Phoenix Area Low- and Mid-Rise Development Thread - Page 92

combusean · #**1821** Posted **Apr 16, 2021, 7:17 PM**

No, it was a firm out of Chicago. W Developments, they did Summit at Copper Square.

The guy had so many big plans for downtown and said he never failed to deliver--even during the S&L bust. Aged like milk...

muertecaza · #**1822** Posted **Apr 29, 2021, 3:44 PM**

PUD for proposed gated, suburban townhome development on 4 acre lot off Central next to Indian School Park and Central High. Can't say I'm a fan.

https://www.phoenix.gov/pddsite/Docu...0Submittal.pdf

combusean · #**1823** Posted **Apr 29, 2021, 4:22 PM**

^ I would be hard pressed to think of a worse project to put there.

Prestige Worldwide · #**1824** Posted **Apr 29, 2021, 4:53 PM**

Quote:

Originally Posted by combusean

^ I would be hard pressed to think of a worse project to put there.

Not sure how this PUD can be approved. The Walkable Urban Code doesn't recommend for this type of low density use at this location. Surprised the Developer didn't do their homework here. Unless they think the City will throw the WuCode into the trash bin.

biggus diggus · #**1825** Posted **Apr 29, 2021, 5:05 PM**

If that were going to be ultra luxury - a la chateau on central or something close - I'd be alright with the lack of density, but that project looks like cheap junk. Seriously, the exterior looks like the T1-11 siding of the 2020s.

On a similar note, I've seen a sign up in front of an old building at that location, it says "velo park". Does anyone know what that's about? It's been there a while.

combusean · #**1826** Posted **Apr 29, 2021, 5:20 PM**

Quote:

Originally Posted by Prestige Worldwide

Not sure how this PUD can be approved. The Walkable Urban Code doesn't recommend for this type of low density use at this location. Surprised the Developer didn't do their homework here. Unless they think the City will throw the WuCode into the trash bin.

The PUD writes its own zoning code, whereas a rezoning to the WU district would be handled by the traditional process.

That being said, WU does actually account for all intensities and they're basing this on the WU T5:3 district.

https://www.phoenix.gov/pddsite/Docu..._pdf_00406.pdf.

It's still crap tho.

Prestige Worldwide · #**1827** Posted **Apr 29, 2021, 5:37 PM**

Quote:

Originally Posted by combusean

The PUD writes its own zoning code, whereas a rezoning to the WU district would be handled by the traditional process.

That being said, WU does actually account for all intensities and they're basing this on the WU T5:3 district.

https://www.phoenix.gov/pddsite/Docu..._pdf_00406.pdf.

It's still crap tho.

Okay. I do see in the plan on Page 9 where they are applying for WU T5:3. Such a shame that the WuCode can be twisted around to this type of low density use at this location. 15 du/ac at this location is way too low. Callia is at like 49, which I also think is on the low end for what the market can support.

TJPHXskyscraperfan · #**1828** Posted **Apr 30, 2021, 5:53 AM**

That should be only high rise development. Maybe we will one day have those high rises go up next to this crap.

YourBuddy · #**1829** Posted **Apr 30, 2021, 7:31 AM**

How the heck do we end up with such underwhelming stuff in such good locations. This stuff doesn’t even look as nice as other similar scope complexes around the valley.

CrestedSaguaro · #**1830** Posted **Apr 30, 2021, 6:28 PM**

Quote:

Originally Posted by TJPHXskyscraperfan

That should be only high rise development. Maybe we will one day have those high rises go up next to this crap.

Completely agree. I hope the city council is smart and sends this development back to the drawing board. Phoenix doesn't need another Met sitting on prime central core development space.

ASUSunDevil · #**1831** Posted **Apr 30, 2021, 7:02 PM**

Some good info on Jefferson Place and Palm Court Tower. Looks like Will Bruder's design for Palm Court did get scrapped.

https://azbex.com/top-10-az-multifam...cts-in-design/

ChaseM · #**1832** Posted **Apr 30, 2021, 7:29 PM**

Quote:

Originally Posted by ASUSunDevil

Some good info on Jefferson Place and Palm Court Tower. Looks like Will Bruder's design for Palm Court did get scrapped.

https://azbex.com/top-10-az-multifam...cts-in-design/

I'm curious now to know what the new design looks like unless they kept the original design.

Diamonddave · #**1833** Posted **Apr 30, 2021, 9:13 PM**

Quote:

Originally Posted by ChaseM

I'm curious now to know what the new design looks like unless they kept the original design.

Wasn't the original design for a 32 story towe back in 2018?

TJPHXskyscraperfan · #**1834** Posted **Jun 5, 2021, 2:27 AM**

So the Toll Brother project started rising recently on Central and Indian School. Does anyone know about cranes for this project? I feel like they are going to need about three with how long the lot is.

muertecaza · #**1835** Posted **Jun 22, 2021, 2:09 PM**

Apartments at 3rd Ave./Coolidge were approved and are supposed to start soon. Although the neighbors apparently did get their pound of flesh, successfully opposing a variance to exceed height zoning by 8 feet--from 48 feet to 56 feet.

https://www.bizjournals.com/phoenix/...-approval.html

exit2lef · #**1836** Posted **Jun 22, 2021, 2:47 PM**

Quote:

Originally Posted by muertecaza

Apartments at 3rd Ave./Coolidge were approved and are supposed to start soon. Although the neighbors apparently did get their pound of flesh, successfully opposing a variance to exceed height zoning by 8 feet--from 48 feet to 56 feet.

https://www.bizjournals.com/phoenix/...-approval.html

They also got the developer to build more parking than originally planned, an outcome I think is even worse than the diminished height.

muertecaza · #**1837** Posted **Jun 22, 2021, 2:57 PM**

Quote:

Originally Posted by exit2lef

They also got the developer to build more parking than originally planned, an outcome I think is even worse than the diminished height.

Well at least "their" green space will now be some beautiful fresh asphalt

CrestedSaguaro · #**1838** Posted **Jun 22, 2021, 4:15 PM**

Quote:

Originally Posted by muertecaza

Well at least "their" green space will now be some beautiful fresh asphalt

Yep. As usual, the NIMBY's won a "great" victory.

exit2lef · #**1839** Posted **Jun 22, 2021, 4:23 PM**

Quote:

Originally Posted by CrestedSaguaro

Yep. As usual, the NIMBY's won a "great" victory.

I think the parking will all be in a garage. I'm not so much concerned about asphalt. It's more my usual concern about building apartments with huge amounts of parking and offering it to tenants at no added cost (but plenty of hidden cost embedded in rent) so close to a light rail station and a major bike route. The original plan certainly didn't skimp on parking, but the neighbors raised concerns about tenants parking on "their streets," so the developer agreed to expand the garage. If this backfires on the neighborhood opponents, it won't be due to trading green space for surface parking. Instead, it will be that more parking, especially free parking, may induce more driving, and that will lead to the increase in traffic the project's opponents feared.

CrestedSaguaro · #**1840** Posted **Jun 22, 2021, 4:27 PM**

Quote:

Originally Posted by exit2lef

I think the parking will all be in a garage. I'm not so much concerned about asphalt. It's more my usual concern about building apartments with huge amounts of parking and offering it to tenants at no added cost (but plenty of hidden cost embedded in rent) so close to a light rail station and a major bike route. The original plan certainly didn't skimp on parking, but the neighbors raised concerns about tenants parking on "their streets," so the developer agreed to expand the garage. If this backfires on the neighborhood opponents, it won't be due to trading green space for surface parking. Instead, it will be that more parking, especially free parking, may induce more driving, and that will lead to the increase in traffic the project's opponents feared.

Was there any offer from the city to not allow parking on the street for apartment tenants? I'm not too familiar with the neighborhood. But it seems parking on street only by permit could have been an option?