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  #3061  
Old Posted Feb 24, 2012, 5:58 PM
dtnphx dtnphx is offline
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Very, very cool, Hoover. Garfield really deserves this. Thanks for sharing.
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  #3062  
Old Posted Feb 25, 2012, 6:32 PM
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phxSUNSfan phxSUNSfan is offline
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I should start taking pics, but the stone facade of the new Irish Cultural Center building looks nice. It complements the park setting; I hope they plant plenty of trees and greenery so that the park and center look connected/integrated.
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  #3063  
Old Posted Feb 25, 2012, 6:36 PM
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Quote:
Originally Posted by HooverDam View Post
^Wow thats a lot of hot, grey pavement. I hope those buildings have some nice big awnings and that those trees are of a nice shady variety.
Credit to the developers in that they didn't use grey, concrete pavement. The sidewalk is actually brick. Anchors attached to the buildings for awnings are in place. I also hope that the awnings are large enough to cover much of the sidewalk.

I'm not sure what the brick (capped with a concrete/stone looking top) pillars are for. They are rather short but don't look bad.
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  #3064  
Old Posted Feb 28, 2012, 12:20 AM
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Central and Camelback Design Development Discussion

My family lives in the Pierson Place neighborhood and have been asked for input on the possible development of this major intersection. You can introduce your opinions in the guestbook section if you are interested or just curious to see what neighbors are thinking. For the most part most people are on the same page which is a positive start.

http://centralcamelbackcoalition.info/Home_Page.php
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  #3065  
Old Posted Feb 29, 2012, 3:46 AM
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actual potential development news!

Quote:
Developer eyes former Ducati property in Phoenix

2 comments by Maria Polletta - Feb. 28, 2012 09:00 AM
The Republic | azcentral.com

When developer Todd Chester looks at the former Ducati motorcycle dealership on the southwestern corner of Seventh Street and Montebello Avenue, he doesn't see a dirty, dilapidated garage.

He sees potential.

The principal at WDP Partners is heading up the proposed transformation of the vacant commercial property into a mixed-use, multi-tenant project likely anchored by a Sam Fox restaurant.


Though plans include multiple upgrades to the site, the partners are passionate about retaining as much of the building's distinctive architecture as possible.

"You'd never be able to build something like this again," Chester said, gesturing to the massive steel overhang by which most locals know the site. "It's so unique. That's why I was drawn to this project, even though some people would probably think it's crazy to take on."

The Sam Fox restaurant, possibly another Culinary Dropout, would occupy the large, former showroom area on the north side of the site. Smaller tenants -- likely coffee shops, boutiques or mom-and-pop restaurants -- would fill in the narrower spaces facing Seventh Street.

The garage doors at the front of those spaces would be replaced with paned-glass versions. The new doors would be kept open when weather allowed, so patrons could travel between shops and enjoy the area under the steel canopy.

The developers hope to soften the canopy area and create an "outdoor plaza" by replacing the asphalt, adding seating and bringing in games like bocce.

"Ideally, it'd be a place where people could sit, have a cup of coffee, read the paper and hang out," Chester said. "We want to create an oasis where people driving by are like, 'Oh, that's cool. I'd like to stop by there.' "

The developers needed city approval of four use permits and seven variances to move forward with their plans.

Requests were approved Jan. 5. But plans were stalled two weeks later when the Coulter Estates Association appealed all granted variances and use permits.

The association suggested 16 stipulations for consideration. Developers conceded to some and have agreed to compromise on most others.

The Board of Adjustment will review the case March 8.

Suggested stipulations and responses

1. "The use permit shall not allow outdoor dancing at any time."

The outdoor-dancing use permit will be withdrawn.

2. "There shall be 10 percent of the parking slots reserved for patrons wishing to self-park."

There will be dedicated parking spaces for patrons who decline valet parking.

3. "Valet parking shall be provided to patrons at all times the restaurant is open to business."

The anchor restaurant has agreed to provide complimentary valet parking during peak-meal periods and will adjust valet-service hours based on patron demand and use.

4. "Use permit shall require that all employees park on private property. Employees are prohibited from parking on any residential streets."

All tenant employees will be required to park on private property.

5. "Valet parking shall at all times be on private property. Valet parking is not allowed on any residential streets."

Valet service will be required to park only on private property.

6. "Applicant will arrange a neighbors, police and streets meeting to create a no-parking signage plan and patrol plan for the area."

A meeting between neighbors and the city about the city's Residential Permit Parking Program will be facilitated. Any signage or patrol plan for the area will need to be approved and enforced by the city.

7. "To mitigate sound and headlight impacts ... along the western and southern edges of the parking area, a wall shall be constructed that is 10 feet high."

The existing 6-foot wall on the property will be removed and replaced with an 8-foot wall. The height may be increased to 10 feet with city approval. A barrier along the southern boundary of the recreation area also will be constructed.

8. "To mitigate any sound, there shall be no outdoor speakers outside of the restaurant and no speakers in the parking area."

An acoustical engineer has been hired to help design the placement of speakers in order to reduce noise travel into the neighborhood. No speakers will be installed in the parking area.

9. "All parking-lot lights shall be in a 'down fall mode' with lights to be switched to a motion-sensor light after the restaurant closes each evening. Lighting from the development shall not extend beyond the property. There will not be speakers or advertising lights on the parking-lot side of the building."

All parking-lot lighting will be consistent with city code.

10. "Any parking plan shall not allow for any portion of any vehicle parked at the restaurant/commercial site to extend into any public alleyway or right of way."

The project's parking plan will not allow for any parking to extend into an public alleyway or right of way.

11. "Deliveries, parking-lot sweeping and trash pickup shall not occur between 10 p.m. and 7 a.m."

Those activities will be prohibited between the hours of 10 p.m. and 6 a.m.

12. "To mitigate possible pedestrian injuries, crosswalk stripes will be required across Seventh Street at Montebello, across Montebello and at Sixth Street and Montebello."

The striping of crosswalks across public streets must be designed and approved by the city.

13. "Entrance into the restaurant or other businesses at this site shall be restricted to the north of the building or east along Seventh Street. No breezeway shall be installed from the parking lot into the restaurant or outdoor recreational area."

The project needs a western entrance. The acoustic consultant will help minimize noise.

14. "A minimum of 10 bicycle parking-space racks shall be provided on-site to facilitate alternative transportation options for customers."

The number of bicycle racks required by the city will be provided.

15. "All runoff or rainwater shall be contained wholly on the property."

The city's Adaptive Reuse Program will determine runoff and rainwater containment.

16. "Grease traps, trash or other items that may create an odor should be located as far as possible from the residential properties."

The site has been redesigned to locate the grease trap and trash away from residential properties.



Read more: http://www.azcentral.com/community/p...#ixzz1njstE0Yg
Hooray this sounds like it could potentially be awesome.
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  #3066  
Old Posted Mar 4, 2012, 9:59 PM
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Encanto Park Renovation

Anyone know how I can find architectural drawings or site/construction plans for the proposed improvements to encanto park?
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  #3067  
Old Posted Mar 5, 2012, 1:08 AM
nickw252 nickw252 is offline
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Lofts at McKinley Photo Update





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  #3068  
Old Posted Mar 7, 2012, 2:15 AM
nickw252 nickw252 is offline
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Downtown Occupancy Strong In 2012

Could this be a sign that Concord Eastridge is interested in building more commercial space in downtown Phoenix?

Quote:
The start of 2012 brought welcome news that office vacancy in Downtown Phoenix is the lowest in years with Cassidy Turley reporting a 16 percent rate in the Fourth Quarter of 2011.

The news for the Downtown core business district is even better with Class A office vacancy at 13 percent as major tenants such as the Phoenix School of Law and United Healthcare have joined the Downtown community. Despite recent economic challenges, the outlook for the Downtown office market looks bright as tenants look to take advantage of affordable rates and unique amenity packages.

Other sectors of Downtown development continue to thrive as we look forward to the completion of several major projects. 2012 will see the opening of the 250-room Hotel Palomar at CityScape, the Maricopa County Court Tower and the Health Sciences Education Building on the Phoenix Biomedical Campus. This year will also witness the groundbreaking of two landmark projects; the Arizona Cancer Center and Concord Eastridge student housing at Third Street and Roosevelt.
http://www.concordeastridge.com/news/detail.php?id=89
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  #3069  
Old Posted Mar 7, 2012, 11:58 PM
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^ I think they're just pasting that cause it plugs their project.
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  #3070  
Old Posted Mar 8, 2012, 1:54 PM
nickw252 nickw252 is offline
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Tours of Phoenix icon Tovrea Castle to begin

Quote:
The welcome mat is back out at Tovrea Castle.

Shaped like a wedding cake with tiers of white lights that can be seen for miles in the nighttime sky, the castle in Phoenix has caught the eye of visitors and longtime residents alike.

But, in the 80-plus years since it was painstakingly constructed atop a granite hill by Italian immigrant Alessio Carraro, few have ever set foot inside the three-story, cream-colored building.

Now's your chance. Tours inside the castle begin Saturday, thanks to Phoenix's partnership with the Tovrea Carraro Society, a non-profit that will run the tours.

The castle, built by Carraro, who later sold it to cattle baron E.A. Tovrea, sits among 44 acres near 52nd and Van Buren streets. Since the late 1980s, the city worked to purchase the land and preserve the castle as a public park. More than $15 million in grants, bonds and other money went to restore the building and surrounding cactus garden.

Tours are being offered on weekends, but the goal is to be open five days a week.

But here's the bad news: Only the basement and first floor are open to the public. The second and third floor and the tiny copula -- the castle's crown, which provides 360-degree views -- are off-limits because they don't meet fire or structural codes.

The good news: The two-hour tour will take visitors in golf carts along the main paths of the cactus garden that surrounds the main building, stopping at a few key points before dropping visitors off near one of the castle's four tunnels.

The tour begins on the main floor, showcasing the main parlors, kitchen and bathrooms and then down to the basement, where the highlight is the pulled-plaster ceiling looking much like a spiky meringue.

Along the tour are panels. They tell the story of an American dream derailed by the Great Depression, which began in 1929.

Carraro, who had owned a successful sheet-metal company in San Francisco, was lured to Phoenix in 1928, having heard the Valley was a perfect place to develop a resort.

In time, he met a family that had built a home where the castle stands today.

It had been homesteaded by Ferdinand and Matilda Warner. The story, as passed down by family members, has it that Matilda offered Carraro a sip of water from the well.

"He said it was the sweetest water he had ever tasted," said Carraro's granddaughter, 68-year-old Marie Cunningham of Phoenix. "And that was that."

He bought the 277 acres, called it Carraro Heights, and made plans to run a bed-and-breakfast and build a housing development at the base. "He wanted to take people up on the hill and have them point out which plot of land they wanted," Cunningham said.

Creating the building and its surrounding cactus garden took not only muscle but a bit of explosives. The granite was stubborn, Cunningham said. The top of one knoll was blasted to create the foundation of the house. Another knoll was leveled for open space.

"My father, Leo, was about 13 or 14 in 1928, when they started building it all," she said. "He told me stories about loading dynamite, carrying the boxes and being hoisted down in the ground by grandfather," she said.

It took about 2,600 truckloads to line the property with river rock.

When Leo suggested that the rock would look pretty painted white, Alessio handed him a bucket and brush. Many of the rocks around the castle today are still painted white.

Leo is at least partly responsible for the building being called a castle. In 1930, as construction continued, Leo entered the Phoenix Spirit of Christmas outdoor-decorating contest sponsored by The Arizona Republican newspaper. Leo, who had draped the castle in lights, won. The newspaper referred to the hotel as a castle, and the name stuck.

Cunningham said the struggling economy during the Depression was part of the reason her grandfather never realized his dream. Leo and Alessio lived in the castle for less than a year when they sold it.

E.A. Tovrea and his wife, Della, had built cattle and sheep pens nearby on land that Cararro had attempted to purchase.

Thinking the drifting scent of the animals wasn't conducive to his resort ideal, Carraro sold his parcel for $22,000, a tidy sum in those days, Cunningham said.

E.A.'s time in the castle was short. He died in 1932 living there less than a year. But Della went on to make the castle her home. She died in 1969.

Eileen Marrero, president of the Tovrea Carraro Society, got involved with the castle in 2009 while participating in a master gardening class there. She fell in love with the gardens and the potential for the castle.

She became a catalyst for helping with the restoration and the creation of the non-profit. Marrero hopes the public will develop its own fondness, not only for the castle -- now called Tovrea Castle at Carraro Heights -- but the cactus gardens, dotted with succulents, aloes and agaves.

"It's a beautiful piece of desert right in middle of the city," she said.
http://www.azcentral.com/community/p...urs-start.html
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  #3071  
Old Posted Mar 8, 2012, 9:53 PM
HX_Guy HX_Guy is offline
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Yea buddy!

Quote:
Hotel Monroe deal to bring in boutique property nearly sealed
Phoenix Business Journal by Jan Buchholz, Reporter
Date: Thursday, March 8, 2012, 1:51pm MST


A deal to turn the Hotel Monroe into a boutique hotel is nearly finalized. The property has languished for several years following the bankruptcy of Mortgages Ltd.

The proposed Hotel Monroe in downtown Phoenix that never really got off the ground will become a boutique hotel after all. That’s assuming that a sale of the property — a former bank building built in 1931 — to Evergreen Devco Inc. goes through as planned. U.S. Bankruptcy Judge Randolph Haines gave the OK today for ML Manager to sell the vacant property to Evergreen for $7 million.
Evergreen, which has offices in Phoenix and Glendale, Calif., has built a strong reputation for developing neighborhood shopping centers and building retail stores such as Walgreens and Fresh & Easy Neighborhood Markets. They’ve also done residential community work.
The Phoenix Business Journal has a call out to Evergreen for comment.
According to Mark Winkleman, chief operating officer for ML Manager, Evergreen plans to redevelop the former Valley Trust Bank Building at Central Avenue and Monroe Street as a boutique hotel, just as the original developers envisioned. This time, however, Winkleman is confident Evergreen will see it through.
“These guys are capable of doing a very cool project,” Winkleman said outside the court room.
Grace Communities, a now defunct Scottsdale developer, acquired the 157,000-square-foot building in 2007 and began the remodeling process with a $27 million loan from Phoenix commercial lender Mortgages Ltd. The money ran out in 2008, and Mortgages Ltd. was forced into Chapter 11 bankruptcy reorganization by several unhappy borrowers. Grace Communities was unable to find alternative financing in the midst of the turmoil and stopped construction.
When Mortgages Ltd. emerged from bankruptcy, it was renamed ML Manager LLC with the mission to administer the company’s portfolio of loans and foreclose on non-performing loans.
The would-be Hotel Monroe fell into that category, and ML Manager took possession of it. For the past couple of years, Winkleman has been trying to market the property and even had some near-miss deals. Part of the problem is ongoing issues with the original contractor and outstanding liens. Some of those issues still need to be resolved in Maricopa Superior Court, and thus the pending sale will have an extended escrow, Winkleman said.
“We had a number of offers, but this was deemed the best,” he said.
The 12-story building has been vacant since Grace Communities terminated construction and largely exposed to the elements, but at last check the marble floors have been covered with thick cardboard. The ornate brass elevator doors and molding have survived, as well. The architect of record was Morgan, Walls & Clements, a highly acclaimed California firm in the early 20th century. The style of architecture is influenced by modern Los Angeles designs. The building is listed on the National Register of Historic Places.
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  #3072  
Old Posted Mar 8, 2012, 9:59 PM
dtnphx dtnphx is offline
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That's great news about Hotel Monroe. What an awesom addition to nightlife and buzz downtown. Also....

I was looking through zoning permits with the City of Phoenix and LA Fitness is going in the old Target store at 7th Ave and Camelback. They're going to demolish the garage part facing 7th Ave and rehab the building. This is f*cking excellent news for that corner which is very run down. Hopefully this spurs other development along West Camelback...

It's Item #3 here.
http://phoenix.gov/webcms/groups/int...ult/072550.pdf
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  #3073  
Old Posted Mar 9, 2012, 4:46 AM
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phxSUNSfan phxSUNSfan is offline
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Quote:
Originally Posted by HX_Guy View Post
Yea buddy!
NICE! About time and VL John was right about waiting for the right project for this historic property. No Holiday Inn Garden or what ever shit hotel was trying to vie for the spot...
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  #3074  
Old Posted Mar 9, 2012, 1:42 PM
nickw252 nickw252 is offline
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Quote:
Originally Posted by phxSUNSfan View Post
NICE! About time and VL John was right about waiting for the right project for this historic property. No Holiday Inn Garden or what ever shit hotel was trying to vie for the spot...
The deal hasn't gone through yet so I wouldn't start counting my eggs.
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  #3075  
Old Posted Mar 9, 2012, 8:59 PM
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combusean combusean is offline
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Quote:
Originally Posted by dtnphx View Post
That's great news about Hotel Monroe. What an awesom addition to nightlife and buzz downtown. Also....

I was looking through zoning permits with the City of Phoenix and LA Fitness is going in the old Target store at 7th Ave and Camelback. They're going to demolish the garage part facing 7th Ave and rehab the building. This is f*cking excellent news for that corner which is very run down. Hopefully this spurs other development along West Camelback...

It's Item #3 here.
http://phoenix.gov/webcms/groups/int...ult/072550.pdf
Not entirely sure this is good news--that whole part of the plaza should be torn down and started anew. With an LRT station *right there* a better result should be expected for that corner--something mixed use, lacking surface parking, multiple stories, and built to the street.

Instead, it will be occupied by a chain that will be there forever, eliminating its future redevelopment potential.
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  #3076  
Old Posted Mar 9, 2012, 9:57 PM
HX_Guy HX_Guy is offline
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Not so much development news but great to see a merger between two companies and the HQ actually staying in Phoenix. I had no idea these stores that this many locations and employees. Now setup a store downtown!

Quote:
Sprouts Farmers Market merges with Sunflower, plans expansion

Jan Buchholz
Reporter - Phoenix Business Journal
Email | Twitter | Facebook
Sprouts Farmers Market and Sunflower Farmers Market have signed an agreement to merge. The combined company will be known as Sprouts Farmers Market have headquarters in Phoenix.
The deal, which is subject to regulatory approval, will be formalized in the weeks ahead and financial details were not disclosed.
Sprouts is based in Phoenix and the new headquarters will be here. Sunflower’s offices in Phoenix, Denver and Boulder, Colo., will remain open for the time being as consolidation plans are formulated.
According to a press release from the two companies, the specifics of the merger will be hammered out by the end of the second quarter.
The combined company will operate 139 stores and have about 10,000 employees. Stores will operate in Nevada, Utah, New Mexico, Oklahoma, Texas, Colorado, California and Arizona. Another 13 new stores will be opened this year.
Sunflower President Chris Sherrell said, “Merging the resources and talents of both companies means we’ll be able to accelerate new store growth and optimize our offerings. I’m confident that both Sunflower and Sprouts customers and employees will be impressed with the evolution and advancement our companies can achieve together.”
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  #3077  
Old Posted Mar 10, 2012, 8:00 PM
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NIXPHX77 NIXPHX77 is offline
this could have been...
 
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Hey SSPers! Long time no see. Glad to see this is still going strong with lots of familiar "faces." Thanks for the great reporting and information.

Question: i see modular bldgs appearing this week at the sec corner of 7th Ave and Jefferson. Construction trailers? Anyone know what's going on there? Sorry if this was already noted. Perhaps it's for the new Sheriff's bldg planned on that other block. Thanks, Steve
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Stonewall, maybe. But Pumpkinville?!?
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  #3078  
Old Posted Mar 11, 2012, 7:06 PM
dtnphx dtnphx is offline
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Originally Posted by combusean View Post
Not entirely sure this is good news--that whole part of the plaza should be torn down and started anew. With an LRT station *right there* a better result should be expected for that corner--something mixed use, lacking surface parking, multiple stories, and built to the street.

Instead, it will be occupied by a chain that will be there forever, eliminating its future redevelopment potential.
No, it's entirely good news especially when you're dealing in reality and not wish lists. The building has been empty for several years now, so to get a retailer to upgrade and make great reuse of a non-peforming property is very good news. Check out the new LA Fitness at 22nd Ave and Northern, it's amazing looking.

One shouldn't forget there is also a retail plaza on the corner that has new tenants plus the just opened barbecue place next door. Utlimately it would be great to have an urban building at the corner, but we're dealing in realities. And what's to say they can't do that in the future?

LA Fitness, trust me, will not be there "forever" just as Target or Fedco or anything else that was in the space previously. It's a viable business that will attract a good clientele to a plaza an decimated corridor that sorely needs it.
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  #3079  
Old Posted Mar 13, 2012, 6:28 PM
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Quote:
Originally Posted by dtnphx View Post
LA Fitness, trust me, will not be there "forever" just as Target or Fedco or anything else that was in the space previously. It's a viable business that will attract a good clientele to a plaza an decimated corridor that sorely needs it.
Sad but true. West Camelback has been hurt more than helped by light rail. The Park Lee shopping plaza down the street is missing its anchor, and previously viable businesses have become thrift stores. LA Fitness is a boon to an area that looked washed over by blight.

If and when light rail really begins to magnetize greater population density along its path, the owners of that shopping center might want to revisit their land-use decision. But as it stands now, this is probably the best-possible outcome.
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  #3080  
Old Posted Mar 13, 2012, 7:39 PM
Vicelord John Vicelord John is offline
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that area IMO is one of the most densely populated neighborhoods in Phoenix.
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