Read in Scottsdale Airpark News

Visit Optima McDowell Mountain Village for more details

Fueled by the explosion in employment opportunities and related development in north Phoenix, developer Toll Brothers Apartment Living has proposed what would be one of the largest multifamily developments by unit count in the Greater Phoenix area.

Situated on approximately 18.68 gross acres at the SEC of 7^th Street and Beardsley Road, North 7^th Residences is planned for 817 units, with up to 825 units allowed, spread across five buildings. Four of the buildings would be garden-style, with the remaining structure constructed as a wrap-style building with an interior parking garage, according to the Planned Unit Development project narrative submitted to the City of Phoenix by project representative law firm Snell & Wilmer.

According to the conceptual site plan, the wrap-style building—Building A—would be five stories in height with 407 units and a square footage of 611.5KSF. The remaining four garden-style buildings break down as follows:

• Building B: three stories, 62 units, 97.5KSF;
• Building C: three and four stories, 177 units, 220.1KSF;
• Building D: three stories, 60 units, 92.5KSF, and
• Building E: four stories, 111 units, 151.4KSF.

There is also a separate 4.5KSF amenity structure planned, bringing the total proposed building area to nearly 1.18MSF.

The expected unit count calls for 19 studio apartments, 455 one-bedroom, 309 two-bedroom and 34 three-bedroom apartments. As a self-described “modern, upscale, and amenity-rich living experience,” several site and lifestyle enhancement features are planned, “including a total of 25,050 square feet of air-conditioned indoor amenity space distributed throughout the site, as well as up to 90,100 square feet of useable outdoor open space containing pools, outdoor seating and lounging nodes, cooking and dining areas, fire pits, activity and fitness lawns, sports courts, and entertainment media walls distributed throughout the site in locations central to community residents,” according to the narrative.

The Site and Development Standards

The location is currently partially occupied by a two-story 97.4KSF office building developed in 2003 and previously used as a call center. The narrative says, “By reimagining the site for residential purposes, there will be improvements to the surrounding community by removal of a high traffic generating use (office/call-center), completion of the vacant site (which, as vacant land, tends to attract less than desirable activities), improvement of the abutting streetscape (modernizing the pedestrian experience along 7th Street with detached sidewalks and additional shading) and providing a new housing choice option for those that want to live/work/play in this part of the City.”

The development standards laid out in the PUD narrative are for a C-2 General Commercial Zoning District, which permits a maximum residential density of 825 units (44.2 units/gross acre) with minimum setbacks of 100 feet on the east perimeter, 50 feet on the south and 20 feet on both the north and west perimeters.

The site is adjacent to existing single- and multifamily residences. Consequently, the narrative makes a point of addressing how the development will be sensitive to existing uses, saying, “To achieve a balanced transition between neighboring uses, the Project utilizes a stepped down design, gradually decreasing the buildings’ height from its tallest elevation of 65’ and five (5) stories along the 7th Street and Beardsley Road frontages to the shortest elevation of 38’ and three (3) stories where the property is more proximate to existing homes.

“This stepped-down design results in a building massing that is contextually appropriate while also providing a transition in height ensuring the Project’s compatibility with its surrounding neighbors. Significant building setbacks (up to three (3) times greater than those required by the current zoning adjacent to the east property line and over sixteen times greater than those allowed by the current zoning adjacent to the south property line) further provide a buffer and separation between the Project and adjacent existing residences.”

Development is planned in two possible phases, with Phase I consisting of Building A with the parking structure, 407 units, swimming pool and core amenities spaces.

One of Metro Phoenix’s Largest Communities

Given the extent of multifamily development in metro Phoenix in recent years and the number of outlets and resources covering the sector, it is surprisingly difficult to find definitive information on community sizes around the area.

The DATABEX project database was started in 2016 and, for obvious reasons, does not include communities developed before its launch. Yardi Matrix is a standard resource for apartment development research, but it includes some surprising omissions and inconsistencies in its reports.

A Yardi Matrix market composition report shows 47 communities with more than 500 units completed between 1980 and 2023 in greater Phoenix, totaling 30,388 units, or 10.1% of the total market.

A March 2022 article in GlobeSt lists the largest market-rate community as the former Del Mar Terrace apartments on West Indian School Road. The 1,012-unit development was purchased by CIM Group and Tides Equities for $255M and rebranded as Tides on 71^st.

When first proposed, Camden North End at 6800 E. Mayo Blvd. in Phoenix would have been larger. The development was originally planned for three phases and a total of 1,069 units. Phases I and II were built, with Phase II delivering in 2021 for a total of 784 units for the entire project. The Phase III location was sold off to another developer.

It is believed Optima McDowell Mountain Village in north Scottsdale is the largest community under development in the Phoenix metro area. Currently in the pre-construction phase, the project is planned for 1,330 apartment and condo units to be built in three phases over a 10-year development cycle.

At 817 planned units, North 7^th residents will easily land among the top planned and, if built as proposed, the largest completed development projects in the metro area.

Toll Brothers Apartment Living is the developer. The design firm is CCBG Architects, with landscape planning by Collective V Design Studio, Inc. Hubbard Engineering is the civil engineer, and Lokahi is the traffic engineer. The zoning attorney/project representative is Snell & Wilmer. As of press time on Aug. 28, no hearings or meeting dates have been set.

Read more on AZBEX

Visit Optima McDowell Mountain Village for more details

Award-winning real estate development firm, Optima, announced today plans to move ahead with its next Arizona residential development, Optima McDowell Mountain Village, in North Scottsdale after receiving the city’s approval for the $1 billion sustainable mixed-use community. 

Breaking ground spring/summer 2023, the 22-acre site, located on the southeast corner of Scottsdale Road and the Loop 101 Freeway, Optima McDowell Mountain Village is comprised of six concrete-framed, eight-story buildings that will include 1,330 luxury residences and 36,000 square feet of commercial and retail space. The development will be a mix of condominiums and apartments.

Optima McDowell Mountain Village will create an environmentally friendly residential neighborhood in the burgeoning area of North Scottsdale with a state-of-the-art, all-inclusive, health-based, amenity-rich community. Most notably from a sustainability perspective, it will be the largest private rainwater harvesting site in the U.S. The residences within the community are expected to use half as much water as the average Scottsdale multi-family residence and a quarter as much water as the average Scottsdale single-family home. Optima is also providing the City of Scottsdale with 2,750 acre-feet of water that will be deposited into the Scottsdale water system.

“We are especially excited about the location of Optima McDowell Mountain Village being in north Scottsdale so close to the spectacular McDowell Mountains and the proximity to the Loop 101 Freeway as well as current and future major employers” said David Hovey Jr., AIA, Optima’s President and COO. “Architecturally this project will be unique with over 75% open space with six buildings surrounding a central sheltered courtyard comprised of a combination of xeriscape, drip irrigation and artificial turf. This will be our most sustainable project to-date and will include the largest private rainwater harvesting system in the United States, as well as the next evolution of our vertical landscaping system and active roof decks.”

The community will be the first project in Arizona to be built under both the new International Energy Conservation Code (IECC) and International Green Construction Code (IgCC). A few highlights of the sustainable features include 75% open space that will be a combination of artificial turf, xeriscape landscaping and native plants; high-performance mechanical systems, solar panels; 100% underground parking to mitigate the heat-island effect, and Optima’s signature vertical landscape system. The vertical landscaping system, with its self-containing irrigation and drainage, enables a palette of vibrantly colored plants at the edge of each floor to grow both up and over the edge of the building. The integration of enhancements to the vertical landscape and architectural shading systems protects homes from the sun and creates additional privacy, while filtering the air and lowering ambient temperature.

The kind of sophisticated architectural detail that characterizes Optima’s Arizona projects will be reprised at Optima McDowell Mountain Village, and represents the next evolution of Optima’s architecture and construction. Designed by internationally recognized architects David C. Hovey, FAIA and David Hovey, Jr. AIA, the six buildings, with undulating landscaped facades, echo the shapes of the McDowell Mountains. The eight-story buildings are designed to have complex elevations that step in and out creating depth, shadow and texture that enlivens each face of every building. Adding to the dynamic effect will be the outdoor terraces provided for every residence that will be edged with trailing native plants cascading down the building. The buildings have been designed to emulate the colors of the desert with bronze glass, railings and planters. Glass-enclosed, 15-foot-high ground-floor levels will feel utterly transparent.

Each of the six buildings will contain its own resort-style amenity offering which will include a rooftop deck with a 50-meter Olympic-length swimming pool; a sauna, spa, and cold plunge; a running track that will follow the perimeter of the roof; outdoor fireplaces; lounge seating; outdoor kitchens with barbecues and dining spaces and sheltering arbors covered with vines. Every rooftop will offer spectacular views of the McDowell Mountains to the east, vibrant sunsets to the west, Pinnacle Peak to the north and Camelback Mountain to the south.

The ground-floor level of each building will be similarly outfitted with spacious, well-appointed lobbies; a fitness center and yoga studio that look out over the lushly landscaped courtyard; a sauna and steam room; a residents’ club with game room and theater; an indoor basketball and pickleball court; an outdoor pickleball arena; a golf simulator; an outdoor putting/chipping area; indoor and outdoor kids’ play spaces; a massage room; a dog park and pet spa; and a business center and conference room.

With views of the majestic McDowell Mountain range as the backdrop, the location is just a five-minute drive to the shopping, dining and entertainment destinations of Scottsdale Quarter and Kierland Commons.  Being adjacent to the Loop 101 Freeway and just two minutes from the SR-51 Highway and ten minutes away from the I-17 Highway will allow residents to be just 15-25 minutes from Downtown Phoenix, Glendale, Old Town Scottsdale, Tempe, Mesa, and Phoenix Sky Harbor Airport.  Also, the development will feature a bicycle and pedestrian path around the perimeter of the development that will connect to the bicycle and multi-use paths of the City of Scottsdale Bicycle Master Plan.

Registration is now open for both the condominiums and apartments to be among the first to learn about upcoming sales and leasing opportunities. For more, visit OptimaMcDowellMountainVillage.com.

Read more on AZ Big Media

Visit Optima McDowell Mountain Village for more details

Real estate development firm Optima has verified it’s moving ahead on plans to build a $1 billion sustainable mixed-use residential area with the nation’s largest private rainwater harvesting system. The project is located at the southeast corner of Scottsdale Road and the Loop 101 Freeway and will be called Optima McDowell Mountain Village. The 1,333 residences are expected to use half as much water as the average Scottsdale multi-family residence, and one-quarter as much water as the average single-family home. The project should provide the City of Scottsdale with 2,759 acre-feet of water that will be deposited into the Scottsdale water system. For more information, visit OptimaMcDowellMountainVillage.com.

Read more on Green Living Magazine

Visit Optima McDowell Mountain Village for more details

If sewage is fun – you must be in Scottsdale.

According to a recent newsletter from Councilwoman Solange Whitehead, “Elected leaders from around the state and the governor’s office attended my ‘Building Arizona’s Energy and Water Future’ session and Scottsdale Water Executive Director Brian Biesemeyer served on the water panel. 

“But the Popsicles were the real hit at the conference. Fruity, delicious and made from Scottsdale recycled waste water.  Everyone was talking about the Popsicles!”

Scottsdale Water spokeswoman Jessica Lema confirmed Biesemeyer moderated a water panel hosted by the Arizona League of Cities and Towns Aug. 30, adding:

“Popsicles made with recycled water from Scottsdale’s Advanced Water Treatment Facility were served after the discussion.”

The panel’s theme was “Water: What’s Happening – And What’s Next.”

In North Scottsdale, what’s happening is construction – of sewer lines.

And what’s next is Optima McDowell Mountain Village, which plans 10 story buildings that will house 1,330 luxury apartment and condo units on North Scottsdale Road.

On May 4, the Development Review Board unanimously approved the Optima development on desert land from Mayo Boulevard to the Loop 101.

City Council narrowly approved the development in November.

The mammoth Optima project, projected to cost $1 billion to build, was opposed by council members Kathy Littlefield, Betty Janik and Solange Whitehead.

But in the “no hard feelings” department, Littlefield, Janik and Whitehead joined the other four council members in approving an infrastructure reimbursement agreement with Optima McDowell Mountain Village.

Biesemeyer gave the presentation on the sewer build-out across undeveloped land between Scottsdale Road and the TPC Golf Course.

He stressed Optima will pay for the construction – with “reimbursement from the city for portions that are not required for Optima.”

Sewer development fee funds will pay for part of the project, with future developers to be charged “payback” for the sewer lines they will use.

The new sewer pipes will allow for even more development south of the 101 between Pima Road and Scottsdale Road.

Optima is developing 20 acres at 18777 N. Scottsdale Road, just off the freeway.

The rezoning last fall included a development agreement on sewer infrastructure.

After poring over results of a commissioned study, the city “concluded that the sewer infrastructure capacity needed to serve all of the existing and future development in the area would need to be significantly increased beyond what was planned,” according to the agenda background on the Optima agreement.

Instead of having the developer put in its minimum sewer pipe requirements, the city asked Optima to construct “larger diameter sewer mains which are sized to handle future projected flows for development in the area.”

The Progress asked Biesemeyer how much the whole new system will cost.

“An estimate of construction cost will be developed as design nears completion,” he replied. “Optima will be paying up to 26% of design and construction costs.”

Biesemeyer was asked if the sewer lines will extend as far as the proposed Banner hospital and Axon campus projects on the west and east sides of Hayden Road south of the Loop 101.

“The sewer would serve the proposed Banner site but local sewer line would need to be constructed by the developer,” he said.

“Axon would also need to construct local sewers but is able to connect to an existing sewer on Hayden Road.” 

According to Biesemeyer, construction on the Optima-and-others sewer line “will be completed in phases to minimize traffic and community disruptions.”

He expects construction on the North Scottsdale sewer project to begin in the spring and finish a year-and-a-half later. 

Read more on Scottsdale Progress

Visit Optima McDowell Mountain Village for more details

Optima’s president and COO David Hovey Jr. shares details about what’s in store for the $1 billion project in north Scottsdale.

Read more on Phoenix Business Journal

Visit Optima McDowell Mountain Village for more details

Hospital bidding wars are alive and well for prime land in north Scottsdale. After losing a state land auction late last year, the state’s largest health system now has plans to build a hospital on another parcel nearby.

Read more on Phoenix Business Journal

Visit Optima McDowell Mountain Village for more details

If sewage is fun – you must be in Scottsdale.

According to a recent newsletter from Councilwoman Solange Whitehead, “Elected leaders from around the state and the governor’s office attended my ‘Building Arizona’s Energy and Water Future’ session and Scottsdale Water Executive Director Brian Biesemeyer served on the water panel. 

“But the Popsicles were the real hit at the conference. Fruity, delicious and made from Scottsdale recycled waste water.  Everyone was talking about the Popsicles!”

Scottsdale Water spokeswoman Jessica Lema confirmed Biesemeyer moderated a water panel hosted by the Arizona League of Cities and Towns Aug. 30, adding:

“Popsicles made with recycled water from Scottsdale’s Advanced Water Treatment Facility were served after the discussion.”

The panel’s theme was “Water: What’s Happening – And What’s Next.”

In North Scottsdale, what’s happening is construction – of sewer lines.

And what’s next is Optima McDowell Mountain Village, which plans 10 story buildings that will house 1,330 luxury apartment and condo units on North Scottsdale Road.

On May 4, the Development Review Board unanimously approved the Optima development on desert land from Mayo Boulevard to the Loop 101.

City Council narrowly approved the development in November.

The mammoth Optima project, projected to cost $1 billion to build, was opposed by council members Kathy Littlefield, Betty Janik and Solange Whitehead.

But in the “no hard feelings” department, Littlefield, Janik and Whitehead joined the other four council members in approving an infrastructure reimbursement agreement with Optima McDowell Mountain Village.

Biesemeyer gave the presentation on the sewer build-out across undeveloped land between Scottsdale Road and the TPC Golf Course.

He stressed Optima will pay for the construction – with “reimbursement from the city for portions that are not required for Optima.”

Sewer development fee funds will pay for part of the project, with future developers to be charged “payback” for the sewer lines they will use.

The new sewer pipes will allow for even more development south of the 101 between Pima Road and Scottsdale Road.

Optima is developing 20 acres at 18777 N. Scottsdale Road, just off the freeway.

The rezoning last fall included a development agreement on sewer infrastructure.

After poring over results of a commissioned study, the city “concluded that the sewer infrastructure capacity needed to serve all of the existing and future development in the area would need to be significantly increased beyond what was planned,” according to the agenda background on the Optima agreement.

Instead of having the developer put in its minimum sewer pipe requirements, the city asked Optima to construct “larger diameter sewer mains which are sized to handle future projected flows for development in the area.”

The Progress asked Biesemeyer how much the whole new system will cost.

“An estimate of construction cost will be developed as design nears completion,” he replied. “Optima will be paying up to 26% of design and construction costs.”

Biesemeyer was asked if the sewer lines will extend as far as the proposed Banner hospital and Axon campus projects on the west and east sides of Hayden Road south of the Loop 101.

“The sewer would serve the proposed Banner site but local sewer line would need to be constructed by the developer,” he said.

“Axon would also need to construct local sewers but is able to connect to an existing sewer on Hayden Road.” 

According to Biesemeyer, construction on the Optima-and-others sewer line “will be completed in phases to minimize traffic and community disruptions.”

He expects construction on the North Scottsdale sewer project to begin in the spring and finish a year-and-a-half later. 

Read more on East Valley

Visit Optima McDowell Mountain Village for more details

Optima has locked up all the needed approvals and will start work on its one billion dollar mixed-use community called Optima McDowell Mountain Village.

The project, located at Scottsdale Road and the Loop 101 Freeway will include six concrete-framed, eight-story buildings that will consist of 1,330 luxury residences and 36,000 square feet of commercial and retail space. The development will be a mix of condominiums and apartments.

Each of the six buildings will include a rooftop deck with an Olympic-length swimming pool; a sauna, spa, and cold plunge and a running track that will follow the perimeter of the roof. Indoor amenities consist of a fitness center and yoga studio that look out over the lushly landscaped courtyard; a sauna and steam room; a residents’ club with game room and theater; an indoor basketball and pickleball court; an outdoor pickleball arena; a golf simulator and an outdoor putting/chipping area.

Optima McDowell Mountain Village is putting an emphasis on sustainability, including rainwater harvesting and solar panels liberally scattered throughout the project.

Read more on Connect CRE

Visit Optima McDowell Mountain Village for more details