Tucson Development Thread

[technical]

Originally Posted by kaneui

Good to have a mayor who has an ambitious but focused plan to move Tucson forward on several fronts: repairing and improving basic infrastructure, capitalizing on economic opportunities with Mexico, supporting high-speed rail to Phoenix, and aggressively pursuing annexation options.

I sure hope your mayor is successful. And I hope your downtown builds more than just hotels but sexy high rises. That's where they are supposed to be. As for high speed rail in Arizona, that is becoming more of a possibility with California and Nevada building one. If only your Gov. Brewer could be nice and respectful to Pres. Obama then the chances of getting one will be higher.

So, Gov. Jan Brewer, do you find me sexy? Too sexy?

Ay Dios Mio! SB1070! Governor, please no arrest me. I have papers!!

Nice visiting your city. I need to run

Stay thirsty my friends.

And no hard feelings with your retired porn star governor Brewer!

[kaneui]

With over $1M in stabilization work completed with Community Development Block Grants, WAMO is raising another $1M for interior improvements to its 1907 Steinfeld Warehouse downtown to be partially ready for live-in artists in 2014:



(photo: Downtown Tucsonan)


Steinfeld Warehouse Stands Ready for Its Next Chapter
By Teya Vitu
Downtown Tucsonan
July 23, 2012

The Steinfeld Warehouse, 101 W. 6th St., now stands ready for the next phase to allow artists to reoccupy the 1907 brick warehouse. First things had to come first. Six months of stabilization work brought the historic structure up to code with extensive brick, roof and foundation work. “It went very smoothly,” said Liz Burden, president of the Warehouse Arts Management Organization, which owns the Steinfeld Warehouse. That doesn’t mean people can move in today. WAMO simply has a stabilized shell of a building. The interior is just a conceptual plan on paper that still needs the fine details. Constructions plans need to be drawn, and WAMO still needs to assemble money for interior work. “Our timeline is we would be opening at least part of the building in 2014,” Burden said. “The next conversation is to start attracting an anchor tenant into the building.”

Tucson firms did all the stabilization work. Sellers & Sons was the general contractor. Oden Construction and Cox Masonry took on the considerable masonry work to stabilize walls and repoint the bricks, where much of the mortar had disintegrated. The foundation was shored up. “The roof was pretty dramatic,” Burden said. “It had, over 30 years, deteriorated so it needed to be replaced.” That was not just a simple matter of putting on a new roof. The roof beams were not attached to the outer wall because the warehouse was built in an era where fire was the biggest threat. 1907 fire prevention goes contrary to today’s seismic standards. Now there is a structural connection between the walls and roof diaphragms to provide seismic stability.

Earlier this year, the Downtown architecture and urban planning firm Poster Frost Mirto drew up conceptual plans to reinvent the Steinfeld as an artist live/work complex with public studio, retail and courtyard space. WAMO presented these concepts to the El Presidio and Dunbar/Springs neighborhoods and plans to return to these neighborhoods to collaborate on how to best flesh out these concepts, Burden said. The concept envisions 10 live/work units that each offer living and studio space.

The stabilization cost about $1 million and was funded by city Community Development Block Grants. Burden estimates another $1 million will be needed for interior improvements. WAMO does have $600,000 in federal HOME low-income housing funds to give the organization a head start with tenant improvements. “The next phase will be grant writing, fundraising, borrowing,” Burden said. “We have a small grant to get started with construction drawings. WAMO took ownership of Steinfeld on Nov. 9, 2011. The City retains ownership of the land beneath. WAMO has about $500,000 for the repair work comprised of city Community Development Block Grant funds and state trust funds from the rents artists paid ADOT during the 25 years they have occupied Toole Avenue warehouses and the Steinfeld. Funding still needs to be assembled for the full build out. That could be a combination of grants and tax credits, said Jim Wilcox, a development consultant for WAMO.

http://www.downtowntucson.org/2012/0...-next-chapter/

[Mattic505]

By Bud Foster - Tucson News Now

TUCSON, AZ (Tucson News Now) -
In an opinion released by the Arizona Senate President Steve Pierce, Rio Nuevo may be able to move forward on a number of downtown projects that do not include the convention hotel and the Tucson Convention Center.

Under state law passed in 2009, state lawmakers precluded the Rio Nuevo district from spending money on anything but the hotel and convention center.

But under the opinion from the state's counsel, the district board has been freed from that obligation.

The letter states:

CONCLUSION

The Board is not limited to using the tax and charge monies to the four purposes specified by statute, because it has issued a notice to proceed for a hotel and convention center project. The Board may use these monies for any costs of the components of the multipurpose facility that are owned by the district or that are publicly owned.

In a letter sent to KOLD from Board Chairman Fletcher McCusker, he says he's happy with the state's decision.

"We are grateful that legislative counsel has responded so quickly and are consulting with our attorneys on how this opinion should be incorporated into Rio Nuevo planning for future projects," he says... Read More Here

[Anqrew]

http://www.tucsonaz.gov/SIREPub/cach...2021246331.pdf

Here are some elevation diagrams of the new 6 story building at Stone and Broadway (1 E. Broadway)

the diagrams say its actually 7 floors but it looks like the first floor is just 2 floors high? idk.

[Ritarancher]

To me interstate 11 is a huge waste of money! If Wall mart wants the us government to build a freeway so that their semi's can go from Phoenix to Nevada faster, than they are insane! Will it really bring tourist to Phoenix, no it only takes six hours of driving from Vegas to Downtown Phoenix on the current roads we have. Sorry MGM Grand, the government shouldn't pay for a road to help people go to your hotel. At the price of 100,000,000,000 dollars we can build most of the Tucson/Phoenix high speed rail! We could be the first cities in North America (or so I believe) to have a high speed train, that will bring in some tourist money, with that train we could even have a Tucson/Phoenix Olympics (just a dream...) . I also think that the Train should be extended into Nogales Az for some real big $$$$$ from Mexico tourist. But if the state wants to blow money on a useless freeway than go ahead. I would also like a freeway in Tucson connecting Sahuarita and Vail/east Tucson.

[Ritarancher]

Originally Posted by Anqrew

http://www.tucsonaz.gov/SIREPub/cach...2021246331.pdf

Here are some elevation diagrams of the new 6 story building at Stone and Broadway (1 E. Broadway)

the diagrams say its actually 7 floors but it looks like the first floor is just 2 floors high? idk.

It looks like there is a two story parking garage on the bottom of the building, so I believe that the first floor is two stories in a way.

[Ritarancher]

Originally Posted by kaneui

With over $1M in stabilization work completed with Community Development Block Grants, WAMO is raising another $1M for interior improvements to its 1907 Steinfeld Warehouse downtown to be partially ready for live-in artists in 2014:



(photo: Downtown Tucsonan)


Steinfeld Warehouse Stands Ready for Its Next Chapter
By Teya Vitu
Downtown Tucsonan
July 23, 2012


http://www.downtowntucson.org/2012/0...-next-chapter/

Seems like it is a good stable frame if it survived these endless monsoon storms!

[Patrick S]

Originally Posted by Ritarancher

To me interstate 11 is a huge waste of money! If Wall mart wants the us government to build a freeway so that their semi's can go from Phoenix to Nevada faster, than they are insane! Will it really bring tourist to Phoenix, no it only takes six hours of driving from Vegas to Downtown Phoenix on the current roads we have. Sorry MGM Grand, the government shouldn't pay for a road to help people go to your hotel. At the price of 100,000,000,000 dollars we can build most of the Tucson/Phoenix high speed rail! We could be the first cities in North America (or so I believe) to have a high speed train, that will bring in some tourist money, with that train we could even have a Tucson/Phoenix Olympics (just a dream...) . I also think that the Train should be extended into Nogales Az for some real big $$$$$ from Mexico tourist. But if the state wants to blow money on a useless freeway than go ahead. I would also like a freeway in Tucson connecting Sahuarita and Vail/east Tucson.

I could't disagree more. I think I-11 is a great idea. First off, I don't know how much it will cost, I don't think anyone does (NV is spending $2.5 million on a study to find out costs and feasibility for the I-11 route, a study that is to start this month), but I'm sure it isn't going to cost $100 Billion (and by the way, with that money they could build the entire planned California HSR project, estimated at a little over $68 Billion - and that's the entire plan - and probably have more than enough to build one from Tucson to Phoenix and Phoenix to either Vegas or LA, or maybe even both). Remember, much of this route is already 4 lanes (and more is being built to 4 lanes all the time - I just made this drive about a month ago and there was construction everywhere between Phoenix and Kingmen). North of Kingmen is fully 4 lanes until the NV border (though there are intersections, turn-offs and a couple towns it goes through), and NV is already looking at building a Boulder City bypass (which the city wants, since it gets their narrow streets free of all the semis). Second, Phoenix and Vegas are two (and counting Tucson, three) of the fastest growing metro areas of the last 30 or so years (and AZ & NV have been the 2 fastest growing states the last 30 years) and are the two biggest neighboring cities that are not attached by an interstate. Does it benefit Vegas more than AZ, probably yes, but there are benefits for AZ too. With Guyamas trying to expand its port in northern Mexico, Tucson, Pinal Co. and Phoenix are all poised to be utilized as inland ports as goods are moved to and from Mexico and places like AZ and NV (and, if they extend the route to Reno, places like northern CA, Oregon, Washington St. and even Canada). We're already uniquely positioned between the two largest states (CA & TX), and with this interstate we are that much closer (time wise) to the major market of Vegas. I don't think Interstates are the end-all-be-all answer to our transportation needs - I am a very big proponent of HSR - but I still think I-11 is a great idea (and the median could be used for running HSR trains).

[Ritarancher]

Originally Posted by Patrick S

I could't disagree more. I think I-11 is a great idea. First off, I don't know how much it will cost, I don't think anyone does (NV is spending $2.5 million on a study to find out costs and feasibility for the I-11 route, a study that is to start this month), but I'm sure it isn't going to cost $100 Billion (and by the way, with that money they could build the entire planned California HSR project, estimated at a little over $68 Billion - and that's the entire plan - and probably have more than enough to build one from Tucson to Phoenix and Phoenix to either Vegas or LA, or maybe even both). Remember, much of this route is already 4 lanes (and more is being built to 4 lanes all the time - I just made this drive about a month ago and there was construction everywhere between Phoenix and Kingmen). North of Kingmen is fully 4 lanes until the NV border (though there are intersections, turn-offs and a couple towns it goes through), and NV is already looking at building a Boulder City bypass (which the city wants, since it gets their narrow streets free of all the semis). Second, Phoenix and Vegas are two (and counting Tucson, three) of the fastest growing metro areas of the last 30 or so years (and AZ & NV have been the 2 fastest growing states the last 30 years) and are the two biggest neighboring cities that are not attached by an interstate. Does it benefit Vegas more than AZ, probably yes, but there are benefits for AZ too. With Guyamas trying to expand its port in northern Mexico, Tucson, Pinal Co. and Phoenix are all poised to be utilized as inland ports as goods are moved to and from Mexico and places like AZ and NV (and, if they extend the route to Reno, places like northern CA, Oregon, Washington St. and even Canada). We're already uniquely positioned between the two largest states (CA & TX), and with this interstate we are that much closer (time wise) to the major market of Vegas. I don't think Interstates are the end-all-be-all answer to our transportation needs - I am a very big proponent of HSR - but I still think I-11 is a great idea (and the median could be used for running HSR trains).

I forgot where I saw the price being 100 billion. I believe it was from Tucson weekly.To verify what the price was I tried to click on the article and it wasn't there and now the comment has disappeared as well, I don't know how much I like Tucson Weekly or Tucson inside business, whichever one it. was. Now I forgot where the price that I saw was but I was really angry about it, considering half the road is basically built. Assuming the cost is less than, I will probably support it. I still think that Nevada should pay more and WalMart Semi's should be heavily taxed for driving on this road.

[nickw252]

Originally Posted by Ritarancher

I forgot where I saw the price being 100 billion. I believe it was from Tucson weekly.

What you saw was a rough amount of spending for the federal transportation bill in its entirety:

A significant accomplishment of the $100 billion federal transportation bill is its inclusion of language designating the Interstate 11 corridor and making it eligible for interstate highway funds. In Arizona, the corridor would create an interstate freeway directly connecting Phoenix and Las Vegas. Source: ITB

So far no money has been allocated for Interstate 11 and no cost estimates are not even available:

But exactly zero dollars from that bill will fund Interstate 11. The money comes later.
...
The Review-Journal's Steve Tetreault reports that during the next 10 to 20 years, "federal, state and local interests must locate billions of dollars for the endeavor for which there is not yet a solid cost estimate." Source: LRJ

[nickw252]

While I think in general you have some good ideas, I have a few nit-picky comments.

Originally Posted by Ritarancher

To me interstate 11 is a huge waste of money! If Wall mart wants the us government to build a freeway so that their semi's can go from Phoenix to Nevada faster, than they are insane! Will it really bring tourist to Phoenix, no it only takes six hours of driving from Vegas to Downtown Phoenix on the current roads we have. Sorry MGM Grand, the government shouldn't pay for a road to help people go to your hotel.

Would you rather build a road to nowhere? I'm not a fan of Wal-Mart either but one of the purposes of the government is to build infrastructure.

Originally Posted by Ritarancher

we can build most of the Tucson/Phoenix high speed rail! We could be the first cities in North America (or so I believe) to have a high speed train, that will bring in some tourist money, with that train we could even have a Tucson/Phoenix Olympics (just a dream...) . I also think that the Train should be extended into Nogales Az for some real big $$$$$ from Mexico tourist. But if the state wants to blow money on a useless freeway than go ahead. I would also like a freeway in Tucson connecting Sahuarita and Vail/east Tucson.

I too would love to see HSR but pragmatically that's not going to happen. A highway is going to take precedence. Once there is a strong demand that outstrips the capabilities of the highway, then HSR will be more likely.

Lastly, I'm going to get on my grammar soap-box. Your arguments and ideas will appear much stronger with fewer gramatical errors:

Originally Posted by Ritarancher

If Wall mart wants the us government to build a freeway so that their semi's can go from Phoenix to Nevada faster, than they are insane!

"Than" is used when indicating a comparison. "Then" is used when indicating a sequence or time. And to pluralize a noun ("semis"), you do not use an apostrophe. "Semi's" is possessive.

[kaneui]

Originally Posted by Anqrew

http://www.tucsonaz.gov/SIREPub/cach...2021246331.pdf

Here are some elevation diagrams of the new 6 story building at Stone and Broadway (1 E. Broadway)

the diagrams say its actually 7 floors but it looks like the first floor is just 2 floors high? idk.

Now if Bourn can just get that hotel built on the old Thrifty site, that block will look much more urban with multi-story buildings to the sidewalk on all sides.

[Patrick S]

So, I found this really cool Time-Lapse Video (2 minutes, 51 seconds) on You Tube of the June 8th, 2012 concrete foundation poor for the new Tucson Joint Court Project. It's pretty cool.

Here's the link: http://www.youtube.com/watch?v=YjBcyJ4LPRM

[Patrick S]

Ohio firm pays $80M to acquire Spectrum

Carli Brosseau Arizona Daily Star

An Ohio-based real estate investment trust has bought Tucson Spectrum, a million-square-foot shopping center on West Irvington Road near Interstate 10.
DDR Tucson Spectrum III LLC and DDR Tucson Spectrum II LLC, divisions of DDR Corp., paid a total of $80 million cash for the property, which was divided into two groups of parcels, Pima County records show.
The open-air shopping center's major tenants include Harkins Theatres, Target, JCPenney, Home Depot and Food City.
"Tucson Spectrum is 99 percent leased, populated with strong retailers and draws shoppers from a large and growing trade area," DDR spokesman Marty Richmond said via email.
"As such, the center is perfectly aligned with DDR's prime portfolio of shopping centers across the country, and we look forward to serving shoppers in Tucson for many years to come."
The company's website shows that it is looking for tenants for about 52,000 square feet of space.
Several unbuilt lots are also part of the purchased property, county records show.
The shopping center's previous owner, Scottsdale-based Barclay Group, filed a $112 million claim against the city government last year to stop the development of a proposed, adjacent Sam's Club.
To entice the Barclay Group to build Tucson Spectrum, the city had placed a restriction on property it owned to the north of the shopping center that prohibited retail development there until 2017.

- The thing that really caught my attention was the news that "Several unbuilt lots are also part of the purchased property, county records show." - With this shopping center 99% full, I wonder if the new company has any plans to build new retail buildings on these empty lots.
- By the way, the article contains a mistake. The Spectrum is on Irvington and I-19 (not I-10).

[Ritarancher]

I've been thinking, Tucson is forever stuck with a bad skyline. We have 6 story "Towers" that are "arising" in the heart of downtown while the taller 14 story buildings are being built a mile away from downtown. Why can't some companies and dorm builders come together and build a 30 story building or something at least 400 feet tall? Also, why can't people who bought a home in downtown accept the fact that you will live next to a "skyscraper"?

[Patrick S]

Originally Posted by Ritarancher

I've been thinking, Tucson is forever stuck with a bad skyline. We have 6 story "Towers" that are "arising" in the heart of downtown while the taller 14 story buildings are being built a mile away from downtown. Why can't some companies and dorm builders come together and build a 30 story building or something at least 400 feet tall? Also, why can't people who bought a home in downtown accept the fact that you will live next to a "skyscraper"?

I don't know that Tucson is forever stuck with a bad skyline. My hope is that what is being built now, both downtown and near the U of A, are just the beginning. I also think that these towers near the U of A could lead to an expansion of downtown to the northeast, toward the campus. Maybe not towers all the way to campus, but we've got the 5 story District on 5th and the 4 story Junction just across the railroad tracks from the eastern edge of downtown, which adds to the height of the area. I wouldn't mind, or be surprised, if the two areas (downtown & the U of A), helped by the streetcar, become, in a way, merged over the years to form one larger area of small, mid-sized, and hopefully large towers - both with business, hotels, apartments, mixed-use, etc.

[Anqrew]

Playground posted on Facebook:

"Kadence Restaurant Group has a HUGE Announcement this FRIDAY! Stay Tuned Right Here!!!!!"

Im guessing... either it is the second part of playground is opening(the vacant spot between pg and hub)... or they are opening a 3rd venue downtown somewhere. hmm...

[kaneui]

Downtown's long-shuttered Reilly Funeral Home at 101 E. Pennington has been remodeled and reborn as Reilly Craft Pizza & Drink--scheduled to open in August in the historic 1906 building, and will feature artisan pizzas, homemade pastas, freshly baked breads, craft beers, wine and cocktails (open until 2am, Thu-Sat):



Staff members go through an orientation; the bar facing features old Italian beer and wine posters.
(photos: A. E. Araiza/Arizona Daily Star)


http://www.facebook.com/reillypizza

[Ted Lyons]

Originally Posted by Anqrew

Playground posted on Facebook:

"Kadence Restaurant Group has a HUGE Announcement this FRIDAY! Stay Tuned Right Here!!!!!"

Im guessing... either it is the second part of playground is opening(the vacant spot between pg and hub)... or they are opening a 3rd venue downtown somewhere. hmm...

They're opening a milkshake bar in the back of the building near Chocolate Fox.

[Patrick S]

I found this article in today's AZ Daily Star. The following is not the whole article, but what struck me is the final two paragraphs:

Josh Brodesky: Manning House opens door to Rio Nuevo's wild ways

Josh Brodesky Arizona Daily Star

Why is Rio Nuevo so interested in the Manning House?

This is a question I've wondered ever since Rio Nuevo, our downtown development agency, held an emergency meeting last week to prevent or delay a Manning House foreclosure.

On its face, a Manning House deal doesn't jibe with state statute restricting new Rio Nuevo spending to a downtown hotel and an arena. And Rio Nuevo already controls a host of struggling properties such as the Fox Tucson Theatre, the Tucson Presidio and the Historic Rialto Theatre, so why add the Manning House to that list?

The Manning House might be a historic downtown property - it's tucked away near North Granada Avenue and West Alameda Street - but it's been in private control for years and floundered. Why would Rio Nuevo, which has its own record of floundering, change that?

"The thing that is the most interesting about the Manning House is the adjacent four acres," Rio Nuevo Chairman Fletcher McCusker told me. "Rio Nuevo's precise mission is to help launch a downtown hotel. It's literally walking distance to the Convention Center. Our only stated interest is if we could stave off the foreclosure, and find a partner or two not only interested in developing that building, but building a hotel."

McCusker said Rio Nuevo has been approached by outside developers and hotel chains about the site, which is about three-quarters of a mile from the Convention Center, and on the opposite side of its new entrance. McCusker thinks it could accommodate a boutique hotel of maybe 150 rooms.