La Encantada shopping center in the Foothills, could spend as much as $12 million over the next year just to plan the site. "We're in the final stages of the process," Hogue said. "It will be a combination of all land uses, whatever is suitable." State Land Commissioner Mark Winkleman signed three orders Dec. 20 to declare the land suitable for development, to OK commercial development there and to approve Westcor's concept plan.

Mitch Stallard, vice president of Westcor, declined to give details of the company's conceptual plan, citing the fact that the permit hasn't been issued yet. He deferred most questions to the State Land Department, but said the two sides were on the cusp of an agreement. "Until the permit is granted there, we can't really talk about it," Stallard said, adding that lawyers for the two sides are finalizing the "ABCs of the deal." "We believe all the documents can be fully executed within two weeks," he said.

Westcor is a high-end shopping-complex developer based in Phoenix. In addition to La Encantada here, Westcor's other developments include Scottsdale Fashion Square mall and Kierland Commons in northeast Phoenix. Although Westcor would create the master plan for the 12,000-acre site, the state would retain ownership, Scott said. Parts of the property would then be sold to the private sector at auction, she said. "The state is in charge of the sale of that property," she added.

Hogue, the deputy land commissioner, said if Westcor does not win some of the land at auction, the company is eligible to be reimbursed for some of the planning expenses. She said this is the second-largest project the Land Department is planning; the largest is a huge project outside Phoenix.
"This is probably 40 years of land," Hogue said. "This isn't something where we go out and sell it all tomorrow."

Tucson City Manager Mike Hein said it's an open question as to what happens to the Houghton Area Master Plan, a much-touted city planning effort that covers part of the area Westcor will receive a permit for. Scott said she believed some principles of the Houghton master plan will be incorporated into Westcor's plans, but said the Houghton plan only covers a small portion of the whole Houghton Road Corridor. Mayor Bob Walkup touted the project during his January 2007 State of the City speech, although it has since been expanded from 8,000 acres to 12,000 acres. He said the project would bring "the highest-quality master planning and managed growth" to Tucson, and upon completion will bring new residences, stores, businesses and jobs.

Scott said the 12,000 acres could eventually be a "second city" or employment and commercial hub of Tucson. "I'm pleased a company of this stature stands ready to receive this permit — finally — to plan the Houghton Corridor," she said. The railroad tracks extend diagonally southeast from the UA Science and Technology Park.

[kaneui]

Tucson's upcoming roll-of-the-dice to expand its convention center and build an accompanying new hotel reflects a similar pattern in metropolitan areas across the country. However, the financial payoff of those investments is often less than spectacular:


http://i12.photobucket.com/albums/a228/kaneui/RichSinger.gif
Rich Singer: "People are shocked when I say Tucson isn't in the convention business.
There's a huge upside for growth here." (photo: Kelly Rashka)



The Risks of 'Revitalization'
Tucson is about to commit hundreds of millions of dollars to a new convention center. Will this be money well-spent--or will it become another boondoggle like Tucson Electric Park?

By DAVE DEVINE
Tucson Weekly
January 10, 2008

For decades, Tucson has stayed out of the national convention race. But now the city plans to enter the intense, costly and financially risky competition for convention business--in a big way. "People are shocked when I say Tucson isn't in the convention business," says Tucson Convention Center director Rich Singer. "There's a huge upside for growth here."

Heywood Sanders, professor of public administration at the University of Texas at San Antonio, believes otherwise. He's done a detailed analysis of the financial performance of convention centers and publicly owned adjacent hotels, and he concludes: "The capacity of boosters to participate in foolishness (is amazing)."

To introduce Tucson into the nationwide convention competition, Singer believes the community should remodel, in phases, the existing TCC, which opened in 1971. The cost of those remodels: up to $123 million. Singer also thinks the city should use its Rio Nuevo funds and tax-free bonding capacity to build a new, publicly owned convention-center hotel priced at $200 million, while erecting a new arena estimated to run $130 million.

Singer points out the potential attractiveness of Tucson if these improvements are implemented, based on survey results from a nationwide group of meeting planners. "But we have to do them all," he insists. "That's the beauty of it. We're fixing everything. ... The variety of projects (in Tucson) is really important to downtown. The diversity of people they will attract will make it work."

Sanders, who knows quite a bit about Tucson's proposed convention-center upgrades, is skeptical--especially when it comes to the convention-center hotel idea and its optimistic financial predictions. "If I was on your City Council," he says, "I'd be really scared."

The 707-room hotel, to be owned by the city but managed by Sheraton, will not only cover its own expenses, but also earn a profit, backers say. The Tucson City Council has already endorsed the project. These profits, boosters say, could be used to help renovate the existing Hotel Arizona, next to the convention center, and buy a strategic piece of vacant property nearby. Alternately, the profits could help cover the cost of the proposed new arena.

But Sanders can list case after case of convention-center hotels which were predicted to be profitable but actually turned out to be money losers--in cities from Omaha, Neb., to Myrtle Beach, S.C., to Sacramento, Calif. As one specific example of fiscal reality, he points to Overland Park, Kan. Opened in December 2002, their 412-room convention hotel was paid for with close to $92 million in bond funds. According to projections, the revenues of the facility should have easily covered the bond's debt service.

That hasn't happened, admits Kristy Stallings, deputy city manager of Overland Park. Approximately $5 million in guest-tax money has been poured into the project to cover the bond payments. Despite that subsidy, Stallings labels the hotel a success. "The hotel is actually doing very well," she says, "and is the market leader in all measures that matter."

Charles H. Johnson IV agrees with that assessment. His Chicago consulting firm did feasibility work for the Overland Park hotel as well as for the Tucson Convention Center, and he considers the Kansas project a success. Stallings blames the decline in travel after the Sept. 11 attacks, along with the ensuing downturn in the nation's economy, for Overland Park's publicly owned hotel performing below expectations. "It didn't generate the revenues forecast," she says, "but that's always a risk."

Those are risks more and more municipal governments are willing to take as they get into the convention-center hotel business. "But as cities across the country rush to build hotels and claim convention riches," notes the Baltimore Sun in a 2005 article, "some find horror stories and others, a mixed verdict."

Singer doesn't believe that will occur in Tucson. When asked about the chances of the convention-center hotel not making a profit, he says: "I don't see that happening." Such optimism is based on several factors. First, the planned remodeling of the TCC is expected to bring in a substantial number of new meeting-goers who will want to stay in the hotel. Added to that is the lack of quality hotel rooms currently existing downtown. Finally, Singer hopes to make Tucson a regular stop on the East Coast-West Coast rotation of some convention groups.

These factors were highlighted in a convention-center feasibility report prepared last March by C.H. Johnson Consulting. It concluded: "With these expansion recommendations, a headquarters hotel and an arena function removed from the center, the TCC will become a highly effective and balanced venue."

The Johnson firm also took a look at the convention-center hotel proposal. In its June 2007 analysis, it predicted the facility would have annual income above expenses of more than $11 million. That figure, however, does not include debt service on the bonds which would be used to construct the hotel.

Since Johnson's study was released to the Weekly only recently, Sanders in Texas hasn't seen it, but he is skeptical of its findings nonetheless. Based on his analysis of other predictions made by Johnson's firm, Sanders says: "Their forecasting record is open to some serious questions. ... In case after case, their forecasts didn't happen."

In response, Johnson calls Sanders "a thorn in the industry for a few years," and rolls off several convention-center projects he's been involved with which he says have seen substantial growth in revenues. These include Austin, Texas; Nashville, Tenn.; San Jose, Calif.; and Portland, Ore. However, Johnson admits he's using anecdotal evidence, since his firm usually doesn't track what happens after its projections are made.

According to additional information supplied to the firm by some of its clients, the convention center in Jackson, Miss., had 8 percent more event days in 2006 than the Johnson company forecast. Between 2003 and 2006, Osceola County, Fla., also collected considerably more in taxes than the firm had predicted.

If the convention-center hotel in Tucson is as risky of a business venture as Sanders predicts, the development team behind the Sheraton proposal has given City Hall a possible way out: They have offered to assume ownership of most of the hotel if the city contributes financially to the construction costs. "That private/public approach requires a pretty significant infusion of dollars," says the city's finance director, Jim Cameron. "It makes more sense to go public ... because it creates advantages and benefits from the hotel's revenue stream."

Sanders doesn't believe that revenue stream is likely to even cover the costs of the bonds which will be sold to pay for the hotel's construction. He insists there will have to be government backing of the bonds if they are to be sold, and that backing may have to be used repeatedly, as in the case of Overland Park.

Government backing of bonds is exactly what Phoenix is doing with their publicly owned Sheraton convention-center hotel, now under construction. The 1,000-room facility will be paid for with $350 million in bonds, approximately 55 percent of which will be backed by rental-car and hotel-tax receipts. "I don't know anybody who has really focused on the bond backing," Cameron says about Tucson at this point. "I don't think it's necessary right now."

If the local backing of the bonds is required, Cameron thinks the tax incremental financing provided to downtown's Rio Nuevo district might be one potential source of funds. "But we have many other projects," Cameron says of this pot of money, "so we don't want to tie it up."

Without City Hall pledging some local revenue to help pay for the hotel if needed, Sanders says it just won't be built. He says that bond underwriters learned their lesson from a financially disastrous convention-center hotel experience in St. Louis a few years ago. "The (governmental) backing is needed, because these hotels perform rather more modestly than predicted, often doing half to two-thirds of the business anticipated."

This financial give-and-take should sound familiar to anyone who has been around town awhile. A decade ago, county officials promised that no additional taxpayer money outside the identified revenue streams would be needed to pay for the southside baseball stadium, Tucson Electric Park. In addition, officials forecast a retail renaissance along Ajo Way near the ballpark. However, these commercial improvements have largely failed to materialize. Instead, only county-owned facilities moved into the neighborhood.

At the same time, the revenues for the park fell well short of projections (See "Squeeze Play," Feb. 24, 2000). That led to some restructuring of the stadium debt, but even that wasn't enough. Almost $6 million in cash had to come out of county coffers to pay for the park. In addition, two years ago, $485,000 in county general-fund money was used to help pay the debt service on the bonds. To compound these problems, the publicly owned stadium is now in the process of losing two of its three professional-baseball tenants, one of which is heading to a Phoenix suburb.

The uncertain future of Tucson Electric Park could cast a monsoon-sized shadow over the TCC proposal. But in Tucson, governmental monetary and redevelopment forecasts always seem to be sunny, at least at first. Even Sanders believes the proposed convention-center hotel may succeed, but not because of its proximity to the TCC. Instead, he indicates tourism and other factors might make the hotel profitable, just as they did in Austin. On the other hand, Sanders also says: "There's no body of evidence that a publicly financed hotel makes any difference in the increased performance of a convention center."

Several of those involved with the industry strenuously disagree, including Rick Vaughan, of the Metropolitan Tucson Convention and Visitors Bureau. "Hotel rooms are always an issue," Vaughan says, citing responses from meeting planners about holding their get-togethers at the TCC. "They tell us they're not coming because of the hotels."

Vaughan believes implementation of all of the proposed improvements--the convention-center remodeling, the convention-center hotel and the new arena--will change the perception of Tucson in meeting planners' eyes. "They will at least allow us to be in the game," he says.

The feasibility study done by the Johnson consulting firm on the proposed convention-center improvements noted that the facility now "is a poor performer nationally and within its peer set." To correct that supposed shortcoming, the study recommends constructing 21,000 square feet of additional meeting rooms to basically triple that space. Adding more meeting rooms to the TCC, though, has been a bone of contention for years. In 1994, Tucson voters by a 2-to-1 margin defeated a request to sell general-obligation bonds to do just that.

The Johnson convention-center study also calls for developing a 28,000-square-foot ballroom to complement the present 20,000-square-foot one. At the same time, it recommends enlarging the current 114,000-square-foot exhibit hall by about 20 percent. If these improvements are implemented, the Johnson report states the TCC will "approximately double the economic and fiscal impact of the facility to the economy."

The study estimates $102 million in new annual spending will occur in Tucson, and will result in 1,460 new jobs when these changes are made. It also forecasts $6.1 million in additional taxes should be generated each year. Those attending TCC events--a number which is anticipated to go from 175,000 to 360,000--will pay these taxes. Some of them, of course, will be from outside of Tucson. "Those people come to town and spend money," Singer from the TCC says about these conventioneers and meeting-goers. "It's the greenest form of economic development. Their money generates taxes, which is money we can spend on ourselves."

Based on his review of actual convention-center performances nationwide, Sanders casts doubts on this optimistic scenario. In 2005, the Brookings Institution published a report by him titled "Space Available: The Realities of Convention Centers as Economic Development Strategy." Sanders pointed out that the supply of available square footage in convention centers around the country was growing at a much faster rate than demand. In addition, his research showed that the number of people attending conventions "has actually plummeted."

Many in the convention industry quickly attacked these findings. Singer says about Sanders: "His statements were correct, but he cherry-picked his examples. Plus, he doesn't talk about second-tier cities (like Tucson) or the winners. He isolated failures to make his case."

Replying, Sanders declares: "I haven't been criticized by independent or academic (analysts), just industry people who have trotted out little substantive evidence." One point Sanders makes in his research is that as convention centers across the country have enlarged their facilities, the competition for business has led to shifts in the way promoters of the mammoth centers behave. Instead of restricting themselves to gatherings that attract huge numbers of attendees, Sanders writes, these centers "are expanding in order to accommodate simultaneous small- and medium-sized events, the kinds of events that now use far smaller centers."

Such an expansion of a major facility is now underway in Phoenix. Transforming itself from the 68th- to the 20th-largest convention center in the country, the city is almost tripling its space to 872,000 square feet. As a result, officials hope to increase the number of annual convention-goers from 135,000 to 375,000, a number more than five times higher than that projected for Tucson. "It provides an economic engine for taxes," suggests Douglas MacKenzie, spokesman for the Greater Phoenix Convention and Visitors Bureau, of the $600 million expansion. "The dollars (spent by visitors) go directly into the community."

Officials from both Tucson and Phoenix downplay the potential competition for convention business between the two cities--but they also did the same regarding spring training baseball. "I think our markets are different," MacKenzie says. "Every city is competitive, and Phoenix offers a high level of product. I'm sure there will be some competition."

Vaughan, of the local visitor's bureau, agrees, but lists several advantages Tucson can provide to attract new conventions. "It doesn't take you 45 minutes to get to the desert," he says, in comparison to Phoenix's downtown. "Plus, we offer something unique not experienced anywhere else."

That might be, but according to a report recently released by two convention-industry groups, the business is currently in a "buyers' market" for space. Sanders says that means that a center wanting to attract users often has to offer deeply discounted rates, and the price of hotel rooms must also come at bargain prices.

A February 2007 Washington Post article highlights these problems for the 4-year-old convention center in the nation's capital. Instead of being the economic bonanza promised by backers, the newspaper states: "Convention attendance is dropping, the surrounding neighborhood is yet to be transformed by the promised new development, and conventioneers are filling fewer hotel rooms than expected."

Ignoring those potential problems, elected officials across the country continue to approve expansions of convention centers. "The Answer Is Always Yes," was the headline of a 2005 Forbes magazine article on the outcome of convention-center proposals. "Politicians, playing local hero, are incapable of finding reasons not to build," the article states.

Sanders observes: "Tucson can conclude this is a pot of gold for downtown, since there is a religious-like belief these projects will revise downtowns. But the history is, it doesn't work. Instead, it's a highly competitive market, and (these projects) are the equivalent of rolling a whole lot of dice, each of which has to come up right."

But Johnson's convention-center study estimates that if the improvements are made, tens of thousands of additional out-of-towners will use the TCC. As people in the convention industry like to point out, these people are the biggest spenders in the travel business, dropping an average of $275 a day.

At the same time, the proposed downtown arena is expected to attract many more people to the area. Projections predict that annual attendance at arena events will escalate from the present 168,000 to 688,000, with about 40 percent of those the illusive fans of a still-undetermined minor-league hockey team.

According to the theory that convention centers can help revitalize downtowns, all those additional people should bring vitality back to the area. As Vaughan says, "The perception of downtown now is there's nothing to do. This project helps build excitement for locals."

In Sanders' opinion, though, money to be spent on the convention center and the proposed adjacent hotel could be invested more wisely elsewhere. "Today, as all cities are obligated to compete with dozens of others," he writes starkly in his Brookings Institution report, "the prospects of real economic development and opportunity based on the convention strategy appear nil." Sanders proposes spending the money "to build flexible local economies and workforces capable of adapting to social and economic change." That philosophy, however, doesn't appear to be politically palatable, especially in an era where keeping up with the competition is seen as essential.

Another factor in determining what Tucson does at the TCC is the source of funds it will use for many of the improvements. That Rio Nuevo tax incremental financing money is restricted mostly to brick-and-mortar projects. But if Sanders is correct, the promised financial and redevelopment rewards forecast for downtown and the TCC won't be realized even after all the money is spent.

When that has happened in other cities, he indicates, the financial race simply escalates: The next step advocated by politicians and convention-center boosters is often the expenditure of even greater amounts of public money. "The argument is they must do something more," Sanders says. His research has shown communities keep throwing taxpayer dollars at attracting the elusive convention business, through adding more downtown attractions, installing new center management or increasing the facility's promotion budget.

But Tucson hasn't even begun the process yet. Eventually, though, the City Council will be asked to finalize the community's entrance into the convention-center race. By all estimates, the council will vote yes--just like almost every other elected body in the nation that is asked the same question. The results won't be known for years, but if Sanders is right, the community could be left with another Tucson Electric Park--a facility built on boosters' dreams which faded in the reality of the Sonoran Desert.

[aznate27]

I don't find any of this article to be incouraging, pretty depressing actually :(


Rio Nuevo: City gets tough on progress of projects
City gets tough on progress of projects
TEYA VITU
Tucson Citizen

Time is money.
That's the message City Manager Mike Hein is driving home with the newest development agreements for Rio Nuevo projects involving private sector developers and city-owned land.

Town West Design Development's El Mirador hotel-condo-brew pub proposal at the north end of downtown is the first development agreement to face stepped-up financial penalties and precise timeframes for potential penalties that could exceed $360,000.

"Town West will have financial penalties if they miss dates," Hein said.

Development agreements expected in the coming months for a Tucson Convention Center hotel and the 14.3 acres on West Congress Street will have similar precise timeframes/penalties, unlike earlier development agreements that are peppered with "shalls" and "musts," but with scant consequences to back them up.

"We will be more rigorous with our management to make sure they conform to the terms," Rio Nuevo Director Greg Shelko said.

Rio Nuevo has endured drawn out housing proposals from 2003-04, with predictions they would be done by now but the ground remaining untouched.

Three years ago, Bourn Partners outlined that The Post loft on Congress Street would be finished now, but Bourn is still waiting for a contractor bid with hopes to start construction in coming weeks.

Presidio Terrace has had completion dates announced for 2007, 2008 and 2009, but developer Peggy Noonan never got a shovel into the ground before Shelko pulled the plug on her development agreement in November.

Hein acknowledges that even though The Post development agreement called for construction to start in July and be finished by December 2008, ownership of the property passed to Bourn in the agreement and the only prescribed penalty for missing timelines is forfeiting a $40,000 bond.

"In that specific agreement, there is very little remedy," Hein said. "Peggy Noonan symbolizes the fact that we are taking things more seriously."

Shelko insisted there had been rigorous attention to other development agreements, citing frequent talks with the Bourn and Noonan teams throughout last year. But he said Rio Nuevo intends to push proposals to commitments at a brisker pace.

"We've probably been far too generous in the period of time from 'we love your project' to getting to a contract," Shelko said.

Rio Nuevo has seven high-profile development agreements in play for downtown private sector mixed-use housing project that involve retail, office, hotel and entertainment uses.

This is look at two of the seven agreements based on their requirements and status.

El Mirador

Town West Design Development

• Project description: Three connected seven-, nine- and 15-story towers with a street-level brew pub, 100 condos and 220 hotel rooms. A fourth building proposed across Ninth Avenue from the rest of El Mirador would have an additional 50 condos. At Franklin Street and Stone Avenue at the north end of downtown.

• Timeline: 21 months to close on the purchase of city-owned land at Franklin Street and Stone Avenue. Construction must be done within 39 months of closing or by November 2012.

• Current status: Development agreement was approved Nov. 27 and Town West is in the first nine-month contingency period, where a development plan must be completed and a preliminary conceptual architectural plan must be submitted.

• Will pay: $700,000 for 3.6 acres of city-owned land at the end of a 21-month closing period that started Nov. 27.

• Prognosis: Uncertain. How much will be condo, how much will be hotel is likely to continue changing, and Town West president Jim Horvath openly acknowledges the time extension options as well as having no compunctions about paying penalties if deadlines are missed.

• History: This started as a Nimbus Brewing Co. proposal to build a brew pub, restaurant, seven stories of condominiums, space for a specialty grocery store and other retail stores. Managing partner Jim Counts in September 2005 projected a construction start in spring 2006 with an opening date at the end of 2007. The property remains untouched.

Counts brought in Town West in early 2006 after he missed a December 2005 deadline to have financing in place, stirring the wrath of the City Council.
September 2006: El Mirador would have 140 condos in six-, 10- and 12-story towers.

June 2007: That changed to seven, nine and 15 stories with a 220-room hotel in the lower towers, 100 condos in the 15-story tower and 50 condos in a fourth building proposed across Ninth Avenue from the rest of El Mirador.

"If everything remains status quo, I don't know if condos are viable, but the hotel is viable and the retail is viable," Horvath said. "We're hoping the housing market improves over the next three years. We can adjust (the hotel-condo mix) for the economic need. We do hope in the next two-three years to have more demand in the housing market."

• Penalties:
>Town West put up a $15,000 bond at the end of November that would be forfeited if a conceptual architectural plan and development plan does not get city approval in nine months.

> Three four-month periods follow, each requiring a $15,000 bond, with deadlines for preliminary financing, construction documents, final financing commitments, beginning marketing and presales and obtaining a building permit.

Those four $15,000 bond periods add up to 21 months with allowance for two six-month extensions that could each incur another $15,000 bond.
Any time a deadline is missed, all accumulated bond payments are subject to forfeiture. That could be as much as $90,000.

> Town West has to put up another $300,000 bond or letter of credit upon closing of the sale. This requires construction to finish within 39 months, by November 2012 (or November 2013 if both six-month extensions are used).
"At the end of the day, if the market isn't there, there are provisions," Horvath said. "We can hold on to a point until the market and economy are viable to build. This agreement gives us 33 months with all the extensions to get to a point of construction. If not, we pay a penalty and still own the land. We hope within the five years span (to complete the project)."

The Post

BP Post Investors (Bourn Partners)

• Project Description: A six-story building with 52 condos and street-level retail and a restaurant.

• Timeline: First proposal came in 2004 when the city sought developments for the Thrifty Block on Congress Street at Scott Avenue. Development agreement on April 18, 2006: 15 months to close on purchase, plus 18 months to compete construction or 33 months to be finished or December 2008. Under the agreement, construction was supposed to start in July.

• Status: out for bid for a contractor to start construction.
"Best case, we can start some time in January," said Don Bourn, managing partner at Bourn Partners.

• Paid: $100 for a half acre at Congress Street and Scott Avenue (formerly the Thrifty Block).

• Prognosis: Uncertain start date for construction, which depends on a favorable construction price.
• History:
The Thrifty Block was demolished in September 2004 at which time Bourn Partners proposed an eight-story complex with 60 condos with an estimated completion date for The Post in 2007.

What happened? Two things: Real estate went in the tank, but before then The Post was delayed by about two years as Bourn unsuccessfully tried to acquire the Chase Bank garage, which would have allowed The Post to be larger.

February 2006: a brief flirtation with a 13- or 14-story building with 90 to 95 condominiums that fell to the wayside when Bourn did not win some $4 million in public incentives or the Chase garage.

August 2007: six stories, 52 condos

Bourn submitted a $40,000 bond to assure The Post would be finished by December 2008. That will not happen, but don't expect Bourn to suffer any penalties.

"The Post met every obligation up to and including closing of the real estate," Rio Nuevo director Greg Shelko said. "For The Post, it should not be portrayed as an issue of contract compliance. They should be applauded for hanging in there in this tough market. It would be terribly unfair of the city to penalize Bourn."

Bourn has $17 million in financing in place and pre-sold about half the condos.

"We're out to bid with a contractor," Bourn said "We're getting numbers in (soon). We're hoping to have a price in the next couple weeks. If there are price issues that need to be worked through, that could take some time. Best case, we can start some time in January. Construction pricing is so erratic right now."

Here are the remaining five Rio Nuevo projects Presidio Terrace

Reliance Commercial Construction (Peggy Noonan, president)

Project description: A seven-story luxury housing complex with 92 condos and nine townhomes on a former Tucson Museum of Art parking lot at Paseo Redondo and Main Avenue.

• Timeline: Development agreement from Oct. 18, 2005: Set a closing date six months later with construction supposed to start 15 months after that or by August 2007. The development agreement was terminated in November.

• Would have paid: $734,000 for a former Tucson Museum of Art parking lot

• Prognosis: Uncertain. Rio Nuevo wants to have a new development team in place for the 14.3 acres on West Congress Street before looking for a new developer for Presidio Terrace. And then the new developer has to face off with the El Presidio Neighborhood, which was resistant to Noonan's proposal.

• History:
September 2004: Noonan hoped to break ground in spring 2005 and finish fall or winter 2006.

May 2006: Start construction in early 2007

June 2006: Noonan expects to start construction in spring 2007, with people able to move in 18 to 24 months after.

November 2006: Start construction in summer 2007, finish in mid-2009.

September 2007: Shelko gives Noonan 30 days to satisfactorily fulfill financing, marking and design requirements.

November 2007: Shelko terminates the development agreement with Noonan. No work was ever done at the site.

"That contract was extended one year in a two-year contract," Shelko said.
Mercado District of Menlo Park

Rio Development Co.

Project description: Five developers building different style homes but all fitting a historic regional feel from 100 years ago.

• Timeline: Development agreement from Oct. 13,2003, calls for five model homes to be finished within two years but spells out no time requirements for any subsequent homes in the 99-home development.

• Paid $1.475 million for 13 acres on West Congress Street near Grande Avenue.

• Prognosis: 16 of 99 proposed homes have been built. Intention is to finish most of rest in the next two or three years.

• History:
September 2004: Estimated completion date was 2007.

Depot Plaza

Williams & Dame Development Co./Peach Properties and Tucson Community Services Department

Project Description: A three-tower project just east of the Ronstadt Transit Center. This includes the former Martin Luther King Jr. Apartments, which will have 96 market-rate apartments, a new tower with 45 market-rate apartments and 11 affordable-housing apartments and an four-story public housing tower with 68 apartments for low-income seniors and the disabled.

• Timeline: Development agreement from Nov. 21, 2006: complete rehabilitation of former MLK apartments, 1 N. Fifth Ave., and a commercial strip along Congress Street in two years (November 2008). The second tower must be completed in four years (November 2010)

• Will pay: $630,000 for 30,000 square feet of real estate that includes MLK and the land where W&D will build a second tower.

Prognosis: Optimistic, if there is such a thing. Williams & Dame has a solid track record in Portland, Ore., where the developer played a key role in creation of the Pearl District.

Penalties: Williams & Dame has to pay a $25,000 bond upon closing for each land purchase for MLK and the second tower.

• History:

In 2006, the intention was to demolish the former Martin Luther King Jr. Apartments and build two private-sector market-rate apartment towers and one public housing tower for the elderly and disabled.

Depot Plaza originally was a public-private partnership with downtown developers Doug Biggers and Tom Powers. They sold out to Williams & Dame Development Co. in 2006.

Williams & Dame decides to redevelop the existing MLK rather than demolish it.

Nov. 21, 2006: Williams & Dame project manager Matt Brown commits to having the MLK ready for residents in 12 to 14 months. Now W&D says July 2008. Federal government approval slowed things a bit because MLK was a federally subsidized public housing. W&D started work inside MLK in October.

Tucson Convention Center hotel

• Timeline: A final agreement with three development teams is expected to go to the City Council in February. A precise design and construction schedule is unknown at this time.

West Congress

Gadsden Co. or Williams & Dame Development Co.

Project description: mixed-use development for 14.3 acres on West Congress Street, between Interstate 10 and the Mercado District of Menlo Park

• Timeline: A development team should be chosen by the end of January with a development agreement finalized two or three months later. Construction would be expected to start 18 to 24 months later or late 2009-2010. Both teams want to have a substantially finished housing-and-commercial for the state centennial year in 2012.

• Price: to be negotiated

[Rive85]

it just makes me wonder why we have so many flakey developers that just push back their projects further and further. we need to seek out bigger companies instead of local smaller companies. they blame the market, but why cant they just build rental units in the mean time. and then just convert to condos when the market improves. im glad there impleneting penaltys..

[kaneui]

It appears that more Tucsonans are preferring to fly out of Tucson Intl. rather than Phoenix Sky Harbor, although TIA is still only the nation's 67th busiest airport, handling just over one-tenth of the passenger volume of Sky Harbor:


Tucson airport traffic sets record with addition of 10 destinations
The Business Journal of Phoenix
January 16, 2008

Passenger traffic at Tucson International Airport reached a new high in 2007, exceeding projections with 4.43 million travelers, compared to 4.23 million for 2006.

"This is an increase of 4.81 percent over 2006," said Bonnie Allin, Tucson Airport president and CEO. "Since 2003, we've witnessed a 26.3 percent increase in passenger traffic.

"The continuing growth in passengers this past year is directly attributable to the introduction of daily nonstop service to ten new destinations, including nine with the start of service by ExpressJet Airlines last April, and Southwest Airlines' new service to Oakland in November," said Allin. "In addition to the new destinations, several carriers increased service to popular existing routes, including Los Angeles, Chicago, Denver and San Diego."

Thirteen airlines provide 89 daily nonstop departures to 28 destinations from Tucson.

[Locofresh55]

I like TIA. It's a nice airport and the fact that it's not over crowded like Sky Harbor or Hartsfield in ATL makes it that much better. TIA is in the process of a major renovations and will even include a second terminal within 10 years. It's good that they renovation now before it's gets more destinations.

[Rive85]

By Rob O'Dell
Arizona Daily Star
Published: 01.17.2008


A second Downtown business has closed down this week — Simply Convenient, an all-purpose convenience store used by many Downtown workers and visitors. The store closed Monday according to the city's business license department — the same day as Casablanca Mansion, which was shuttered after restaurateur Jeff Wer failed to come up with nearly $16,000 in back taxes.

It seems Simply Convenient was also shut down because of a lack of payment. A note on the door of the business announced the "notification of a landlord lien." The notice said the leased premises and all inventory, equipment, and furnishings on the premises … are now in the possession of the landlord." Dana Elcess of Chapman Management Group, who was listed on the notice, said she couldn't comment about the lien, and her supervisor did not return calls for comment.

Joe Brescia, owner of Simply Convenient, 25 N. Stone Ave., could not be reached for comment Wednesday. Simply Convenient sold typical convenience-store items and recently was the only convenience-type store Downtown. The store also had a salad bar, and until a year ago had a deli that sold sandwiches. A year ago, store employees said the deli was costing too much money, and the owner did not want to raise prices on customers to pay for the increased cost of running it.

On Wednesday, the store was dark and nearly completely empty. All the shelves were bare, and the beverage coolers in the back of the store were empty. No cigarettes were left in the racks above the checkout counter, and the ever-popular lottery ticket stand was gone, too.

About the only things that remained were the fountain-drink machines and empty boxes piled up on the floor. The abrupt closure caught Downtowners by surprise. During one 15-minute period around lunchtime, at least a dozen people stopped by the store and lamented its departure.

"That is sad," said Kim Hawthorne, who works for First Credit Union nearby. Hawthorne said she often went to Simply Convenient to buy drinks during her breaks. Lyle Rayfield, who works for the city's Office of Equal Opportunity Programs in the Pioneer Building at North Stone and East Pennington Street, said she tried to support the small business because the owner, Brescia, and his staff were so friendly. Rayfield said she normally came to buy lottery tickets, adding that many in her office came almost daily to eat or buy something. Councilwoman Nina Trasoff, a big Rio Nuevo redevelopment backer who has often touted Downtown progress, said two stores closing on the same day amounted to "an unfortunate and unhappy coincidence."

Trasoff said many business are being hurt by the closing of Downtown exits to Interstate 10, along with the closure of the Fourth Avenue underpass for construction. But she said some businesses are faring well in this tough climate. She said businesses need to take advantage of the free consulting services provided by the Tucson Transportation Department for those affected by Downtown construction.

"I'm sorry to lose any businesses Downtown," Trasoff said, adding this was particularly sad, given that Downtown is at the beginning of dramatic changes that will transform the city's core.

[kaneui]

Another adaptive re-use project for downtown Tucson:


http://i12.photobucket.com/albums/a228/kaneui/BaptistChurchtobecondos.jpg
Barnett and Shore Contractor workers are gutting the First Baptist Church Educational Building, which is destined to become
condominiums. Home developer Chris Kemmerly and partner Steve Quinlan, chairman of the Long Companies, plan to retain its 1950s feel.
(photo: Arizona Daily Star)


Downtown church's Sunday school to become condos
By Bonnie Henry
ARIZONA DAILY STAR
01.24.2008

"Edgy" was probably not what members of Downtown's venerable First Baptist Church had in mind when its education wing was built back in the early 1950s. But that could be the next look for this former Sunday school, which home developer Chris Kemmerly and Long Companies Chairman Steve Quinlan have picked up for $3 million. "It's a great old building and we want to maintain the '50s feel," said Quinlan, who plans to add a third story to the education wing and transform it into about 40 lofts, ranging in price from $200,000 to $800,000.

Its address on the southeast corner of North Sixth Avenue and East Fifth Street puts it in a prime central location — close to the University of Arizona, Downtown, and the Fourth Avenue shopping district. Just north of the old education building is First Baptist Church itself, which was not included in the sale.

The 30,000-square-foot property that did sell includes a former playground to the south, the education wing and the adjoining Sleeth Chapel to the east, which was recently demolished. "It didn't blend in well with the rest," said Quinlan, adding that the chapel site will become an entrance to the new lofts. As for the education wing, about all that remains are its exterior yellow brick walls. "It will be a shell, with nothing left," said Quinlan. However, when workers removed the ceilings, "We unearthed all this wonderful concrete and brick support structures," said Quinlan. "We'll expose that."

Initial plans also include a lap pool and garden area. Michael Franks of Seaver Franks Architects is the architect. "He usually does some pretty interesting, edgy things," said Quinlan. "We might go edgy." Preliminary sketches should be out by summer, with construction expected to begin in 2009, said Quinlan.

The property sold last July, three months after First Baptist put it on the market as the church coped with a dwindling membership and ever-climbing maintenance costs on the 82-year-old building....

[NIXPHX77]

COOL! always glad to see adaptive reuse and hist. preservation.
is the church bldg still utilized for worship? hope so.

[kaneui]

Now that Williams and Dames has pulled out, the Gadsden Co., as the only remaining bidder, will probably be awarded the contract for this project. Interesting decision, as the city had asked the two developers to work together on a proposal to jointly develop the parcel (somewhat similar to the city's efforts to combine parts of various developers' proposals for the convention center expansion and hotel).


http://i12.photobucket.com/albums/a228/kaneui/GadsdenMercadorendering.jpg
The Gadsden Co.'s proposal for West Congress Street includes a public market, a boutique hotel and 400 houses.
Gadsden's proposal likely will win by default because another developer has dropped out.
(photo: the Gadsden Co.)


Developer drops West Congress proposal
by TEYA VITU
Tucson Citizen
01.29.2008

Williams & Dame Development has withdrawn its proposal for the 14.3 undeveloped acres on West Congress Street, west of Interstate 10. The Portland, Ore., developer cited a desire to focus more on its Depot Plaza development, renovating the former Martin Luther King Jr. Apartments as the One North Fifth Apartments, said Matt Brown, project manager for Williams & Dame. The company was one of two finalists vying to build on the land south of Congress. The parcel is wedged between the Tucson Origins project and the Mercado District of Menlo Park, a housing project being built by Williams & Dame's competitor.

Gadsden Co. will likely be the default choice. The Rio Nuevo selection committee is preparing a recommendation for the Feb. 21 meeting of the City Council's Rio Nuevo subcommittee, Rio Nuevo Director Greg Shelko said. "I don't think there is anything unfavorable about this," Shelko said. The selection committee, composed of three Menlo Park residents and four city employees, is completing the evaluation process with Tucson-based Gadsden. "(Gadsden partner) Jerry Dixon is a very credible developer in this community," said Councilwoman Nina Trasoff, who chairs the subcommittee. "He's coming in with a $300 million project. I'm looking forward to moving ahead with this."

[Rive85]

thats too bad that W&D pulled out cuz they have done some good stuff. i just hope that the Gadsden co can pull it off... i hope it just gets done... i know that they are doing some work on the Mercado District.. so hopefully they can tie everything together.. i wouldnt want it to look like a different city just one street down...lol

[kaneui]

The Old Pueblo Trolley (not to be confused with the new streetcar line) is being extended into the downtown area, with the new tracks expecting to be in service in 2009, once the Fourth Ave. underpass construction is complete:


http://i12.photobucket.com/albums/a228/kaneui/Trolleyconstruction.jpg
The tracks extending the Old Pueblo Trolley to downtown should be laid by March.
The trolley will loop through Fourth Avenue and downtown.
(photo: Tucson Citizen)


http://i12.photobucket.com/albums/a228/kaneui/NewTrolleyroute.png



City: Trolley tracks to be done by March
by GARRY DUFFY
Tucson Citizen
01.30.2008

The maze that is the intersection of Congress Street at Fourth Avenue will be opened to traffic in March - with the addition of new tracks to extend the Old Pueblo Trolley into the downtown area.

New tracks for the historic trolley will run from the current terminus on Fourth Avenue between Eighth and Ninth streets, through a widened, reconstructed Fourth Avenue underpass, and west on Congress Street, south on Fifth Avenue. They will turn east on Broadway and north to reconnect at Fourth Avenue south of the underpass for the return trip to the University of Arizona Park Avenue gate.

The setting of the tracks in concrete and repaving of Congress and Fourth south of the underpass with asphalt should be completed in early March, Mike Skilsky, project engineer for the Tucson Transportation Department, said Tuesday. "We've been working six 10s," Skilsky said, referring to the six 10-hour days a week for crews of the contractors, a joint effort by Sundt Construction Co. of Tucson and Stacy and Witbeck Inc. of Oakland, Calif.

The vintage, restored trolley cars of the all-volunteer Old Pueblo Trolley won't roll on the new tracks until the Fourth Avenue underpass reconstruction project is completed in spring 2009, Skilsky said. Getting them laid now averts having to excavate the improved downtown streets later on.

Bringing the trolley into the downtown area has been a mission for the Old Pueblo Trolley volunteers. They started planning the trolley circuit between UA and downtown 25 years ago, Dick Guthrie, president and CEO of the organization, said Tuesday. "This is really a milestone," he said.

The extension into downtown is a separate project from the modern streetcar approved by voters in the Regional Transportation Authority election in May 2006. Both will share the same tracks on Congress, and possibly other segments of the routes, as well, Shellie Ginn, TDOT urban corridor project manager, said Tuesday.The streetcar won't be operational until at least 2011. Funding will be provided by the RTA from the half-cent sales tax approved by voters in 2006, and, hopefully, from federal transit funding the city is seeking. When completed, the streetcar will run between the University Medical Center area on Campbell Avenue, west through the UA campus on Second Street, south on Park Avenue, west on University Boulevard, south on Fourth Avenue through the new underpass. It will then head west on Congress through downtown, and loop back from Rio Nuevo downtown rejuvenation projects near the Santa Cruz River. Design work on the streetcar project is in its early stages, Ginn said.

The Fourth Avenue underpass project will double its width for added motor vehicle capacity and safety, and include bicycle and pedestrian walkways in addition to the trolley tracks.

[vertex]

I think it's really cool that the historic trolley and the new streecars will share the same tracks.

Btw, are they using the existing tracks on Congress, or are they tearing those up and laying down new tracks?

[Rive85]

they're laying new track because ther were none to begin with on Congress St...

[PHX31]

That's cool for Tucson, I didn't know they were doing that. A little trolly line like that is great , and the eventual addition of the streetcar is even better.

[vertex]

they're laying new track because ther were none to begin with on Congress St...

Sure there was, back when Tucson had a real streetcar. Look it up...

[vertex]

Never mind, here you go.

History of the Tucson Street Railway and the Tucson Rapid Transit Company (http://www.oldpueblotrolley.org/transhist.htm)

[Rive85]

okay, thank you for that lesson, i didnt know that. but they are laying new tracks cuz iv seen them...

[kaneui]

As Tucson begins to spend hundreds of millions of TIF dollars in another attempt to redevelop downtown into a thriving urban core, questions remain on how to promote and nurture the essential ingredients that are still missing.

In the following excerpt from Tom Whittingslow's article, "Differing Perspectives on Downtown Commercial Space," in the January, 2008 issue of the Downtown Tucsonan magazine, real estate broker Buzz Isaacson asserts that Tucson's real challenge in creating a vibrant 24/7 city center is not only to bring in more residents, but to establish downtown as a significant employment base:



...Due to his prominence in the market, Buzz Isaacson may be the most experienced person to talk about commercial properties in Downtown Tucson. He shared his perspective with the Downtown Tucsonan.

"Tucson is a city of about 1 million people : our office market for a city of 1 million is relatively small because of the kinds of jobs that we have. We don't have regional headquarters and we don't have national headquarters. What we have are a lot of local service businesses, warehouses, and distribution centers, and lots of retail. The last big multi-tenant office complex sold was the UniSource Tower. And the only new office building built since 1986 was the (Evo DeConcini) Federal Court Building and that is not a multi-tenant office," Isaacson said.

"What is more compelling is that in the last 20 years the downtown office market has gotten smaller rather than bigger. This is because the government keeps buying the buildings and filling them with government employees. Most of the displaced office workers have left the downtown. When I started doing business downtown 23 years ago, 39% was private office space--today it's 13%. The inventory has shrunk while the market has grown. I can't remember the last time we had a new office user move into Downtown Tucson from out of town, but we play musical chairs, moving around local entities. I've done business Downtown for 23 or 24 years and there's never been more than a couple for-sale houses on the market. Most of the owners in Downtown are long-term holders, waiting for the market to improve. There's very little turnover."

"If you go to Milwaukee, Kansas City or San Francisco, they have hundreds and hundreds of warehouses and factories on the water just waiting to rehab for live/work space, art galleries or funky retail. We practically have none. We don't have hundreds of interesting old buildings. The only inquiries that we get are from investors, people who heard of Rio Nuevo and are interested in opportunities. They would like to buy an interesting building for $25 a square foot and renovate it; something like an old 250,000-square-foot Art Deco bank building, but such a model does not exist in Tucson."

"We love Downtown but it's not a dynamic, growing market. I think a successful downtown is about jobs. Residential is great, but if you look at the Bank of America Building, we just lost 300 people and nobody said anything about it. Many of them were well-paid private sector jobs, professionals who have been working downtown for a number of years. We're waiting for The Post loft multi-use project to be completed. It's lovely but those 60 units or so will bring maybe 90 people downtown. I think that the housing sector is getting disproportionate attention; I think there should be more attention to jobs," Isaacson concluded...


http://www.downtowntucson.org/downtown_tucsonan/

[kaneui]

A small but significant piece of the Rio Nuevo puzzle is coming together for Menlo Park residents just west of the I-10--a mercado with a decidedly Latin flavor to the tenant mix:


http://i12.photobucket.com/albums/a228/kaneui/MercadoSanAgustin-render.jpg
(rendering: The Gadsden Co.)


Mercado San Agustín to open in fall with 12 shops
by TEYA VITU
Tucson Citizen
02.11.2008

Dirt is moving on the Mercado San Agustín site, where by fall a dozen budding entrepreneurs will set up shop. Grading started at the end of January and the 14,000-square-foot, four-structure mercado will be built around a courtyard at 844 W. Congress St. The buildings should start going up in March and be occupied by the fall, said Kira Dixon-Weinstein, the mercado's executive director. Food is the basic theme, anchored along Congress Street with the Casa Marita Restaurante Argentino and a family-owned urban grocer, Dixon-Weinstein.

The mercado is the corner business element for the 99-home Mercado District of Menlo Park luxury housing development under construction just beyond Mercado San Agustín. "The concept of the Mercado District is you're living in an urban environment," Dixon-Weinstein said. "To me, urban environment means you're walking to get butter, to get a newspaper and go to dinner. It's not just for the Mercado District but also for Menlo Park." The Menlo Park neighborhood starts across the street from the mercado and Mercado District.

"I think it's wonderful," said Lillian Lopez-Grant, a longtime neighborhood activist. "I think it's long overdue. They have gotten people from the neighborhood to start businesses. That's what economic development is all about." Dixon-Weinstein has lined up 12 up-and-coming businesses for the 18 available mercado spots. "I have 40 other people trying to come in," she said. "I'm trying to be selective about the businesses that will be successful and useful."

The dominating tenant will be Casa Marita Restaurante Argentino, which will be opened by Vicente Sanchez and Marita Gomez. The two have built a following with Casa Vicente Restaurante Español. Sanchez is Spanish and Gomez is Argentinian. Smaller shops will sell snow cones, floral art, coffee and tacos. Four vendor stalls will offer Mexican imports, food from El Salvador and specialty cakes.

The mercado is the first business enterprise rising from two neighboring roughly 14-acre housing developments. Dixon-Weinstein's father and brother, Jerry and Justin Dixon, are the master developers of the Mercado District, and Jerry Dixon has the only proposal still under consideration for the neighboring 14.3 acres. "This mercado is a good steppingstone for all the changes that will come to this area," Dixon-Weinstein said.


THE MERCADO STORES
• Casa Marita Restaurante Argentino - Vicente Sanchez and Marita Gomez
• Sonora Snow Cones - Ramon Robles
• Floral Art - Rachel Tucci
• Grocery/Convenience - deal not finalized
• Coffee Shop - Kathy Pietryga
• El Tutu Taqueria - Felicia Escobar
• Marisol Arana - Marisol's Mexican Imports
• El Salvador Cuisine - Luis Maldanado
• Dolce Pastello - Jesús Almazan
• Commercial Kitchen - Gadsden Co.
• Tasco Silveria - Maria Madina
• Farmers COOP - Gadsden Co. and The Food Shed


for more information: http://www.mercadosanagustin.com/

[Locofresh55]

I hope the mercado has more success than La Placita Village. The overall area is looking good thus far. I drove by their last week and they have 80% of the houses built are sold/occupied. La Placita should go away and they should just put another building there. I'm not too impressed with La Placita....granted it looks nice but there's no real attraction and the fact that it's just south of downtown puts it out of place.

[kaneui]

Having already postponed construction numerous times, the developer of The Post condos is now promising to start construction within 60 days; however, with preconstruction sales slow, Bourn is now seeking city approval to convert 20-30 of the 52 units to "condotel" units:


http://i12.photobucket.com/albums/a228/kaneui/ThePostparcel.jpg
Progress may come soon on The Post property downtown.


Developer: Downtown condos under way by April
by TEYA VITU
Tucson Citizen
2.22.2008

Bourn Partners intends to start construction within 60 days on the 52-unit The Post loft condominium downtown. City Councilwoman Nina Trasoff warned Bourn on Thursday that if construction doesn't start soon at 20 E. Congress St., discussions will start on "whether the land needs to devolve back to the city." That may not be possible because developer Don Bourn already owns the former city-owned land as part of the development agreement with the city.

Bourn seeks City Council approval to make 20 to 30 of the units hotel rooms that part-time residents could own. Bourn presented the hotel variation Thursday to the council's Rio Nuevo subcommittee, which agreed to forward the idea to the City Council, possibly next week.

Bourn also wants flexibility with parking requirements. Trasoff, who chairs the subcommittee, and Councilwoman Regina Romero both agreed that downtown properties do not need as many parking spaces as those in other parts of town because of parking garages, mass transit and the tendency for fewer residents to have cars. "You can't walk more than two blocks (is the attitude in Tucson now)," Trasoff said. "That's going to change."

Bourn said he has financing in place and completed construction documents, and he said contracts with a builder should be signed next week. He needs about two more months to resolve the hotel and parking issues and bring costs down by $500,000. He said costs for the $22 million project have been trimmed by $2 million in recent months.

[kaneui]

Vocal neighborhood groups could derail one downtown condo project and are threatening another with their demands for affordable and low income units:


Affordable housing mix snags condo project
by TEYA VITU
Tucson Citizen
2.20.2008

Uncertainty reigns supreme for a luxury condo proposal at Speedway Boulevard and Stone Avenue that stirred up controversy in the Dunbar/Spring neighborhood for more than two years. Will it receive neighborhood approval? What will the City Council do, as one-third of the One West Holdings proposal falls on city-owned land? Will the developer get the tax credits needed for the many affordable housing units that would mix with $285,000 to $325,000 condos?

In fall 2006, neighborhood residents were evenly divided on the proposal to have 10 affordable housing units within the 110-condo development. The prevailing half of the Dunbar/Spring Neighborhood Association stuck to its earlier demand for 33 percent affordable units. One West went away for more than a year.

This week, One West and a new partner, International Sonoran Desert Alliance, returned to Dunbar/Spring with an updated proposal providing 32 affordable units, or 29 percent of the 110-condo proposal. The association stuck with its 33 percent threshold with a twist. The neighbors voted 27-26 in favor of the 29 percent proposal, but an earlier vote dictated that a two-thirds vote would be required. Association secretary Ian Fritz said One West would have gotten the two-thirds vote had the developer offered 33 percent affordable housing instead of 29 percent. Uncertainty set in. Does the two-thirds vote requirement violate the association's simple majority requirements? There was no clear answer at the meeting earlier this week.

A few more uncertainties trump obstacles Dunbar/Spring put into play. Will the City Council override the neighborhood association? Will the alliance get the state low-income housing tax credits necessary to secure $8 million in financing to "buy" the affordable units from One West? What will alliance project manager Jim Wilcox tell his board later this week?

Without the tax credits, One West may abandon the condo plan and build an office complex on the 60,000 square feet that One West owns, which wraps around the city-owned corner lot, said Colin Reilly, a One West partner. Wilcox said the deadline to apply for tax credits is March 15. He hopes to have a City Council commitment before then to bolster his tax credit application.

City Council member Regina Romero, who represents Dunbar/Spring, sides with One West, the alliance and the 29 percent affordable commitment more than the split neighborhood's leaning toward 33 percent. "I think the right thing to do is give (the alliance) my support to go for the tax credits," said Romero, whose passion is affordable housing. Romero has not thought out a next step on how the city can give official support to Wilcox tax-credit application. She's pondering a letter from the City Council or city urban planners, or just waiting to see if Wilcox gets the tax credit.

Romero lauds Dunbar/Spring for tenaciously sticking to the affordable housing demands for two years, but she believes the split neighborhood's continued resistance is counterproductive. "I think they're stuck on something else," she said. "I'm really disappointed that the neighborhood is not celebrating their victory (in getting a 29 percent commitment)."

The primary opposition to One West was the 33/29 percent affordable housing dilemma, but individual agendas also surfaced at the neighborhood meeting attended by about 60 people. These ranged from complaints that One West would block the view of the mountains to demands insisting on 100 percent affordable housing for the debated southwest corner of Speedway and Stone.

The siege between Dunbar/Spring and One West dates back to March 2006. In the preceding months, Dunbar/Spring Neighborhood Association officers won a number of concessions from One West, including lowering the building's height along Ninth Avenue; enclosing parking within the complex; and building to Leadership in Energy and Environmental Design standards.

All that was for naught when the proposal was presented to a broader group of 40 neighbors. All that mattered then was the affordable housing question.
One West offered six affordable units measuring 750 square feet with the 110-condo proposal, where the typical condo size was 1,500 square feet. By the time that March 2006 neighborhood meeting was over, the association set a standard that One West must have 33 percent affordable housing. The neighborhood association has a say because about one-third of the land under consideration is city-owned, and the City Council gives serious consideration to neighborhood association decisions.

Neighborhood affordable housing advocates derived the 33 percent figure from the 2000 city Stone Avenue Corridor Plan, which provided "measures for a livable corridor." The plan recommends mixed-income housing for Stone with "approximately one-third affordable." The One West saga became surreal in August and September 2006. One West went door-to-door in Dunbar/Spring to curry enough support to get neighborhood approval with a 64-40 vote for a complex now offering 10 affordable units. That meeting was the largest known gathering for a Dunbar/Spring Neighborhood Association meeting.

The next month, another sizeable gathering of neighbors reversed the August vote, and since then the decision has stood that Dunbar/Spring wanted 33 percent affordable housing from One West. 2007 was a quiet year. One West regrouped and Dunbar/Spring tried to establish a process to avoid month-to-month vote reversals. One West returned this month to Dunbar/Spring with a revised proposal and a new partner willing to provide 32 affordable units, 29 percent of the 110-condo total. All but two would measure between 1,000 and 1,400 square feet with the average just under 1,100 square feet. Monthly rents would mostly fall in the $290 to $560 range for studio, one and two bedroom apartments, said Jim Wilcox, project manager for International Sonoran Desert Alliance. "These are much larger than the average affordable unit," Wilcox said.

The alliance last year converted the 1919 Curley School in Ajo into a 30-unit affordable housing Curley School Artisan Lofts. Wilcox shopped around in downtown neighborhoods to partner with a Tucson housing developer to add the affordable aspects to market-rate projects. One West appealed most to him.

The Dunbar/Spring neighborhood has split pretty much in half throughout the two years of One West debate. Neighborhood leaders this week complained about how One West suddenly reappeared earlier this month saying that Wilcox had a March 15 deadline to apply for state low-income housing tax credits. "There was a rush for a special meeting, there was a rush for this meeting," said Ian Fritz, secretary of the neighborhood association, where the new One West/ISDA proposal was unveiled this week to about 60 residents. "I think it's a mistake to be rushed into voting for this. We need more time to discuss this. This is the only project we have any say over."

The Dunbar/Spring neighborhood is bounded by Speedway, Stone Avenue, Sixth Street and Main Avenue. It includes about 400 homes with a median income of about 77 percent of the Tucson overall median income and has a 30.7 percent poverty rate compared to 18.4 percent citywide, according to census data.



Barrio residents want more affordable housing in projects
by TEYA VITU
Tucson Citizen
2.22.2008

Barrio residents showed up en masse Thursday at a Rio Nuevo subcommittee meeting to demand setting aside 20 percent of homes in downtown housing projects as affordable and 20 percent as work-force housing. Council members Nina Trasoff, Steve Leal and Regina Romero said they support affordable housing, but each told the more than 100 downtown residents, many not English speakers, that the demands were unreasonable.

The Casa Maria soup kitchen organized a rally at City Hall for "housing for poor families in Rio Nuevo" to specifically challenge The Gadsden Co. to provide the 20/20 combination of affordable and work force housing. Affordable housing generally applies to people making less than 80 percent of the median income in Tucson, or less than $44,000 for a family of four. Work force housing applies to people making 120 percent of the median income in Tucson.

Jerry Dixon, Gadsden's chairman, said the 14.3-acre multiuse project he proposes for West Congress Street will have 35 percent of its 400 homes set aside for people whose income falls between 80 percent and 125 percent of the median. Dixon said the salaries of many nearby school workers and nurses at nearby St. Mary's Hospital fall in that range. He said each homeowner at the Menlo Park development will pay 1 percent of the purchase price into the city's affordable housing trust fund. He estimated that will produce $1.567 million from the initial sales of the 400 homes.

Brian Flagg, coordinator at Casa Maria and the leader of the barrio rally, didn't hear what he wanted to hear. "We have zero percent for the familias," Flagg announced to the crowd. "That's not true, Brian," countered Romero, herself a child of the barrio. "It will provide $1.5 million for the trust." "We're going to get there, Brian," Leal said.

Barrio resident Daniel Gamez Garcia recited the 1960s history, when a barrio neighborhood was torn down to make way for the Tucson Convention Center. He said he didn't want to see history repeated. Trasoff said, "You have a council that is very sensitive to what happened in the past."

Emily Nottingham, director of the city's Community Services Department, unveiled proposed improvements for the city's property tax assistance program that are specifically targeted for low-income downtown residents but are "way underutilized." "We heard loud and clear (from the barrio) that we can do better outreach," Nottingham said. She proposed increasing the income level for qualifying families from 80 percent of the median city income to 100 percent of the median. That would amount to $55,000 for a family of four.

The proposal also suggested the city pay the increases of the city's share of the property tax when assessments increase downtown. The city now pays the difference when tax increases downtown are more than the rest of the city. Trasoff and Leal wanted to make sure the new formula would not shortchange the downtown taxpayers. Nottingham said both formulas could be used and the best return to the taxpayer would be used.

Nottingham's third proposal was to start a campaign to better inform downtown low-income residents about city, county and state tax assistance programs. The subcommittee forwarded Nottingham's three proposals to the City Council, which will consider them later.

[Rive85]

TEYA VITU
Tucson Citizen

The city likely will move ahead with negotiations to have The Gadsden Co. build its 9-square-block mixed-use neighborhood off West Congress Street.
Gadsden is the only developer left seeking the development agreement for the city-owned 14.3 acres west of the Santa Cruz River that is considered the largest undeveloped plot downtown.

The City Council's Rio Nuevo subcommittee will consider Thursday whether to have Rio Nuevo staff negotiate a development agreement with Gadsden. The subcommittee meets at 5 p.m. in the City Council chambers, 255 W. Alameda St. Gadsden proposes 400 homes along with a boutique hotel, a specialty grocery store and a public market that would include a six-screen theater.

Rio Nuevo director Greg Shelko said he hopes to have a development agreement ready for the City Council by mid-April.

Gadsden is run by the same family behind Rio Development, the master developer of the neighboring 99-home Mercado District of Menlo Park luxury housing development. Rio has built no homes there yet, but four other builders working with Rio have 20 houses in various stages of construction.

[kaneui]

Although announced in 2005, Starwood has secured the site of the Four Points Sheraton to build a hotel for one of its new chains, aloft, scheduled to open in late 2009:


Four Points at UA to be razed, replaced by loft-style hotel
by TEYA VITU
Tucson Citizen
2.22.2008

Four Points by Sheraton Tucson University Plaza, 1900 E. Speedway Blvd., will be torn down in the spring and replaced with a boutique hotel in a new chain called aloft, a city official said. Both Four Points and aloft are brands in the Starwood Hotels & Resorts Worldwide chain.

Demolition will start as soon as Starwood completes the purchase of the land that Four Points occupies, which is owned by Sundt Trust and the University of Arizona. Escrow is expected to close in 45 to 60 days, said Jessie Sanders, deputy director of the city Development Services Department. Starwood officials met with Sanders on Wednesday but were not available for immediate comment Thursday. According to plans on file, Starwood will replace the 150-room Four Points with a 161-room aloft, a new hotel concept for Starwood, with the first hotels opening this year. The Tucson version is expected to open 18 months after construction starts, or roughly the end of 2009, Sanders said.

Each aloft - the "a" is intentionally lower case - offers a loft-like setting with 9-foot ceilings, oversized windows, walk-in showers and flat-panel televisions.
Starwood has dealt with Development Services on the project since May 2007, but has had an eye on introducing the aloft concept in Tucson since 2005. Starwood in September 2005 announced its intention to build an aloft hotel "near the University of Arizona" but at that time a location had not been determined, Starwood officials said then.

Tucson is among the first 63 locations where aloft hotels will be built. Starwood has stated it expects to have 500 aloft properties worldwide by 2012. Starwood is in the "maneuvering around" season with Sheraton at three locations in Tucson. The company late last year sold the Sheraton Tucson Hotel & Suites, 5151 E. Grant Road, and Sheraton is part of the partnership being cobbled together to build a hotel for the Tucson Convention Center. Sheraton would build a 700-room, 30-story tower within steps of the north edge of the convention center. Starwood also owns The Westin La Paloma Resort & Spa.

[retrorv]

Is it just me or has the dialogue on this thread become nonexistent? It is just one copy and paste of a newspaper article after another. Wouldn't it be easier to simply link to the story and then comment on its content? There used to be some decent commentary about Tucson development here but in the last few months it has become more akin to a Google new site.

[atbg8654]

Is it just me or has the dialogue on this thread become nonexistent? It is just one copy and paste of a newspaper article after another. Wouldn't it be easier to simply link to the story and then comment on its content? There used to be some decent commentary about Tucson development here but in the last few months it has become more akin to a Google new site.

its tucson...what do you expect..

[Azndragon837]

I personally think all the postings done by Kaneui is valuable. No one really looks in this thread, but I have to say it does keep me updated on what's going on in Tucson, since my sister lives there and I visit that city twice a month.

Nice to see that ugly Sheraton 4 Points will be torn down. And nice to know that a possible 30-story Sheraton will be next to the convention center. Hopefully it'll be a better design than our ugly 31 story Sheraton in Downtown Phoenix.

-Andrew

[kaneui]

Is it just me or has the dialogue on this thread become nonexistent? It is just one copy and paste of a newspaper article after another. Wouldn't it be easier to simply link to the story and then comment on its content? There used to be some decent commentary about Tucson development here but in the last few months it has become more akin to a Google new site.

If you have been reading this thread for awhile, and this is now your first post, maybe it's time you made a contribution instead of just lurking and complaining. Many of the major issues regarding Tucson development have been discussed in previous posts, and don't need constant revisiting. However, if you have some brilliant insights of your own, then by all means, share them with us.

Also, if you think posting news articles here is a waste, try accessing older articles from online newspapers--often, they are either unavailable or require a paid subscription.

[retrorv]

I'm terribly sorry. When I read the user agreement I must have missed the one that said a reader's first post must have brilliant insight. In any event, it wasn't a personal slap at you so what's with the dig at me? I disagree with your comment about the newspaper links. Almost every news article posted here comes from the Star or Citizen, neither require a subscription, and their links stay available for a long time. Here's one from a 12/06 Star article that was reprinted on this thread: http://www.azstarnet.com/allheadlines/159829. It still works. In any event, I never said posting an entire article is a waste. I said the content here lately has been just reprints of articles. The waste bit is your spin. But quite frankly, I don't care if you post the entire article or not. I was simply wondering why no one ever commented on them anymore. Perhaps Azndragon837 is right-no one really looks at this thread anymore.

[Locofresh55]

No one really looks at this thread cause ain't shyt happening in Tucson as far as Major development. Kaneui's posts ARE in fact the most informative and entertaining posts b/c not everyone can get access to the daily star or the tucson citizen or they just check here first b/c Kaneui is a reliable source. It sucks that Tucson hasn't had much progress so there is nothing to report and there prolly won't be much to report. One thing of great promise for Tucson is the Mercado District of Menlo park, as there has been a good amount of houses either built or U/C. The actual Mercado already had it's groundbreaking last Oct and there are tenants already lined up. I hope the next two years will be busyfor TUcson and THENNNNNNNN we can read about more posts than Kaneui's news postings. Until then, we say (or at least I say), muchas gracias Kaneui.:tup: :tup:

[Azndragon837]

Hey....I still read this thread, it's nice to see some development come into Tucson. Thanks for all the posts Kaneui.

-Andrew

[Rive85]

Tucson, Arizona | Published: 03.12.2008


The new chief executive of the Tucson Downtown Partnership, who has been on the job less than a month, has some promising ideas. His notion that simpler and smaller might be better than big and bold is a refreshing approach to Downtown projects. Glenn Lyons, who spent most of his career in Calgary, Alberta, was hired by the public-private partnership to spur Downtown redevelopment (a.k.a. the much maligned, deeply disappointing, apparently star-crossed Rio Nuevo project).

Lyons is sanguine about it all.

"There's a good base of work begun," Lyons said Monday. "There's money in the streetcar, money in infrastructure" replacing underground pipes and burying overhead lines. "And that will mean all new sidewalks." Don't expect any big, dramatic gestures. Lyons said he is working on scoring a series of small but important victories.

He's beginning on the project formerly called the Presidio Terrace. The city pulled the plug on developer Peggy Noonan in November, three years after she won a competitive process for the right to build a seven-story structure with 72 lofts, nine town houses, a cafe, a neighborhood store and an underground parking garage. Ultimately, Noonan was unable to convince city officials that she had adequate financing to build the project.

Lyons said that plan was inherently pricey because of the underground parking requirement. He believes his research will show that a more modest, less expensive proposal — a four-story wood frame building with one level of parking — will be viable and that a high-rise will not. "And a four-story project fits in better there than a high-rise does," he added.

He is examining the value of properties and seeking to determine their potential. Among the projects is the sale and revitalization of the city-owned MacArthur Building, 345 E. Toole Ave. and redeveloping the county-owned former Walgreens site at 44 N. Stone Ave.

Lyons also will be working to debunk three pernicious myths in the public's perception about Downtown:

● Nothing will succeed Downtown because everything has always failed.
"I think it will be key not to promise big things, and to deliver little things," he said.
● It's not safe Downtown.
"This is simply not true." Lyons acknowledged "nuisance" issues with teenage kids and homeless people, but said, "The crime doesn't happen here. It happens in the suburbs, not Downtown."
● There is no place to park Downtown.
Patently untrue, he said. There's plenty of parking and it's not expensive.
This brings him to what he regards as his mission.
"People who say there's no place to park Downtown really don't have enough reasons to come Downtown," he said. "People do not come Downtown to park.

"I need to get to work on things that will bring people Downtown."
At the top of his list: more jobs. "Tucson has 13,000 to 14,000 people working Downtown. It ought to have 25,000 to 30,000," Lyons said.
He wants to build a "little" office building Downtown every three years — 150,000 square feet, five or six stories high.

"Right now we don't have the office space Downtown that allows us to compete with outlying areas," he said. People who work Downtown eat lunch there, he said. They may shop Downtown. Some of them will hang around for happy hour or dinner. Some will enjoy Downtown cultural events after work.
"And some of them will buy homes walking distance from work," Lyons added.
Lyons has a one-year contract; when it expires he will be able to compete with other candidates for a permanent appointment. John M. Humenik, the Star's publisher and editor, serves on partnership board.

We agree that more jobs would go a long way toward revitalizing Downtown. We appreciate Lyons' plan to deliver on small promises, as well. We've been disappointed by so many overly ambitious ones that failed.

[soleri]

Surprise! Tucson Doesn't Want To Be Los Angeles Either
California Planning & Development Report
17 March 2008 - 9:57am

Add Tucson to the list of cities in the Intermountain West that fear California-style growth – and is thinking about California-style solutions to forestall California-style problems.

Last fall, Tucsonites overwhelmingly rejected the first foray into this arena – a California-style growth control measure that would have restricted future water hookups. On Friday, more than 500 Tucson residents gathered at the University of Arizona to bat around alternatives. (I was one of three outside speakers brought in by the Arizona Daily Star and Thomas Brown Foundation to talk about growth and growth management.)

Pima County has doubled in size to 1 million people since 1980 and is expected to add another 250,000 in population by 2020. A unscientific online survey by the Daily Star – completed by 3,000 residents – found that more than half of the respondents oppose continued population growth, compared with only a third who favor it. However, more than half of the respondents also said they would recommend the Tucson area to their friends as a place to live.

The biggest issue people talk about in Tucson is water. That’s understandable, since Tucson is obviously in a desert. But it’s hard to know, at a glance, just how big an issue it really is. While no-growthers have made a lack of water the centerpiece of their argument, Sharon Megdal, director of the Water Resources Research Center at University of Arizona, said, "Arizona has ample water supplies for a lot more people." But there are two big questions, she said: "Is the water owned by who needs to use it?" and "Is it in the right location"? The answers to these questions are probably no – making Tucson even more like California.

Meanwhile, members of Gov. Janet Napolitano’s growth cabinet said they are moving forward with a couple of growth management initiatives – in particular, a new transportation plan and a Maryland-style "smart growth" system of dispensing discretionary state dollars only to projects and plans that adhere to smart growth principles.

Clearly, Tucson’s movers and shakers are going to do something. Daily Star opinion editor Ann Brown concluded in a Sunday piece that the region "craves consensus." But not everybody has bought in yet. A typical Daily Star online comment: "The growth forum was just another talk session, no action forthcoming. Waste of time."

-- Bill Fulton

[Locofresh55]

Tucsonites???? Might as well be TUSCONANS. Chode

[kaneui]

^^^^^You're welcome, Azndragon837 and Locofresh55. Obviously, this is not a high-traffic thread, but I have attempted to keep any news on major Tucson developments current. Unfortunately for SSP fans, with the ongoing real estate/economic downturn, there will be even less development activity for awhile until market conditions improve.

So...on with another tidbit of progress on the MLK apartment rehab, now named One North Fifth:


http://i12.photobucket.com/albums/a228/kaneui/MLKaptrender.jpg
A rendering of the planned development at Congress Street and Fifth Avenue.


Downtown apartments should be ready by summer
by TEYA VITU
Tucson Citizen
3.19.2008

Foundation work started last week on the commercial strip that will run the entire length of the former Martin Luther King Jr. Apartments building at Congress Street and Fifth Avenue. The six-unit, 9,800-square-foot business structure on Congress Street works in tandem with the MLK's redevelopment as One North Fifth, a 96-unit market-rate apartment complex expected to be ready for tenants in June or July.

No commercial tenants are lined up yet, but preliminary talks are under way with an unnamed restaurant that may fill one third of the space, said Ron Schwabe, a partner at Depot Plaza Investors, which has the development agreement for MLK, a part of Depot Plaza. The commercial strip is the first free-standing commercial construction on Congress Street since 1954, Schwabe said.

The $1.7 million commercial structure should be ready for business tenants in August, said Schwabe, president of Tucson-based Peach Properties. The space had served as a very small parking lot for MLK with a block wall separating it from the sidewalk, but that block wall has been knocked down. The contemporary design makes use of brick cladding to reflect the historic nature of the nearby Hotel Congress and Rialto Theatre.

One North Fifth sets the theme for the city's intentions with Congress Street in downtown revitalization. "It's consistent with the type of Congress Street corridor we want to create with contiguous retail on the street with residential above it," said Albert Elias, director of the city's urban planning and design department. Peach Properties is in partnership with Williams & Dame Development of Portland, Ore., to develop the city's Depot Plaza project. This includes the former MLK and two new residential towers behind the MLK, bordered by the Ronstadt Transit Center and Toole Avenue. Concord General Contracting is doing the MLK and commercial strip work.

Demolition began in the six-story, 1970 building in October, and renovation is going on from the top down. The interior has been painted down to the second floor, and electrical work is down to the third floor, Schwabe said. Rio Nuevo plans to start digging the 300-space underground garage for Depot Plaza in early April. Twelve months later, Peach Properties and Williams & Dame will build a four- to six-story market-rate apartment building with at least 56 units on top of the garage.



P.S. If any of you are curious about development news in Flagstaff, I also update a thread on the SkyscraperCity site: http://www.skyscrapercity.com/forumdisplay.php?f=390

[kaneui]

From a few weeks back--more work on the UofA to downtown streetcar line, scheduled to open in 2011:



http://i12.photobucket.com/albums/a228/kaneui/Streetcarimpr.png


Two-year, $37M downtown project will prep for streetcars
by TEYA VITU
Tucson Citizen
3.11.2008

The contractor building the downtown Phoenix section of a light rail system has won the contract to upgrade the underground utilities to make way for Tucson's streetcars. Archer Western Contractors, an Atlanta-based builder with a Phoenix regional office, beat out Tucson firms Sundt Construction and Granite Construction for the estimated $37 million downtown project, Assistant City Manager Karen Masbruch said. Archer Western is building the 4.29-mile section that will serve the sports stadiums and convention center along Washington and Jefferson streets in Phoenix.

The Tucson work entails ripping up Congress Street and Broadway from Fifth Avenue west to Granada Avenue, and continuing south on Granada and under Interstate 10 and across the Santa Cruz River to Avenida del Convento. The project will upgrade utility lines - some up to a century old - and relocate them out of the way of the streetcar route. "It's old. It's a lot of unknowns," Masbruch said. "There's probably 30 utilities down there. Who knows what we're going to uncover?"

Archer Western may lay the streetcar tracks, but that will be addressed at a later date, Masbruch said. A contract will be negotiated in the coming month with construction expected to start toward the end of the year and last about two years, she said. The job will include streetscape work along the route and on Scott and Arizona avenues linking Congress and Armory Park. This would include benches, trees and light posts.

Archer Western was chosen by a committee of downtown developer Michael Keith, who spearheaded last year's Downtown Infrastructure Study; Jeff DiGregorio, representing downtown neighborhoods and business; Nicole Fyffe, executive assistant to Pima County Administrator Chuck Huckelberry; Andy Dinauer, administrator of the city's transportation engineering division; and David Bell, an engineer representing the City Manager's Office on this project.

[Rive85]

good to see that One North Fifth is underway. iv been getting alot of emails from them telling me the prices of the units. they also have a hard hat tour on thursdays for the public. i think they are even taking deposits now. iv been wanting to check it out. if i do, ill let you all know what i think.

[Locofresh55]

Tucson is fairly active with downtown activity. Of course we have the MLK renovation. But I've seen work on 44 Broadway and they just painted St. Augustine cathedral and it looks magnificent. Mercado district is rocking and rolling...the actual Mercado San Agustin has begun excavation and I saw they had some of the pipes ready to be placed within a week or two. MERCADO DISTRICT CONDOS AND HOMES ARE SELLING PRETTY WELL. We're still about 13-15 months away from the completion of the 4th ave underpass but there is progress in DT Tucson.:tup:

[kaneui]

Yet another story from Don Bourn regarding his downtown condos: now he says he doesn't need the "condotel" units to make The Post project pencil out, and will begin construction in 45-60 days. But Karen Uhlich isn't convinced, and wants a "Plan B" in case Bourn reneges on this latest promise. What do you think?


Downtown plan a go, minus hotel rooms
By Rob O'Dell
ARIZONA DAILY STAR
March 23, 2008

The ever-changing story of developer Don Bourn's Downtown condominium project has taken another twist and turn.

Only four weeks ago, the City Council told Bourn to sit down with city staff members and create a new development agreement incorporating condo-hotel rooms into the project on East Congress Street just east of Stone Avenue. Bourn said he needed to change the project from being a straight condominium complex to make financing work. The developer will be back in front of the council Tuesday, but Bourn will deliver a new message: He doesn't need the hotel rooms anymore. Instead Bourn said he will simply start construction in 45 to 60 days on the 52-unit project, which is eight months behind schedule, according to his current development agreement with the city.

The agreement called for the project to be under construction in late July 2007. Bourn has redesigned his proposal at least three times since 2004, before his latest idea for a hybrid hotel/condo project. Last month, Bourn contended he needed city authorization for the "condotel" units, as well as having the parking restrictions dropped on those units as a way to cut construction costs.

The property consists of most of the first block of East Congress Street, including the Indian Village Trading Post building and the bank annex building adjacent to the 10-story historic Chase Bank building built in 1929. "We'll just move forward with the project as it was … designed," Bourn said. "We still think the hotel is a viable concept, but we've been able to get the construction numbers in line to allow us to do the condos." Bourn said the many critics of the project don't understand the complexities of developing large projects.

Many residents and preservationists were outraged as a century-old building was torn down in 2004 to make way for his project. Bourn bought most of the block of East Congress Street from the city for $100 in 2004. The city then moved quickly to tear down pioneer rancher George Pusch's 19th-century building, paying $500,000 for the demolition and debris removal. The block, between Scott and Stone avenues, once included the Thrifty Drug Store, Fields Jewelers, Little Cafe Poca Cosa and the Pusch building, last used by a restaurant called Talk of the Town. It still sits vacant.

"I don't feel like we have apologies to make to anyone," Bourn said. "People will feel like it was worth the wait." City officials said there was not much the city could do but support Bourn and hope he builds there. Rio Nuevo Director Greg Shelko said, given the current depressed real estate market, there may not be a developer out there who could build on the site. Shelko added that Bourn has all his financing and permits in line and said it could take years for another developer to get into the position Bourn is in right now. "It's what he is contractually obligated to do," Shelko said, referring to the plan Bourn wants to start construction on.

Councilwoman Nina Trasoff said she is confident Bourn will get under construction this time. "I do expect it to happen. I hope I don't have to eat those words," Trasoff said. "I'm going to be supportive and hope that my instincts are taking me in the right direction." Councilwoman Karin Uhlich was not as confident, contending the city needs to make a contingency plan in case Bourn doesn't make good on his promises. If Bourn doesn't need the "condotel" units to make his project work, that's great, Uhlich said. "The key is, will shovels be in the ground in 45 to 60 days," Uhlich said. "We need to … map out what a Plan B is for us in case he can't deliver."


DID YOU KNOW
The building that was demolished to make way for developer Don Bourn's long-stalled Post condominium project was Tucson's first commercial structure east of Stone Avenue.

Some historic preservationists tried to prevent demolition of the two-story 1890s structure built by pioneer rancher George Pusch, and last used by a restaurant called Talk of the Town.

In response to the public outcry over demolition of the building at 26-34 E. Congress St., Bourn agreed to consider incorporating it into the project. But a report by a structural engineer working for Bourn said the red-brick masonry structure did not appear capable of supporting new construction, and that was ruled out. So by the end of the summer of 2004, the 105-year-old building was gone.

— Source: Star archives

[Locofresh55]

Honestly...they can leave out the hotel units. If they are looking to put a Boutique hotel where the Hotel Santa Rita sits and supposedly there is talk of another hotel going up near Speedway and Stone. Build this thing just as Condos or affordable housing. Just put something there.

[Rive85]

didnt they say they were going start construction in 45-60 days 30 days ago. hmm... maybe the whole condo-hotel thing was just to buy them some more time.

[Locofresh55]

rive85,

You need an updated avatar with the same photo you have now. St. Augustine Cathedral is now a majestic beige/brown color with copper on the domes. It looks fantastic! I was downtown on friday to go to the procession they have on Good Friday.

[Rive85]

your right locofresh55, at first i wasnt sure if id like the church any other color than white, since thats what im use too. but i have to admit, St. Augustine looks beatiful painted. ill try and get a pic of the new color soon.

[kaneui]

In transportation news, more non-stop routes and higher load factors helped boost TIA's February's passenger traffic 11.9% over 2007, while Phoenix Sky Harbor traffic dipped 4.6% during January, 2008 from a year ago:


http://i12.photobucket.com/albums/a228/kaneui/TIA.jpg
Tucson International Airport
(photo: Tucson Airport Authority)


Tucson Intl. up, Sky Harbor down, airlines charging and cutting
By David Hatfield
Inside Tucson Business
March 24, 2008

Just when passengers were beginning to return to the airlines, fuel and other costs are rocketing upward. The good news at Tucson International Airport is that after two consecutive months of slowing to only about 1 percent growth in year-over-year passenger traffic, February’s numbers jumped 11.9 percent.

The Tucson Airport Authority reported 391,868 passengers went through the terminal compared to 350,265 in February 2007. The biggest airline contributor to the increase was ExpressJet, which initiated service last April, and carried 35,653 passengers in February, making it the seventh busiest airline at the airport. Other airlines carrying significantly more passengers in February were Delta, Southwest and Frontier. Even Aeromexico Connect, which flies a daily 33-passenger prop to Hermosillo, saw its numbers jump 74 percent after instituting an October fare reduction on the flight. The increases more than offset the fewer passengers carried last month by US Airways, United and Continental. As a result of the February numbers, passenger traffic at the airport is up 6.3 percent for the first two months of the year.

Phoenix numbers down

Despite the arrival of football fans coming for the Feb. 3 Super Bowl in Glendale, passenger traffic going through Phoenix Sky Harbor Airport was down 4.6 percent in January compared to a year ago. (They’re a little slower reporting traffic numbers than Tucson.) It was the second consecutive month the Phoenix airport numbers have been down.

Paul Blue, assistant aviation director at Sky Harbor, said a single event, even one as big as a Super Bowl, doesn’t necessarily affect passenger numbers. "The airport is a mirror of the economy," he told the Phoenix Business Journal. "As the economy slows, so too do passenger numbers." Sky Harbor had 3.22 million passengers in January, down from 3.38 million for the same month in 2007. Phoenix counts passengers making connections as well as passengers arriving and departing the airport.

US Airways already planning change for Charlotte flights

US Airways hasn’t even flown its inaugural flight between Tucson and Charlotte yet but already the airline is planning to make a scheduling change effective Sept.3 when the eastbound flight will switch from being an overnight red-eye to one that departs Tucson daily at 1:45 p.m., arriving in Charlotte at 8:27 p.m. Coming west, the departure time from Charlotte will be 11:30 a.m., arrving in Tucson at 12:38 p.m.

As announced earlier this month when the new flights start June 3, the Tucson departure is scheduled for 11:30 p.m., arriving in Charlotte at 6:12 a.m. The return flight is scheduled to leave Charlotte at 6:15 p.m., arriving in Tucson at 7:23 p.m. At first blush it might not seem as if Charlotte would be a top-of-mind destination from Tucson but aside from that area’s growing importance in the financial services industry, the city’s Douglas International Airport is US Airways’ busiest hub with 540 daily departures to 130 destinations.

The new US Airways flights open up a slew of new one-stop connections to destinations throughout the southeast U.S. and to international destinations including Antigua; Aruba; Barbados; Bermuda; Belize City; Bogotá, Colombia (starting Oct. 1); Cancún; Cozumel; Frankfurt; Freeport, Bahamas; Grand Cayman; Guatemala City; Liberia, Costa Rica; London’s Gatwick Airport; Montego Bay, Jamaica; Nassau; Providenciales in the Turks and Caicos Islands; Punta Cana, Dominican Republic; San José, Costa Rica; St. Croix; St. Kitts; St. Lucia; St. Maarten, and St. Thomas.

More people taking JetBlue, ExpressJet

Good news: JetBlue filled more than 70 percent of available seats to New York’s Kennedy Airport in February. That’s up from a disappointing 53 percent in January. An airline generally must fill 68 percent of its seat to break even.

ExpressJet flights also filled more seats in February; 58 percent compared to 50 percent in January. ExpressJet doesn’t generally report load factors by flight segment but its flights to El Paso probably dragged down the overall averages. It previously had said it was only filling about 10 percent of its seats on Tucson-El Paso flights, which are being discontinued after March 31.

Airlines cutting back, and charging new fees

With airlines under increasing pressure to find ways to offset rising fuel prices, they’re doing everything from grounding planes and laying off employees, to raising fares and trying to find new sources of revenue. Last week, Delta Air Lines offered voluntary layoff packages to its 30,000 employees hoping at least 2,000 of them - 4 percent of its workforce - will accept. On top of that, Delta will take 15 to 20 Boeing 757s and MD80s out of its fleet and eliminate another 20 to 25 regional jets. Those are the kinds of planes Delta flies almost exclusively to Tucson.

United and Continental airlines initiated a $25 each-way fare increase this month that was copied by most other airlines. United has also announced it’s going to take 15 to 20 older planes out of service faster than it originally planned, in order to reduce costs. The same with Southwest Airlines, which says it is taking delivery of 29 newer model planes but instead of using them entirely to add more flights, it will retire 22 older aircraft. Frontier Airlines has announced it will sell some of its aircraft to raise money but then lease them back.

JetBlue has come up with a way it hopes to raise revenues by charging $10 to $20 more to people who want more legroom. As of April 1, it is reconfiguring the seats in its Airbus A320s to add four more inches of legroom in the first six rows. And, this month US Airways joined United in charging $25 to check a second piece of luggage. The new fee takes effect May 5, but doesn’t apply to tickets bought before Feb. 26 or to preferred frequent flyers, first-class passengers, active duty military in uniform with ID, unacccompanied minors or when checking personal assistive devices such as baby strollers, walkers or wheelchairs.

[kaneui]

Regarding the cathedral redo: included with an Ernesto Portillo Jr. op-ed piece in the Daily Star last September was this rendering of what the new cathedral would look like. The article says Bishop Kicanas was advised that the repainting "...relieves the cathedral from the onus of masquerading as another Mission San Xavier and gives it its own unique identity — one wholly in keeping with our strong Mexican heritage and our place in the Sonoran Desert."

Does the rendering approximate the finished product?



http://i12.photobucket.com/albums/a228/kaneui/StAugustinecathedral-newlook.jpg
This is how the cathedral was to look with a new "deep cantera stone" color scheme.
(photo: John Alan)


http://www.azstarnet.com/sn/portillo/200435

[Locofresh55]

Kaneui,

My family and I were at the Cathedral on Good Friday to watch the re-enactment of the crucifying of Christ and she took some great pics of the Cathedral....this thing is dead on with the rendering. ALSO, there is copper painted on the domes which makes it look new. This is what the cathedral needed.

I'll have to post these pics soon.

[Locofresh55]

http://img229.imageshack.us/img229/4472/img1179easter3yz7.jpg (http://imageshack.us)

Here is the pic of the newly painted St. Augustine Cathedral. It's the first one I could fine that my wife put on the computer. I'll post more as I dig further. My wife is taking some great pics.

[Rive85]

the color definatley makes it feel more grand and elegant. looks like they still need to paint the fence. they should do the iron in gold like the roof.

[kaneui]

According to the newly released U.S. Census MSA estimates from 2000 to 2007, Tucson has surpassed Dayton, OH, Tulsa, OK, and Honolulu, HI to move from 55th to 52nd largest metro area in the country. Although local estimates have put Tucson metro (Pima County) over one million population for awhile, the U.S. Census estimate as of July 1, 2007 was 967,089, an increase of 123,343 since April 1, 2000, or 14.6%. The year with the greatest increase was 7/05 - 7/06 (21,620), while 7/02 - 7/03 registered the smallest increase (12,926).

To compare a few similar-sized metro areas in the Mountain West, Albuquerque metro (835k residents) grew at nearly the same rate (14.5%) during the period; Salt Lake County, UT (1.1 million residents) increased by slightly less at 13.5%, while El Paso metro (735k residents) grew by only 8.1%. (Please note: El Paso numbers don't include Ciudad Juarez, Mexico, just across the Rio Grande River, with a fast-growing population of over 1.3 million. Also, Salt Lake City's Wasatch Front urban area of 2.2 million residents includes 493k residents in Utah County, which grew at a much faster rate of 30.9%.)

As for that "other" urban area of Arizona, metro Phoenix sprawled at a much faster rate (28.5%) than Tucson, and was the third-fastest growing metro area over 1 million population, just behind Las Vegas (33.5%), and Raleigh, NC (31.4%).*

http://www.census.gov/popest/estimates.php


*(Actually, Phoenix is generally considered the second-fastest growing large metro area, since Raleigh is usually folded into the Raleigh-Durham, NC Combined Statistical Area, lowering its growth rate to 24.4% from 2000 to 2007.)

[Rive85]

TEYA VITU
Tucson Citizen

Six weeks on the job and Glenn Lyons has a game plan in place for four government-owned properties downtown. Lyons started Feb. 17 as chief executive of the Downtown Tucson Partnership and quickly looked into the feasibility of developing four city- and county-owned properties that the governments want to pass into the private sector.

By summer, the county-owned Walgreens building, 44 N. Stone Ave., should be ready for public auction. Lyons also found promise for the city-owned MacArthur Building, 345 E. Toole Ave.; the county-owned parking lot at 77 E. Broadway, behind the Chicago Music store; and city-owned 301 Paseo Redondo, the Presidio Terrace site that may face litigation.

The city and county assigned these properties to the partnership to let the private sector seek development proposals. The downtown partnership is composed of representatives from business, neighborhoods, the arts sector as well as the city and county.

Lyons thinks the 24,000-square foot, two-story former Walgreens building could become a mix of street level retail and upstairs residential. The property sits at a prime downtown corner - Pennington Street and Stone Avenue - a few steps away from two of Tucson's tallest buildings.
"What I'd really like is a general store or a drug store," he said. Walgreens occupied the building for 46 years before vacating it in 2003. Before then, Montgomery Ward occupied the space.

Lyons sees the most immediate promise in the 90-space county parking lot on Broadway between Scott and Sixth avenues. He envisions three potentials:

• A four- to six-story office building with a lead tenant and 100 office workers
• A similar-scale building with retail on street level and residential above
• A small urban grocery similar to Rincon Market or the 17th Street Farmers Market

Lyons still is in the market research stage with this property. "If we can get development on the north side of Broadway and get something going with the Santa Rita Hotel on the south side, I can't think of a bigger impact. To me, Congress is the old street and Broadway is the modern street. What we have to do is (improve) both old and new in downtown."

He expects by summer to have request for proposal documents ready for developers to come up with a new use for the 101-year-old MacArthur Building, which houses the city's Urban Planning and Design Department.
"My expectation is it will be a private sector office building with 60 to 70 office workers," Lyons said.

The triangle-shaped building has no dedicated parking, but will likely appraise between $1 million and $2 million, he said. The three-story, 22,000-square foot building started as the Hotel Heidel in 1907 and was remodeled as the MacArthur Hotel in 1944. The hotel closed in 1979 and was renovated for office use in 1985.

Lyons is also moving forward to find a new developer for Presidio Terrace, which he insists on calling 301 Paseo Redondo. He is writing a new request for developer proposals even though Peggy Noonan, the prior developer, filed a $15 million claim against the city last week to restore her development agreement.

Said Lyons, "I've done an economic analysis and what that analysis is telling me is we have a much better chance of developing a three- or four-story (structure) than seven or eight stories," which Noonan proposes.

[kaneui]

Rising cost estimates may kill plans for a new downtown arena, and have postponed a decision on the new convention center hotel (city officials had previously promised a hotel development agreement by the end of February):



Price tag for a new Downtown arena soars
Projected $196 million tab may lead city to ax project

By Rob O'Dell
ARIZONA DAILY STAR
April 5, 2008

The cost of a new Downtown arena has risen more than 50 percent, pushing the price tag to nearly $200 million and potentially killing the project. The higher cost has also put a hold on finalizing a deal to build a taxpayer-financed Downtown hotel because of the increased likelihood that plans for a new arena could be scrapped.

Plans for that hotel are on hold until the City Council discusses the arena costs in late April, said project manager Jaret Barr. That's because the council voted unanimously last year for a new arena where the costs did not exceed $130 million. Several city officials said the idea of rehabbing the arena at the Tucson Convention Center is now back on the table because of the $196 million estimate to build a new arena.

The new arena's projected price tag was uncovered by a public-records request by the Arizona Daily Star that was released Friday. After the information was released, Tucson Convention Center Director Rich Singer released a memo to the City Council saying the costs of the new arena had increased to $166 million. But other e-mails obtained by the Star showed infrastructure and other costs such as furniture would raise the arena's price tag another $25 million to $30 million, to as much as $196 million. "Keep in mind that this estimate does not include operator FF&E (Furniture, Finishes and Equipment), city contingency, chilled water piping and plant expansion and so on. All of this could add another $25-$30M (million)," Bill O'Malley, construction manager for the Down-town redevelopment project Rio Nuevo, wrote in an e-mail to Singer.

Singer said he informed the council of the cost increases after learning from the city attorney that the e-mails would be released to the Star. He said he didn't plan to tell council members otherwise, although he had known of the new cost estimate since at least March 19, e-mails show. He said very little real design work has been done and that the costs could actually be lower. He said the new cost projections may be larger than the actual costs to build the arena.

But council members said the projected cost increases should at the very least have them reconsidering their decision to build an arena. Councilwoman Shirley Scott said the projected price tag is too large for the arena to be funded by taxpayers, adding it instead should be built by the private sector. "That number strikes me as too much . . . as way over the top," Scott said. Councilwoman Karin Uhlich said the council needs to discuss the new figures to decide if building an arena is still the best decision. "Anytime a cost of a project shifts that dramatically, I would want to revisit that decision," Uhlich said.

The issue was already put on the council's agenda for late April by Councilwoman Nina Trasoff who said given the new numbers, "it's a perfect time to revisit it." E-mails show Trasoff was doing her own work on the new arena, as she had sent conceptual plans for Tucson's arena to an architectural company in Toronto — Brisbin Brook Beynon Architects. Architect Murray Beynon trashed the design of the arena, saying it was "one of the worst designs that I have ever seen." Trasoff said her efforts were only meant to answer the question "is this the right arena?" for Tucson.

Only Mayor Bob Walkup did not express concern, contending this is the first time anyone has seen real numbers relating to the arena's cost. He said the city needs a new arena but needs to build only what it can afford. He rejected the idea of rehabbing the TCC arena, however, saying it has been obsolete for years.

The city shouldn't be surprised at the new costs said Bruce Ash, a Tucson businessman. "This should not have been a surprise. I think they have been lowballing it all along," Ash said. "That kind of number is what I always expected it to be." Ash said a new arena is critical for Downtown, and, without it, the city could lose new high-end restaurants, future Downtown events and "a host of business- and convention-related traffic." He suggested the city seek out a private-sector developer to build an arena, and said the city should reject calls to redevelop the TCC arena, calling it "awful."

Attorney Larry Hecker, a member of the new supergroup of public and private interests trying to redevelop Downtown, was less pessimistic. He said the council was right to reconsider the arena plans given the increased costs but said the city is still "close to getting a vibrant Downtown." "If that cost gets prohibitive, there are other things that can be done," Hecker said. "The idea of an arena is a good one, but I don't think the success of Downtown depends on it."

The council voted unanimously to build a new $130 million, 12,300-seat arena oriented north-south along the Interstate 10 frontage road just south of West Congress Street. Another $64 million would go toward expanding the TCC and converting the existing arena to convention space. A third component for the redevelopment was a new $250 million convention center hotel complex, which city officials hope will generate enough revenue to cover the debt service on the hotel and a portion of the arena mortgage. Construction of the hotel would be financed using the city's access to low-interest, tax-exempt financing.

In November, a city committee recommended Texas-based developer Garfield Traub be selected to build a $203 million, 707-room Sheraton hotel to pair with a remodeled Tucson Convention Center. But the panelists recommended spending $28 million to buy the nearby Hotel Arizona on Broadway from owner Humberto S. Lopez and $17 million to buy seven acres of prime real estate Downtown from Allan Norville.

Barr, the hotel project manager, had been negotiating with Norville and Lopez for the past five months, but he said that would stop until the arena issue can be resolved. The arena plans do not affect hotel financing, Barr said, but what is done with the arena affects the location of a new convention hotel, and could affect the decisions to buy Norville's and Lopez's properties.

City Manager Mike Hein said people need to wait until all the numbers come in for the hotel, arena and TCC renovations before passing judgment. "There's a point at which you say it's not economically feasible," Hein said. "We may try to look at rehabilitating the existing arena. Until I get all the numbers together, I don't know."

[Rive85]

for some reason i am not surprised that the council has yet come to an unforseen obstacle that will probably make them go back on their word. I hope they can work it out. oh well, time will tell.

[atbg8654]

Rising cost estimates may kill plans for a new downtown arena, and have postponed a decision on the new convention center hotel (city officials had previously promised a hotel development agreement by the end of February):



Price tag for a new Downtown arena soars
Projected $196 million tab may lead city to ax project

By Rob O'Dell
ARIZONA DAILY STAR
April 5, 2008

The cost of a new Downtown arena has risen more than 50 percent, pushing the price tag to nearly $200 million and potentially killing the project. The higher cost has also put a hold on finalizing a deal to build a taxpayer-financed Downtown hotel because of the increased likelihood that plans for a new arena could be scrapped.

Plans for that hotel are on hold until the City Council discusses the arena costs in late April, said project manager Jaret Barr. That's because the council voted unanimously last year for a new arena where the costs did not exceed $130 million. Several city officials said the idea of rehabbing the arena at the Tucson Convention Center is now back on the table because of the $196 million estimate to build a new arena.

The new arena's projected price tag was uncovered by a public-records request by the Arizona Daily Star that was released Friday. After the information was released, Tucson Convention Center Director Rich Singer released a memo to the City Council saying the costs of the new arena had increased to $166 million. But other e-mails obtained by the Star showed infrastructure and other costs such as furniture would raise the arena's price tag another $25 million to $30 million, to as much as $196 million. "Keep in mind that this estimate does not include operator FF&E (Furniture, Finishes and Equipment), city contingency, chilled water piping and plant expansion and so on. All of this could add another $25-$30M (million)," Bill O'Malley, construction manager for the Down-town redevelopment project Rio Nuevo, wrote in an e-mail to Singer.

Singer said he informed the council of the cost increases after learning from the city attorney that the e-mails would be released to the Star. He said he didn't plan to tell council members otherwise, although he had known of the new cost estimate since at least March 19, e-mails show. He said very little real design work has been done and that the costs could actually be lower. He said the new cost projections may be larger than the actual costs to build the arena.

But council members said the projected cost increases should at the very least have them reconsidering their decision to build an arena. Councilwoman Shirley Scott said the projected price tag is too large for the arena to be funded by taxpayers, adding it instead should be built by the private sector. "That number strikes me as too much . . . as way over the top," Scott said. Councilwoman Karin Uhlich said the council needs to discuss the new figures to decide if building an arena is still the best decision. "Anytime a cost of a project shifts that dramatically, I would want to revisit that decision," Uhlich said.

The issue was already put on the council's agenda for late April by Councilwoman Nina Trasoff who said given the new numbers, "it's a perfect time to revisit it." E-mails show Trasoff was doing her own work on the new arena, as she had sent conceptual plans for Tucson's arena to an architectural company in Toronto — Brisbin Brook Beynon Architects. Architect Murray Beynon trashed the design of the arena, saying it was "one of the worst designs that I have ever seen." Trasoff said her efforts were only meant to answer the question "is this the right arena?" for Tucson.

Only Mayor Bob Walkup did not express concern, contending this is the first time anyone has seen real numbers relating to the arena's cost. He said the city needs a new arena but needs to build only what it can afford. He rejected the idea of rehabbing the TCC arena, however, saying it has been obsolete for years.

The city shouldn't be surprised at the new costs said Bruce Ash, a Tucson businessman. "This should not have been a surprise. I think they have been lowballing it all along," Ash said. "That kind of number is what I always expected it to be." Ash said a new arena is critical for Downtown, and, without it, the city could lose new high-end restaurants, future Downtown events and "a host of business- and convention-related traffic." He suggested the city seek out a private-sector developer to build an arena, and said the city should reject calls to redevelop the TCC arena, calling it "awful."

Attorney Larry Hecker, a member of the new supergroup of public and private interests trying to redevelop Downtown, was less pessimistic. He said the council was right to reconsider the arena plans given the increased costs but said the city is still "close to getting a vibrant Downtown." "If that cost gets prohibitive, there are other things that can be done," Hecker said. "The idea of an arena is a good one, but I don't think the success of Downtown depends on it."

The council voted unanimously to build a new $130 million, 12,300-seat arena oriented north-south along the Interstate 10 frontage road just south of West Congress Street. Another $64 million would go toward expanding the TCC and converting the existing arena to convention space. A third component for the redevelopment was a new $250 million convention center hotel complex, which city officials hope will generate enough revenue to cover the debt service on the hotel and a portion of the arena mortgage. Construction of the hotel would be financed using the city's access to low-interest, tax-exempt financing.

In November, a city committee recommended Texas-based developer Garfield Traub be selected to build a $203 million, 707-room Sheraton hotel to pair with a remodeled Tucson Convention Center. But the panelists recommended spending $28 million to buy the nearby Hotel Arizona on Broadway from owner Humberto S. Lopez and $17 million to buy seven acres of prime real estate Downtown from Allan Norville.

Barr, the hotel project manager, had been negotiating with Norville and Lopez for the past five months, but he said that would stop until the arena issue can be resolved. The arena plans do not affect hotel financing, Barr said, but what is done with the arena affects the location of a new convention hotel, and could affect the decisions to buy Norville's and Lopez's properties.

City Manager Mike Hein said people need to wait until all the numbers come in for the hotel, arena and TCC renovations before passing judgment. "There's a point at which you say it's not economically feasible," Hein said. "We may try to look at rehabilitating the existing arena. Until I get all the numbers together, I don't know."

wow...not surprising. Why cant Tucson do anything right!? There are so many opportunities lost when stuff like this happens. Do the homework first then, get the public serious about the idea.

[kaneui]

More rehash of why the downtown condo market hasn't taken off:

1. developers missed the last boom cycle with available financing and buyers (see the project list below) ;
2. downtown still has few amenities to attract the upscale market segment;
3. the gap in price/s.f. between new construction condos and SFH's in Tucson remains large; and
4. the pool of highly paid professionals downtown in the private sector who would want or could afford luxury condos is small (see realtor Buzz Isaacson quote in post #521).



http://i12.photobucket.com/albums/a228/kaneui/44EBroadway-constr.jpg
Martin Soto, with Benchmark Concrete Co. Inc., shovels dirt into a wheelbarrow as he and other construction crew members work in a ground-floor area of the 44 E. Broadway building project. The developer of the loft project says there have been hundreds of inquiries from potential buyers.



http://i12.photobucket.com/albums/a228/kaneui/44EBroadway-render.jpg
A drawing of what the 44 E. Broadway project will look like when it is completed. Condos there will be marketed starting at about $350,000.
(photos: Benjie Sanders / Arizona Daily Star)


Outlooks for lofts are mixed
By Christie Smythe
ARIZONA DAILY STAR
04.06.08

Loft-style condominiums have sprung up in city centers across the country over the last decade. Eventually, developers in Tucson thought, "Why not here?" They launched projects promising hundreds of new loft-like dwellings in Tucson's central core. But now, many remain vacant lots or gutted buildings. So, what gives?

Some developers blame the housing slump. Others say infill projects are especially costly and time-consuming. A few also worry that Tucsonans may not be as eager to shell out luxury prices for living Downtown as they originally had thought. "What can and will consumers pay for?" wondered Steve Quinlan, chairman of Long Companies and an investor in two loft projects. "If this was in Los Angeles or some other markets, then the answer would be easier," he said. "Affordability is a problem here."

Traditionally, lofts are converted from old warehouses or other industrial buildings, said Randi Dorman, developer the Ice House Lofts, a converted warehouse at South Park Avenue and East 16th Street. They usually have high ceilings, exposed brick and duct- work, big windows and open- floor plans, she said. In that sense, the Ice House Lofts are the only "authentic" lofts in Tucson, she said. But other developers have incorporated loft features into their own projects and called them lofts.

The Star talked to several loft developers in Tucson about the problems that have kept some loft projects grounded, so to speak. Here's what they said:

Bad timing

The loft building boom got under way in Phoenix in 2003 and 2004, said Scott Merrill, a real estate agent specializing in the downtown Phoenix market. But in Tucson, lofts didn't catch on until after the 2005 success of the Ice House Lofts. That put the beginning of Tucson's loft movement about at the peak of the market. Now that the market has slowed, demand for all types of housing, including Downtown-area lofts, has dropped, developers said. "I think that market is affected just like the rest of the real estate market," said Steve Fenton, developer of the rental and condo project Academy Lofts, 35 E. 15th St.. Fenton said he had no trouble finding renters for the 25 apartment units in the project, but could only sell six of 11 condominiums.

Investors in one would-be loft project at 1047 N. Main Ave. are considering alternatives for the site because of the slowdown, said Jerry Yarborough, a real estate agent representing the New Jersey property owners. "It never really went anywhere," Yarborough said about the investors' condo plans. "We kind of missed the market."

Too much for too little?

Regardless of whether developers are using existing buildings or constructing condominiums from the ground up, the costs for Downtown-area lofts are generally higher than for other types of housing in Tucson, developers said. That makes it necessary to charge higher prices. James LeBeau, who is developing 44 E. Broadway, said he plans to charge about $350,000 to more than $500,000 for condos averaging about 1,300-square feet. Quinlan said he expects to charge around $200,000 to $800,000 at his developments.

But some buyers interested in living Downtown might not be willing to pay an added premium, said Ross McCallister, a developer who was interested in the property for Bourn Partners yet-to-be-started The Post, 56 E. Congress St. "You don't have the whole package," McCallister said, referring to dining and entertainment options. "If you moved Downtown, what's going on to keep you down there?" One North Fifth, the former Martin Luther King Jr. building near the Hotel Congress, is being converted into apartments, not condominiums, mainly because buyers are unlikely to pay the prices needed for condos, said developer Ron Schwabe.

Artist Todd Karleskein, said he's interested in living Downtown, but not for a luxury price. "The neighborhoods don't feel safe enough yet, and it really doesn't warrant paying those prices," he said.

Still some optimism

But the visions of vibrant loft developments in Tucson aren't dead. LeBeau, who hasn't started selling lofts yet, said he's been contacted by hundreds of potential buyers. Other developers say higher gasoline prices are bound to send more buyers toward the city center and away from far-flung suburbs. Some developers are also certain there still must be a pent-up demand for lofts. "It's there in every other major city," said Raul Reyes, of Town West, who is working on the mixed-use El Mirador project at 50 W. Franklin St. "So I think, eventually it will be here."



LOFTS IN LIMBO
• Presidio Terrace, 301 Paseo Redondo: Failed after the developer could not find financing. Glenn Lyons of the Downtown Tucson Partnership said the city is in no hurry to offer the land to developers again while the market is still slow.
• Medina's Service Garage, 1047 N. Main Ave.: New Jersey investors originally planned to build 60 to 90 lofts priced starting at $250,000. Now the investors are looking at other possible uses for the site.
• The Lofts at Fifth Avenue, North Fifth Avenue and East Sixth Street: on hold until the market improves.

LOFTS PENDING
• The Post, 56 E. Congress St.: Developer Don Bourn has promised to start construction in about two months. But the project is already eight months behind schedule.
• One West, 1 W. Speedway: Still a vacant lot after developers fought a long battle with neighborhood activists over the project's percentage of affordably priced units. If investors can pull off a plan to provide about 30 affordable units, they hope to break ground this year.
• First Baptist educational building, North Sixth Avenue and East Fifth Street:

STILL IN THE EARLY DEVELOPMENT STAGES
• 44 E. Broadway: Under construction. The developer is optimistic that his project will succeed despite the slow market. He said he's had hundreds of inquiries from potential buyers.

FINISHED LOFT PROJECTS
• Academy Lofts, 35 E. 15th St.: Most of the project consists of rental apartments. Of 11 loft-style condos built, only six have sold. The developer blames the slow market.
• Ice House Lofts, South Park Avenue and East 16th Street: Sold out in 2005. Developer and resident Randi Dorman calls the former warehouse Tucson's only authentic loft. She says resale prices are holding steady.

[sad face]

When will Diamond rock East & West start.:???:

[kaneui]

^The Diamond Rock Plaza project is probably dead, as much has changed since it was first proposed. The city is in the process of negotiating the purchase of the Hotel Arizona parcel (where Diamond Rock Plaza was to be built) from Humberto Lopez' group to turn it into a Hilton, according to Phase I plans for the convention center redevelopment.

However, this is a rather complex arrangement the city is trying to pull off using parts of three different proposals for the convention center redo and new hotel, so it looks like negotiations are taking longer than expected to finalize.

Also, with the latest cost estimates soaring for the proposed arena, and probably for the new convention center Sheraton as well, everything is still up in the air, as there are only so many TIF dollars to go around. So stay tuned.....

[kaneui]

As noted in post #553 above, Downtown Tucson Partnership's new CEO Glenn Lyons will be focusing his redevelopment efforts on low-rise, infill projects to complement the larger signature projects funded by Rio Nuevo:


http://i12.photobucket.com/albums/a228/kaneui/PresidioTrail.jpg
The Temple of Music and Art is among the string of attractions along the blue-lined Presidio Trail that
Jeff DiGregorio (above) and Saundra Arber pass on a morning stroll. (photo: Tucson Citizen)


Planner: Modest, shorter projects work better in Tucson's downtown
by TEYA VITU
Tucson Citizen
04.14.2008

Don't expect a Manhattan skyline with Glenn Lyons as the point man shaping downtown. Downtown Tucson shouldn't aim at being a high-rise center, but should develop more in keeping with its character and the character of the city, Lyons believes. He wants to fill downtown vacant lots and surface parking lots with a scattering of two- and three-story housing and office complexes.

Lyons, chief executive of the Downtown Tucson Partnership, recently unveiled to the Tucson Citizen his vision of downtown redevelopment. The downtown partnership Lyons heads is jointly funded by the county, city and private sector. Instead of a few grandiose developments that, given Tucson's history, undoubtedly would founder in a sea of controversy and never be built, Lyons is concentrating on more modest private-sector projects downtown. Those developments ultimately would mesh with the large public projects at Rio Nuevo already being planned. "It's not hard to figure out you can build on a lower scale," Lyons said. "Everything is more modest here, which leads to more modest development. "It's never going to be a high-rise office environment."

A low-slung downtown residential sector would make Tucson unique among American cities and attractive to visitors seeking something distinctly different, said Lyons, who moved to Tucson in mid-February from Calgary, Alberta. And it would please the neighborhoods immediately surrounding the downtown core that routinely protest proposals that climb higher than two or three stories. "The El Presidio neighborhood was clapping," Lyons said, when he presented his vision a few weeks ago to the neighborhood north of City Hall.

Double the downtown population of residents and office workers, and that should create enough critical mass to establish a solid beachhead for vibrant downtown retail, Lyons reasons. Lyons has built his vision in the year since first walking the Presidio Trail, the painted blue line that has snaked through downtown and fringes of the Barrio Viejo and El Presidio neighborhoods since September 2006. The roughly 2 1/2-mile trail offers a taste of downtown - the good, the bad and the ugly. There's the adobe charm of Meyer and Main avenues in Barrio Viejo; the bleakness of the west side of the Tucson Convention Center - the primary target of Rio Nuevo; the Tucson Music Hall and La Placita Village; followed by the government complex and El Presidio Plaza. The path goes by the Presidio San Agustín del Tucson, the Historic Depot, then on to stretches of Congress Street and Sixth Avenue.

Along with all the architecture and attractions, Lyons noted plenty of empty lots and vacant buildings, and he has a particular aversion to surface parking lots: "My goal is to fill every parking lot," he said. Lyons is starting with the county-owned parking lot on Broadway behind the Chicago Music Store that Pima County leaders want him to develop. The 90-space lot could be home to a four- to six-story office building or a modest retail and residential complex, or even an urban grocery story and restaurant a la Rincon Market.

Lyons is working with Assistant City Manager Karen Masbruch to unveil a $600,000 facade program for the portions of Congress Street on the trail. With a 50 percent match, Congress Street property owners will be able to tap into the city fund to improve their building fronts, Lyons said. That program should begin soon.

Presidio Trail walk sold Canadian on city

The Presidio Trail, oddly, played a central role in every phase of Glenn Lyons' conversion from longtime downtown Calgary planner to front man for Tucson's anticipated downtown transformation. In January 2007, he and his fiancee, Marilyn Arber, were looking anywhere in the southern U.S. for a four-day getaway from minus 30 degrees in Calgary. They happened upon Tucson and the Royal Elizabeth Bed & Breakfast Inn, whose owners are neighborhood association presidents.

Co-owner Jeff DiGregorio introduced Lyons and Arber to the Presidio Trail, as he does all the guests that stay at the Royal Elizabeth, 204 S. Scott Ave. DiGregorio is well stocked with Presidio Trail brochures and occasionally joins guests on the walk, as he did with Lyons and Arber. That first walk was enough to trigger thoughts in Lyons that he could live in Tucson, even without job considerations in mind in January. The job possibility emerged on a second visit in March and became more evident when Lyons returned to Tucson in May.

During the three visits, Lyons and DiGregorio came to realize they had a common link. Lyons had a 30-year track record of downtown revitalization in Calgary. DiGregorio chaired the Neighborhood Council at the Downtown Tucson Partnership, which was forming at the time. "It was the walk around town that got us excited about downtown," Lyons said. "I learned more about Tucson on the walk than I have since. We saw the character of downtown, the old and the new. You had material to work with."

Lyons wasn't the only one with observations about downtown and Tucsonans' feeble relationship with it as a small group joined him and a Tucson Citizen crew on a blue-line walk. Downtown enchants Lyons' fiancee Arber with its Spanish style architecture, its trees and friendly people. Even metropolitan Tucson pleases her. "I'm seeing the simplicity of it," she said. "I'm seeing there is no such thing as a traffic jam. Your traffic at rush hour is what we have at 2 o'clock in the morning in Calgary. Parking in downtown Calgary is a minimum $20 a day. Here it's $5 all day."

Her sister, Saundra Arber, was visiting from Ottawa for 10 days and joined us on the trail. "I love the adobe. I love the village feel of Tucson," Saundra Arber said. "I love the fact there are no high rises blocking the view of the mountains." Saundra Arber also had thoughts about what's holding downtown back. "It needs a face-lift," she said. "It needs sprucing up. It needs to be welcoming." And Tucson as a whole needs to take promoting itself more seriously, Marilyn Arber said. "You have to put in things that will draw people and then advertise the hell out of it," she said. "Phoenix knows how to promote themselves very well. Everybody in Canada knows about Phoenix. Nobody knows about Tucson."

That's one reason Margie Cunningham and Gayle Hartmann created the Presidio Trail. "Tucson is a place of hidden treasures. We don't announce them very well," said Hartmann, former president of the Tucson Presidio Trust for Historic Preservation, which puts out the Presidio Trail map, available at La Placita Village visitor center. The Presidio Trail was inspired by Cunningham's walk on the Freedom Trail in Boston. Hartmann created the story that the Presidio Trail tells. "It tells that Tucson has an unusual history," Hartmann said while walking the trail with the Lyons entourage. "We're probably the only place in North America where people have been on precisely the same spot for 4,000 years."

The Presidio Trust's trail map is standard issue for guests at the Royal Elizabeth B&B, DiGregorio said. "Most of our guests will do this more times," DiGregorio said. "They have the same sentiment we have: There are so many wonderful views. About a third of our guests end up being Tucsonans. All the misperceptions (such as lack of safety) just evaporate once people have an hour or two to walk around."


THE PRESIDIO TRAIL MAP
www.tucsonaz.gov/planning/resources/publications/turquoisetrail.pdf

[Boris2k7]

Heh, I've met Glenn Lyons before, here in Calgary at City Hall. Quite frankly, he was mostly unresponsive to the concerns of the community I worked for at the time. From what I know of his character, he seems the type that knows how to grease the wheel and move developments along quickly... quick and dirty.

[kaneui]

The city awaits appraisals on the Hotel Arizona and the Norville parcel it wants for the TCC redo and new arena, but doubts it will offer the $28M and $17M initially proposed for these properties, as TIF revenues have dropped:


City awaits price tag on TCC-area work
by TEYA VITU
Tucson Citizen
04.18.2008

Tucson will find out in early May if it can afford to buy the Hotel Arizona and a parking lot behind the federal courthouse to begin a comprehensive revamp around the Tucson Convention Center. Appraisals should wrap up in the coming weeks, followed by negotiations with hotel owner Humberto S. Lopez and Allan Norville, who owns a 7-acre parking lot behind the Evo A. DeConcini U.S. Courthouse, City Manager Mike Hein said. Hein hinted the city offer will be lower than the $28 million for the hotel or the $17 million for Norville's land proposed in November by the public-private selection committee that cobbled together three proposals for a new TCC hotel.

The committee at that time proposed first renovating the Hotel Arizona as a Hilton and after that, if demand warrants, building a 30-story Sheraton a few steps northwest of the TCC. The hotel projects would come in conjunction with TCC expansion and construction of a 12,500-seat arena.

The economy took a bite out of January's Tax Increment Financing dollars, Rio Nuevo's primary revenue source, which is expected to fall as much as 5 percent this year, University of Arizona economist Marshall Vest said. Hein said $28 million "probably doesn't" work any more to buy the hotel with the continually tightening bond market in the economic downturn. "Either we will say we can't afford it or Bert will say he won't sell, or the deal will be done," Hein said.

More upfront money will likely be needed than was expected last year, Hein said. That could mean pledging more Rio Nuevo funds to guarantee a bond or asking private developers to advance more money. "There's no question that securing financing has gotten more difficult," Hein said, "but that has not exacerbated financing the project downtown."

Rio Nuevo tax increment financing revenue took a tumble during the holiday season. TIF sales tax receipts from the Rio Nuevo district recorded in January fell to $1.2 million, a huge drop from the $2.7 million in January 2007 but higher than the $936,000 in January 2006, according to city statistics. "That picture is colored by the idea that consumers are coming less to the mall," Vest said. "Retail sales at best are declining. I would think the special district mirrors that."

Two thirds of TIF comes from new sales taxes above 1999 totals generated at Park Place and the rest from businesses along Broadway from Park Place to downtown and from downtown itself. Vest said the 2006 holiday shopping season was especially strong, so he is encouraged that this January's TIF is higher than January two years ago. He believes TIF revenues will balance out in the coming months but still be down from 2007.

TIF revenue has fluctuated wildly from month to month for the past two years, bringing in from $554,000 to $2.6 million in one month. "You are probably going to see a figure down slightly, down 2 to 4 percent, maybe 5," Vest said. TIF brought in $15.3 million in 2007, a 9.6 percent increase from the $13.8 million in 2006. Through January, tax increment financing has brought Rio Nuevo $50.1 million since designated sales tax revenue was diverted to Rio Nuevo in 2003.

The five-year sum falls far short of the pace needed to reach the projected $550 million for the full run of the Rio Nuevo TIF district through 2025. Hein believes sales tax revenue will grow substantially in the next decade, especially once freeway construction is done and once something happens with the "languishing El Con Mall." "It's easy to say within the next 15 years we'll see a regenerated El Con and downtown," Hein said.

[kaneui]

Even small projects like this little plaza contribute to downtown's redevelopment/renewal efforts by improving the street-level experience:


http://i12.photobucket.com/albums/a228/kaneui/Newplaza-StAugustine.jpg
Omar Cortez, of D Tellez Masonry, works Wednesday on St. Augustine Cathedral's new Monsignor
Arsenio S. Carrillo Placita. (Note the cathedral's new paint job.)
photo: James S. Wood / Arizona Daily Star


Downtown getting little plaza
Construction project at St. Augustine Cathedral proceeding

By Stephanie Innes
ARIZONA DAILY STAR
04.18.08

A new paint job isn't the only change occurring at Downtown's St. Augustine Cathedral. For about a month now, construction crews have been tearing up the old patio in front of the parish hall. They've begun replacing it with a colorful new $1.1 million placita project, complete with a steel bandshell-style stage decorated with vibrant wrought-iron flowers, butterflies, doves and other birds. If all goes as planned, the Monsignor Arsenio S. Carrillo Placita will be completed in about three months, Tony Carrillo, chief fundraiser for the project, said as he walked through the dusty construction area Thursday afternoon.

Carrillo, 71, is the younger brother of the placita's namesake. Monsignor Arsenio S. Carrillo, 77, led St. Augustine Cathedral for 40 years. Now retired, he lives with Tony and often leads Masses at Our Mother of Sorrows Catholic Church on the East Side, though he's currently recovering from surgery. Tony Carrillo heads the Monsignor Carrillo Placita and Hall Committee, a group of 33 local residents who want to see improvements to the cathedral grounds and parish hall.

The project includes adding 11 handicapped-accessible bathrooms to the parish hall, creating a landscaped outdoor plaza area to hold between 600 and 700 people, and sprucing up the front entrance to the cathedral by, among other things, putting in a wheelchair ramp. The improvements are being paid for entirely through private donations, not by the Roman Catholic Diocese of Tucson, though Carrillo said that the diocese supports the project and that Bishop Gerald F. Kicanas has helped with fundraising.

Nor is the project getting any money from the Rio Nuevo project, a planned makeover of Tucson's Downtown. Carrillo's committee has raised more than $700,000 over the past two years by holding two mariachi concerts and selling concrete pavers for $350. The pavers, which will go in the placita, are engraved with donors' names. Also, local contractors have been generous in offering their skills and building materials at cost, Carrillo said. "People have been very responsive, even though this is the worst time in the world to be raising funds," he said.

Another concert is scheduled for Oct. 4 at the Tucson Convention Center Arena featuring Tucson-favorite Mariachi Cobre and Mexican singer and actress Aida Cuevas and her brother, Carlos Cuevas, as well as six other Mexican pop musicians to help the committee reach its fundraising goal. The committee is also launching a second campaign to sell 300 brick pavers.

Carrillo said his motivation for the plaza is much greater than recognizing his brother's long service. "Of course it is nice to see my brother honored," Carrillo said. "But I also grew up here in Tucson. And I grew up in a dynamic Downtown with five movie theaters, with department stores; you name it, our Downtown had it. You could come to Downtown at any time of night and there was always something to do. "I drive down Congress (Street) now and I purposefully don't look to either side because of what I don't see." Many others on the committee grew up going to the cathedral and also have memories of a more polished Downtown Tucson, Carrillo said. "One of my visions is that this placita will spur some revitalization Downtown."

Ultimately the committee would like to renovate the cathedral's tired 1915 parish hall — a building with a big kitchen, large stage, balconies and enormous potential, Carrillo said. He said the placita and hall will become public facilities, available for the immediate and broader community to rent for special occasions.

[kaneui]

Looks like the combination of steadily rising gas prices, increased I-10 delays/congestion to Phoenix, and newly added local flights continue to boost TIA traffic:


http://i12.photobucket.com/albums/a228/kaneui/TIAtower.jpg
TIA's aging air traffic control tower
(photo: TAA)


TIA March Passenger Traffic Highest in History

FOR IMMEDIATE RELEASE:
Tucson Airport Authority
7005 S. Plumer
Tucson, AZ 85706

Contact Information:
Paula Winn
Phone: 520-573-4835
pwinn@tucsonairport.org

Airline passenger traffic at Tucson International Airport (TIA) for the month of March 2008 was up 3.91%, from 422,493 for March 2007, to 439,004. This is the greatest number of travelers through TIA in a single month in its history. By way of comparison, passenger traffic for all of 1965 totaled 455,144. Total passengers for the first quarter of 2008 increased 5.41% to 1,184,938, compared to 1,124,139 for the same period last year.

“March is historically the busiest month of the year at Tucson International,” said Bonnie Allin, Tucson Airport Authority President/CEO. “This is a reflection of the increased number of air service options available from Tucson and the community’s support, which is critical to our continued success of attracting new service and keeping existing service, especially during these challenging economic times.”

[zilfondel]

The fact is that Tucson needs a crosstown freeway. Public transportation is not viable in a city as spread out as Tucson. The time to develop Tucson as a dense, walkable/public-transit oriented city was about 75 or 80 years ago.

The metro area has one million people in it, and Tucsonans need to stop thinking that "if it's not built, they will not come." While Tucson's growth rate has been much lower than Phoenix's for the past 50 years, Tucson's growth rate is still very high.

It is ridiculous that Tucsonans are willing to widen arterials to eight or ten lanes before they are willing to be freeways. Tucsonans are worried about the city being cut up by freeways, when they ought to be worried by the city being cut up by surface streets.

Hate to bring up a really old comment, but I lived in Tucson about 7 years ago and remember there was talk of a cross-town freeway back then.

The question should be framed: do you want to blow billions and billions of dollars on a freeway system that will make it too expensive and politically impossible to develop a transit system in the future? The Feds are running out of money and aren't likely to be funding much road construction in the future - and if the city/county has to pay for transportation, transit will help to serve the city moreso than any freeway system.

Its not like building freeways improves congestion; but quite the opposite: it will encourage people to drive. And once they get off the freeways, the cars will go onto the streets; and those were congested in 2001. I remember it taking 45 minutes to drive along Speedway from Campbell to the freeway...

[sad face]

Does anyone know what is going on withe the century tower or Diamond rock plaza

[Rive85]

there hasnt been talk of century tower in a long time... i would assume that idea is over with...

[kaneui]

Another bit of progress for Rio Nuevo--a new Cushing Street bridge over the Santa Cruz River for cars, streetcar, pedestrians, and bicyclists will link TCC with the Tucson Origins project and its cultural attractions being built west of I-10:


http://i12.photobucket.com/albums/a228/kaneui/CushingStBridge.jpg
(render: Tucson Citizen)


Work on TCC-Tucson Origins bridge may start in '09
by TEYA VITU
Tucson Citizen
04.29.2008

Bridge construction to link the Tucson Convention Center and the proposed Tucson Origins museum complex could start within one year. City Transportation Director Jim Glock will present initial drawings of the Cushing Street Bridge to the City Council at the 3:30 p.m. study session May 6 in the Council Chambers, 255 W. Alameda St.

The bridge will carry one lane of vehicle traffic in each direction. Those lanes will be shared with streetcar tracks, Glock said. The three-span, bridge will also have 6-foot-wide bike lanes in each direction, sidewalks and billowing shade awnings looking like blue sails pointing to the mountains. It will be the first Tucson bridge with trees, Glock said, adding "Each end has stairwells to the multiuse paths on the river bottom."

The bridge crosses the Santa Cruz River to link Cushing Street-Clark Street near TCC to Clearwater Drive. The entire stretch was renamed Cushing Street last year and will create a new continuous street from Stone to Grande avenues. Glock declined to give a cost estimate, saying the numbers still were being crunched for next Tuesday's council meeting. In 2006, the bridge and Cushing Street extension into Tucson Origins were pegged at $6 million.

The bridge will serve as a primary entry way to Tucson Origins, which is slated to include a rebuilt Mission San Agustín, a University of Arizona Science Center, a new Arizona State Museum, a new museum for the Arizona Historical Society and a new Tucson Children's Museum.

[kaneui]

Harkins Theatres is entering the Tucson market with a new 18-screen multiplex on the city's South Side:


http://i12.photobucket.com/albums/a228/kaneui/Harkins-SouthSide.jpg
The new Harkins Theatres under construction along Calle Santa Cruz, between Irvington and Drexel roads, will open May 9.
(photo: RENEE BRACAMONTE/Tucson Citizen)



Coming soon: Theaters near you on South Side
Megaplex to offer baby-sitting for kids 3 to 8 at $6 per child

by CHUCK GRAHAM
Tucson Citizen
05.01.2008

The official name of the new Harkins Theatres complex coming to town is the Tucson Spectrum 18. On May 9 when this sprawling South Side theater opens, people will start saying "Let's go to the Spectrum."

Lots more couples with young children could be saying that, too. Scottsdale-based Harkins Theatres is bringing its PlayCenter in-theater baby-sitting service for ages 3 to 8. The PlayCenter will be in the lobby of this new 18-screen megaplex in the booming Tucson Spectrum open-air regional shopping mall at Irvington Road and Interstate 19. Staffed by child care professionals, the PlayCenter will keep youngsters entertained with toys, books, crafts, educational computer games, snacks and - of course - G-rated movies. The cost is $6 per child.

For moviegoers on the South Side, just being in the Spectrum Mall is a big attraction. Marissa Martinez, 19, is happy she won't have to drive 35 miles round trip to El Con Mall just to see a first-run movie. Now her movie trips will be half as long. "It's going to be a huge gas saver," the University of Arizona broadcast journalism student said.

Other South Side residents welcome the convenience and economic benefits of the swanky multiplex famous for its lavish lobby appointments. "We can watch more movies now. We don't have to go every other week" said Camielle Navarro, 18, an education major at Pima Community College. She and her friend Martinez are looking forward to spending more of their money for movie tickets, instead of gas. "We've been trying to build a Harkins theater in Tucson for the past 25 years," said Dan Harkins, billed as owner of the largest family-owned theater chain in the country. "We are very excited about this opportunity. According to our market studies, this theater should become the primary movie destination for between 100,000 and 200,000 Tucsonans."

Gabriel Orta, 18, a senior at Tucson High School, says the theater will help keep youth in the area entertained and out of trouble. "It's good," he said of the theater's presence. "We need more things to do on the South Side, and it gives people more job opportunities." Fully staffed, the Spectrum 18 will employ 100 people, including positions for 18 managers. The PlayCenter will have a manager, an assistant manager and six team members. "When parents drop off their children at the PlayCenter, we also give the parents a pager to take to their movie," Harkins said. "So the parents feel like we're always in touch." Martinez believes the new facility is long overdue. "I feel like we were being deprived of a quality theater," she said. Many South Side residents often complained that the area's now-closed discount movie house, Grand View (formerly AMC Valencia Vista) on Valencia Road, was often dirty and attracted a mostly unruly clientele.

The Harkins Theatres chain is known for its "Disney-like" dedication to a family-friendly environment, such as with the PlayCenter concept, and for its embrace of technology so films always look brighter and sound better. For example, Harkins says the Spectrum 18 will be Tucson's first multiplex theater with all-digital projection. That is, it will be the city's first movie house to do away with film. "Actually, four of the auditoriums will be equipped to project film," Harkins explained. "Just in case we want to show any independent films, for example, that aren't available in the digital format."

Looking into the future, Hollywood is banking on a new wave of 3-D movies to attract fresh audiences. When those pictures come to Tucson later this year, digital theaters will have the advantage. All they need to add is another piece of software. "We will definitely be showing films in 3-D," said Harkins. "And showing more of the concert films, like 'Hanna Montana,' as they become available. Miley Cyrus did very well with 'Hannah Montana.' But, on the other hand, 'Shine A Light' featuring the Rolling Stones in 3-D didn't do as well. So we'll see how the concert movies go. They may just be for younger audiences."

Equally unique to the viewing experience in Harkins' theaters are the seats. Officially known by the brand name Ultimate Rocker, these high-backed chairs are a combination rocker and love seat. At the Spectrum, there's no more fidgeting around in a dark movie aisle before you sit down, trying to figure out which rows are love seats and which ones are rockers. "It rocks so your body weight can always find the right pivot point in relation to the screen," Harkins said. "The pivot point is different for everyone, depending on where they sit. Now nobody gets a stiff neck anymore. "My wife is a chiropractor. She personally designed the seats," Harkins added proudly. "She keeps refining the design."

Just like a new restaurant always attracts large crowds, everyone expects the Spectrum 18 to be a huge people magnet for a while. All direct access to the theater parking lot is off Calle Santa Cruz, going south from Irvington Road. Parking lot security will be provided by the mall and augmented by the theater. "We'll be hiring off-duty police officers to help watch the parking lots," Harkins said. He added that movie starting times are always staggered so there aren't large numbers of people arriving or leaving at the same time. It won't be like traffic jams at University of Arizona sports events.

Neighborhood residents are bracing themselves anyway. Irvington Road just north of the theater and Valencia Road to the south are already congested, area residents say. They also note Drexel just south of the complex is carrying more traffic now. "We're not only going to get the South Side traffic. We're going to get all the traffic from (people driving from) other parts of the city," said Camielle Navarro.

[Locofresh55]

It's kinda sad that Harkins is just now building a theater here. Casa grande already has one at their new mall/shopping center. Honestly, that area needed a major mall/shopping center. They should try and get a second Harkins theater at the 36th AVE/Kino project area.

[CANUC]

It's kinda sad that Harkins is just now building a theater here. Casa grande already has one at their new mall/shopping center. Honestly, that area needed a major mall/shopping center. They should try and get a second Harkins theater at the 36th AVE/Kino project area.

Wow, really? I just assumed that being an Arizona based company they were as plentiful in Tucson as they are here in Phoenix. Harkins started to expand outside of Arizona a couple of years ago, I seriously wonder why it took them until now to open in Tucson. To me it would have seemed like the next logical choice when expanding outside of metro area, I would assume similar demographics. Is there another large movie chain that has a foothold in the Tucson viewer base? Maybe that’s what kept Harkins out.

[Locofresh55]

Century theaters is the chain for first run movies in tucson. There is an AMC Loews in the Foothills and one in Marana called Tower Theaters. Harkins prolly finally realized that there was another city outside the metropolis of the phoenix area. :D

[vwwolfe]

Harkins has had a theater in Flagstaff for years.

[PHXguyinOKC]

Harkin's took the Cine Capri to downtown Oklahoma City a couple years ago... I was shocked to see it when the first time I drove into OKC.

Looks like Tucson is getting some good stuff going, hope it all takes off.

[Azstar]

Wish they would open a Costco and Trader Joes there.

[poconoboy61]

Hate to bring up a really old comment, but I lived in Tucson about 7 years ago and remember there was talk of a cross-town freeway back then.

The question should be framed: do you want to blow billions and billions of dollars on a freeway system that will make it too expensive and politically impossible to develop a transit system in the future? The Feds are running out of money and aren't likely to be funding much road construction in the future - and if the city/county has to pay for transportation, transit will help to serve the city moreso than any freeway system.

Its not like building freeways improves congestion; but quite the opposite: it will encourage people to drive. And once they get off the freeways, the cars will go onto the streets; and those were congested in 2001. I remember it taking 45 minutes to drive along Speedway from Campbell to the freeway...

I wouldn't say the building a freeway is blowing "billions and billions of dollars away" that can be used on building a transit system in the future. This is because the Tucson approach is to do absolutely nothing, and move at a snail's pace on every single project that could possibly improve this city. A more efficient transit system in this city is never going to be constructed because of NIMBYism as well as complaints by a bunch of residents about cost. Meanwhile, the population of the Tucson metro will continue to grow and grow.

Can you name me any other city with a metro population the size of Tucson with one freeway? I can't. There are cities with great transit systems that also have great freeway systems, as well? Why can't Tucson? With every passing year it becomes apparent that Tucson needs to do something about it's traffic situation, and nothing is done. Residents seem to LOVE to complain about how congested Tucson is becoming relative to how it used to be, but when any proposal comes up to fix the situation, they vote it down.

There was a light-rail project proposed to run down Broadway a while back. Voted down. Crosstown freeway that would take some stress off the arterials. Voted down. It seems Tucsonans just want to complain incessantly without coming up with any solutions. Many of the surface streets are becoming nearly as wide as some freeways, so why not do some work to make them into freeways?

Freeways do not encourage people to drive. I doubt anyone in Tucson decides not to get behind the wheel because there are no freeways. People still have to get from point A to point B. Building a freeway system could help make that process a little bit easier.

I am really saddened that Speedway, Broadway, Grant will be 6-10 lanes in the future, because the only thing Tucsonans know how to do is widen roads. Wide arterial streets are ugly, pedestrian-unfriendly, and really, really stupid when there's a posted speed limit of only 35 or 40 miles per hour. It's a shame that Tucsonans aren't doing anything now, because it will really only backfire in the future.

[kaneui]

With spiraling cost estimates, the City Council may move the location and scale down the size of the proposed arena (although the wisdom of building a new arena no larger than the current one at TCC seems rather questionable for Tucson's long-term needs):


http://i12.photobucket.com/albums/a228/kaneui/l237320-1.png



City likely to scrap tortoise arena plan
Scaled-back, less expensive venue in new locale on tap

By Rob O'Dell
ARIZONA DAILY STAR
05.03.2008

The desert tortoise could be extinct by next week. Not the real ones, but Tucson's proposed $200 million, 12,300 seat Downtown arena that was to be shaped like one. Faced with spiraling costs, the City Council is set to abandon the arena's tortoise design and its location along the Interstate 10 frontage road. In its place, City Manager Mike Hein is expected to pitch a scaled-back arena — possibly as small at 9,500 seats, although a larger building is still possible if the UA or a major sports franchise would join in — with a less expensive design and in a new location closer to the Tucson Convention Center.

The manager isn't prepared to talk about how much cheaper, but in recent weeks he has been talking about two new 10,000-11,000 seat arenas built for under $100 million in Missouri— one at St. Louis University and another at Missouri State University in Springfield. City officials contend just changing locations and scrapping the tortoise design will save up to $20 million. Hein said he will ask the council on Tuesday to endorse moving the new arena to seven acres of prime real estate owned by Allan Norville. A $17 million agreement to buy the land — which the city has been after for decades — will also be discussed.

Hein said he will also ask the council to approve a competitive process to get the arena designed and built quickly. He acknowledged it's unlikely the University of Arizona or another major tenant will step forward to justify a larger building, but he's keeping the door open. Even if the new facility isn't any larger than the existing TCC arena, a modern structure would be more appealing to traveling performers, provide more amenities for customers and free up the TCC to be renovated into a full-time convention facility. The higher ceiling would offer better acoustics for musical acts, and luxury boxes and premium sets could bring in more revenue, Hein said.

The move to kill the 12,300-seat arena comes after an updated financial analysis showed the cost had grown from the $130 million originally approved by the City Council to $196 million. "Looking at a cost like that, it didn't seem in the ballpark" of what the community could accept and pay for, Hein said. A cost comparison of several new arenas built around the country showed Tucson's tortoise shell design would be among the most expensive on a cost-per-square-foot basis, he said.

Council members interviewed by the Star said they are amenable to scrapping the tortoise design and moving the arena to Norville's land. Some said they still want the arena's cost to be below the $130 million they previously authorized, and others said they want it constructed as soon as possible. An agreement to locate the arena on Norville's land would clear the way for the city to finalize negotiations for a new convention center hotel, said Jaret Barr, the hotel project manager.

Currently, the city is negotiating with two hotel developers who want to build a new $250 million convention center hotel complex near the TCC and the new arena. Construction of the hotel would be financed using the city's access to low-interest, tax-exempt financing. In November, a city committee recommended building a 707-room Sheraton Hotel and buying the existing Hotel Arizona. But that plan hinged on acquiring the Norville property.

Councilwoman Nina Trasoff said buying Norville's land and agreeing to put the arena there will "absolutely" open things up to finalize the convention hotel.
Trasoff said she supports action that will get the arena and hotel under construction as soon as possible. So does Councilman Rodney Glassman, who said the city needs to move ahead with actually designing and building an arena, not just looking at another concept plan. "The community is tired of concepts, reports and consultants," Glassman said. Given the price inflation of the tortoise shell plan, Trasoff said the council needed to take a second look at the project. She said the tortoise shell design "was driven by the location … next to a neighborhood. It was incumbent on us to re-evaluate the design and location to make sure we're getting the best."

Two council members said they support an arena, but only one where the cost is no more than the $130 million approved. "It's way too much," Councilwoman Shirley Scott said, referring to the $196 million tortoise shell design. "We should not be overburdening taxpayers with an overpriced project," Scott said. She said she hoped private developers could be brought into share the cost.

Meanwhile, Councilwoman Karin Uhlich said she would support an arena that didn't exceed $130 million. "I'm remaining committed to the whole project," as long as it comes in under $130 million, Uhlich said. "That was the resources I was comfortable investing. For me, I think it's important to stick to that commitment. Council members said they would be open to the size of the arena being revisited, as long as the number of seats could be justified. Mayor Bob Walkup said the turtle design was nice but it might not have been the best value for the cost. "It might have gotten in the way of a more practical design," Walkup said. "I agree that Mike is on the right track."

[Fuzzyinmourning]

Honestly, I thought a tortoise shell design was kind of stupid. So hopefully a better design will come out of this.

[HooverDam]

Mayor Bob Walkup

Dumb question, is this guy related to the Walkup that the Skydome up at NAU is named after? As a kid, Id go see Cardinals training camp at the Skydome and I thought it was called Walkup, because you 'walked up to it', my mind was slightly blown that Walkup is a name :P

[kaneui]

^ The Walkup Skydome in Flagstaff is named after the late J. Lawrence Walkup, president of NAU(ASC) from 1958-79. Have no idea if he was related to the mayor of Tucson.

[ljbuild]

I wouldn't say the building a freeway is blowing "billions and billions of dollars away" that can be used on building a transit system in the future. This is because the Tucson approach is to do absolutely nothing, and move at a snail's pace on every single project that could possibly improve this city. A more efficient transit system in this city is never going to be constructed because of NIMBYism as well as complaints by a bunch of residents about cost. Meanwhile, the population of the Tucson metro will continue to grow and grow.

Can you name me any other city with a metro population the size of Tucson with one freeway? I can't. There are cities with great transit systems that also have great freeway systems, as well? Why can't Tucson? With every passing year it becomes apparent that Tucson needs to do something about it's traffic situation, and nothing is done. Residents seem to LOVE to complain about how congested Tucson is becoming relative to how it used to be, but when any proposal comes up to fix the situation, they vote it down.

There was a light-rail project proposed to run down Broadway a while back. Voted down. Crosstown freeway that would take some stress off the arterials. Voted down. It seems Tucsonans just want to complain incessantly without coming up with any solutions. Many of the surface streets are becoming nearly as wide as some freeways, so why not do some work to make them into freeways?

Freeways do not encourage people to drive. I doubt anyone in Tucson decides not to get behind the wheel because there are no freeways. People still have to get from point A to point B. Building a freeway system could help make that process a little bit easier.

I am really saddened that Speedway, Broadway, Grant will be 6-10 lanes in the future, because the only thing Tucsonans know how to do is widen roads. Wide arterial streets are ugly, pedestrian-unfriendly, and really, really stupid when there's a posted speed limit of only 35 or 40 miles per hour. It's a shame that Tucsonans aren't doing anything now, because it will really only backfire in the future.

Its those NIMBY COCKSUCKERS that believe that building a

freeway will bring more growth. If those retards will "GET OUT OF THIER

HOUSE ONCE IN A WHILE", they will see that

the city is growing WITHOUT THEM, anyway. The

same group of people value a "PYGMY OWL" before education.

In case you didn't know, back in the mid to late 90's, this group had

opposed construction of a new high school, for the sake of

"not disturbing critical bird habitat", which is where the school was to be built.


ITS NO WONDER WHY THEY ARE SO STUPID !!:koko: :koko:

Anyways back to my point: mass transit is not a "one size fits all" as some people are making it out to be.

BOTH SYSTEMS ARE NEEDED. (cross-town freeway & expanded mass transit)

just like what our lovely city of Phoenix is doing!!

[BTinSF]

Century theaters is the chain for first run movies in tucson. There is an AMC Loews in the Foothills and one in Marana called Tower Theaters. Harkins prolly finally realized that there was another city outside the metropolis of the phoenix area. :D

The multiplex in Green Valley is owned by Translux: http://www.transluxmovies.com/

They show first-run movies and have very nice stadium seating. Actually, I prefer seeing movies there to seeing them in San Francisco (the audiences are a lot less obnoxious and crowds are rare).

I am looking forward to the option of the new Harkins theater, though. I've never been willing to drive all the way into Tucson to see a movie, but I shop at the stores on Irvington all the time.

[Locofresh55]

That shopping center @ Irvington was something that neighborhood desperately needed. Lot of good stuff going up there. Now they need to continue to revamp El Con Mall since that thing is hanging on by a thread. One thing I freaking need is a Supermarket by my area. I live on Wilmot just south of I-10 and the things I have to boast about are the Shell gas station and the prison complex 3 miles south of us. yikes!!

[kaneui]

Deeming the proposed $196M, 12,300-seat "tortoise" arena as too expensive, the City Council again voted to hold costs for a new arena to $130M. (Interesting to note that just a few years ago, Glendale built the much larger 17,800-seat Jobing.com Arena for about $180M.)


Council: Tortoise arena is dead
Tucson officials seek deal for land to build cheaper, likely smaller, venue

By Rob O'Dell
ARIZONA DAILY STAR
05.07.2008

The City Council issued a 30-day deadline Tuesday for the city manager make a deal with the owner of prime Downtown property so it can build a cheaper — and potentially smaller — arena there. A second 90-day deadline was set for the city staff to come back with plans and potential tenants for a new arena on 7 acres of land owned by Allan Norville near the Tucson Convention Center.

The new mandates mean plans for a 12,300-seat arena designed to resemble a desert tortoise are dead. Council support for the tortoise arena, to be built along the Interstate 10 frontage road, evaporated after an updated financial analysis showed the cost had grown from the $130 million originally approved by the council to $196 million. On Tuesday, the council unanimously reiterated its order that the cost of a new Downtown arena not exceed $130 million. It was unclear whether the $20 million to $30 million in infrastructure costs to build the arena are included in the $130 million spending cap.

City Manager Mike Hein presented the results of a study showing the tortoise design would bring about one of the most expensive arenas built in the nation in terms of space — $537 per square foot — with the highest of the other 12 arenas in the comparison at $333 per square foot. "The bottom line clearly illustrates … a cost per square foot like that is unreasonable," Hein said. He said an analysis may suggest that the city would do better building a smaller arena. He said the staff will return within the 90 days to answer the questions: "How big, where do you put it, and how do you afford it?"

Councilman Steve Leal said he was confident that the city could find a design that works financially while also being a success in drawing people Downtown. "All of us would like a bigger arena, but we may not be able to get there," Leal said. "I'm optimistic we'll come up with something." That point was disputed by Michael Crawford, a member of the Tucson Convention Center Commission, who said a study done three years ago called for a 12,500-seat arena. Crawford also said the city should continue using Texas-based developer Garfield Traub on the arena project. The firm was selected three years ago to build the tortoise-inspired arena. However, the council's action didn't address who would be the developer of the newly designed arena.

Garfield Traub officials said after the meeting that the answer is clear — they will develop the new arena plans. "We were selected," said Ken Portnoy of Garfield Traub. "We were legally, fully, formally selected in a process three years ago. We won." Portnoy said he didn't think it would be possible to select another development team to build the arena. Hein, however, disagreed in comments after the meeting, contending that because the tortoise arena has been abandoned, "it's a different time, different place and a different project." He said the city will sit down and talk with Garfield Traub officials and invite them to bid to be the potential arena developers. However, he added, "I don't think we want to limit ourselves."

To secure the location for a new arena, the city must first finalize an agreement with Norville to buy the 7 acres just west of the TCC for $17 million. The two sides have a preliminary agreement, but they must find a site for Norville to host his annual gem-show exhibition every February. Jaret Barr, an assistant to Hein, said the leading contender now to house the gem show would be a new space built on top of the Tucson Convention Center building. He said the city is conducting soil tests to determine whether the building could handle the extra weight on the roof.

Instead of building a new floor on the TCC, Barr said, the space would be more of an aircraft-hangar-type construction without block walls. It would be used for Norville's gem-show exhibition in February and by the TCC during the rest of the year. Barr did not provide a cost estimate but said there is almost no other place in the area with 120,000 square feet of flat space to house Norville's show. Norville's representatives declined to comment.

[kaneui]

Columnist Steve Emerine says that allowing Wal-Mart to put a Supercenter in the El Con Mall space vacated by Macy's is a way to both help the mall and boost sales tax dollars needed for Rio Nuevo projects:


This time, Wal-Mart might come to the rescue of Rio Nuevo
Inside Tucson Business
May 09, 2008

I’m not a Wal-Mart shopper or shareholder, but it’s ironic the discount retail chain so many Tucson Democrats demonize may help solve two problems facing our Republican mayor and all-Democratic city council.

In 1999, El Con Mall’s owners proposed adding a new Wal-Mart to the west end of their shopping center and a Home Depot to the east end. Democrats joined with Republicans in the nearby El Encanto Estates and Colonia Solana subdivisions to oppose both stores. To please the neighbors and local retail union officials, the mayor and council passed an anti-big box ordinance targeting Wal-Mart or any others from building a giant store with a major grocery component. They didn’t want the competition it would bring for the unionized food stores. The ordinance requires council approval for any new big box stores and limits grocery sections to no more than 10 percent of floor space.

When Wal-Mart finally dropped its plans, the council OKd The Home Depot store at the east end of the center. The council also voted to close off northern access points to El Con using either Jones Boulevard and Palo Verde Avenue from East Fifth Street. That left Dodge Boulevard as the only entrance from that side. El Con’s owners also spent a lot of money on a draconian redesign of their parking areas. Neighbors and city officials were happy with their "victory." The Home Depot opened and was joined later by a new Target store on the east end of the mall, but the core of Tucson’s first regional shopping center continued to wither and die. The only significant growth came from a few free-standing restaurants or stores along East Broadway.

Few city officials realized then how much their hopes for financing Tucson’s giant Rio Nuevo downtown development program would depend on sales-tax revenues from El Con and Park Place Mall farther east. They realize it now. Park Place has done well, but the anti-big box ordinance and city hostilities toward new retail chains have combined with a general downturn in retail to cut sales-tax collections for this year and next. Major retail chains have either cancelled or postponed most of their Tucson projects or built in Marana, Oro Valley, Sahuarita or unincorporated Pima County. And because Rio Nuevo is largely funded by increments of state sales taxes collected downtown and along both sides of Broadway to Wilmot Road, the pot for downtown revitalization has been less than expected.

Now Wal-Mart is interested in moving into the now-closed Macy’s building at the west end of El Con. If the company could fit a super store into the three-story, 290,000-square-foot former department store with no major changes, it wouldn’t need city approval and the anti-grocery provisions wouldn’t apply. Predictably, some El Con neighbors already oppose the idea. I suspect at least a few of them also shop regularly at The Home Depot they opposed nine years ago. Maybe they should consider what El Con might have been if Wal-Mart had been approved in 1999 without a big-box ordinance. Would enough shoppers have been attracted to the mall’s west side to keep Macy’s open? Would the small shops between Macy’s and J.C. Penney be bustling today? I think the answers to those questions would be yes.

Can Tucson save El Con, move ahead with Rio Nuevo and boost city revenues by letting Wal-Mart move into the Macy’s store? I hope so, but I don’t know. What I do know is that opposing Wal-Mart in 1999 didn’t do much for El Con, Tucson or Rio Nuevo. It’s time to try something else.


Contact Steve Emerine or e-mail comments for publication to editor@azbiz.com. Emerine, a Tucson resident since 1960, has run Steve Emerine Strategic Public Relations since 1994. He is a former local newspaper reporter, editor and columnist and served as Pima County Assessor from 1973 to 1980. He is a regular Monday guest on the John C. Scott radio talk show, which airs from 6 a.m. to 7 a.m. and from 11 a.m. to noon weekdays on The Voice KVOI 690-AM. This column appears weekly in Inside Tucson Business.

[Rive85]

:slob: great!... more wal-marts...:koko:

[sad face]

I guess there are no highrise proposals or freeway proposals in Tucson:( ,and I hope no more Wal Marts open.:(

[ljbuild]

I guess there are no highrise proposals or freeway proposals in Tucson:( ,and I hope no more Wal Marts open.:(


I hate to bust your bubble but:

TWO MORE WALMARTS ARE BEING ADDED IN TUCSON.

One on RUTHRAUFF & LA CHOLLA

& one JUST OPENED on craycroft & 22nd.

& another is being discussed around the Rita Ranch vicinity.

[kaneui]

Adjusting to the realities of a sagging economy, Downtown Tucson Partnership's Glenn Lyons is proposing that the failed Presidio Terrace mixed-use project be downscaled to 30-40 residential units, be only 3 or 4 stories high, and that the named developer(s) have a proven track record (i.e., likely one from out of town):


Vision now is for lower development
by TEYA VITU
Tucson Citizen
05.12.2008

A downscale condo vision is taking shape for 301 Paseo Redondo, the downtown project formerly known as Presidio Terrace. The new idea for the city-owned lot looks as if three- to four-story townhomes with 30 to 40 units would be built on what now is a Tucson Museum of Art parking lot, said Glenn Lyons, executive director of the Downtown Tucson Partnership.

Lyons will work with Rio Nuevo Director Greg Shelko to find a developer to replace Peggy Noonan, whose development agreement was canceled in November. Noonan proposed a seven-story, 101-unit complex that stirred up height controversy within the El Presidio Neighborhood to the north. "We're not rushing into this," Lyons said. "We're in a bad marketplace. We want to get the guidelines right." Noonan filed a claim against the city March 24 for ending the development agreement. The city has until May 23 to accept or reject her claim and is investigating it, said Joel Peterson, the city's risk manager.

Presidio Terrace is one of five city and county projects that Lyons was asked to carry forward for the public-private partnership, where the city, county and private sector have voting directors. Noonan's claim and potential lawsuit aren't holding back Lyons. "That's between Peggy and the city," Lyons said. "I'm assuming the issue will be resolved one way or the other."

Lyons presented his initial ideas to neighborhood and museum leaders a week ago. "Glenn is the first person we've worked with that really seems to have the vision and is willing to partner with the museum to make this happen," said Robert Knight, the museum's executive director. Before last week's meeting, Lyons wanted to eliminate all public parking from the project, saying public parking requirements likely plagued the site for the 20 or more years the city has sought a development. He compromised to offer 80 public and 40 private parking spaces in a one-level, underground garage. "We've come to the conclusion we need some daytime parking for the museum," said Lyons. A one-level garage is much cheaper than the two-level garage Noonan proposed, he said.

Christopher Carroll, an El Presidio neighborhood representative at the meeting, welcomed Lyons' downscaled idea. Carroll said Noonan's project became too large because the city request for proposals asked for at least 60 units. "A smaller but just as intense development is a much better deal," Carroll said. "I think Glenn Lyons is a great asset. He is upbeat, reasonable and he listens." Margaret Hardy, another neighborhood representative, said the first meeting to redefine Presidio Terrace was encouraging. "I think we're very supportive," Hardy said. "I think we're all fine with (the three- to four-story idea). The obvious thing was the height was controversial (with Noonan's plan)."

Lyons and Shelko will work over the summer to establish guidelines for requests for developer qualifications, which could be issued in October. Lyons wants to insist on a developer who has built similar projects, which he said would likely be out-of-town developers. Interested local developers likely would have to team up with an out-of-town developer, he said, such as happened with local Peach Properties and Williams & Dame Development from Portland, Ore., with the downtown Depot Plaza, which includes One North Fifth - the former Martin Luther King Jr. Apartments.

[Locofresh55]

I hate to bust your bubble but:

TWO MORE WALMARTS ARE BEING ADDED IN TUCSON.

One on RUTHRAUFF & LA CHOLLA

& one JUST OPENED on craycroft & 22nd.

& another is being discussed around the Rita Ranch vicinity.

This is supposedly a Super Walmart that they're trying to put just outside Tucson city limits so they can bypass the no big box ordinance law. Also, on Kolb road by the U of A Science/Tech school there has been talk about putting a Super Target and some resort or something around that area.


BTW...the WalMart on 22nd and Craycroft is one of the neighborhood markets. It's not bad for when you go into work @ 4 AM to pick up some snacks there. From what i've seen is that some of the stuff there is cheaper than going to Circle K or DIamond shamrock. And given that area, I'd feel safer going in there than on the circle just south of 22nd where there's always a crackhead asking for money or a ride. NO THANK YOU.

[kaneui]

In the Old Pueblo, the land of perennial indecision, the Tucson Museum of Art's trustees have again asked the county for a decision on allowing them to expand into the historic Pima County Courthouse--if not, they may move the whole museum to Marana or elsewhere:



http://i12.photobucket.com/albums/a228/kaneui/CountyCourthouse.jpg
The north end of the historic Pima County Courthouse, 115 N. Church Ave., is one place the Tucson Museum of Art would like to use.
Other options, if a decision is not approved by the summer, include Marana or the Catalina foothills. (photo: P.K. Weis/Tucson Citizen)


http://i12.photobucket.com/albums/a228/kaneui/map-courthouse.png



Art museum could leave downtown
Trustees want answer on courthouse use from county

by TEYA VITU
Tucson Citizen
05.13.2008

Tucson Museum of Art trustees and executives over the weekend arrived at a firm vision for the future. They want to know by the end of summer whether the museum's future will involve the historic Pima County Courthouse, with the tile dome, at 115 N. Church Ave. If not, talks started last week with Marana to move part of the museum, if not all of it, to Marana. The museum also has offers along Sunrise Road near The Westin La Paloma Resort & Spa, said Robert Knight, the museum's executive director. "There might be a wholesale move," Knight said. "There might be satellite opportunities. That will be discussed through the summer."

The museum's 30-plus trustees and staffers had the most substantive planning session in the three years that Knight has been at the helm, he said. "There was no pressure to reach a consensus or make a definitive statement," Knight said. "However, they did." The museum wants a definitive answer about the county-owned courthouse by the end of summer. Knight and Pima County Administrator Chuck Huckelberry have broached the subject over the past two years with interest from both sides, but no sense of a pending decision by Huckelberry. "I don't think anybody can make that kind of commitment or assessment," Huckelberry said Monday about committing to the museum plan in the next four months. Huckelberry said an art museum expansion into the courthouse depends on the completion of the Joint Courts Complex, with no date set. Also, the estimated $10.5 million courthouse remodeling would be part of a bond issue that won't be on the ballot until November 2009. "We just want to know," Knight said. "I don't think we can go another 2 1/2 years of not knowing."

The museum, 140 N. Main Ave., flirted with expanding into the 1928 Spanish Colonial Revival courthouse in 1988 when Jolly Rancher Candies founder William Harmsen offered the museum his renowned Western art collection. Neither the collection nor the courthouse came the museum's way. The museum wants to fill the north half of the courthouse with its growing Western and American Indian collections. These are now exhibited in the 1868 adobe Fish House at the west edge of the museum's 4-acre campus. Knight said the historic house is too small and not ideal for displaying the art. Museum leaders are wrestling with the notion of leaving downtown. "We want to stay where we're at," Knight said.

Still, the status quo won't work because of parking, signage and expansion issues, he said. The museum has 53 parking spaces next to it and another 120 across the street that are destined to become Presidio Terrace or some other housing development. Parking has been at a premium the past two years with docent training on Mondays and the arrival of the Art Works Academy alternative high school on the museum's east edge. "Where do the museum visitors park? And staff?" Knight asked. "What we're looking for is about 288 spaces to take us into the future." Knight hopes to reach agreements with the county's El Presidio and Public Works garages.

Knight also bemoans the lack of signage for the museum - little in number and little in size. "People have an incredibly difficult time finding the museum," Knight said. "On Stone Avenue north of Speedway, there is a sign for the Desert Museum, 14 miles, but there is no signage for an art museum three-fourths mile away. "The courthouse would be our front door and our major welcoming sign to the community."

Meantime, Marana came into the discussion. Art museums generally are downtown but there are notable exceptions. The Kimbell Art Museum and adjacent Modern Art Museum of Fort Worth, Texas, are not near downtown. Neither is the Brooks Museum of Art in Memphis, Tenn., nor the Getty Center in Los Angeles, nor New York's Museum Mile on the Upper East Side. Knight and some museum trustees met last week with Marana Mayor Ed Honea, who showed them the town's Heritage Park near the Santa Cruz River and some sites in Dove Mountain and along Tangerine Road. Knight said Honea was excited about the prospect. "Absolutely, what a tremendous asset," Honea said. "We did not go try to get them here. They were brought to us. We're not trying to steal anybody's anything."

The museum has a potential short-term home for its Western and American Indian collection. Museum trustee Jim Conley offered 10,000 square feet of gallery space rent-free for five years in his Santa Fe Square at Tanque Verde and Sabino Canyon roads. Knight said the museum wants to resolve its future by the end of the summer so that formal planning and fundraising can begin. He estimated that a downtown expansion would cost $20 million: about $10.5 million to renovate the courthouse and $10 million for an operating endowment. The first phase of a Marana museum could cost $30 million. "We've been made attractive offers that won't be on the table forever," Knight said. "The aspiration of this organization is to be a major art institution."


TMA OPTIONS

• Expand into Pima County Courthouse

• Move to Marana

• Move to Sunrise Drive

• Move or expand elsewhere

[kdavidson3237]

hello everyone im new to the forum... i posted some pictures of Tucson a few days ago if anyone cares to take a look!

http://forum.skyscraperpage.com/showthread.php?p=3555192#post3555192

[Azstar]

Good job, kdavidson. Thanks for posting those photos!

[sad face]

Finally great news for Tucson.

[Rive85]

Early 1900s look is just an old fronts removal away
TEYA VITU
Tucson Citizen

Restoring a 1912 look to downtown Tucson may be the ideal way to celebrate the state's centennial in 2012 and to establish a "new" identity for the future.
There are already nibbles to reawaken the downtown history that is still firmly in place - but mostly covered up, neglected or downright forgotten.
With all the talk about an arena, museums and rainbow bridges, 90 percent of downtown revitalization could already be in place: the buildings on and near Congress Street and Broadway.
Nearly all date from the 1900s, 1910s and 1920s - not that you'd necessarily know that with the awful mid-century facades that cover many of them.
Check out the Hittinger Building, 120 E. Congress St., next to the Chicago Store.
This building had a drab 1940s look until owner Warren Michaels in 2002 had architect Rob Paulus restore the 1901 neoclassical facade.
Michaels is selling the building to Melanie Morrison, who will occupy it with 30 employees and her Morrison Ekre Bart Management Services, one of Tucson's top two apartment management firms.
Michaels and Morrison unwittingly are providing the example of how downtown might be revitalized: spruce up a gorgeous building and fill it with people.
Take a walk with Jonathan Mabry, Tucson's historic preservation officer, and he will tell you he wants to have more buildings restored to their early 20th century looks and occupied by businesses that attract visitors: boutique hotels, restaurants, retail shops.
Sit down and chat with assistant city manager Karen Masbruch and Glenn Lyons, chief executive of the Downtown Tucson Partnership, and you will see they are about to unveil a facade program to add on to what Michaels, Morrison and Mabry are already doing.
Add it up and you could have Tucson's version of the Gaslamp Quarter in San Diego, the Fort Worth Stockyards National Historic District or the Distillery Historic District in Toronto.
Tucson could have the full sense of the century-old downtown Tucson and can convert it into a unique downtown revitalization ploy: A rare Western big city downtown that is almost entirely early 20th century. Indeed, the entire block anchored by the Crescent Smoke Shop, 200 E. Congress, dates from 1900-1921 - the only fully intact historic four-street (four-sided) block.
Independent of the above players, in the two years I've reported on
downtown, I have observed a collection of empty and forgotten historic buildings that could spark a dynamic, history-oriented district. They could be Buildings of the Future.
These include but are not limited to:
• Marist College
(1916) - The city and Roman Catholic Diocese hope to find someone with $2 million to restore the adobe structure behind St. Augustine Cathedral.
• Reilly Funeral Home (1908) - Closed since 1990, the building at 102 E. Pennington St. was bought last year by developer Steve Fenton, who hasn't found a tenant for it yet.
• McLellan's (1948) - The building at 63 E. Congress St., which developer John Wesley Miller owns but wants to sell. A sushi restaurant called On a Roll should open in part of the building in summer.
• Scottish Rite Cathedral (1915) - the Scottish Rite Freemasons
own this building but would love to share it with others since the masons have only four major gatherings there a year.
• Jerry's Lee Ho Market (1900) and other Meyer Avenue buildings - Haley & Aldrich engineering and consulting company last year bought Jerry's Lee Ho Market building, 600 S. Meyer Ave., and plans to move 20 employees into it later this year.
• MacArthur Building (1908) - the city owns this triangle-shaped building, 345 E. Toole Ave., and the city is considedring four
private sector proposals to buy the building.
• Walgreens (1929) - Empty since Walgreens left in 2003 but the county-owned building at 44 N. Stone Ave. is destined for the market soon.
• Julian-Drew Building (1917, 1939) - Where Business Development Finance Co. had its offices at 186 E. Broadway before leaving last year. "I think the Julian-Drew (building) is just gorgeous and has a lot of potential," city historic preservation officer Mabry said.
• El Paso and Southwestern Depot (1913) - "I think there's enormous potential for the El Paso and Southwestern Depot, (419 W. Congress St.)" Mabry said. "I would say that's a slam dunk next to the new arena."
• Carnegie Library (1901) - The Tucson Children's Museum, 200 S. Sixth Ave., has occupied this building since 1990 but intends to move out if a new museum is built as part of Tucson Origins.
• Charles O. Brown House (1876-88)
- Mabry bemoans this house at 40 W. Broadway serves as offices for El Centro Cultural de las Americas and other businesses
rather than its popular historic go-to use as the Old Adobe Club.
Tucson could play off the trend many other cities have followed in converting derelict buildings, often abandoned industrial or warehouse structures.
"It definitely started in Soho in the 1970s, after London in the 1960s," said architect Paulus, who lives the Soho trend while working in the Hittinger building.
He and wife Randi Dorman converted a 1920s ice storage factory into the Ice House Lofts between 2002 and 2005. They live in one of the 51 units there.
Michaels didn't realize the historic potential of the Hittinger Building when he sought to buy it. But when he inspected the building, he saw three arched windows that were covered up.
"I was pleasantly surprised," Michaels said.
Michaels brought in Paulus to remove the 1940s plastered facade and fix up the 1901 face.
"Fortunately, it was in pretty good shape," Paulus said. "We were able to sandblast the original columns of steel. It was rather inexpensive. A lot of it is just determination."
Brick blocks were scrubbed and holes filled where the 1940s facade was bolted onto the original wall.
Michaels said the restoration cost $125,000,
with $50,000 coming from him and $75,000 from a city Back to Basics grant.
"I think it honors Tucson's historic past and also brings the building into the new century with a modern storefront,"
Michaels said.
Do facades make a difference in making downtown more popular?
"I think it's obvious," Michaels said. "If the facades along Congress are improved, it will attract more people downtown."
Michaels sold the building to Morrison's group for about $1 million because he wants to retire. The sale is expected to close in June and Morrison's MEB firm plans to move 30 employees into the Hittinger Building in September.
"What we didn't want was a typical run-of-the-mill office building," Morrison said. "We want to be in a dynamic, creative atmosphere."
The apartment management firm has outgrown the 1920s adobe house it now occupies at 1039 N. Sixth Ave., the company's third address in its first 10 years in business.
"This will be our last move, I'm pretty sure," Morrison said.
Mabry, the city's historic preservation officer, loves the restoration of the Hittinger Building but is less in love with the idea of its office use.
Attorneys' offices dominate in many Victorian homes on the north side of downtown. And there's a string of historic hotels on downtown's south side that have little public access.
"I wish they weren't all office buildings," Mabry said. "Tucson has all these beautiful, historic hotels that have been rehabilitated as low-income housing or offices and nobody can go in. These could all be boutique hotels or restaurants or retail shops. We're not making the best use of our historic houses."
Teya Vitu is the downtown reporter for the Tucson Citizen.
Downtown is taking on an old look with streetcar tracks and subtle nudges to restore the early 20th century building facades that have been covered for decades.
While streetcar tracks are being installed around the Rialto Block, the city is making available $530,000 to restore the ornate 1890s to 1920s look of buildings hidden under less-inspired 1940s and 1950s facades along Congress Street, Broadway and Pennington Street between Toole and Church avenues.
"The location is based on the streetcar alignment," Tucson Assistant City Manager Karen Masbruch said.
The money comes from a dormant 1982 urban improvement project fund. This fund offered financial assistance via revolving loans to businesses within a 1980s downtown incentive zone, Masbruch's assistant, Fran LaSala, said.
The new facade improvement program will partially subsidize five or six facade improvements with the goals of a) stirring other property owners to upgrade their facades and b) finding more money to fund more facade improvements, said Glenn Lyons, chief executive of the Downtown Tucson Partnership.
"My hope is we get this oversubscribed," Lyons said. "Then we chase for money for Phase 2."
A building owner would 50-50 match the interest-free forgivable loan from the city. The city is offering up to $125,000 for corner buildings and $90,000 for mid-block buildings with the condition that facade improvements must be kept in place for 10 years, Masbruch said.
The partnership is collaborating with the city manager's office to find interested property owners and select the best proposals to fix up street-facing walls in pre-1948 buildings.
The private-sector partnership will do the legwork, with final project approval given by the city council, Masbruch said.
This is part of City Manager Mike Hein's mission to assign certain development projects to the private sector. This engenders public-private collaboration to revitalize downtown with the understanding that in some cases the private sector can achieve better results than government agencies.
A letter announcing the facade improvement program was sent last week to all property owners on the designated stretches of Congress, Broadway and Pennington. Lyons will meet with the owners June 15, and there is a July 22 deadline to turn applications.
The city has architects lined up to help property owners prepare facade proposals. The city will offer up to $7,500 to owners to prepare their plans, Masbruch said.
"We want to achieve an active, pedestrian-friendly downtown," Masbruch said. "This is an opportunity to start small."
The facade program ties in with the Congress-Broadway infrastructure project that will upgrade underground utilities and get them out of the way of the streetcar tracks.
A restored early 20th century downtown ties in with the eclectic Fourth Avenue area and the future Tucson Origins - all destined to be linked by the streetcar.
"It all connects and makes sense," Masbruch said.
City hopes to spur building owners to upgrade facades

[Rive85]

GARRY DUFFY
Tucson Citizen


The tracks for the Old Pueblo Trolley are going into place and should complete a downtown loop by the end of next month.
The circuit will run from a new, $26 million Fourth Avenue underpass west on Congress Street, south on Fifth Avenue, and east on Broadway, returning back north on Fourth.
Crews on Thursday began laying track on Fifth Avenue and Broadway. Track for the historic trolley already is in place south of the underpass and west on Congress.

"The loop on the south side of the underpass should be completed by the end of June," said Michael R. Graham, spokesman for the Tucson Transportation Department.
Crews installed the track south from the underpass and west on Congress to Fifth Avenue earlier this year, working 10 hours a day, six days a week.
The track work was temporarily halted to allow workers to make underground utilities improvements on Fifth and Broadway.
Now that the utilities work is done, the crews have resumed laying the track south on Fifth and east on Broadway.
The city has grander plans in mind than a simple downtown loop for the Old Pueblo Trolley. Plans ultimately call for the trolley to run an unbroken route from the University of Arizona west gate on Park Avenue, along University Boulevard to Fourth Avenue, through the underpass, and into downtown.
The complete route won't come about until the spring 2009 opening of the new underpass, Tucson Transportation officials have said.
Long-term plans call for a modern streetcar to also run through the downtown area.

Voters in 2006 approved the Regional Transportation Plan that included a streetcar system that would run from the University Medical Center area off Campbell Avenue, through UA, on University to Fourth, and through a completed new underpass, and through downtown to the area of the Santa Cruz River.

That project won't get under way until at least 2013 and depends on approval of at least $75 million in Federal Transit Authority grant money that has been applied for but not yet been allocated.

[Locofresh55]

I was just in downtown a couple of days ago.....it's nice to see progress. I'll have to snap some pics of the newly painted St. Augustine cathedral. Also, One NOrth Fifth has new windows installed and 44 E Broadway all of asudden is being worked on. Good stuff....little progress is better than no progress I guess.

[Rive85]

yeah they have been chipping away at 44 Broadway for a couple of years now... but i did notice they have accelerated progress, i actually saw construction workers for the first time a few weeks ago. and also One Norht Fifth has a video walktru on youtube.

[kaneui]

^^^^Here are a few photos to give some visual perspective to the article posted above on downtown facade rehabs:


http://i12.photobucket.com/albums/a228/kaneui/Hittingerbldgrehab.jpg
Before: History disappeared under this 1940s facade on the Hittinger Building, 120 E. Congress St.
After: Architect Rob Paulus and building owner Warren Michaels restored the original 1901 facade of the Hittinger Building in 2002.



http://i12.photobucket.com/albums/a228/kaneui/CrescentSmokeShopbldg.jpg
The Crescent Smoke Shop building, 200 E. Congress, dates from 1900. It is believed that the original facade (before) still exists under the modern covering (after).
Many downtown buildings have hidden original facades that could be revealed through the city's facade improvement program.



http://i12.photobucket.com/albums/a228/kaneui/ElPasoSWstation.jpg
The vacant El Paso & Southwestern Depot (1913) has great future potential if the proposed convention center hotel and arena are built.
(photos: Tucson Citizen)

[PHX31]

Very interesting (facade retro-renovating)... I brought this up a few weeks ago in regards to some buildings up in Phoenix that would look much better if they would just be brought back to their original facades (and I wondered if it were even possible).

The top building Kaneui posted looks much better "after", obviously. The second building looked awesome back in the day, however, I don't think it can be restored... previously it looked like it had a squared end, and in the "after" it's squared end is cut off. It would be awesome if it could be brought back, though.

Here is the building in Phoenix that I wondered about, you can still see the brick on the side, the front must have been pretty great too. (pic courtesy of hx_guy.)

http://nitnelav.com/DTMay12008/5.jpg

There are several others that would be prime candidates to be brought back to their original look.