Developer Pursues Peak Density Above Dunlap

A parking garage that sits along 25th Avenue, and two office buildings behind it, are being considered for adaptive reuse to create multi-family residential units (photo by Kathryn M. Miller).

A developer is seeking a zoning density waiver to transform two office buildings and a multi-level parking structure into market-rate multi-family housing in a 13-acre area just north of 25th and Dunlap avenues. The adaptive-reuse project aims to deliver approximately 400 residential units adjacent to the Valley Metro Light Rail and the Arizona Canal.

According to the developer’s proposal, residential units will occupy the upper floors of the existing parking structure. This design intends to align with the city’s vision for urbanized developments along major streets and public transit lines. Windows and exterior views will be prioritized by positioning the units towards the structure’s perimeter.

At a recent North Mountain Village Planning Committee meeting, project representative Taylor Earl outlined the potential for one-bedroom units in the converted parking garage, measuring roughly 560 square feet. Unique features may include an optional garage space catering to diverse parking needs, with monthly rents anticipated to start at $1,650, contingent upon market conditions at completion.

The existing office buildings, covering 181,805 square feet for the north structure and 142,666 square feet for the south, are set to be converted into class-A multifamily units. Ranging from one to three bedrooms, some units will also offer flex spaces, with the largest units projected to be between 1,500 and 1,600 square feet.

A rendering shows how a developer proposes to modify the exterior of an existing parking garage as it is converted to multifamily housing (submitted photo).

A range of amenities will accompany the residential transformation, including a pool, spa, BBQ areas, and gathering spaces. To enhance security and community feel, the site will be gated.

The City of Phoenix’s Planning & Development Department has stipulated that a minimum of 10,500 square feet of publicly accessible open space be created in the northwest corner of the property. Additional improvements along the Arizona Canal and a pedestrian footpath will also be established following the city’s own upgrades to the area.

These city upgrades include constructing a bicycle/pedestrian bridge over the Arizona Canal Trail and further public park developments within the vicinity. The North Mountain Village Planning Committee has unanimously endorsed the project, which is set for discussion at the Phoenix Planning Commission on January 2, with a subsequent council review scheduled for February 5.

Visit www.phoenix.gov/cityclerk/publicmeetings/notices for more details on upcoming public meetings. The staff report for this case (application #Z-129-24-3) can be found at www.phoenix.gov/pdd/planning-zoning/pzservices/pzstaff-reports.