[ppdd]

Regarding the El Conquistador, I certainly wish it had been saved - it would be a hub of midtown activity. There's really no hub. A great parallel is the Mission Inn in Riverside - total disrepair and nearly torn down, but at the last minute it was saved and restored and it's an absolute treasure.

If you've never seen it, check it out: http://www.missioninn.com/

[technical]

Regarding the El Conquistador, I certainly wish it had been saved - it would be a hub of midtown activity. There's really no hub. A great parallel is the Mission Inn in Riverside - total disrepair and nearly torn down, but at the last minute it was saved and restored and it's an absolute treasure.

If you've never seen it, check it out: http://www.missioninn.com/

Wow! :yes:

[Ted Lyons]

Crane's going up at 1020 Tyndall.

[Anqrew]

Crane's going up at 1020 Tyndall.

awesome, Campus Acquisitions moved it's page on their website from "on the boards" to "under construction" as well.

[Ted Lyons]

awesome, Campus Acquisitions moved it's page on their website from "on the boards" to "under construction" as well.

Also found this pdf of various neighborhood views of the finished project.

http://cms3.tucsonaz.gov/sites/default/files/planning/photo_simulations_of_1020_south_tyndall.pdf

[ppdd]

Other than the streetcar video, a number of really good Tucson videos have been made in the last year or so. These are a huge step up from what's been used in the past. If you haven't seen them, watch and promote:

Business Attraction:
zRkVIPdatPI

Downtown:
3ifC9VZsGtk

Kino Sports Complex:
ySkfIXeOvdE

Arizona Innovation - 100+ Years of Science and Technology at the University of Arizona
IAYJpwaKK-8

[Patrick S]

I was downtown today and drove by the large hole where they're building the new courthouse. I also was up on Speedway and saw the crane going up for the 1020 Tyndall building (as others have already noted).

Also, congrats to the BAT CATS at the U of A on their NCAA baseball national championship!!!!

[andrewsaturn]

Yes, this may be a little off topic of Tucson development but being that the University of Arizona is an integral part of Tucson and it's development, I want to congratulate the Arizona Wildcats Baseball team for winning the 2012 CWS!! It's great exposure for the university and ultimately Tucson. So Bear Down! :):banana:

[kaneui]

Another student housing project near the modern streetcar to be ready by August, 2013--this one in the Iron Horse neighborhood:



The Junction at Iron Horse (N. 3rd Ave., btw. E. 9th & 10th Sts.) - three and four stories, 198-bed student housing complex.
Developer: Roy Drachman. Architect: GD&A Architects.
Construction timeline: site demolition in June, construction begins in August.
http://ironhorsetucson.com/post/23326922191/the-following-are-the-draft-renderings-of-the

http://i12.photobucket.com/albums/a228/kaneui/JunctionIronHorse-render.jpg http://i12.photobucket.com/albums/a228/kaneui/JunctionIronHorse-map-1.jpg
(render, map: GD&A Architects)

[kaneui]

Now that the 8th St. drainage construction (Phase I) is finished, Phase II (from I-10 to Church Ave.) of Downtown Links could begin in October, with final project completion expected by 2016:


http://i12.photobucket.com/albums/a228/kaneui/DowntownLinksmap.jpg
The St. Mary’s segment is in green, on the left.
(map: City of Tucson)



Downtown Links Work Could Start on St. Mary’s in October
Downtown Tucsonan
June 27, 2012

Behind the scenes, the Downtown Links road corridor project is moving ahead and by October construction could be underway on St. Mary’s Road/6th Street near Interstate 10. Downtown Links is the roadway that will connect the Barraza-Aviation Parkway to Interstate 10 via a roadway along the railroad track that will tie into 6th Street and St. Mary’s.

“The City of Tucson Department of Transportation is very close to going out to bid for the St. Mary’s improvements from I-10 to Church Avenue,” Tucson Department of Transportation Project Manager Tom Fisher wrote in a letter to Downtown Links partners. “Our target month for selecting a contractor is September with construction to begin within the following few weeks. This project will take approximately 12 to 15 months to complete depending on site conditions. We will keep you posted when the contractor has been selected and we are ready to schedule a pre-construction meeting. Last week, the RTA Board approved additional funding to continue design of the remaining segments of the corridor from Church to Broadway. We will be coordinating with HDR Engineering and other members of our project team to initiate the design process once again. We anticipate meeting with the Citizens Advisory Committee (CAC) in late July or early August to review the whole project and focus on the next tasks.”

Fischer also welcomed two new businesses at 6th Avenue and 7th Street, EXO Roast Company and Old Market Inn Tile Shop. “We welcome these two new businesses to the Downtown Links/Historic Warehouse District redevelopment area,” Fisher wrote. “Please stop by to meet the owners, have some fresh-roasted coffee, and buy some hand-made tiles. And Miller’s Surplus would appreciate your business too. This street corner is coming alive!”


http://www.downtowntucson.org/2012/06/downtown-links-work-could-start-st-marys-october/

[kaneui]

What will be the next chapter for downtown's historic Manning House? The original 1907 Henry Trost-designed home--described as a hybrid of Spanish Colonial, Italian Renaissance and Prairie Style architecture--was built with 12,000 s.f. but eventually grew to 37,000 s.f., sits on 5 of the original 10 acres, and is on the market at $2.5M:



http://i12.photobucket.com/albums/a228/kaneui/ManningHouse2-1.jpg http://i12.photobucket.com/albums/a228/kaneui/ManningHouse.jpg
(photos: David Sanders)


Historic Manning House closing as event center, goes up for sale
by Carli Brosseau
Arizona Daily Star
June 26, 2012

One of the go-to spaces to hold events in Tucson, the historic Manning House, has been put on the market. It will host no events after July 11. "It's a competitive business, and we didn't make it," said CEO Colleen Concannon, who founded the events business at the 1907 "Snob Hollow" home almost 16 years ago. "Summer is always difficult, but this one is worst of all." Between the construction of newer meeting rooms, including at the casinos, downtown construction and the sizzling season slowdown, Concannon decided over the past two weeks it was time to move on.

The Concannon family, which owns the downtown property at 450 W. Paseo Redondo, is offering it for $67 a square foot. That amounts to $2.48 million for a 37,000-square-foot building on 5.2 acres. "It's a bargain," Concannon said. "It's like giving it away." The building's period décor and equipment will be sold at a series of yard sales at the property. The sales are slated for Fridays and Saturdays from 7 a.m. until noon beginning July 20 and lasting until everything is gone.


For full article: http://azstarnet.com/business/local/tucson-s-manning-house-closing-as-event-center-goes-up/article_e901efed-0b2a-5291-998a-6e3ffe0f9c05.html

[ComplotDesigner]

1020 Tyndall

Sorry for the window reflection, was riding SunTran :)

http://img40.imageshack.us/img40/1571/tyndall.jpg

[technical]

1020 Tyndall

Sorry for the window reflection, was riding SunTran :)

http://img40.imageshack.us/img40/1571/tyndall.jpg

Ah yes. Such a beautiful site. More cranes!

EDIT ADD: Tucson will have a Google 3D Earth View, http://azstarnet.com/news/local/google-earth-s-view-of-city-is-going-mobile/article_2466314f-0ff9-5481-9f7b-847e51fd8ab1.html . I like it. It helps to see Tucson in a different angle. This would very well add more pressure for more high rise development in Tucson.

[Patrick S]

Fresh off of the U of A's win at the College World Series, some more good baseball news for Tucson:
Tucson Padres confident they’ll stay another year, maybe longer

Despite a losing record, low attendance and a short history, it looks like the Tucson Padres will get another at bat in Tucson next year.
Tucson Padres General Manager Mike Feder is working hard to overcome all of those challenges.
“I’m really confident that the Padres will be here another year,” Feder said.
Although the team is up for sale, there have not been any offers and there are no cities in the Pacific Coast League (PCL) region that have a stadium that meets Triple-A standards. This means that anyone who buys the team would likely have to build an entirely new stadium. ...

You can read the full article here: http://www.insidetucsonbusiness.com/news/tucson-padres-confident-they-ll-stay-another-year-maybe-longer/article_ee4ac9e2-c198-11e1-ba48-0019bb2963f4.html

[andrewsaturn]

Fresh off of the U of A's win at the College World Series, some more good baseball news for Tucson:
Tucson Padres confident they’ll stay another year, maybe longer

Despite a losing record, low attendance and a short history, it looks like the Tucson Padres will get another at bat in Tucson next year.
Tucson Padres General Manager Mike Feder is working hard to overcome all of those challenges.
“I’m really confident that the Padres will be here another year,” Feder said.
Although the team is up for sale, there have not been any offers and there are no cities in the Pacific Coast League (PCL) region that have a stadium that meets Triple-A standards. This means that anyone who buys the team would likely have to build an entirely new stadium. ...

You can read the full article here: http://www.insidetucsonbusiness.com/news/tucson-padres-confident-they-ll-stay-another-year-maybe-longer/article_ee4ac9e2-c198-11e1-ba48-0019bb2963f4.html

I like the Tucson Padres! Ever since the UA baseball team, I've been a fan of baseball. I have recently started to go to the Tucson Padres games in support but yes the attendance are very low. They only get over 2000 people to each game (3000 for Thirsty Thursdays) which is obviously awful for a stadium that fits over 10,000.

I was wondering if anyone from the forum, maybe get a group, would like to go to the game on July 3rd. They are suppose to be celebrating the 4th of July with fireworks and whatnot. If you would like to go just send me a message and we'll exchange emails! ;)

[Ted Lyons]

Another student housing project near the modern streetcar to be ready by August, 2013--this one in the Iron Horse neighborhood:



The Junction at Iron Horse (N. 3rd Ave., btw. E. 9th & 10th Sts.) - three and four stories, 198-bed student housing complex.
Developer: Roy Drachman. Architect: GD&A Architects.
Construction timeline: site demolition in June, construction begins in August.
http://ironhorsetucson.com/post/23326922191/the-following-are-the-draft-renderings-of-the

http://i12.photobucket.com/albums/a228/kaneui/JunctionIronHorse-render.jpg http://i12.photobucket.com/albums/a228/kaneui/JunctionIronHorse-map-1.jpg
(render, map: GD&A Architects)

To confirm the construction timeline, demo has definitely been underway for a few weeks. AFAIK, the lot is pretty much cleared now. This'll be a nice project for 9th Avenue, especially considering no significant structures had to be destroyed.

[technical]

To confirm the construction timeline, demo has definitely been underway for a few weeks. AFAIK, the lot is pretty much cleared now. This'll be a nice project for 9th Avenue, especially considering no significant structures had to be destroyed.

That's a good location being close to the snake bridge (along with it's bike path). The 'Retreat at Tucson' student housing at 22nd/S Park is also cleared (right behind the Valero gas station). Speaking of bike trails, I (with friends and family...I'm a summer visitor) was just at Costco at the Bridges by Kino, the place seemed well planned having bike paths by the road AND by the sidewalks. There's also a Walmart under construction in that development. Tucson is a biking paradise from what I've observed so far. There's even this 'Urban Loop' that's 55 miles surrounding metro Tucson. Amazing!

[Patrick S]

That's a good location being close to the snake bridge (along with it's bike path). The 'Retreat at Tucson' student housing at 22nd/S Park is also cleared (right behind the Valero gas station). Speaking of bike trails, I (with friends and family...I'm a summer visitor) was just at Costco at the Bridges by Kino, the place seemed well planned having bike paths by the road AND by the sidewalks. There's also a Walmart under construction in that development. Tucson is a biking paradise from what I've observed so far. There's even this 'Urban Loop' that's 55 miles surrounding metro Tucson. Amazing!

You're a summer visitor? Why in the heck would you want to visit Tucson in the summer? I'm just messing with you, I'm glad you come here to visit, it's just that most people come here to visit in the winter, fall, or spring - not the summer. No wonder you're staying thirsty, you're not used to the heat here. Like the radio commercial for Dos Equis says, "He has never broken a sweat, even in a sauna." - maybe you too, are the 'Most interesting man in the world' - maybe your commercial would say, "He has never broken a sweat, even in Tucson in the summer." - Stay posting (on this page) my friend.

[Patrick S]

Some good news for the housing market here in Tucson:

Monthly new home permits highest since 2003

The construction industry continued its slow rebuilding process in May with 214 new home permits, the most since 243 permits in March 2003. Year-to-date, 791 residential permits have been issued, 25 percent more than the 616 units during the same 2011 period.
New construction home sales in May were 123, eight more than a year ago. Year-to-date, there have been 520 closings of new-built homes.
The new data is from housing analyst John Strobeck of Bright Future Business Consultants. After seeing the latest stats, he re-confirmed experts’ projections that some 1,500 permits will be issued in the region this year.
“From a pure economic standpoint, we desperately need a vibrant new construction market,” Strobeck said.
By subdivision, Robson Communities pulled the most permits with 12 at Saddlebrooke Ranch, northeast of Oro Valley. At 9 each, the next-highest volume was D.R. Horton Homes at Estancia del Corazon in Sahuarita and Las Flores at Star Valley; and Pulte Homes at Sierra Morado, in southeast Tucson. ...

Here's the link to the entire article in InsideTucsonBusiness.com: http://www.insidetucsonbusiness.com/construction_real_estate/monthly-new-home-permits-highest-since/article_65bc25e4-c16b-11e1-b55c-001a4bcf887a.html

[technical]

You're a summer visitor? Why in the heck would you want to visit Tucson in the summer? I'm just messing with you, I'm glad you come here to visit, it's just that most people come here to visit in the winter, fall, or spring - not the summer. No wonder you're staying thirsty, you're not used to the heat here. Like the radio commercial for Dos Equis says, "He has never broken a sweat, even in a sauna." - maybe you too, are the 'Most interesting man in the world' - maybe your commercial would say, "He has never broken a sweat, even in Tucson in the summer." - Stay posting (on this page) my friend.

I like to 'Stay Thirsty' with the help of hot rays of the Tucson summer sun. :cheers:

And the Old Pueblo summer monsoon says to me 'When it rains, it POURS' :cheers:

I don't drink Dos Equis. I drink beer. And when I do .... Stay thirsty my friend.

[kaneui]

If there's anyone who can get Rio Nuevo sorted out and keep those TIF dollars flowing to Tucson, it's probably Fletcher McCusker:


Fletcher McCusker is the new chairman of the Rio Nuevo Board
Inside Tucson Business
June 29, 2012

By a unanimous vote and with the recently dissatisfied board member Alberto Moore making the motion, recent appointee Fletcher McCusker, chairman and CEO of the Tucson-based Providence Service Corporation, has been elected the chair of the Rio Nuevo Board. McCusker replaces attorney Jodi Bain, who was removed by Arizona Senate president Steve Pierce to make room for McCusker and fellow appointee, Chris Sheafe, earlier this month.


http://www.insidetucsonbusiness.com/news/fletcher-mccusker-is-the-new-chairman-of-the-rio-nuevo/article_150b8c92-c234-11e1-aa36-0019bb2963f4.html

[ppdd]

I think this is a good move - I'm a big fan of Fletcher. We don't have a lot of executives in Tucson with his experience and ability, so it's great to have him so invested in downtown.

[Patrick S]

I don't know a lot about Fletcher McCusker, but I'm at the point where I just wish Rio Nuevo would get out of the way entirely, or just be dissolved. We're finally starting to get things done in downtown. We've got the streetcar under construction. The Downtown links, part of it at least, will be starting, hopefully, this fall. We just had the new UNS building finished in the last year, and they're starting to build the new courthouse (the shell at least). We're also getting the new student housing, the Cadence at Plaza Central, which should start this month. Though not as big as originally planned, it is still an important step for downtown. We also just had the MLK Apartments finished about a year ago. On the periphery of downtown we've got the Sentinel Plaza on the western edge of downtown, just across I-10, with updated plans for the Mission District, with the West End Station hopefully starting soon (along with the new Luis G. Gutierrez Bridge connecting downtown and the west-side nearing completion). We've also got the District on 5th nearing completion, 1020 Tyndall just started construction, and The Junction at Iron Horse should be starting construction soon. Maybe just important as anything listed here is the U of A's intro into downtown, which could open up important avenues for future development there.

All of this is happening despite Rio Nuevo, not because of Rio Nuevo. Hopefully more is coming. With more jobs downtown (UNS building), students moving downtown and better connectivity to the U of A (the streetcar), I think, or hope at least, that the time is passed for the need for Rio Nuevo.

[Mattic505]

http://kold.images.worldnow.com/images/18929155_BG1.jpg

By Ben Lawson - TucsonNewsNow.com - On Monday, July 2, paving will continue on 4th Ave. between 6t St. and University Blvd. Trucks delivering materials will enter the work area from side streets along the work area.

Side street connections will be paved on Monday. Residents and business patrons should be alert for personnel and heavy equipment in the area.

The final pavement is scheduled to be placed in mid-July.

Also on Monday, the Warren Avenue Underpass will be closed. The closure is expected to be in place for approximately eight months while the contractor completes the removal of the existing roadway, underground utility work, rail placement and installation of the Overhead Contact System.

See more here - http://www.tucsonnewsnow.com/story/18929155/paving-on-4th-ave-to-continue-monday-users-encouraged-to-be-alert :yes:

[Patrick S]

So, I didn't even think about this until now, but I've driven down 22nd St. a few times in the last month or so, and in between Kino and Park, on the south side of the street they've been doing a lot of clearing and they've got a lot of construction equipment there. I just thought, not putting 1 & 1 together, that this was equipment for the Kino overpass that's getting under construction this month (they just had the ground-breaking last month). Now that I think about it, in a 'duh' moment, this is for the new student housing, The Retreat, that is going in there. With this project scheduled to take about a year and the Kino overpass scheduled to take about 2 years I can only assume that this area is going to me a total mess and nightmare to drive in for the next 1-2 years, so I'd avoid the area at all cost (I feel sorry for the students that live there the first year - since it is to open in time for the 2013 fall semester, seeing as though their main route to the U of A will be up Kino). But, when all said and done, this will certainly be a new and improved part of town (in an area that could really use it). Add the new WalMart (and the recently opened Costco) just south of there in the Bridges (hopefully they will soon get more retail, some housing and some Bio-Science companies to move into the development), and that area of town has the possibility to really get things going in the right direction.

[technical]

If there's anyone who can get Rio Nuevo sorted out and keep those TIF dollars flowing to Tucson, it's probably Fletcher McCusker:


Fletcher McCusker is the new chairman of the Rio Nuevo Board
Inside Tucson Business
June 29, 2012

By a unanimous vote and with the recently dissatisfied board member Alberto Moore making the motion, recent appointee Fletcher McCusker, chairman and CEO of the Tucson-based Providence Service Corporation, has been elected the chair of the Rio Nuevo Board. McCusker replaces attorney Jodi Bain, who was removed by Arizona Senate president Steve Pierce to make room for McCusker and fellow appointee, Chris Sheafe, earlier this month.


http://www.insidetucsonbusiness.com/news/fletcher-mccusker-is-the-new-chairman-of-the-rio-nuevo/article_150b8c92-c234-11e1-aa36-0019bb2963f4.html

Kaneui, looking at your skyscraper development page for the downtown links map, there's mention of a 'Below-Grade Roadway' (runs east-west, stone ave to church ave, parallel to 6th st)...do you know if that's an underpass?

btw, after reading some of the comments in this forum, I came to the conclusion that at this point, Tucson should go ahead and build those expensive projects such as an arena, convention center, rainbow bridge, museums, Santa Cruz river projects etc. The current successful projects downtown wouldn't be built if it weren't for the street car project. Building more of those big ticket projects should continue the development momentum. Arena and convention center seem to be the most likely candidate in the near future. Tucson needs that gravitational pull to attract outside investors, developers and business to set up shop in central Tucson regardless if an arena or convention center etc be profitable or not (and since Tucson doesn't have a major river with water in it, large lake nor sits besides an ocean).

Unless there's an Andrew Carnegie or John D. Rockefeller in Tucson, that Rio Nuevo should continue to exist. It needs all the available dollars.

Edit Add: btw, that convention center/hotel doesn't have to be gigantic as originally planned. An electic looking building perhaps. Or maybe, combine the arena with the convention center and hotel , thereafter, allow room for expansion. Add that decent sized outdoor aquarium filled with piranhas and electric eels.

[kaneui]

Kaneui, looking at your skyscraper development page for the downtown links map, there's mention of a 'Below-Grade Roadway' (runs east-west, stone ave to church ave, parallel to 6th st)...do you know if that's an underpass?

btw, after reading some of the comments in this forum, I came to the conclusion that at this point, Tucson should go ahead and build those expensive projects such as an arena, convention center, rainbow bridge, museums, Santa Cruz river projects etc. The current successful projects downtown wouldn't be built if it weren't for the street car project. Building more of those big ticket projects should continue the development momentum. Arena and convention center seem to be the most likely candidate in the near future. Tucson needs that gravitational pull to attract outside investors, developers and business to set up shop in central Tucson regardless if an arena or convention center etc be profitable or not (and since Tucson doesn't have a major river with water in it, large lake nor sits besides an ocean).

Unless there's an Andrew Carnegie or John D. Rockefeller in Tucson, that Rio Nuevo should continue to exist. It needs all the available dollars.

Edit Add: btw, that convention center/hotel doesn't have to be gigantic as originally planned. An electic looking building perhaps. Or maybe, combine the arena with the convention center and hotel , thereafter, allow room for expansion. Add that decent sized outdoor aquarium filled with piranhas and electric eels.

The latest Downtown Links map does show a section of the road from Church Ave. to Broadway as below-grade, but the design is only 30% complete, so will undoubtedly go through more revisions. (The RTA just approved additional funding to complete the design of Phases III and IV starting later this year.)

The city of Tucson and Rio Nuevo don't have the funds to build any big ticket items right now, and voters are in no mood to incur more debt through bond issues to pay for them. Since 2003, Rio Nuevo burned through over $230M of TIF money on lots of expensive designs, proposals and some infrastructure before the economy headed south, but no significant out-of-the-ground projects to show for it. (Read all about it in prior posts on this thread.)

However, if Rio Nuevo and the city can figure a way to finance an upgrade and expansion of the convention center (which is hemorrhaging millions every year in its current condition), I think we'll see private developers step up to build some decent hotels downtown, more retail, perhaps a smaller office building, and one or more of the cultural attractions in Tucson Origins Park. And the completion of the modern streetcar will continue to encourage additional TOD, as we are seeing with the numerous student housing projects.

[Anqrew]

i was hoping 4th Ave would be getting new sidewalks with the streetcar but it looks like its not from the photos. The sidewalks are so dingy and dirty on 4th, wish something could be done to spruce them up.

[Patrick S]

Just when it looked like things might be looking up for Tucson and the Padres, though they will be here for next year, this appears in the AZDS:

El Paso is pursuing Tucson Padres for 2014

The Tucson Padres could find a permanent home about 320 miles east of here beginning in 2014.
MountainStar Sports, an ownership group pursuing a Triple-A team for El Paso, met with the Pacific Coast League Executive Committee last week and hopes to buy the Tucson Padres, the El Paso Times has reported.
MountainStar, based in El Paso, hopes to convince the PCL that the Texas city is ready to permanently host a Triple-A team beginning in 2014.
The El Paso city council voted last week to move ahead with plans to build a $50 million baseball stadium, which is expected to be completed before the '14 season.
With the Tucson Padres currently for sale, MountainStar will pursue the team and try to relocate it.
There is no Tucson ownership group aiming to keep the Padres in town, said Padres general manager Mike Feder. "There have been opportunities for that to happen, and it hasn't occurred," Feder said. ...

Here's the full article: http://azstarnet.com/sports/baseball/professional/minor/el-paso-is-pursuing-tucson-padres-for/article_0ec5c0d8-e77b-5245-a660-21300cc627bc.html

[kaneui]

By providing over $25M in loans for downtown redevelopment since 2005, Alliance Bank has became a major force behind the renovation of historic properties in the city's core:


http://i12.photobucket.com/albums/a228/kaneui/OldMarketIndrehab.jpg
Exo Roast Coffee owner Doug Smith loves his funky retro space at the Old Market Inn
that was redeveloped by Ron Schwabe of Peach Properties.
(photo: George Howard)


Eclectic urban entrepreneurs drawn to renovated retro spaces
By Roger Yohem
Inside Tucson Business
July 6, 2012

Living, working, shopping, dining and subsisting in a downtown setting doesn’t appeal to everyone. Yet there are just enough people who like and want that lifestyle to create niche business opportunities for employers, restaurateurs, retailers and other urban-oriented entrepreneurs. “In general, it’s a numbers game. Until recently, it didn’t make sense to put money into projects in downtown Tucson. There were no opportunities to invest and get any rate of return,” said developer Ross Rulney, who is pursuing some of those business niches. The recent recession changed the economics of urban real estate. When looking at the downside, builders could see the potential upside for select revitalization projects. Many of the properties under consideration were financially stressed, outdated, in disrepair, or vacant and vandalized. “Alliance Bank got very involved in downtown when it was not cool to be downtown. They jumped in knee deep, pioneer lenders in downtown’s comeback,” Rulney said. “Downtown wouldn’t be happening without Alliance Bank.”

Rulney is one of several clients Alliance Bank of Arizona financed to rescue promising urban-area properties. Overall, Alliance Bank, 4703 E. Camp Lowell Drive, has a cluster of 12 loans totaling some $25.5 million invested in downtown’s budding renaissance. Many clients are familiar historic redevelopers such as Rulney, Ron Schawbe of Peach Properties, Rialto Block owner Scott Stiteler, and Rob Caylor of Caylor Construction. Duane Froeschle, senior executive of Alliance Bank’s Tucson division, and Joe Snapp, vice president of commercial real estate, work closely with these clients who they consider to be “visionary” redevelopers. In 2010, Rulney used a $1.7 million loan to buy and renovate the historic Lewis Hotel/Julian Drew Building at 118 S. 5th Avenue. The redeveloped commercial space is fully occupied. On the same block, he also is renovating the former Tiburon Apartments as The Flats at Julian Drew. That $2.5 million loan will put 53 market-rate units into play. “For small developers like me, these small properties make sense. Each individual success breeds a new success,” said the University of Arizona finance grad. “There have been many small successes of late and that gets the next guy that much more interested.”

In June 2005, Alliance Bank made its first downtown-area loan to Schwabe to salvage the historic Firestone Building at 439 N. 6th Ave. The Depression-era structure had been boarded up and condemned by the city. “It was in a blighted, crummy warehouse district, exactly what would cause bankers to dive under their desks when they saw it coming. It was full of surprises, even leaky underground tanks. Everything was wrong. It was the last type of deal they’d be looking for,” Schwabe said. “But Alliance had the vision and we had a good banking relationship,” he added. “When Alliance Bank started to do deals downtown, it was a real pioneering but dangerous partnership.” Undaunted, Schwabe knew there were “just enough people, a certain type of progressive entrepreneur” who would be interested in the space. For two years, crews worked to restore the building’s authentic expanse of exposed brick, concrete floors and large windows. The Firestone’s interior was configured into new 1,000 to 2,000 square-foot suites. Today, the building is nearly full with a mix of architects, artists, tech and retail tenants.

Together with Stiteler and a $6.1 million loan, the Martin Luther King Building at 1 N. 5th Avenue was saved from demolition. Vacant for three years, city police and fire crews had trained there and battered 74 of the building’s 96 units. For $700,000, the city had planned to raze it. The building had been hit by copper thieves and heavily vandalized, yet Schwabe saw potential in the fact it was structurally sound. They transformed it from public housing into market-rate and affordable apartments, plus new street-level commercial space. “It was close to a total re-do, yet we saw it as the type of urban space people would go nuts for,” Schwabe said. Alliance Bank has financed three of Peach Properties’ nine downtown-area renovations.

The Old Market Inn, 403 N. 6th Avenue, may best illustrate the premise that with the right type of redeveloped space, the niche urban-entrepreneurs will come around. Built in 1880, it was one of Tucson’s original groceries and one of the first with refrigerated food coolers. Before Schwabe bought it in 2008, Arizona Glass was in the building. Schwabe restored the interior’s original wood floors, exposed brick walls, high ceilings and windows. Major upgrades included insulation, electrical, and cooling systems. “This is perfect space for us, an up-and-coming location in a retro, industrial-style warehouse,” said Noel Trapp of the Exo Roast Co. coffee shop. “For the authentic urban feel we want, the malls just don’t make it.” Landscape architect Margaret Joplin, owner of Design Collaborations, is a tenant in back. The interior’s blend of aesthetics and functionality caught her eye. “Nothing in here is square, level or straight. When first looking at the building, I thought there was no way it would work for us. But it haunted me, it never left my mind,” she said. Husband and glass artist Michael Joplin also operates his studio out of the same 2,200-square-foot space.

The Market Inn is fully rented and Schwabe is eager for his newest tenant, Rebecca Safford, to open her Tap & Bottle craft beer and wine-tasting business. Her space has been designed and her liquor license approved in late June. “There’s really good bones in the building. Ron took the old that is now new. We don’t have to do anything to recreate the historic look,” she said. When revitalizing trashed parcels, it’s important to focus on eclectic tenants. The obvious goal is to be profitable, yet that is not achieved by “seeking out the highest rents,” Schwabe said. “You have to cultivate the type of business attracted to this type of urban space. They’re typically too small to pay high rents.”

Back at Rulney’s Lewis Hotel parcel, he plans to continue the block’s revitalization. He wants to add either a small boutique hotel or more retail/market rate housing. The structure would “cantilever” over an existing building and the city is working with him on the proposal. For urban revitalization to succeed, Rulney said the developer and bank “must share a certain vision for creativity. Often, Joe (Snapp) tells me I’m crazy but they do more than just look at numbers on a piece of paper.” “Tucson is one of the last large cities to go through a downtown revitalization. If not for the passion Alliance Bank has for urban revival, many of these projects would not be happening,” Rulney said.


For Part I of the series: http://www.insidetucsonbusiness.com/news/alliance-bank-lends-expertise-to-visionary-downtown-redevelopers/article_51bd5046-c19c-11e1-98a5-0019bb2963f4.html

[kaneui]

There may yet be hope for downtown's crumbling Marist College if the city releases over $1M of grant funds to begin restoration of the 1915 adobe structure:


http://i12.photobucket.com/albums/a228/kaneui/MaristCollege7-12.jpg
(photo: Tucson News Now)


Marist slated for $1.1 million facelift?
By Bud Foster
Tucson News Now
July 6, 2012

Calling it blight remediation, Tucson will decide next week whether to spend $1.1 million to preserve Marist College. The building has been part of downtown Tucson since 1915 but has fallen into disrepair in recent years. It's owned by the Tucson Diocese. It's been unoccupied since 2002. Two corners of the building collapsed six years ago and had to be shored up. They are now ugly reminders of how the once popular downtown asset has turned into blight.

The building is one of the first things people see when leaving the TCC, as conventioneers from all over the country do. It's the tallest adobe building in Arizona at 52 feet. The city will use Community Block Grant Funds for the restoration if it is approved. It's on the Registry of Historic Places. A local Tucson developer, Peach Properties, has suggested the building be turned into office space and restaurant. It's a dilemma for the city. If it approves the money to restore it, there's still no assurance anyone will occupy it. We're told besides the million dollars to restore it, it could take another $2 million in refurbishing work inside. "We will make sure that this is preserved for future generations," says Damion Clinco, a member of the Tucson Historic Foundation.

Generally, Tucson uses its CDBG funds for blight remediation to tear down or clean up urban blight. But Clinco believes this is an opportunity to change that direction. "It's a chance to turn something that's a liability into some that's a valuable community asset," he says. The Tucson Diocese has suggested if a developer makes a commitment to the building, it will consider deeding it over to them. The Diocese has met with Ron Schawbe, CEO of Peach Properties but whether an agreement has been reached, has not been announced. The college was built by well known architect Manuel Flores and is irreplaceable. It's in the heart of the Barrio Viejo which was destroyed many years ago to build the TCC. It's considered a mistake by many and one the city does not want to repeat. "If it's not restored, we all lose," Clinco says.


http://www.tucsonnewsnow.com/story/18966207/marist-gets-11-million-facelift?clienttype=printable

[Ted Lyons]

Thus far, Schawbe hasn't taken the Humberto Lopez path of asking the city to pay for his projects entirely. So, if the city were to renovate the exterior of the building, I'd be willing to bet that would he would take care of the rest of the project assuming the church sells/gives him the property.

[kaneui]

Thus far, Schawbe hasn't taken the Humberto Lopez path of asking the city to pay for his projects entirely. So, if the city were to renovate the exterior of the building, I'd be willing to bet that would he would take care of the rest of the project assuming the church sells/gives him the property.

I'm curious if Peach Properties responded to the Downtown Tucson Partnership's RFI (Request for Interest) issued last February for the Marist, or if there was anyone else who expressed interest. I've always thought the building would be a great spot for the Convention & Visitor's Bureau--a much more visible and accessible location that would showcase Tucson's history and culture, rather than inside the stucco labyrinth of La Placita where they are now.

UPDATE: The ADS article quotes Michael Keith as saying the DTP received "two strong proposals," but didn't provide any further specifics.

[Ritarancher]

There may yet be hope for downtown's crumbling Marist College if the city releases over $1M of grant funds to begin restoration of the 1915 adobe structure:


http://i12.photobucket.com/albums/a228/kaneui/MaristCollege7-12.jpg
(photo: Tucson News Now)


Marist slated for $1.1 million facelift?
By Bud Foster
Tucson News Now
July 6, 2012

Calling it blight remediation, Tucson will decide next week whether to spend $1.1 million to preserve Marist College. The building has been part of downtown Tucson since 1915 but has fallen into disrepair in recent years. It's owned by the Tucson Diocese. It's been unoccupied since 2002. Two corners of the building collapsed six years ago and had to be shored up. They are now ugly reminders of how the once popular downtown asset has turned into blight.

The building is one of the first things people see when leaving the TCC, as conventioneers from all over the country do. It's the tallest adobe building in Arizona at 52 feet. The city will use Community Block Grant Funds for the restoration if it is approved. It's on the Registry of Historic Places. A local Tucson developer, Peach Properties, has suggested the building be turned into office space and restaurant. It's a dilemma for the city. If it approves the money to restore it, there's still no assurance anyone will occupy it. We're told besides the million dollars to restore it, it could take another $2 million in refurbishing work inside. "We will make sure that this is preserved for future generations," says Damion Clinco, a member of the Tucson Historic Foundation.

Generally, Tucson uses its CDBG funds for blight remediation to tear down or clean up urban blight. But Clinco believes this is an opportunity to change that direction. "It's a chance to turn something that's a liability into some that's a valuable community asset," he says. The Tucson Diocese has suggested if a developer makes a commitment to the building, it will consider deeding it over to them. The Diocese has met with Ron Schawbe, CEO of Peach Properties but whether an agreement has been reached, has not been announced. The college was built by well known architect Manuel Flores and is irreplaceable. It's in the heart of the Barrio Viejo which was destroyed many years ago to build the TCC. It's considered a mistake by many and one the city does not want to repeat. "If it's not restored, we all lose," Clinco says.


http://www.tucsonnewsnow.com/story/18966207/marist-gets-11-million-facelift?clienttype=printable

Is a building like that really worth saving? Its in a good spot for a smaller5-6 story building, but for something modern like the original Plaza Centro building. Or it could be used to expand the TCC.

[KEVINphx]

Is a building like that really worth saving? Its in a good spot for a smaller5-6 story building, but for something modern like the original Plaza Centro building. Or it could be used to expand the TCC.

Hope to god that those in the power to make such decisions are not so short sighted as yourself.

[kaneui]

Hispanic-oriented retailer La Curacao is moving into a vacant building built for them in 2008:


http://i12.photobucket.com/albums/a228/kaneui/LaCuracaobuilding.jpg
(photo: Ron Medvescek)


Electronics store La Curacao to open, at last, in Southgate
by Carli Brosseau
Arizona Daily Star
July 08, 2012

The long-vacant south-side superstore styled like an Aztec temple is finally to be filled. Its new owner is its originally intended tenant - La Curacao, an electronics chain that caters to Spanish speakers. The Los Angeles-based company has delayed its opening several times since it announced its first Tucson store in 2007. It's now expected to open the second week in September.

This announcement is different from the earlier ones in at least one way: The chain now owns the property. In May, it spent $9 million to buy the 90,000-square-foot building constructed for it in 2008. Since 2010, the building at 3390 S. Sixth Ave. has been marketed for lease, but it stood empty. "The sale was part of one big workout with the tenant," said Michael Mugel, CEO of Red Mountain Retail Group, which owns Southgate Shopping Center and was the original landlord.

For full article: http://azstarnet.com/business/local/electronics-store-la-curacao-to-open-at-last-in-southgate/article_2e1d9642-d717-5f44-bca8-cd44316fee3c.html


________________________________________________________________________


Judge rules in favor of new Walmart at El Con
By Roger Yohem
Inside Tucson Business
July 9, 2012

Development of a new Walmart store at El Con Mall appears to be back on track as a result of a Pima County Superior Court ruling upholding the mall's protected development rights and confirming the proposal conforms to City of Tucson zoning conditions. Judge Jeffrey Bergin on Friday (July 6) denied a request by the El Encanto Estates Neighborhood Association seeking a special action to overturn a 2000 development agreement for the mall and to require the Walmart proposal be put through a new citizens review process. The neighborhood association filed its lawsuit in October after a city Board of Adjustment approved Walmart's plans to build a new one-story store at the west end of the mall replacing a three-story building last used as a Macy's.

According to court documents, on Feb. 14, 2000, the city entered into a 20-year development agreement with the mall’s owners, K-Gam El Con LLC, Magna/ElCon LC and Sierra Investment Company. Once approved, the protected development rights in the development agreement allow landowners to develop and use the property as planned within a specified period of time. Landowners do not have to comply with zoning or development changes made after the agreement is in place. The document states the agreement was reached after meeting with the affected neighborhoods: El Encanto, El Conquistador-Miramonte, El Montivideo, Colonia Solana, the Tamarack Condominiums and many individual residential owners.

In June 2010, City Attorney Mike Rankin released a legal analysis of the development agreement that also stated that the development agreement was valid for 20 years. The former Macy’s store was originally built in 1960 as a Levy's department store. It was closed in early 2008. The El Encanto Estates lawsuit was filed on behalf of about 150 homes in the association and representative Cathy Davis has said that the group’s goal is to “totally stop Walmart.” Since the beginning of the dispute, Wal-Mart government relations official Delia Garcia has contended the project is “in conformance” and will be built according to the provisions of the development agreement.


http://www.insidetucsonbusiness.com/news/breaking_news/judge-rules-in-favor-of-new-walmart-at-el-con/article_fb2cf162-c9f9-11e1-9c46-0019bb2963f4.html

[Anqrew]

Is a building like that really worth saving? Its in a good spot for a smaller5-6 story building, but for something modern like the original Plaza Centro building. Or it could be used to expand the TCC.

aye aye aye
-facepalm-

[Patrick S]

I know this may be a little off the topic of Tucson development, but this is a story I thought was important to point out. California is our neighbor to the west, and I hope and feel that HSR will someday be used in the Sun Corridor (between Tucson and Phoenix), and someday connect us to places like southern California and Las Vegas. HSR may one day be a tool utilized as an driver of our economic engine. Not only will HSR create construction jobs, it will drive economic expansion. For locations within 500 miles HSR should be competitive with air-travel in both cost and time - and it's a 'greener' technology (it creates much less carbon-emissions per mile than do cars and airplanes). The first step is to have a line built in the U.S., and for it to be successful. Hopefully this would encourage others to invest in HSR too. The proposed line in California, even the first segment, still has many obstacles to overcome, but it appears closer to reality than ever before. The following is from the websight The TransportPolitic.

A Different Future with California High-Speed Rail (http://www.thetransportpolitic.com/2012/07/09/a-different-future-with-california-high-speed-rail/)

» California’s Senate takes a courageous step in supporting the first construction stage of the state’s high-speed rail project. There is much more work to be done.

Last week, America’s future in high-speed rail took a modest step forward. On Thursday, California’s State Assembly approved by a 51 to 27 margin the release of $2.5 billion in state bonds for the construction of a 130-mile segment of 220-mph tracks through the Central Valley and the implementation of $2 billion in commuter rail improvements in the Bay Area and Los Angeles regions. On Friday, by a vote of 21 to 16, the State Senate expressed its agreement.* If all goes as planned, the project could be under construction by the beginning of next year. Tracks between Madera and Bakersfield could be ready for use by 2017, the first step towards what could be an eventual 2h40 journey time for trains traveling from downtown San Francisco to Los Angeles.

The passage of the bill, which also frees up $3.2 billion in federal funds allocated for the project, is a major success not only for Governor Jerry Brown and California’s Democratic Party (no Republicans in either chamber voted in favor of the program), but also for President Obama and his Department of Transportation, which have championed high-speed rail as an essential element of America’s future transportation system. Moreover, it is a victory for those who argue that, despite the challenges and the compromises, in order to advance societal change on a grand scale, major investments in projects such as this are necessary.

The line section that will be built first has not been without controversy. Choosing to begin construction in the Central Valley, away from the population centers of the Bay Area and L.A. Basin, has induced the expected calls of a “railway to nowhere.” Yet the route selected in fact serves an area with a population of 3 million people and offers the crucial link between the two large metropolitan areas to the north and south. It is the only section of the system where sustained speeds of 220 mph can be offered by trains cruising down the straight-aways through farmlands. And it can be done at the moderate cost of about $44 million per mile, in a similar range as projects such as France’s LGV Sud-Europe Atlantique, now under construction (211 miles at a cost of €6.2 billion, or $7.6 billion, so about $36 million per mile).

[ppdd]

Is a building like that really worth saving? Its in a good spot for a smaller5-6 story building, but for something modern like the original Plaza Centro building. Or it could be used to expand the TCC.

Or a parking lot! Parking downtown is difficult.

[nickw252]

Originally Posted by Ritarancher
Is a building like that really worth saving? Its in a good spot for a smaller5-6 story building, but for something modern like the original Plaza Centro building. Or it could be used to expand the TCC.

Or a parking lot! Parking downtown is difficult.

You people are unbelievable. Seriously? Destroy one of the few remaining historic buildings for a parking lot or an expansion of the convention center?

[Patrick S]

You people are unbelievable. Seriously? Destroy one of the few remaining historic buildings for a parking lot or an expansion of the convention center?

I don't know much about the building, and don't really care either way what is done with it, but it's not like it's the Taj Mahal or, more fitting for the southwest, the Alamo.

[Ted Lyons]

You people are unbelievable. Seriously? Destroy one of the few remaining historic buildings for a parking lot or an expansion of the convention center?

There's a reason I keep several people here on ignore.

Anyway, demo at the Cadence/Plaza Centro lot is getting under way.

[Patrick S]

Growing Foothills area now a part of Tucson (http://www.tucsonnewsnow.com/story/18996443/growing-foothills-area-now-a-part-of-tucson)

It wasn't very long ago people living at River and Craycroft on Tucson's east side lived in a countrified, rural setting. But times have changed.
Now, the city of Tucson has voted to annex the area and approve a development plan which calls for more housing, shops, restaurants and a seven-story hotel.
In a 6-1 vote, Councilmember Kozachik was the only member of the council in opposition.
Many residents in the neighborhood are not happy about it.
The city has received about 50 letters in support of it but about 150 letters against.
Area residents say they worry about the increase in traffic and traffic accidents.
The Tucson City Council heard public testimony on the proposed re-zoning and voted on the annexation tonight during its evening session.
Basis Charter school is set to open just east of the intersection this fall adding more than 2,000 car trips a day.
A Quik Trip gas station on one corner of the intersection is nearing completion.
The city of Tucson is eyeing the sales tax and other revenue which may be generated by the new development.
But some neighbors are worried about the nearby river walk, desert preservation and open space.
The property sits in unincorporated Pima County now.
Tucson has been trying to annex the Catalina Foothills for decades without much success. Late Mayor Lew Murphy dreamed of a mountain to mountain city but it never materialized.
In his recent state of the city address, Mayor Jonathan Rothschild said one of his priorities is a renewed interest in annexation.
The biggest reason is state shared revenues are based on the population in cities and towns. With so much unincorporated area surrounding Tucson, the valley loses millions of dollars annually.
Annexation is a way of keeping those dollars in Southern Arizona.

[Patrick S]

Council approves $1.1 mill facelift for Marist College (http://www.tucsonnewsnow.com/story/18996551/council-approves-11-mill-facelift-for-marist-college)

TUCSON, AZ (Tucson News Now) -
The Tucson city council decided Tuesday to spend $1.1 million to preserve Marist College.
The building has been part of downtown Tucson since 1915 but has fallen into disrepair in recent years.
It's owned by the Tucson Diocese. It's been unoccupied since 2002.
Two corners of the building collapsed six years ago and had to be shored up. They are now ugly reminders of how the once popular downtown asset has turned into blight.
The building is one of the first things people see when leaving the TCC, as conventioneers from all over the country do.
It's the tallest adobe building in Arizona at 52 feet.
The city will use Community Block Grant Funds for the restoration.
It's on the Registry of Historic Places.
A local Tucson developer, Peach Properties, has suggested the building be turned into office space and restaurant.
We're told besides the million dollars to restore it, it could take another $2 million in refurbishing work inside.
"We will make sure that this is preserved for future generations," says Damion Clinco, a member of the Tucson Historic Foundation.

[Ted Lyons]

Growing Foothills area now a part of Tucson (http://www.tucsonnewsnow.com/story/18996443/growing-foothills-area-now-a-part-of-tucson)

It wasn't very long ago people living at River and Craycroft on Tucson's east side lived in a countrified, rural setting. But times have changed.
Now, the city of Tucson has voted to annex the area and approve a development plan which calls for more housing, shops, restaurants and a seven-story hotel.
In a 6-1 vote, Councilmember Kozachik was the only member of the council in opposition.
Many residents in the neighborhood are not happy about it.
The city has received about 50 letters in support of it but about 150 letters against.
Area residents say they worry about the increase in traffic and traffic accidents.
The Tucson City Council heard public testimony on the proposed re-zoning and voted on the annexation tonight during its evening session.
Basis Charter school is set to open just east of the intersection this fall adding more than 2,000 car trips a day.
A Quik Trip gas station on one corner of the intersection is nearing completion.
The city of Tucson is eyeing the sales tax and other revenue which may be generated by the new development.
But some neighbors are worried about the nearby river walk, desert preservation and open space.
The property sits in unincorporated Pima County now.
Tucson has been trying to annex the Catalina Foothills for decades without much success. Late Mayor Lew Murphy dreamed of a mountain to mountain city but it never materialized.
In his recent state of the city address, Mayor Jonathan Rothschild said one of his priorities is a renewed interest in annexation.
The biggest reason is state shared revenues are based on the population in cities and towns. With so much unincorporated area surrounding Tucson, the valley loses millions of dollars annually.
Annexation is a way of keeping those dollars in Southern Arizona.

Seven-floor hotel, which will probably never be built, aside, it seems like the residents, or at least the author, are using developments approved by the county as evidence of how traffic will increase as part of the incorporation. Yeah, BASIS and QT will bring in more traffic, but those developments were approved under the status quo development allowance. They don't reflect on the annexation in any way whatsoever.

These vague logical fallacies continue in statements like, "But some neighbors are worried about the nearby river walk, desert preservation and open space." In short, why? Nothing presented to this point has called into question the preservation of those features.

What's funny is that this reads like a bad local news broadcast transcript, which happens to be what it is. In any case, traffic and urbanization issues are more unmitigated at the county level than at the city level so using those points as reasons to avoid annexation is disingenuous at best.

[Ted Lyons]

Council approves $1.1 mill facelift for Marist College (http://www.tucsonnewsnow.com/story/18996551/council-approves-11-mill-facelift-for-marist-college)

TUCSON, AZ (Tucson News Now) -
The Tucson city council decided Tuesday to spend $1.1 million to preserve Marist College.
The building has been part of downtown Tucson since 1915 but has fallen into disrepair in recent years.
It's owned by the Tucson Diocese. It's been unoccupied since 2002.
Two corners of the building collapsed six years ago and had to be shored up. They are now ugly reminders of how the once popular downtown asset has turned into blight.
The building is one of the first things people see when leaving the TCC, as conventioneers from all over the country do.
It's the tallest adobe building in Arizona at 52 feet.
The city will use Community Block Grant Funds for the restoration.
It's on the Registry of Historic Places.
A local Tucson developer, Peach Properties, has suggested the building be turned into office space and restaurant.
We're told besides the million dollars to restore it, it could take another $2 million in refurbishing work inside.
"We will make sure that this is preserved for future generations," says Damion Clinco, a member of the Tucson Historic Foundation.

Awesome. I guess we won't see a six-floor mini Sears like RitaRancher probably prefers, but this is great news.

[ppdd]

You people are unbelievable. Seriously? Destroy one of the few remaining historic buildings for a parking lot or an expansion of the convention center?

I was being sarcastic! The Marist building clearly has huge historical and architectural value. Not sure what it will be, but it's only a matter of time until it's saved, I would think. We can't just watch it melt...

[andrewsaturn]

I was being sarcastic! The Marist building clearly has huge historical and architectural value. Not sure what it will be, but it's only a matter of time until it's saved, I would think. We can't just watch it melt...

:haha: I sensed your comment was sarcastic! I was going to say "more parking lots!?!" but then I was like wait...

I like the idea of it being a restaurant though. It is so unique and the fact that it is the tallest adobe house in Arizona makes it that much more special. Whoever occupies it, I hope they make it into something that many people can visit and appreciate.

[nickw252]

I was being sarcastic! The Marist building clearly has huge historical and architectural value. Not sure what it will be, but it's only a matter of time until it's saved, I would think. We can't just watch it melt...

Glad to hear you were being sarcastic :cheers:

[kaneui]

Many faded, older neighborhoods across the country have attracted residents and investors interested in urban redevelopment and historic preservation--and often, gentrification. However, Tucson's dilemma is that many of its nearly 7,000 historic structures in 31 historic-designated districts are in working-class areas with few incentives for reinvestment:


http://i12.photobucket.com/albums/a228/kaneui/BarrioViejo-Rothschildproperty.jpg
A Barrio Viejo property owned by the father of Tucson Mayor Jonathan Rothschild.
(photo: Tim Vanderpool)


Demolition by Neglect
Left to decay, historic homes continue to disappear

by Tim Vanderpool
Tucson Weekly
July 1, 2012

There's a house on my block that probably dates back to the early 1900s, with stout adobe walls and a squat chimney in the corner. For years, there was an old man living there, but he is now gone. His passing revealed a substantial debt on the house, and none of his relatives would pick up the tab. So the old man's house is now owned by the bank, which apparently is quite content to see it simply wither away. The roof has split open in spots, allowing monsoon rains to seep in. Tree roots are wrenching the ancient foundation; a porch is buckling from disrepair. This humble home, like many others in my neighborhood, is a bonafide piece of history. And like so many others, it is slipping away through benign neglect. At some point, whoever comes to own the house might find demolition far cheaper than bringing it back to life.

That notion, common throughout Tucson's historic neighborhoods, came into sharp focus recently as several new overlay zones were implemented in the central city. Critics say these zones, ostensibly aimed at spurring development, actually encourage the demolition of decaying historic properties, and putting shiny new buildings in their place. At the same time, the city has flimsy deterrence, with meager fines for demolition of historic properties without first obtaining permits, and no money to help struggling historic property owners who do want to maintain their homes.

Like my own Armory Park neighborhood, the West University neighborhood—scene of a recent and bitter fight about an overlay zone that will allow 14-story private dorms next to single-family dwellings—is pocked with aging properties that could easily slide into complete decay and ultimate demolition. "People are doing neglect for the sake of neglect," says Chris Gans, president of the West University Neighborhood Association. "We have a number of them in our neighborhood. They rent the houses out; they don't put any money into (maintaining) the outside. They're run-down and really crappy." Owners complain that their properties aren't worth the money to repair them. "But those homes are a part of history," Gans says. "You can keep making those kinds of arguments until there's nothing left."

But a familiar argument it is, and one that brushes right up against City Hall. Lowell Rothschild is the father of Tucson Mayor Jonathan Rothschild, and co-owner of a frontier-era adobe building in downtown's Barrio Viejo that has sat empty for years, its window frames covered with warped plywood, the crumbling adobe walls exposed to sunlight and rain. In 2010, city officials took compliance action against the owners for such disrepair. But those owners appealed, gaining them another five years before repairs of the building must be done. In past interviews, Mayor Rothschild has said his father was simply waiting for the real estate market to rebound before taking action on the property. Today, it sports a "for sale" sign out front.

But according to Jonathan Mabry, the city's historic-preservation officer, taking a hard line in such situations can spur unintended consequences. "If the city pushes too hard on the owners of a historic building that's really in bad shape," he says, "one way they can come into compliance with the building code and all the other regulations is to knock it down." The goal, says Mabry, is preservation rather than punishment. "In those situations, the city is willing to work with the property owners on a long-term plan, beginning with stabilization and blight remediation—not having the doors and windows boarded up forever. "We're more interested in saving the building and ameliorating blight for the neighbors than in winning in court or collecting fines."

That's hardly just an academic point in a city with 6,960 historically designated properties, and 31 districts now listed with the National Register of Historic Places. Five of those districts also have locally designated historic preservation zoning overlays. Unlike the national registry, the local designations have some regulatory teeth, with enforceable design guidelines, and mandatory reviews of significant changes proposed for building exteriors. They also govern demolitions, in what Mabry calls a "rigorous" process. He argues that the city also does a good job of requiring property owners to maintain their historic buildings. "But there are cases where the buildings are pretty far gone—they're basically adobe ruins—and we have worked with the property owners." Bringing those buildings up to current codes and making them inhabitable can incur "tremendous costs," he says. While some owners can afford the expense, he calls it a misconception that historic districts are filled with rich people able to restore their properties on a whim. "It may be the case in historic districts in other cities," Mabry says. "But Tucson has a number of working-class historic neighborhoods."

This reality was spotlighted recently when a state lawmaker moved to gut property-tax breaks awarded to the owners of historic properties. "She had the perception that only wealthy people lived in historic districts, and are benefiting from this tax break," he says. "We had to help educate (the Legislature), and say, 'Well, that's not the case in a lot of Tucson's historic districts. That property-tax break, which goes back to the early 1970s, is the margin of difference for some longtime Hispanic families in older parts of town—the difference between them being able to continue living in their ancestral homes, or being forced out.'"

It can also be the margin that keeps a building from getting razed. And every demolition carries a price far beyond the destruction of a single property. For districts to retain their national historic designation, more than 50 percent of their structures must have historic status. Some Tucson neighborhoods are inching precariously close to that threshold; the Barrio Anita Historic District, near St. Mary's Road and Interstate 10, has already lost 43 percent of its historic properties. Nor is the West University neighborhood—site of the recent city rezoning overlay—that far behind. Mabry noted as much at a City Council meeting on Dec. 13, when he described how 55 contributing structures have been demolished since West University's historic district was created in 1984. The rezoning, he said, could remove many more. "Clearly, previous councils found rationales compelling (demolition) about 50 times. Twenty-nine property owners in the transition area now have a significant incentive to apply for demolition applications. Based on the historical trend that I just described, it's not far-fetched to think that 10, 15 years from now, all or a majority of those historic properties will have demolition applications approved for them. ... That type of erosion to the historic district may lead to a loss of the historic district designation over time." Clearly, there are two types of demolition by neglect: Those perpetrated by sly and slovenly property owners, and those executed by government fiat. And both take the same grim toll.


http://www.tucsonweekly.com/tucson/demolition-by-neglect/Content?oid=3461800

[Ritarancher]

Growing Foothills area now a part of Tucson (http://www.tucsonnewsnow.com/story/18996443/growing-foothills-area-now-a-part-of-tucson)

It wasn't very long ago people living at River and Craycroft on Tucson's east side lived in a countrified, rural setting. But times have changed.
Now, the city of Tucson has voted to annex the area and approve a development plan which calls for more housing, shops, restaurants and a seven-story hotel.
In a 6-1 vote, Councilmember Kozachik was the only member of the council in opposition.
Many residents in the neighborhood are not happy about it.
The city has received about 50 letters in support of it but about 150 letters against.
Area residents say they worry about the increase in traffic and traffic accidents.
The Tucson City Council heard public testimony on the proposed re-zoning and voted on the annexation tonight during its evening session.
Basis Charter school is set to open just east of the intersection this fall adding more than 2,000 car trips a day.
A Quik Trip gas station on one corner of the intersection is nearing completion.
The city of Tucson is eyeing the sales tax and other revenue which may be generated by the new development.
But some neighbors are worried about the nearby river walk, desert preservation and open space.
The property sits in unincorporated Pima County now.
Tucson has been trying to annex the Catalina Foothills for decades without much success. Late Mayor Lew Murphy dreamed of a mountain to mountain city but it never materialized.
In his recent state of the city address, Mayor Jonathan Rothschild said one of his priorities is a renewed interest in annexation.
The biggest reason is state shared revenues are based on the population in cities and towns. With so much unincorporated area surrounding Tucson, the valley loses millions of dollars annually.
Annexation is a way of keeping those dollars in Southern Arizona.

According to the 2010 census there are 126,000+ people living in the outskirts of Tucson, Marana, Vail and other official towns. The CDP's (Census-Designated-Places) are Casas Adobes(60,000) Catalina Foothills (50,000) Flowing Wells (16,000) and Tanque Verde (16,000) living in places without a Mayor or city council. There are some real economic benefits from incorporating that land. The Luxary hotels, Tucson Auto Mall, 95% of Tucson's wealthiest live there. Our city will collect lots more taxes. In the east and south of Tucson we have Rincon Valley (5,000) Summit (5,000) A Big Gap In the Middle of the South Side (~10,000). It's time for our city gain more land for our growing population.

[Patrick S]

According to the 2010 census there are 126,000+ people living in the outskirts of Tucson, Marana, Vail and other official towns. The CDP's (Census-Designated-Places) are Casas Adobes(60,000) Catalina Foothills (50,000) Flowing Wells (16,000) and Tanque Verde (16,000) living in places without a Mayor or city council. There are some real economic benefits from incorporating that land. The Luxary hotels, Tucson Auto Mall, 95% of Tucson's wealthiest live there. Our city will collect lots more taxes. In the east and south of Tucson we have Rincon Valley (5,000) Summit (5,000) A Big Gap In the Middle of the South Side (~10,000). It's time for our city gain more land for our growing population.

Approximately 1/3 of the population in the Tucson Metro Area (Pima Co.) lives in unincorporated areas. This includes Casas Adobes, Catalina Foothills, Flowing Wells, Tanque Verde, Green Valley, Vail (though there have been steps to incorporate Vail), Littletown, Tucson Estates, Corona de Tucson, and more. Maricopa County has approximately 8-10% of its population in unincorporated areas. This is just one of many reasons (much higher population in the Phoenix area, higher median & mean income in Phoenix area) why the Phoenix area is much wealthier than the Tucson area. Though annexation and/or incorporation of all these areas is not going to solve all our problems, it would be a help and a good start. Even if all these places are not annexed by Tucson, just incorporating (like Vail is exploring) would draw more state funds to the area.

[Patrick S]

Fourth Ave. fence-free, but just for the weekend (http://azstarnet.com/news/local/govt-and-politics/fourth-ave-fence-free-but-just-for-the-weekend/article_fb7243d4-6882-53a3-832b-062e19d2be80.html)

It's a fence-free weekend for shoppers and diners on North Fourth Avenue. The construction fencing that has made it difficult to get around on the north end of the entertainment district for a few months is coming down today. It's a short reprieve though, because the fencing will be erected on the southern portion of Fourth Avenue on Monday.

Fences going down

Crews finished paving the section of Fourth Avenue north of Sixth Street on Thursday allowing the fencing to come down, said city project manager Jesse Gutierrez.

This segment of the project is "a tiny bit ahead of schedule," he said. Overhead wires and poles will be installed in the fall, he said. …

Fences going up

Beginning Monday, fences will be set up on Fourth Avenue south of Sixth Street.

The first step in construction for that segment of the line is tearing up the pavement, which will take about a week, Gutierrez said.

"The next portion is going to have a little more access in terms of parking and side street access," he added. …

[Ted Lyons]

Not downtown, but good news for a busy intersection nonetheless.

http://azstarnet.com/entertainment/blogs/caliente-tuned-in/short-move-for-longtime-tucson-deli/article_2a5e370e-cbb0-11e1-929c-001a4bcf887a.html

Short move for longtime Tucson deli

After nearly 35 years at 2334 N. First Ave., the Sausage Deli is turning the corner.

The little sub and sandwich shop, which has become a Tucson institution since it was established in 1978, will move a few yards to the north, facing Grant Road.

Walgreens wanted the corner, prompting discussions for a way to keep the Sausage Deli nearby, deli owner Chris Fanelli said.

“I feel like we’ve done everything we could to make our surrounding neighborhood happy with this,” he said.

The new deli will go where Los Betos stood, and at 2,200 square feet will be larger than the original, which was a cozy 1,400 square feet. Customers will still be able to reach it from both First Avenue and Grant Road.

For the past year, at least, the Shell station sat there empty and fenced off. I just figured that the owners had owned both Shell stations on that corner and closed the one when the economy went bad, but it turns out Walgreen's was sitting on the property. The move for Sausage Deli, plus extended hours and a dedicated bar area should be great for them in the long-term.

Speaking of Walgreen's sitting on property, I'm almost positive this is what's happening at the old NAPA garage at Campbell/Kino and Broadway. The garage moved to a much nicer place on Plumer but it doesn't make sense to just abandon a prime piece of real estate. This all tells me they sold it, paid for the new garage with that money, and the new owner is just waiting to develop the lot. Given the lot size, Walgreen's or fast food makes the most sense.

[Patrick S]

Not downtown, but good news for a busy intersection nonetheless.

http://azstarnet.com/entertainment/blogs/caliente-tuned-in/short-move-for-longtime-tucson-deli/article_2a5e370e-cbb0-11e1-929c-001a4bcf887a.html



For the past year, at least, the Shell station sat there empty and fenced off. I just figured that the owners had owned both Shell stations on that corner and closed the one when the economy went bad, but it turns out Walgreen's was sitting on the property. The move for Sausage Deli, plus extended hours and a dedicated bar area should be great for them in the long-term.

Speaking of Walgreen's sitting on property, I'm almost positive this is what's happening at the old NAPA garage at Campbell/Kino and Broadway. The garage moved to a much nicer place on Plumer but it doesn't make sense to just abandon a prime piece of real estate. This all tells me they sold it, paid for the new garage with that money, and the new owner is just waiting to develop the lot. Given the lot size, Walgreen's or fast food makes the most sense.

So, I was wondering how this all might fit into the Grant Rd. widening, and it turns out this is in the 2nd segment (the corner of 1st Ave./Euclid & Grant), but as I was looking into it I found this on the Tucson city's web-sight (http://cms3.tucsonaz.gov/transportation/news/grant-roadoracle-road-intersection-improvement).

"On Monday, July 16, 2012, work will begin on improvements to the Grant Road and Oracle Road Intersection. During the first phase of the intersection improvement project, crews from Falcone Brothers & Associates, Inc., under contract to the Tucson Department of Transportation (TDOT), will remove the median islands on Grant Road. Intersection work will also include the installation of temporary traffic signals. Traffic will be restricted to two lanes in each direction. Crews will be working from 6 a.m. to 3:30 p.m., Monday through Friday.
The project is scheduled to be complete in July 2013.
Please use caution when driving, bicycling or walking in the work area. Please obey all traffic control devices and water for construction personnel and equipment in the work zone.
The $7.5 million RTA-Funded project will widen Grant Road to six lanes from 15th Avenue to Castro Street, with median island right-turn lane modifications along Oracle Road from Alturas Street south to Rillito Street. As part of the roadway widening, the intersection of Grant Road and Oracle road will be reconstructed to provide indirect left turn intersection operations."

It looks like they are finally getting started on the 1st segment, like, on Monday. I don't go to that area as much as I used to. When I first moved here about 3 & 1/2 years ago I lived in an apartment on Speedway & Alvernon, so I would go up to Grant (& Alvernon) to go to Fry's. Now that I'm in a house @ Camino Seco & Escalante I don't have the need to go up to Grant that much, but, I do know this is needed. Grant is busy, especially where it goes down to 2 lanes from Swan to Oracle. I can remember Grant & Alvernon being a nightmare at times. I would be driving north up Alvernon and it the light would be so backed up it would take me 2 or 3 signals just to get to turn right into Fry's (though some of this is because there is no right turn lane and people turning had to wait for pedestrians to cross Grant - but this will be alleviated when they rebuild the intersection and put in a turn lane).

[kaneui]

http://i12.photobucket.com/albums/a228/kaneui/4thAvestreetcarpaving7-12jpg.jpg http://i12.photobucket.com/albums/a228/kaneui/SunLink-MSF7-12.jpg
Pavement and rails in place on section of 4th Ave.; Maintenance & Storage Facility going vertical.
(photos: Downtown Tucson Partnership)


http://www.facebook.com/media/albums/?id=147598338650135

[Patrick S]

This opinion piece just appeared on Inside Tucson Business' websight:

Interstate 11 is Arizona’s highway to opportunity (http://www.insidetucsonbusiness.com/opinion/columnists/guest_opinion/interstate-is-arizona-s-highw)

Amid the news of two significant Supreme Court decisions at the end of June, Congress ended a three year ordeal and passed a long-awaited extension of highway and transit funding. After nine prior extensions of the 2009 transportation bill, a final, one-week extension was filed to provide sufficient time to obtain President Obama’s signature. The bill, which has been touted as providing “unprecedented reforms,” is valid for only two years as opposed to the optimal five years necessary for effective long-term planning. After all the political wrangling, the bill finally awaits the president’s signature.

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. ...


It's about time, I say. The thought of connecting Tucson and Phoenix to Las Vegas is great and exciting. This not only means quicker trips between LV & Phoenix/Tucson, but the chance for more shipping and travelers, which could mean more money spent on hotels, gas, food, etc... in our area (and thus more jobs). I found these maps the web-sight for the Maricopa Association of Governments (MAG). They are from 2009. The route in AZ would follow US-93 south from the new Boulder Dam bypass around Kingman (most likely following I-40 for a short bit, like the route does now), then southeast, around Wickenburg, then more south as it goes west of Buckeye, bypassing most of the Phoenix metro area before it connects with I-10 just north of Casa Grande. There is a chance that I-11 might become our state's first toll-road because of the multi-billion dollar cost. There are discussions in Nevada and the Las Vegas area about building a Boulder City bypass (even if I-11 never comes about, or even before it does) since that is a major bottleneck. Nevada, this month, is starting a $2.5 million study to see if I-11 is feasible.

Here are those maps from the MAG web-sight I promised:
http://interstate11.org/exhibits/Interstate%2011%20Corridor%20Map%202-09.pdf
(Sorry, I couldn't figure out how to get this picture any smaller)

http://interstate11.org/documents/Interstate-11.pdf

Notice all the dotted-lines for future interstate corridors in and around the Phoenix metro-area. These don't even count the Loop 202 extension (The South Mountain Freeway) to the west of I-10 and the Loop 303 (which is currently just 1 lane each way for most of the road) in the west/north-west part of the Phoenix metro area which don't even exist yet (though some of the 303 is currently under construction). From what I know, they haven't even decided whether or not to build the South Mountain Freeway. Yet, they have it as a built road on the map and there about a dozen other proposed freeways (not counting I-11 - the Hassayampa Freeway), some of them in Pinal County. Note, nothing like this is being planned for this area (there have been proposals for an I-10 bypass of Tucson, at least from north of Tucson to I-19, possibly all the way back to I-10 southeast of the city). No plans for a cross-town freeway, or connecting the the northeast side to I-10 either on the southeast or northwest part of the metro area. Unfortunately Tucson, its leaders and its residences never had the foresight to build a cross-town freeway, and now it's prohibitively expensive (let alone the fact that it would destroy too many homes and businesses). The City of Tucson has lots of incorporated, yet almost empty, land in the southeast corridor. This doesn't count any annexation into the city of other lands (which will almost certainly happen) or the growth of Oro Valley, Marana (which also has huge amounts of annexed, almost empty land), and Sauharita & Green Valley. Let's hope the City of Tucson (as well as the other cities mentioned) and the Pima Association of Governments (PAG) start getting some foresight and are able to plan ahead for our future growth. Though it is probably to late for freeways in the already built city, there is hope that these largely unbuilt, yet future major growth areas, can have connecting freeways built in them.

[Patrick S]

I was driving out at Golf Links and Houghton today. There were big piles of dirt behind the CVS on the southeast corner of the intersection. I went onto the city's web-sight and found out they are building a Wal-Mart there. This is the fifth, at least, Wal-Mart they are currently trying to build in the city. Of course, they are currently building one at the Tucson Marketplace in the Bridges (between Kino & Park, south of 36th street, north of I-10) and very publicly trying to get one built at El Con, but they are also trying to build one at Berkshire Village (Broadway and Camino Seco, southewest corner) and at Golf Links and Kolb, northwest corner.

[Locofresh55]

I was driving out at Golf Links and Houghton today. There were big piles of dirt behind the CVS on the southeast corner of the intersection. I went onto the city's web-sight and found out they are building a Wal-Mart there. This is the fifth, at least, Wal-Mart they are currently trying to build in the city. Of course, they are currently building one at the Tucson Marketplace in the Bridges (between Kino & Park, south of 36th street, north of I-10) and very publicly trying to get one built at El Con, but they are also trying to build one at Berkshire Village (Broadway and Camino Seco, southewest corner) and at Golf Links and Kolb, northwest corner.

Just for clarification purposes, the one at Golf Links and Kolb and the one at Broadway and Camino Seco are WalMart Neighborhood Markets right?? Those are the ones like what we have at 22nd and Craycroft and the one on Grant. I don't remember the golf links and houghton location, but is that an actual WalMart or a Neighborhood market??

[Patrick S]

Just for clarification purposes, the one at Golf Links and Kolb and the one at Broadway and Camino Seco are WalMart Neighborhood Markets right?? Those are the ones like what we have at 22nd and Craycroft and the one on Grant. I don't remember the golf links and houghton location, but is that an actual WalMart or a Neighborhood market??

I'm not really sure. I think the first two you listed are Neighborhood Markets (there was an article on-line a few months back, and I'm pretty sure it said they were), but I'm not sure about Golf Links & Houghton. Sometimes the Tucson city web-sight doesn't have the best records (sometimes you click on a property and it will show 50 pages of records for a property, but all the pages will be blank). This was mainly the case on the Broadway & Camino Seco and the GL & Kolb, but there was records for GL & Houghton. I looked like a regular Wal-Mart. It said it would be about 98,000 square feet, and didn't label it a Neighborhood Market.

[Patrick S]

Just for clarification purposes, the one at Golf Links and Kolb and the one at Broadway and Camino Seco are WalMart Neighborhood Markets right?? Those are the ones like what we have at 22nd and Craycroft and the one on Grant. I don't remember the golf links and houghton location, but is that an actual WalMart or a Neighborhood market??

I found the article about the 5 Wal-Marts (http://www.insidetucsonbusiness.com/news/top_stories/wal-mart-moves-ahead-with-new-projects-despite-delays-at/article_a3f64a1a-2756-11e1-8ae5-0019bb2963f4.html#user-comment-area). The 2 you mentioned are Neighborhood Markets, but the other 3 (including Houghton & Golf Links) are Supercenters. Also, I read the reader comments from the article and it appears that Wal-Mart is in the very initial stages of a project at Ajo & Kinney on the far south-side (actually it's not even in the city limits).

[Don B.]

^ FYI, it's "website," not "web-sight." I saw you using the latter numerous times in previous posts. :)

I'll be down again in Tucson soon to stay with my friends...probably for the next Second Saturdays event, or whatever it is called.

--don

[Qwijib0]

Here's a thing I digitized.

Tucson - 1953
http://i.imgur.com/iCWzI.jpg

Click for Big (https://media.azpm.org/master/image/2012/7/17/unsized-image/tucson1953-gray-4096.png)

[PHX31]

/\ Cool. I have nearly an identical map in my office of Phoenix from August 1, 1953 that is prepared by the Phoenix City Planning Commission.

I wonder if these maps were a common thing (produced every few years or something), or if 1953 was a special year for some mapping reason.

[Patrick S]

Here's a thing I digitized.

Tucson - 1953
http://i.imgur.com/iCWzI.jpg

Click for Big (https://media.azpm.org/master/image/2012/7/17/unsized-image/tucson1953-gray-4096.png)

That's an interesting map. One of the first thing you notice is there is no I-10. It was just called Freeway by downtown, and more northwest it was called Casa Grande Hwy., and in the southeast it was called Tucson-Benson Hwy./US 80, and the southeast portion wasn't even connected to the downtown/northwest (it shows a dotted line labeled 'under construction'). Other things you notice is that there is little north of Prince Rd., even less between Wetmore and River Rd. and next to nothing north of River. I also notice this Gilpin Airport (and Gilpin Stadium) just north of Prince, next to Casa Grande Hwy./A-84 (now I-10). I also notice that Aviation Hwy. stops well short of Broadway, Golf Links only went as far west as Wilmot (and there is little development east of Wilmot), what looks like Kolb is called Camino Miramonte (and is only between Speedway & 22nd St.), Downtown Airport is where the Bridges/Tucson Markteplace/U of A Bio Science Park is currently being built, Campbell is under construction between Ajo and Bilby Rd., the terminal at Tucson Municipal Airport (now TIA) is off Tucson-Nogales Hwy. (US-89, now I-19) instead of Valencia. I'm sure there are many other things that jump out at others, but these are the things I noticed.

[Patrick S]

I work on Broadway, not to far from Craycroft. I've noticed the last couple days that they're doing a lot of work where the Hobby Lobby, Stein Mart, Mattress Firm and Vitamin Shoppe will be located. They've been doing work on the old Mervyn's building and parking lot for a few weeks now, but the last couple days they've been building a new building in the parking lot. According to the article on May 18, 2012 on InsideTucson.com (http://www.insidetucsonbusiness.com/news/hobby-lobby-stein-mart-to-anchor-prime-mervyn-s-site/article_34186fd6-a076-11e1-90ac-0019bb2963f4.html#user-comment-area) this will be were the Mattress Firm and Vitamin Shoppe will be located (in a 14,500 square feet building replacing the old run-down tire store building - with extra room for a couple extra tenets).

[Patrick S]

Smaller hotels in the mix for downtown Tucson (http://www.tucsonnewsnow.com/story/19048818/smaller-hotels-in-the-mix-for-downtown-tucson)

It's almost like the last 13 years never existed, just vanished.
Voters passed Proposition 400 overwhelmingly in 1999 with bright hopes for the future.
It was a $79 million dollar plan to revitalize a tired, old downtown.
It was called Rio Nuevo.
It contained $10 million for a Sea Aquarium, $4 million for the Fox Theater, and $4 million for the Convento and Warner's Mill.
Also, tucked inside Prop 400 was an $8 million dollar promise to build a "new convention hotel."
By the time the hotel died a much publicized death, the price tag has jumped to $200 million.
It's likely Rio Nuevo would not have been passed if voters had known the real price of the hotel and all the other promised amenities.
Or that the city could find a way to spend $230 million and have very little to show for it.
Now that trying to hit grand slam home runs has failed miserably, some city leaders are rethinking things.
"Let's try to hit a couple of singles, get some men on base and start to score some runs by playing small ball," says Ward I city council member Steve Kozachik. "That way you're going to start to kick start the economy."
Kozachik is responding to an item contained in Tucson mayor Jonathan Rothchild's just released 360 plan.
The plan is a goal oriented strategy for the mayor and comes on the heels of his 180 day plan which he recently touted as a success.
Although rather general, when it comes to downtown, he wants do "decide on key downtown redevelopment  projects, - hotels, TCC, UA expansion - and begin to execute those projects."
It's hotels - not hotel.
Seems the days of a big convention center hotel have given way to more practicality.
"I think what we're going to ultimately be looking at is probably three or four smaller hotels," Rothschild says. "Maybe 300 or 400 room hotels."
Still those hotels don't come cheap and whether city voters will approve after the last fiasco is unlikely.
But the city doesn't have to go back to the voters even though it wiped away the voters wishes by discarding the hotel project.
"That whole Prop 400 thing was pre empted three years ago when the state legislators said you can do nothing with the tif (tax incremental financing dollars) money because you screwed up so badly," says Kozachik. "Other than the TCC and convention center hotel."
But this time, if hotel projects come to light, it's not likely to involve taxpayer money.
"Let the market drive that, not the city," Kozachik says.
Mayor Rothschild acknowledges as much, saying the city will have to deal with downtown players like Allan Norville, Don Bourne and Humberto Lopez.
"Those people we have to engage with," he says. "But ultimately, it has to be their capital that comes to the table."
But Kozachik says he hasn't seen a project yet "which meets the smell test."

Here's the link to mayor Rothchild's 360 plan (http://cms3.tucsonaz.gov/sites/default/files/mayor/images2012/360.pdf) that was talked about in the article. Though it isn't very specific, there are the outlines for some good ideas and plans.

[kaneui]

Smaller hotels in the mix for downtown Tucson (http://www.tucsonnewsnow.com/story/19048818/smaller-hotels-in-the-mix-for-downtown-tucson)


As I've said before, I think the developers who have announced possible downtown hotels--Bourn, Gadsden, Peach Properties--are waiting for the city and/or Rio Nuevo to commit to improving/enlarging the TCC before lining up any construction loans. And as the mayor and Steve K. have noted, there won't be any government funds to subsidize such projects. Nevertheless, the fact that there is still no decent downtown business hotel in a metro of one million people is rather astounding.

[Patrick S]

So, I ran across a little tidbit of information that I never saw reported anywhere. On May 22, 2012 the city of Tucson, by a unanimous vote, annexed the Valencia Crossing property at Valencia and Kolb. I think it's about 350 square acres.

Here's a little info about it from the City of Tucson website (http://cms3.tucsonaz.gov/ward5/news/valencia-crossing) (you can click onto the June, 2012 newsletter link on the right of the page and scroll down a little and it will give you a little bit more info).

Here is a link to a PDF file about the actual development (www.woodmont.com/download.asp?t=4&id=638) (WARNING: This file will automatically download the PDF file to your computer, so if you don't want this done, then don't click on the download).

[Patrick S]

Rio Nuevo may add Manning House (http://azstarnet.com/news/local/govt-and-politics/rio-nuevo-may-add-manning-house/article_e694eebb-dddb-5a92-8f6b-e98908eb7da8.html)
BOARD WILL CONSIDER 60-DAY OPTION ON HISTORIC BUILDING

An unlikely suitor has appeared to rescue a historic downtown building from the brink of foreclosure.
At a special meeting this afternoon, the Rio Nuevo District will discuss entering into a 60-day option agreement to buy the privately owned Manning House.
"While earlier than we wanted to focus on development, this opportunity arose because of the imminent foreclosure," Rio Nuevo Chairman Fletcher McCusker said in an email.
The deal would prevent the bank from taking over the property and give the district two months to find a development partner, broach the issue with the city of Tucson and analyze the condition of the house before finalizing any sale, McCusker said.
No details were available Tuesday on how much money the district would have to pay for the option to keep the property out of foreclosure.
Recently, Manning House CEO Colleen Concannon placed the debt-ridden property on the market for about $2.5 million to try to avoid a bank takeover.
Concannon said she is glad the district is considering the purchase because she wanted to avoid selling it to a developer who would tear down part or all of the 1907 home, destroying a piece of Tucson history.

[ppdd]

Previously posted photos can be seen in the original story: http://www.downtowntucson.org/2012/06/student-housing-will-arise-next-rialto-theatre/

STUDENT HOUSING WILL ARISE NEXT TO RIALTO THEATRE

By Teya Vitu

Joe Pagac murals on the Rialto Theatre wall delight drivers as they emerge from the Broadway underpass.


Six stories of student housing will be built on this lot next to the Rialto. Construction starts in a couple weeks.
Otherwise, there’s little to capture your attention other than the parking lot that has spread over the Broadway-Toole-Congress lot ever since the Greyhound station was razed in early 2006.

That’s set to change before the Fourth of July.

Get ready for some serious urban density that will create an instant Plaza Centro neighborhood with nearly 500 new residents at Downtown’s eastern edge. Imagine a six-story student housing structure stretching the length of the Rialto plus street-level retail.

Oasis Tucson President Jim Campbell has been getting ready since 2006 as he got the right of first refusal to develop the 2.47 acres of city-owned land on both sides of Toole Avenue between the Rialto and the railroad tracks.

While we’ve see nothing but surface parking and, since September 2011, the four-level, 378-space Centro Garage, Campbell has visualized several urban village settings since long before the Downtown renaissance took hold.

By the end of June, Campbell’s mental image will finally start to take shape on the former Greyhound lot and atop the Centro Garage.


A look at the Cadence student housing that will be built on the former Greyhound lot.
Campbell’s partner, Capstone Development Partners of Birmingham, Ala., will start construction of a $33 million, 456-bed university student housing complex called “Cadence.” The name is a nod to the rhythm of the nearby railroad, the rhythm of the even nearer bicyclists and the rhythm of the music right next door and across the street.

Capstone expects to have Cadence ready for University of Arizona students by August 2013.

“It was clear to us when we looked at the Downtown property that Downtown was on the move,” said Bruce McKee, Capstone’s principal. “Just in the period we’ve been involved, things are changing in an extremely positive way. When we started, we said we were at the end of 4th Avenue. Now we say we’re at the end of Congress. You can sell Congress as a true amenity of Downtown.”

Cadence will have a pair of six-story buildings in an L-shape on the Broadway-Toole-Congress triangle east of the Rialto and three stories on top of the Centro Garage. The buildings will run along the Rialto and Broadway with a one-story commercial section extending along Toole to create a tenant-only courtyard.

The six-story complex is a radical shift from the 11-story tower proposal with 750 beds that Oasis/Capstone presented in April 2011. At that time, the University of Arizona chose Oasis/Capstone and Peach Properties in a request for proposal process for privately-financed and –owned student housing projects with UA branding and student referrals.

In the past year, the Capstone team rethought plopping an 11-story tower in a 1910s environment. McKee acknowledged “it was pretty harsh” and there was a “certain skepticism” from the public for the tower.

“We scaled it down to the adjoining neighborhood,” Campbell said. “It goes back to the old master plan,” sketched out by Los Angeles architect Aleks Istanbullu.


Drivers coming to Downtown on Broadway will thread between six stories of student housing on the left and more student housing atop the Centro Garage to the right.
Originally, Campbell’s Plaza Centro literally was a village plaza environment with restaurant/retail/loft buildings built around a plaza. Back then, commercial was primary, housing secondary, something a couple stories above the shops.

Even in the past year, commercial space has been scaled back more, from 12,000-14,000 square feet to 10,000 square feet. Campbell plans to start marketing the commercial space in July.

Capstone is tapping into the new school of student housing that has just come on the market in the past couple years. Apartments come in one-, two-, three- and four-bedroom configurations, but the days of shared bathrooms or bathrooms down the hall are so – 20th century.

“All of the students will have private bedrooms and bathrooms,” said Chad Izmirian, a Capstone senior vice president based in the Encinitas, Calif., office near San Diego. “The building will be fully wireless. Cable and Internet is included in the rent. We lease by the bed, not by the unit.”

Cadence is non-freshman housing. The six-story structures on the Greyhound lot will have more three- and four-bedroom apartments and some two-bedrooms and singles.

The 169 apartments on the Centro Garage will have one-, two- or three- bedrooms.

“We thought the garage side is more attractive for an older student, a graduate student or a senior.” Izmirian said.

The Centro Garage will undergo quite a transformation in the next year. Think of what you see now as a skeleton.

10,000 square feet of commercial and offices will wrap around the 4th Avenue and Toole sides at street level and 12 apartments will be built on the cantilevered deck jutting out from the garage’s second level. Three stories of apartments will be built on top of the garage.

“It will make it look like a mixed-use development rather than just a garage,” McKee said. “It will change the character dramatically.”

Capstone has built 60,000 student housing units on or near 62 universities, including most recently the University of Florida and Bowling Green State University. Capstone also opened two phases of Taylor Place with 1,284 apartments in fall 2008 and 2009 for Arizona State University’s Downtown Phoenix campus. Taylor Place is on Taylor Street between 1st and 2nd streets.

Izmirian’s Western Division has built student housing for Colorado State University, University of the Pacific, University of San Diego and University of Redlands.

Plaza Centro could only happen because Campbell convinced the Tucson Department of Transportation to realign the underpass. The original design had two tunnels aligned in a way to render the Downtown side undevelopable.

“You ended up with no useable land (next to the railroad) and the Greyhound lot was about half the size it is now. It made the land worthless,” Campbell said.

Campbell suggested the present alignment, which created two workable pads that will be Plaza Centro.

In the mean time, streetcar construction has started, and Cadence and the streetcar should come online at roughly the same time.

“We’re going to heavily promote the streetcar and try to get our students to only use the streetcar,” McKee said.

Izmirian added: “Being a mile from campus is not necessarily convenient, but the streetcar makes it convenient.”

[Thirsty]

Must have missed this earlier, but Tucson will now have evening departures both directions between LA and Tucson. That means catching some ZZZ's in what would be a First-Class seat on an airplane.

The biggest improvement in LA to Tucson, moving from a total waste of a day to an overnight trip. Depart LA at 10pm, arrive at 7:30 or 8:30am depending on daylight savings.

I liked the old Tucson to LA time better (11pm to 8am) but 7:30pm arriving at 5:30 is still workable.

Amtrak thinks they can double their revenue on the Sunset Limited route, so maybe they'll update the coaches on that line. My last trip on that line was four or five years ago, and the coach cars had no outlets for portable electronics. It was their least profitable line, so I suppose it got the oldest cars. Still a nice way to travel though.

I read on another forum that the Union Pacific is updating their Yuma to Phoenix line, so there could be a Phoenix stop in the near future. That would certainly drive up ridership. Phoenix would jump at the chance to renovate their old station just blocks from the light rail.

[Patrick S]

Must have missed this earlier, but Tucson will now have evening departures both directions between LA and Tucson. That means catching some ZZZ's in what would be a First-Class seat on an airplane.

The biggest improvement in LA to Tucson, moving from a total waste of a day to an overnight trip. Depart LA at 10pm, arrive at 7:30 or 8:30am depending on daylight savings.

I liked the old Tucson to LA time better (11pm to 8am) but 7:30pm arriving at 5:30 is still workable.

Amtrak thinks they can double their revenue on the Sunset Limited route, so maybe they'll update the coaches on that line. My last trip on that line was four or five years ago, and the coach cars had no outlets for portable electronics. It was their least profitable line, so I suppose it got the oldest cars. Still a nice way to travel though.

I read on another forum that the Union Pacific is updating their Yuma to Phoenix line, so there could be a Phoenix stop in the near future. That would certainly drive up ridership. Phoenix would jump at the chance to renovate their old station just blocks from the light rail.
I saw an article about this too. It amazes me that the Sunset Limited is (or was) their least profitable line. A train from LA to, well LA (New Orleans, LA), with stops in Ontario (CA), Palm Springs, Yuma, Tucson, El Paso, San Antonio, and Houston among other places would do well, you'd think. According to Wikipedia, during fiscal year 2011 the Sunset Limited carried nearly 100,000 passengers, which was an increase of 8.8% over the previous fiscal year, but was still the fewest passengers of any long-distance train in the Amtrak system. The FY2011 revenue was $11,138,286, and increase of 11.8% from the previous fiscal year.

[nickw252]

Never ridden the Sunset Limited but I rode the Southwest Chief last year and California Zephyr the year before - both had power outlets. I really wish Phoenix had daily train service, I love riding the rails.

[Patrick S]

Never ridden the Sunset Limited but I rode the Southwest Chief last year and California Zephyr the year before - both had power outlets. I really wish Phoenix had daily train service, I love riding the rails.
It's been a long time since I rode a train. I rode the City of New Orleans from Carbondale, IL to just north of New Orleans (we were going to Baton Rouge, LA, which doesn't have a stop on the route), and again from Chicago to Carbondale. The Chicago to C'Dale route was at night, but some of the C'Dale to Louisiana route was during the day. I was younger and I remember thinking it was really cool. I wouldn't mind riding the train to LA (though it's not exactly my favorite place in the world), but I'd prefer a bullet train from Tucson to Phoenix, then to LA. This country sorely needs High Speed Rail.

[andrewsaturn]

There's an interesting fact I found in regards to The Retreat about a family living where the property is being built in this article. Kudos to them...

Student housing sees conflicts, holdouts throughout Tucson
By STEPHANIE CASANOVA Published July 18, 2012 at 2:54am

With multiple student housing projects breaking ground throughout Tucson, developers and residents within the communities are facing various conflicts.

On February 28, Tucson’s mayor and council approved the Main Gate Overlay District, an overlay zoning area known as Area One that makes it more flexible for transit-oriented businesses to build within Euclid Avenue, Speedway Boulevard, Tyndall Avenue and First Street, despite opposition from 12,000 people in the surrounding historic neighborhood. The plans largely include new student housing developments in those areas.

The West University Neighborhood Association collected signatures of people who opposed the overlay district, displeased with the speed of the rezoning process. According to Chris Gans, the neighborhood association’s president, the mayor and council should have been more inclusive of the neighborhood when determining the rezone.

The council was interested in having transit-oriented developments, which serve bicyclists and pedestrians as well as those who ride buses or the streetcar. They approved the rezoning three months after it was introduced to the community, a process that usually takes six to nine months.

Campus Acquisitions, which is building a 14-story student-housing tower on Tyndall Avenue near the Speedway Boulevard intersection, went to the council saying it could build a transit-oriented project but that it needed to open before the fall 2013 semester.

“So in order for them to start construction to reach the goal of being an open building in 2013 for the fall semester, the council was willing to expedite the rezoning process,” said Jim Mazzocco, planning administrator with the City of Tucson Planning and Development Services department. “We didn’t skip any steps.”

Gans doesn’t like the changes made in the area, which is considered a transition zone between the historic neighborhood west of the university and the university campus itself. The height restrictions on buildings in that area, which were once around 30 feet, are now 159 feet, allowing Campus Acquisitions to build both the 14-story and a future 13-story housing project.

“We also had our own plan, which was a lot higher than what our old neighborhood plan called for but we couldn’t even get them (the council) to talk about that,” Gans said. The biggest disagreement Gans and others in the historic neighborhood had with the city was regarding the speedy process, which Gans believes didn’t account for the long-term effects on the neighborhood, businesses and developers.

“We understand the necessity for new development and we’re not opposed to well-planned and appropriate development that actually serves the residential neighborhood as well,” Gans said. “This has really been aimed at getting something passed so that a student housing project get built.”

The neighborhood association’s 12,000 signature petition was dismissed on a technicality and Campus Acquisitions is currently building the tower. The council will decide on August 7 whether a section west of Euclid Avenue near Speedway Boulevard will be considered a special exceptions area as well, allowing it the flexibility that Area One was granted.

“You could get flexibility in the parking standards and flexibility in the loading standards,” Mazzocco said. “As long as you’re putting a development that is transit-oriented.”

Landmark Properties, a developer working on student housing on 22nd Street and Park Avenue, faced a different situation when preparing for demolition and construction.

A family with two properties on 23rd Street refused to sell their homes to the developer, forcing a change in their site plan. George Kalil, owner of Kalil Bottling Company and president of the Millville Neighborhood Association, said he talked to the family regarding the permanence of their decision.

“Somewhere along the lines it’ll be too late once they lay the cement and they put the roads in,” Kalil said.

The developer offered $250,000 for each of the two properties, but the families still refused. Kalil said at the time that the developer was purchasing the properties in January, one of their elderly relatives wanted to stay there.

“Every time we approached them, they would basically just double our offer and we just kind of took it that they did not want to sell at any price at that point,” said Jason Doornbos, vice president of acquisitions and development of Landmark Properties.
The developer plans to build around the two houses and put up a wall to separate them from the student housing community.

“We won’t even be able to tell that they’re there,” Doornbos said.
Though Kalil believes the housing complex will change the neighborhood completely, he said the family seems to be “perfectly happy” being in the middle of the complex.

“They said, ‘No, we’re quite content staying right here,’” he added.

Landmark Properties’ complex, which will be named The Retreat, is set to open fall 2013 with 774 bedrooms.

http://www.wildcat.arizona.edu/article/2012/07/student-housing-sees-conflicts-holdouts-throughout-tucson

[Patrick S]

Tourists coming to Tucson spent 20% more last year (http://www.insidetucsonbusiness.com/news/tourists-coming-to-tucson-spent-more-last-year/article_6b9c73b6-d1c3-11e1-8ed4-001a4bcf887a.html)

Tourists spent a record $2.4 billion in the Tucson region last year, according to a new report from the Arizona Office of Tourism.

The amount topped the previous yearly record of $2.2 billion spent in 2006 and represents a 20 percent jump over the $2 billion spent in the region in 2010.

The report, presented July 12 at Gov. Jan Brewer’s conference on tourism, said the money coming in from tourists directly generated 22,000 jobs in Pima County, and added $537 million in earnings by the private sector and $135 million in tax revenues to federal, state and local governments.

Spending by tourists in Tucson represents about 13 percent of the $18.3 billion that was taken in state-wide last year. The state-wide amount didn’t show as dramatic improvement as happened in Tucson, up 3.4 percent from $17.7 billion in 2010.

[Patrick S]

Recently I provided a link to Tucson's mayor, Jonathan Rothschild's new 360 plan on the city's website. Here's an article from InsideTucsonBusiness.com:

Rothschild expands on vision for Tucson’s future

Posted: Friday, July 20, 2012 12:00 pm | Updated: 11:53 am, Thu Jul 19, 2012.
By Patrick McNamara

Following up on his “180 Day” plan, Tucson Mayor Jonathan Rothschild unveiled a vision for his next 360 days in office.

“The difference between this and 180 is, I believe, it’s much more ambitious,” Rothschild said July 13.

The 360 Plan, as the mayor has called it, continues on the themes of the previous plan, including strengthening the local economy, community ties, better city services and the natural environment.

“To have a strong community, you have to have a strong economy,” Rothschild said.
To that end, the mayor said the city has to encourage entrepreneurship, recruit and retain employers and support increased railway construction in Southern Arizona.

“I think the money is in rail,” Rothschild said.

The mayor said he would support the city seeking federal funding to study the plausibility of new passenger lines connecting Tucson with the Phoenix area.

Federal funding also could be available to pay for construction of a rail line, particularly a high-speed line connecting Tucson and Phoenix.

That, according to Rothschild, likely would spur considerable private investment in development along the route.

Renewed interest in connecting Southern Arizona by rail to a deep-water port Guaymas, Sonora, could in turn strengthen the region’s position as a logistics hub.

He also said the city could look to eventually connect the modern streetcar, Sun Link, to Tucson International Airport, similar to what Salt Lake City did with its rail system.

More annexations into the city also factor into Rothschild’s plan. He said the city needs to look toward expanding to help capture more state-shared revenue funding. The state government redistributes revenues collected from income, sales and vehicle-license taxes to local governments using a per capita population formula that benefits incorporated municipalities over unincorporated areas.

Tucson officials already have begun work on a map, at the mayor’s request, that would identify regions of possible city annexation efforts. Rothschild said he wanted to target regions for annexation that would hold the most revenue possible for the city, whether they are commercial or residential areas.

A more strategic approach to annexations would make for a departure from how Tucson has grown in the past.

“It really has been on a project-by-project basis,” Rothschild said, explaining that in the past property owners have generally contacted the city with proposals for annexations.

- This is about half the article, the rest can be read with this link: http://www.insidetucsonbusiness.com/news/rothschild-expands-on-vision-for-tucson-s-future/article_7597d5c8-d1d1-11e1-9049-0019bb2963f4.html

[kaneui]

Recently I provided a link to Tucson's mayor, Jonathan Rothschild's new 360 plan on the city's website. Here's an article from InsideTucsonBusiness.com:

Rothschild expands on vision for Tucson’s future

http://www.insidetucsonbusiness.com/news/rothschild-expands-on-vision-for-tucson-s-future/article_7597d5c8-d1d1-11e1-9049-0019bb2963f4.html

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.

[kaneui]

Tapping the nearby Mexican market, soccer may be the best option to maximize the potential of the Kino Sports Complex in the post-MLB spring training era--with FC Tucson making the playoffs in their first year in the semi-pro PDL, the county will be improving their home Field #5 for next season with more bleachers and an additional scoreboard, as well as hosting the 3rd Annual Desert Diamond Cup for selected MLS teams in February at the Veterans Memorial Stadium:


http://i12.photobucket.com/albums/a228/kaneui/FCTucsonfacilities-KinoSportsComplex.jpg http://i12.photobucket.com/albums/a228/kaneui/HomeField5-KinoSportsComplex.jpg
FC Tucson's facilities include pro-grade locker rooms, offices, meeting
space and a large weight room and fitness room.
(photos: sbnation.com, FC Tucson)


FC Tucson Shows The Way For Soccer In Arizona
By Jose Romero
SBNation

July 7, 2012 - TUCSON -- Soccer in Arizona? Yeah, from October to April. The rest of the year? Too hot. Can't work. Tell that to the players and the guys who run FC Tucson, the first Premier Development League franchise in Arizona. The searing heat of desert summers hasn't stopped the formerly unaffiliated amateur franchise from succeeding both on and off the field.

On the pitch, FC Tucson entered Sunday's regular-season home finale at 8-2-3, second place in the league's Southwest Division. With three matches to play, FC Tucson can clinch second place and a playoff spot with at least a a draw in one of its final three matches. Off the pitch, the team has drawn well to its home field on the grounds of the sprawling Kino Sports Complex. The hope had been to install more bleachers on what was once a baseball field and sell more tickets to raise official capacity above 1,000 seats, but that has yet to happen. Still club officials feel they can sell the added seats.

"We think that with the assets and the opportunity that Tucson offers, it should last forever," ownership partner Chris Keeney said. "Outside of the University of Arizona athletics, there's really no competition. So that gives us a clean slate to be able to do it in the way we want to do it." FC Tucson got strong support from the Pima County board of supervisors in renovating a field to use. It has its own international-style supporters group, the Cactus Pricks, who bang on drums and chant and wave flags all game long. It has cultivated soccer-sympathetic and profitable sponsors, and it has hosted back-to-back tournaments featuring Major League Soccer teams in the area for preseason training.

For the full article: http://arizona.sbnation.com/2012/7/7/3143449/fc-tucson-shows-the-way-for-soccer-in-arizona

http://fctucson.com/team/

[technical]

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. :no: I have papers!!

Nice visiting your city. I need to run :banaride:

Stay thirsty my friends. :cheers:

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

[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:


http://i12.photobucket.com/albums/a228/kaneui/Steinfeldwarehouse2.jpg
(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/2012/07/steinfeld-warehouse-stands-ready-for-its-next-chapter/

[Mattic505]

By Bud Foster - Tucson News Now (http://www.tucsonnewsnow.com)

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 (http://www.tucsonnewsnow.com/story/19090648/rio-nuevo-gets-new-life):cool:

[Anqrew]

http://www.tucsonaz.gov/SIREPub/cache/2/4059144C2C20CE43925100C33333337373374554544557/454935107232012021246331.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]

http://www.tucsonaz.gov/SIREPub/cache/2/4059144C2C20CE43925100C33333337373374554544557/454935107232012021246331.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]

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:


http://i12.photobucket.com/albums/a228/kaneui/Steinfeldwarehouse2.jpg
(photo: Downtown Tucsonan)


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


http://www.downtowntucson.org/2012/07/steinfeld-warehouse-stands-ready-for-its-next-chapter/

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

[Patrick S]

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 (http://www.cahighspeedrail.ca.gov/Proposed_Route_Planner.aspx) - 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 (http://www.nevadadot.com/Micro-Sites/BoulderCityBypass/The_Boulder_City_Bypass.aspx) (which the city wants (http://lasvegas.cbslocal.com/2012/06/29/boulder-city-bypass-closer-to-reality/), 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 (http://azstarnet.com/business/local/port-of-guaymas-set-to-expand/article_1faea8eb-20bf-5fa3-b22c-95d98727a374.html), 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]

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 (http://www.cahighspeedrail.ca.gov/Proposed_Route_Planner.aspx) - 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 (http://www.nevadadot.com/Micro-Sites/BoulderCityBypass/The_Boulder_City_Bypass.aspx) (which the city wants (http://lasvegas.cbslocal.com/2012/06/29/boulder-city-bypass-closer-to-reality/), 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 (http://azstarnet.com/business/local/port-of-guaymas-set-to-expand/article_1faea8eb-20bf-5fa3-b22c-95d98727a374.html), 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]

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 (http://www.insidetucsonbusiness.com/opinion/columnists/guest_opinion/interstate-is-arizona-s-highway-to-opportunity/article_dc20d7dc-cc67-11e1-afca-0019bb2963f4.html)

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 (http://www.lvrj.com/opinion/two-decades-for-an-interstate-nuts-to-that-161539765.html)

[nickw252]

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

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.


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. :whip: Your arguments and ideas will appear much stronger with fewer gramatical errors:

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]

http://www.tucsonaz.gov/SIREPub/cache/2/4059144C2C20CE43925100C33333337373374554544557/454935107232012021246331.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 (http://azstarnet.com/business/local/ohio-firm-pays-m-to-acquire-spectrum/article_c58663fb-8600-563f-9da2-3cd07a1d6c18.html)

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]

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):


http://i12.photobucket.com/albums/a228/kaneui/ReillyCraftPizza-1.jpg http://i12.photobucket.com/albums/a228/kaneui/ReillyCraftPizza-interior-1.jpg
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]

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 (http://azstarnet.com/news/local/govt-and-politics/josh-brodesky-manning-house-opens-door-to-rio-nuevo-s/article_d722cb0a-60db-564d-ad23-a360f8d032bb.html)

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.