Phoenix Area Low- and Mid-Rise Development Thread

combusean · #1 Posted **Sep 30, 2015, 12:23 AM**

22,000 multifamily units are under planning or construction in the Phoenix area.

https://cassidyturley.onehub.com/app.../g4n2/download

I'll call that a boom, but with a weird dissimilarity to the last one--but instead of chasing after the elusive central city buyer and filling the skyline, they're filling the streets and long-term demand, and a vast majority of them are in-effect infill. Many crowded players are chasing a large market with a wide variety of buildings at varying densities.

And in turn Phoenix infills and grows--because it wasn't always notable structures that created great cities, it's that there were a lot of them that were a net positive than the vaguely rural, painfully obsolete ramshackle neighborhoods and structures from the previous generation. The glut of Class B and C office/retail/hotel/multifamily that is razed creates upward demands on the vacant space while providing new customers for the businesses that remain. A city's true history happens here--it's what will be left over that warrants preservation not by fiat but by demand. Durant's has yet to sell out, for example.

Anything about apartment discussion, the demand, whatever is fair game here under the general assumption that it doesn't affect the skyline. Tower projects always deserve their own thread when they get serious.

Please help me out by submitting links to renders, news articles, or image links with any project you find particularly interesting.

PHOENIX - Camelback Corridor

Uptown

The Curve, NEC 6th Dr and Glenrosa, 202 units on ~4 acres
http://www.bizjournals.com/phoenix/n...s-new-7th.html

Uptown Row, E/NWC 7th Ave and Mariposa (540 W Mariposa), 10 expensive town homes on 0.313 acres, 3 stories
http://uptownrowphx.com/
Replaced an outbuilding from 1970 and some kind of business operating out of a house from 1947

Alta Camelback, S/SEC 7th st and Camelback
230 units on 3.09 acres, 60'
https://www.phoenix.gov/pddsite/Documents/Z-39-15n.pdf
Replaces an auto repair shop, and two older commercial buildings, possibly from the 80s and 60s.

Soleil on 7th, S/SWC 7th St and Maryland (6316 N 7th St)
27 townhomes on 1.9 acres, 2 - 3 stories.
https://www.phoenix.gov/pddsite/Documents/Z-75-15n.pdf
Replaces a farmhouse built in 1934

Alta Marlette, E/NEC 7th St and Marlette (south of Maryland)
245 - 250 units on 3.59 acres, 38 - 48'
https://www.phoenix.gov/pddsite/Documents/Z-27-17n.pdf
Replaces a number of single family homes with brownstones fronting Marlette Ave

16th Street

1511 units planned, under construction, or recently started sales and leasing.

If all these units were built you would basically add a square mile of population density on the area. I'm excited by a new neighborhood being built here in a mini-canyon of low-rises.

@51: SEC 16th and Georgia: Renting now. 183 units on 3.28 acres, includes restaurant
https://www.phoenix.gov/pddsite/Docu...48-12_pudn.pdf
Replaces dilapidated single story office building.

Escape Modern Living by P.B. Bell, NWC 16th St and Highland: Nearing completion: 244 units on 4.8 acres
http://vizzdanews.blogspot.com/2013/...th-street.html
Replaced a row of single-story crummy commercial buildings and an excess of parking.

Arbour Court, SEC 16th and Colter: Submitted July 6, 2015. 234 units on 4.26 acres.
https://www.phoenix.gov/pddsite/Documents/Z-38-15n.pdf
Replaces two vacant one- and two- story office buildings.

Crescent Highland, SWC 16th and Highland: Final Submittal June 18, 2015. 350 units on 4 acres, 8,000 square feet retail.
https://www.phoenix.gov/pddsite/Documents/Z-127-14n.pdf
Replaces a once-ramshackle neighborhood, 2 newer townhouses, older apartments, a couple commercial buildings.

Liv Biltmore, SWC 16th St and Colter: 3 acres acquired, 10 to go (the largest 10 acre site in 5 miles). "500+", "several hundred" units of multifamily and senior living units on 13 acres, possible mixed use
http://azbex.com/phx-infill-project-tops-500-units/
http://azbigmedia.com/featured/colli...family-complex
http://www.colliers.com/-/media/file...old-9-1-15.pdf
Replaces the 2-story occupied Willowick Square office building and the 395-unit Sienna Springs complex behind it.

Biltmore/Arcadia

Contour on Campbell, 2300 E Campbell, Under construction: 111 condos on 2.375 acres, 47'
https://www.contourcondos.com/
Replaces the original First Evangelical United Brethren church built in 1957, later the Albright United Methodist Church
[url]

Biltmore Gateway, SWC 24th St and Highland: Buildings demolished. 480 apartments on 5 acres, 300 condominiums and a hotel on the remaining 3. 56'
http://www.brewaz.com/content/index_...ry%206,%202015
Replaces the 378-unit Biltmore Club apartments built in 1973.

District at Biltmore, S/SWC 24th St and Highland (4602 N 24th St): Lot acquired. 227 units on 4.4 acres, 4.5 stories
http://azbigmedia.com/featured/colli...-biltmore-area
Replaces the Arizona Grand Senior Living complex

28th St and Camelback, SEC 28th St and Camelback (2801 and 2845 E Camelback): Lot acquired, zoning submitted. 114,000 sqft office, 160-key AC Hotel on 3.6 acres, maximum 68'
https://www.phoenix.gov/pddsite/Documents/Z-70-15n.pdf
Replaces single story office buildings from 1978 and 1980.

36th St and Campbell

Arcadia Court, N/NEC 40th St and Campbell (4527 N 40th St), 17 units on .49 net acres, 40+'
https://www.phoenix.gov/pddsite/Documents/Z-30-15n.pdf
Designed by Will Bruder

Residences at Camelback, S/SWC 44th St and Camelback: Under construction. 320 units on 4.64 acres, 1.7 acres of additional open space, 2.5 acre commercial single-use redevelopment
https://www.phoenix.gov/pddsite/Docu...5-12_final.pdf

PHOENIX - Midtown (north to south)

2,524 units under planning or construction in forlorn Midtown. Let's see how this turns out.

Elevation Central, SWC Central and Highland, 266 units on 3.4 net acres, Nearing Completion, 70'
https://www.phoenix.gov/pddsite/Documents/z-31-12.pdf
Replaces vacant lot once set for the 40-story Metro Lofts

Omninet West, NWC Central and Pierson, 283 units on 2.31 acres with 14,990 square feet of commercial, 70'
https://www.phoenix.gov/pddsite/Documents/Z-26-15n.pdf
Replaces vintage modern one-story office building and retail structures along with its sister across Central with more space. Projects to watch in that part of town.

Omninet East, NEC Central and Pierson, 181 units on 1.26 acres with 4,758 square feet of commercial, 70'
https://www.phoenix.gov/pddsite/Documents/Z-27-15n.pdf

SEC 3rd Ave and Indian School by Evergreen Development. 300 units on 7.2?!?!? acres (possible ultraschlock)

Alta Central, NEC Central and Indianola, 225 units on 2.6 net acres, 65'
Replaces Macayos, parking, and a vacant lot.
https://www.phoenix.gov/pddsite/Documents/Z-19-16.pdf

3rd and Osborn, NWC 3rd Ave and Osborn: State unknown. 161 units on 2.48 acres, 60'
https://www.phoenix.gov/pddsite/Documents/Z-8-15n.pdf
Replaces the Modernist Stewart Title building and its vast rear parking lot.

Broadstone Central, West side of Central Ave between Osborn and Whitton: Stale because Alliance sucks. 192 units on 4.09 acres.
https://www.phoenix.gov/pddsite/Documents/z-39-13n.pdf
Replaces that stupid circle parking lot and the one behind it.
Includes new parking structure for adjoining office building and Alexis'.

Edison Midtown by Deco Communities, SEC Central and Monterey (3131 N Central Ave): Under construction. 110 condos on 1.25 acres, 7 stories
http://downtownphoenixjournal.com/20...idtown-condos/

Alta Thomas, NWC 3rd St and Thomas, 224 unit on 4.23 acres, 70'
https://www.phoenix.gov/pddsite/Documents/Z-9-15n.pdf

Virginia on 3rd by Native American Connections, E/SEC 3rd St and Virginia (333 E Virginia Ave): Under construction: 60 - 74 units of rehab/affordable housing on 4 acres, 4 stories
Replaces the 2-story Virginia Park medical office building from 1976.

Circa on Central by Deco Communities, SWC Central Ave and Lewis (2120 N Central Ave): No plans submitted. 108 condos on 1.33 acres, 7 stories

Coronado Commons by JAG Development, 325 E Coronado Rd: Under construction. 20 townhomes on 1.47 acres, 3 stories.
http://roselawgroupreporter.com/2014...-20-townhomes/
http://coronadocommonsliving.com/
Fills a long vacant lot

artHAUS, N/NEC 1st Ave and McDowell (1717 N 1st Ave): Under construction. 25 units on .6 acres, 2 - 3 stories
http://arthausphx.com/

The Muse, NWC Central and McDowell, 369 units on 5.5 acres with 1,300 square feet of commercial, 4 stories
http://www.themusesapartments.com/

Broadstone Arts District, NEC Alvarado and McDowell: Site demolished and well-permitted. 280 units on 4 acres with 15,000 square foot plaza

PHOENIX - Downtown

Grand Avenue Lofts by Van Norman Development, 609 N 10th Ave: Under construction. 4 units on .15 acres (standard phx lot)
http://www.vannormandevelopment.com/grandavelofts/

Center 8 Townhomes by Landmark Homes, Between 8th and 9th Ave south of Roosevelt: Under construction. 30 townhomes on 1.4 acres
http://www.landmarkhomesusa.com/community/center-8/

Alta Fillmore by Wood partners, SEC 7th Ave and Fillmore: Under construction. 220 units on 4.09 acres.

2nd and 3rd Avenues and McKinley by Metrowest. 6 townhomes (2 bed, 2.5 bath), 94 apartments and retail space. Under development.

Union @ Roosevelt by Metrowest: Under construction, 80 units on 1 acre, 5 stories.

en Hance Park by Sencorp: Under construction, 49 units on .64 acres, 5 stories.
http://www.bizjournals.com/phoenix/n...live-work.html

Linear by Baron Properties, St, SWC 3rd St and Roosevelt: Land acquired, no plans submitted. 108 units on .94 acres
Replaces the vacant lot once slated for Roosevelt 217

Illuminate by Baron Properties, NWC 3rd St and Roosevelt: Under construction, 110 units on .95 acres, 4 stories but very dense
http://www.phoenixnewtimes.com/arts/...vation-6580262
Replaces the historic 222 E Roosevelt building and the 4 story crap office building once home to the Church of Scientology

3rd St and Buchanan

Proxy 333 by UEB/Tilton, SWC 4th and McKinley: Under construction. 118 units on 0.64 acres, 6 stories
Replaces a row of art galleries, unknown vintage

PHOENIX - Eastlake

11 Capital Place [sic] by Epoch, NWC 11th St and Washington (1010 E Washington): Nearing completion. 140 units on 1.9 acres
Replaced part of the Azteca Wedding Plaza from 1996
http://yourcapitalplace.com/

12 Capital Place by Epoch, SEC 12th St and Washington (1209 E Washington): Nearing completion: 152 units on 1.9 acres
Replaced a series of vintage refacaded warehouses.

The Presidential, East side of 11th St between Washington and Jefferson: Zoning submitted. 90 units (6 live/work, 1 walkup) on 1.52 acres, 60'
https://www.phoenix.gov/pddsite/Docu...-32-14_PUD.pdf
Replaces the vintage 1947/1964 Universal Memorial Center

The Liberty, East side of 12th St between Washington and Adams: Zoning submitted. 4 story mixed-use building (possibly office, no residential) on 0.5 acres, 60'
https://www.phoenix.gov/pddsite/Documents/Z-27-14n.pdf
Fills a vacant lot

Washington Enclave, SWC 12th st and Washington, 90 condos on 1.1 acres, 8 stories, 100'
https://www.phoenix.gov/pddsite/Documents/Z-11-15n.pdf

St Ambrose, SWC 12th St and Van Buren, up to 250 units on 2.1 acres, 65'
https://www.phoenix.gov/pddsite/Documents/Z-28-15n.pdf

TEMPE

Downtown

Crescent Rio, 700 W. 1st St: Plans submitted. 363 residential units (some live/work) on 3.6 acres.

Broadstone Lakeside by Alliance Residential: Plans submitted. 500 W 1st St, 168 units on 2.5 acres.

Hanover on Mill Leasing soon

Apache Blvd

Vertex

Motley

Alta Tempe, 1260 E University Dr: Now leasing. 296 units on 7 acres
http://www.woodpartners.com/wood-properties/alta-tempe/

GRAVEYARD

Alta Roosevelt by Wood Partners, NEC 3rd St and Roosevelt. 306 units
http://www.phoenixnewtimes.com/arts/...hoenix-6576684
Moved the historic Wilcox house at 314 E Roosevelt across the street and filled a vacant lot at least.
Would've demolished the Canvas development and Bodega 420

The Fillmore by Trammel Crow and the Caesar Chavez Foundation. E/W side of 5th Ave S/Fillmore: 609 market rate and affordable units on 7.5 acres with two restaurants and plaza space, 7 stories
http://downtownphoenixjournal.com/20...-fillmore-rfp/
Replaced the vacant lot that once belonged to the Pappas school and a vacant charter shool. RFP cancelled by Phoenix City Manager Ed Zuercher after allegations of a conflict of interest by Councilman Michael Nowakowski

This top post is under construction.

azsunsurfer · #2 Posted **Sep 30, 2015, 2:47 PM**

Great post! I would add the Curve by PB Bell Companies slated for the Melrose District

azsunsurfer · #3 Posted **Sep 30, 2015, 2:48 PM**

I would also add Proxy for downtown. It's nearing being topped out for framing.

PHXFlyer11 · #4 Posted **Sep 30, 2015, 3:21 PM**

Great start! Add Union as well to Downtown, and Central Station if you're feeling lucky.

crwhiteinaz · #5 Posted **Nov 16, 2015, 10:22 PM**

Metrowest Development plans more new townhouses, apartments near Roosevelt Row

Roosevelt Row developer Matt Seaman has another infill development in the works near downtown Phoenix.
Seaman’s Metrowest Development and two San Diego partners are planning a new 100-unit residential development on vacant city land near McKinley Street and Second and Third Avenue.

Seaman said the project will include six for-sale townhouses and 94 apartments.
Metrowest specializes in Roosevelt Row development and currently has apartments with ground-level restaurants under construction near Roosevelt Street and First Avenue. Seaman partners Douglas Gannett and Burt McGillivray.
The Metrowest bid, which includes a neighborhood park, is the preferred pick of the city of Phoenix through a request for proposals process. The deal still needs to be approved by the Phoenix City Council.
“We’re excited,” Seaman said.

Metrowest is also looking to start construction early next year on a second townhouse development at Fourth Avenue and McKinley Street.
The McKinley Row development will include 18 townhouses. Seaman is looking at pricing those in the high $300,000s.
Metrowest built a smaller but similar infill townhouse development a block east on Third Avenue.

PHX31 · #6 Posted **Sep 30, 2015, 4:00 PM**

I'm not entirely sure what fits in your thread, but there's:

-Virginia on 3rd (St) - Native American Connections. 4 story about 75% complete.

-Coronado Commons - Near 3rd St & Coronado Rd. (Might be for sale condos and it's slightly smaller than the others, so maybe this doesn't fit your thread). http://coronadocommonsliving.com/

There are also a couple other infill developments U/C or maybe nearing completion near 7th Ave/Highland & Pierson but I don't know their names.

Obadno · #7 Posted **Sep 30, 2015, 4:31 PM**

Scottsdale:

McDowell and 68th:
http://azbex.com/dealership-makes-wa...amily-project/

The Envy: 2 floors up

Deco also announced another project in Scottsdale.

An Old town infill (with just a few units)

76th and 6th street they announced an apartment complex as well.

Thomas and Scottsdale road

Something going up on off Hayden and Thomas

Luxury Units at Scottsdale and Lincoln

Townhome Community off Miller and Osborn

Handicap Apartments on Hayden

West Valley:

Grand Canyon University is building hundreds of Dormitory and Apartment units all the time.

And isn't there a special needs living facility going up near Thomas and like 3rd street?

Its fantastic!

Also A number of lots throughout Arcadia and Central Phoenix and Tempe are being turned into 10-50 home infill.

For Example: http://bellagohomes.com/portfolio-ty...tages-arcadia/

single family homes but much denser than the counterparts out in Chandler/Glendale/gilbert.

Also lots of remodeling and tear-downs. I guess Phoenicians have finally found themselves on some extra cash.

I know me and all my roommates have recently purchased new cars

CrestedSaguaro · #8 Posted **Oct 1, 2015, 5:52 PM**

Quote:

Biltmore/Arcadia

24th St and Highland

Drove by today and a lot of dirt is moving here. I can't find anything on this. Anyone have more info on this project?

vwwolfe · #9 Posted **Oct 1, 2015, 7:42 PM**

It looks like there's a small apartment complex or something being built on the south east corner of 7th ave & Camelback

combusean · #10 Posted **Oct 1, 2015, 9:38 PM**

Quote:

Originally Posted by vwwolfe

It looks like there's a small apartment complex or something being built on the south east corner of 7th ave & Camelback

Do you have a more specific location? Is it on the corner or further away?

I can't find anything under development for this vicinity on Streetview.

vwwolfe · #11 Posted **Oct 2, 2015, 4:56 PM**

Quote:

Originally Posted by combusean

Do you have a more specific location? Is it on the corner or further away?

I can't find anything under development for this vicinity on Streetview.

It's right behind the auto body shop and the antique store on that corner. I'll try to get a picture when I'm in that area on Sunday.

Obadno · #12 Posted **Oct 2, 2015, 5:15 PM**

Quote:

Originally Posted by vwwolfe

It's right behind the auto body shop and the antique store on that corner. I'll try to get a picture when I'm in that area on Sunday.

there are two new single family homes that were built down Mariposa. Still infill!

combusean · #13 Posted **Oct 2, 2015, 7:38 PM**

Quote:

Originally Posted by vwwolfe

It's right behind the auto body shop and the antique store on that corner. I'll try to get a picture when I'm in that area on Sunday.

Uptown Row, E/NWC 7th Ave and Mariposa (540 W Mariposa), 10 expensive town homes on 0.313? acres, 3 stories
http://uptownrowphx.com/
Replaced an outbuilding from 1970 and some kind of business operating out of a house from 1947

Added.

azsunsurfer · #14 Posted **Oct 1, 2015, 8:51 PM**

http://azbigmedia.com/featured/colli...-biltmore-area

combusean · #15 Posted **Oct 1, 2015, 9:11 PM**

Ok, so there's two projects under planning or construction at 24th and Highland:

District at Biltmore, S/SWC 24th St and Highland (4602 N 24th St): Lot acquired. 227 units on 4.4 acres, 4.5 stories
http://azbigmedia.com/featured/colli...-biltmore-area
Replaces the Arizona Grand Senior Living complex

Biltmore Gateway, SWC 24th St and Highland: Buildings demolished. 480 apartments on 5 acres, 300 condominiums and a hotel on the remaining 3. 56'
http://www.brewaz.com/content/index_...ry%206,%202015
Replaces the 378-unit Biltmore Club apartments

N830MH · #16 Posted **Oct 2, 2015, 1:17 AM**

Why there is no super tall towers? Because of the height restrictions?

combusean · #17 Posted **Oct 2, 2015, 1:33 AM**

Quote:

Originally Posted by N830MH

Why there is no super tall towers? Because of the height restrictions?

Because with the exception of Portland on the Park and Central Station (which is subsidized), towers aren't penciling out right now.

These are all reasonably dense, cheaply built projects that work for the availability of land.

Skyscrapers are massively expensive and due to the nature of their construction demand much higher rents than the high rents the low-rises will charge. If Phoenix lots were all filled up with dense projects, there would be more of a reason to start building skyscrapers.

I expect as some of the above projects get built and fill out, there might be a market for more towers. But right now, I'd find it odd that a developer would plunk down $100 - $200 million or more when the market is as crowded as it is.

I'm keeping this thread updated and adding new.

Qualifications for adding are any 3+ story infill/urban project.

CrestedSaguaro · #18 Posted **Oct 2, 2015, 6:43 PM**

En Hance appears to be on the fast-track and is already pouring vertical concrete columns. A large portable crane is onsite, so I expect a permanent crane will be up soon.

combusean · #19 Posted **Oct 3, 2015, 12:48 PM**

I like hearing about what the burbs are up to but for a top post I think I'm gonna restrict it to Tempe and Phoenix.

Tho I will say this: Some of the stuff that will be coming online in Scottsdale like The Moderne (Portales and Goldwater) and Broadstone Waterfront (Via Soleri and Goldwater) are actually annoying for their anti-urban qualities despite their downtown location. It's like the 1980s never stopped there.

Jjs5056 · #20 Posted **Oct 20, 2015, 9:11 AM**

Quote:

Originally Posted by combusean

Tho I will say this: Some of the stuff that will be coming online in Scottsdale like The Moderne (Portales and Goldwater) and Broadstone Waterfront (Via Soleri and Goldwater) are actually annoying for their anti-urban qualities despite their downtown location. It's like the 1980s never stopped there.

Alliance is really an awful developer. They've yet to develop one truly urban project, and their two planned projects (Broadstone Arts District and 3rd & Roosevelt) are just as poorly designed. This is the Midtown project (McDowell and Alvarado):

3rd & Roosevelt is especially frustrating as it requires bulldozing the Canvas building and the Bodega 420 house, yet has large "arts plazas" all around a stumpy 4-story building. With 20' sidewalks, there's absolutely no need for additional concrete space that will sit empty 29 days of the month. There's literally nothing but concrete planned for the area that Paz currently sits.

3RD & Roosevelt will displace at least 4 potential retail spaces, and though it will have a massive frontage along Roosevelt, the site plan shows a tiny bit of retail near 5th Street, large enough for maybe 1 restaurant in each. The rest of Roosevelt is lined with what has to be the largest leasing center in the world. Combined with iLuminate and Linear's empty ground levels, there's going to be a huge hole in the center of RRow.

A project that can be added to the list is 504 Roosevelt by Eric Brown. It's moving through zoning variances, and will be a 3-story mixed use infill on the corner of 5th St/Roosevelt adjacent to Artisan Village. This is a perfect example of the kind of building that is needed in the small vacant parcels scattered throughout the area south of Roosevelt. Ground level has retail, which Brown has always been able to lease, with 10 apartments above. http://www.tomecakdesign.com/