Phoenix Development News (3)

[Classical in Phoenix]

As far as leasing in midtown, I work in the Financial Center at Central and Osborn and our building has remained fairly full. Granted we have a lot of state, and they cut back when the recession hit. But they continued to lease the floors and over the past couple of years have filled them back up with workers. I was also told by a maintenance guy I know fairly well, there has just been a couple of leases signed for the upper floors. I know that a number of businesses left midtown for downtown during the downturn (Phoenix College of Law and Banner Health), but traffic in the area seems to be picking up.

[Jjs5056]

Originally Posted by Arquitect

JJ, do you own a car? How many of your friends do you know that live in Phoenix without a car? Or how many people in general do you know that live in Phoenix without a car? As much as we can hate it, the car is and will continue to be the main mode of transportation for Phoenix for much of the foreseeable future. And we aren't the only city that has this phenomenon. It is the way post-war American cities developed, and it is ingrained in American culture. Sure, some areas of cities are becoming urban, and pedestrian; but as a whole, the car still rules. I understand focusing on making downtown Phoenix and Tempe into these hyper-pedestrian communities, but to also try and accomplish this throughout the entirety of midtown is unrealistic. The city is having hard enough of a time trying to urbanize an area that is less than 5 square miles, expanding it to three times that size is just too big of an idealization.

This expansion of downtown ideals into midtown already got Phoenix in trouble once. Imagine that instead of having all of those towers down Central, they were all built in the core. We would actually have a decent looking skyline. Instead, we have elongated it to the point where it becomes dysfunctional.

So, which is it? That midtown deserves respect as a burgeoning urban center, or that it's merely a suburb that shuns its skyscraping past?

Because, like it or not, midtown IS an urban center and as I mentioned, the days of office skyscrapers along that corridor is long gone, but I truly question what the intent of this forum is if you think gated communities are appropriate along Central? or complexes with garages that dwarf their homes? This isn't about the "the car will always be king in Phoenix." That argument means little in this debate; it means that projects along transit will need parking, whereas other cities wouldn't require it. It means transit dollars will always be hard to fight for against sprawling freeways. But, it doesn't mean that the design of the buildings in our urban core need to center around garages or surface parking. This has never been an issue; dwellings across downtown, midtown and Tempe have done this successfully for decades. Why are you trying to tell me this has changed and that gated communities are now acceptable? This other trend- the massive garage wrap is a new one and is just as destructive.

Either people live in urban places because they want an urban lifestyle, or they don't. I can't tell which you think it is. I lived without a car in Tempe for a year and it was the greatest year I had in the Valley, and that was pre light rail. My other friend owned a condo at One Lex, and walked or railed everywhere and I've never been more envious of someone's check-ins. I have a feeling many One Lex live similarly because the building spits you out of a lobby and into a street within steps of a rail stop. That's how we need to condition Phoenicians. Make walking and transit easier and more accessible so we can create solid urban neighborhoods in midtown. I've never said to ban cars; simply make sure parking is underground or in a detached garage (screened or wrapped ) so tenant are more likely to walk out the expansive lobby on a sunny day.

Plenty of cities have suburbs miles further away with much more density than midtown. We can expect at least a moderately dense neighborhood to fill in the gaps between the ill-planned towers. I don't ask for much: 8, 10, the occasional 12 stories of residential. But, I do ask that there be actual design involved, which means I expect the developer to learn about the neighborhood and incorporate unique aspects into the project that fit the unique needs and wants of the community. I don't think it's unreasonable for projects of such low height to be closer to the ground, closer to the community, and closer connected to what's going on.

[Arquitect]

Originally Posted by Jjs5056

So, which is it? That midtown deserves respect as a burgeoning urban center, or that it's merely a suburb that shuns its skyscraping past?

Because, like it or not, midtown IS an urban center and as I mentioned, the days of office skyscrapers along that corridor is long gone, but I truly question what the intent of this forum is if you think gated communities are appropriate along Central? or complexes with garages that dwarf their homes? This isn't about the "the car will always be king in Phoenix." That argument means little in this debate; it means that projects along transit will need parking, whereas other cities wouldn't require it. It means transit dollars will always be hard to fight for against sprawling freeways. But, it doesn't mean that the design of the buildings in our urban core need to center around garages or surface parking. This has never been an issue; dwellings across downtown, midtown and Tempe have done this successfully for decades. Why are you trying to tell me this has changed and that gated communities are now acceptable? This other trend- the massive garage wrap is a new one and is just as destructive.

Either people live in urban places because they want an urban lifestyle, or they don't. I can't tell which you think it is. I lived without a car in Tempe for a year and it was the greatest year I had in the Valley, and that was pre light rail. My other friend owned a condo at One Lex, and walked or railed everywhere and I've never been more envious of someone's check-ins. I have a feeling many One Lex live similarly because the building spits you out of a lobby and into a street within steps of a rail stop. That's how we need to condition Phoenicians. Make walking and transit easier and more accessible so we can create solid urban neighborhoods in midtown. I've never said to ban cars; simply make sure parking is underground or in a detached garage (screened or wrapped ) so tenant are more likely to walk out the expansive lobby on a sunny day.

Plenty of cities have suburbs miles further away with much more density than midtown. We can expect at least a moderately dense neighborhood to fill in the gaps between the ill-planned towers. I don't ask for much: 8, 10, the occasional 12 stories of residential. But, I do ask that there be actual design involved, which means I expect the developer to learn about the neighborhood and incorporate unique aspects into the project that fit the unique needs and wants of the community. I don't think it's unreasonable for projects of such low height to be closer to the ground, closer to the community, and closer connected to what's going on.

Every urbanist will tell you that you have to know how to pick your battles. This city, as any other city, will always have flaws. And Phoenix can't really fight 50 battles at the same time. Focus on a few areas, and help them develop as much as possible. Your ideal is too large for a city that is barely getting into this urban living game.

And these are by no means suburban developments. You will not see this being built in Surprise or Buckeye. Over 300 units in 6 acres of land is not single family housing or duplexes. It is a 4 story structure with adequate density for an area surrounding a denser urban core. Is it a win, no, but it is also not a defeat for the city, and it is exactly what is needed in midtown.

Your views are too utopic. These types of developments are not the end of the world.

[Jjs5056]

Originally Posted by Arquitect

Every urbanist will tell you that you have to know how to pick your battles. This city, as any other city, will always have flaws. And Phoenix can't really fight 50 battles at the same time. Focus on a few areas, and help them develop as much as possible. Your ideal is too large for a city that is barely getting into this urban living game.

And these are by no means suburban developments. You will not see this being built in Surprise or Buckeye. Over 300 units in 6 acres of land is not single family housing or duplexes. It is a 4 story structure with adequate density for an area surrounding a denser urban core. Is it a win, no, but it is also not a defeat for the city, and it is exactly what is needed in midtown.

Your views are too utopic. These types of developments are not the end of the world.

And, your views are too narrow minded to ever fight for something better. I'll critique every single project I see if I feel it violates the goals of the city or its community and residents. Stretching the status quo, or being too expensive, or requiring a major change to site plans? Good. Ths city deserves more than stucco boxes. And, yes, it'll take money, education, tweaking to take our projects to new levels, but we're the 5th largest city in the nation, and debating a 4-story project in the heart of our center city.

There are plenty of battles I've chosen not to fight; discussed, but not fought: the heights of Argo and Hanover; the lack of retail within Hanover, initial concerns over the pedestrian linkage at Marina Heights, lack of residential within Marina Heights, the Tempe Streetcar, the height of Block 12 and most ASU buildings.

I don't know why you equate criticized projects on an urban development forum to be a wish for a utopia. It takes talk and a stance from the ground up to make changes happen, and I think it's important to bring important issues to the forefront even if some think I'm crazy for worrying about longterm impacts and the like.

All that said, this project isn't even that comes close to being up for debate. Again, I question what you think the purpose of this forum is if you think a 4-story gated community on a gateway intersection adjacent to a light rail stop is appropriate? Nobody else will agree.

The city didn't build a light rail and spend thousands discussing TOD, Urban Form, and other topics for a project like this to be built. That's not utopian. That's reality.

[KevininPhx]

Originally Posted by soleri

That's not an opera house. It's the administrative offices and rehearsal space for the Arizona Opera, which performs at Symphony Hall.

I agree with your comment otherwise. There's not much Phoenix can do to retrofit big city muscle on suburban bones. Indeed, it's an ongoing problem where the existing low-density texture and institutional inertia make it fiendishly difficult. Nor is there a magic formula aside from simply getting more people into the core and then - hopefully - creating the need/demand for more vertical arrangements. Phoenix is a very long way from that eventuality as the bankruptcies of 44 Monroe and Summit show. In the meantime, urban curators should lean hard on city government to create a walkable urban environment - trees, landscaping, etc. - along with transit improvements. But as with everything else, you can't force this baby to grow. If it happens, it will be slow, organic, and at times, unnoticeable.

At their open house a few months back, they said performances begin at Arizona Opera this fall.

[Classical in Phoenix]

I think they are only going to do black box performances and introductions to opera's they will be performing at Symphony Hall.

[bwaynoh]

2 older Phoenix buildings may be demolished to make way for new hotels
Critics say planned hotels could imperil downtown buildings

By Eugene Scott
The Republic | azcentral.com
Thu Mar 6, 2014 12:30 PM


Two major hotel brands could demolish old buildings in downtown Phoenix to make room for new hotels. Historic-preservationists fear the desire for more hotels could come at the risk of older downtown buildings.

Developers constructing the Luhrs City Center Marriott at the northwestern corner of Central Avenue and Madison Street behind the Luhrs Building will demolish a 1914 office building. And developers of a Hilton at First Avenue and Monroe Street have yet to decide what they will do with a two-story building beside it built in the 1880s. A developer previously hoping to open a hotel on the southeastern corner of that intersection planned to tear down the building.

Preservation advocates say it is possible to build hotels that attract guests to the downtown without destroying older buildings that add to the architectural vibrancy of the area.

Full article here

[HooverDam]

Originally Posted by Classical in Phoenix

I think they are only going to do black box performances and introductions to opera's they will be performing at Symphony Hall.

Yes, this. Also, you can go watch them rehearse there on Central sometimes. If you've been inside, its far from an "opera house", its a very nice office, practice space, and warehouse for costumes and sets.

[Sepstein]

Union @ Roosevelt is diffently going to be Apartments I heard someone on hear say they were maybe going to be Condos. They also submitted final construction package to the city of Phoenix on Monday. Not sure how long till dirt moves after its approved. Anyone on hear know?

[Arquitect]

Originally Posted by Sepstein

Union @ Roosevelt is diffently going to be Apartments I heard someone on hear say they were maybe going to be Condos. They also submitted final construction package to the city of Phoenix on Monday. Not sure how long till dirt moves after its approved. Anyone on hear know?

I believe it will be in about two months. But the developer could start doing some of the prep-work before they get a permit.

[PHX31]

The existing apartment complex needs to be demolished, soon I would think. I wonder if all of the residents are out yet.

[Sepstein]

Originally Posted by PHX31

The existing apartment complex needs to be demolished, soon I would think. I wonder if all of the residents are out yet.

What apt?

[combusean]

Originally Posted by Sepstein

What apt?

The white two story modern complex at 840 N 1st Avenue.

[Tylerrrr]

Originally Posted by PHX31

Here is that new restaurant going in at the SWC of Central/Thomas.

Thanks for the pictures! This looks building looks way more inviting than it did a year ago.

[nickw252]

Originally Posted by Sepstein

What apt?

This green building is coming down to make room for the Union. It's kind of a good looking and well-maintained mid-century building but it won't be a big loss. It has no street presence, is inward facing and fenced in, single use, low density, etc.

[gymratmanaz]

My mind went blank. What is the Union? any plans to see or a description?

[mdpx]

I disagree that the demolishing of this building won't be a loss, but the street in the photo has been removed to create the larger parcel for Union, right? Thanks.

[mdpx]

The developer of the parcel near the NEC of 3rd Ave. and Camelback is having to see if this project pencil's out anymore because of objections from the Medlock neighborhood to the north. I'm thinking having a crappy, empty lot is the better option...jeesh.


Developer looks at financial options
By Teri Carnicelli, North Central News

Developers of an apartment complex planned for 3rd Avenue and Camelback Road have asked the City Council to postpone its vote on a requested zoning change for the property until its March 19 meeting. The council was originally slated to review the rezoning request, which would change approximately 1.14 acres from commercial to multi-family residential, at its Feb. 5 meeting.

The continuance request stated that the developers wanted more time to explore alternatives to financing and to review possible further revisions to the development.

Larry Lazarus, attorney for the developers, explains that changes had previously been made to the development proposal that reduced the height of a portion of the project from four to three stories, which also eliminated six units of the affordable housing project.

Representatives from the adjacent Medlock Place historic neighborhood object to the height and the density of the project, which abuts their 100-year-old, single-story community.

Lazarus says that Michael Stringfellow from the Chasse Building Team has contacted the project’s financing partners to determine whether, for example, reducing the height to three stories across the board or otherwise reducing the density of the units to below 50 will compromise the financing. Since this is a planned affordable housing project adjacent to public transit, the project qualifies for certain tax credits and other financial incentives; however, it has to meet certain benchmarks and requirements to retain that status.

“Mr. Stringfellow is going back to the finance people to see if he can still make to pencil out if further reductions are made,” Lazarus says. “As soon as we have an answer on that we’ll try to get together with the neighborhood folks again. We are taking their concerns very seriously, but we also have to make sure we have a project that is financially feasible.”

If the project can’t be reduced any further in terms of height or density, the developers might still go forward with their zoning request. Thus far, the Alhambra Village Planning Committee could not agree upon a position, and the Phoenix Planning Commission voted 4-2 in favor of it.

The City Council is scheduled to hear the zoning change request 3 p.m. Wednesday, March 19 in the Council Chambers 200 W. Jefferson St. Those who might wish to attend the council meeting are advised to check the agenda online at www.phoenix.gov at least 24 hours prior to the hearing to see if any changes have been made to the agenda. Go to “City Government,” then “Public Meetings.” Select “City Council Meetings” and find the agenda posted for March 19 under “Formal Meetings.”

[PHX31]

/\ Yes, that little couplet of 1st Avenue is gone now. I do wish that apartment could be saved (or just be it's own parcel/owner so it would be separate), but I'd rather see the Union at Roosevelt built than save that little apartment building and a huge ugly lot.

That lot has been a dirt waste of space since the 1960s!

[gymratmanaz]

found it at

http://downtowndevil.com/2013/08/29/4672...t-sustainable-communities-collaborative/