Phoenix Development News (3)

[ASUSunDevil]

New solar shade structures for Roosevelt - looks promising.

http://downtowndevil.com/2014/02/27/55597/phoenix-roosevelt-row-shade-structures/

[Arquitect]

Looks like the developer that did the Domus Apartments in Arcadia really liked working in Phoenix, he is about to start a new one on 16th street, north of Camelback. I haven't gotten a very good look at the project, but it appears to be 4 stories.

It's kinda cool to see that some out of state people are really starting to put some roots into the Phoenix area. I just wish that he started doing projects closer to downtown. This level of midrises would be perfect in some of the vacant lots just outside of the urban core.

[rocksteady]

Originally Posted by ASUSunDevil

New solar shade structures for Roosevelt - looks promising.

http://downtowndevil.com/2014/02/27/55597/phoenix-roosevelt-row-shade-structures/

Love this! But I didn't read how the power generated from the structures would be used? Put back on the grid? Power the new LED lighting?

Can't wait to see some of the downtown projects finishing up in time for the superbowl in a year.

[ASUSunDevil]

Originally Posted by Arquitect

Looks like the developer that did the Domus Apartments in Arcadia really liked working in Phoenix, he is about to start a new one on 16th street, north of Camelback. I haven't gotten a very good look at the project, but it appears to be 4 stories.

It's kinda cool to see that some out of state people are really starting to put some roots into the Phoenix area. I just wish that he started doing projects closer to downtown. This level of midrises would be perfect in some of the vacant lots just outside of the urban core.

Domus looks so good, I wish it were on a main street just so it could be a little more admired.

Hopefully with this momentum another Domus or Optima can join the new Portland Place just outside of Downtown's urban core.

[Arquitect]

Originally Posted by ASUSunDevil

Domus looks so good, I wish it were on a main street just so it could be a little more admired.

Hopefully with this momentum another Domus or Optima can join the new Portland Place just outside of Downtown's urban core.

I don't really see Optima coming unfortunately. They seem pretty interested in serving only the really high-end market. From the little I've dealt with them, I don't see them taking the risk to come downtown.

[ASUSunDevil]

Originally Posted by Arquitect

I don't really see Optima coming unfortunately. They seem pretty interested in serving only the really high-end market. From the little I've dealt with them, I don't see them taking the risk to come downtown.

Thats unfortunate, but thanks for the info.

Still rooting for as many urban/modern midrise residential developments as possible from Central to 7th between Fillmore and Moreland.

[Jjs5056]

You guys already summed up my feelings - I already get depressed passing a great project like Domus and wonder why it couldn't be built closer to the core, with transit access? Arcadia really is a booming area, so I'm not surprised to see apartments popping up to give a younger demo the chance at living in the area, though.

Any chance Portland > McDowell 3rd St to 7th Ave could become more of an upscale pocket "downtown?" you have Pam and Heard outside, the historic districts to the west, a revamped Hance Park in the middle, and Portland on the perimeter, the most luscious of central city streets.

I'd love to see the plans to extend the retail on the NEC of 7th/McDowell extended to 5th Ave, with a pair of Optima towers on the NW corner of Central/McDowell, projects like Domus lining the south side of Mcowell, and then two towers - 1 residential, and 1 commercial for a new upscale HQ on the lots around CVS.

Hopefully, Portland and Moreland get a kickstart from the Encore developments coming via the city's RFP.

A Domus-scaled (and quality) project would also be welcomed on 2nd Ave, just behind the YMCA.

[Jjs5056]

On further thought, it's so frustrating to think of what a restored WestWood Ho could do for downtown. On top of the clientele it would attract (and their pocketbooks), I bet some reslly great retail and restaurants would line the ground level. Between that and the restored Hotel Monroe, we'd have to see some private investment. If not McDowell, Optima on Filmore and Central would be crazy. Too crazy to imagine, I suppose.

[WCArch]

Originally Posted by Jjs5056

On further thought, it's so frustrating to think of what a restored WestWood Ho could do for downtown. On top of the clientele it would attract (and their pocketbooks), I bet some reslly great retail and restaurants would line the ground level. Between that and the restored Hotel Monroe, we'd have to see some private investment. If not McDowell, Optima on Filmore and Central would be crazy. Too crazy to imagine, I suppose.

Agreed 100%. Ive always thought that the Westward Ho could be a great landmark and attract the people who love staying and spending time in old, elegant hotels. The Westward Ho is the closest thing Downtown Phoenix has to a possible old, ritzy hotel. Now that paired with the new Hotel Monroe and, as you said, now you get businesses attracted to the areas immediately surrounding the hotels. The Westward Ho's distinctive architecture has always been a a Phoenix landmark, but it simply does not get the recognition it deserves. I always love stepping inside historic, elegent hotels in cities like San Francisco, and it would indeed be nice if Downtown Phoenix could get a taste of that.

[Jjs5056]

Originally Posted by WCArch

Agreed 100%. Ive always thought that the Westward Ho could be a great landmark and attract the people who love staying and spending time in old, elegant hotels. The Westward Ho is the closest thing Downtown Phoenix has to a possible old, ritzy hotel. Now that paired with the new Hotel Monroe and, as you said, now you get businesses attracted to the areas immediately surrounding the hotels. The Westward Ho's distinctive architecture has always been a a Phoenix landmark, but it simply does not get the recognition it deserves. I always love stepping inside historic, elegent hotels in cities like San Francisco, and it would indeed be nice if Downtown Phoenix could get a taste of that.

It really could be the catalyst and solve so many of the problems we've often noted on this forum. Transforming the ballroom and/or poolside bar into nightlife hotspots would attract a younger demographic with disposable incomes, while the rooms would attract conventioneers looking for a more authentic Phoenix experience, as well as residents booking rooms for a major event.

Having that kind of affluence within Hotel Monroe and the Ho would impact retail all along Central. Many retailers like Target, American Eagles, H&M, etc. are opening urban-sized stores of less than 5-10,000 sq feet and I wouldn't be surprised to see those kind of stores beneath the Ho and in the northern retail spaces that are typically vacant, along with a high-end grocer, dry cleaner, and spa.

With those kind of upscale amenities and stores, I could see the lot bounded by Garfield and Filmore, Central and 1st developed into upscale rentals/condos, and developers would also feel more confident in creating marketing rate+ project in empty lots to the west.

Every downtown needs to have districts with personalities; Phoenix could use a higher-end block or 2 to balance out the government, convention, and sporting districts already formed.

[poconoboy61]

Originally Posted by Jjs5056

Honestly, it's hard to take these guys seriously until the shovel is in the ground, given that Union on Roosevelt was tossed around 5 or so years ago and has still yet to take off.

On top of these townhomes, some items worth noting re: MetroWest:
1) Union on Roosevelt - MW told me work was to begin 2 weeks ago - is now condos instead of market rate rentals
2) Looks like they've won the city's RFP for the vacant lots along 2nd Ave, if I'm reading correctly. Kind of disappointing, if so, as they have a lot on their plate, and I would rather see another company dedicate their time to this endeavor.

http://phoenix.gov/webcms/groups/interne...uments/meeting_agenda/current_formal.pdf

^ item 13 re: 2nd ave.

Yeah, the article I quoted did mention that Union is set to be condos. To me, that is a positive. It shows that the economy is strengthening to the point where developers feel it is profitable to start constructing condos again. I'm sure if the condo plans don't pan out, the building will probably be converted into market rate rentals like 44 Monroe. If work was supposed to begin two weeks ago, it should probably be starting very soon. I'm sure a two or three week delay isn't all that abnormal.

[poconoboy61]

Originally Posted by ASUSunDevil

New solar shade structures for Roosevelt - looks promising.

http://downtowndevil.com/2014/02/27/55597/phoenix-roosevelt-row-shade-structures/

Excuse my pessimism, but I hope this doesn't become some structure that the homeless laze under all day, surrounded by their own litter, to escape direct sunlight during the summer. I wish that along with all this redevelopment there would be some plan for addressing homeless, transients, and just general loitering downtown. It's one thing to put in all this nice infrastructure, it's another to make people feel comfortable actually utilizing it without feeling uncomfortable and threatened by people just hanging around.

[Jjs5056]

Originally Posted by poconoboy61

Yeah, the article I quoted did mention that Union is set to be condos. To me, that is a positive. It shows that the economy is strengthening to the point where developers feel it is profitable to start constructing condos again. I'm sure if the condo plans don't pan out, the building will probably be converted into market rate rentals like 44 Monroe. If work was supposed to begin two weeks ago, it should probably be starting very soon. I'm sure a two or three week delay isn't all that abnormal.

This hasn't been a 2-3 week delay; this has been a delay for several years. The Vig downtown was supposed to locate on the ground level originally back in 2007. Sure, they've moved forward with the right turn abandonment, but I want to see dirt moving.

The article's reference to owner-occupied units may have confused the RFP MetroWest recently won for 2 historic homes on 2nd Ave that they are converting into owner-occupied residences.
1) Seems a little ambitious to attempt this project in tandem with the Townhomes on 3rd AND Union on Roosevelt, no?
2) I think the proposal is pretty unimaginative; they had free reign to transform the 2 homes into anything, and they chose single-family residence. They've also aquired an empty lot per this RFP, which they'll also use for a single-family residence.

Lame, IMO.

http://phoenix.gov/webcms/groups/interne...ice/documents/meeting_notices/108610.pdf

Also worth mentioning are the notes re: The Row on 2nd St. The Knipe House and eastern development will be completed before the housing on the west end (which are the live/work units, IIRC). Additionally, the city is using the sales proceeds for a study on downtown parking, with several councilmembers noting that recent parking reductions in TOD projects have had a bad consequence on parking as a whole downtown.

WHEN WILL WE LEARN? Can't wait for their findings: "demolish that ugly Ho hotel for a garage!"

[poconoboy61]

Originally Posted by Jjs5056

This hasn't been a 2-3 week delay; this has been a delay for several years. The Vig downtown was supposed to locate on the ground level originally back in 2007. Sure, they've moved forward with the right turn abandonment, but I want to see dirt moving.

The article's reference to owner-occupied units may have confused the RFP MetroWest recently won for 2 historic homes on 2nd Ave that they are converting into owner-occupied residences.
1) Seems a little ambitious to attempt this project in tandem with the Townhomes on 3rd AND Union on Roosevelt, no?
2) I think the proposal is pretty unimaginative; they had free reign to transform the 2 homes into anything, and they chose single-family residence. They've also aquired an empty lot per this RFP, which they'll also use for a single-family residence.

Lame, IMO.

http://phoenix.gov/webcms/groups/interne...ice/documents/meeting_notices/108610.pdf

Also worth mentioning are the notes re: The Row on 2nd St. The Knipe House and eastern development will be completed before the housing on the west end (which are the live/work units, IIRC). Additionally, the city is using the sales proceeds for a study on downtown parking, with several councilmembers noting that recent parking reductions in TOD projects have had a bad consequence on parking as a whole downtown.

WHEN WILL WE LEARN? Can't wait for their findings: "demolish that ugly Ho hotel for a garage!"

Seeing as there have been several articles about Union within the past several weeks, I think there is a good chance that some activity is taking place. We are coming out of a terrible recession and it is more than understandable why projects proposed in 2007 and 2008 haven't gone anywhere yet.

I don't think a condo complex, several single family townhomes, and two single family homes is over the top. It's not like there's a proposal for three thirty floor high rises.

There's nothing wrong with single family homes on 2nd Avenue. It's a historic district and having anything besides single family homes there would not only look odd, but it would disrupt the character of the block. The lots aren't even that large, either. Where would people park?

I am really interested to know what proposals the city received for the Central Station RFP that closed on Monday.

[Jjs5056]

For a company that has only brought one of their proposals to market, tackling 3 projects at once seems to be bit of an undertaking.

Lastly, there are plenty of restored homes downtown without dedicated parking that do just fine as mixed use developments: The Roosevelt, Bliss Rebar, Lost Leaf, etc. Street parking should have been able to serve commercial venues just fine. Secondly, almost every street in this neighborhood has a mix of residential and commercial uses on it: The Vig, Cibo's, Crescent Ballroom (which happens to be ON 2nd) several architect or professional uses, and so on. That's what makes a downtown active and exciting: mixing several uses conveniently together. Or, are you going to dispute that, as well?

Additionally, there's already the horrible O'Neill printing on that block, and I suggest you Google "The Jet Phoenix" for an example of the kind of development that was slated for the empty lots along 2nd Ave before continuing to argue for argument's sake.

[bwaynoh]

Originally Posted by rocksteady

Love this! But I didn't read how the power generated from the structures would be used? Put back on the grid? Power the new LED lighting?

Can't wait to see some of the downtown projects finishing up in time for the superbowl in a year.

The shade structures will incorporate LED lighting which will illuminate them at night and will be powered by the solar panels. They are not connected to the grid.

[poconoboy61]

Originally Posted by Jjs5056

For a company that has only brought one of their proposals to market, tackling 3 projects at once seems to be bit of an undertaking.

Lastly, there are plenty of restored homes downtown without dedicated parking that do just fine as mixed use developments: The Roosevelt, Bliss Rebar, Lost Leaf, etc. Street parking should have been able to serve commercial venues just fine. Secondly, almost every street in this neighborhood has a mix of residential and commercial uses on it: The Vig, Cibo's, Crescent Ballroom (which happens to be ON 2nd) several architect or professional uses, and so on. That's what makes a downtown active and exciting: mixing several uses conveniently together. Or, are you going to dispute that, as well?

Additionally, there's already the horrible O'Neill printing on that block, and I suggest you Google "The Jet Phoenix" for an example of the kind of development that was slated for the empty lots along 2nd Ave before continuing to argue for argument's sake.

I'm not arguing. I'm just addressing a couple of your endless complaints.

If Metrowest thinks it can complete three projects, let them try. If it doesn't happen, it won't be anything new.

Your post seemed to indicate that this proposal should be mixed use, with the "ground floor retail" component that you apparently believe every structure in Phoenix should contain whether there's an actual market for it or not. Mixed use, multi family does not belong on 2nd Avenue. It just doesn't fit. The Vig and Cibo were constructed as single family homes. Crescent Ballroom is located near Van Buren, where that sort of venue is more appropriate.

I have lived in "active and exciting" cities that had neighborhoods that contained blocks that were exclusively residential. Mixing uses on every single block in the city is not the answer and it doesn't work everywhere, especially here. Have you seen the "ground floor retail" of Skyline Lofts that fronts Fillmore? It's empty and has been since Skyline was constructed. Why? Because the demand is not there. Tell me then why you feel developers, who are using their private money no less, need to incorporate "ground floor retail" into every single proposal in the neighborhoods in and surrounding downtown? It makes no sense at all.

[Jjs5056]

Originally Posted by poconoboy61

I'm not arguing. I'm just addressing a couple of your endless complaints.

If Metrowest thinks it can complete three projects, let them try. If it doesn't happen, it won't be anything new.

Your post seemed to indicate that this proposal should be mixed use, with the "ground floor retail" component that you apparently believe every structure in Phoenix should contain whether there's an actual market for it or not. Mixed use, multi family does not belong on 2nd Avenue. It just doesn't fit. The Vig and Cibo were constructed as single family homes. Crescent Ballroom is located near Van Buren, where that sort of venue is more appropriate.

I have lived in "active and exciting" cities that had neighborhoods that contained blocks that were exclusively residential. Mixing uses on every single block in the city is not the answer and it doesn't work everywhere, especially here. Have you seen the "ground floor retail" of Skyline Lofts that fronts Fillmore? It's empty and has been since Skyline was constructed. Why? Because the demand is not there. Tell me then why you feel developers, who are using their private money no less, need to incorporate "ground floor retail" into every single proposal in the neighborhoods in and surrounding downtown? It makes no sense at all.

I wasn't complaining, I was asking those with more knowledge of Metrowest's capabilities and staffing whether them tackling 3 projects at once was ambitious or not.

WTF are you ranting about? I said that using these historic homes as single-family residences was lame, when they had the opportunity to create 3 adaptively reused venues all in a cluster, which helps in such a spread out city. Buzz for one venue more easily trickles over into the surrounding businesses. For some reason, your definition of "mixed use" is a large tower with ground floor retail; that isn't the case. I was merely hoping for a restaurant in 1 of the homes, a bar in the other, and maybe an art gallery in the other. Should any of those include an office of some sort, they'd be considered mixed use. Ask before jumping down my throat.

Your comments about mixed use and multifamily not belonging on 2nd are just not the reality. We should all be grateful for any business that happens to open in a historic home from Central to 7th Ave. The ones I mentioned are some of the most authentic Phoenix locations, and it's through these uses that we'll ever have a sense of neighborhood downtown.

As far as multifamily, it's all over every single one of those blocks. Lofts on McKinley, Fillmore Lofts, UL2 (on 2nd Ave, yet again), Cooper Place which is in the works, along with the Townhomes on 3rd. Again, we should be so lucky for a dense residential project to fill in the assortment of lots we have in that area, and there's no doubt in my mind that the vacant lots between Crescent Ballroom and these homes will be developed into multifamily projects.

[Jjs5056]

You should also read what posters have to say before passing judgment, as I have explained my stance on ground floor retail multiple times. I don't ask for ground floor retail on the bottom of every floor, but I ask for it where it makes sense or will make sense in the future when downtown reaches the point we all want it to - with the lots filled and thousands more residents in need of services. And, where it doesn't make sense, as I explained in the other thread, I ask for developers to keep the pedestrian in mind when creating their ground levels by incorporating shade structure, permeable walls with large storefront windows, balconies, walk-ups, public plazas, landscaping, etc.

I ask for that because I don't want our built environment to continue to be a hostile concrete fortress. Why is it bad that I don't want entire city blocks filled with the blank walls of Arizona Center? Or the prison-like Convention Center? What I ask for are things that have been built into our urban form code, which was developed by people with knowledge and experience greater than most of us here and who had the very best interest of downtown in mind when writing said guidelines.

As for the times I've asked for ground level retail, it's because I think it makes sense. I think it makes sense to ease the impact of yet another structure dedicated to the automobile by placing retail space on the bottom, so that when the Bio campus is fully built out and 500,000 visitors each year come to the Cancer Center next door, they have a Pharmacy to go to, or a cafe to relax at and ease their minds; so that the hundreds of employees and students on the campus can walk over and have a quality meal or shop for new scrubs or an outfit for the weekend. There is an absolute desert of retail within that campus, and I think it's worth taking a chance given that even empty storefronts now are a better visible break for pedestrians in Evans Churchill than parked cars, and the chance of them staying empty at full buildout is 0.

As for SkyLine Lofts, again, please read my other posts as I have explained many times that the problem with using developments like SkyLine as an exmple of why retail fails in mixed use projects is that these developments are built in a complete vacuum and are doomed to fail from the start. In order for Skyline's retail to succeed, it needs other retail surrounding it, creating a walkable node for visitors and residents and creating the walking traffic numbers needed to fill these spaces. Nothing can succeed when it is surrounded by garages and dirt lots. We need to create synergies with these mixed use projects because we lack a Mill Ave downtown - there is no strip of contiguous historic building stock to transform into a synergistic retail block. We need to create man-made retail districts. And, looking at the failure of one of the pioneers into this form of project in downtown in a "I told you so fashion" is really a shame and disservice to the potential of Evans Churchill.

Finally, everyone needs to quit passing around the fallacy that SkyLine's retail is empty and has been empty. It has housed a chiropractor, Yoga studio, and alternative medicine office since its opening, which I don't think is anything to sneeze at given the struggled I have mentioned.

[MegaBass]

Thunderdome Neighborhood Association for Non-Auto Mobility

This is the most recent site plan we've seen for the apartments proposal in the warehouse district near the ballpark.