Phoenix Development News (3)

[exit2lef]

According to the New Times, the "Save Roosevelt Row" movement has gotten its way on the northeast corner of 3rd Street and Roosevelt -- unless of course the owner(s) of the land just bulldoze(s) everything, either out of spite or to facilitate a cleaner sale to the next prospective buyer.

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

[Jjs5056]

The sales flyer for the property doesn't include the 420 house - Wood probably anticipated buying out the owner of that property in what was obviously just a conceptual site plan. That also explains why only the 314 house is set for demolition by the property owner.

The priorities of this neighborhood continue to look completely skewed and short-sighted. The attention focused on saving the 222 building would be so much more worthwhile if used for the 314 building. The LGBTQ hisory is being used as ammunition for what really just centers around saving a mural that has been deemed unsubstantial to the history of the artist. If the new apartments look anything like the rendering for what's planned across the street - which look great and would improve the area dramatically - then it's a net win for the neighborhood. The building is essentially a brick rectangular box and the office building with its surface parking lot fronting Roosevelt is already creating a deadzone. Meanwhile, the 314 building is a stunning, early 1900's house that, if moved, would fit into multiple neighborhoods around Roosevelt and contribute a bit of density to the bombed out warzone.

But, it seems that - as we alluded to here - it was more of a case of 'bad developers' vs. 'underserved creative class' than a case of historic preservation or wanting to create any sort of true urban community that moves beyond the dinky two blocks that currently exist as any sort of coherent 'arts district.' Let the 314 be demolished, as long as no big bad apartment building is built. Good for them, now they can expand their super urban and revolutionary *TEMPORARY* A.R.T.S. market to the larger empty lot.

In the end, this is probably already headed toward "worst-case scenario." Baron is not going to save the 222 building, and has already compromised through altering the design to incorporate art and elements from the old building. The non-appreciation shown for that gesture, and the hostility they've faced in general, will likely mean that gorgeous (compared to the dirt lots and hideous architecture of buildings like Roosevelt Pointe) complex slated for 4th/Roosevelt will remain dirt. And, while resources are wasted trying to save one freaking mural, a priceless historic home will be bulldozed and a massive empty lot will sit for sale indefinitely. Lost is the opportunity to try and work with/come up with a comprise in terms of design with an interested developer who has a proven track record of following through with their projects in Phoenix. Even a single-use apartment building beats an expanded empty lot. I love my ground level uses, but guess what? An empty Canvas and demolished 314 building isn't generating any foot traffic either.

Lastly, so much focus was on saving the Bodega 420 house... and, it's being used as a LAWYER'S OFFICE? Seriously? A 9-5 professional business does nothing to enhance an arts district's vibrancy.

So glad we chased away 400+ apartments in exchange for: a lawyer's office, dirt lot on 4th/Roosevelt, expanded empty lot on Roosevelt/3rd, and 2 restaurants dwarfed by surrounding empty spaces. What a Row to be saved indeed.

[exit2lef]

Originally Posted by Jjs5056

Lastly, so much focus was on saving the Bodega 420 house... and, it's being used as a LAWYER'S OFFICE? Seriously? A 9-5 professional business does nothing to enhance an arts district's vibrancy.

So glad we chased away 400+ apartments in exchange for: a lawyer's office, dirt lot on 4th/Roosevelt, expanded empty lot on Roosevelt/3rd, and 2 restaurants dwarfed by surrounding empty spaces. What a Row to be saved indeed.

I like 420 more than 314, but it's not even an active office -- just an address for a lawyer who does most of his work off site.

[combusean]

Wholeheartedly disagree with these statements:

The LGBTQ hisory is being used as ammunition for what really just centers around saving a mural that has been deemed unsubstantial to the history of the artist.

This is completely false. The LGBT history of the building dates back to its days fifty or sixty years ago as the 307 Lounge, one of the first gay bars in Phoenix. The fact that it also houses the DeGrazia mural is a coincidence, and as far as I've seen, there are four different sets of people fighting for its preservation: DeGrazia afficionados, Roosevelt Row advocates, and members of the LGBT community, with preservationists running the gamut of all groups. If the DeGrazia mural was "unsubstantial", it wouldn't be appraised at hundreds of thousands of dollars.

If the new apartments look anything like the rendering for what's planned across the street - which look great and would improve the area dramatically - then it's a net win for the neighborhood.

There's no "win" with an inwardly-focused, single-use lowrise deadzone on what ought to be a busy commercial street. Even the office complex once housed First Friday activities, and Greenhaus has been a staple of the neighborhood ever since it opened. The neighborhood needs preservation of uses that contribute to its vitality, and the proposed project doesn't do that at all.

Lastly, so much focus was on saving the Bodega 420 house... and, it's being used as a LAWYER'S OFFICE? Seriously? A 9-5 professional business does nothing to enhance an arts district's vibrancy.

Bodega 420 was the historic home of the Pappas family, a family that has made a not-unsubstantial impact on the city. The lawyer's office was one room in that house while the rest of it was a local grocery store that the neighborhood needed.

Regardless, even if it were a popular crackhouse, its current or recent use is completely irrelevant compared to the history which ought to be preserved.

[Jjs5056]

Originally Posted by combusean

Wholeheartedly disagree with these statements:



This is completely false. The LGBT history of the building dates back to its days fifty or sixty years ago as the 307 Lounge, one of the first gay bars in Phoenix. The fact that it also houses the DeGrazia mural is a coincidence, and as far as I've seen, there are four different sets of people fighting for its preservation: DeGrazia afficionados, Roosevelt Row advocates, and members of the LGBT community, with preservationists running the gamut of all groups. If the DeGrazia mural was "unsubstantial", it wouldn't be appraised at hundreds of thousands of dollars.



There's no "win" with an inwardly-focused, single-use lowrise deadzone on what ought to be a busy commercial street. Even the office complex once housed First Friday activities, and Greenhaus has been a staple of the neighborhood ever since it opened. The neighborhood needs preservation of uses that contribute to its vitality, and the proposed project doesn't do that at all.



Bodega 420 was the historic home of the Pappas family, a family that has made a not-unsubstantial impact on the city. The lawyer's office was one room in that house while the rest of it was a local grocery store that the neighborhood needed.

Regardless, even if it were a popular crackhouse, its current or recent use is completely irrelevant compared to the history which ought to be preserved.

1. Well, that's good to hear. But, it just seemed rather coincidental that no fuss was made about the loss of the 222 building until the Wood Partners site plan was released and an all-out "Save Roosevelt" campaign began. All original articles focused on the murals, rather than the LGBTQ connection that is now being used as leverage to save the building. I think that's a much more of a rational basis for saving a building, as opposed to a mural that's been largely covered up, and is only valued so highly because of the work involved in taking it down/moving it. All articles have mentioned that the mural itself is not considered important to the artist's history... those aren't my views/words.

2. ~200 apartments in one single-use building is a win over the Scientology building and GreenHAUS structure. I think it's crappy that a choice has to be made, and that the GreenHAUS building should've been incorporated from the beginning. But, since it wasn't, the developer has added public art, pieces of the 222 building, and other elements that will make it a contribution to the Row's "artistic" scene. You're preaching to the choir about the damage a lowrise, single-use stretch of apartments will to do Roosevelt... I have argued for the inclusion of mixed use projects in this area many times before. But, compared to the former Wood Partners' parcel, which houses a retail complex and two homes that could be adaptively reused, this - the NWC corner of 3rd/Roosevelt - seems to be the least offensive, and I would rather focus on making sure the 'right' thing is done across the street. Having no commercial uses between Artisan Village and MonOrchid would be a complete failure for the area.

3. I never said the 420 house shouldn't be preserved; I'm arguing that we haven't "saved Roosevelt" when they're demolishing the 222 building, the 314 building, and the 420 building is sitting mostly empty with a non-active use. "Saving Roosevelt," in my opinion, would be working with the developer of that parcel to make small design tweaks that allow for preserving the 420 house, working with the City to move the 314 house, and incorporating live/work space equivalent to the retail/commercial space being displaced by the loss of Canvas, and the two commercially-used homes.

[Jjs5056]

Originally Posted by exit2lef

I like 420 more than 314, but it's not even an active office -- just an address for a lawyer who does most of his work off site.

See my reply above. I wasn't very good at communicating my point; I wasn't trying to imply that the 420 house should be demolished. All of my posts regarding the Wood Partners' site plan included recommendations for preserving it. I just think it's ironic, and evidence that this was an anti-development crusade, that the 'pro-Roosevelt' crowd has 'won' the fight to keep a vibrant community in-tact when two buildings (222 and 314) are being demolished, and a third (420) is not a vibrant contributor whatsoever.

[Jjs5056]

Even though this sounds more like a PR piece than a news article, it's good to hear that 111 W Monroe is filling up with tenants (both office and retail):
http://www.downtownphoenixjournal.com/20...companies-move-iconic-downtown-building/

^ though I really don't know how many coffee shops one downtown can sustain.
AFAIK, their high vacancy rate was a pretty big drain on the total downtown percentage. I don't know if Class B filling up will be much of a catalyst, but I have to say I'm surprised that no office projects are in the works when we've heard for sometime that this submarket is performing better than almost any other. Give that there seems to be residential demand to be met, as well, I'd love for a residential-office project to be announced for the Colliers lot, or for a retweaked proposal for W Monroe/Van Buren.

[PHXFlyer11]

Originally Posted by Jjs5056

Even though this sounds more like a PR piece than a news article, it's good to hear that 111 W Monroe is filling up with tenants (both office and retail):
http://www.downtownphoenixjournal.com/20...companies-move-iconic-downtown-building/

^ though I really don't know how many coffee shops one downtown can sustain.
AFAIK, their high vacancy rate was a pretty big drain on the total downtown percentage. I don't know if Class B filling up will be much of a catalyst, but I have to say I'm surprised that no office projects are in the works when we've heard for sometime that this submarket is performing better than almost any other. Give that there seems to be residential demand to be met, as well, I'd love for a residential-office project to be announced for the Colliers lot, or for a retweaked proposal for W Monroe/Van Buren.

Pretty cool that Uber is going to open their Phoenix office there.

[KEVINphx]

Originally Posted by Jjs5056

The sales flyer for the property doesn't include the 420 house - Wood probably anticipated buying out the owner of that property in what was obviously just a conceptual site plan. That also explains why only the 314 house is set for demolition by the property owner.

The priorities of this neighborhood continue to look completely skewed and short-sighted. The attention focused on saving the 222 building would be so much more worthwhile if used for the 314 building. The LGBTQ hisory is being used as ammunition for what really just centers around saving a mural that has been deemed unsubstantial to the history of the artist. If the new apartments look anything like the rendering for what's planned across the street - which look great and would improve the area dramatically - then it's a net win for the neighborhood. The building is essentially a brick rectangular box and the office building with its surface parking lot fronting Roosevelt is already creating a deadzone. Meanwhile, the 314 building is a stunning, early 1900's house that, if moved, would fit into multiple neighborhoods around Roosevelt and contribute a bit of density to the bombed out warzone.

But, it seems that - as we alluded to here - it was more of a case of 'bad developers' vs. 'underserved creative class' than a case of historic preservation or wanting to create any sort of true urban community that moves beyond the dinky two blocks that currently exist as any sort of coherent 'arts district.' Let the 314 be demolished, as long as no big bad apartment building is built. Good for them, now they can expand their super urban and revolutionary *TEMPORARY* A.R.T.S. market to the larger empty lot.

In the end, this is probably already headed toward "worst-case scenario." Baron is not going to save the 222 building, and has already compromised through altering the design to incorporate art and elements from the old building. The non-appreciation shown for that gesture, and the hostility they've faced in general, will likely mean that gorgeous (compared to the dirt lots and hideous architecture of buildings like Roosevelt Pointe) complex slated for 4th/Roosevelt will remain dirt. And, while resources are wasted trying to save one freaking mural, a priceless historic home will be bulldozed and a massive empty lot will sit for sale indefinitely. Lost is the opportunity to try and work with/come up with a comprise in terms of design with an interested developer who has a proven track record of following through with their projects in Phoenix. Even a single-use apartment building beats an expanded empty lot. I love my ground level uses, but guess what? An empty Canvas and demolished 314 building isn't generating any foot traffic either.

Lastly, so much focus was on saving the Bodega 420 house... and, it's being used as a LAWYER'S OFFICE? Seriously? A 9-5 professional business does nothing to enhance an arts district's vibrancy.

So glad we chased away 400+ apartments in exchange for: a lawyer's office, dirt lot on 4th/Roosevelt, expanded empty lot on Roosevelt/3rd, and 2 restaurants dwarfed by surrounding empty spaces. What a Row to be saved indeed.

+1 - 100%! The community efforts have been hilarious and sadly infuriating for exactly as you point out! So much effort to save a (albeit beautiful compared to modern equivalent) 1940s red brick box while sitting back as demolition permits are issued for the ACTUAL historic 100 year old craftsman home at 314 Roosevelt . . . DEPRESSING and a sign of idiots on both sides who don't see the forest for the trees . . . stupid f*cks.

[Jjs5056]

Looks like the salvaged parts of the Luhrs Building found a home:

https://www.facebook.com/TheDesotoBuildi...65507697/783917615024475/?type=1&theater

[Jjs5056]

Phoenix will be issuing an RFP for new buildings on the Biomedical Campus this spring; in other words, the private market has shown there isn't any demand to create new office, education or research facilities in downtown. But, two things I see as a positive are:
1) The article states that density will be a key part of the selection criteria, citing the new 10-story health sciences building as an example; it's good to hear that hopefully all of the campus' future buildings will be similar in size to that, as compared to the shorter buildings that were more suburban office park in stature. If this campus isn't going to integrate into downtown in any way, it'll at least add to it through aesthetics.
2) If I were the City, I'd be hoping for complementary uses such as housing and retail in these responses. Yes, the jobs are needed, but once we get these employees downtown, we need to have the infrastructure to keep them downtown - to dine, be entertained, and/or live. Heck, even a mid-range hotel would be a good fit for those visiting patients at the Cancer Center, for example. The slow market would be a blessing in disguise if these uses found their way onto the campus, as that may be the only way it becomes more than a midrise deadzone district after 5pm. The lots adjacent to Skyline Lofts would be a perfect "transition zone."

I think the ratio of incubators:actual new businesses in central Phoenix is kind of silly, but given that it's trendy right now, we might as well build one where it actually makes sense - and it's crazy to me that a bioscience incubator wasn't included in original plans. Aside from law, there's no other concentration of industry like this downtown for startups to take advantage of. An incubator, health clinic, and pharmacy on the first few levels of a building would be a great contribution to the community. It would also be cool for something like a culinary institute to join the campus and open a health-focused teaching restaurant... I think this 'campus' needs some outside-the-box ideas.

http://www.bizjournals.com/phoenix/blog/...ing-new-ideas-for-biomedical-campus.html

[bwaynoh]

Originally Posted by Jjs5056

That triangle is supposed to get a unique shade structure and some odd-shaped street furniture as part of the Roosevelt Streetscape project. If it wasn't completed during this phase, it should be during Phase 2 this summer.

Phase 1 of construction is back underway this week and expected to wrap up in March. Some of the foundations for these shade structures are being poured on 1st and 2nd St next week and likely the triangle in a few weeks.

[PHX31]

Is Portland on the Park under construction? I saw a wrap for it on a metro train yesterday , which reminded me about that project. If no one has been by lately I'll probably swing by at some point this weekend.

[exit2lef]

Originally Posted by PHX31

Is Portland on the Park under construction? I saw a wrap for it on a metro train yesterday , which reminded me about that project. If no one has been by lately I'll probably swing by at some point this weekend.

I ate at Fez the other day and didn't see much in the way of actual construction. There's a sales office open around the corner; that seems like a good sign.

[Jjs5056]

It's crazy to me how many proposals there were in 2013-2014 for multifamily projects in downtown/midtown, and yet not a single one has broken ground yet aside from the Capital 11/12 ones just east of downtown.

The two I really hope break ground are Portland on the Park and 4th St/McKinley. Both tie into existing developments really well, and are definitely the highest quality of all the proposals IMO.

I also hope Baron actually develops their iLuminate apartments on Roosevelt, since the demolition permits have been pulled and it seems inevitable that the 222 building will be going. At least we'll get urban apartments in place of what was mainly an 80s set-backed office and parking lot.

One project I hope does NOT break ground is Ballpark Apartments. As much as I'd like to see residential investment in the warehouse district, I don't agree with restoring the Gerardo's and El Fresno buildings and using them as a leasing office and fitness center. With so few remaining warehouses left, I think they all should have some kind of public use.

[Jackdavis4]

I want Union @ Roosevelt bad, great design and an important corner.

[Jjs5056]

Originally Posted by Jackdavis4

I want Union @ Roosevelt bad, great design and an important corner.

Ah, duh. That's definitely on my list - as I mentioned, Matt Seaman of MetroWest said to expect construction staging to begin "after the SuperBowl" so hopefully it's a done deal. It's too bad that the only other corner nearby with an interesting use is DeSoto; the radio station parking lot and anti-urban office midrise really break up the connectivity between the (really nice) west end of Roosevelt and the (pretty seedy, but hopefully improving) east end.

Does anyone here attend Roosevelt Action Committee meetings? MetroWest was supposed to announce some new projects at the latest one. All of their projects have had great design, and have been in really good, infill locations.

[OZ1970]

Has anyone heard any news on the Central Station project? I have looked around but I haven't been able to find any information.
Also, what about Luhrs? Is the 19 story tower under construction yet?
Thank you for any information!

[Jjs5056]

Originally Posted by OZ1970

Has anyone heard any news on the Central Station project? I have looked around but I haven't been able to find any information.
Also, what about Luhrs? Is the 19 story tower under construction yet?
Thank you for any information!

There's not going to be news on Central Station for quite a while. If it ever breaks ground, it won't be until later this year. However, it would be nice to see a detailed site plan since all we've gotten is one rendering, which shows something out of the 80s- an apartment tower on 1/4th of the lot and a massive parking garage on the 3/4. Hopefully, a site plan would put that fear to rest and show that the garage is at least wrapped in commercial/office space... but, realistically, I don't think that's the case. And, I don't think an apartment tower that could fit on 1/4 of the footprint of this site is worth giving up one of the most prime pieces of real estate downtown. It's a horribly suburban design, which might as well be gated, since even the entrance ignores the city's main streets and fronts a 'private drive' along Polk.

Anyway, the Luhrs hotel is technically under construction, but right now they are only doing site work. Once they level off Madison/Central, we'll see if they install a crane and start on the tower.

[Phxguy]

^I saw a photo of the Central Station tower from the PURL model they have of downtown. If the renderings of all the buildings in the model are accurate, this rendition showed a different tower. I can't really describe it, but it looked smaller than the original version.