Phoenix Development News (3)

[Jjs5056]

That's what makes the latest PBC news all the more frustrating. I had posted about this the other day when someone mentioned the lots east of Roosevelt Point being developed next... it's incredibly stupid to stifle the only pocket of concentrated residential and retail growth. I have no doubt that within 5 or so years, the remaining empty lots south of Roosevelt would have been developed with projects like Proxy - which would've only strengthened and supported an expanding arts and retail corridor along Roosevelt. Getting people to live in Phoenix has been the top priority for decades -- it's finally happening due to the private sector, and it's being stopped dead in its tracks for a poorly planned "mega project," the likes of which have always caused almost as much harm as good.

It's insane to me that such a large chunk of prime, downtown land was earmarked for a Biomedical Campus that had very few investors interested from the get-go. What's worse has been the complete lack of foresight, planning, and urban design. Articles on the potential buildings being constructed north of Fillmore (between 4th and 6th Streets, I assume) refer to things like cancer research, wet labs, clinical research, offices, and classrooms... do these not sound familiar? They are all components of the PBC already. All of these needs could have been fulfilled had the original buildings been designed for more than one use, and at more than 6 stories. The Cancer Center on Fillmore takes up an entire city block with massive setbacks and 5 floors - why couldn't have they included (or left room for) a midrise tower to house research, offices, etc.? Why was another city block wasted on a parking garage, when it could've been built underground or within one of these new buildings?

I had hoped that the lots closest to Roosevelt Row would be the last to develop, and that by then, the PBC would've either reached buildout (and the lots RFP'd to private developers for any use) or that the continued success of the adjacent neighborhood would lead to a different approach toward how the remaining buildings would be designed.

ASU has missed the mark quite a bit in their design, but nothing compares to the PBC. It brings jobs downtown, and cleans up the view from 7th Street, but wasted so much valuable land and cuts downtown off at 5th Street. Look at the ground level of any of the new PBC buildings - they are horrific at the pedestrian level. How is it not concerning to anyone that all of these new residential projects and established art galleries will now be suffocated by these sterile fortresses?

If the PBC absolutely needed all the land it owns up through Garfield, then there were so many other ways that could've been explored that would help transition between residential neighborhoods and the various campuses. I know I sound like a broken record, but at least incorporate residential halls, pharmacies, health clinics, incubators, casual food joints, etc.

[PHXFlyer11]

Originally Posted by Jjs5056

That's what makes the latest PBC news all the more frustrating. I had posted about this the other day when someone mentioned the lots east of Roosevelt Point being developed next... it's incredibly stupid to stifle the only pocket of concentrated residential and retail growth. I have no doubt that within 5 or so years, the remaining empty lots south of Roosevelt would have been developed with projects like Proxy - which would've only strengthened and supported an expanding arts and retail corridor along Roosevelt. Getting people to live in Phoenix has been the top priority for decades -- it's finally happening due to the private sector, and it's being stopped dead in its tracks for a poorly planned "mega project," the likes of which have always caused almost as much harm as good.

It's insane to me that such a large chunk of prime, downtown land was earmarked for a Biomedical Campus that had very few investors interested from the get-go. What's worse has been the complete lack of foresight, planning, and urban design. Articles on the potential buildings being constructed north of Fillmore (between 4th and 6th Streets, I assume) refer to things like cancer research, wet labs, clinical research, offices, and classrooms... do these not sound familiar? They are all components of the PBC already. All of these needs could have been fulfilled had the original buildings been designed for more than one use, and at more than 6 stories. The Cancer Center on Fillmore takes up an entire city block with massive setbacks and 5 floors - why couldn't have they included (or left room for) a midrise tower to house research, offices, etc.? Why was another city block wasted on a parking garage, when it could've been built underground or within one of these new buildings?

I had hoped that the lots closest to Roosevelt Row would be the last to develop, and that by then, the PBC would've either reached buildout (and the lots RFP'd to private developers for any use) or that the continued success of the adjacent neighborhood would lead to a different approach toward how the remaining buildings would be designed.

ASU has missed the mark quite a bit in their design, but nothing compares to the PBC. It brings jobs downtown, and cleans up the view from 7th Street, but wasted so much valuable land and cuts downtown off at 5th Street. Look at the ground level of any of the new PBC buildings - they are horrific at the pedestrian level. How is it not concerning to anyone that all of these new residential projects and established art galleries will now be suffocated by these sterile fortresses?

If the PBC absolutely needed all the land it owns up through Garfield, then there were so many other ways that could've been explored that would help transition between residential neighborhoods and the various campuses. I know I sound like a broken record, but at least incorporate residential halls, pharmacies, health clinics, incubators, casual food joints, etc.

Unfortunately I think you are right. There isn't much hope for this area of downtown. It does bring jobs and investment, but it will be a dead zone.

At this point, I see residential moving west along Roosevelt and more being done around Hance. A positive thought.... what if we see more developments like Portland on the Park begin to line Hance Park with mid-rise development.

It really — though the deadness between 4th/5th and 7th. I was hoping the land lining 7th and closer to Roosevelt would start developing with some residential and retail to bring it to life. Mother Bunch is a good start if we can bring that momentum across 7th.

[PHXFlyer11]

I think this is what's going on...

As you say Jjs, I think it's lots 4,5 & 6. I believe this is city owned land as it is all being used as staging for the garage project right now. It will really kill the great things on the west side of 4th st.

I wish it was 8 & 9 instead, since that area is already dead.

Proxy 333 is on 12. Illuminate and the other project by the same developer have both broken ground on 10 & 11.

[LocoPhoenician]

Sad to hear The Downtown Deli is closing due to high rent downtown hopefully they will relocate downtown. There is a new restaurant coming to Colliers Center in the old Paradise Bakery spot called Twisted SpoonZ Cafe.

[pbenjamin]

Originally Posted by TempeAZnative

Sad to hear The Downtown Deli is closing due to high rent downtown hopefully they will relocate downtown. There is a new restaurant coming to Colliers Center in the old Paradise Bakery spot called Twisted SpoonZ Cafe.

I personally couldn't care less about a business that closes at 3 every day.

[TakeFive]

Jjs5056/PHXFlyer11... I think it was a decision they had to run with. There just aren't that many private investment opportunities out there and the collaboration with ASU makes it even more attractive. Let's wait to see how it develops.

That said, you have to wonder how much risk there is. The "world's richest doctor" ... eh, whatever. Hopefully it all goes well.

Downtown Phoenix has yet to become much of a magnet of demand for new Class A office space. It still lags behind both Tempe and Scottsdale. Eventually this will change but in the interim ASU has been much more of a positive than a negative for downtown. Hopefully downtown will see a groundbreaking on a new office tower within another decade. That's not so long really. By way of comparison, Hines will soon break ground on a 40-story office tower in Denver. That's the first new high rise office tower in Denver in 30 years.

So far as residential goes there's no shortage of opportunity for that to continue.

[TakeFive]

Originally Posted by soleri

I was in Beijing last week and dystopian doesn't begin to describe it. I've ragged on Phoenix for so long that it was nice surprise to discover a city that makes Phoenix look wonderful. Beijing has significant historical and economic assets, but the felt experience is very dreary - thousand upon thousands of new 35-story condo towers sitting empty. Cranes everywhere but not moving over their stalled projects. Horrendous traffic snarls. Countless apartment buildings from the 1980s and 90s that look worse than anything you see in American public housing projects. Pollution at levels that would be a scandal in any 1st-world nation.

China is trying to leapfrog into the 21st century any way it can. Phoenix, for all its troubles, is relatively stress-free and clean. This points out why zoning, environmental regulations, and planning are important. I've seen the face of anarcho-capitalism in a nominally communist country. It doesn't work.

It's always interesting to hear from somebody who has actually been there. I was aware of the the Portman built Shanghai Center. I know China is making huge investments in renewable energy but they are so dependent on coal that pollution will remain a challenge for some time.

Likewise I get frustrated with how the EPA is politicized so much. Sadly the metro area shows little interest - outside of the City of Phoenix - for much better transit. Eventually the roads will become so clogged that hopefully....

[PHXFlyer11]

From the Republic:

http://www.azcentral.com/story/news/loca...lan-downtown-biomedical-campus/27626779/

The roughly four blocks are located between Garfield, Fillmore, Fourth and Sixth Streets and are already slated for development under the Phoenix Biomedical Campus master plan.

The approval elicited concern from at least one developer who told the council his company was preparing to submit a proposal for the land.

Damn. Sounds like 4, 5, 6 & 7 on my map. I really with 4 could be spared for mixed-use retail and residential mid-rise of 8-12 stories. That is a perfectly shaped lot.

[nickw252]

[exit2lef]

Originally Posted by TempeAZnative

Sad to hear The Downtown Deli is closing due to high rent downtown hopefully they will relocate downtown. There is a new restaurant coming to Colliers Center in the old Paradise Bakery spot called Twisted SpoonZ Cafe.

I'd like to see the deli endure, but I think the business has been suffering for a number of years.

Originally Posted by pbenjamin

I personally couldn't care less about a business that closes at 3 every day.

if the deli were a new business, I might agree. The Downtown Deli, however, is a remnant from an era when Downtown was truly dead after dark. The owners probably built their business plan and lifestyle around a lunch-only model. Many other legacy restaurants in the Downtown core operate under such a schedule, and they'll no doubt be challenged to keep up with newer arrivals who stay open later.

[Leo the Dog]

DuPont Circle apts look good. Nice in-fill. That area should be beefed up into a bigger node.

[exit2lef]

Downtown Deli isn't the only long-established restaurant closing this week. It's also the end for Bill Johnson's Big Apple. Regardless of varying opinions about the food, it's sad the restaurant is being replaced by surface parking:

http://www.kpho.com/story/29109443/landm...t-closes-its-doors-for-good-this-weekend

[Obadno]

Originally Posted by cwhite

Another view of the Portland on the Park crane - it looks particularly massive compared to the other cranes that are up. Makes me wonder just how much of my view this building is going to block - not that I'm complaining!

Its going to fill the space between the Hotel and Portland and will be about twice as tall as both.

[LocoPhoenician]

Originally Posted by exit2lef

Downtown Deli isn't the only long-established restaurant closing this week. It's also the end for Bill Johnson's Big Apple. Regardless of varying opinions about the food, it's sad the restaurant is being replaced by surface parking:

http://www.kpho.com/story/29109443/landm...t-closes-its-doors-for-good-this-weekend

Plus The Landmark in Mesa is closing a lot of closings of long time establishments.

[LocoPhoenician]

Originally Posted by pbenjamin

I personally couldn't care less about a business that closes at 3 every day.

Well I work downtown so it will be a loss hopefully they turn up elsewhere. Tommy Pastrami's doesn't cut it as a deli.

[TakeFive]

Side Topic: Happen to catch an interesting read in the Puget Sound Business Journal relative to Seattle's biotech industry and potential worker shortage.

Edit: One link leads to ANOTHER. I had no idea the pay scale for biotech workers. Quoted by the week, it seems to be $2,000 and up per week. I never doubted what the "rich doctor's" motivation was but if it turns out to be a healthy, successful collaboration... then that's a good thing I'd assume.

[DenverInfill]

Originally Posted by TakeFive

Downtown Phoenix has yet to become much of a magnet of demand for new Class A office space. It still lags behind both Tempe and Scottsdale. Eventually this will change but in the interim ASU has been much more of a positive than a negative for downtown. Hopefully downtown will see a groundbreaking on a new office tower within another decade. That's not so long really. By way of comparison, Hines will soon break ground on a 40-story office tower in Denver. That's the first new high rise office tower in Denver in 30 years.

So far as residential goes there's no shortage of opportunity for that to continue.

TakeFive, I think you're selling the downtown Denver office market short. First, there's the 22-story 1800 Larimer tower completed in 2010; I would think that would qualify as a high-rise.

More importantly, however, are the myriad 5 - 10 story office-only, office/residential, or office/hotel projects completed in downtown Denver since 2000. These have contributed significantly to the revitalization of downtown and I would think similar projects would be even more relevant to Phoenix's revitalization efforts.

Specifically, in downtown Denver:

From 2000 - 2009: 8 office projects totaling 2.0 million SF completed

From 2010 - Today: 15 office projects totaling 2.6 million SF completed or under construction, not counting the 640,000 SF 40-story tower breaking ground imminently.

That seems more worthy of discussion than the height of any particular building.

[gymratmanaz]

Wow, a Denver lurker - DenverInfill, cool. (kidding)

Welcome!!!

[exit2lef]

Originally Posted by TempeAZnative

Plus The Landmark in Mesa is closing a lot of closings of long time establishments.

Wow. I hadn't heard about that, but here's the detail:

http://www.azcentral.com/story/news/loca...ndmark-restaurant-closing-mesa/27651717/

I'm glad the building will be preserved for another use.

[exit2lef]

An interesting post from FiveThirtyEight on how political distinctions between core cities and suburbs don't always align with residents' perceptions of the environment they live in. Among inhabitants of the 10 largest U.S. cities, Phoenicians rank highest in perception of their environment as suburban rather than urban. The study finds density to be the biggest factor, and I agree. As I commented on the blog post, though, it would be interesting to know what role the assignment of city neighborhoods to suburban zip codes plays. I would also think that the separation of large sections of the city from Downtown by mountains would play a big role, but apparently natural barriers don't always create an urban / suburban distinction. According to this study, even residents of Staten Island, which is separated by water from the denser parts of NYC, consider their neighborhoods "urban."

http://fivethirtyeight.com/features/how-suburban-are-big-american-cities/