Phoenix Development News (3)

[Jjs5056]

somethingfast is absolutely right about publicly-funded sports venues; a simple Google search turns up tons of research disproving the claims of team owners and politicians that they have an overall economic impact greater than the investment being asked for from the public.

The idea that the public would foot (part of) the bill for the demolition of an economic driver (part of the CC) that I'm sure was publicy-funded in the first place, to build a new venue for the sole reason of keeping pace with other franchises (and not an actual need to accommodate more events that will, in turn, create more revenue), while the current one sits empty across multiple city blocks on land that once housed dozens of historic warehouses, is so insane. Yet, it would pass in a place where a minuscule sales tax increase for transit is likely to scrape by. If public money is involved, the development agreement needs to ensure that other uses (that actually benefit the public) are incorporated.

PHXFlyer11 - you mentioned that a new arena is sure to include other uses, but there really isn't any precedent of the City investing in mixed use development for their public projects.

- Chase and the Garage Mahal are massive and, aside from the small plaza where Sliders is and a small office on the corner of the GM, there are no additional uses.
- USAC has 3 blank frontages (3rd St, 1st St, Jackson) and its Jefferson frontage is essentially a club, team shop, and fast food joint whose main entrances are inside.
- PCC (2nd Street - 5th Steet, Adams - Jefferson) has all of 4 retail spaces at ~1,000 square foot each (UPS, Visitor Info, Event Planner, and Vacant).
- Sheraton's (two blocks worth of frontage along 3rd Street, 1 1/2 on 2nd Street) only public space is its restaurant (included in every Sheraton).
- The Biomedical Campus takes up 1/4 of downtown and not one building could be considered mixed use.

So, I have very little hope that a new arena would feature anything more than the bare minimum event space and parking, especially given the location, which faces the Garage Mahal, the Convention Center's side, an empty pad at Colliers, and yet another garage. A new arena should be built on the existing site + additional lot to the west and have the following minimum design standards:

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CURRENT LOT:
- Minimum of 30,000 square feet of retail/restaurant space with streetside entrances
- Minimum 50% retail/restaurant frontage along Jefferson and Jackson Streets, 25% along 3rd and 1st Streets
- Back of house service must be accessed from an internal or underground service road
- Parking must be underground, or screened (aside from entrance/exit) on 3/4 sides by event, office, retail, or residential uses - the 4th side must be screened by a decorative facade and have a minimum of 50% of its ground level dedicated to retail/restaurant use.

WEST LOT:
- At minimum, lot must be turned into public space (open lawn, basketball courts, skate park, etc.) with shade requirements TBD based on use; St. James must be rehabilitated and house amenities or services (restrooms, bike storage/repair, light retail)

If other uses are pursued within first phase of project, add the following:
- preservation of St. James and integration into a minimum of 50% retail/restaurant frontage along Madison/25% along 1st Street
- minimum of 100 residential units (20% affordable) to be incorporated on either block/equivalent # of hotel rooms
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I absolutely hate the idea of moving the arena to the South CC lot; it moves a likely dead-zone closer to the core, an entertainment venue further from the Warehouse District, stunts potential CC growth, and leaves a horrible eyesore in the current arena. And, how have the Arizona Center, Colliers, CityScape, and the Mercado proven that an "urban mall" is viable for downtown Phoenix? The cost of turning an arena into a mall that is suitable for downtown is not going to be attractive to any developer with half of a brain. The arena will sit empty for years, or will be razed and serve as a parking lot for much of our lifetimes.

If this new location is somehow non-negotiable, I'd require the same minimum standards as above, though I would include clauses that require sub-level space to be built that allows for future expansion of the CC, and require the sale of the current site if left as undeveloped public space for 10 years. If none of this legal, whatever - do whatever it is that San Diego did legally that resulted in what has been cited as one of the few success stories.

Basically, I wish the City would RFP the rest of the land they own and let private developers and the market shape downtown, and stay out of the business of developing or renovating real estate as much as possible. Hardly anything they've had a part in has been a success, and Nowakowski's ideas are just further proof that they are never going to get it. What an embarrassing "vision" to share out loud, moron.

[Jjs5056]

I thought the Roosevelt Streetscape project couldn't get any more ridiculous after they removed streetside parking to to make the area more "pedestrian-focused," planted trees in the middle of the new sidewalks (why build 20' sidewalks if you're going to literally split them in half?) forcing pedestrians onto what are essentially two separated 10' sidewalks (and, with the *1* new patio that has revolutionized the street, people are now forced onto the side closest to the speeding traffic encouraged by said removal), and installed a pedestrian oven as a "pocket park."

But, the south side finishes keep the insanity going. Because no money was left to bury the utilities and the south sidewalks weren't widened (which they probably would have been had they not gone for 20' ones on the north to accommodate *1* restaurant's desire for a patio), they couldn't plant shade trees (I use that term loosely since the ones on the north side are, what, 4'?) and instead have placed giant brown metallic pots with trees that can't be more than a foot tall. Of course, according to Wayne Rainey's post on DTPHX's Facebook, this was all because of 1 loud-mouthed citizen (https://www.facebook.com/downtownphoenix) who THANKFULLY fought to keep street parking on at least 1 side.

www.lampleft.com/?p=2226 - WTF. Place man-made shade structures if tree height is such a concern! These things offer no shade, take up half the sidewalk, and look fucking ridiculous. Seriously. These are as tasteful as Beatrice Moore's obsession with throwing beads and shit onto fake whimsical trees... as in, not tasteful in the slightest sense.

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exit2lef mentioned Kate Gallego being more informed on fine-grained details of downtown development; I think she is, but none of her actions have ever indicated that she is willing to actually take a stand against stupid proposals. It looks like Alliance Residential purchased the 3rd Street/Roosevelt land (CANVAS - Bodega 420) and was approved for an alley abandonment, setting the site up for a huge fortress-like development with multiple curb-cuts and other pedestrian-destroying details.

[Obadno]

Originally Posted by dtnphx

Phoenix city councilman pushing for dual Suns-Coyotes arena, downtown mall and grocery store

http://www.bizjournals.com/phoenix/blog/...ty-councilman-pushing-for-dual-suns.html

I know I shouldn't but I kind of like the idea of turning US airways into a mall...

[CrestedSaguaro]

Just noticed today that there is a lot of dirt moving and construction fencing up in Hance Park on both the south and north sides west of Central Avenue. Is this the start of Hance improvements? I haven't seen any updates lately.

[ASU Diablo]

Previously disclosed rumor receiving some confirmation...this article quotes a Fry's. Has Fry's had any experience with a grocery store in an urban environment?

http://www.bizjournals.com/phoenix/news/...y-store-could-be-coming-to-downtown.html

MOD - Can you please move this thread and related replies below to the Central Union Station thread?

[Buckeye Native 001]

I don't believe Fry's has but I'm pretty sure their parent company Kroger has prior experience with this in other markets.

In fact, I remember it being a pretty big deal about seven or eight years ago when Ralph's (SoCal-based and also owned by Kroger) announced that they were opening a store in Downtown LA. Kroger has also been trying to open a store in Downtown Cincinnati (which is where their corporate HQ is located)

[pbenjamin]

Another Kroger store, King Soopers, is building a store in LoDo.

[PHXFlyer11]

I thought this may have been a little wishful thinking when we saw this project before. But it turns out they plan to break ground next month: http://www.bizjournals.com/phoenix/news/...oper-building-condo-lofts-live-work.html

[TakeFive]

Originally Posted by Jjs5056

The idea that the public would foot (part of) the bill for the demolition of an economic driver (part of the CC) that I'm sure was publicy-funded in the first place...

A new arena should be built on the existing site + additional lot to the west...

PHXFlyer11 also mentioned building the new arena in its current location. Seems like a good idea to me also.

With respect to using the south building of the convention center as a potential arena site this has been mentioned before; it's not a novel idea by Michael Nowakowski. But I do wonder about foreclosing on the continued use of that site for CC purposes. But I suspect there's interesting information that we aren't aware of and I can only speculate.

I was aware from someone who worked at the Phoenix Convention & Visitors Bureau that after SB1070 passed that the phones pretty much quit ringing. For how long I don't know but the CC was relatively new and just starting to build some momentum for conventions typically planned 3-7 years out. Additionally, the bigger trade shows that they wanted to land are heaviest from June through September which is counter cyclical for appealing weather in Phoenix.

Next is the ever increasing competition from cities building or planning additional convention facilities. Austin is one poster child. After completing their first 1,000+ room convention hotel earlier this year they already have a second one under construction, this one a Fairmont Hotel. Next, the city plans to acquire three additional blocks for future expansion of the center.

With respect to Phoenix I don't know what their current CC usage rate or projections might be. Furthermore I don't know what the costs to maintain or what their projected repairs of the south building would be?

Long story but short conclusion is that they may have good reasons for demoing the south building.

[HX_Guy]

And where would the Suns play for 2 seasons while the old area is demolished and a new arena built on the same site?

[exit2lef]

Originally Posted by HX_Guy

And where would the Suns play for 2 seasons while the old area is demolished and a new arena built on the same site?

How about the hockey arena in Glendale? That would be some serious irony. Or maybe the Wells Fargo Arena at ASU.

[gymratmanaz]

I think it would be awesome to have the Coyotes back downtown Phoenix!!!

What would Glendale do with the arena then? They sure seem to have alienated he Hockey world....

[exit2lef]

I caught a good glimpse of Union from the train this morning. I can now see a deep hole on much of the site. The perception of slow progress may come from a lack of upward construction while excavation for a basement took place.

[PHXFlyer11]

Originally Posted by exit2lef

I caught a good glimpse of Union from the train this morning. I can now see a deep hole on much of the site. The perception of slow progress may come from a lack of upward construction while excavation for a basement took place.

I can't wait to see downtown after Union, Illuminate (+sister project), Proxy, Portland On the Park, Las Condes and hopefully Central Station.

[PHXFlyer11]

Also, not sure if everyone saw these details in the article about Las Condes:

"Scottsdale-based Stark James LLC is developing a second Phoenix apartment complex made out of old seaport shipping containers. The project is at Portland and Second streets and is called The Oscar. It will include art galleries and a coffee shop.

Sutra Studios is also opening a new yoga studio at Portland and First Street."

[PHX31]

Originally Posted by exit2lef

I caught a good glimpse of Union from the train this morning. I can now see a deep hole on much of the site. The perception of slow progress may come from a lack of upward construction while excavation for a basement took place.

When is the last time you saw it though? I saw the huge hole for the basement at least a month ago. It looked fully excavated at that time.

[exit2lef]

Originally Posted by PHX31

When is the last time you saw it though? I saw the huge hole for the basement at least a month ago. It looked fully excavated at that time.

Good question. Probably at least a month ago, so I hope there's not another pause. Still, the progress seems to continue, even if not at the pace we'd like.

[Obadno]

Originally Posted by exit2lef

Good question. Probably at least a month ago, so I hope there's not another pause. Still, the progress seems to continue, even if not at the pace we'd like.

Speaking of big holes and no progress.... What's the deal with the Courtyard Marriot??

I am excited to see two new 20+ (Marriot & Central station) towers going up!

[Jjs5056]

Originally Posted by PHXFlyer11

Also, not sure if everyone saw these details in the article about Las Condes:

"Scottsdale-based Stark James LLC is developing a second Phoenix apartment complex made out of old seaport shipping containers. The project is at Portland and Second streets and is called The Oscar. It will include art galleries and a coffee shop.

Sutra Studios is also opening a new yoga studio at Portland and First Street."

Yes, I mentioned the StarkJames project a while back, as it was the winning bid from the city's RFP for the site of the unfinished foundations on 2nd St/Portland.

Sutra was supposed to be opening in the white building along 1st St/Portland as part of Lux's expansion into the area. Lux was to build a 2-story building to the south with Lux Commonwealth on the bottom, and an apartment up top; but, I haven't heard any updates and could swear there is a for sale sign up near that parcel? It would be cool if the parking lot across from Sutra (or any nearby vacant lot) could be turned into a temporary pop-up park for outdoor yoga. If there is a viable proposal for the Firehouse, it will be nice to see 1st Street filling in with unique businesses, but the west side has some challenges with all of the garages and parking lots.

The StarkJames and enHance/Chilean developer live/work condos are even more reason that the City is making a terrible decision with the plans of turning 2nd Street into a two-sided parking lot north of Roosevelt. These projects are taking a risk in an area that's already blighted - but, there was at least hope that their investments would spur more projects to pop up and start filling in the gaps. I can't imagine paying good $ for a condo next to a currently dilapidated park at the end of 2 city blocks: 1 vacant, and 1 paved over.

[Jjs5056]

Also, following up on my earlier post: Alliance Residential has in fact bought the land on Roosevelt between 3rd and 5th Streets. Current Plans call for retail along Roosevelt, and walk-up units along 3rd and Portland, with a large garage facing Portland.

Not sure about:
- The future of the CANVAS and 420 house
- Proposed heights

No matter what, this project will be a great addition to the area, connecting the successful live/work spaces of Artisan Village with the 'core' of Roosevelt Row, and removing blight on both 3rd and Roosevelt. Unlike the heinous proposal by Wood Partners, it will also activate both of those streets, and the retail on Roosevelt will create a nearly contiguous line of retail from Central - 7th Street, which is very impressive. Meanwhile, the walk-ups on Portland and 3rd show that they believe in the transformation of both blocks and I hope that perception leads to new infill on surrounding lots on each.

The only (not so serious) negatives I see are:
- If the 420 house is to remain, it's too bad walk-up units couldn't wrap the garage along 5th. We're seeing how poor design along the N-S streets has disconnected all of the new reuse projects near McKinley from Roosevelt, so it would be wise for the City to focus on ensuring that the same does not occur on the north side - especially with the park so close by.
- I personally have no problem with any range of incomes/demographics moving into the area as diversity is what makes a city interesting, and the typically wealthy target of Alliance will bring purchasing power that can only help the retail scene. But, I can see community "activists" making a stink over it.
- I really, really, hope CANVAS is saved. I have faith Alliance has the team and experience to attract a good tenant mix for its retail, but CANVAS is really a nice hub of activity in an area dominated by insular galleries and studios.