Posted inDowntown & central Phoenix Phoenix

The CityScape Gamble

CityScape. For most cities of its size, this downtown development would be considered modest, especially with its first phase, which will apparently comprise a 27-story office tower and a retail arcade. For Phoenix, it's a big deal, especially for downtown and the central city. It could provide some answers as to "what next?" in the nation's fifth (for now) most populous city. Unfortunately the odds are long.

When the project was first hyped in the mid-2000s, it was supposed to be a game-changer, with iconic, soaring towers that included offices, hotel and 1,000 condo units. It took over the dismal Patriot's Square, which had been created by tearing down a block of historic, irreplaceable buildings, as well as adjoining vacant lots, which also once held viable commercial structures. Yet when the real renderings came out, the buildings looked very conventional and short (yeah, yeah, FAA…ask San Diego, Boston, etc.). The retail was inward-facing, risking another Arizona Center mistake. When the economy collapsed, even these modest plans were heavily cut back. An anchor tenant, Wachovia, died in the merger with Wells Fargo. The lack of inspiring architecture, a lively streetscape and pleasing spaces is no small thing.

This is a bad time to be bringing new office and retail space on the market, whether you're in thriving downtown Seattle or in a Phoenix which has faced special, self-inflicted wounds to its old core. The commercial real-estate bubble remains a danger. Still, RED Development has stuck with the more modest first phase and continues to roll out announcements of new restaurants, a comedy club and, importantly, a pharmacy. On the other hand, Eddie Basha, in bankruptcy reorganization, couldn't fulfill his desire to locate a grocery there,

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Posted inPhoenix Phoenix 101: History

Phoenix 101: Lost opportunities

My chief goal in writing the Phoenix 101 post about the old city was to dispel the notion that “there’s no history here,” spoken by the transplants as they file into the tract houses of their so-called master planned communities. More, to fight the canard that “Phoenix has no soul.” Well, maybe now in most places, but it wasn’t always so. Yet the post was so popular, it seems logical to follow up with a brief history on choices made and opportunities missed.

It’s important to make a distinction. People have sometimes dismissed my observations with words such as “well, everyplace changes” and “my hometown isn’t the same any more, either.” At the risk of being pedantic, that’s not my point. First, while every place changes, it doesn’t necessarily change mostly for the worse. Cities such as Seattle, Portland, Denver, Charlotte, San Diego and even Oklahoma City have undergone massive changes. Yet they have managed to preserve and revive their center cities, their civic spaces and enhance livability (and they have plenty of suburbs, so Phoenix isn’t special there). I miss the old railroad yards in downtown Denver – but what an amazing city it is now. It’s gotten better. Second, Phoenix is not just any city – so who cares if it’s no worse than Fresno or Youngstown? It sold its magic for dross. And its choices have set the stage for crisis, whether sudden or lingering.

Much was out of the control of Phoenicians and their leaders. Phoenix grew large after the City Beautiful Movement, so it lacked many great civic spaces; it was a modest farm town during the 1920s, so it had relatively few art deco towers. Worst of all, it came of age with the automobile, Levittown-style suburbia, and the savage city planning and dehumanizing design ethos of Robert Moses and Le Corbusier. Still, Phoenix made choices. It lost opportunities. Here are a few.

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Posted inPhoenix

Central Phoenix: Good, bad, ugly

Because I know the fragile self-esteem of Phoenicians is at stake, let me begin my observations about the state of the center city with the good stuff. I smelled the orange blossoms — even stepping out into one of ugliest urban spaces anywhere, the pedestrian loading zone at Sky Harbor. Many of the Midwestern transplants dislike the scent, which makes me dislike some of them even more. But this small, fleeting thing reminds me of my often magical city that is gone forever.

Some of the projects begun under former Mayor Skip Rimsza and spearheaded by people like former Deputy City Manager Sheryl Sculley, retired Deputy City Manager Jack Tevlin and Ed Zuercher, now a deputy city manager, have turned out quite well. As I wrote before, the starter light-rail line is great. Now lots of places are clamoring for LRT; the trick will be to avoid using light rail when commuter rail would be more efficient. A metro area the size of Phoenix needs both. The Convention Center is such a startlingly attractive set of buildings that you wonder if the design was approved by mistake, given Phoenix's ability to erect such ugliness. The ASU downtown campus, Mayor Gordon's signature accomplishment, is more of a reality, and thus will be more difficult for the Legislature to destroy. The lovely oasis of Arizona Center remains, shady and cool.

Read on if you want to know "the rest of the story," as the late Paul Harvey would say.

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Posted inPhoenix

To the barricades? Can we find them?

I started out the day cranky and sad. Sometimes it's the little things. A Republic story, apparently confined to the "neighborhood news," tells of a poor soul jumping to his death from the 26th floor of "a downtown office building." Unfortunately for the credibility of the "Information Center," the aforesaid building is the Phoenix Corporate Center, in Midtown Phoenix. (As with many stories now, this does not even include what was once a journalism basic, the Where, the address.)

It's hard to make progress when reporters for the state's largest news organization don't even know where the hell downtown is — and, no, you can't just make up the boundaries because you rolled in from the Midwest yesterday and think Phoenix has no history. It could be worse, I suppose: I've heard radio stations refer to 24th and Camelback as "downtown." A little thing perhaps, but to me another sign of the total civic sickness in Phoenix, this reinforcing of a numbing, disowned, neglected "geography of nowhere." Almost as maddening as the Republic's cloying use of "the Valley." Alas, cities are the 21st century competitive units, and one that doesn't even know its own name (and such a beautiful one, too) won't go far.

And I suppose it's necessary to note the latest scaling back of CityScape, the office project that really is located in downtown Phoenix. Sigh. Every city is being affected by the real-estate bust and credit collapse — but just from my downtown Seattle window I can see five new skyscrapers going up. I won't retread familiar ground about Phoenix's unique challenges downtown. I will add that these major-mega projects won't work when they are built largely on spec, without a real business community that will create demand for such space. (And how sad Wells Fargo put so many jobs in the burbs, rather than downtown, to use one example of how the tiny existing biz community fails downtown). And it's unfortunate that land speculation and the apparent powerlessness of City Hall to do anything but throw down gravel makes it difficult to build more small projects, organically connected to the city scape around them.

In such a mood, I receive this link and read, from the Business Journal, a story headlined: "Ariz. police say they are prepared as War College warns military must prep for for unrest; IMF warns of economic riots." Seriously?

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Posted inPhoenix

Downtown Phoenix update, gentle and honest

The 31-story Sheraton opened in Phoenix this week, to the predictable cheerleading that it will "revive" downtown. I hate to sun on your parade, but my recent visit "home" showed that the central city is still facing mammoth challenges, and that, of course, bodes ill for the economic and social health of the region.

Let’s start with the good news, for we always have to be mindful of "the Valley’s" real-estate-promoter mindset and fragile ego. The thing looks less bad than many had feared; as it was going up an editorialist at the Republic memorably likened it to an overgrown motel by the Interstate. It is absolutely essential to the success of the Convention Center, a business where Phoenix should excel, rather than being an also-ran with Grand Rapids as it was before the expansion.

A modest mid-rise is going up, just north of the Valley Center tower (I use the old name because who knows who will own the bank tomorrow), and at least one at CityScape. Not sure if there are many tenants. ASU has added a couple of buildings and is expanding the nursing college. The Grace Court development is coming along. And light rail is in — light rail has succeeded virtually everywhere in America, so Phoenix will have to work really, really hard to screw it up.

Now, if you feel better you can stop reading now. Or read on for the unfortunate "rest of the story."

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Posted inPhoenix

The Stack: Turnaround?; Phoenix ‘architecture’; ruining Biltmore; lost HQs; illegal immigrant hypocrisy

The Monday stack is rich, so let’s get right to it.

We’re hearing a lot of talk about seeing lights at the end of the tunnel, that the downturn is over or the recession will be mild…whatever. I hope so. But here are a few things to keep in mind. First, recovering from the collapse of a real-estate bubble takes much more time than the recovery we saw from the tech bubble after ’01. Japan in the 1980s and 1990s is Exhibit A.

Second, America has many "economies." So Wall Street and the globalized macro economy measured by the Dow and the GDP may well "recover." Another economy involves good jobs and diverse opportunities outside of the minority of fortunate cities such as New York, San Francisco and Seattle. I see no signs of that economy turning around. Indeed, by many measures it slips a little further back during and after the end of each business cycle. Jobless recoveries are only one aspect of this troubling trend. Throughout the boom of the past few years, most wages stagnated and many actually lost ground. So hold the celebration.

Read on for more of the Stack

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