Phoenix Development News (3)

[PHXFlyer11]

Apologize if this has been posted, I don't recall seeing it:
http://cronkitenewsonline.com/2014/12/on...sed-to-add-even-more-apartment-dwellers/

What I got out of it is that there is still not financing for Union.

[HX_Guy]

Good news about the Barrister Building...

Phoenix sells historic Barrister Place building downtown

The historic Barrister Place building in downtown Phoenix is a structure with significance, from its 1915 opening as the tallest building in the state to its cameo as a backdrop in the opening of the 1960 horror flick "Psycho."

Now, city leaders say the building will play a key role in the transformation of the city's once-sleepy urban core, bringing new residents and retail space downtown.

Phoenix City Council members last week approved a plan to sell the city-owned building to P.B. Bell Companies and Davis Enterprises for $2.28 million, a deal that includes a controversial property-tax incentive for the developers.
The companies will retrofit the Barrister Place's interior to include apartments and ground-level storefronts. They also plan to build two other six-story buildings on surrounding land, which will include additional apartments and 189 parking spaces.
Altogether, the $27 million project is expected to bring 114 new apartments and up to 11,000 square feet of commercial space. The city has long sought to attract more residents downtown.

Construction is expected to start next year and could be complete as early as 2016.
"It will be right on light rail and help create that more urban, active downtown that we hear everyone wants," said Councilwoman Kate Gallego, who represents part of downtown. "This will take it from a public-works building, which was not lively at night, and create a more fun space."

Historic preservationists and city leaders cheered the agreement, noting it requires the developers to keep the building's exterior intact for at least 25 years — the brick-and-concrete structure is on a dwindling list of historic downtown building fronts that remain.

Phoenix acquired the building on Central Avenue and Jefferson Street in 1990 and used it to house public-works offices and the Phoenix Police Museum, but the city closed the building more than three years ago, citing high maintenance and energy costs.
The city has since struggled to find a feasible use for the building.

Barrister Place was known as the Jefferson Hotel when it opened to public fanfare on July 15, 1915.
At the time, a local newspaper deemed it "the finest hotel in Arizona and one of the best in the entire Southwest," and its grand opening was a Valley-wide social occasion.

But the hotel's glory had faded by 1960, when the building was portrayed as a cheap hotel in the opening scene of "Psycho," Alfred Hitchcock's classic horror film. Its exterior was used as an establishing shot for the film's opening scene. Barrister Place was gutted in the 1980s and retains none of its original interior. Today, the empty building has a plain, white-walled interior and smells of stale air.

The developers' proposal envisions reviving the building as the centerpiece of a bustling residential and commercial complex, complete with a shaded pedestrian arcade and roof-top pools.

As part of the deal, Phoenix will give the developers a tax incentive called a "government property lease excise tax." The agreement permits the developer to avoid paying certain taxes because the city will keep title over the building and grant the developer an exclusive right to lease the property back from the city.

The arrangement allows P.B. Bell and Davis Enterprises to not pay property taxes for 25 years; a city official estimated property taxes would be $700,000 over the same period. However, the developer will make lease payments back to the city and, after eight years, pay different taxes on those lease payments.

Council members voted, 7-2, to approve the project agreement, with Councilmen Jim Waring and Sal DiCiccio dissenting over the use of the tax break. Critics say the incentive shifts the tax burden onto small businesses and homeowners.
The city estimates the project will generate about $5.7 million in tax revenues and lease payments during its first 25 years.

[Jjs5056]

Good to see confirmation that apartments will be in both of the new structures - there was talk that one was a full-blown garage. Between three 6-story buildings, 171 apartments seems kind of low, though, no?

While I like that the new buildings will respect the height of the Barrister Building, I wish they had gone taller - we could've used a lot more density than 171 in what is our main downtown entertainment district and on what will be a light rail line eventually. The new buildings could've used step-backs or articulations to frame the Barrister Building and not overwhelm it even with additional height... this is pretty much prime land and I don't think it's being used to its fullest potential.

Also, while the article says there'll be up to 100k square feet of retail, I've heard that only the Barrister Building will have retail and that the other buildings will be built to allow their ground level space to be converted as needed, but won't have retail at first. I think that's another miss - with CityScape across the way and Luhrs hopefully filling in next door, this could've really helped shape a nice shopping and nightlife district. Each new building will be at the front door of massive developments: CityScape Residences + Palomar and the dual-branded Marriotts.

Given that there are two elevators in the Barrister Building, I wish the developers would go a little past the expected... a speakeasy nightclub on the penthouse floor would be awesome. I wonder what'll become of the basement, as well? I think a historical bookstore would be a cool fit for a basement retail location... especially if they keep the alley to the east and line it with shade trees and tables/benches to read.

[gymratmanaz]

this coming year sounds like it will be a good one for construction.

[Jjs5056]

Originally Posted by gymratmanaz

this coming year sounds like it will be a good one for construction.

Hopefully. It sounds like a ton of projects are scheduled to break ground "early 2015," so we'll see.

Scheduled:
- The Union
- Portland on the Park
- Ballpark Lofts
- Tilton Development: 4th/McKinley
- Barrister Place
- Luhrs Marriott
- Monroe Hilton Garden Inn
- Illuminate Apartments
- Linear Apartments

Maybe:
- Central Station

Article on the loss of historic murals for the dinky 4-story "Illuminate Apartments" - they're fitting 111 units in 4 stories; still confused how Barrister isn't breaking 200 in three, 6-story buildings.

http://blogs.phoenixnewtimes.com/jackalo..._petition_reuse_demolition_greenhaus.php

[KevininPhx]

Originally Posted by Jjs5056

Hopefully. It sounds like a ton of projects are scheduled to break ground "early 2015," so we'll see.

Scheduled:
- The Union
- Portland on the Park
- Ballpark Lofts
- Tilton Development: 4th/McKinley
- Barrister Place
- Luhrs Marriott
- Monroe Hilton Garden Inn
- Illuminate Apartments
- Linear Apartments

Maybe:
- Central Station

Article on the loss of historic murals for the dinky 4-story "Illuminate Apartments" - they're fitting 111 units in 4 stories; still confused how Barrister isn't breaking 200 in three, 6-story buildings.

http://blogs.phoenixnewtimes.com/jackalo..._petition_reuse_demolition_greenhaus.php

My prediction is Portland is going to be the most overlooked of these ... and the best architectural addition to Phoenix in a long time.

[Jjs5056]

Originally Posted by KevininPhx

My prediction is Portland is going to be the most overlooked of these ... and the best architectural addition to Phoenix in a long time.

Why do you think it will be overlooked?

I completely agree, though. I think it's the best addition to Phoenix since Summit and 44M (only because they were trailblazers in bringing high-rise residential downtown), period. The architecture is fantastic, but it also is the perfect density for the area and the mix of uses is exactly what is needed to complete that "neighborhood" anchored by Portland Place and Roosevelt Square. It's also spurring additional development, like the long-awaited transformation of The Lexington hotel.

Deck Park needs to be lined with similar developments, not 4-story one-use structures.

[KevininPhx]

Originally Posted by Jjs5056

Why do you think it will be overlooked?

I completely agree, though. I think it's the best addition to Phoenix since Summit and 44M (only because they were trailblazers in bringing high-rise residential downtown), period. The architecture is fantastic, but it also is the perfect density for the area and the mix of uses is exactly what is needed to complete that "neighborhood" anchored by Portland Place and Roosevelt Square. It's also spurring additional development, like the long-awaited transformation of The Lexington hotel.

Deck Park needs to be lined with similar developments, not 4-story one-use structures.

I mean it's a relatively low-rise, out-of-downtown building that journalists have a hard time finding a compelling story about. I just don't think it'll get a lot of press.

[HX_Guy]

Fez moving to downtown Phoenix

The restaurant opened near Clarendon and Central avenues nearly 10 years ago. It closed its doors on that location last week and plans on opening its new location in Portland Place near Central and Portland Street on Jan. 2.

The restaurant's owners boast the new digs and a new experience with the same great food, attentive service and fun atmosphere.

Fez is moving into the space formerly occupied by Portland's Restaurant and Wine Bar, which closed earlier this year. Tom Jetland, Fez's co-owner, said there is a lot of attention being given to businesses closer to Roosevelt Street, so he is taking the opportunity to move down that way.

"We feel there is a lot of energy happening there and we want to be part of that," Jetland said. "I think a lot more people are taking a lot more interest in moving down here."

The new Fez location, at 105 W. Portland St., is a bigger space and it has a larger patio area, Jetland said. After being in the same location for nine years, it will be good to refresh everything.

With Fez moving to Portland Place, Jetland and his partner Mark Dillon will own three restaurants within one mile on Central Avenue, Fez, Switch Restaurant and Wine Bar and Pizza People's Pub. They are also slated to open a new restaurant, the Corduroy, right next to Switch in February.

"We really wanted to focus our attention down on this strip because we felt this is where our attention was best suited," Jetland said. "There are not a lot of services in midtown and we thought we could provide something for the neighbors, for the hotels, for the general vicinity."

Brandon covers retail, restaurants, hospitality/tourism as well aviation, small business and nonprofits.

[PHXFlyer11]

I figured someone would post this, but nobody did, so here ya go. http://www.azcentral.com/story/news/loca...ing-project-near-roosevelt-row/21209971/

I never followed this project closely. Does anyone have a link to renderings? Looks like people aren't too sad to see this one not pan out in hopes of something better.

[HX_Guy]

Originally Posted by PHXFlyer11

I figured someone would post this, but nobody did, so here ya go. http://www.azcentral.com/story/news/loca...ing-project-near-roosevelt-row/21209971/

I never followed this project closely. Does anyone have a link to renderings? Looks like people aren't too sad to see this one not pan out in hopes of something better.

I think it didn't have a lot of fans because it was age-restricted living (aka old people) and it wasn't really a good match for the neighborhood.

[Jjs5056]

It was posted a while back that this was dead; the developer couldn't get the financing required for the residential portion, and it was pretty unrealistic to expect any other component of the project to move forward.

I don't believe renderings were ever released; only a site plan:
http://downtowndevil.com/wp-content/uploads/2013/11/therow_design.jpg

It wasn't anything too special, but this developer designs truly urban projects - look at the use of the alleyways for parking, for example. And, it would've been terrific to see the Knipe House restored into a brewery.

The final product wasn't completely age-restricted. It included 20-30% market-rate apartments, had live/work units on the ground level, and was to include gallery space for art exhibits. I think the whole "this isn't a fit for our neighborhood" campaign was pretty shortsighted and age-ist. This isn't directed at you, HX, because I agree senior housing isn't an IDEAL fit, but downtowns succeed when there is a diverse group of people living in the same area, bringing their own unique cultures and interests. I think it's really elitist for the Roosevelt Row crowd to turn their nose up at anyone who isn't an artist 'invading' their area... it isn't theirs, and if anything, that district should be the one that is most accepting of diversity.

If someone 55+ wants to live in the middle of an arts district, why the hell not? They were also able to have people under 55 living with them; so, the potential was there for families to move in and grow into the neighborhood. That neighborhood desperately needs residents, stability, and people with a decent disposable income. That could've happened with this development. But, I guess an entire block of empty lots and a dilapidated historic house is better than some old folks ruining the arts crowd's party?

[PHXFlyer11]

Thanks for the site plan. Looked pretty cool, I must say. Nice infill project.

[Jjs5056]

Originally Posted by PHXFlyer11

Thanks for the site plan. Looked pretty cool, I must say. Nice infill project.

Agreed. It's exactly what is needed - sans the age-restrictions - north of Roosevelt. Rehabbing the Knipe is enough of a 'win,' but adding ~70 apartments with live/work units and alley parking would've been icing on the cake for an area that looks like a bomb hit it.

In the meantime, an agreement with Broadstone Arts District is on the development agenda to be finalized this week. This is the 4-story project I posted about that is going in at McDowell and Alvarado just east of the Phoenix Art Museum. The height is pretty lame - but seems to be in fitting with the other developments proposed for the area, unfortunately.

The good part is that the design calls for a courtyard/plaza connecting the development to PAM, so we can at least get a nice, well-designed project out of it. Now, if only Central/McDowell breaks ground, and something was done with the CVS parking lot.

[Jjs5056]

Phoenix is planning $5M in Grand Canal upgrades, starting in spring 2016, from 15th avenue - 16th street in Uptown, and Garfield - Van Buren near the airport. The money will be used for safer crosswalks with traffic lights, paved pathways, lighting, $500,000 worth of public art, shade structures, neighborhood access points, and minimal landscaping.

I think it's great that this is finally happening - it's long overdue. The portion near the airport should have been done years ago when construction began for the SkyTrain.

It's a little worrisome that both the shade structures and 'minimal landscaping' seem to be low on the priority list. As always, shade is crucial and for these paths to be enjoyed throughout the year and as much as possible, it's going to take a unique approach to shade if they aren't going to be lining the paths with trees - which 'minimal' seems to imply won't be the case. I certainly hope we don't end up with a few sail-like structures at intersections. That's a start, but there's so much more that is needed and while I understand the intent of the public art component - to draw people to the paths and inspire development - I wish that they'd require/recommend that a percentage public art contain a shade component of some kind.

http://www.azcentral.com/story/news/loca...ade-crosswalks-art-coming-soon/20879201/

[PHXFlyer11]

Originally Posted by Jjs5056

Phoenix is planning $5M in Grand Canal upgrades, starting in spring 2016, from 15th avenue - 16th street in Uptown, and Garfield - Van Buren near the airport. The money will be used for safer crosswalks with traffic lights, paved pathways, lighting, $500,000 worth of public art, shade structures, neighborhood access points, and minimal landscaping.

I think it's great that this is finally happening - it's long overdue. The portion near the airport should have been done years ago when construction began for the SkyTrain.

It's a little worrisome that both the shade structures and 'minimal landscaping' seem to be low on the priority list. As always, shade is crucial and for these paths to be enjoyed throughout the year and as much as possible, it's going to take a unique approach to shade if they aren't going to be lining the paths with trees - which 'minimal' seems to imply won't be the case. I certainly hope we don't end up with a few sail-like structures at intersections. That's a start, but there's so much more that is needed and while I understand the intent of the public art component - to draw people to the paths and inspire development - I wish that they'd require/recommend that a percentage public art contain a shade component of some kind.

http://www.azcentral.com/story/news/loca...ade-crosswalks-art-coming-soon/20879201/

I suppose it is a start, but I don't think we'll see the ideal vision for some time. I think the PHX economy and balance sheet. The problem with lush landscaping like many of us desire is that it is expensive to maintain, and the city simply doesn't have the money right now.

[PHX31]

Originally Posted by PHXFlyer11

I figured someone would post this, but nobody did, so here ya go. http://www.azcentral.com/story/news/loca...ing-project-near-roosevelt-row/21209971/

I never followed this project closely. Does anyone have a link to renderings? Looks like people aren't too sad to see this one not pan out in hopes of something better.

The City reissued the RFP for that land.

https://www.phoenix.gov/solicitations/171

I can't remember... has any property put out there via RFP by the City ever been developed? I can think of several major RFPs (this one, Central Station, Barrister Building), but none of them have anything that has come to fruition yet, as far as I can recall.

[Jjs5056]

Originally Posted by PHX31

The City reissued the RFP for that land.

https://www.phoenix.gov/solicitations/171

I can't remember... has any property put out there via RFP by the City ever been developed? I can think of several major RFPs (this one, Central Station, Barrister Building), but none of them have anything that has come to fruition yet, as far as I can recall.

Actually, that RFP is separate from the failed Row project. The Row was along 2nd Street from Roosevelt - Portland, inclusive of the Knipe House. This new RFP is for 206 Portland, which is currently a stalled project with the foundation laid for 6 townhomes. Given the lot's size, I wouldn't expect anything more or less than that if it is successfully bid, though live/work options would be a nice surprise.

As far as successful RFP's go... they RFP'd 2 historic homes and an empty lot on 2nd Avenue which was awarded to MetroWest; AFAIK, they've completed the work which was restoring the 2 existing structures into single-family homes, and building an additional single family home on the remaining lot.

They've also had a general RFP out for downtown infill development for some time now (years); it's hard to know which - if any - projects have been in response to that or were just based on land ownership/the market.

But, generally speaking, the odds aren't great.

[KEVINphx]

Originally Posted by PHX31

The City reissued the RFP for that land.

https://www.phoenix.gov/solicitations/171

I can't remember... has any property put out there via RFP by the City ever been developed? I can think of several major RFPs (this one, Central Station, Barrister Building), but none of them have anything that has come to fruition yet, as far as I can recall.

True - but didn't the city just issue permits for Barrister and supposedly the Central Station building is a "go" . . . has the city done any other RFPs similar in the past with vacant plots or buildings?

[PHX31]

Originally Posted by Jjs5056

Actually, that RFP is separate from the failed Row project. The Row was along 2nd Street from Roosevelt - Portland, inclusive of the Knipe House. This new RFP is for 206 Portland, which is currently a stalled project with the foundation laid for 6 townhomes. Given the lot's size, I wouldn't expect anything more or less than that if it is successfully bid, though live/work options would be a nice surprise.

As far as successful RFP's go... they RFP'd 2 historic homes and an empty lot on 2nd Avenue which was awarded to MetroWest; AFAIK, they've completed the work which was restoring the 2 existing structures into single-family homes, and building an additional single family home on the remaining lot.

They've also had a general RFP out for downtown infill development for some time now (years); it's hard to know which - if any - projects have been in response to that or were just based on land ownership/the market.

But, generally speaking, the odds aren't great.

That's right, I mixed them up. Thanks.

As far as the 2nd Avenue project by MetroWest, I knew the existing historic houses were renovated, but has the additional single-family home been built? I didn't think it had.