Tucson Development Thread

[Azstar]

I hope I'm wrong, but it makes me think this is not a viable project. I don't believe there's enough demand for office or retail space in downtown Tucson.

[crzyabe]

I hope I'm wrong, but it makes me think this is not a viable project. I don't believe there's enough demand for office or retail space in downtown Tucson.

I had heard that 60% of the building had commitments. Those commitments were pegged to a 2021 opening, so construction had to start Q4 of 2019 in order to hit that date.

[Patrick S]

Tucson Convention Center getting $65 million upgrade, expansion (https://www.kold.com/2019/08/02/tucson-convention-center-getting-million-upgrade-expansion/)

[Patrick S]

Site plans for proposed NW Medical Center at Houghton and Old Spanish Trail Rd. (http://tucson.siretechnologies.com/SIREPub/cache/2/5941052C2C32C3925D4533FEC3333333737337545425545447/949157508042019023135291.pdf)

[omarainza]

not the *most exciting* since its not in downtown but i got a couple snapshots of the casino del sol expansion
https://i.imgur.com/yfpJ2K6.jpg
https://i.imgur.com/djwTlf9.jpg

[InTheBurbs]

Allegiant is adding seasonal service between Indianapolis and TUS starting in November.

https://thepointsguy.com/news/allegiant-air-adds-2-new-cities-in-24-route-expansion/ (https://thepointsguy.com/news/allegiant-air-adds-2-new-cities-in-24-route-expansion/?utm_campaign=facebook&utm_content=D18BC450-BDC1-11E9-BC64-05E839982C1E&utm_source=facebook&utm_term=Editorial&utm_medium=social&fbclid=IwAR3Jo9EsjqC9uZXwBex6JvVT8TmyTVCRC_TtxLqVZJSut1kP_DNojKd-kfs)

[Azstar]

Allegiant is adding seasonal service between Indianapolis and TUS starting in November.

https://thepointsguy.com/news/allegiant-air-adds-2-new-cities-in-24-route-expansion/ (https://thepointsguy.com/news/allegiant-air-adds-2-new-cities-in-24-route-expansion/?utm_campaign=facebook&utm_content=D18BC450-BDC1-11E9-BC64-05E839982C1E&utm_source=facebook&utm_term=Editorial&utm_medium=social&fbclid=IwAR3Jo9EsjqC9uZXwBex6JvVT8TmyTVCRC_TtxLqVZJSut1kP_DNojKd-kfs)

It's only twice a week, but it makes MUCH more sense than the two routes they began operating last year, Provo, UT and Bellingham, WA. Pretty sure those two will be gone soon, so maybe they'll add one or two more beneficial routes.

[InTheBurbs]

According to Gabriela Rico at the AZ Daily Star (https://tucson.com/business/newest-downtown-hotel-project-in-tucson-to-break-ground/article_7460156c-0ed6-535a-b10e-fcd208983cc2.html), groundbreaking on the Hampton Inn/Home2 Suites across from the Cathedral will be on August 27. They hope to finish in early 2021.

https://img1.wsimg.com/isteam/ip/03b175fb-82eb-4789-b1c3-8c290469ca21/Tucosn%20perspective%20_2%2006%2005%202019.png/:/cr=t:4.32%25,l:0%25,w:100%25,h:91.36%25/rs=w:582,h:291,cg:true
Fayth Hospitality

[Ted Lyons]

Rio Nuevo restructured their incentive at the last board meeting. It is now broken into three parts: retail, parking and office. The office floors are now also going to be condo-ed. Pretty sure they are just trying to make the economic analysis required for these incentives pencil out. Building height remains at 12 stories.

Don't know how this specifically relates, but JE Dunn is planning to/in the process of transferring their ownership stake in the building according to Real Estate Daily News.

[Azstar]

Don't know how this specifically relates, but JE Dunn is planning to/in the process of transferring their ownership stake in the building according to Real Estate Daily News.

This doesn't sound promising. It sounds like they want out.

[andrewsaturn]

Don't know how this specifically relates, but JE Dunn is planning to/in the process of transferring their ownership stake in the building according to Real Estate Daily News.

Then would it be too late to change the design and height with new ownership? :haha:

In Other news: from Tucson.com

Closed down Target on Broadway will be a Super Home Décor

Leman Academy is expanding its building at 12255 N. La Cañada Drive with a $6.8 million permit.

A $5 million permit was issued for the new apartment complex in Main Gate Square, 900 E. Second St.

A $3.6 million permit was issued for eight units at Splendido Villas, 13500 N. Rancho Vistas.

At Home Décor Superstore got a $2.6 million permit to remodel the vacant Target store at 5255 E. Broadway.

The Pima County Courthouse at 115 N. Church Ave. took out a $2.1 million permit for renovations.

Harkins Theater at 5455 S. Calle Santa Cruz is upgrading seating and concession offerings with a $2 million permit.

Tu Simple got a $714,659 permit to add a second floor at 9538 E. Old Vail Road.

A 9,000-square-foot warehouse is going up at 1555 E. 22nd St. with a $603,810 permit.

HSL Center of Opportunity got a $603,669 permit for the shell building at 4550 S. Palo Verde Road.

A new, $480,425 Circle K is under construction at 4965 W. Ajo Way.
JTED at The Bridges got a $444,772 permit for the foundation of its future school at 3300 S. Park Ave.

[Azstar]

Site preparation has begun on what had been a gaping hole in the middle of Barrio Viejo for decades.

https://miramontehomes.com/community/miramonte-barrio-viejo/

[CB1]

https://i.imgur.com/B0SXzso_d.jpg?maxwidth=640&shape=thumb&fidelity=medium

[bthom3000]

Then would it be too late to change the design and height with new ownership? :haha:

In Other news: from Tucson.com

Closed down Target on Broadway will be a Super Home Décor

Leman Academy is expanding its building at 12255 N. La Cañada Drive with a $6.8 million permit.

A $5 million permit was issued for the new apartment complex in Main Gate Square, 900 E. Second St.

A $3.6 million permit was issued for eight units at Splendido Villas, 13500 N. Rancho Vistas.

At Home Décor Superstore got a $2.6 million permit to remodel the vacant Target store at 5255 E. Broadway.

The Pima County Courthouse at 115 N. Church Ave. took out a $2.1 million permit for renovations.

Harkins Theater at 5455 S. Calle Santa Cruz is upgrading seating and concession offerings with a $2 million permit.

Tu Simple got a $714,659 permit to add a second floor at 9538 E. Old Vail Road.

A 9,000-square-foot warehouse is going up at 1555 E. 22nd St. with a $603,810 permit.

HSL Center of Opportunity got a $603,669 permit for the shell building at 4550 S. Palo Verde Road.

A new, $480,425 Circle K is under construction at 4965 W. Ajo Way.
JTED at The Bridges got a $444,772 permit for the foundation of its future school at 3300 S. Park Ave.

The home decor store at the old target really bums me out. I heard rumblings of a Whole Foods there. That would have been soo much better for that area with their built in sushi bars and other food options for the expanding Williams center. What a missed opportunity. As for the home decor store. I feel it would be much better suited at the old Kmart location.

[Ted Lyons]

Per Joe Ferguson's Twitter feed, the City Council approved the GPLET for HSL/Pueblo Center Partners' redevelopment of the Hotel Arizona/Hyatt Regency.

[Ted Lyons]

On another note, by my calculation, we're approximately a year out from Nor-Gen's deadline to invest $10,000,000 in hard construction costs at the arena site. Unless terms changed without our knowledge, Nor-Gen had 42 months from the date the Greyhound station was relocated to make that investment and the Greyhound station was relocated in March 2017.

[Patrick S]

Per Joe Ferguson's Twitter feed, the City Council approved the GPLET for HSL/Pueblo Center Partners' redevelopment of the Hotel Arizona/Hyatt Regency.

Owner of closed downtown Tucson hotel closer to $45M renovation deal with city (https://tucson.com/news/local/owner-of-closed-downtown-tucson-hotel-closer-to-m-renovation/article_53211e50-cff3-11e9-83d8-1ba92df70d8c.html#tracking-source=home-top-story)

[Patrick S]

Tucson city council rejects hotel plan at base of Catalina Foothills (https://tucson.com/news/local/tucson-city-council-rejects-hotel-plan-at-base-of-catalina/article_502910fa-d024-11e9-a097-339c37d474ca.html#tracking-source=home-top-story-2)

[crzyabe]

Baffert at Five Points is planned to break ground early next year

https://tucson.com/business/tucson-s-five-points-intersection-to-get-new-apartment-retail/article_4f136b04-32d4-5bf8-854c-e1672c8ca018.html

https://bloximages.chicago2.vip.townnews.com/tucson.com/content/tncms/assets/v3/editorial/7/de/7deb08ae-5138-5a99-a8cc-1de57a3f4a3a/5d7031c904d6e.image.jpg?resize=1200%2C688

[crzyabe]

4 story apartment building with ground floor restaurant planned for the the SE corner of Stone and 14th st (The old Casa Vicente lot).

https://lh3.googleusercontent.com/-FMGOUbbjCk0/XXffxvMzyPI/AAAAAAAAFmQ/ov1WHOzS5AUhbj0mcYHrG6JRv89Dwp_FACK8BGAs/s512/2019-09-10.png

[Ted Lyons]

4 story apartment building with ground floor restaurant planned for the the SE corner of Stone and 14th st (The old Casa Vicente lot).

https://lh3.googleusercontent.com/-FMGOUbbjCk0/XXffxvMzyPI/AAAAAAAAFmQ/ov1WHOzS5AUhbj0mcYHrG6JRv89Dwp_FACK8BGAs/s512/2019-09-10.png

I'll be psyched if it ends up looking like that.

[crzyabe]

Flash TV Apartments

Renovation of the old Flash TV building on 6th Ave south of 18th street. 52 Apartments and some retail/restaurant space in 3 different buildings with 1 new building just south of 19th st.

https://lh3.googleusercontent.com/-FreXjCw9Irw/XXfhp8xyq7I/AAAAAAAAFmc/NA0plvQsg-QKuBUw5wMUTHCaSO9H8J-FwCK8BGAs/s512/2019-09-10.png
Bigger Image (https://lh3.googleusercontent.com/-FreXjCw9Irw/XXfhp8xyq7I/AAAAAAAAFmc/NA0plvQsg-QKuBUw5wMUTHCaSO9H8J-FwCK8BGAs/s0/2019-09-10.png)

[crzyabe]

I'll be psyched if it ends up looking like that.

Yeah, me too. They are proposing some vibrant colors as well:

https://lh3.googleusercontent.com/-8WQ1ma7g4EE/XXkZf0v6KcI/AAAAAAAAFm8/Xe7TnOgs8noHJ6OoifGzgouapF_sZaWlwCK8BGAsYHg/s0/2019-09-11.png

[Ted Lyons]

TIBO is active again, FYI.

[Azstar]

TIBO is active again, FYI.

Hooray!:worship::worship::worship:

[andrewsaturn]

According to https://www.downtownlinks.info/downtown-links-construction-manager-at-risk-cmar-update-and-upcoming-pre-construction-activity/

AZDT has selected a contractor for the long awaited and needed alternative route of Broadway and aviation to I-10. A joint venture of Granite and Borderlands Construction will be overseeing the project. Preliminary work has begun since the contract in July 2019 and is expected to lasted 8 months. The project is also expected to last 2 years barring any unexpected changes or cost.

I am personally happy to see this finally coming along. Congress street just gets so congested at peak hours and after sports games. With population and workforce expected to grow as well, I can only see this alternative route as a relief to those that just want to get on the highway or get to the westside without being stuck at the two stop lights right on Congress and 4th ave.

[Ted Lyons]

According to https://www.downtownlinks.info/downtown-links-construction-manager-at-risk-cmar-update-and-upcoming-pre-construction-activity/

AZDT has selected a contractor for the long awaited and needed alternative route of Broadway and aviation to I-10. A joint venture of Granite and Borderlands Construction will be overseeing the project. Preliminary work has begun since the contract in July 2019 and is expected to lasted 8 months. The project is also expected to last 2 years barring any unexpected changes or cost.

I am personally happy to see this finally coming along. Congress street just gets so congested at peak hours and after sports games. With population and workforce expected to grow as well, I can only see this alternative route as a relief to those that just want to get on the highway or get to the westside without being stuck at the two stop lights right on Congress and 4th ave.

On a related note, the airport has an updated master plan and a significant focus is road access to the airport.

https://www.suncorridorinc.com/About-Us/TUS-Blueprint.aspx

In the presentation of the plan, it's mentioned that Pima County has looked at extending Aviation Parkway south of I-10 on the same alignment as Alvernon, which would allow for a direct access road to the airport.

EDIT: Here's the proposed alignment:

https://i.imgur.com/e2YkWw8.png?1

[Thirsty]

I though the last TIA master plan I saw had extensions to the two existing terminals. The video (SunCorridor link in above post) mentioned a new terminal and TIA entrance off Country Club.

Are there any details on this plan? Would this be a replacement, or a pre-security entrance with the existing building staying in uses for gates?

[Ted Lyons]

I though the last TIA master plan I saw had extensions to the two existing terminals. The video (SunCorridor link in above post) mentioned a new terminal and TIA entrance off Country Club.

Are there any details on this plan? Would this be a replacement, or a pre-security entrance with the existing building staying in uses for gates?

This would be a separate building altogether to the east of the existing terminal. The plan designated space for cargo warehouses which could be demolished in the event a new terminal becomes necessary. I don’t have the plan in front of me, but I believe the area is colored pink in the map that shows the various land uses within the plan.

[omarainza]

deleted

[Ted Lyons]

Preliminary design concept for the project on the southeast corner of Euclid and Speedway. No more weird cantilevered design over the dumpy houses.

https://i.imgur.com/Qy7GN0Y.png?1

[Ted Lyons]

The developers of the Main Gate Residence Inn have applied for a permit for the foundation and superstructure.

[Ted Lyons]

Rio Nuevo just recently posted the minutes from their August meeting. Since we're not getting good/any media coverage of their meetings, reading through these is pretty much the only way to stay updated (as much as possible) on most projects funded by Rio Nuevo.

Anyway, the story on 75 E Broadway is that one of party's financing JE Dunn's development of the project ended up not being able to commit funding. As a result, Ron Schwabe and Marcel Dabdoub offered to buy out JE Dunn but needed an extension of Rio Nuevo's development deadline to get financing in place. They were then supposed to report back to Rio Nuevo at the September meeting. Who knows what happened then?

Interestingly, Marcel Dabdoub indicated that they were close to signing leases with Learning A-Z, which is evidently a Tucson-based curriculum development company with between 201 and 500 employees, for office space and CVS for ground floor retail space.

[Patrick S]

Northwest Hospital has closed on their purchase of land at Houghton & Old Spanish Trail for construction of their newest hospital and hope to have it opened in early 2021.

Northwest Healthcare closes on Eastside Tucson Hospital Site for $7.042 Million (https://realestatedaily-news.com/northwest-healthcare-closes-on-eastside-tucson-hospital-site-for-7-042-million/)

[crzyabe]

Couple things:

- There is construction fencing around the Baffert project at 5 Points. Looks like that project is moving forward
- The small triangle lot with the "Ugly But Honest" sign had a permit issued for bathroom upgrades only. The plans state the project's name is "The Point". So maybe some restaurant/bar/coffee thing soon.

[Ted Lyons]

Couple things:

- There is construction fencing around the Baffert project at 5 Points. Looks like that project is moving forward
- The small triangle lot with the "Ugly But Honest" sign had a permit issued for bathroom upgrades only. The plans state the project's name is "The Point". So maybe some restaurant/bar/coffee thing soon.

Yeah, the triangle lot is tied into the Baffert project. It'll be their sales office and an art gallery, IIRC.

[andrewsaturn]

Pima County Facebook posted some photos of the new fields at Kino Sports Complex. https://m.facebook.com/story.php?story_fbid=1693034760829298&id=134236246709165

This is the first phase which includes multi-use fields , picket ball courts, lockers, and concessions which should be open by Jan 1, 2020. Complete outcome of the project potentially includes retail, hotel, a 10,000 seat stadium.
Apparently some events have already been scheduled for the Spring.

https://news.azpm.org/p/news-articles/2019/4/2/148974-kino-sports-complex-expansion-draws-national-international-attention/

[crzyabe]

Progress on Ronstadt. I am not as optimistic as the article, but it is good to hear that the development is still moving forward

Plan for Ronstadt Transit Center ready for public scrutiny (https://www.kold.com/2019/10/08/plan-ronstadt-transit-center-ready-public-scrutiny/)

[crzyabe]

Rio Nuevo just posted their agenda for their meeting tomorrow. The Bautista apartments over near the Mercado are on the agenda.

[kaneui]

With its equity partners changing hands, it now looks like there will be some residential in the 75 Broadway project. According to Peach Properties' website, the building is now up to 14 stories with floors 12-14 featuring 80 studio apartments, floors 8-11 for 120k s.f. of commercial office (one less floor than before), with the lower floors of parking and retail/restaurant staying the same.

As a side note, we don't know what the pricing will be for 75 Broadway, RendezVous, The Flin or The Monier, but if they're anything close to what OLIV at Main Gate is asking for their rental units, Tucson will be seeing some big city prices for these urban apartments. OLIV is already pre-leasing, and asking anywhere from $2.60 - 5.15/s.f., ranging from "Murphy" studios to 4BR. (For comparative purposes, The Trademark, a newly opened 7-story apartment complex in downtown LA, is asking about $3.30 - 4.50/s.f., with studios to 3BR.)

I'm guessing Schwabe and Dabdoub want all studios in 75 Broadway in order to maximize income, since small units command the highest rate/s.f. However, it will be interesting to see how quickly units at these higher price points rent out in Tucson, as this type of product is still rather untested here. (With OLIV, a majority of their units have a bathroom for each bedroom, so perhaps they could be converted to student housing if they don't otherwise get rented, which is often more lucrative.)


https://peachprops.com/project/75-broadway/

http://https://olivtucson.com/ (https://olivtucson.com/)

http://trademarkdtla.com/

[Ted Lyons]

With its equity partners changing hands, it now looks like there will be some residential in the 75 Broadway project. According to Peach Properties' website, the building is now up to 14 stories with floors 12-14 featuring 80 studio apartments, floors 8-11 for 120k s.f. of commercial office (one less floor than before), with the lower floors of parking and retail/restaurant staying the same.

As a side note, we don't know what the pricing will be for 75 Broadway, RendezVous, The Flin or The Monier, but if they're anything close to what OLIV at Main Gate is asking for their rental units, Tucson will be seeing some big city prices for these urban apartments. OLIV is already pre-leasing, and asking anywhere from $2.60 - 5.15/s.f., ranging from "Murphy" studios to 4BR. (For comparative purposes, The Trademark, a newly opened 7-story apartment complex in downtown LA, is asking about $3.30 - 4.50/s.f., with studios to 3BR.)

I'm guessing Schwabe and Dabdoub want all studios in 75 Broadway in order to maximize income, since small units command the highest rate/s.f. However, it will be interesting to see how quickly units at these higher price points rent out in Tucson, as this type of product is still rather untested here. (With OLIV, a majority of their units have a bathroom for each bedroom, so perhaps they could be converted to student housing if they don't otherwise get rented, which is often more lucrative.)


https://peachprops.com/project/75-broadway/

http://https://olivtucson.com/ (https://olivtucson.com/)

http://trademarkdtla.com/

Good find on the new info. What's odd right off the bat is the first rendering is obviously new but doesn't reflect the floor increase.

In terms of rental rates, I'd bet OLIV is higher than what we'll see from any of the projects downtown. I know that they claimed the apartments would be marketed to the general population but their marketing thus far seems geared toward students. We'll see, though.

[InTheBurbs]

Looks like City Park is losing the bowling alley but adding additional office space for Hexagon.

International tech firm Hexagon Mining continues its downtown Tucson expansion (https://tucson.com/business/international-tech-firm-hexagon-mining-continues-its-downtown-tucson-expansion/article_ef075320-0beb-566a-89cf-5bb10cc9aa00.html#tracking-source=home-top-story)

The ground floor will remain retail/restaurant/food court.

One interesting stat - The article quotes McCusker saying that Hexagon has booked more than 3,500 hotel stays in the past year for incoming visitors.

[Eapiwo]

https://www.kgun9.com/news/local-news/developer-presents-plans-for-santa-cruz-riverfront-project-to-rio-nuevo-board?fbclid=IwAR1UwOph9pjmYPH0f7amlMi4hAAJ7Sb86OQ582nPvfQLWV4AM5dOI7VInPc

Kgun has reported some new info about the Bautista Project. Looks like it'll be 5 stories, have 250 units, cost 72 million with the developers asking Rio Nuevo to contribute 2.8 million to get the project underway by the end of this year.

[Ted Lyons]

https://www.kgun9.com/news/local-news/developer-presents-plans-for-santa-cruz-riverfront-project-to-rio-nuevo-board?fbclid=IwAR1UwOph9pjmYPH0f7amlMi4hAAJ7Sb86OQ582nPvfQLWV4AM5dOI7VInPc

Kgun has reported some new info about the Bautista Project. Looks like it'll be 5 stories, have 250 units, cost 72 million with the developers asking Rio Nuevo to contribute 2.8 million to get the project underway by the end of this year.

Screenshot from the video:

https://i.imgur.com/LecxEsG.jpg?1

16k+ sf of retail space is going to be quite a lot to fill unless they have tenants lined up already.

[Azstar]

16k+ sf of retail space is going to be quite a lot to fill unless they have tenants lined up already.

It seems that local developers are a little out of touch with the realities of the retail marketplace. Demand for bricks and mortar is down everywhere since so many people shop online, but especially weak in Tucson where the population numbers just don't add up. There is a lot of retail space available, and retail space tends to stay vacant for years, if not decades, in downtown Tucson. While the number of workers downtown is slowly increasing, and the number of downtown apartment dwellers will also increase soon, downtown businesses will continue to struggle. I hope I'm wrong.

[crzyabe]

It seems that local developers are a little out of touch with the realities of the retail marketplace. Demand for bricks and mortar is down everywhere since so many people shop online, but especially weak in Tucson where the population numbers just don't add up. There is a lot of retail space available, and retail space tends to stay vacant for years, if not decades, in downtown Tucson. While the number of workers downtown is slowly increasing, and the number of downtown apartment dwellers will also increase soon, downtown businesses will continue to struggle. I hope I'm wrong.

There has been talk about a grocery store in that area for a few years now. Something like a Trader Joes, Sprouts or Whole Foods. I dont know how the space is laid out, but 16k sqft would be a good size for those types of grocers

[travreese]

Here are the rumors I've heard about downtown grocers for the past few years. Trader Joe's has no interest expanding in this market and are not very interested in "filling in" existing cities. They would rather expand into new markets. This info is a few years old and I don't know how reliable. My source was someone regionally connected to Trader Joe's. I thought the worst kept secret in Tucson was the Whole Foods at Speedway & Country Club moving to Speedway & Campbell when that development finally happens. Does anyone know if that information is actually true? I've also heard Sprouts was approached because they specifically have a "downtown" Sprouts bodega-style concept and has so far passed.

My info comes from sitting in lots of downtown specific meetings and conversations over the last few years. Who knows if this info adds anything to the conversation here.

I too cannot believe we're still adding retail although I am generally for retail at the bottom of any new construction.

[Ted Lyons]

There has been talk about a grocery store in that area for a few years now. Something like a Trader Joes, Sprouts or Whole Foods. I dont know how the space is laid out, but 16k sqft would be a good size for those types of grocers

This was the only reasonable concept I could think of but, looking at the massing, one large tenant would be split right down the middle. With that said, there's a Ralph's at Liberty Station in San Diego that's broken up between two buildings, but that doesn't seem like an ideal situation.

[Ted Lyons]

Here are the rumors I've heard about downtown grocers for the past few years. Trader Joe's has no interest expanding in this market and are not very interested in "filling in" existing cities. They would rather expand into new markets. This info is a few years old and I don't know how reliable. My source was someone regionally connected to Trader Joe's. I thought the worst kept secret in Tucson was the Whole Foods at Speedway & Country Club moving to Speedway & Campbell when that development finally happens. Does anyone know if that information is actually true? I've also heard Sprouts was approached because they specifically have a "downtown" Sprouts bodega-style concept and has so far passed.

My info comes from sitting in lots of downtown specific meetings and conversations over the last few years. Who knows if this info adds anything to the conversation here.

I too cannot believe we're still adding retail although I am generally for retail at the bottom of any new construction.

I've heard that about Trader Joe's, too (maybe from the same source), but I feel like a grocery store of some sort will eventually have to see value downtown. As much as we don't need much more retail space, we do have a lot of residential units coming on line, which will eventually require basic services.

[andrewsaturn]

I love Johnny Gibson market and think it is perfect for our downtown. I think if we need a place where people have more options in terms of toiletries, maybe rio nuevo can advocate a resurgence of a downtown Walgreens??

[kmiller5]

Do we know when the two 4th Ave apartment buildings are expected to begin construction? I know flycatcher has been demo'd but haven't heard when construction will start. Also curious about the 14-story building at the South end.

[Ted Lyons]

Do we know when the two 4th Ave apartment buildings are expected to begin construction? I know flycatcher has been demo'd but haven't heard when construction will start. Also curious about the 14-story building at the South end.

Pretty sure they're already pouring the foundation for Union. The OPUS project is still in the design review phase.

EDIt - Found this photo update for Union on 6th from 10/9: http://union.chasse.us/utility-infrastructure-and-excavation/

[kmiller5]

Pretty sure they're already pouring the foundation for Union. The OPUS project is still in the design review phase.

EDIt - Found this photo update for Union on 6th from 10/9: http://union.chasse.us/utility-infrastructure-and-excavation/

Oh, wow. Thanks!

[InTheBurbs]

I was in Tucson this past weekend and got a few shots of downtown and some of the construction going on.

BTW: Stayed at the Marriott at Main Gate. Remodeling is still in progress but it's much improved.

On Approach to TUS. Downtown still has a fairly small footprint, but you can see it starting to merge with Fourth Ave, Main Gate, the University and UMC.

https://live.staticflickr.com/65535/49016307983_b439553070_c.jpg

Downtown Sunrise
https://live.staticflickr.com/65535/49016306593_33d6b8ee45_c.jpg

Tyndall Avenue "Canyon"
https://live.staticflickr.com/65535/49016307618_6b0a6978a7_c.jpg

Graduate and oLiv from 9th floor of Marriott
https://live.staticflickr.com/65535/49017028642_a875f634cd_c.jpg

https://live.staticflickr.com/65535/49017028857_84fc44fc7f_c.jpg[/url]

oLiv from Park Ave
https://live.staticflickr.com/65535/49017029317_12f64abe42_c.jpg

New Student Housing from Park & 2nd Street
https://live.staticflickr.com/65535/49016825536_4bdf609e25_c.jpg

Rendezvous Urban Flats (U/C) and One West downtown
https://live.staticflickr.com/65535/49017028437_86594820e7_c.jpg

MSA Annex. Shipping container development on West Side across from the Caterpillar HQ. Neat concept and nicely done. Lot's of new construction going on around there in the Mercado area as well.

https://live.staticflickr.com/65535/49016826416_7fba5bf395_c.jpg

https://live.staticflickr.com/65535/49017030572_5e0a74c957_c.jpg

Mural at the Boxyard, the bar/food/entertainment area on Fourth also made out of shipping containers. Nice place to hang out on Friday night. Didn't get any pictures except for the cool mural on the side of the building next door that faces into the Boxyard.

https://live.staticflickr.com/65535/49016826076_3291b85200_c.jpg

[wildcatmd]

The student housing block seems like it would be a good place for a semi-urban grocery store.

[kaneui]

Tyndall Avenue "Canyon"
https://live.staticflickr.com/65535/49016307618_6b0a6978a7_c.jpg



With three more multi-story student housing complexes (Aspire II, Hub IV, Euclid/Speedway) and the Main Gate hotel/apartment tower under construction, this six-block rectangle bordered by Speedway, Park, University and Euclid will be the densest residential area in all of Tucson, if it isn't already.

[andrewsaturn]

Great pics! I love boxyard. Hope you enjoyed your stay. The university and downtown/mercado is dramatically changing before our eyes.

[sheep unite]

This is purely speculative, but I think it relates to Tucson development. I am curious as to your thoughts and opinions on two transportation ideas. I am certainly no expert.
1.) what do you all think about dedicated transit line down busy crosstown streets like Broadway (I know it’s been discussed and shot down), Oracle, Campbell/Tucson to the airport, etc... and expanding streetcar service? On dedicated track lanes this would seem to act more as rail mass transit instead of the small population of students/tourists/downtowners it now serves.
2.) Cars and traffic seem to only be increasing, so I’m curious about your thoughts/knowledge about an integrated centralized smart traffic light system? I really don’t even know if this exists, but it doesn’t sound too outlandish to me. I’m picturing a system that if you are crossing town and going the speed limit you really shouldn’t be having to hit red lights. Obviously turns, hazards, slow drivers, etc would be entropy in the system and cyber security would be very necessary. I can’t imagine the technology doesn’t exist. Like I said I’m not an expert but it seems like Tucson, with its grid street system and lack of freeways, would be a perfect candidate for such a system.
Obviously things like this would cost big money, but the frustration that I feel sitting in my idling car at seemingly every light in town got me thinking... Thanks.:shrug:

[chenley333]

This is purely speculative, but I think it relates to Tucson development. I am curious as to your thoughts and opinions on two transportation ideas. I am certainly no expert.
1.) what do you all think about dedicated transit line down busy crosstown streets like Broadway (I know it’s been discussed and shot down), Oracle, Campbell/Tucson to the airport, etc... and expanding streetcar service? On dedicated track lanes this would seem to act more as rail mass transit instead of the small population of students/tourists/downtowners it now serves.
2.) Cars and traffic seem to only be increasing, so I’m curious about your thoughts/knowledge about an integrated centralized smart traffic light system? I really don’t even know if this exists, but it doesn’t sound too outlandish to me. I’m picturing a system that if you are crossing town and going the speed limit you really shouldn’t be having to hit red lights. Obviously turns, hazards, slow drivers, etc would be entropy in the system and cyber security would be very necessary. I can’t imagine the technology doesn’t exist. Like I said I’m not an expert but it seems like Tucson, with its grid street system and lack of freeways, would be a perfect candidate for such a system.
Obviously things like this would cost big money, but the frustration that I feel sitting in my idling car at seemingly every light in town got me thinking... Thanks.:shrug:

1. Dedicated transit lanes: this should really get more investigation and support among the city leaders. We can't afford to keep the pavement we have in even marginal condition, let alone afford to keep adding lanes (and pay to tear down businesses to make room). We need to maximize the efficiency of the space we already have. Really good quality, frequent transit service along key corridors would help with congestion, bring some economic vitality to tired strip malls, help with air quality, and give people mobility options.

2. In Pima County's and the City of Tucson's presentation to the RTA Citizen Advisory Committee yesterday, they talked about smart signalization as a key strategy for congestion management - something they want funded by the next RTA plan. It's expensive to retrofit so many signals across the city, but much cheaper the widening etc.

[Ted Lyons]

Pretty short Rio Nuevo meeting tomorrow but they'll be discussing the Bautista project as well as Peach's 123 S. Stone project - the one Chris Bianco is attached to. On a maybe related note, Chris Bianco just posted about Rick Joy's new book on his Instagram page. Wonder if there's a connection there or if that was just coincidental.

[Ted Lyons]

Hmm.

https://i.imgur.com/xwBPIlF.jpg?1

Maybe they're going to build above some of the Congress-facing buildings?

[InTheBurbs]

Maybe they're going to build above some of the Congress-facing buildings?

Where did you find this?

Googling "Loveblock" brings up some interesting results, but did see that Loveblock Partners LLC was incorporated in September. It's some of the same people (Stiteler, etc) that were proposing the Moxy in the other two locations. Maybe they are going to try again for something behind the Rialto, but on a smaller scale (i.e. one hotel rather than two)?

On a possibly related note, I read in the transcript from the August Rio Nuevo meeting that they "expect to see a couple more inbound hotels", and that they are in conversations with other brands about the TCC.

During that meeting, they also discussed 75 Broadway, and mentioned that they had been close to signing CVS for a spot on the ground floor at 6th and Broadway.

[Ted Lyons]

Where did you find this?

Instagram

[crzyabe]

For those who have not heard, Rio Nuevo gave the go ahead to the Bautista project on the west side. They will be including some funding and tax abatement

Rio Nuevo approves investment in $72M Bautista Project (https://kvoa.com/news/2019/11/20/rio-nuevo-approves-investment-in-72m-bautista-project/)

[mdpx]

Love seeing all development downtown. Even as a long-time Phoenician, I really appreciate my trips to visit friends and always make it a point to go down 4th Ave, downtown, the Mercado, etc. The scale is big, but human. Love this town.

[Ted Lyons]

Rio Nuevo released the minutes from their October meeting yesterday and this passage regarding the timeline to get a certificate of occupancy for the first floor of City Park stood out to me:

I know, but we've been working on it for a while and, you know, I don't want to get ourselves into another -- I hate to use these two words, but I don't want to get ourselves into another Allan Norville situation. I want to see hard dates with things happening.

[Ted Lyons]

Looks like 44 Studio apartments along with 3,350 sf of retail.

https://live.staticflickr.com/65535/33950952698_982b820664.jpg
Render: Engberg Associates Architects


Development Application here (http://tucson.siretechnologies.com/SIREPub/cache/2/4972936C2C32C3925D4533FEC3333333737337545425545447/939663805112019035416702.pdf)

This is being downsized to three floors. Boo.

[crzyabe]

Streetcar from the airport to Tucson Mall? A federal grant could put plans in motion. (https://news.azpm.org/p/news-topical-biz/2019/12/1/162354-streetcar-from-the-airport-to-tucson-mall-a-federal-grant-could-put-plans-in-motion/)

Looks like there might be movement on streetcar expansion. Still probably a long shot

[crzyabe]

Reading through the minutes from the Rio Nuevo meeting in August. There was a substantial presentation on the west side of I-10 (the Mercado area). I wish i had the slide deck from the presentation, but below is a summary of what was said about each project. The presenter said that the time frame for completion of these project was, best case, 3-5 years.

Bautista - It's a 253 unit, two wing plaza complex with all of the commercial/retail activity at grade on a podium deck with one grade below of underground parking. Additionally, 16,500 square feet of commercial retail.

Menlo Park Commons - Menlo Park Commons is a key project for the overall district. It's going to house, a parking garage facility, which is currently sized at 450 spaces of underground parking. I'm pleased to announce that we have made very good progress with Chicanos Por La Causa over the last six 21 months with a new potential opportunity zone investment with them coupled with a new market tax credit allocation that is being preliminarily committed to the project in the amount of $25 million. This project is a multi-phase, mixed use complex that will be housing our Grand Mercado building, which is currently sized at 21,000 square feet of pure commercial retail, 15,000 square feet on the ground floor, 6,000 square feet on the second mezzanine level, and then it's lined with a Workforce Housing 130-unit project that we're currently in negotiations on with the new Freddie Mac product that supports a mixed income execution. In addition to that, it will be our grocery, which we're currently working with a very well-known Nogales-based grocer that will be bringing their footprint to Tucson. They actually happen to live here in Tucson, but it will be their first store that they're looking to do here with a traditional carniceria and a whole slew of other produce and other prepared foods that they're looking to roll into the Tucson marketplace

101 Linda - Designed by Poster Frost Mirto architects and it is an eight-story build to suit, which we are currently in preliminary negotiations with two different tenants. One is a 60,000 square foot user that is currently in the marketplace that's looking to move from Fort Lowell their Tucson-based headquarters, and the other is also another group that is from the Phoenix area that's looking for a 55 to 60,000 square foot opportunity. We are currently exploring both of them in earnest.

West Abbey - This is a commercial mixed use project as well, which is still in concept level for the time being. It will be a temporary, partially improved parking facility, which will continue to be able to provide free parking for our annex and Mercado and now Monier retail.

Block D - Then lastly on the map is just a area showing what we refer to as our block D site. That is the second of the river front properties, and it is currently slated to be a large mixed use commercial complex, may or may not have any residential component. At the moment, we're talking with -- the Ozone investor on Bautista has a great interest in it in doing a potential hotel product. They happen to be one of the premier Marriott developers in the country and Marriott has very much an interest in potentially placing one of their products with them, so we're in preliminary conversations with them on that. That also would be housing primarily commercial and office on the podium deck as well.

[Ted Lyons]

Preliminary design concept for the project on the southeast corner of Euclid and Speedway. No more weird cantilevered design over the dumpy houses.

https://i.imgur.com/Qy7GN0Y.png?1

Steve Kozachik noted in his newsletter yesterday that this project technically isn't within the height requirements of the Main Gate Overlay District. He goes on to say, "It belongs within the campus footprint, not across the street from West University." This, of course, ignores the fact that it actually fronts a church, not actual homes within West University, and that other structures of similar height (e.g., Main Gate Garage, University Services Building, Coronado, Arbol de la Vida) already exist on the same block and the overlay district allows for similar heights a short distance south at Euclid and 4th. Arguing that this project isn't within the campus footprint is a matter of pure semantics as it's obviously within the area that most people consider to be the University.

[InTheBurbs]

Steve Kozachik noted in his newsletter yesterday that this project technically isn't within the height requirements of the Main Gate Overlay District. He goes on to say, "It belongs within the campus footprint, not across the street from West University." This, of course, ignores the fact that it actually fronts a church, not actual homes within West University, and that other structures of similar height (e.g., Main Gate Garage, University Services Building, Coronado, Arbol de la Vida) already exist on the same block and the overlay district allows for similar heights a short distance south at Euclid and 4th. Arguing that this project isn't within the campus footprint is a matter of pure semantics as it's obviously within the area that most people consider to be the University.

...and it's on Speedway for Pete's sake.

[InTheBurbs]

Webcam for the Hampton and Home 2 on Stone.

https://app.truelook.com/?u=eh1576095343#tl_live

[southtucsonboy77]

I heard possibly that 75 E. Broadway may be looking at going from 12 to 14 back up to 22 floors. Fingers crossed.

[kmiller5]

I heard possibly that 75 E. Broadway may be looking at going from 12 to 14 back up to 22 floors. Fingers crossed.

Wow I've been expecting to hear the project was cancelled. Hopefully we hear something definitive soon.

[Ted Lyons]

I heard possibly that 75 E. Broadway may be looking at going from 12 to 14 back up to 22 floors. Fingers crossed.

A few months back, in their presentation to RN, Peach said they'd be adding a few floors based on different usage, I think. Hadn't heard of that big of an increase, but we can hope . . .

[Ted Lyons]

Looks like City Council is going to vote on whether to sell 124 E Broadway (the Access Tucson building and parking lot just west) to Ross Rulney this week. The terms of the sale are $1.5 million for the building and land but $1 million must be invested in renovations/improvements within 30 months or the city can take back title and refund half the sale price. Sounds like a pretty smart deal to me.

[InTheBurbs]

There are plans to spend $38 million to convert 8 floors of One South Church into a 150 room hotel, with ground floor restaurant, meeting spaces, fitness center, and marketplace.

https://tucson.com/business/floors-of-downtown-tower-will-be-transformed-into-a-hotel/article_852a54e8-063b-591b-a5c8-cc5b2decfa2c.html

[InTheBurbs]

According to Inside Tucson Business, Rio Nuevo recently provide preliminary support for a proposal from Peach/Dabdoub to subdivide the Chicago Store and Wig-o-Rama block into smaller spaces to support a bakery; restaurant and bar; plant shop; record store; and a possibly a Bookman’s Entertainment Exchange that would include a bar and cafe. The second floor would be converted to a co-working space.

Story here (https://www.insidetucsonbusiness.com/construction_real_estate/downtown-development-includes-new-hotel-and-offices/article_f06d706c-2b26-11ea-a2d5-a31b56a9fe0d.html)

[kaneui]

2019 review, 2020 outlook: downtown Tucson/UA corridor development


Along the Sun Link streetcar corridor, stretching from the Mercado District west of I-10 through the downtown and 4th Avenue districts and on to the UA campus, some of the most notable activity in 2019 involved student housing and medical/healthcare-related projects near the UA.

Major projects completed last year within the UA Health Sciences Campus include the $450M+ expansion of Banner-University Medical Center, featuring a new nine-story hospital tower; the $165M, nine-story Health Sciences Innovation Building, and the $26M renovation/addition to the Skaggs Building in the College of Pharmacy.

Four large student housing projects near the UA campus added over 2,300 additional beds: the UA Honors Village (1,056 beds), the 12-story Aspire tower (502 beds), The Mark – an eight-story complex on Broadway (595 beds), and Hub Speedway (183 beds). Athletic facilities projects completed at the UA included an $8M renovation of Hillenbrand Softball Stadium and the new $16.3M Cole & Jeannie Davis Sports Center adjacent to Arizona Stadium.

In the downtown, completed projects included several low- and moderate-income apartment buildings, as well as the 150k s.f. office building for Caterpillar’s Tucson Mining Center and the 55k s.f. Conference and Educational Center at Cathedral Square.


2020 Outlook

Highlights for the coming year will feature the opening of numerous market-rate, multifamily housing projects as well as construction on several new hotels near the Tucson Convention Center.

Although fairly limited until now, nearly 500 market-rate apartments will come online downtown in 2020, including the RendezVous Urban Flats (100 units), The Flin (243 units), and The Monier (122 units). Keeping the momentum going, over 800 market-rate units are scheduled to start construction this year around the downtown, including the 13-story Opus/4th Ave. mixed-use project with 323 units; The Bautista in the Mercado District-- a 253-unit development; 80 units in the mixed-use, 14-story, 75 Broadway tower; two projects from Ross Rulney--the Julian Drew Lofts (57 units) and 127 S. 5th Ave. (96 units); and 28 condos in the Casa Vicente project on S. Stone Ave.

With Rio Nuevo's commitment of over $65M to upgrade and improve facilities at the Tucson Convention Center over the next few years, several hotel projects will move forward in 2020, including the completion of the TCC DoubleTree (170 keys) and the Hampton Inn/Home2 Suites at Cathedral Square (198 keys) in time for the 2021 Gem & Mineral Show. Additional downtown hotels that should see construction this year include the renovation of the former Hotel Arizona into a 296-key Hyatt Regency, and the conversion of eight lower floors of the One South Church tower into a 150-key boutique hotel.

Other notable downtown projects this year include the completion of the Southern Arizona Heritage & Visitor Center and the UA Gem & Mineral Museum in the renovated historic Pima County Courthouse; the completion of the adjacent January 8 Memorial, and construction on the much-delayed final phase of the Downtown Links transportation project.

On the UA campus, three notable projects should start construction in 2020: the $20M Andrew Weil Center for Integrative Medicine, the $101M Applied Research Building and the $99M, seven-story Grand Challenges Research Building. Activity around Main Gate Square will see the completion of the mixed-use, 14-story Graduate Hotel/OLIV Residences tower and continued construction on two student housing projects: the 10-story Aspire II tower (482 beds) and the Hub on Campus – Park Ave. complex (485 beds).

[andrewsaturn]

Broadway widening between Euclid and Country Club to start late January.

https://www.tucsonaz.gov/tdot/news/broadway-euclid-country-club-project-update-meeting

[andrewsaturn]

Link to progress videos for the new Rendezvous urban flats expected to be completed Spring 2020.

http://rendezvousurbanflats.com/progress.html

[kmiller5]

Hmm.

https://i.imgur.com/xwBPIlF.jpg?1

Maybe they're going to build above some of the Congress-facing buildings?

I went ice skating downtown and there were several signs up saying something along the lines of "you are skating on a future hotel" with the moxy logo. If I recall correctly I think it said 2021.

[Ted Lyons]

I went ice skating downtown and there were several signs up saying something along the lines of "you are skating on a future hotel" with the moxy logo. If I recall correctly I think it said 2021.

Rad! Hadn't we heard that the infrastructure of the garage couldn't support a structure large enough for the hotel? I wonder what changed.

[Ted Lyons]

Link to progress videos for the new Rendezvous urban flats expected to be completed Spring 2020.

http://rendezvousurbanflats.com/progress.html

Would have preferred more height but pretty satisfied with how these look from the street. Interior finishes (based on the kitchen shots) look pretty nice, too.

[crzyabe]

Rad! Hadn't we heard that the infrastructure of the garage couldn't support a structure large enough for the hotel? I wonder what changed.

I had heard that was why the Moxy was moved. The height required to make the Moxy sustainable was not supported on that site. May things have changed or that was bad info. The Moxy has moved around a lot. It was part of the Ronstadt proposal, this location, and shortly, the Rialto block.

[Ted Lyons]

Plans for the Corbett Building and surrounding property have changed once again. Now, we're looking at conversion into an Italian restaurant and the demolition of the old reggae store with new construction of an "airstream hotel." The southern portion of the property would become a parking lot for both businesses and could eventually become a brick-and-mortar hotel.

https://i.imgur.com/8aPfEYc.jpg

https://i.imgur.com/rDCiaTf.jpg

[wildcatmd]

Anyone else find it interesting how we went from 0 hotels a couple years to almost 10 in the downtown/university district?

[crzyabe]

The southern portion of the property would become a parking lot for both businesses and could eventually become a brick-and-mortar hotel.

Probably the Moxy :)

[andrewsaturn]

Anyone else find it interesting how we went from 0 hotels a couple years to almost 10 in the downtown/university district?

Yes it is interesting especially when Airbnb is popular as well.

[Azstar]

Wow. This would be exciting, if it actually happens. (From Rio Nuevo agenda transcript).

https://rionuevo.org/wp-content/uploads/2020/01/Congress-Booklet.pdf

[Ted Lyons]

Wow. This would be exciting, if it actually happens. (From Rio Nuevo agenda transcript).

https://rionuevo.org/wp-content/uploads/2020/01/Congress-Booklet.pdf

Great find!

To me, the most exciting aspect is that they're actively planning with a mind toward activating the alley, which means they must feel comfortable with their ability to move forward with 75 E. Broadway.

[Ted Lyons]

There was a fire at the Oliv project yesterday. Looked pretty intense but was apparently confined to the 4th floor per fire department radio traffic.

https://www.kold.com/2020/01/11/firefighters-respond-flames-near-uarizona-campus/

[wildcatmd]

There was a fire at the Oliv project yesterday. Looked pretty intense but was apparently confined to the 4th floor per fire department radio traffic.

https://www.kold.com/2020/01/11/firefighters-respond-flames-near-uarizona-campus/

Is there a NIMBY arsonist on the prowl?

[andrewsaturn]

Wow. This would be exciting, if it actually happens. (From Rio Nuevo agenda transcript).

https://rionuevo.org/wp-content/uploads/2020/01/Congress-Booklet.pdf

Activating more of Congress street in that section is invaluable. It would be cool to see more outdoor patio tables and benches.

[Ted Lyons]

There was a fire at the Oliv project yesterday. Looked pretty intense but was apparently confined to the 4th floor per fire department radio traffic.

https://www.kold.com/2020/01/11/firefighters-respond-flames-near-uarizona-campus/

Blue tarp over the exterior damage but workers are back on site today.

[andrewsaturn]

The architects of the Jan 8 Memorial has renderings of the 4 acre El Presidio park which will be completely transformed. There might be a couple of them we haven't seen. It will be completed by 2021 in time for the 10 year remembrance.

https://www.csaoarchitects.com/#/el-presidio-park/

[Ted Lyons]

I've been thinking for awhile now about how Tucson would compare to other cities in a tower crane survey. RLB, which does a regular survey of cranes in cities in which they have offices, has an office in Tucson but has never included us in their index.

As best as I can tell, RLB has never clearly explained the parameters of their survey but they do specifically provide, "the Crane Index® tracks the number of fixed cranes on construction sites." Using that as guidance, Tucson (by my count) currently has six tower cranes:

1. UA Student Success District
2. OLIV/The Graduate
3. Union on 6th
4. The Flin
5. Hampton Inn/Home2 Suites
6. TCC Doubletree

The last three are all within approximately three blocks of each other.

Within the next few months, I could foresee the addition of cranes at HUB 4 and Aspire 2, putting us at 8. Just based on memory, I think that would be more than we've ever seen at one time. Projecting out a bit further, I could see cranes at the Opus project on 4th and 9th, UA's Grand Challenges and Applied Research buildings, the Main Gate Residence Inn, and the Welcome project on Broadway.

[Qwijib0]

The architects of the Jan 8 Memorial has renderings of the 4 acre El Presidio park which will be completely transformed. There might be a couple of them we haven't seen. It will be completed by 2021 in time for the 10 year remembrance.

https://www.csaoarchitects.com/#/el-presidio-park/

Looks like a net negative of trees/vegetation in favor of concrete.

[InTheBurbs]

Within the next few months, I could foresee the addition of cranes at HUB 4 and Aspire 2, putting us at 8. Just based on memory, I think that would be more than we've ever seen at one time. Projecting out a bit further, I could see cranes at the Opus project on 4th and 9th, UA's Grand Challenges and Applied Research buildings, the Main Gate Residence Inn, and the Welcome project on Broadway.

It would be nice if Speedway/Campbell would get underway. Anyone know the latest on that one?

[andrewsaturn]

It would be nice if Speedway/Campbell would get underway. Anyone know the latest on that one?


Not sure if someone posted an update to this project before but according to their website, nothing has been updated since 2018. I sent them an email to inquire. Also, looking through their documents which are links at the bottom of the page, they did extensive research and had public meetings. It would be a total waste to see this not come to life in any form.

https://www.speedwaycampbellgateway.com