Monday, June 8, 2009

Loop 202 News

Here's a message from ADOT Spokesperson, Timothy Tait, offered as a follow-up to concerns from residents after the Local Laveen Summit last month:

At this point, ADOT is awaiting direction from the leaders of the region on how to proceed forward. While a freeway has been proposed up to this point, we recognize that this may change into a different type of roadway. "What" is not decision of ADOT, but of the leaders of the region through the Maricopa Association of Governments. ADOT doesn't plan Valley freeways -- rather, we serve to complete the formal studies, design, construct and maintain the network.

South Mountain does have a long history. ADOT completed the first environmental study in 1988 before regional funding fell short and the freeway was removed from the planned highway network. Through the 2004 vote in Maricopa County, ADOT again received funding to study the South Mountain Freeway in 2006. Like any Environmental Impact Statement for a long, complex project, this study has taken time. At the time we were stopped because of the roadway-configuration debate, the study was on track for release this summer. That, obviously, cannot happen at this time. Any change from the 10-lane freeway concept will require some degree of reanalysis to conform with all federal regulations, since this is a Federal Aid project.


Another take (or two) on this issue:

Mr. Tait's statement above was prompted by emails from two Laveen residents, one of whom has been a member of the community for several decades and the other a more recent addition. Each had a different perspective on why we need to make the Loop 202 freeway a reality in our community.

One of the residents, Mary, moved to Laveen a few years ago (as did I). She did not move to Laveen because of its past heritage, but because of the proximity to downtown Phoenix and availability of nice new homes, golf courses, and the promise of future development. Mary is concerned about Laveen's economic growth and sees the freeway as a way to spur this growth, as well as provide a bypass for the I-10 freeway through Phoenix.

Shelley has been in Laveen since the 1960s and has seen the community grow exponentially in recent years. She does live here for the ranch lifestyle, but sees the freeway as a much needed reliever for all the traffic that our recent growth has brought upon the community. She cites the fact that many "old Laveen" residents share her view, despite the very vocal few who essentially deny our growth trajectory as a reality. She notes that, "Our growth is a fact of life and with it comes the need for better transportation." Furthermore, she points out that we need to get the already busy bypass traffic off of 51st Avenue and onto a freeway.

My take

It's interesting....well, interesting to me at least: I initially thought that I couldn't offer a new perspective to those posted above. But after I drafted my response, I think I came up with something of a judicious and refreshing addition to the discussion (oh please, stop with the flattery). If you have been reading my blog posts, then you already know that I'm something of a "big picture" thinker; in which case my viewpoints will not likely surprise you.

I feel that both Mary and Shelley are correct in their assessments about Laveen's transportation needs. We have experienced significant residential growth in recent years and are poised for even more thanks to our proximity to Phoenix's central business district (and ASU, the airport, Glendale, etc.). Furthermore, we are well positioned to cultivate our ongoing growth into a great new model for a suburban community, building on the plans already hotly debated and settled (hopefully), thanks to groups like the LCRD and the city-county collaboration that resulted in the Southwest Regional Growth Study (see link on the side-bar of this page). Laveen is and always has been a rural community, and our master plan of record would ensure that this remains true as we welcome even more residents and businesses.

At a time that our metropolitan region exemplifies and amplifies the housing crisis affecting our country, people are becoming more selective in their choice of residence because they now have more options than ever. Again and again, research and intuition collide in acknowledging culture and character as some of the toughest qualities to break and some of the most important to people. Therefore, I hope that Laveen will continue growing to provide modern conveniences while maintaining a unique character and proud legacy (note: look to the series of highly critical articles that The Economist published back in 2005-2006 about Phoenix and Scottsdale).

If we don't preserve something of the old Laveen--and build upon projects that celebrate its history--we offer very little to future investors besides proximity to downtown, the airport, or the South Mountain foothills. So, while our master plan helps to preserve Laveen's character, the completion of a local freeway helps connect us to the rest of Phoenix, thus enabling Laveen to better complement all of the other communities that make up this ever-growing city and huge metropolis. So while it provides a much needed local commuter route and a regional bypass, the Loop 202 South Mountain alignment also makes possible such regionally important developments as a hospital, a super-regional shopping center or two, additional office space, and the ancilliary employment that supports the above--all coincidentally slated for Laveen, but benefiting the rest of the region as well.

Conclusion

So what do we need to do? Well, for those of us with our feet firmly planted here, the answer is clear. We need to do what we can to advocate for the continuation of all Loop 202 studies and the eventual completion of the South Mountain Corridor, whether it be a freeway, parkway, or a major thoroughfare by any other name. I'll follow up on this soon, but for now, I would recommend contacting your MAG representatives (political representatives, not staff). Also, make sure you tell your friends to do the same. If you know anyone in Michael Nowakowski or Mary Rose Wilcox's office, then by all means call them. Be the squeaky wheel; you might be surprised at how receptive both offices are.

*If you are the diplomatic type, then please help your pitifully misguided friends and family in Ahwatukee understand that they too should support the Loop 202 South Mountain Freeway. Very few houses stand in the way of the proposed freeway's path, and those that do shouldn't have been built anyhow. Plus, imagine how convenient it will be when our friends at Club West can take advantage of our new retail and hospital, neither of which will likely come to Ahwatukee anytime soon without the freeway.

*And one more thing.... I've heard that Mayor Phil Gordon does not support the freeway. If this is in fact true, then I beg you to convince him otherwise. I think it's absolutely insane that Mr. Gordon would stand on the wrong side of this issue. Even if he prefers the support of Ahwatukee to that of Laveen, I would think he could benefit from the job creation that could come from the Loop 202--both short and long-term.

Tuesday, June 2, 2009

What's New in Laveen Retail

As mentioned in my last post, I've been traveling a little during the month of May.... One of those trips was to the International Council of Shopping Centers' annual conference in Las Vegas, where I confirmed that Goodwill signed a lease or build-to-suit agreement for 35th Avenue and Southern (Mervyn's center). This may be a welcome note to my readers, or not; but I will say that we have merely caught up with the rest of the valley in welcoming one of their stores to our community (see http://www.goodwillaz.org/locator for a map of existing locations). After driving all the way to their Tempe store on Saturday with a truck full of stuff, I guess I'm happy to have a closer donation center.

From this information, I made two observations. One is that we will finally have a tenant generating legitimate traffic to this shopping center, which is good (aside from US Bank, of course, which is still open for legitimate business). The other is that Goodwill is planning for a pad location, which verifies past news from Staubach representatives that they have secured other users for the empty Mervyn's space. I need to put in a call to Michael to verify the proposed tenants, but last I heard it was a Ross and Hacienda Mercado (California-based Mexican grocery).

So that leaves two more empty shopping ceneters in our area: 35th/Baseline and 27th/Baseline. I have heard rumors that both of these are going back to the banks (more or less confirmed for 35th/Baseline). While I know of several investors who have made offers on the Laveen Village Center (35th), I can't imagine what anyone would do with the smaller one at 27th/Baseline. Let's just say that I think we'll see activity at 35th before anywhere else. However, this center is owned by Bank of the West, and they fail to understand why they need to let go of it at a slight discount (despite their REO holdings rising to 17% of total assets in the last year). I sense that they are lobbying for a treasury deal, but will eventually find wisdom either on their own or with the help of a judge--if the original developer declares bankruptcy while still in control of the asset. Believe me, I'll be watching this one closely and keeping you posted.

Final word for today.... This may be surprising, but we have some new development activity to note. According to Mike Moreines of Terrazona Properties, his group is preparing to begin work on their LA Fitness-anchored center at 51st/Baseline. The pads have been sold to MidFirst Bank and a couple more fast food restaurants to be named in the future (I may have blogged about this already). The lease with LA Fitness is less assured, although Mike said that he would definitely bring in a gym...... I really hope it's LA Fitness and not some local place that cuts corners.

Sunday, May 31, 2009

Local Laveen Summit Update

Sorry I've been away from this blog for the last three weeks. During that time, I've taken three trips out of town, received an industry certification (crammed/took test during the days after our Summit), taken care of a minor baby surgery, and had some major housework to do. But enough excuses.

Our Local Laveen Summit was a huge hit. After what I can only describe as a brilliantly pleasing but tiring collaborative effort, we were rewarded with great attendance and an enthralling panel discussion. The temperature was far above what I thought it would be in the "shaded" (ya, right) outdoor space we used, and yet we had about 70 people show up to listen and express their thoughts about our community. So aside from my poor planning of the space requirements, everything went well. *and yes, we will plan differently next time....

Thanks to Krag Klages, our incoming LCC president, I even have some notes to share:

*Business Growth/Development

Keeping Laveen prosperous and growing
Medical facility/hospital is top priority
Roller rink, Bowling alley, Youth center(s) are being considered
LA Fitness at 51st Ave. and Baseline is very close, but negotiations still ongoing – stay tuned

Get groups working together – mentoring new business owners, creating partnerships to drive new business together
Increase businesses in Laveen
Future small business workshops planned
Residents have “the power to invite people”
Word-of-mouth and referrals is best way in this kind of economy
Call Mike Moreines directly if you have any ideas for new businesses (Terrazona Properties)
Grassroots business growth

Keeping Laveen “rural” is still a high priority, even with growth

*Traffic Growth/Development

202 Freeway/Parkway Project
Environmental Impact Statement has yet to be done – 8 years going
Should be a meeting in next 2 months to decide direction of project
They are facing $1 billion deficit
Definitely TOP priority and biggest project going on in Laveen
People of Laveen need to band together – Fight to make this happen!

Other projects
Hold up on street work due to three things:
lack of funds
county islands
US canals – somewhat unique to cities like Laveen – a lot of red tape
Bridge to new police precinct at 91st Ave. not happening until freeway decisions finalized

*Community Issues and Events

First and foremost, making this Summit a quarterly meeting is a priority
58th Laveen BBQ is on as scheduled – as is Turkey Trot, Easter Egg hunt, etc.
Bike Busters and blighted areas
Citizens are being trained in 4-day programs to issue citations as they see fit
A kind of “Blight Task Force”
Citizens need to “take back their neighborhood”

Schools being built/School renovations
Two Laveen schools built first
Then renovations will be done
These are scheduled as planned

Keeping kids in Laveen busy/Getting kids involved
Youth centers are a high priority for the city and are aggressively being looked into
Parents, get your kids to VOLUNTEER – this is best-case scenario
kids are busy and community is helped
Call Mike Moreines – he can try and find jobs for high schoolers w/ his retail tenants

_____________
That's about all I've got, although I can't possibly say thank you enough to our panelists (see previous post) and all those who helped make this happen. We couldn't have done it without the backing of Councilman Nowakowski's office, Terrazona Properties, and all those who donated goods/services. They are Damian Rufus (DJ), for his sound system; Ace Hardware for the space and tables/chairs; Safeway and Fry's for food; Starbucks for coffee; and Corona Ranch for table linens. Also, I want to thank Randy Schiller for being our MC/host, Debbie Zapatka for her design skills, and Janet Gidney for helping run the event. (And then there's always Randy Jones, Claudine Reifschneider, and my lovely wife Catherine, who were my primary sounding board).

Friday, May 8, 2009

One more thing....

Here's my shout out to Laveen MOMS. You guys (gals?) rock! I hope that plenty of you come out to the Local Laveen Summit tomorrow morning (see below). For the kiddos, you'll be happy to know that Terrazona Properties is hosting a carnival right across the street. Plus, your gearhead husbands can wander across the parking lot to the classic car show, and then stick around for an olympic-style boxing event. Fun times, indeed!

Local Laveen Summit Is Tomorrow!!!


For those of you who follow all the happenings in our community, you should already know about this. We have a great event lined up tomorrow morning; and it's possible thanks to the collaboration of several wonderful people, including the Laveen Association of HOAs Retail Committee, the LCC, the SoMo-Laveen Chamber, Councilman Nowakowski's office, and of course Jenna Raskin-Moreines and her husband Michael, of Terrazona Properties. To steal Claudine's quote from the last LCC meeting, "You have to attend this event, or else you have no right to complain about what's going on around here."

It's been exhausting, but well worth it so far. If I didn't have the real life competition for using the phrase, I'd say this has been my baby for the last month or so (so in reality--I'm sure at the risk of offending someone--it's like I've had twins but only one real baby to show for it).

Now I'm just about able to proudly set this baby free...... Questions for panelists are done, all other arrangements have been made..... all that's left is the potential for putting out a couple of fires--fingers crossed that it won't be necessary...... But enough about that. Here's the email that just came out from the LCC (quite similar to the one I sent out earlier in the week, and the Chamber sent afterward):

Laveen Community Council May 7, 2009

LOCAL LAVEEN SUMMIT

May 9, 2009
10 a.m. to 12 p.m.
Laveen Pavilions Center
NE Corner - 35th Ave. & Southern
FREE & Open to the Public
Laveen residents are invited to this event spotlighting the current economy and its effects on Laveen's retail and commercial development. Local leaders are taking a proactive stance to look at our community's market response and opportunities following recent trouble in the real estate and financial markets.
A panel of community leaders will answer questions and discuss local planning and transportation happenings and their potential impact on the Laveen area.
The moderator will be community leader Randy Schiller, and the panel includes the following:
  • Councilman Michael Nowakowski, City of Phoenix
  • Timothy Tait, Arizona Dept. of Transportation
  • Eric Anderson, Maricopa Assn. of Governments
  • Mike Moreines, Terrazona Properties
  • Jeffrey Garza Walker, SoMo Development
  • Steve Glueck, South Mountain/Laveen Chamber of Commerce
  • Stefany Scovell, Laveen Citizens for Responsible Development
  • Kimber Lanning, Local First Arizona

Interested community members are urged to attend and bring their questions for this expert panel. Panelists will make brief introductory statements and then entertain submitted questions.


This event is FREE, open to the public and brought to you by the Laveen Association of HOAs', with help from Councilman Michael Nowakowski and his staff, the Laveen Community Council, South Mountain/Laveen Chamber of Commerce and Terrazona Properties.
Coffee and light refreshments will be served.



Monday, April 27, 2009

Just Discovered: South Mountain Villager

As I scoured the Internet for an unrelated tidbit of information, I happened across the South Mountain Villager, which is a blog for "positive news about the Laveen and South Mountain villages." This is a great idea for a blog and, judging by past entries, it has some great content. Therefore, I am adding it to my list o' links to the right. Enjoy!

Thursday, April 23, 2009

And we're back....

After a rather long hiatus, I am pleased to announce the arrival of my son, born last month to Catherine and me, following a long weekend in the hospital. He is our first and we expect that he will inspire us to have a second, third, and so on.

During this break from posting, there's been quite a bit of activity in the old farm fields of Laveen. Most notably, here's what has been observed on the commercial real estate front: MidFirst Bank is a go; LA Fitness is a maybe. Also, there's talk of a hospital, we've seen at least two new specialty businesses open recently, and now Denny's wants in on the action, along with other restaurants. So here's the play-by-play for each intersection:

51st and Baseline
Denny's signed a lease for the space at the westernmost end of the Safeway shopping center. I know, bummer.... I wanted something better, too. But this way, at least we have another option that is poised to successfully demonstrate our pent up demand. Also, Pappa John's has agreed to enter the same shopping center, leaving only two more spaces to fill. Across the street, MidFirst Bank is preparing to break ground, along with yet another fast food restaurant (Yum brands combo concept?) and a strip mall. As for LA Fitness, we have yet to see what will happen; their preferred local developer, Diversified Partners, has closed its doors and left the site's primary developer to negotiate with the gym directly.

51st and Southern
Reportedly, a new running store is opening here this weekend. The Runners Store is having a grand opening celebration, featuring free foot analysis on Saturday.

Dobbins and 63rd
HOSPITAL??? A Tempe-based developer named Habitat Metro has submitted speculative permit requests to attract one of three local hospitals: Banner, John C. Lincoln, or Catholic Healthcare West. None of the hospitals have committed, although they have each allegedly expressed interest on the condition that we build a freeway. To add credibility, there are also rumors floating around about a group of doctors planning to build an office condo development nearby (although they could probably get a great lease rate instead). Here's my concern about this: Habitat Metro has never completed this type of project in the past. Their largest development to date was a residential project in downtown Phoenix. Add to that the outraged claims of one of the property's neighbors that they have no actual plans for a hospital, and you will understand my skepticism.

We all know that it's just a matter of time, but let's not get too excited yet. We can't even get a definitive answer about the freeway, which is absolutely a prerequisite for any type of trauma center to be economically feasible in such an area as Laveen (those things are quite expensive, and we have yet to provide the immediate population density or demonstrated demand for emergency services--despite showing an absolute demand from the broader region). See also the Banner hospital underway in Queen Creek for an indication of their investment appetite at the present time (hint: they say it won't open anytime soon, despite being nearly complete). Let's see what happens with national health care reform and the state budget outlook for infrastructure improvements, and then perhaps I'll change my tune to something more along the lines of, "I'm a Believer."

27th and Southern
Much to my surprise, the small shopping center on the northwest corner is filling up, with the newest tenant selling weight loss shakes and supplements. Their neighbors include a preschool and barber shop.

35th and Baseline & 27th and Baseline
Still empty. That's right, two great new shopping centers that are completely empty. They were speculatively built when rents were considerably higher and better guaranteed. Now, it looks like they can't afford the cost of tenant improvements or the ability to discount leases in order to generate activity. Now, I'd have to guess that it's only a matter of time before one or both of these properties is sold for pennies on the dollar. Let's hope that there's still a bright future in store for both of them and they employ a savvy strategy as the market begins to stabilize.

That's all for now, but stay tuned. I have some exciting news about the upcoming public roundtable event, titled "Local Laveen Summit." Here, we will seek and find answers to many of Laveen's most challenging questions. More info to come soon, I promise.