Phoenix Development News (3)

[combusean]

Originally Posted by DesertRay

Wow!

Honest question: because Arizona doesn't strike me as a particularly tort-friendly state, does the fact that HOAs are so powerful tip the balance away from developers? I would think that with so much development, folks building subdivisions would get hella sued as well if it was totally easy to sue for crappy construction.

HOAs are only as powerful as their CC&Rs spell out what they can dictate to residents to order you around--something you bought into when you bought the place.

But if you have service issues with these buildings the last thing you want is the HOA.

I think biggus has this wrong from my reading of the comment--at the crux of both of these is an often times shady management company that walks a fine line between collecting fines, throwing lawyers at residents that miss their dues with a handsome commission no doubt, and that sort of thing.

The HOA itself is worthless beyond its own assets--common areas aren't subject to property taxes. It's somewhere between a non-profit charity case and any other members' club. If the HOA is somehow forced to do major upgrades, the costs of which are spread on the residents in the form of assessments. The assessments must be paid if approved by the bylaws of the CC&R or the resident can risk foreclosure.

My memory is hazy from 2007, but if you have something to deal with like we did when it was revealed that termite intrusion came from direct wood into dirt contact from the piers supporting the raised floor, the HOA management company and the developer were useless.

[biggus diggus]

I don't have it wrong, I was there and I'm still dealing with it. Can you not?

[J_PHX]

Not quite Downtown, but I heard the Verde Park condos in Garfield at Polk/Taylor & 9th street have been very successful. Phase 1 sold out quick. I think with more infill projects like this even around the downtown area, it could help catalyze the development of future condos in the downtown core and help alleviate profitability concerns

[thespiandave]

Originally Posted by J_PHX

Not quite Downtown, but I heard the Verde Park condos in Garfield at Polk/Taylor & 9th street have been very successful. Phase 1 sold out quick. I think with more infill projects like this even around the downtown area, it could help catalyze the development of future condos in the downtown core and help alleviate profitability concerns

They’ve added a nice touch to Garfield. There are quite a few apartments going in at 9th and Roosevelt, too. I think Garfield House will have an immense impact the the overall area.

[ChaseM]

I'm happy that Astra got approval for its height, hopefully this will lead to taller development. I always thought Phoenix's height restrictions are a bit outdated with today's technology in aircraft and especially after seeing a video like this of how close planes are to Downtown Dallas when landing at Love Field.

Passing Downtown at 3:40 mark.

• Video Link

[CrestedSaguaro]

Just some small tidbits to report while walking around downtown this afternoon:

1. The construction fence has been removed from AC Hotel. Amazingly, the integration with Arizona Center came out better than I thought and it appears the lobby/courtyard entrance tries to address Arizona Center quite well by steering guests inwards when exiting the lobby area. Building lighting is on and final landscaping is being completed. Looks like opening is set for early February. Here's interior pics from Marriott's site: https://www.marriott.com/search/hote...rshaCode=PHXAD

2. The Adeline and Link 2 are both completing their final floors and will be topping out fairly soon. I'm not sure I like Link 2's roofline. The penthouse is massive and looking at the renderings I have, will only be partially covered by the parapet. I thought Phoenix had a requirement that mechanical equipment/penthouses needed to be minimal and/or covered as much as possible?

3. Aspire has really gained some steam and is already starting on the 12th floor. With only 5 floors to go, it will probably top out near end of January/early February.

4. Meanwhile Derby is still on a slower pace and is on the 8th floor with the penthouse up to the 10th.

5. US Bank's ground-floor remodel is going well and cladding is going up on the eaves. The front entrance is very pronounced and will be much more welcoming than the original entrance.

6. ECO PHX is starting on the 2nd floor and the elevator shafts are fully built. No permanent crane set up yet.

7. The new Fiesta addition to Hance Park is quite nice. But as another forumer already mentioned, very little tree shade. The trees are there, but they are twigs and going to take 15 years from now to grow into any real shade. Why doesn't Phoenix plant more matured trees?

8. There's a new HAWK crossing going in on 3rd Ave in front of the Japanese Friendship Garden. Very welcome spot IMO as I've found myself crossing here more than a few times.

[Obadno]

Originally Posted by CrestedSaguaro

7. The new Fiesta addition to Hance Park is quite nice. But as another forumer already mentioned, very little tree shade. The trees are there, but they are twigs and going to take 15 years from now to grow into any real shade. Why doesn't Phoenix plant more matured trees?

$$$$$$$$$$$$$$$$$$$$$$$

[combusean]

^ I thought Hance Park had serious drainage and structural issues and that was one of the biggest things preventing things like large crowds and mature trees.

Was that somehow remediated during this first phase of the park?

[Socalzonie]

For some reason I thought the small house to the south of the proposed apartment tower at 6th and Garfield streets was going to be rehabbed and used as a neighborhood bar or restaurant. Anyone know if the permit below is for that adjacent house?

http://apps-secure.phoenix.gov/PDD/S...Number=2000532

[fawd]

Originally Posted by combusean

^ I thought Hance Park had serious drainage and structural issues and that was one of the biggest things preventing things like large crowds and mature trees.

Was that somehow remediated during this first phase of the park?

Not sure about drainage, but I saw Aerosmith and Blink182 at Hance Park a few years ago during the Final Four festivities... it was wayy over capacity. I think it can handle a few trees lol

[fawd]

Heres a shot of the crowd that night at Hance...

[MMDelon]

I completely believe that most of the Superbowl festivities in Downtown Phoenix will be at Hence Park, Adams street, and down Roosevelt Row in 2023

[fawd]

Originally Posted by MMDelon

I completely believe that most of the Superbowl festivities in Downtown Phoenix will be at Hence Park, Adams street, and down Roosevelt Row in 2023

Certainly for the unofficial stuff (which will be VERY robust).

But most, if not all, of the 'official NFL' SB activities (inc the broadcast booths, broadcast sets, nfl experience, official merchandise stores, activity zones, official concerts, sponsor events etc) will remain in the convention center, arena, nearby hotels, and closed off surrounding streets (inc Adams)

[fawd]

Its worth noting that all the major cities will be hosting official events in 2023 - in a pretty major way. Glendale, Phoenix, Scottsdale, Tempe.. even Paradise Valley is in the works.

Just to give you an idea.. the Superbowl Comittee for 2023 should have approx TWICE the total budget of XLIX. It's gonna be bonkers!

[combusean]

Originally Posted by fawd

Not sure about drainage, but I saw Aerosmith and Blink182 at Hance Park a few years ago during the Final Four festivities... it was wayy over capacity. I think it can handle a few trees lol

If you can't connect drainage issues with trees the only people that are lol'ing should be lol'ing at you.

Patriots Square Park had the same problem. Parks on top of concrete slabs don't do that well. Water the vegetation just right or that drainage infiltrates the superstructure causing leaks, rust, and all sorts of structural problems.

"lol"

[Sunsfan87]

It looks like the latest Hance Park Newsletter addresses the lack of trees in the current redevelopment.

“ADDRESSING TREE ISSUES THROUGHOUT THE PARK
The City of Phoenix has partnered with HargreavesJones, an award-winning international architecture firm, to lead the redevelopment of Hance Park. As part of the project, the firm engaged a team of local and national subconsultants to evaluate the existing park, including the trees. That team includes Norris Design, a local landscape architecture firm, and Olsson Associates, a soils specialist.
The team evaluated the existing trees, the soil’s organic capacity to support tree growth, soil depths relative to the freeway tunnel deck the park sits on top of and the existing irrigation system. The evaluation showed that planting soil is in generally good condition, but is shallow and not in sufficient quantity to provide substantial support to trees.
As a result, as Hance Park is redeveloped, it will be planted with trees that are placed in adequate soil depth and in soil that is organically appropriate to support new trees. Additionally, trees will have dedicated irrigation that will help roots to grow within the soil profile available above the deck. Unfortunately, these are advantages that trees located in areas of the park that have yet to be redeveloped do not currently have.
Until such time as the Hance Park Revitalization Project can be fully realized, certified arborists that are part of the Phoenix Parks and Recreation Department staff will continue to closely monitor the existing trees. Department staff has also developing a tree removal and planting plan for the park.”

https://www.phoenix.gov/parkssite/Do...Newsletter.pdf

[fawd]

Originally Posted by combusean

If you can't connect drainage issues with trees the only people that are lol'ing should be lol'ing at you.

*sigh*

[CrestedSaguaro]

Originally Posted by Socalzonie

For some reason I thought the small house to the south of the proposed apartment tower at 6th and Garfield streets was going to be rehabbed and used as a neighborhood bar or restaurant. Anyone know if the permit below is for that adjacent house?

http://apps-secure.phoenix.gov/PDD/S...Number=2000532

It is the house next to the proposed tower. The project # is not affiliated with Garfield House, so probably something the owner of the lot decided to do on their own? Maybe it could mean another tower down the road.

[CrestedSaguaro]

Thought I would mention Since this since it was brought up recently. They were replacing some of the broken windows at Chase this morning.

[CrestedSaguaro]

Taiwan Semiconductor Manufacturing Company isn't wasting any time getting things set up in Phoenix. Two floors of space leased East of I-17 off of Dunlap.

BY KEVIN STONE
DECEMBER 28, 2020 AT 3:00 PM

PHOENIX – In advance of building a massive production facility in north Phoenix, the Taiwan Semiconductor Manufacturing Company is taking over two floors of office space in the city.

TSMC Arizona Corporation has leased 46,735 square feet in the Canyon Corporate Plaza on Dunlap Avenue just east of Interstate 17, according to a press release from commercial real estate company JLL.

JLL represented building owner ViaWest during lease negotiations.

Full article: https://ktar.com/story/3775024/taiwa...-office-space/