|
Projects
McDowell Studios |
|
|
McDowell Studios Our most current development is McDowell Studios, a commercial loft project with live-work possibilities, currently 100% leased.
|
|
|
View Floorplans |
|
|
Marketing/Availability
McDowell Studios are listed for lease on MLS, Loopnet, and Costar. For more information contact Richard Dance, 602.277.0390. Property History McDowell Studios is the careful redevelopment of an architecturally relevant building on the original Miracle Mile in the Greater Coronado Neighborhood. This very interesting section of East McDowell Road runs between 12th and the 51 Freeway and contains rows of classic storefronts & brick warehouses. It was a prime shopping and entertainment district beginning back in the 1940's and 1950's. There are old brick warehouses with bow-truss roofs &art deco spires, angled glass storefronts, and at least one building designed by architectural icon Al Beadle. McDowell Studios at 1619 E. McDowell was originally built as offices over storefronts in 1948. We researched the building's former uses back to 1948, which included such occupants as The Hungarian Cafe, The Hideway Tavern, Markow Photography, Progressive Litho Service, and Desert Southwest Studios. We considered the surrounding neighborhood, market &cultural trends, and relationship to downtown. We spoke with architectural historians, artists, original neighborhood residents, and veteran real estate colleagues. Based on this research, we determined the highest &best use of the property to be small, self-contained, commercial spaces with live-work possibilities. The spaces needed to be functionally modern but retain their original structural elements and flooring, which after all, hold all the old stories associated with this historically eclectic building. We also knew that the new spaces needed to be self-contained, ready-to-move-in, and appeal to architects, designers, photographers, and artists, as well as typical office users or small storefront retailers. Community Praise We are a "diamond in the rough" redevelopment and have accumulated an amazing amount of critical acclaim in our short lifetime:
We thank the local community for supporting our urban revitalization work, and encourage everyone to get involved in the transformation of Central Phoenix! Redevelopment Summary Kismet Group produced a thoughtful, adaptive re-use of the structure, emphasizing sustainability. This is one of the most effective ways to create sustainability - simply finding a new use for an old structure. Redevelopment is extremely creative but usually costlier and riskier than new development. One has to work within the existing parameters of the structure and site. But the huge upside is the unique charm and character that emerge when an old building is finally transformed. Design work began in early 2005 and was completed in June of that year. Due to the enormous level of development activity at that time, the City of Phoenix required six months to get our drawings approved. Actual construction began in February, 2006 and was completed one year later. The entire building was gutted by an environmental contractor and the interior masonry walls were completely sandblasted. Structural reinforcements were accomplished. Recycled denim blue jean insulation was installed between the first and second floors. The roof, 1200-amp electrical service, plumbing, and Trane HVAC systems are all brand new, as well as new aluminum & glass doors and storefronts. Existing metal casement windows were preserved and re-glazed. New lighting includes cable-strung halogens within each suite and a full complement of exterior and parking lot security lighting. Each studio is already pre-wired for ten phone lines and broadband, with plenty of conduit space for additional coaxial cable. All data/telephone/electrical lines run underground from the alley. APS installed a new pole with transformers in the alley, which is now paved. Every studio also has its own individually controlled security system, expandable kitchenette. There is a covered, electronically gated park space for each studio onsite. The City of Phoenix maintains a free, 30-space public parking lot a few steps away, which has been recently upgraded along with nearby street landscaping. The building has a distinctive, late 40's modern design which now houses three 1st-floor studios and two upstairs lofts surrounding a common area sky terrace. The project has already been converted to commercial condo ownership for future marketing flexibility. Kismet Group hired green architectural firm Sol Source to help design the McDowell Studio spaces, and brought The Patry Building Company on board as general contractor. Interior staging was handled by The Palmcroft Design Group. Other Neighborhood Developments Although Kismet Group is the first to tackle a full-scale redevelopment on the Miracle Mile, they're not the first to discover the area's possibilities. The highly popular Barrio Cafe , a casually elegant dining establishment less than a mile north of McDowell Studios on 16th Street, has proven that the neighborhood can draw upscale patrons who travel short distances from their residences at Phoenix Country Club and 24th Street/Camelback. Kismet expects this phenomenon to continue in this commercially vibrant, culturally diverse neighborhood. There is already an appointment-only, upscale art house at 1824 E. McDowell, owned and operated by Joan Prior and John Armstrong, both established international art dealers. A converted church houses a Chaton Recording Studio south of McDowell on the 1800 block of Brill Street in Brentwood, a historic neighborhood of 30's and 40's bungalows just entering a stage of gentrification. Chaton Studio is known as a discreet place to record away from hectic L.A. and New York, and has seen the likes of Paul McCartney, Billy Preston, Glen Campbell, Alice Cooper, Kenny Rogers, and Lyle Lovett. Urban pioneer Norm Fox, former owner of the MonOrchid building that now anchors the Roosevelt & 3rd Street Art District, and still owner of several Roosevelt District buildings such as Fate Restaurant, was involved in the recent assemblage of a 10,000 SF storefront and vacant acre just a few doors east of McDowell Studios. Norm is a veteran infill pioneer and his accurate foresight on Roosevelt & 3rd Street is a positive sign for the future of the Miracle Mile neighborhood. A pediatric surgeon recently bought an unmolested redbrick storefront two doors west of McDowell Studios, where he restores vintage cars. Way Cool Hair Salon has recently located on McDowell just west of 16th Street, drawing patrons from as far away as Paradise Valley. P.F. Chang's Rock n Roll Marathon goes right down this section of McDowell Road every year, and a band sets up right next to McDowell Studios to urge runners onward in their 26-mile quest. McDowell Studios has already hosted its first art open house, a catered affair featuring five local artists, over three hundred patrons in attendance, and passive art sales of approximately $20,000 in one evening. Kismet Group believes the ongoing trend in urban migration makes the Miracle Mile prime for continued rejuvenation, strengthened further by its already-present fabric of established small businesses, foot traffic, mature residential districts, and cultural diversity. As downtown becomes more expensive, the redevelopment energy naturally ripples out to these nearby satellite districts. McDowell Studios is clearly the frontrunner, poised and ready to lead the rebirth of Phoenix's original Miracle Mile. |
|
