^^
Nothing spectacular but the accumulation of additions and activity to the area is likely more important anyway.
I do think that a light rail line gives people a sense of place that appeals.

Union Square at 12th St, Michael Lafferty's project:

http://emvis.net/~sean/ssp/projects/...re/IMAG000.PNG

Situated on 2 acres on the southeast corner of 12th St and Washington, replacing a miserable large warehouse-type structure with an acre of surface parking behind it. I'm pretty sure it has zoning approval.

Best of luck to him, the area could use the investment.

http://www.laffertydevelopment.com/

^^
That would be a spectacular addition, Here's the somewhat dated headline from the Phoenix Business Journal.

11-story mixed-use project planned near transit line
by Jan Buchholz, Phoenix Business Journal
http://www.bizjournals.com/phoenix/s....html?page=all

Presumably the previous plan for condos will be converted to apartments.
Since I don't really "know" the area, but have driven it... and looking at a map I'm curious as to whether a hotel would work here. Why not just make it an apartment project?

The date in the article says 2007, has this project been renewed or is it dead???

I'd be surprised, but also very pleased to see ten stories there. It's a prime location.

^ I agree, great location. Short ride to just about anywhere along LR.

It'd be nice to see an urban center located near the 12th St. station (one of the must under-utilized stations on the line).

aadfadfklahldkfhaklsjdfhkl

I don't think it is a miserable large warehouse. At least a good portion of it has been there since the mid-40s, and it's got some very good street-fronting density. It does have a terrible block re-facade on it, but it looks like a nice brick warehouse from the side. I bet it has some cool trusses inside of it.

I'm not saying I'm against tearing it down for this new project, however, it's ridiculous and unfathomable to me how it seems like every single project is planned on a piece of land that has something (potentially/usually) historic on site that needs to be torn down. I mean we have immense quantities of open dusty lots... why won't these ever bear new development?

It would be nice to keep things like this warehouse, while also build sparkling new buildings... it would be an interesting mix, it would promote density, and I hate losing all of our history, as minimal as that history may be.

Wasn't sure whether to put this under transit or development since it's a bit of both; since it deals with actual buildings it fits better under this category.

Phoenix was awarded $2.9 million to help attract more TOD (transit-oriented development). Hopefully the effort is concentrated in downtown and midtown along the light rail line. We need more apartments downtown for sure.

http://downtownphoenixjournal.com/20...d-development/

this photo of the native american affordable housing building (central/campbell) was posted to the phoenix community alliance's facebook page. the post says people will be moving in on december 1st.

http://a3.sphotos.ak.fbcdn.net/hphot...89211463_n.jpg

/\ Isn't that exactly like the one that was built at about 3rd St/Fillmore?

Where??? The only thing I know near 3rd/Fillmore that is new, modern, dense and "urban" is Alta Lofts...

/\ oops, I meant avenue not street.

I think the project on Central and Campbell is taller and denser and looks a little different. Here are the lofts being built in S. Roosevelt:

5th and McKinley (urban housing for seniors):

http://www.rooseveltneighborhood.org...hood-flier.pdf

I was talking about the Catherine Arms Apartments:

http://www.nativeconnections.org/new...-grand-opening

But yeah, these new ones look taller.

LMAO, well we eventually got to the right development. Yeah, Catherine Arms Apartments look way more edgy with the metal facade.

Agreed 100%. The problem is our tax code encourages people to tear down their buildings and have their lots then reassessed at a lower value, and then land bank them.

For a while when I was going to meetings in Mesa about their Downtown they all bragged about how wise the City had been for land banking the lots in the NW quadrant of their downtown and letting them sit dusty for 2 decades. Its insanity.

Happy Thanksgiving

In Phoenix Style: http://www.youtube.com/watch?v=peD5nwcgP9w

Commercial Real Estate in Phoenix
 

There was an interesting article in the December issue of Arizona Attorney Magazine about commercial real estate in Phoenix and Tucson. Unfortunately it's not online yet but I'll try to link it in the future.

The author hypothesizes that the Phoenix commercial real estate market has bottomed out. Class A vacancy rates have leveled off. It currently sits at about 24% but peaked in the first quarter of 2010 at about 27%, and for the first time since 2006 there is net absorption across all building classes.

During the last decade the average new construction for office space was 4.3 million square feet per year but during the peak years of 2007 and 2008 the amount of new supply was 7.8 million and 7.5 million, respectively. Because of the recession construction has come to a virtual halt and there was only 700,000 square feet of new construction during the first 9 months of the year and only 388,000 square feet in any phase of construction going on right now.

Office employment growth is also recovering. In 2009 Phoenix lost 10% of it's office employees. Employment growth has since improved and Phoenix is no longer losing office jobs. This of course means that as Phoenix continues to grow it will only be a matter of time before more office space is constructed.

The author predicted slow growth in the near future but also highlighted some of the problems we are yet to overcome. There are many commercial buildings that have gone through foreclosure; Viad Tower & City North, but there are many that are "teetering on the edge."

The article was written by James robinson at Phoenix Realty Advisors.

Btw I drove up 3rd today and that demoed building at earll is all graded and staked off for "3rd st medical office"

Building on the opposite side of Pita Jungle on Roosevelt...what was here before, anyone know?

http://nitnelav.com/DTNov222011/6.jpg

It used to be a "high school". Not exactly sure what the name of the school was but it lasted for a few years. Before that it was a parenting center...I don't think it was a Planned Parenthood but that's the first thing that pops into my mind. I remember seeing it when I visited Phoenix a few years ago.

Nice to see it turn into retail then.

"Phoenix Birthing Project" was there before. They apparently moved to 1301 E Washington.

http://www.phoenixbirthingproject.org/

It had been there since the 30s or 40s when some school did the poor renovation job in the 80s. Its new tenants have made it look nice. There was an article about the history of the building and the new tenants which was pretty interesting, I'll have to look for it.

Apartments are the one thing that's "hot" with lenders and developers. I would think that downtown is ready for something that could appeal to the twenty, thirty-something crowd.
From here you could as easily go to Tempe (well heh, if that helps make it work) as well as downtown.

Somebody has to go first and constructions costs are very reasonable right now. This could lead to other mixed use development.

It was just over 10 years ago that a 355 unit, five/six story, full (odd shaped) not prime block was started not far from Coors Field. It was later acquired by Equity Residential.
http://images.travelnow.com/hotelima...00/086048A.jpg ... http://images.hotel-rates.com/hoteli...00/086048E.jpg

Now, ten story apartments have become common place. It may seem to be apples to oranges, but I'm betting that the developer is aware that Zocalo Development recently sold
his Solero apartments for over $308,000 per unit in a building with one bedrooms starting at 669 square feet.

For example, Alliance Residential, who is proposing to build at 26th and Camelback: http://www.azcentral.com/business/re...stone0118.html
built apartments right across the street from Coors Field where they literally built around and over and incorporated an historical Piggly Wiggly warehouse.
http://www.twentyone01.com/ ... http://www.denverinfill.com/images/b...01_market4.jpg

I'm telling you that Phoenix has caught "the bug" of downtown urbanism. It's just a matter of time and this could be the very best time to build this project.

I hope you're right, it definitely seems like the apartment market is ready to roll deep.

It sure seem ripe for more downtown apts and even condos. What is there now seems to be filled or filling up fast. Building now while cheap would be the thing!!!

I would say apartments not condos. The apartments downtown have been leasing almost immediately, but the same can not be said for condo sales.

If 44 Monroe and the Centerpoint towers have told us anything it's that there is a strong demand for highrise luxury rentals in the Valley. What they need to build are high quality apartments that can be converted to condos when the real estate market improves.

I think with the amount of people who cannot buy a home right now, there is a strong demand for rentals period.

When you are able to buy for 30-40 cents on the dollar, then, sure you can afford to rent out units like 44 Monroe and Centerpoint and for the right rent, sure there will be plenty of takers,
but that's an anomaly. Going forward I wouldn't anticipate developers wanting to....

If there are good urban blocks available, a nice but reasonably affordable apartment can become a real cash cow over time. With a site like this that's so easily accessible to light rail, apartments are ideal.
Apartment buildings are a normal and desired part of an urban environment. You might be surprised how many people choose to rent even though they could afford to buy. Today's twenty-somethings want
more convenience and activity and to NOT be tethered to a white picket fence or even a condo. They change jobs, cities etc.

Can't see the whole article because its Phoenix Business Journal

Marriott Planned for Downtown
A California hotel company and Marriott International are moving forward with a 280-room urban concept hotel at Central Avenue and Madison Street in downtown Phoenix (Luhrs Central Building).

Patty Johnson, CEO of Connections Marketing & Communications, said construction could start as early as next year. The project is going through the city’s planning and zoning approval process.

The hotel will be part of redevelopment efforts at the Luhrs Tower. Irvine, Calif.-based Hansji Hotels has been looking to redevelop the Luhrs buildings, which are a few blocks west of US Airways Center and south of the new CityScape development....

Link

DAMN....Merry Christmas to us!!!!!!

Does anyone have access to the entire article? I'm also curious as to what the changes are to the Wyndham.

Here is the full article...let's hope this actually happens and we don't just end up with a knocked down Luhr's Central Building and another parking lot in it's place. The article says it's currently going thru the city's planning and zoning process? Haven't seen anything about it but I'll do some more searching.

This should probably go in the Luhr's thread but since the other article is here, I'll just continue here I guess.

Did some digging around the Recorder's Office website and there are quite a few things related to a hotel on that site from HHLUHRS LLC.

An Agreement was signed between then and the city in May 2010 that has a lot of stipulations on the projects, but unfortunately it seems they have already missed all the deadlines, which can't be a good sign.

The original Agreement says the develop intends to demolish the Central Building and construct an approx. 315 room hotel (may have as many as 415 rooms) with a bisto bar, 5,350 st ft of meeting space, fitness center and swimming pool.

It goes on to say that by Jan 1, 2011, the developer needs to have an agreement with a major hotel brand in place.

By July 1, 2011, the developer needs to have all building permits and commence construction. (a 12 month extension may be granted)

Within 6 months of the commencement date (July 1, 2011), the foundation for the hotel should be completed.

Within 24 months of the commencement date, the project should be completed.


There is a Memorandum of Development Lease that was entered into on Oct. 1, 2011 which is basically HHLuhrs (the developer) leasing the land back from the City of Phoenix (for tax purposes) so there is progress being made on this actually moving forward.

This is the site map and future location of the hotel.

http://nitnelav.com/luhrsblock.jpg

^^
Thanks HX_Guy.

This is great news to see the Luhrs Tower finally treated with a little dignity. The double branding seems to be a more recent trend. Having a Marriott Courtyard and Residence Inn should work well for this property.

But wait... in addition there will be a Marriott Renaissance coming to downtown. Triple cool. Good to get an update on Steve Cohn's property. Nothing like some fresh skin.

Whatever incentives Phoenix has given are well worth it in my view. Having both these properties renovated and updated with Marriott branding brings new energy to downtown. Good to see.

I'm not familiar with these dual branded hotels, how do they work? Are there two separate lobbies and one hotel is the first X stories and the next is the stories above? or are they more wholly integrated?

it sounds to me like a different concept that is a mix of the two properties.

There is a similar concept being done in NY and according to the article...

Oh course their hotel will be 68 floors and 753' in height. :(

http://www.nytimes.com/2011/08/10/re...-new-york.html

I am not sure by the diagram, but if it is a 250 room hotel, how high might that be? The Palomar is 250 but it takes up 1/2 a block. I get the feeling the Marriott would have a much smaller footprint......so???

We actually went thru all of this in the Luhr's thread...I had forgotten myself but it's all been discussed, even heights and some renderings...

FAA permits from 2008 approved the site for up to 264'.

http://forum.skyscraperpage.com/show...=166536&page=5

http://www.acm-architects.com/img/PH...erial%20NE.jpg

http://www.acm-architects.com/img/PH...ERSPECTIVE.jpg

http://www.acm-architects.com/img/PH...erial%20NE.jpg

I love the rendering of the tall, blue modern tower. Not sure why the shorter tower facing Madison is so beige and dull though. It seems like going full tilt with contemporary glass towers would contrast best with the historic buildings.

That's a good question, though those that know have updated this project but in general the best example is at L.A. Live by AEG and according to Wikipedia:
http://en.wikipedia.org/wiki/L.A._Live

^Interesting. Well it would be nice if one hotel had an entrance off of Jefferson and the other out onto Madison. That would help activate both streets and keep people milling about.

Good call Hoover!

This would be an incredible development on a great block.

Looks like the Suns could be back in action for Christmas. Will be good for downtown and CityScape and make the area busier than it already has become without the NBA games.

The Hansji Hotels project is interesting and hopefully the beige building in the rendering is left out...

Deal for Arizona Opera property up for council vote
 

Link

Something needs to be done on the empty lot at McDowell and Central. I would prefer a high-rise office or condo building or a mixed use mid-rise. Does anyone remember what used to be there? How long has it been a dirt lot?