Phoenix Development News (3)

[MiEncanto]

You guys don't get it.

Spot zoning gives the city all the power. They don't want development to be too easy, otherwise there's no give and take. It's not necessarily graft/corruption... just a check to make sure it's clear who's in charge.

Grovel first. Donate second. Build third.

[combusean]

That's the dumbest take ever because the city approves nearly everything.

[azliam]

Originally Posted by CrestedSaguaro

This is the old auto shop on the NE corner of Central and Garfield. Originally, the development was proposed to include elements of the shop. But it looks like this will now be a clean slate without any of the auto shop being re-used. This is the same company behind Rainbow and Manzana and they will be going for a height limit increase from 250' to 325'.





Source: Phoenix Business Journal: https://www.bizjournals.com/phoenix/news...capital-downtown-phoenix-apartments.html

Here is a link to the rendering from the article:

https://media.bizj.us/view/img/12282329/flagler-sky-view-2*320xx3223-4835-362-0.jpg

https://www.bizjournals.com/phoenix/news...capital-downtown-phoenix-apartments.html

[Obadno]

Originally Posted by azliam

Here is a link to the rendering from the article:

https://media.bizj.us/view/img/12282329/flagler-sky-view-2*320xx3223-4835-362-0.jpg

https://www.bizjournals.com/phoenix/news...capital-downtown-phoenix-apartments.html

There we GO! as land becomes more expensive downtown the quality of the projects improve (As does the scale)

You can't get the high-level design without filling in the empty lots with chaff first.


Cant wait for the next big cycle of office development we can probably look at gettign some new quality Office towers maybe even a new tallest.

[ASU Diablo]

Originally Posted by azliam

Here is a link to the rendering from the article:

https://media.bizj.us/view/img/12282329/flagler-sky-view-2*320xx3223-4835-362-0.jpg

https://www.bizjournals.com/phoenix/news...capital-downtown-phoenix-apartments.html

Sorry fellas! Hate to burst everyone's bubble but please pay close attention to the caption beneath the rendering:

"This rendering shows an example of the type of apartment towers that Mainstreet Capital Partners has proposed at one of its projects in Fort Lauderdale, Florida."

Maybe we get lucky and get something close to that. However, looking at their website, that's the only tower they list. Not sure if it has even broken ground yet...

https://www.mainstreetcapital.com/featuredassets

[azliam]

Originally Posted by ASU Diablo

Sorry fellas! Hate to burst everyone's bubble but please pay close attention to the caption beneath the rendering:

"This rendering shows an example of the type of apartment towers that Mainstreet Capital Partners has proposed at one of its projects in Fort Lauderdale, Florida."

Maybe we get lucky and get something close to that. However, looking at their website, that's the only tower they list. Not sure if it has even broken ground yet...

https://www.mainstreetcapital.com/featuredassets

Oops sorry. Hard to pay close attention as I didn't have enough time to read the caption below the rendering as you know, PBJ goes poof pretty quickly if you're not a subscriber.

[CrestedSaguaro]

So, the renderings that were shown by submitted to the city by Shepley Bullfinch are the same renderings I had posted several months ago:

https://www.phoenix.gov/pddsite/Documents/PZ/Z-TA-10-23-7.pdf

If going by the renderings, the roof height is 325' with the overall height including parapet and screening coming out to 339'.

[CrestedSaguaro]

I had no idea this was happening.

Phoenix set to consider expansion of central business district boundaries to promote development

By Audrey Jensen – Reporter, Phoenix Business Journal
Feb 6, 2024

The city of Phoenix is set to consider a major expansion of its central business district to promote development opportunities in and around downtown.

Phoenix City Council is scheduled to vote on a request to update the central business district (CBD) boundaries at its Feb. 7 meeting. The proposed boundaries for the expanded district would total about 12 square miles, a major expansion from the existing 2-square-mile district.

The new boundaries would be generally located from Thomas Road to the north, Broadway Road to the south, 23rd Avenue to the west and 7th Street to the east.

The expansion of the CBD could create new redevelopment opportunities in the expanded areas including in the Rio Salado redevelopment area in South Phoenix and the Arizona Veterans Memorial Coliseum.

The Rio Salado area has been a major focus point for the city. Last year, Phoenix voters approved $500 million in new general obligation bonds, a portion of which will go toward activating riverfront development opportunities along the Rio Salado river, the Business Journal previously reported.

The city's CBD was established in 1961 and included about 30 blocks of the city center. It has since been updated and expanded over the years and now comprises about two square miles.

Currently, the district spans from 19th Avenue to the west, 9th Street to the east, McDowell Road to the north and Buchanan Street to the south.

Central business districts are traditionally known as the center of financial services and government operations within a municipality. Some of the largest central business districts in the U.S. include New York City, Los Angeles and Chicago.

The purpose of a CBD was to establish a Phoenix Tax Incentive District to promote private development and improvements in the city. Sites that are located in a central business district and redevelopment area could also be eligible for an eight-year property tax abatement through the Government Property Lease Excise Tax program.

The Phoenix economic development and equity subcommittee approved updating the CBD boundaries at its June 28 meeting in 2023.

Source: Phoenix Business Journal: https://www.bizjournals.com/phoenix/news...central-business-district-expansion.html

[CrestedSaguaro]

The city is soliciting for an RFP at 32 E. Columbus Ave for a mixed-use development. Seems like Midtown has cooled after the onslaught of residential on Central a few years ago. Hopefully, this along with the proposed Central Park development and adjacent development across the street means a new slew of Midtown development coming in the next couple of years.

https://solicitations.phoenix.gov/Solicitations/Details/1723

[xymox]

Originally Posted by CrestedSaguaro

I had no idea this was happening.



Source: Phoenix Business Journal: https://www.bizjournals.com/phoenix/news...central-business-district-expansion.html

Not surprised this has happened. Light rail expansion south - the Rio Salado project to revitalize the Salt River through the valley - this was certainly bound to happen. Question is - will they also alter building height limits within this area? I could see them trying to drive downtown south to the river so they can entice some river side development like in Tempe.

Also interesting they show SR-30 connecting to the Durango Curve (I-17). I wasn't sure that was for certain yet.

[MMDelon]

Originally Posted by CrestedSaguaro

I had no idea this was happening.



Source: Phoenix Business Journal: https://www.bizjournals.com/phoenix/news...central-business-district-expansion.html

This is dope. Finally some development along grand Ave.

[Obadno]

Originally Posted by CrestedSaguaro

I had no idea this was happening.



Source: Phoenix Business Journal: https://www.bizjournals.com/phoenix/news...central-business-district-expansion.html

Seems strange not to include everything between the 17 and SR 51.

I dont mind it going up to Thomas but I think Midtown should remain its own "thing" it has a nice bit of its own momentum right now.

Also Going that far south is kinda pointless again id rather it go west than south.

[Obadno]

Originally Posted by xymox

Also interesting they show SR-30 connecting to the Durango Curve (I-17). I wasn't sure that was for certain yet.

Its certainly planned. Not certain in when it will get built.

[combusean]

It's also incredibly stupid to include established neighborhoods like Encanto Palmcroft and Willo who could sabotage this plan. There's literally no benefit to including them in an expanded CBD.

[exit2lef]

Originally Posted by combusean

It's also incredibly stupid to include established neighborhoods like Encanto Palmcroft and Willo who could sabotage this plan. There's literally no benefit to including them in an expanded CBD.

City staff presented on this at the January Downtown Voices Coalition meeting. Under state law, any CBDs used for planning purposes must be rectangular in shape. They can't have irregular borders or exempt enclaves. That said, I highly doubt the city will try to encourage intensive development within those historic districts.

For the expanded areas of an existing central business district only and the new designation of a central business district formed on or after January 1, 2018 and for the purposes of this subdivision, "geographically compact" means a form or shape that has a length that is not more than twice its width as measured from at least four points on the exterior boundary of the expanded areas of an existing central business district or a central business district formed on or after January 1, 2018.

https://www.azleg.gov/viewdocument/?docName=https://www.azleg.gov/ars/42/06209.htm

[MiEncanto]

Originally Posted by Obadno

Its certainly planned. Not certain in when it will get built.

It's too bad that it's at the bottom of a long list of a bunch of regional projects because that interchange and connection to the west side is the single biggest thing the region could do for economic development in southwest Phoenix and also a massive relief to I-10.

[Obadno]

Originally Posted by exit2lef

For the expanded areas of an existing central business district only and the new designation of a central business district formed on or after January 1, 2018 and for the purposes of this subdivision, "geographically compact" means a form or shape that has a length that is not more than twice its width as measured from at least four points on the exterior boundary of the expanded areas of an existing central business district or a central business district formed on or after January 1, 2018.

https://www.azleg.gov/viewdocument/?docName=https://www.azleg.gov/ars/42/06209.htm

What could possibly be the justification for a required shape LMAO?????

How absurd

[combusean]

Because developments within the CBD are also eligible for GPLETs which is why the city is doing this and once it's done is going to be absolutely huge for development. But GPLETs at the end of the day harm school districts by taking the property off the tax rolls, and they need recourse that the intent of the GPLET incentive program isn't mangled by gerrymandering.

It's totally reasonable that the cities should have some kind of oversight here through properly written legislation.

[Obadno]

Originally Posted by combusean

.

Thats stupid. I dont care about schools

[exit2lef]

Originally Posted by Obadno

What could possibly be the justification for a required shape LMAO?????

How absurd

I think this is related to the controversy over GPLETs that arose around the time of the lawsuit filed by Mat Englehorn (owner of Angel's Trumpet) and the Goldwater Institute against the GPLET for the Derby. The legislature wanted to limit the use of GPLETs, and constraining the boundaries of CBDs is one way to do that.

https://www.cavanaghlaw.com/wp-content/u...2/Dash-of-SALT-55-2018-GPLET-Reforms.pdf