New Developments

If you’re looking into downtown Tempe as a place to live and/or are into the arts, take a look at this article in the Arizona Republic.  It talks about the possibility of bringing a global attraction to Tempe Town Lake just west of Priest Drive on Rio Salado Drive taking up the vacant space next to the Tempe Center for the Arts.

“Elements offers an opportunity to redevelop an empty strip of the Rio Salado bank between the Tempe Center for the Arts and Priest Drive into a global arts attraction.” - AZCentral.com

What a fantastic opportunity to not only bring a truly unique attraction to Tempe (and the entire Valley of the Sun for that matter) but to also spur more development in the Farmers Avenue District.  

At a REALTOR meeting last fall, Tempe Mayor, Hugh Hallman, discussed with us Tempe’s desire to create a district known as the ‘Farmers Avenue Arts District’ just south of the Tempe Center for the Arts.  With the open-minded approach that Tempe is taking in it’s downtown area it appears that the Farmers Avenue Arts District is starting to take shape.  

Ten years from now we may see a true urban arts neighborhood.  Currently, the Farmers Avenue area is being rejuvinated with developments like the Farmers Avenue Lofts, Millstone Townhomes, Regatta Pointe Condos and 525 Tempe Town Lake Condos complete or near completion and more planned, now is an exciting time for the downtown Tempe area - especially when you factor in that this area will be serviced by the light rail starting December 27!

If you’re interested in living and investing in the downtown Tempe area contact us and we’ll set up our exclusive fusionpower search to work for you sending you updates on property listings within the downtown Tempe area - or any area you’re in which you’re interested!

When working with buyers from larger cities around the country: Chicago, New York, Boston, Philadelphia and Seattle to name a few, it often comes as a surprise to these transplants that it’s not as easy to distinguish neighborhoods like you can in, say, Chicago: Bucktown, Lakeview, Wrigleyville, Lincoln Park, Gold Coast or The Loop.  I bring Chicago up because I happened to take a trip there recently and thought to myself, “What if Phoenix had grown up this way?”

“What if Phoenix chose to grow upward and not outward for the past twenty to fifty years?”

So here’s my wish list for the future. Nothing too crazy and some of it’s already in motion in some areas of the Phoenix Valley …

1. Density. Sure, there are acres upon acres of pristine desert out there fifty miles from the center of Phoenix but there isn’t much else.  I want to see a focus like Tempe has but in other valley cities.  Encourage growth like Centerpoint Condos, Mosaic and build the infrastructure that’s needed.  Or work to change zoning in areas to encourage more dense growth.But, while I am impressed with Tempe’s growth there are certain things that still make me think that planners haven’t done their job of planning.  Take for instance the CVS Pharmacy that is currently under construction on the corner of University and Mill Avenue.  While it looks like it will be a nice pharmacy at a prime location - and great for the influx of new residents moving in to the Mill Avenue District - it appears that the CVS will only be one story.  Not two.  Not three or four or five.  Just one.

   Better planning, in my mind, would’ve required CVS to include plans lofts, townhomes or condos above even if it only meant four or eight units.  And don’t tell me you couldn’t rent those units out once they were complete.  That would be a prime location for ASU students.  The units don’t have to offer a doorman, granite imported from the middle of some Mongolian mountain or exotic wood flooring.  No, they could be simple and well-made units that offer an ideal location for people who don’t make a quarter of a million or more a year.

2. Uniqueness. For the most part, Phoenix is a sea of stucco and tile rooftops.  Sure, there are pockets of uniqueness like Old Town Scottsdale, Historic Downtown Chandler, the Willow District near downtown Phoenix and the Mill Avenue District of Downtown Tempe.  But, I’m selfish and I want more.Along with density comes a certain degree of pride in an area.  Pride develops into creating a unique characteristic or personality for that area.  Whether it’s a neighborhood known for the arts, design, gays, a certain architecture, shopping, a certain ethnic group … I don’t care.  I want to be able to tell people “if you go to this area of Chandler/Gilbert/Tempe/Phoenix/Scottsdale you will find (fill in a unique description here)…”  Instead, you’re pretty much going to find more of the same as it stands now.

   Uniqueness can be added and these neighborhood personalities pushed along with innovative buildings that appeal to market segments.  For instance, a development like EcoLogic Lofts in Chicago’s Bucktown would most likely appeal to those interested in living a green lifestyle.  I’d imagine in ten years you’ll see organic bakeries, restaurants or farmer’s markets near this development.

   Tangent: Can someone please tell me why we don’t have developments like EcoLogic Lofts here in Phoenix?  Why aren’t there requirements for adding to the electric grid with mandatory solar panels integrated into building designs?  Sure, there may be developments here and there but it seems like the Valley of the Sun (keyword: sun) would be jumping on this type of design.

3. Mass-Transit. Sure, we’re well on our way.  I am very excited about the light-rail that debuts in the valley in December.  Connecting west Mesa, Tempe and Central Phoenix, the light-rail project is an exciting development.  Some cities, like Chandler and Scottsdale, are already thinking on how they can jump on that train and connect their cities to realize the benefits.  Most well-developed cities offer a mixture of light-rail/subway, buses and taxis.  In a city as large as the Phoenix metro area, you’d think there would be a viable option for those moving here to give up their car and only take mass-transit.  But there really is not.  Perhaps in five or ten years there will be in Tempe and Phoenix (if you work in those areas or out of your home) but there is not right now.If you planned on moving to New York City you’d give up your car for sure.  Chicago?  Most likely if you chose to live inside the sprawling suburbs.  Seattle?  Similar situation to Chicago.  The point is that the option is there.What the Phoenix valley needs is a focus on speeding-up the development of mass-transit options and integrating them into the current transportation systems.  Mass-transit directly deals with the current energy crisis and the brown cloud that persists over the Phoenix Valley.

That’s it.  Just three items.  Density, Uniqueness and Mass-Transit.  If planners for Phoenix Valley cities developed with these three things in mind I think we’d have a city that offers more than it already does.  Developments like The Metropolitan in Chandler and Southbank in Tempe are great starts.  Chandler’s recent announcements of light-rail and bus schedules are too not to mention Chandler’s ideas to add density to certain run-down, strip mall intersections.

But, being impatient, I sure wish I could jump into the future and see what this valley of opportunity looks like in twenty years!

I wrote yesterday about Chandler, Arizona’s initiative to bring walkable urbanism and higher-density living to intersections that currently have worn down strip malls.  It seems that cities who have been dealing with suburban sprawl a lot longer than Chandler are also on the right path.

The Wall Street Journal wrote about Sacramento’s Blueprint plan for changing it’s growth strategy.  The “Blueprint” for the future - which sets goals of how Sacramento should look in 2050 - was adopted in 2004 and includes goals of creating walkable environments where work, entertainment and living are all in the immediate neighborhood.  Furthermore, it connects mass-transit options so that if you do need to get across town you don’t have to jump in your car.

Four years later, Sacramento has seen a dramatic increase in higher-density building - to the tune of 533% more apartment, townhomes and condos while traditional suburban communities fell by 21%.

Those who encouraged the Blueprint took an ingenious approach to promoting the idea.  Rather than throwing a bunch of graphs and numbers into a PowerPoint presentation they utilized realistic imagery to show how traditional suburban streetcorners with worn down strip malls could be transformed into a walkable and much more liveable environment.

Take a look at some renderings here - and then imagine areas of Chandler, Tempe, Phoenix, Gilbert or Mesa (or whatever city you live in) and what would happen if they underwent similar changes.

Again, I say “Cheers!” to Chandler for starting the push towards walkable environments.  Chandler already has great plans for Historic Downtown Chandler that include more townhomes, condos, higher-density single family homes, an expanded convention center and more.  Let’s hope Chandler continues to promote higher-density growth and the continuation of linking mass-transit options.

Gas has been at $4 or higher for over a month and gas futures continue to rise through the $130 - $140  a barrel price range.  Oil refineries are losing their asses even with prices so high.

The result?  You can hear and see the change happening.  People are driving less and staying closer to home and reconsidering their “usual” plans.  Consider this:

My wife and I spent the Fourth of July holiday in Indiana.  On the night of the 4th, we were in a mid-size suburban neighborhood southwest of Fort Wayne, Indiana where we were both raised.  In recent past years the streets of suburbia were nearly vacant as most families chose to venture to the many nearby lakes and boat or to nearby major cities like Chicago or Indianapolis for the Fourth.  This year, 2008, it was almost like the hands of time had been turned back to when I was a kid.  Fireworks were going off all around us - indicating that families had chosen to stay home and entertain themselves rather than their usual Fourth of July routine.

I also heard it yesterday as I appeared for Jury Duty in Mesa, Arizona.  The rumblings of “I live in Surprise (a northwest Phoenix suburb, roughly 50+ miles from where we were in Mesa) and I had to drive all the way out here with gas prices like this!”  I even had a great conversation with man in his 50’s who was considering a move to the Mill Avenue District of Tempe so that he could walk to most places (he worked from home).

Times they are a changing. I’ve indicated before that there is an upside to $8 a gallon gas for the Phoenix Valley and the U.S.A.  We’re having a tough time dealing with $4 a gallon gas - how will we deal with it when the prices reach $5? $6? $7? $8?

The good news is that we are starting to deal with it now.  And Chandler seems to be dealing with it head on.  Recently, Chandler announced they would be adding 50% more bus routes to it’s schedule to connect it’s citizens to the light-rail opening in December in Mesa, Tempe and Phoenix.  They’re also adding text message alerts to make “waiting for the bus” less of a hassle allowing riders to be notified on their wireless device when a bus is a few minutes away from their stop.

But here’s an even better solution: real change in how we build our communities in the future.  Chandler has announced an aggressive change in zoning philosophy that could transform some major intersections from worn-down strip-malls to bustling higher-density walkable environments.  This philosophy changes Chandler’s current initiative which encourages redevelopment by giving strip-malls a makeover with tax payer’s money - a great change in my opinion.

Take for example the intersection of Warner and Alma School Roads.  Currently, a strip-mall that could use a makeover (preferably paid for by it’s owners and not tax payers) sits on the northwest and southwest corner while a Wal-Mart and PetSmart occupy the northeast corner.  A church sits on the southeast corner.  Here’s a very rough photo courtesy of Google Maps and it’s StreetView technology:

The strip-malls - especially with a Wal-Mart - contain the necessities of life.  There is of course the Wal-Mart for household items, a smoothie shop, a Chili’s, an English Pub called Churchills, numerous clothing stores, a dry cleaner, a day spa, banks and more.

What if two or three mid-rise residential or mixed-use (residential and commerical/office) were added to this intersection? Well, for one, people like my friend at Jury Duty would have a few more options for walkable environments in the valley.  For two, there would be an influx of people to this area.  With a thousand or two thousand more people living at this intersection and within a walk from life’s necessities a new walkable urban environment would be born.

Not only that, the residential mid-rise could allow for a mixed bag of demographics as well.  In most city neighborhoods people of all walks of life live side-by-side.  It’s not as segregated as suburbia has made us.  Think about it - from the moment a new home builder places a sign on a parcel of dirt we’ve segregated suburbia.  Potential buyers drive by a new home development sign and either say, “Oh look honey, homes from the $600’s, let’s check it out” or “Oh, what a great location but look, they start in the $600’s and that’s too much for us.”

Additionally, if mid-rise buildings are mixed-use and perhaps the first two or three floors are office space, Chandler can propel it’s economy and the hyper-local economies of these intersections.  Small businesses will flourish in these areas as well as give mid-size and larger companies options outside of downtown Phoenix for satellite or additional office locations.  Of course, workers at these locations will be able to walk to lunch and shop at the current businesses and the new ones that would pop-up as a result of these proposed mid-rise buildings.

Chandler’s plan is certainly in it’s infancy.  But if it picks a few intersections and encourages mid-rise buildings to promote higher density growth then I think we’re on the right track.  What would make the change even more exciting would be if Chandler promotes architecturally distinct buildings for the redevelopment.  God knows we have enough stucco and “desert colored” buildings in our suburban communities.  Innovative glass buildings with unique architecture would also promote neighborhood pride and create a distinction from one neighborhood to the next.

Chandler - and the entire Phoenix Valley - needs to consider growth options that are upward and not outward.  The infrastructure in many of our cities is fantastic.  Show me other cities that have three lane roads in each direction in the middle of suburbia?  You’ll be hard pressed to find them. The point is that we can support higher-density growth in Chandler, Phoenix, Tempe, Gilbert, Mesa, Scottsdale and all across the Valley of the Sun.

Cheers! to Chandler for creating a model for future growth.  Now let’s hope the plan becomes reality!

It seems to be all the rage these days. More and more, in cities all across the country, people are taking a second look at how they get from Point A to Point B. And not only that, they’re making sure they make the most of each trip so there are not wasted trips and thus wasted gas.

I bet back in the day - or everyday in a real walkable city like New York City - when someone is going out for whatever reason, he makes sure that wherever he’s going that he takes care of everything he can. Cities across the country, including Phoenix area suburbs like Chandler are rethinking their mass-transit options. Chandler, as an example, is increasing bus service by 50% to handle new found demand for its  bus services. Not only that, their goals include convenient routes to link its riders to the light-rail stations in Mesa and Tempe while offering text messaging services to notify riders when a bus is nearing a stop (what a fantastic service!).

But what if - just what if - daily tasks like getting to and from work, grabbing a gallon of milk or a pint of beer, taking a yoga class and getting to the airport were all possible without turning on a car and fighting traffic?  Is that even possible in this sprawled-out suburban valley?

Enter a great website that can help to answer that question: WalkScore.com

After entering your address, or perhaps the address of a property you may be considering your next or second home, you’ll find out just how “walkable” that location may be. You’ll have instant access to the distance from that property to grocery stores, convenience marts, bars, theaters, gyms, schools and more.  WalkScore even throws all this information on a nice GoogleMap.

The website then creates a rating from 0 to 100 indicating if that location is walkable (a 100) or will require you to continue to she’ll out $4+ a gallon for gas (a 0).

You might be surprised at what your home is rated. For most people’s lives gas has been cheap and because its easier and more convenient to jump in the Jeep to grab a gallon of milk at the grocery store that’s 0.3 miles away, well that’s the option most people choose.

But in walkble cities - regardless of weather conditions - people don’t think twice about walking a half mile or more to meet friends for dinner, grab a pint or gallon.  The surpise to me was that in my area, I have the man necessities within walking distance - grocery, restaurants, bars (if that’s a necessity), banks and convenience marts. Yet I can honestly say I’ve only walked once to the grocery store and a few times to nearby restaurants and bars.

Here is one great walkable area and one up-and-coming/soon-to-be walkable areas of the southeast Phoenix valley:

Centerpoint Condominiums :: 111 W 6th Street, Tempe, AZ :: WalkScore of 97

The only thing really missing in downtown Tempe’s Mill Avenue District is a full grocery store - and that’s coming at nearby Mosaic (hopefully sooner than later) with Whole Foods.

San Marcos Commons :: Downtown Chandler, AZ :: WalkScore of 72

An up-and-coming area, Historic Downtown Chandler offers a respectible score of 72 with many restaurants and bars within walking distance but lacks a reasonably decent grocery store - a Wal-Mart is well over a mile away.

With the addition of mass-transit options in the valley, areas like these will offer residents a neighborhood that brings many of life’s necessities within a short walk and brings the rest of the valley via light-rail and bus connections.

A recent article at CNN discussed how suburbia as we know it may be changing …

Long story short, those interviewed in the article predict that because of things such as energy prices and a movement towards “walkable urbanism,” McMansions will soon be multi-family housing for poor families and once blighted areas of urban cores will become the “new American Dream.”

To me, the article has much relevance to the Phoenix area. More than any other city I’ve visited, the Phoenix metro area has taken the concept of suburbia and taken it to new levels. A drive from the center of Queen Creek, AZ to downtown Phoenix is just under 40 miles - each way. From Surprise, AZ to downtown Phoenix? 30 miles each way. That makes it just under 70 miles from one suburb of Phoenix to another.

To put it in an even crazier light:

The Phoenix metro area encompasses 514 square miles. The Los Angeles metro area, often the worldwide definition of a city whose suburban sprawl is out of control, encompasses 469 square miles.

It’s pretty crazy when you think of it that way, in my opinion. My wife and I, who are expecting our first child in October, have been considering a move within the next year due to our changing conditions. We’re torn between wanting to look further out to get more house or paying the same (or possibly more) and getting less house but closer in to the action. And by action I mean shopping, entertainment, etc. We’ve even considered one of Tempe’s downtown area which would allow for “walkable urbanism.”

When we found out we were pregnant we were paying gas prices of under $3 a gallon in Phoenix (the average in February was about $2.80). Now, a little over four months later the average price has soared to $4.14.

In my opinion, “high” energy prices are here to stay. As nice as it was while it lasted, America has been living in a dream world with such low energy costs compared to the rest of the world. As a result, we haven given a second guess to continued development and pushing the edges of suburbia further out. Moving “up” versus “out” would not have allowed for a large backyard, pool and 3,000 square foot McMansion.

But, as I’ve said before, I think that due to the surge in energy prices we’ll start to see real advancement in alternative fuels and mass-transit.

Because that’s my opinion on energy prices, my wife and I are taking our search for a new home not outward but inward. Giving up space to be a part of a walkable neighborhood like downtown Tempe. Saving on gas and reducing our carbon footprint is also a plus.

What do you think? Do you think much of suburbia is on the verge of flip-flopping from a slice of paradise to an area for financially-challenged families?

Feel free to leave comments and let me know!

the first thing my sister said when she first came to arizona to visit me and my wife was, “wow, everything is very earthy and looks the same. i guess that’s nice.” of course, she lives in naples, florida where things aren’t strikingly different either - but there are still enough differences from building to building that it keeps it interesting.

here we are in one of the fastest growing cities in the country and we still think that not only should most homes look the same (only certain colors are allowed, certain plants, certain colors of roofs, certain textures … the list goes on and on). homes look the same. most buildings and strips malls look quite similar as well.

and this story continues in chandler. aloft hotels, owned by starwood (W, sheraton, westin and more), is planning one of it’s first aloft concepts in the country in chandler in the downtown ocotillo development in south chandler. downtown ocotillo is being billed as “santa barbara style architecture.” that’s great. i am actually very excited to see the final product. who doesn’t like santa barbara?

aloft’s architectural proposals are very modern - which go along with the hotel’s theme. aloft will be similar to the W Hotel chain in that it will be very modern and edgy. chandler is up in arms because the aloft hotel is going to be above two stories and unsanta barbaraish (if that’s even a word/phrase!).

i think it’s time chandler started to think like tempe. i previously wrote about the south bank project at tempe town lake which encourages architectural freedom from building to building to create a NYC SoHo atmosphere. why can’t chandler appreciate diversity as well?

The City of Tempe continues to impress me with it’s forward-thinking attitude for downtown Tempe and Tempe Town Lake. In just the past year we’ve witnessed the future of this central valley city start to come to fruition. The first two of four of the Centerpoint Condominiums have been erected and residents will be moving in shortly. Some developments, like Mosaic and Lumina, are starting to take form (either in pre-sales or dirt movement) while others have been tabled given the current housing market.

But, through the current housing market comes the very optimistic Wolff Company with South Bank. Located on the south side of Tempe Town Lake roughly half-way between ASU’s Sun Devil Stadium and Tempe Marketplace will lie the very impressive South Bank.

With over 3.6 million square feet of mixed-use development on 27 waterfront acres, South Bank’s developer hopes to create a district that gives a SoHo (New York City’s SoHo district in Manhattan) feel. The City of Tempe has already approved the plan for South Bank allowing architects and designers freedom in their designs allowing for up to twenty uniquely designed high-rise buildings (up to 22 stories).

Over 2.2 million square feet of residential condos, lofts and townhomes will be built in the middle of what’s sure to strengthen one of the valley’s employment centers. A high-rise hotel and just under 900,000 square feet of commercial and just under 300,000 square feet of retail will only add to what is sure to be a destination for valley residents and tourists.

Is it stupid to be investing billions of dollars in times like these? Many would say yes. However, I think by the time the development is ready to sign leases and purchase contracts the valley’s housing woes will be behind us.

It’s fascinating to me to see the area around Tempe Town Lake start to rise up. Ten years from now it will be hard to remember what it looked like at the turn of the century.

Read more about South Bank here.