Tucson Development Thread

[Sonoran Swami]

Recently I was at the new Corbett's development (https://corbettstucson.com) that stretches along East 7th Street between North 6th Avenue and North 5th Avenue. I'm not into pickleball but I am a fan of burgers, beer, and an outdoor hangout.

While there I noticed a new treatment on the corners at the intersection of East 7th Street and North 5th Avenue. So while walking in that area mid-morning yesterday I used my phone to capture a few images to share. I've seen similar intersection treatments elsewhere in Tucson.

IMHO the colorful painted corner bump outs with bollards does much to calm traffic and make this intersection ped friendly. This along with Corbett's helps activate this area and connect busy North 4th Avenue with the growing collection of shops/restaurants/bars/cafes on North 6th Avenue.

The bad news is that at the intersection of East 7th Street and North 5th Avenue there is a large parking lot in the southeast corner while the northeast corner hosts United Fire Equipment with a large parking lot behind a chainlink fence topped with razor wire. Hopefully this will change in the future as the area continues to redevelop.














Across from Corbett's along Arizona Avenue:



And one from 4th yesterday. Life is short, go blonde brutha:

[andrewsaturn]

Originally Posted by Sonoran Swami

Recently I was at the new Corbett's development (https://corbettstucson.com) that stretches along East 7th Street between North 6th Avenue and North 5th Avenue. I'm not into pickleball but I am a fan of burgers, beer, and an outdoor hangout.

While there I noticed a new treatment on the corners at the intersection of East 7th Street and North 5th Avenue. So while walking in that area mid-morning yesterday I used my phone to capture a few images to share. I've seen similar intersection treatments elsewhere in Tucson.

IMHO the colorful painted corner bump outs with bollards does much to calm traffic and make this intersection ped friendly. This along with Corbett's helps activate this area and connect busy North 4th Avenue with the growing collection of shops/restaurants/bars/cafes on North 6th Avenue.

The bad news is that at the intersection of East 7th Street and North 5th Avenue there is a large parking lot in the southeast corner while the northeast corner hosts United Fire Equipment with a large parking lot behind a chainlink fence topped with razor wire. Hopefully this will change in the future as the area continues to redevelop.

That’s the work of https://www.livingstreetsalliance.org/ They do a good job of creating vibrant and implementing safer streets.

[andrewsaturn]

Originally Posted by Sonoran Swami

Nice quick overview of the Menlo Park neighborhood:

Menlo Park is headed toward again becoming a “15-minute neighborhood” — meaning that, with walking and public transportation, it’s easily accessible to amenities.

https://www.insidetucsonbusiness.com...259e652bd.html

https://menloparktucson.org/

If there is an up and coming neighborhood in Tucson, it has to be Menlo Park. Great food option in Mercado district, entertainment nearby in the core of downtown Tucson, and no need for a car really.

[AZ71]

Originally Posted by andrewsaturn

If there is an up and coming neighborhood in Tucson, it has to be Menlo Park. Great food option in Mercado district, entertainment nearby in the core of downtown Tucson, and no need for a car really.

Up and coming? It's been found for awhile. Practically every home is over 400k and Mercado area homes are in the 900k+. Plots of empty land to build are 200k.

[andrewsaturn]

Originally Posted by AZ71

Up and coming? It's been found for awhile. Practically every home is over 400k and Mercado area homes are in the 900k+. Plots of empty land to build are 200k.

I didn’t even realize homes were that much but what I really meant was Mercado district specifically. That whole section was barren not too long ago and now we have the Monier apartments, Caterpillar HQ, MSA annex, the Bautista apartments being constructed and still more to come.

[Sonoran Swami]

Crew unveiled for Central Tucson casino project

The 65,000-square-foot gaming facility will feature an expansive casino floor complete with a sportsbook, high-limit room, slot machines and table games. The property will also boast three food and beverage outlets including a food court, full-service restaurant and center bar.

In addition to a surface parking lot with 195 spaces, a new four-level parking garage will be built on-site to accommodate 1,050 vehicles.

https://www.insidetucsonbusiness.com...4bed62ed7.html

https://www.yaegerarchitecture.com/

[Sonoran Swami]

Originally Posted by andrewsaturn

That’s the work of https://www.livingstreetsalliance.org/ They do a good job of creating vibrant and implementing safer streets.

Good to know. Thanks very much. Full credit to Living Streets Alliance for IMHO a job very well done.

[Sonoran Swami]

Historic motel burns in Tucson

A 13 News photographer on the scene said the main building for the old Spanish Trail Motel, located near South Fourth Avenue and Interstate 10, was fully engulfed in flames.

https://www.kold.com/2024/02/23/hist...-burns-tucson/

[Sonoran Swami]

UPS to Open $38 Million Small-Package Facility in Tucson

UPS plans to open a brand-new facility in Tucson, on March 15. The new facility will add 163,800 square feet of capacity, enabling an additional 10,000 pieces per hour of processing capability.

With a capital investment of $38 million, the new Santa Cruz facility located at 6818 S Country Club Rd, is fully automated and perfectly situated for quick access to the Tucson International Airport.

https://biztucson.com/ups-to-open-38...ity-in-tucson/

[Sonoran Swami]

Aircraft maintenance firm adding 250 jobs in Tucson

The MHI RJ Aviation Group (MHIRJ), a maintenance, repair, and overhaul services provider to airline fleets globally, is planning to expand its workforce at Tucson International Airport by adding 100 jobs this year, and more than 250 over the course of three years.

https://www.azcommerce.com/news-even...ith-expansion/

[andrewsaturn]

Some additional info on the new 471 W Congress st apartments which just had another design review. The Design Review board recommended some changes the last time they met. Some things included the project being closer to Congress street to create a more urban landscape, architecture, and public art etc.

The developers mentioned going from 17 stories to 10 stories due to minimizing cost which is what I got from their wording. They said going from 17 stories to 10 stories only removed 16 units. Additionally, listening to public concerns about the height..

The project will have two buildings. One being 10 stories and the other being 9 stories, I believe. The pool will be on the 3rd level above the garage. The retail portion will be towards Congress st. as well.

https://www.youtube.com/watch?v=4ATreVdsIlg

[Eapiwo]

My guess is that by reducing the height and spreading out into two buildings, in addition to the money saved on the mechanical elements of building taller, they can build these two simultaneously and faster. The 17 stories would have been nice, but this is great too!

Originally Posted by andrewsaturn

Some additional info on the new 471 W Congress st apartments which just had another design review. The Design Review board recommended some changes the last time they met. Some things included the project being closer to Congress street to create a more urban landscape, architecture, and public art etc.

The developers mentioned going from 17 stories to 10 stories due to minimizing cost which is what I got from their wording. They said going from 17 stories to 10 stories only removed 16 units. Additionally, listening to public concerns about the height..

The project will have two buildings. One being 10 stories and the other being 9 stories, I believe. The pool will be on the 3rd level above the garage. The retail portion will be towards Congress st. as well.

https://www.youtube.com/watch?v=4ATreVdsIlg

[Sonoran Swami]

Looking for an exit: Tucson jamming RTA over claimed $600 million 'shortfall'

The conversation has started between the Regional Transportation Authority and the Tucson City Council and will decide the future of a community-wide plan for moving people around town. Or towns.

https://www.tucsonsentinel.com/opini...ion-shortfall/

[combusean]

RTA always looks like it screws people who live in cities for projects in unincorporated areas. The state should force incorporation of large contiguous areas exactly so this doesn't happen, but of course it never will.

[AZ71]

Originally Posted by andrewsaturn

Some additional info on the new 471 W Congress st apartments which just had another design review. The Design Review board recommended some changes the last time they met. Some things included the project being closer to Congress street to create a more urban landscape, architecture, and public art etc.

The developers mentioned going from 17 stories to 10 stories due to minimizing cost which is what I got from their wording. They said going from 17 stories to 10 stories only removed 16 units. Additionally, listening to public concerns about the height..

The project will have two buildings. One being 10 stories and the other being 9 stories, I believe. The pool will be on the 3rd level above the garage. The retail portion will be towards Congress st. as well.

https://www.youtube.com/watch?v=4ATreVdsIlg

This is all so disappointing to me. I think it looks way too big and massive. It's a huge building but squatty at 10 & 9 stories. I know it's more expensive to build up...but I'd rather have had them use half that land and build a 19 story building. It's zoned for 22 stories. They even said that. So sick of neighborhood groups and I think the city who are so scared they might up and leave, we never suggest other things. All this does is use up more land in the dirt lot across from TCC that could be utilized for a lot more things.

[Eapiwo]

My understanding is that it had the same footprint as the original tower proposal. It's not using more land. Though, it is disappointing. I preferred the original design's look and I think it would've had a cooler impact on the skyline. Though, it did have an enormous parking podium relative to the height of the tower. This new design looks more balanced and less like you're just looking at a parking lot. One of these days we are destined to get a real addition to the skyline

Originally Posted by AZ71

This is all so disappointing to me. I think it looks way too big and massive. It's a huge building but squatty at 10 & 9 stories. I know it's more expensive to build up...but I'd rather have had them use half that land and build a 19 story building. It's zoned for 22 stories. They even said that. So sick of neighborhood groups and I think the city who are so scared they might up and leave, we never suggest other things. All this does is use up more land in the dirt lot across from TCC that could be utilized for a lot more things.

[andrewsaturn]

Originally Posted by Eapiwo

My understanding is that it had the same footprint as the original tower proposal. It's not using more land. Though, it is disappointing. I preferred the original design's look and I think it would've had a cooler impact on the skyline. Though, it did have an enormous parking podium relative to the height of the tower. This new design looks more balanced and less like you're just looking at a parking lot. One of these days we are destined to get a real addition to the skyline

I hope so!

[andrewsaturn]

Looks like things are finally moving forward with the Mosaic Quarter which will have several athletic venues including UofA's men's ice hockey arena.

[Sonoran Swami]

Originally Posted by andrewsaturn

Some additional info on the new 471 W Congress st apartments which just had another design review. The Design Review board recommended some changes the last time they met. Some things included the project being closer to Congress street to create a more urban landscape, architecture, and public art etc.

The developers mentioned going from 17 stories to 10 stories due to minimizing cost which is what I got from their wording. They said going from 17 stories to 10 stories only removed 16 units. Additionally, listening to public concerns about the height..

The project will have two buildings. One being 10 stories and the other being 9 stories, I believe. The pool will be on the 3rd level above the garage. The retail portion will be towards Congress st. as well.

First, thanks very much Andrew Saturn for posting the updated renderings and information on this project. Very interesting.

Reading through the comments on this post there's some disappointment and frustration expressed that a taller structure won't be built. I get it. Afterall, this is the SkyscraperPage.com forum and the desire to improve a city's skyline is completely understandable.

I view this project a little differently. This may be an unpopular opinion but I am more concerned about how this development helps make the area work on the street level rather judging it with a heavy emphasis on zoning envelope maximizing building height.

On the other side of I-10 is the burgeoning Mercado District. How does this development help connect the Mercado District and downtown along Congress? That's my question. Of course and very thankfully there's the streetcar that connects the two via Cushing/Granada.

IMHO the I-10/Congress interchange with I-10 and its phalanx of attendant frontage roads is a hot bike/ped mess. The fact that Congress goes under I-10 makes the street connection a dark and uninviting place. Then there's motor vehicle traffic enhancing Circle K on the northeast corner and also a Carl's Junior on the southwest corner. Ugh.

So I see this development on the southeast corner as a positive. First, it is not a convenience store nor a fast food joint. In my view the site design helps create a sense of place for something other than motor vehicles. This development is not a cure all, but definitely a big move in the right direction with respect to walkability/bikeability/livability.

Having more people living in the area IMHO is a fantastic thing. The density spread across the building site for me makes it more desirable than a taller building on a squat parking podium. Retail fronting Congrees in my view is a huge positive as well. So is the street art component.

This site definitely has sone programming challenges. Only so much can be done on the side facing the I-10 frontage road.

Unfortunately, the U.S. is replete with cities that have great skylines but are complete car-centric abominations to live in because of terrible qualities at the human/street level. I never want Tucson to become one of those.

Lastly, thanks for lending your eyes to my mini-rant.

[AZ71]

Originally Posted by Sonoran Swami

First, thanks very much Andrew Saturn for posting the updated renderings and information on this project. Very interesting.

Reading through the comments on this post there's some disappointment and frustration expressed that a taller structure won't be built. I get it. Afterall, this is the SkyscraperPage.com forum and the desire to improve a city's skyline is completely understandable.

I view this project a little differently. This may be an unpopular opinion but I am more concerned about how this development helps make the area work on the street level rather judging it with a heavy emphasis on zoning envelope maximizing building height.

On the other side of I-10 is the burgeoning Mercado District. How does this development help connect the Mercado District and downtown along Congress? That's my question. Of course and very thankfully there's the streetcar that connects the two via Cushing/Granada.

IMHO the I-10/Congress interchange with I-10 and its phalanx of attendant frontage roads is a hot bike/ped mess. The fact that Congress goes under I-10 makes the street connection a dark and uninviting place. Then there's motor vehicle traffic enhancing Circle K on the northeast corner and also a Carl's Junior on the southwest corner. Ugh.

So I see this development on the southeast corner as a positive. First, it is not a convenience store nor a fast food joint. In my view the site design helps create a sense of place for something other than motor vehicles. This development is not a cure all, but definitely a big move in the right direction with respect to walkability/bikeability/livability.

Having more people living in the area IMHO is a fantastic thing. The density spread across the building site for me makes it more desirable than a taller building on a squat parking podium. Retail fronting Congrees in my view is a huge positive as well. So is the street art component.

This site definitely has sone programming challenges. Only so much can be done on the side facing the I-10 frontage road.

Unfortunately, the U.S. is replete with cities that have great skylines but are complete car-centric abominations to live in because of terrible qualities at the human/street level. I never want Tucson to become one of those.

Lastly, thanks for lending your eyes to my mini-rant.

I dont think anyone is upset that something is being built here. I think most are upset at the uninspired design. Especially now that it's all the same height as other buildings. Nothing stands out about it. And moreso...we've been promised proposal after proposal that this land would be a complex of towers, both residential and office. Restaurants, bars, museum and even an event space for the Gem & Mineral show. After all thats why Nor-Gen owns the land. They won the proposal for their huge development. So a decade later when they defaulted, we still have a dirt lot. I dont believe this area will ever be walkable back and forth under the freeway. The walkability is what they build south from this property going towards the TCC. If they do that correctly...great. But half the land is gone if its spread out into a 10 & 9 story building, when half of that parcel could have been used for a 19 story tower (which the land is permitted for 22 stories)...leaving room for more development. I just think this is gonna look squatty from the freeway. But it's better than a dirt lot.