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Scottsdale mayoral candidates discuss importance of renewed redevelopment standards

Posted 10/2/20

Scottsdale’s two mayoral candidates are proposing ideas to address redevelopment for the Old Town and downtown areas — a topic of much public discussion during the past years.

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Ask the Candidate

Scottsdale mayoral candidates discuss importance of renewed redevelopment standards

Posted

Scottsdale’s two mayoral candidates are proposing ideas to address redevelopment for the Old Town and downtown areas — a topic of much public discussion during the past years.

A handful of large, high-profile proposals have come through Scottsdale City Council’s purview in recent years — leading to division among some folks who have different ideas about how the area should evolve.

Leading up to the Nov. 3 general election, the Scottsdale Independent is hosting an ongoing question-and-answer series with candidates for local government.

This week’s topic is development — a hot issue in the 2020 election — as many people talk about factions of Scottsdale being pro-development, or pro-growth.

Read below to see what Scottsdale’s two mayoral candidates, Lisa Borowsky and David Ortega, have to say.

1. Museum Square, the Marquee and now maybe, if it comes to fruition and is approved, the Scottsdale Collective. Are you supportive of the revitalization that’s happening in Old Town Scottsdale — which includes all of the downtown area?

Ms. Borowsky: The Downtown Character Plan needs a fresh look. I propose the following:

Create an Old Town stakeholders’ group consisting of merchants, gallery owners and property owners to serve as an ongoing advisory body to the mayor and Council on Old Town issues.

• Revisit the Downtown Plan with council members appointing a citizen task force/steering committee with stakeholders taking the lead to insure the plan integrates parking, transportation (vehicular, bicycle, pedestrian), development standards, code enforcement, etc.

• Demand higher development standards, such as revising the parking code requiring new development to provide more than adequate parking and identify and articulate expectations for community benefit provided by proposed developments.

•Identify and promote events that work to draw visitors to the area. Collaborate with various organizations and vendors to accomplish annual events which accomplish this.

Mr. Ortega: Redevelopment must follow four criteria, which I dub “the LIST.”

Legacy: Low-profile, low-density and pedestrian cafe experiences must reflect the Scottsdale brand. Use of light, shadow and courtyard recesses and textures enrich the walkable experience. So called bonus height and density are not guaranteed. It is vital that stepbacks and heights respect our general plan open vista goals.

Infrastructure: Wall-to-wall six- to 12-story buildings in the 75-block area is not feasible, within the Old Town Character Area Plan. Fixed street capacity will result in gridlock, exacerbated by adding 30,000 people in the 1-mile radius. I have proposed that a comprehensive infrastructure study be done before any other massive projects are approved. Downstream sewer systems are not adequate, requiring upgrades into the city of Phoenix. A massive improvement district would be required, but residents must weigh in on density,

Sustainability: Project must be of quality, low-reflection and durable materials without creating a macro heat island.

Transportation: Streets are defined from property line to property line, including covered sidewalks and landscaping. Innovations may include stand-by on-demand, untethered vehicles, bike pathways and visible and accessible parking. Parking per dwelling unit is not adequate and must be revisited.

Downtown stakeholders spoke at the Feb. 11 Council Study Session, exposing deficiencies. As mayor, I will carry through with study and modifications to the downtown parking requirements.

2. The residents of Scottsdale have used their collective voice twice in recent years to stop Desert Edge and Southbridge II. Is a message being sent by the residents? And, is it being listened to?

Ms. Borowsky: The message is that Scottsdale residents have grown weary of substandard developments approved without their input. I will make sure P&Z has representation from the entire city, not just developers and their lawyers.

Mr. Ortega: Residents demand change, so incumbents were booted from office. Recent events to reject the Desert Edge commercial development and overturn the Council approval of the SouthBridge II, 12-story towers in Old Town were the direct results of the Council’s failure to listen. Dissatisfaction originated in 2009-12 when the Council failed to bring forth an acceptable General Plan. In fact, Councilwoman Borowsky voted against General Plan 2011 and helped to sabotage it.

Without guardrails, speculator developers asked for and Council has granted exceptions and waivers for height and density. Failure of the Council to adopt General Plan 2011 was not acceptable. When I held office, Council successfully listened, formulated and crafted General Plan 2001, which voters ratified. Ms. Borowsky recently stated that the GP-2035 should be delayed another four years.

General plan is 10 years past due, yet she would continue to stall the process. I have a lifetime of community service and will dedicate 100% focus to serve as a full-time mayor working with the new Council to craft GP-2035. (Borowsky quote Scottsdale Republic 9/23/2020 “Issues” Page 6, “the city shouldn’t rush to put up a plan (General Plan 2035) before voters in 2021.”)

3. Do you believe multi-acre, mixed-use developments, such as Museum Square or what Southbridge II was planned to be, is what is needed in Scottsdale?

Ms. Borowsky: Clearly, Southbridge II was not what Scottsdale wanted or needed. Each proposal must be evaluated on its own merits. I favor development that respects the unique character of Scottsdale, adds cultural, architectural and/or historical value to our city and our citizens’ quality of life.

We have to move away from development that offers nothing other than tax revenue.

Mr. Ortega: Downtown, mixed-use is a viable and sustainable model if it is within three or four stories away from landmark areas. The most absurd, so called mixed-use project is the CanalSide 54-unit apartment complex. In fact it is not “mixed-use” since 98.2% of the use is residential and 1.8% is commercial. This is the worst example approved by the council majority, soon to leave office. Canalside 54 apartments on 1 acre totally violates the mixed-use formula. As an architect in 1987, I designed the first mixed-use commercial and residential building on Fifth Avenue, which was 60% commercial, 40% residential.


4. What is a misconception the public has about development in Scottsdale?

Ms. Borowsky: That our citizens don’t have control over development. However, we have clearly demonstrated we will stand up for Scottsdale when bad developments are proposed. But, citizens shouldn’t have to circulate petitions and force referenda to accomplish the right result. More citizen representation on decision-making bodies, an accountable district system and maximum transparency will address ill-conceived developments before they make it the Council.

Mr. Ortega: The public is fed only the developer’s narrative. Unfortunately, the Planning Commission does not raise critical questions of projects; instead rubber stamps them. At P&Z, essential stipulations are stripped by crafty zoning lawyers, so that those amended standards are not discussed fully by the Council. The public sees only the sanitized “approved as shown” version. Planning and Zoning is only advisory, but staff passes on deletions, rather than upholding sound professional principles. Staff has no backbone. The public believes their input will have an effect, but are easily outmaneuvered.