Phoenix Area Low- and Mid-Rise Development Thread

[dtphxguy]

Originally Posted by Phxguy

Preliminary site plan review for a project called 'Capital Lofts' on the SEC of 10th Ave and Washington happening tomorrow. Anyone have an idea what the renderings look like?

https://www.phoenix.gov/cityclerksit.../220426006.pdf

Woah… is it this project from forever ago?

https://downtownphoenixjournal.com/2...ntown-phoenix/

[CrestedSaguaro]

Originally Posted by dtphxguy

Woah… is it this project from forever ago?

https://downtownphoenixjournal.com/2...ntown-phoenix/

That's what I'm thinking it is. That article is from 2016 and the project number from Phxguy was 1st submitted in 2015.

[CrestedSaguaro]

Apparently, there is a potential small 25-unit 5-story proposal on the NWC of Willetta and N 5th St. Love these small projects. There are many of these types of residential units popping up everywhere.

https://www.loopnet.com/Listing/340-...x-AZ/25546529/

[Obadno]

Originally Posted by CrestedSaguaro

That's what I'm thinking it is. That article is from 2016 and the project number from Phxguy was 1st submitted in 2015.

I was always surprised this one never took off, it wasnt overly ambitious but now its in a sea of homeless tents IDK whos going to want to live there.

[Jmodrak12]

Originally Posted by CrestedSaguaro

Apparently, there is a potential small 25-unit 5-story proposal on the NWC of Willetta and N 5th St. Love these small projects. There are many of these types of residential units popping up everywhere.

https://www.loopnet.com/Listing/340-...x-AZ/25546529/

I hope that they relocate that nice historic house on the property has a lot of potential to be cute somewhere else.

[PHX31]

Originally Posted by CrestedSaguaro

Apparently, there is a potential small 25-unit 5-story proposal on the NWC of Willetta and N 5th St. Love these small projects. There are many of these types of residential units popping up everywhere.

https://www.loopnet.com/Listing/340-...x-AZ/25546529/

Looks like there are two historic houses on the land they are selling. I like these smaller projects as well, it is is just so frustrating that it always seems to replace historic housing stock. Why can't the old houses be kept up and remain and these nice little residential projects go in on the multitude of empty lots? It would be perfect if it could have happened to go on the SEC of 3rd St & Willetta.

Here are the two houses:
https://www.google.com/maps/@33.4645...7i16384!8i8192

And here is how I photographed the one historic house and adjacent apartment building about 10 years ago. The new project will look nice next to the other building, but that looks like a turn of the century house being replaced, of which there are very few left in Phoenix. Even if it was stucco'd and looks like crap now. Overall, that little neighborhood around Willetta between 3rd and 7th Street is pretty cool and interesting. A good mix of historic apartments, mid century apartments, and historic homes.

[muertecaza]

Another 5-story apartment building proposed for NEC of 7th St./Colter

https://www.phoenix.gov/pddsite/Docu...%203.30.22.pdf

This corner:

https://www.google.com/maps/@33.5128...7i16384!8i8192

[Jmodrak12]

Old wing at the St. joseph's hospital has been fully demoed. ready for the new tumor center HQ.


https://imgur.com/a/dfW5O0f

[J_PHX]

Originally Posted by Jmodrak12

I hope that they relocate that nice historic house on the property has a lot of potential to be cute somewhere else.

I drove past yesterday and was surprised to see everything has been completely demolished. Wasn't sure if this was in the historic boundaries of that neighborhood / didn't see a notice for demo, so not sure of the details.

[combusean]

There's very little in Evans Churchill that has active historic preservation overlays which would give a 1 year stay on demolition.

https://www.phoenix.gov/pddsite/Docu...f_00324-f8.pdf

Pretty sure the hold notices are for commercial buildings and they're really a formality. I anticipate we'll see a lot more of these homes come down in the future.

[J_PHX]

Originally Posted by combusean

There's very little in Evans Churchill that has active historic preservation overlays which would give a 1 year stay on demolition.

https://www.phoenix.gov/pddsite/Docu...f_00324-f8.pdf

Pretty sure the hold notices are for commercial buildings and they're really a formality. I anticipate we'll see a lot more of these homes come down in the future.

The property in question was within the East Evergreen Historic District boundaries north of the I-10.

[Chestnut1]

I thought it would be interesting to post about two midtown multifamily rezoning cases submitted to the city:

1) Z 17-22. This is the former Agave Forms site at Central and Glenrosa. I heard about this one through, ahem, Next Door, so the details are a bit unclear. What I can gather is the rezoning request is for 1600 units. It's unclear if that is the zoning maximum or what is proposed for development, but either way - huge. Some say it has a five story maximum, others say twelve. The applicant is Petree Development. If you want that kind of pain, here's the thread: https://nextdoor.com/p/r-btTxhw55_Q?...=agave%20farms

2) Z 26 -22. This is the parking lot east of the "punch card" building at the NEC of Osborn and Central. Developer is Mill Creek Residential and I think it will be called Modera Midtown. I going to guess with will be a five stories, but we will see. Their website shows an extensive MF portfolio (and they love the name "Modera" for their projects LOL - so many of them!).

Hopefully, these will be on the Encanto Village Planning Committee's June agenda and the staff report will be posted online so we can find out more (unless you guys find out more sooner).

[Obadno]

Originally Posted by Chestnut1

I thought it would be interesting to post about two midtown multifamily rezoning cases submitted to the city:

1) Z 17-22. This is the former Agave Forms site at Central and Glenrosa. I heard about this one through, ahem, Next Door, so the details are a bit unclear. What I can gather is the rezoning request is for 1600 units. It's unclear if that is the zoning maximum or what is proposed for development, but either way - huge. Some say it has a five story maximum, others say twelve. The applicant is Petree Development. If you want that kind of pain, here's the thread: https://nextdoor.com/p/r-btTxhw55_Q?...=agave%20farms

2) Z 26 -22. This is the parking lot east of the "punch card" building at the NEC of Osborn and Central. Developer is Mill Creek Residential and I think it will be called Modera Midtown. I going to guess with will be a five stories, but we will see. Their website shows an extensive MF portfolio (and they love the name "Modera" for their projects LOL - so many of them!).

Hopefully, these will be on the Encanto Village Planning Committee's June agenda and the staff report will be posted online so we can find out more (unless you guys find out more sooner).

The Farm lot is absolutely massive, even a giant complex of 4-5 story buildings could easily hit 1600 units.

My only concern is it will be garden style.

As for the parking lot next to the punchcard, it has an underground parking level as well, is that staying? I wonder if this will include a garage for the office tenants?

[CrestedSaguaro]

Originally Posted by Chestnut1

I thought it would be interesting to post about two midtown multifamily rezoning cases submitted to the city:

1) Z 17-22. This is the former Agave Forms site at Central and Glenrosa. I heard about this one through, ahem, Next Door, so the details are a bit unclear. What I can gather is the rezoning request is for 1600 units. It's unclear if that is the zoning maximum or what is proposed for development, but either way - huge. Some say it has a five story maximum, others say twelve. The applicant is Petree Development. If you want that kind of pain, here's the thread: https://nextdoor.com/p/r-btTxhw55_Q?...=agave%20farms

2) Z 26 -22. This is the parking lot east of the "punch card" building at the NEC of Osborn and Central. Developer is Mill Creek Residential and I think it will be called Modera Midtown. I going to guess with will be a five stories, but we will see. Their website shows an extensive MF portfolio (and they love the name "Modera" for their projects LOL - so many of them!).

Hopefully, these will be on the Encanto Village Planning Committee's June agenda and the staff report will be posted online so we can find out more (unless you guys find out more sooner).

Wow, there are some really uneducated comments on the Next Door thread...probably why I gave up following Next Door years ago. I wish I could unread some of those. Took me a lot not to respond.

The second one you mention, that will be an interesting one. This would necessitate the need to demolish the lot as there is a 2 level garage underneath it that is in need of major repair. I doubt it would hold the weight of additional floors added above it.

[Obadno]

Originally Posted by CrestedSaguaro

Wow, there are some really uneducated comments on the Next Door thread...probably why I gave up following Next Door years ago. I wish I could unread some of those. Took me a lot not to respond.

The second one you mention, that will be an interesting one. This would necessitate the need to demolish the lot as there is a 2 level garage underneath it that is in need of major repair. I doubt it would hold the weight of additional floors added above it.

Net door is just concentrated bitching everything that pops up on there is absolutely useless.

Might as well be people screaming into the void but thats how I feel about most social media lol

[IndyAZ]

Originally Posted by CrestedSaguaro

The second one you mention, that will be an interesting one. This would necessitate the need to demolish the lot as there is a 2 level garage underneath it that is in need of major repair. I doubt it would hold the weight of additional floors added above it.

The plan is to leave the garage in place, build a 2-story podium with 5 floors of wood frame units on top, so a 7-story total above the underground garage. On the North and South they would have units on the street sides on level 1 and 2 to wrap the garage. The have done a bunch of major structural investigation on that garage and it sounds like it can remain as is, and was built with the intent of a vertical expansion, so a 7-story should be fine. As needed, they will just sister some of the columns if the existing are not adequate for the new design. I couldn't track down any renderings, not sure if any are available.

[CrestedSaguaro]

Originally Posted by IndyAZ

The plan is to leave the garage in place, build a 2-story podium with 5 floors of wood frame units on top, so a 7-story total above the underground garage. On the North and South they would have units on the street sides on level 1 and 2 to wrap the garage. The have done a bunch of major structural investigation on that garage and it sounds like it can remain as is, and was built with the intent of a vertical expansion, so a 7-story should be fine. As needed, they will just sister some of the columns if the existing are not adequate for the new design. I couldn't track down any renderings, not sure if any are available.

I have to question the investigations that have been done on the garage. I worked at the Financial Center up until 2 years ago. The garage is a major mess. When it rains, there are a lot of water leaks and water pools up on both levels. I'm talking inches of water...not just a small puddle. This implies there could be major structural hidden damage where the water has been leaking for years.

Also, significant amounts of rebar are showing in some of the columns and in the ceilings. Concrete is breaking apart at many locations to the point that I myself and many others have walked out to our vehicles to literally find concrete debris laying on top of our cars. One of our I.T. vans had a cracked windshield where about a 2" chunk of concrete had fallen on it.

The garage condition is one of many reasons DES chose not to renew their leasing at Financial Center. I'm surprised the garage has not been shut down by city inspectors to be quite honest. If a company wants to try and fix this mess, more power to them. But the garage would be better off getting rebuilt.

[IndyAZ]

Originally Posted by CrestedSaguaro

If a company wants to try and fix this mess, more power to them. But the garage would be better off getting rebuilt.

I think they did a forensic structural analysis of the garage, so I am sure any damage has been identified and will be addressed. Repairing and replacing certain columns and adding a new drainage system would be much less cost than a wholesale replacement, so I am sure they will probably pursue that route if possible. Once a new structure is above, that should help some of the drainage issues as well since the roof of the building will be collecting the rainfall instead of everything pouring down the garage ramps. I don't know any specific details, I just know that was the original plan.

[Obadno]

Originally Posted by CrestedSaguaro

The garage condition is one of many reasons DES chose not to renew their leasing at Financial Center. I'm surprised the garage has not been shut down by city inspectors to be quite honest. If a company wants to try and fix this mess, more power to them. But the garage would be better off getting rebuilt.

Not to be contrarian but i have learned that just because something doesn't look great doesn't mean its not structurally sound.

Still i would be a bit weary building an apartment building over a 70 year old underground garage.

[pbenjamin]

Originally Posted by Chestnut1

I thought it would be interesting to post about two midtown multifamily rezoning cases submitted to the city:

1) Z 17-22. This is the former Agave Forms site at Central and Glenrosa. I heard about this one through, ahem, Next Door, so the details are a bit unclear. What I can gather is the rezoning request is for 1600 units. It's unclear if that is the zoning maximum or what is proposed for development, but either way - huge. Some say it has a five story maximum, others say twelve. The applicant is Petree Development. If you want that kind of pain, here's the thread: https://nextdoor.com/p/r-btTxhw55_Q?...=agave%20farms

2) Z 26 -22. This is the parking lot east of the "punch card" building at the NEC of Osborn and Central. Developer is Mill Creek Residential and I think it will be called Modera Midtown. I going to guess with will be a five stories, but we will see. Their website shows an extensive MF portfolio (and they love the name "Modera" for their projects LOL - so many of them!).

Hopefully, these will be on the Encanto Village Planning Committee's June agenda and the staff report will be posted online so we can find out more (unless you guys find out more sooner).

The committee has been receiving mail from the Carnation Neighborhood Association on the topic of this case. The neighbors contend that the developer promised to confer with them on the proposal prior to it being submitted to the city and then failed to do so.

If it is on the June agenda and we get a staff report prior to the meeting (not always the case) I will try and post it here.