Anyone know anything about "The Blue on Washington" and "The Blue on 12th Street"?

I know there has been info posted but nothing recently. It looks like they are planning two mid-rise TOP mixed-use residential buildings. Permits are being pulled and it looks like we may see some action soon:

http://i43.tinypic.com/29crr15.png

http://www.uhdc.info/pages/Data-Invest.html

http://www.uhdc.info/pdf/The-BLUE-on-12th-Street.pdf

This is the only thing that has appeared in the lot next to Portland Place since Saturday:

http://imageshack.us/a/img812/4312/5b4k.jpg

http://imageshack.us/a/img854/6915/ga7j.jpg

Here's their website: http://www.habitatmetro.com

It doesn't really provide much additional information and almost all of their "News" is from 2011 or earlier. I'm not sure how serious this proposal actually is. They're also the company that's supposedly involved in the renovation of the Lexington Hotel on Central & Portland. That's been sitting there vacant going on 2 years now.

Walking down 3rd St. tonight and noticed a white building on the northeast corner of 3rd and McKinley that has a liquor application pending. Current name on file was for "The Milk Bar", does anyone know anything about this? Looks like it could be a cool place.

That's not the developer who did phase 1 of Portland Place is it? That Lexington Hotel has been empty forever. This definitely isn't great news.

Its the same developer. They do good work, but they're a tiny company, so its always kind of slow going. They also did the Oasis on Grand project. I had heard their initial financing for the Hotel had fallen through (not sure how true that is, but its what I heard) so that's what has caused the delays.

Hopefully Portland Place II and the Hotel can happen soon now that the marketing is looking up again.

I think the 12th and Washington project had a for sale sign posted in the last year advertising something to the extent of 200 units already approved? That's if im thinking of the same sign that I had noticed on while taking the lighrail. Im assuming they were using the lightrail zoning overlay as a sales point since I am not sure any preliminary site plan was approved?

Activating Adams Street in Downtown Phoenix
 

Will be interesting to see how this will coordinate with Cityscape's attempts to be the central gathering space downtown. Seems to be headed in a good direction but only time will tell if the city can bring that excitement shown in the renderings. Progress none the less.

http://www.downtownphoenixjournal.co...-adams-street/

International air arrivals will get better concourse
 

http://www.azcentral.com/community/p...concourse.html

Let the speculation begin.

Nice time-lapse of the Valley of the Sun - not sure if there would be a better thread to share it in!

http://vimeo.com/79044434

Not too sure how to embed the actual video itself!

Very cool!

That was awesome! Great video that captures the vibe of Phoenix!

^ I liked it as well. :)

--don

Talented kid! Great video!

Glad you all enjoyed it - there will be a "full" version released on the 26th of this month!

Very cool.

Anyone know what is @FAE that is referenced in the video?

Any news on The Pin? Or is it just one of the many lofty proposals that will never see the light of day? It's weird how everyone gets hyped up about a project and you hear no follow up.

I don't think it's weird that there's a flurry of news and then nothing. It's pr. Build up hype and interest. See if money and politicians are interested. If anything happens on this, and personally I'm doubtful, the news would be here http://www.novawestventures.com/phoenix-tower/

ASU fine arts school putting studios, programs in downtown Warehouse District

Arizona State University’s fine arts school is moving some programs, studios and studies to downtown Phoenix’s Warehouse District.

ASU’s Herberger Institute for Design and the Arts is taking 26,000 square feet at warehouse developer Michael Levine’s building at 605 E. Grant St. a few blocks behind Chase Field.

The fine arts school has 5,800 students and will locate some sculptures and other programs at Levine’s building.

Levine said Kitchell Construction is currently working on buildout for the ASU space and students and operations will start moving in next month and January. The downtown warehouse center also will include some gallery space and studios.

The fine arts school also oversees the ASU Art Museum in Tempe.

Levine said having the ASU programs and events will help the downtown arts scene.

The Phoenix developer owns and rehabs several warehouse and industrial buildings in the Warehouse District just south of Chase Field and US Airways Center. Levine specializes in adaptive re-use redevelopments of warehouse buildings that date back to early 20th century.

ASU has been growing its footprint in downtown Phoenix after city voters approved a 2006 bond to fund university construction projects.

School officials did not respond to a request for comment.

http://www.bizjournals.com/phoenix/n...g-studios.html

Found this online:

http://azbex.com/phoenix-approves-al...stone-central/

http://azbex.com/wp-content/uploads/...ne-600x147.jpg
Some developers are beginning to see value in the power of light rail to draw business and residences to Uptown Phoenix and redeveloping under-developed Central Avenue sites. Alliance Residential is building another of its Broadstone brand with a residential complex adjoining a 20-story office tower.

The 10-acre site—mostly surface parking—north of Osborn Road between Central and Second avenues wraps around a 60s-era high rise at Central and Columbus avenues. The zoning action to move the Broadstone Central transit-oriented development forward will also reclassify the office tower to become a conforming use for the first time since it was built. The Phoenix Planning Commission approved the action Tuesday.

Alliance plans a four-story residential structure with 192 units combined with above- and below-surface parking. A new parking structure will replace the surface lot along Second Avenue. The residential units replace surface and covered parking along the property’s south boundary.

Designed by the Office of Rich Barber Architecture, LLC, the complex will be built by Alliance’s in-house GC. The design includes both conventional residential units, and a number with mezzanines that raise and lower the buildings’ rooflines for visual variety.

Looks like its going next to the punchcard building, is this really happening or just noise?

And here is the apartment complex at the 202-I-10 interchange IN ahwatukke I asked about some time ago:

http://livahwatukee.com/

Genaric Suburban apartments :shrug: But at least its better than an empty lot

Almost all of Alliance's proposed projects have been built, if not all. Their most successful assets are the ones they consider "urban," so I'm not surprised they're expanding into Central Phoenix. I would imagine this is for real, barring any issues.

Unfortunately, their urban designs are essentially suburban-style with a few modifications: less setback but no street access, slightly denser but never more than 4-5 stories... Heck, their project on Camelback is even gated.

From the site plan posted a couple of months ago, this project will have a surface lot fronting Central. So, as with most developments these days, it's great to see interest in residential infill in this area, but we are clearly desperate and it's a shame that so much mediocrity has been swallowing up land.

Also, I forget if I mentioned this previously, but the former "Brophy Towers" lot has been sold... apartments had been proposed there last year that were similar in design to these Alliance ones. That lot is deadly for the area, so I hope the new owners don't land bank it for too long.

The Punchcard Building is on the east side of Central. This project is going on the west side (b/n Central and 2nd Ave). It looks like the 20 floor '60s era building they're talking about is the Meridian Bank Building (20 floors, completed in 1960):

http://i41.tinypic.com/opuzjt.jpg

http://en.wikipedia.org/wiki/Meridia...Tower_(Phoenix)

This will be a good addition to the area. There are way too many empty lots and surface parking lots. I agree though, the design is too suburban with not enough of a street presence.

Thanks for posting the picture; I couldn't think of which building it was. What do they mean when they say the building has been "reclassified" in the article?

Are there no design standards for midtown? I hate that a parking lot is being allowed along Central smack in front of light rail, but oh well. It's an interesting use of space, so I hope it inspires some creative infill on the many similar lots throughout midtown. This is one area where this kind of development could work... with the vacancy struggles, it probably isn't best to bring any more retail inventory in. A nice urban neighborhood with direct access to downtown via light rail is probably the best route for giving midtown a purpose. Future residential really needs to encourage street and transit usage, though... Street entrances, walk-ups, etc.

Also, "transit oriented development" is being used way too liberally. 4 stories, and a good portion of the lot being devoted to surface and garage parking? Come on.

The anouncement says "above and below ground" "Parking Structure" and that the exsisting surface lot with be replaced with the apartments

I think what they mean is that the property isn't zoned for a tower, and when it was built, the city granted a non-conforming use variance to the developer, but now the property is being re-zoned to allow that type of use. To me it largely seems like a distinction without a difference. I'm not an expert on zoning, however.

I agree. Just because a suburban style building is plopped down beside transit does not make it "transit oriented development."

The site plans show, and defend the inclusion of, a parking lot fronting Central to serve the retail portion of the property. Over 50% of the Central Ave frontage will be parking, described as being "critical for the foreseeable future." Very sad that a parking lot fronting the 6th-largest city in the USA's main street and its mass transit line is deemed as critical to the retail's survival. Calling this project TOD isn't really justified at all.

http://phoenix.gov/webcms/groups/int...t/z-39-13n.pdf

I suspect that new retail tenants would not necessarily have the same perception of surface parking being mandatory. The problem is that Alexi's has been around a lot longer than light rail, and its clientele most likely arrives from the north rather than the south. The majority of customers are used to parking near the front door, and the restaurant, which appeals to an older crowd than most places in Midtown, probably fears losing their business if the surface parking goes away. As the document suggests, eliminating this parking lot is more likely if Alexi's ever ceases to operate.

You pretty much nailed it here. I was thinking the same in regards to why the surface lot will remain on Central. It's an older crowd at Alexi's

Anyways, I hope the project is built and occupied. A net benefit to Midtown. Hopefully its success will inspire others to invest capital in building more TOD residential units, and embarrass those who continue to landbank.

I'm sure all businesses would love to have a parking lot in front of their main entrance. Phoenix is, and will always be, a city that values the automobile over pedestrians and alternative forms of transportation.

By changing the zoning of the Central corridor decades ago to encourage high rise development, and by building the city's initial light rail rote down the street, Phoenix chose to transform Midtown from what was once a suburban neighborhood with single-family homes into an extension of our urban core. With that choice should have come the consequence of ensuring that the built environment be carefully planned to meet urban design standards and best practices. That includes things like shifting the focus away from car-oriented features.

Businesses chose to open, or stay, in the Midtown area with the knowledge that this is an urban neighborhood and I think it's absolutely ridiculous that their (and their patrons') old-school attitudes and unwillingness to accept change are being catered to at the expense of creating a vibrant and active part of the city.

Light rail will never succeed and decaying parts of the city like Midtown won't ever revitalize, if this kind of practice is allowed and accepted. If a business finds it can only thrive in a suburban setting, then it needs to pack up and move to the suburbs. That we are saying no other business would demand a surface lot makes this even more insulting - why is a project being developed with the wishes of 1 tenant being prioritized over the long term benefits of the city and community? Let the market decide if that space should continue to house Alexi's or not.

Midtown will never develop an identity or purpose if this kind of practice continues. The Biltmore area and Old Town will always be more attractive for those wanting a faux urban experience... Why would I move to, or visit, Midtown? It is turning its back on the things that could define it... Being so close to downtown and other amenities, and being right on the light rail gives it the potential to provide a real urban experience. But, that experience won't ever materialize if there's more cars idling than pedestrians walking.

Central Phoenix will always need an adequate amount of parking for said future developments- surface lot or not. The area that encompasses Central Phoenix is still quite massive, under developed and immature- light rail or not. It's going to take another decade or so and an increase in population before we look back at the days when frontage surface lots were acceptable...

Retrofits don't take place in a vacuum, however. You can't simply mandate new rules without reference to current uses. North Central was always suburban in character even during the heyday of Park Central and high-rise construction. The city really doesn't have many inducements it can lever to encourage better urban design. If Central Avenue looks a bit confused, it's because there's a lot more land than there is demand. It's only when the demand catches up - if ever - that the city can proffer zoning upgrades or fee abatements to negotiate with developers.

BTW, that Meridian Bank building was completed in 1958. It was originally the Guaranty Bank building, the tallest building in Phoenix for several years. It was developed by David Murdock who left Phoenix in the 1960s after declaring bankruptcy. He moved to Santa Barbara but died a billionaire anyway.

Street Arches
 

Has anyone seen the new Melrose street arch over 7th Ave. I have yet to see it at night so does anyone know if it lights up? It looks like they are still working on the top corners, but I must say that I love seeing this.

I would love to see all Phoenix neighborhoods start doing this. Have local artists in each area to come up with a design fitting to that neighborhood. Every time I go to San Diego I instantly know what neighborhood I'm in simply by those signs, and each has a very unique "feel" to them. I think this would go a long way in helping give Phoenix a bit more character and sense of community. Anyone know the costs or approval process for putting these up?

https://mail-attachment.googleuserco...hKkKw&sadssc=1

Yes, Phoenix is never going to become more urban. The setback and parking requirements will ensure that Phoenix will remain auto dependent. It shocks me to see new restaurants and stores going up around the city that still require any pedestrians to enter through a side parking lot or cross a drive thru. Looking at older pictures of Phoenix (1950s-1970s) it seems that Phoenix has actually become more suburban over the years. Parallel parking has been eliminated on many streets in favor of more travel lanes, buildings that were built with the pedestrian in mind have been torn down for the same stores (Walgreens on 7th Ave and Camelback for example) with either walls or parking lots blocking off direct pedestrian access, and the general lack of architecture diversity among developers here have all contributed to making Phoenix the most anti-urban major city in the country.

Midtown only exists because of developers interest in duplicating the Wilshire Boulevard corridor in LA here in Phoenix. This city has never cared for anything beyond developer proposals. I'm sure in the 1960s, the idea of devoting an entire corridor to high rise development was exciting for the city (growing skyline symbolizes a growing economy), for developers (profit, profit, profit), and for residents (transformation of their small city into a large city). However, no one seemed to looked much beyond the development proposals. Mixed use and walkability factors were non-factors back then and are barely taken into consideration now. They were non factors all the way through 1990 or so when the last major high rise was constructed. It was all about catering to the developer. It is nearly impossible to come in now and retrofit what has been done.

The residents of Midtown have a significant amount of power. Notice all of the walls from McDowell north to Thomas that prevent through vehicular traffic on east-west streets. Most care nothing about anyone's desire to make the area vibrant and active. There is no way for the city to just ignore the objections of surrounding neighborhoods and completely change the character of the Central Corridor. People in those areas would quickly use their money to vote out as many as those politicians as possible.

People pining for an "urban" lifestyle in this city should focus on Downtown Phoenix, Downtown Tempe, and possibly Downtown mesa. Those are the only areas in which developers actually have backing of residents to build anything remotely urban. Old Town Scottsdale will not get more urban because of the influence of neighborhood east of Old Town and the anti-urban city council.

Bingo! I've been saying this for years.

Indeed its actually Transit PROXIMATE Development, not oriented.

Even Valley Metro makes the same mistakes. I've talked to a lot of higher ups there about how much I hate the idea of rail running on the I10 W because there will be no TOD. And they say "oh no, office parks could still be built along the 10 and that would be TOD"

:shrug::hell::slob:

It takes 100% of my self control to not shout "thats not TOD you loon!!!"

FQ Storey just put up entrance signs off of 7th Avenue. They look nice. I really like the idea of the overhead sign like for Melrose.

The term "mixed use" is also being re-defined for the worse. Ex: "That office park by the highway has a cafeteria in it. It's a 'mixed use' building."

Melrose Gateway Sign Rendering:

http://azremagazine.com/new-market/m...oration-nov-20

Yes, I think everyone here wants to see neighborhood signage.

How was the funding gained for the Melrose version and can it be replicated to raise money for other central city neighborhoods? I assume no government funding was used given the lack of approvals and public input.

I think McDowell and 7th (the four historic corners), Roosevelt Row and Grand Avenue are the top 3 in need of this signage. But, I think we need to make sure we come up with a universal process for funding and for design, because while each should be unique to its neighborhood, they are all part of Phoenix and that should be obvious.

I think they all need to incorporate neighborhood bulletins, list of upcoming events, maps of neighborhood amenities, etc. on a pedestrian scale to make them useful as well as decorate.

I was at the Melrose Gateway official lighting event tonight. Sounds like most of the push, and some funding came from the 7th Ave Merchants Association. So, the local businesses probably had the biggest hand in getting it built. Not sure how much pull a neighborhood alone would have. Though there looked to be well over 100 to 150 people there tonight, so maybe it will send a sign to the city about community building.

I hope it's the start of a push for neighborhood identity structures.

deleted

If only the powers that be beyond the district signage could somehow find a way to encourage more local businesses, improve the pedestrian experience, and beautify the area to make it an area capable of attracting development, particuarly residential.

Hard to 'sell' a district that is so extremely unwalkable and lacking identity, street life, and attractive streetscapes.

Great step for Phoenix neighborhoods, and hope this is just one of first.

The last Phoenix Business Journal article said that the Professional Building/Hotel Monroe sale was scheduled to close on November 22 (yesterday). I wonder when we'll hear anything. I hope a deal goes through this time.

Here is a great article on the Melrose sign. Looks like it cost $500k and they are planning for two more. One on Campbell and another on Camelback. I'm glad they addressed Phoenix neighborhoods identity crisis and seem to be pushing for more of these around town. Lets hope it doesn't take 10 years like planning for the Melrose sign did.

http://blogs.phoenixnewtimes.com/jac...ch_phoenix.php

*UPDATE: Just saw this post which shows I'm not alone in being concerned about the vision for this community. Apparently, "4" community members voiced concerns, so additional time has been given more community input.* Sounds likema formality, however, at this point.

http://downtowndevil.com/2013/11/14/...oosevelt-ecca/

As usual, all good news comes with a catch in this great town.

A developer has been selected to renovate the historic Knipe House and several surrounding lots at 2nd St./Portland. The House is to be converted into a brewery (the specific tenant, Portland-based, is listed in the link below), with construction to begin in 2014 and finish by 2015.

The bad news you ask? 3 other developers submitted proposals. While the "winner" had the best idea and a viable tenant for the Knipe House, the rest were proposing condos, residential, grocery, and other unique uses on the remaining lots, with completion set for 2015. RCA, the selected project team, will be developing 3-5 story senior or low-income housing, to be completed in 2016.

They'll be working with the team behind the Encore on Farmer and the senior residential project in Mesa - quality work, but when will the madness end?

When was the last time Downtown Phoenix landed a market rate apartment project? Alta Lofts in 2007? Native American Concepts x2, (the renovation nearby that was for low income residents), Mckinley Lofts, Roosevelt Pointe… it really is detrimental to the community. Vibrant cities need a mix of students, seniors and lower-income residents… but, for god's sake, they also need working professionals!

I also don't understand why the city wouldn't want the residential to be completed prior to the Knipe renovation. I asolutely understand the desire to get that home restored, but downtown is reaching a point of over saturation of restaurant and entertainment venues, whereas residential vacancies continent to drop.

http://phoenix.gov/webcms/groups/int...ces/105209.pdf

On a positive note, I am not sure how far we got into the discussion regarding the Adams Street transformation, but I'm really excited to see that the city will be taking action to:

1) Improve the Hyatt's street presence and encourage additional retail usage with patios and other street interaction
2) ^ Ditto the Renaissance, along with recommending its entrance be relocated to 1st
3) Sending out an RFP to fill out the Regency Garage retail space
4) Sending out an RFP to develop the Adams/Central lot for a mixed-use mid- or hi-rise (hotel or residential); I still think an Aloft would be a great addition, even moreso if they could incorporate apartments above a la Palomar

All of these changes will do wonders for the city, regardless of whether Adams becomes a mecca of cultural events and entertainment. That street is too important with its proximity to the PCC to be such a deadzone as a result of poor design.

Last post for the early morning: a summary of the Hance Park findings. I tried to get through all ~180 pages, but I was mad, confused, and underwhelmed. I have no idea if the final plan is included somewhere in this presentation, or if it is simply a compilation of their research.

Wonderful that a brewery seemed to be one of their top "must haves." All those seniors living in the new apartments on 2nd/Portland will have plenty of watering holes to choose from soon, won't they? :hell:

http://phoenix.gov/webcms/groups/int...ent/105767.pdf

Some groups "get it," and others just shouldn't have had their opinion be heard. More parking is TOTALLY the solution to making Hance work, as are cannibalizing the organically successful, truly urban, experiences Phoenix has right now like First Fridays and the Market.

Here's the plan put together for the park. Note changes will be made.

http://phoenix.gov/webcms/groups/int...ent/106214.pdf