Two weeks ago, Lyssa Hall, Senior Landscape Architect for Parks Development at Parks and Recreation told me about the Final Report on Greening America’s Capitals: Lower Grand Avenue, Phoenix (PDF).

The report provides short, mid and long term strategies for the redevelopment of Lower Grand Avenue into a vibrant corridor.

Here is a major development: it mentions a possible street car or trolley in the future. That is a HUGE win for the Grand Avenue Rail Project (GARP) which I wrote about a few weeks ago as being in danger of losing its Phoenix support when a neighboring city received a proposal to take our trollies and add them to their local museum.

The mention of the possible trolley in the Greening on Lower Grand report is not an endorsement by the city, but I believe that the city needs to get behind this economic development project.

I joined the non-profit Grand Avenue Rail Project (GARP) board shortly after it was first proposed and we are working to get recognition of what a great return on investment this represents. If funded, it would mean that you could ride the modern light rail in from the burbs, jump on the old Trolley and visit all the galleries and sites that will inevitably populate Grand Ave.

But, it is less about transportation than it is about what happens when you have a feature like this in an area like Grand. If you look at the buildings along Grand, most of them were built when Grand was THE shopping street in Phoenix. They are close to the road, the sidewalks are wide. Basically, the architectural environment is in place for new businesses to spring up. Behind those buildings are hundreds of old bungalows that have been largely neglected. A project like this will encourage historic renovation with the fervor that we saw around the light rail line recently.

That represents more dollars in the local economy, new businesses and higher value homes. All from a 1.5 mile trolley line.

And, who knows? That short trolley line could eventually make its way all the way around downtown. This is just a start.

Now, that’s economic development.

Now, as for the process:

It is the Parks and Recreation Department’s mission to be the best Parks Development Division in the nation. To this end, public meetings “community design workshops” were held over three days in Feb and March, put on by the Grand Avenue Merchant Association (GAMA) and the U.S. Environmental Protection Agency. The result of those meetings was finalized on September 10 by the Environmental Protection Agency and can be found in this Final Report:

The Streets Transportation Department will be presenting the findings from the workshop and report at the Parks, Arts, Families and Seniors Subcommittee on Oct 9th at 10am in Phoenix City Hall, assemble room A. If you are unable to attend the subcommittee meeting, they will be televised and archived for viewing.  

The estimated cost to build the trolley infrastructure, outfit a new museum on grand and operate the system: $10 million. I’ve heard transportation planners say $50. I think that is high for 150 year old technology.

Regardless, believe that the resulting new home sales, infill development and business starts along grand will be worth ten times that. Please contact your city councilmen and let them know that you support the Grand Avenue Rail Project.

The folks at Co+Hoots have been temporarily working out of monOrchid for a couple months while their new office digs are finished, further downtown.

We’ve had a great time together, but when they leave there will be a few coveted spaces open around here. This is a great place to work.

I should know, I work here. We have a coffee shop, inexpensive but urban-hip office space, access to specialists in all fields and other amenities.

Check out this PDF document with the expected upcoming vacancies and the prices.

Give me a call at 602-456-9388 for information.

There was a great story on KJZZ yesterday morning on their Changing America series. Reporter Peter O’Dowd talked about how retirees are moving into downtown areas and urban cores along the Valley Metro light-rail line.

Finding homes for these folks in CenPho is driven by a need I saw coming years ago: Baby Boomers—the post-WWII generation born between 1946 and 1964—are changing the way we view retirement. I say that because I have helped many folks in their retirement years as they search for homes in downtown. So, this story really hit home.

“As a group,” said Landon Jones in his book that coined the word, “[Baby Boomers], were the wealthiest, most active, and most physically fit generation to that time, and amongst the first to grow up genuinely expecting the world to improve with time.”

It should come as no surprise, then, that 60 housing units are opening at the end of this month in downtown Phoenix, along the “pedestrian friendly street with historic sidewalks and that sort of thing”—which is how Gordan and Company Developer Brian Swanton described Lofts at McKinley in the KJZZ piece.

The Lofts will attend to the lower and middle income residents, 55 years and older. It’s just a few blocks from a light-rail station. When the complex broke ground last year, KPHO reported,

Despite the lower price tag, amenities will not be cheap. Tenants met by doormen, high end appliances and even green products. Recycled water for irrigation purposes. Rent will range from $400 to $900. Eligible tenants must have an annual income between $18,000 to $32,000.”

There aren’t many seniors or retirees who can afford early retirement these days. Guaranteed pensions are even less likely. Swanson said that by 2013 close to 300 units for seniors will be available along the light-rail line between Phoenix and Mesa.

Shannon Scutari, who leads the Sustainable Communities Collaborative (and is quoted in the KJZZ piece), “helps coordinate a 20-million dollar fund to kickstart financing for affordable housing near transit. Without various stacks of private money, Scutari says the banks just aren’t interested in taking the risk on their own.”

Encore on Farmer is another senior housing complex that opened January in downtown Tempe.

The prospects are not just for rentals, but also for home sales in CenPho and downtown. This is what I find so exciting. I love the diversity. As a famous baby boomer said, “The times they are a changin’….”

There are plenty of homes, town homes, patio homes and condos for sale that meet this need. Please give me a call at 602-456-9388 if you are interested to learn more.

[Lofts at Finley photo: combusean] [Baby Boomers photos: NGOA&ENGAF]

Nobody has any idea. But I predict that, while it won’t be as dramatic as our last, it may go on for a while.

Here’s the analysis:

After the presidential elections in November, regardless of the winner,  prices will continue to move upward. How do I know this? And why does this sound like a weather report prediction?

It’s because the coming change in home-buying patterns is showing evidence of a refreshing rain moving our way. After a six-year long summer of dry, cloudless skies, we’re beginning to smell the change in the air. A break from the scorching heat is a ‘comin.

To say it without the weather analogy, the increase in buying will continue, in part because a lot of companies are holding off on major projects and hiring until after the elections’ fallout. However, that upswing won’t be dramatic because our national debt and energy prices will continue to be a drag on our economy.

In regards to prices, we don’t see where new inventory in our Phoenix market will come from, especially in CenPho. Tight inventory means higher prices.

Mark Zandy, one of the nation’s preeminent housing analysts was on the Diane Rems Show yesterday morning talking about prices and how they are continuing to move upward as distressed properties are going away.

In Phoenix house prices have gone up 30% from last year. Yes 30%.

Take a look at the graph below, showing the Monthly Average Sales Price Per Square Foot. You can’t see the wind, but you can tell how and where it’s moving by watching the things it affects.

This chart shows a snapshot of four years worth of housing prices on the move. The brown line on top, the one with the greatest upward spiking is 2012.

My expert conclusion?

The heat is unbearable and so many people are walking around with sunburned proof of the long, hot summer. If you’re thinking of buying, make your move and buy now.

I want to say this very clearly: while prices will be going up for the foreseeable future, they won’t return to 2007 levels for years. So, if you are thinking to BUY, do it now before you lose another 30% of your buying power. If you think you want to hold off SELLING until you hit 2008 prices again, don’t expect to see that again until 2020.

If you want more information, please contact me at 602-456-9388.

From the “In Case You Had Not Already Heard” department….

This news is a few days old, but I wanted to touch on it because this says a lot about all of the work y’all have been doing to emphasize supporting local.

The Arizona Capitol Times spoke with Phoenix Mayor Greg Stanton about it:

 

Not only is the city following a policy that provides for prudent and efficient investment, but provides additional funds for consumer and small-business loans in the local economy.”

Another reason for the city’s investment is to hopefully get a higher rate of return on some of Phoenix’s other investments. This move isn’t a totally unique one as several cities around the country have been implementing plans like this to manage their money in the fallout from the financial crisis.

It sounds like a novel idea and it stimulates and benefits the local economy, so why aren’t their reports of a high number of states and cities implementing such a plan? Says the Capitol Times…

Investing money in local banks isn’t easy. State law requires that the city’s bank deposits be insured by the Federal Deposit Insurance Corp. to prevent it from losing taxpayer money if the bank fails. The maximum federal insurance on low-risk investments that the city might utilize, such as a certificate of deposit, is $250,000. That could require the city to work with many banks if it hopes to invest anywhere near $50 million locally.

For these reasons, Phoenix mostly invests in U.S. government securities.

Jeff Dewitt, the City of Phoenix Finance Director said the city probably can’t invest more in local banks likely could not invest more in local banks given FDIC insurance limits. The East Valley Tribune also reported that Phoenix has a team of in-house investment managers who oversee its deposits and ensure that city funds are protected while earning the highest yield possible. Dewitt said the city is inviting local banks to submit applications with their investment pitches. He said proposals must be completely FDIC-insured or collateralized and offer a higher rate of return than U.S. Treasury notes.

As Local First so wonderfully reminds us,

The flow of these dollars will recirculate throughout the local economy, creating jobs and securing a strong economic future for our community. If you are a locally-owned and operated bank or credit union: Phoenix’s Finance Department will be accepting applications from local banks that have an interest in providing CDs and other FDIC-insured products to the city.  Local banks can contact the city’s Finance Department at 602-262-7166 for more information or to submit an application.”

Photo by Stacy Champion

There is an interesting buzz around downtown, along the Roosevelt Row. Spaces are filling up along Roosevelt as the economy rebounds.

There’s the Concordia Eastridge Complex going up—slowly rising up to replace that empty dirt lot that used to greet you as you exited from off the I-10 exit on 3^rd street. As I pulled off that very exit this afternoon, I said to a friend, “Look at our new entrance to downtown Phoenix. No more greetings from a forty year old dirt lot. This is looking to be a proper welcoming. ”

And there’s the old Canvass location at 3rd Street and Roosevelt, which back in 2008 was all talk about the multitude of places going in, but which never materialized (see the link for an artist rendering and a list of venues planned, but not done) and which is now getting a bunch of new goodies: an ice cream parlor, a Vietnamese restaurant, an Italian restaurant, and a French restaurant (operated by Duc and Noelle Liao, chef-owners of Scratch Pastries). According to the Phoenix New times, four leases were signed last month so this isn’t just wishful thinking or hearsay.

Speaking of Scratch, there’s an interview with Duc and Noelle called, “The Sweet Life” in the July/August issue of Java Magazine. (The link is a little weird, it’s a photo scan of the magazine, so just click the little arrow at top middle to read the 2^nd page of the article).

They have had such great success with Scratch Scottsdale that they are opening a second location next fall….it will have a café and an adjoining pastry shop, and Noelle emphasizes that the new café’ will be much more than a coffee shop…the new Scratch will also have a full kitchen/full menu.” ~ Jenna Duncan (Java Magazine)

Don’t miss out on all the new opportunities coming to Roosevelt. I’ll update you on all the other  new places as I hear about them in the days ahead.

Of course, don’t forget that I now have a workspace here at monOrchid, next to the new Songbird Tea and Coffeehouse. See the story, here.

Many of you know the role that monOrchid played in the establishment of First Fridays over 13 years ago, back when people still hosted raves and Clinton was still President.

You could not do First Friday without stopping first at monOrchid.

The recession slowed business for a while, but owner Wayne Rainey powered through with a rag tag fleet of artists, architects, designers and the like. Now he is announcing new additions and new incentives to his “creative  co-lab.”

First, for the uninitiated, a creative co-lab is a space where you can have office space at a great price and access to other folks in your industry. While you don’t necessarily need to be an award winning photographer, for instance (I’m not and I’m in here!), being here gives you access to folks with whom you can collaborate, market and create new ideas.

You also have free access to the conference room, wireless and a kitchen. Soon to come is a media room where you can print, cut, copy and touch-up. You can also have access to the industry standard cyclorama and event space.

The folks over at Co-Hoots have proven recently that there is a huge market demand for this and we all share the same vision for a creative hub in downtown.

So, what is new? First, the Songbird Coffee and Teahouse plans to open by July 9th, which will greatly increase foot traffic and give you the much-needed caffeine to get through your busy day.

Second, a bunch of us are moving in to help make this dream a reality: Get Your PHX, Stacey Champion and Cesar Chaves Design are the most recent.

Third, the massive loft spaces, which can be broken up in to affordable creative stalls, are available with a new price structure.

Finally, if you sign a contract between now and August 30th, you will get 25% off event space and studio rental for a year.

This is your chance to get inexpensive bricks and mortar in a reinvigorated downtown establishment.

See this link for floor plans, availability and prices.

Please call me at 602-456-9388 or ken@getyourphx.com for more information.

I was recently introduced to the 2012 Centennial Edition of the Bicycle Map and Phoenix Historic Neighborhoods  (PDF).

It was created under the guidance of Joseph Perez, the city of Phoenix Traffic Safety & Bicycle Coordinator (May 31, 2012 video), so I had high hopes for what Joe might bring to the mix.

I’m hoping people using the map will see the close proximity of the historic districts, bike trails, canal paths, and light rail stops, and think, ‘I should move here. It’s so close to everything,’  Perez told me when I asked him about it.

As it turns out, I live in the Campus Vista historic district and own a bike, so I felt endowed with certain unalienable rights to… put this map to the test.  Campus Vista is one of the 35 historic districts profiled, colored, numbered for easy recognition in this unique little fold up map. My neighborhood (light blue, #4):

Campus Vista. The opening of a new campus for Phoenix College in 1939, just outside city limits, created a demand for nearby housing. Bordering on the eastern and northern campus, the homes in this district represent a heterogeneous collection of mid-20th century domestic architectural styles.

Eager to start my journey, I head east on Thomas until I reached the yellow dots at 5^th ave and head south. This dedicated bike lane takes me through a dark orange neighborhood, one of my favorite places to buy and sell homes, and one of the most popular historic areas to walk, drive, or bike through: the Willo District.

Showcasing a wide variety of home styles including Tudor, Spanish Revival, Bungalow and Ranch, Willo is one of the largest historic neighborhoods, with majority of construction having taken place during the 1920’s-1930’s. Significant architectural changes in Willo can be marked  in the neighborhood starting with the earliest development near McDowell, and progressing north toward Thomas.

As I leave Willo, I cross south at McDowell and enter the Roosevelt District,

The first Phoenix neighborhood to be designated a historic district… A typical “Streetcar” neighborhood, its narrow and deep lots often showcase both California and Craftsman Bunaglow.

It’s a wonderful ride and I slow my pace even though it’s over 105 degrees out. (One has to have priorities, you know.)  A bit later, I follow the dedicated bike path over the I-10 freeway, then stop as I’m struck by the proximity of the majestic Kenilworth Public School building (and not just because I see my name is in it).

View Phoenix Historic Districts in a larger map

I’ve reached Fillmore. The map shows my path as orange dots, a “Bike Boulevard” that leads east through central Phoenix to 7^th street and the Garfield Historic District–- “modest bungalows, Period Revival homes, turn-of-the-century structures and a concentration of Pyramid cottages.”

A bike boulevard is designated visually on the road by ‘sharrows’, two white parallel arrows over a large white bicycle that make it obvious the road is to be shared with bicyclists. This summer, the Bike Boulevard (begun in a public meeting in 2010) will be completed when it reaches the Grand Canal Trail at 33^rd street, leading bicyclists from there into Tempe. (Read the full story here.)

SRP has plans to install a pedestrian bridge this year,” said Perez.  “To help connect the boulevard to the Grand Canal Path immediately east of Indian Trail but seperate because of an irrigation ditch.” [update: the bridge is now complete at Garfield & indian Trail!]

If you’re a bit skittish about sharing the road with cars, like I am, you might reconsider when you read Taz Looman’s Blooming Rock post, “Why I Converted from a Sidewalk Cyclist to a Street Cyclist”.

Well…Bike Boulevard and the land of Garfield awaits…I’m off!

This Thursday, June 14th, is Yoga in the Park.

We got some great goings on here in the land of the PHX. Check these out….

Every Thursday night in June, July & August, from 6:30 – 7:30pm, you should bring your Yoga mats for the FREE All Ages Yoga Classes at Civic Space Park‘s A.E. England Gallery. (It’s inside, behind the walls where they hang the art. There’s a a huge room for things like this. Cool, huh?)

(photo: Michael | Ruiz)

Oh! And bring a blanket, too. Cause afterwards, from 7:30 – 9pm, Walt Richardson will be playing a FREE concert. I’m assuming you know who Walt is–if you’ve lived in Phoenix metro for any significant length of time, you know, but just in case you don’t, check out his website at his link and this the 2000 feature article, “Harmony Grit“, from the Phoenix New Times.

For more info, check out the Yoga in the Park flyer.

This Sunday, June 17th, 2012, is Father’s Day.

Are you taking your father/grandfather on the FREE LIGHT RAIL this Saturday, the 16th, to the Van Halen Concert at US Airways Center? (No, no, not everyone goes free on the light rail. Just those going to the concert.)

If that’s not your speed, why not take dad/grandad to the Arizona Science Center (ASC) for FREE GENERAL ADMISSION, 10am – 5pm? Yep. Completely free. In honor of Father’s Day, the ASC is also handing out 200 family 4-packs of tickets to their upcoming feature exhibition of Raytheon-sponsored, MathAlive!

(photo: public domain)

This unique exhibit debuted in March of this year at the Smithsonian and is “designed to excite students by making real-world connections between math and the activities students already love to do,” said Raytheon Chairman and CEO William H. Swanson. “Our goal is to engage and inspire today’s students to remain interested in math and science so that they have the opportunity to become the engineers and technology leaders of tomorrow.”

The Arizona Science Center is also participating in WIRED Magazine’s National GeekDad Day this coming Sunday. I get Wired. This Geek Dad issue was a great idea!

Dads and kids will be able to take part in these special hands-on activities :

– baseball dissection
– light stick dissection
– saltwater batter exploration
– build an art bot
– make electric play-doh

On March 6th, 2012 the Facebook page of the Evans Churchhill Neighborhood featured a photograph of Mayor Stanton cutting the tape for groundbreaking of the new Concord Eastridge in-fill project (located on the two immediate blocks south of Roosevelt, between  3^rd and 4^th street) and wrote, “It promises to be a rewarding addition to our neighborhood and the Roosevelt Row CDC area.”

What you’d expect here is a photo of the glorious $52 million dollar housing project. And though you can follow the link anytime you want, I hope you’ll take a minute or two to be reminded of the history of this plot of land. A big part of the reason Phoenix is accused (by residents and non, alike) of not having any history is because when something new starts to rise, there is scarcely a memorial of what’s gone before.

According to historical imagery from Google Earth (left), the real estate of this block has been empty and barren since at least 1992.  (Note monOrchid, top left of the photo, the location of our next Get Your PHX event).

As long as I, or anyone I’ve asked, can remember, this was what it always looked like. The foundations of buildings are all that remain.

In May 2010, playwright and screenwriter, Dan Frey, captured the essence of this very block when he described it in his contribution to the Phoenix art exhibit, ‘26 Blocks’:

“Mostly just space now. Space for Terry to fill shopping carts with recyclables until there’s enough to sell. Space for those kids to smoke and see anyone coming before they get in trouble. Space for an Asian-fusion-smelling breeze to cool you off. A space everyone looks through and walks around. Which makes it the perfect place to stop and look up.”

It also made it the perfect place to stop and look down, as ’26 Blocks’ photographer Chris Loomis showed us in this helicopter shot of the same location.

For two years, the crop circle has been there. Like a target, waiting for something new to set its sights on the future of that block.

March 16th, 2012, two years later,  the Phoenix New Times publishes an article and updates our collective memories with photographs of the work-in-progress: “Construction on Concord Eastridge’s Roosevelt Row Apartment Complex in Full Swing”.

 “$52 million dollar housing project…[to be] completed June 2013… two buildings, one seven stories, one eight stories…325 apartments will be located in each building, as well as 7,500 square-feet of retail and restaurant space on the ground level…500 square-foot studios to four-bedroom apartments…high-speed Internet, private gyms, and swimming pools”.

The New Times article also mentioned that Greg Esser (long time partner of Cindy Dach, who we wrote about in a post last week about Changing Hands) was in attendance at the groundbreaking. If it feels like this blog post is cross-referencing itself more than usual, do read the excellent Downtown Phoenix Journal post from this Feb., “Creating Downtown“, where you’ll see just how interconnected Greg Esser, Cindy Dach, Wayne Rainey (owner of monOrchid), are…and why.

Writer Susan Copeland has a paragraph in the article which she uses to make a great point. One worth clipping here:

Wayne Rainey, Kimber Lanning and Dach/Esser all bought buildings and created art spaces within six months of each other. The prices were low enough at the time to make the spaces affordable. Dach says that artists are natural problem solvers. “We looked at the closed up buildings and dark spaces and said, ‘Yeah, this sucks. How can we fix it?’”

Phoenix New Times says “[The Concord Eastridge Roosevelt Row Apartment Complex will] change the face of the Roosevelt Row arts district.”

It certainly will.

My hope is that it will also remind us of the crop circle target on the long empty lot, and that we should continue to work on Phoenix by setting our sights on the empty lots that remain.