Indian School Development (East Phoenix)

[crwhite0527]

I wanted to know if anyone has news related to zoning and development on Indian School from I-51 to 32nd street. It is so absurd to me that only one mile directly south of Camelback's prestigious strip, that Indian School continues to suffer from neglect and blight.

the area between the 51 and 24th street is dotted with quaint older brick buildings that have great potential for small mom and pop restaurants, art venues and boutique shops. There certainly is a demographic to support it with median home values south and north of indian school in the mid 300's and 400's.

I'd love to see the city give this area some attention. 24th Street and Camelback has received so much attention, but just barely in it's shadows lurks the likes of many pay-day-loan joints, a dilapidated rent-to-own store, dumpy retail that is inferior to the numerous Circle K's.

Does anyone know of any "good news" coming to this area? I did notice that the large desert parcel on the southwest side of Indian School and 20th Street finally has some movement with dozers (any idea what this might be)?

Any information is much appreciated. I am a resident of the area just south of Campbell and 24th street. The irony of 24th street/camelback and it's close neighbor 24th street/indian school is CRAZY!!!!

[CANUC]

I don’t have any info for you but I agree with your observation. I thought I was the only one who thought it was strange just how drastically the scene changes within just a mile stretch. I often visit a small Greek fast-food restaurant who’s name I can’t remember right now, it’s around 24th and I believe Osborn, but serves some great gyros and pitas. It’s one of those small, hole in the wall type of places that normally wouldn’t garner a second look because the building just looks so dilapidated. Another great mom and pop restaurant is Paul’s Little Philly around 32nd and Indian School, great food but I often have trouble convincing coworkers to try it, again because visually the building is unappealing.

The reality is Indian School road all the way into downtown just seems neglected. Maybe the development along 24th and Camelback will spill south once real-estate becomes scarce.

[DowntownDweller]

Originally Posted by CANUC

I often visit a small Greek fast-food restaurant who’s name I can’t remember right now, it’s around 24th and I believe Osborn, but serves some great gyros and pitas. It’s one of those small, hole in the wall type of places that normally wouldn’t garner a second look because the building just looks so dilapidated. .

Olympic Gyro. I've probably been standing next to you in line in the past and never noticed. It is less than a mile from my house, so I frequent it often.

The Los Betos across the street is great for midnight snacks also.

[soleri]

I was a little shocked when the Bashas at 32nd & Indian School became a Food City. That essentially tells you what's happened to the area in terms of demographics. There are probably at least 100 apartment complexes in east Phoenix that become predominantly Latino in the last decade.

Still, you're talking about an area that has lots of potential. (call it South Biltmore or West Arcadia or Almost Scottsdale). The trick here will be to stabilize the neighborhoods (most containing excellent if modest houses) while working to mainstream the Latino population. Since this is a big problem over much of Phoenix, I'm not sure if this particular area will get any special attention.

But you're right: the 50s strip malls approaching 24th St have some interesting character. I would love to see us getting some unique retail there. McDowell from 12th St to 20th St is another area with good building stock (and similar problems). Right now, I can't think of anything the city can do aside from a demonstration project.

With the housing slowdown starting to look severe, I suspect immigration will slow dramatically. This may allow the area a chance to regroup over time.

[PHX_PD]

I think I have somewhat of an explanation here....

The area north of Camelback is naturally conductive to rich people bacause it is so close to the mountain. Where you have rich people, you need to have stuff that caters to rich people. None of this "stuff" can go on Lincoln because there is no room. The area between SR - 51 and 24 St. is residential on both sides, and past 24 St. there is a mountain to the North and a golf course to the south. This means all the rich people have to put their rich people stuff on Camelback Road. All of the vibrancy on Camelback causes Indian School to be neglected.

I think my theory makes a little bit of sense, but I am not completely familiar with the area. If home values around Indian School are $300,000 + as you say they are, that is a strange situation any way you slice it.

[kevininlb]

Okay, to review...Latinos, bad. Rich people, bad.

Anyway, that area along Indian School may be in the midst of a slow turnaround. I say this only because a realtor friend of mine told me -- and I'm taking his word for it -- that gay people are starting to move in, with the idea of taking something relatively inexpensive that's close to something far more expensive and pretty it up. Gay people, not bad.

[HooverDam]

^Thats good news about the gay folks, they always fix up neighborhoods. However, do we have enough gay fixer uppers to go around? I don't know if Phoenix has a high gay population or not. If not, I'd wish that they'd all focus their gay improvement magic on the 7th and Melrose area.

Wow- that paragraph was simultaneously horribly stereotypical, but not really offensive either (at least I hope not).

[vertex]

Interesting that gays are discovering the neighborhood, even before the artists.

Standard urban resettlement paradigm as follows.

Artists>Gays>Hipsters>Straight-and-Boring-Yuppie-Scum Gentrification.

I would say that it is a great location, with the exception of the occasional ratty apartment complex and a few oddly-placed mobile home parks.

[NorthScottsdale]

i dont think you will be seeing any redevelopment in this area for a long time. not everywhere in the city can be majorly urbanly revitalized. (this being skyscraperpage i guess we would all like that..) but i think this area just needs a a little bit of tlc and improve what is already there.

[crwhite0527]

I wanted to know if anyone knows what is going on with the 20th and indian school lot. It has remained vacant for many years. Suddenly, there is a lot of activity... will it be commercial, residential? anyone, anyone?

[HooverDam]

So I drove down Indian School today, partly because this thread had me thinking about it. Like Soleri mentioned, the Food City corner is a little run down (like all Food City's are), but other than thats its nice pretty much all the way west to 24th street. But right at 24th street, on the southwest corner especially it starts getting sleezy, payday loan places (how many of these places need to exist?), and the like.

Along Indian School, continuing west, there are a lot of great old stip centers that but up right to the road that could potentially become nice, walkable, interesting shops.

[CANUC]

There is a development of what appears to be town-homes on 22nd St and Indian School. I don’t know the name but the architecture is nice and they seem to be block construction. So it seems that some of the town-home and condo construction along Campbell is indeed finding its way south. Also a strip mall along 24th St. just south of Campbell that contains a 7-Eleven was recently remodeled with a new façade to clean up its look.

[crwhite0527]

Originally Posted by CANUC

There is a development of what appears to be town-homes on 22nd St and Indian School. I don’t know the name but the architecture is nice and they seem to be block construction. So it seems that some of the town-home and condo construction along Campbell is indeed finding its way south. Also a strip mall along 24th St. just south of Campbell that contains a 7-Eleven was recently remodeled with a new façade to clean up its look.

Yah, there are lots of little infill projects going on like the one mentioned on 22nd north of Indian School. I live just northeast of that. I really hope it sells. The first posted prices were "starting in the mid 400s". I'm curious what they are actually selling for now and the % of reservations.

Still, hasn't anyone noticed the big lot right next to Music City (sw corner of 20th street and indian school)? I've called the number on the construction sign and it is not in service... I thought they would have helped.

[crwhite0527]

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[crwhite0527]

Well, my question has been answered about the 20th street and Indian School lot... the sign went up and it is going to be a Phoenix Fire Station. This of course is positive as far as city services infrastructure... however, I was selfishly hoping for some great multi-use development.
Oh well!

[andrewkfromaz]

I think a big part of why Camelback is so extremely glitzy and Indian School so shabby is that both streets' images have gained traction. A Camelback address, among Phoenix realtors, IS money. On the other hand, Indian School is regarded as close but not close enough. Gentrification will come, however. As Camelback's values increase, gradually the "nice" places to live, work, shop, etc. will continue to move southward, most likely all the way to meet up with the development growing northward from the rail line. It'll be slow, but Arcadia is just soo bloomin' expensive, gentrification in that area is guaranteed.

[HooverDam]

Thank you for using the word "bloomin' " AndrewK, that made me laugh/made my day.