Wheeler District

[Richard at Remax]

I think a little over half are under construction. However, in the past few years, for the most part, those were usually snatched up in the construction phase so buyers could put their own custom designs on them during build out. A lot more spec houses are finding their way on the open market.

[Jake]

^

Aren't some of those still under construction?

I walked through the neighborhood the other day and almost none of the Oso Ave homes for sale are completed.

[Pete]

I think a little over half are under construction. However, in the past few years, for the most part, those were usually snatched up in the construction phase so buyers could put their own custom designs on them during build out. A lot more spec houses are finding their way on the open market.

You could argue that it was just crazy demand that caused the under-construction homes to go under contract so rapidly and now things have just leveled off.

Considering the huge jump in interest rates and the fact the $/SF rates keep going up, IMO it's pretty amazing they are continuing to sell homes at a healthy clip, especially since the healthiest part of the market is around the $250-$300K range and Wheeler is way above that.

Doing some quick math, everything for sale is well over $300/SF with some as high as $400... And all are on the tiniest of lots.

I won't be buying there anytime soon but I still marvel at what they are able to charge (and what buyers are willing to pay).

[Richard at Remax]

It's been more successful that I ever thought so I am happy for them.

My biggest beef is the ridiculous TIF amount given to them to turn around and build homes that the VAST majority of people out there cannot afford. Just seems disingenuous but I will admit I am probably on an island with that opinion.

[onthestrip]

What has Wheeler been using the TIF award for, anyway? There's a lot of infrastructure being installed for this project and it seems rational to use the TIF money to pay for it if that is what has been happening.

Theres a lot of infrastructure installed in any new neighborhood. And most neighborhoods arent nearly as dense or as profitable on a per square foot basis as wheeler. Why did Wheeler need $120 million when we would never consider giving TIF money to any other home builder building out a new neighborhood?

[amocore]

Theres a lot of infrastructure installed in any new neighborhood. And most neighborhoods arent nearly as dense or as profitable on a per square foot basis as wheeler. Why did Wheeler need $120 million when we would never consider giving TIF money to any other home builder building out a new neighborhood?

Because it was such a big piece of land in a part of the city, inner south, which is not the most appealing. It needed courage and vision to go forward with that.
I am very happy with the result.

[Bits_Of_Real_Panther]

Any plans for stoplights on the north/south entrance?

It's a little tough turning left across traffic leaving wheeler heading towards the river

[Plutonic Panda]

Any plans for stoplights on the north/south entrance?

It's a little tough turning left across traffic leaving wheeler heading towards the river

Western needs a complete makeover. Rebuilt and add a median and roundabouts with protected bike lanes.

[warreng88]

Any plans for stoplights on the north/south entrance?

It's a little tough turning left across traffic leaving wheeler heading towards the river

Early on renderings showed a roundabout at the north entrance. Not sure if that is still the case any more.

[TheTravellers]

Any plans for stoplights on the north/south entrance?

It's a little tough turning left across traffic leaving wheeler heading towards the river

We went to Taco Nation and drove around a bit last weekend, said the exact same thing while leaving...

[SEMIweather]

Right turn onto Western out of Wheeler, then left onto SW 22nd, right onto Olie, right onto SW 23rd, and right onto Western would probably be less stressful and only take a couple minutes longer.

[Urbanized]

Early on renderings showed a roundabout at the north entrance. Not sure if that is still the case any more.

Public Works was not a fan. Concern regarding fire apparatus, etc.. Not sure if the idea was abandoned or simply shelved. By the time they start developing across Western the thinking might have shifted at the City.

[catcherinthewry]

Public Works was not a fan. Concern regarding fire apparatus, etc.. Not sure if the idea was abandoned or simply shelved. By the time they start developing across Western the thinking might have shifted at the City.

The developers also wanted to make Western 2 lanes. With Walker already down to 2 lanes due to the bike lanes, a 2 lane western would put even more stress on the North/South Arteries for Southside commuters.

[king183]

We were told there was funding this year to begin the process for the installation of the roundabouts but that it was pulled at the last minute. We weren't told why it was pulled, but I got the sense that it was due to a particular person not wanting to fund it. We were also told funding may be in the next budget for it, but there were no guarantees. People regularly go 60+mph down Western in this section, so something needs to be done to slow traffic.

[warreng88]

Public Works was not a fan. Concern regarding fire apparatus, etc.. Not sure if the idea was abandoned or simply shelved. By the time they start developing across Western the thinking might have shifted at the City.

Looking back on the front page with the layout of the development, there seemed to be two intersections created with the roundabout on the south end (my mistake) and another intersection further north. I assume your statement holds true for both?

[Urbanized]

Yes. But again, I don't personally know the current status.

[W8N2SKI]

Here is the current master plan. Blue areas are planned commercial (most likely residential over commercial)

[Anonymous.]

That plan will need to include another pool or three if there is truly that many planned units.

[Pete]

Interesting to compare the master plan with an aerial taken a couple of weeks ago:

[April in the Plaza]

What’s the current speed limit on that stretch of Western?

Assuming they will drop it to 25 mph or so once the roundabouts are in place?

[W8N2SKI]

Interesting to compare the master plan with an aerial taken a couple of weeks ago:

According to the realtor, the next phase of the building will be to fill in the southern portion along with the apartment complex. Next will be to go north to the river. Then east across Western and fill that in within the next 10ish years, they said.

[warreng88]

So it looks like the south part is will under construction and I would guess the apartments on the south end would start soon as well. It seems like the runway is the staging area for most brick, etc, so it will interesting to see if they move that and start north on the runway or further to the west.

Pete, have you heard anything about more commercial space being built? It seems like there are a lot of buildings in the plans, but I don't know if they will be at the same time as the residential. I would assume it would be more residential at first and then commercial once it is needed and everything is leased out. The houses are selling really fast so I could see them focusing more on that than anything else.

[SEMIweather]

What’s the current speed limit on that stretch of Western?

Assuming they will drop it to 25 mph or so once the roundabouts are in place?

It’s 40 mph right now, but people absolutely gun it down that stretch of Western as there are no stoplights for over a mile. Really they could keep it at 40 mph even after installing the roundabouts, it’s just that there would finally be some inducement for people to actually go the speed limit. Definitely think they need to keep that stretch of Western at four lanes, it is fairly heavily trafficked. There’s more than enough room on the east side of Western to build a two-way bike path from Wheeler to the river trail, and I think that would be the safer solution in any case.

[warreng88]

One thing that I never noticed that I just saw when comparing the current overhead view and rendering pic is that from SW 15th all the way to the river, the streets will be connected to the neighborhood to the west. It wouldn't surprise me to see some of the houses close to Douglas changing hands soon for the anticipation of development moving north. Looking on zillow (take it for what it is worth) there are houses in that area ranging from $20,000-$120,000. If someone were to come in and buy a bunch, rent, hold out, they could sell just the land to a builder who would buy it, tear it down and build something new.

[Pete]

They are going to have to find a way for homeowners on the east side of Western to safely cross that very busy road.

Not just for the amenities but especially for the school, which is a big selling point.

I wonder if they are considering a pedestrian bridge over Western.