Like every major city that went through a surge of growth outward, Phoenix is having to reinvent itself not just downtown, but in its older suburbs also. These are opportunities disguised as problems. There are plenty of great case studies to draw upon in other cities of how to realigm the overly wide streets, flanked by expansive and unshaded parking lots. Successful redesign starts with creating walkabily, adding trees and changes which allow the commercial strip to be reconnected to the surrounding communities. Theneighborhoods are intact, stable and full of families who would like to have a commercial area commensurate with its lovely surroundings of desert hills and established homes.and schools.
Phoenix N 32nd Street . Redevelopment area aspires to more
Phoenix mulls North 32nd Street upgrade for business, community
Nov 28, 2014, 12:00pm MST Updated: Dec 1, 2014, by Eric Jay Toll. Reporter- Phoenix Business Journal
Too wide for the traffic volume and left behind by the freeway, North 32nd Street is the subject of a Phoenix City Council proposed plan.
There’s no money in the pot to make it happen, but businesses and residents along North 32nd Street in Phoenix have a plan on the table for City Council approval to revive the once vibrant district.
Since it opened, State Route 51 has shifted nearly 80 percent of local north-south traffic off 32nd Street and away from businesses.
Now with aging infrastructure and buildings, the neighborhood has completed a multiyear effort to revive the district’s life, vitality and economic activity.
The corridor stretches from 32nd Street and the North Mountain Preserve to Loop 101 north of Beardsley Road – although 32nd Street does not have an interchange with the freeway. The area developed across Phoenix history with some of the earliest subdivisions in the Valley, including Campo Bello and Charter Oak Park in 1952.
One of the Valley’s earliest shopping centers, Paradise Hills, was built at 32nd and Shea in 1962, a year after the Paradise Valley Oasis subdivision opened.
The large group of business and citizen representatives started work on the plan for 32nd Street in 2012. Its vision for the road, tells the Phoenix City Council that “the group envisions North 32nd as a destination with a sense of place that encourages residential and commercial investment and welcomes those that wish to work, live and/or play in the area.”
The efforts – although lacking city funding – are focused on branding and events, transportation and street improvements, and land use.
The branding efforts call for creating a common theme or brand for the area that businesses can use to promote the area in cooperative or coordinated marketing efforts. The group is calling for events and activities to be centered in the market area in enhanced and upgraded park facilities.
Transportation recommendations call for streetscape improvements. Before SR51, the street carried nearly 60,000 vehicles per day; today that number is 18,000. The wide lanes are no longer necessary for safe travel, but the streetscape could be improved with landscaping, bike lanes and more attractive sidewalks.
Land use is to be upgraded with proactive code enforcement, cohesive design schemes and character enhancement. A new zoning code is sought for the area.
The plan developers are hoping the city will pursue grant and other funding options to start putting some recommends into effect as quickly as possible.
The policy document needs to be approved by the Council. Currently, it’s on the agenda for December 2 for presentation and discussion with Councilmen Jim Waring and Bill Gates leading the charge.
AZCREW November 18, 2014 Monthly Luncheon – Two Dynamic Forces: U of A and Banner Health
Come and here about the changes and impact on Commercial Real Estate that will result in this innovative partnership that is on the horizon for downtown Phoenix but which has big implications well beyond the biomedical campus. Register for the November 18th luncheon event featuring Banner Health’s West Regional President, Kathy Bolinger, UAHN Board Member and CRE icon, Anne Mariucci and U of A’ director of external relations, Judy Bernas
Register for the November 18th luncheon event featuring Banner Health’s West Regional President, Kathy Bolinger, UAHN Board Member and CRE icon, Anne Mariucci and U of A’s external relations director, Judy Bernas.
AZCREW November 18, 2014 Monthly Luncheon – Two Dynamic Forces: U of A and Banner Health
Original Article in the San Francisco Public Press By Robin Ngai
Aug 27 2014 – 2:15pm
Patrick Kennedy, owner of Panoramic Interests, is building 120 micro-units on Mission Street in SoMa. City rules limiting tiny apartments to 375 hinder design experiments, developers say. Photo by Tearsa Hammock / San Francisco Public Press – See more at: http://sfpublicpress.org/news/2014-08/housing-solution-build-dorm-style-nano-apartments-for-newly-arriving-tech-workers#sthash.VFHdbgH7.dpuf
In Seattle, developers are racing to build what has become a wildly popular new type of apartment complex: “congregate housing.” Miniature studios averaging 150 square feet are so tightly packed that foldaway beds must be stowed during the day. Instead of an eat-in kitchen, residents can sometimes share cooking space with 30 other people down the hall.
Could what developers are calling “co-living for the middle class” help keep down San Francisco housing costs? If Seattle’s experiment is any measure, it might bring thousands of basic housing units priced below $1,000 per month, aimed at young single people who might not miss the extra elbowroom.
San Francisco has not exactly embraced the idea. In 2012, Supervisor Scott Wiener proposed allowing the minimum area of an apartment to go below 220 square feet. But after objections from neighborhood activists, concerned that profiteers would take advantage of the overheated rental market, allowed a maximum of 375 to be built citywide.
Efficiency and Profits
In the last three years, Seattle has built about 900 of the pocket-size dwellings and thousands more are on the drawing board. Though they are market-rate, congregate apartments can be cheaper than conventional housing, typically renting for $700 to $1,000 per month, utilities included, said Scott Shapiro, managing director of Seattle housing developer Eagle Rock Ventures.
That can look attractive in overheated rental markets. In May a one-bedroom Seattle apartment cost about $1,455 excluding utilities, according the Seattle Times.
The real estate markets in Seattle and San Francisco are similar. Almost every plot of land has something on it, creating fierce competition. And most land is zoned for single-family homes or other low-density structures, making it off limits for efficiently packed residential buildings. “There is basically no vacant land” in Seattle, Shapiro said. “We have to tear down something else to build.”
In 2010, developers there responded to that scarcity by building droves of micro-apartments, a precursor to congregate housing, to maximize the number of renters in each building. In Seattle, these apartments maxed out at 285 square feet. The design took off in 2011, when developers applied to build 533 micro units.
But from mid-2013 to early 2014, most applications — 732 of them — were for the even tinier congregate apartments.
Young and Single
The target consumer for congregate housing is a young professional who spends most of the time out of the house. “The majority is Gen-Y millennials, a lot of people in transition, going to Seattle for a job, or in school or just got out of school,” Shapiro said. “They want something safe, clean, affordable and well-located.” How do you know congregate housing is a good fit? “You’re never home — unless you sleep,” he said.
ASU Biodesign Institute has $1.5 billion impact on Arizona economy
These statistics about ASU’s Biodesign institute are just one indicator of economic impact of the bioscience economy in Arizona. There is a plenty on the horizon for bioscience facilities being built downtown with the merger of the U of A and Banner and the new $136 million facility getting ready to break ground. Read more about that: Regents approve $136M biosciences building in downtown Phoenix
Arizona State University’s Biodesign Institute has made an economic impact of $1.5 billion in its first decade of operation, according to a study by the Seidman Research Institute at ASU’s W.P. Carey School of Business. The annual direct economic impact is the highest for any single bioscience research institute in the state, and is projected to double again in the next decade. Photo by: Biodesign Institute, Arizona State University
Arizona State University’s Biodesign Institute has made an economic impact of $1.5 billion in its first decade of operation, according to a study by the Seidman Research Institute at ASU’s W. P. Carey School of Business.
New York and San Francisco are synonymous with out-of-control rents. But they’re more of a bargain than most of us realize. The New York Citizens Budget Commission, a nonprofit devoted to state and city government issues, recently ranked 21 large U.S. cities and found that New York, San Francisco, and Washington, D.C., (also thought of as an expensive place to live) were actually among the most affordable. How is that possible? First, families in these cities tend to earn more. Second, they spend less money commuting. The typical New York household, for instance, pays a ludicrous amount of rent, but most don’t own a car, since they can use the subway or a bus to get to work instead.
Like all rankings, this one should be taken with a grain of salt. The Budget Commission based its work on the Department of Housing and Urban Development’s Location Affordability Index. Play around on the government’s website for a while (it’s fun, I swear) and you’ll find that for some households, Atlanta or Dallas might indeed be more affordable than New York. In the end, I think the graph stands in for one big point. Americans tend to move in the direction of cheap housing. But my guess is that many families who go off to the Sun Belt in search of a moderately priced home with a yard end up underestimating the impact of commuting costs on their finances, since they’re simply more difficult to predict. (Do you know where the price of gas will be in two years? Neither do I.) And while housing is the single biggest piece of most family budgets, transportation comes in second, eating up about 17 percent of all expenditures. As the New York’s budget commission puts it: “The rent is too damn high! But the Metrocard is a pretty good deal.”