Of the two Scottsdale intersections listed among the 10 “hottest intersections” in the Valley for commercial growth, one represents a transition from old to new, while the other’s future engenders great expectations.
Both of the intersections are on Scottsdale Road, at Camelback Road in the south, and Mayo Boulevard in the north.
“We think they represent definitely two of the key intersections in Scottsdale, if not the Valley,” said Dave Roderique, Scottsdale’s economic vitality director.
The nonprofit Urban Land Institute research group selected the 10 hottest intersections based on nearby development activity, area population, traffic counts, local land-use policies and median incomes. Roderique said that when the top three in the Valley were chosen, Scottsdale/Camelback came in second. The intersection represents an older Scottsdale that’s in the process of reinventing itself, he said.
With major installations like Fashion Square Mall, which Roderique described as the top mall in the state, and the high-profile Scottsdale Waterfront project, the area brings in big dollars relative to square footage.
“That’s an old area,” he said. “A lot of it was built 50 years ago and it’s in the process of redeveloping.”
Roderique said he believes the Scottsdale/Mayo intersection would have snagged fourth or fifth on the list if the ULI had gone further than designating the top three. The area really centers on the intersection of Scottsdale Road and Loop 101, but Mayo was chosen instead because it’s a nearby surface street, he said.
“They just picked a street,” he said. “They didn’t want the freeway as an intersection.”
The ULI chose the intersection because of all the growth that’s expected to occur there, Roderique said.
“There’s a lot more yet to come,” he said. “That one is looking more into the future.”
Major projects underway or planned for the area include One Scottsdale — a 120-acre, $1.5 billion development expected to include more than a million square feet of commercial, retail and office space, 400 resort and hotel rooms, and 1,100 residential units on the northeast corner of Scottsdale Road and Loop 101. Another is Palisene, a 2,200-acre Westcor masterplanned community to be centered on a 72-acre mixed-use development just across Scottsdale Road in Phoenix.
Of the remaining top intersections listed, four others were in the East Valley, including Priest Drive/Warner Road and Rio Salado Parkway/Mill Avenue in Tempe, the intersection of Price and Willis roads in Chandler, and Val Vista Drive/Pecos Road in Gilbert.
“The Urban Land Institutes selection of Val Vista Drive and Pecos Road promotes our community on a regional level while providing a snapshot of Gilbert’s commitment to quality and diverse development,” said John Zupon, Gilbert’s business development specialist.
When built out, the Gilbert intersection just off the Loop 202 Santan Freeway will include the nation’s largest auto mall, Santan Motorplex, the planned high-end mall Main Street Commons, and Rome Towers, a five-story office complex under construction.
“At completion, the Santan Motorplex will anchor Gilbert as a major designation for auto related purchases and service,” Zupon said.
Chris Salomone, Tempe’s community development manager, said Tempe scored two intersections on the list mainly because past planning and investment are now coming to fruition. Salomone pointed to recent developments at Arizona State University for helping the city attract big-name Internet companies Google, GoDaddy.com and Monster to the city.
“ASU’s surge has helped Tempe’s surge,” he said.
The Rio Salado Parkway/Mill Avenue intersection includes Tempe Beach Park, the city’s most popular park, and Hayden Ferry Lakeside, a 41-acre, six-million square-foot mixed use project current under construction.
The area around Tempe’s Priest Drive/Warner Road intersection includes Emerald Center, a 100-acre site available for retail and office development, the Southwest’s only Ikea store and the nearby Tempe Autoplex.
In Chandler, the Price/Willis area is mostly undeveloped, with future plans for Chandler Echelon, a 20-acre mixed-use project and Park Place, a 98-acre retail, office and hotel development, among the coming attractions.
Hot Scottsdale intersections
Scottsdale Road at Camelback Road:
Population within a two-mile radius: 2007 — 53,653; 2012 — 61,630 (projected)
Median household income: $55,600
Nearby: Fashion Square mall, Scottsdale Waterfront, Old Town.
Scottsdale Road at Mayo Boulevard
Population within a two-mile radius: 2007 — 11,655; 2012 — 14,731 (projected)
Median household income: $108,733
Nearby: One Scottsdale, Palisene.
Tribune writer Christopher Markham contributed to this report.