Tempe Development Thread

[MegaBass]

Some sights I saw on campus last night:


Gammage Parkway panels are up. No flagpoles and landscaping yet.
They're starting to work on the panel that is west of Moeur Building and covers benches/drop off area by Gammage Parkway. So far the trees are still there.
Permanent Bike Valet east of the MU is done. A secure bike storage between Farmer and Payne will be done by first week of November.


Also SP Weekly: ASU Tree Mapping with Vimeo (http://www.statepress.com/2013/10/08/sp-weekly-asu-tree-mapping/)

[DevilsRider]

Here's a few shots of Argo's construction progress. Looks like they're starting some of the units above the parking garage.

http://farm4.staticflickr.com/3698/10191122855_47611c4d6e_b.jpg

http://farm4.staticflickr.com/3687/10191122245_47d7c62123_b.jpg

http://farm4.staticflickr.com/3726/10191018054_605af2abc0_b.jpg

[Spitfiredude]

Tower crane from Block 12 has been removed. On the contrary, a tower crane has been raised at Argo (looks to be around 70'-90' high). It would be nice to see the cranes at Marina Heights, Hanover (if built), Omni Hotels, and HFL 3 all be up at the same time.

Speaking of HFL 3, I did see some on-site planners (engineers, architects, managers, or whoever) looking at the site on my run the other day. IDK if its going to take off again. Also, it looks like they're reaching the bottom grade for Marina Heights. They are suppose to have 2 underground floors of parking and they seem to be dug pretty deep at this point.

[MegaBass]

https://scontent-a-dfw.xx.fbcdn.net/hphotos-ash3/282904_627953806299_1235142281_n.jpg

Steak 'n Shake opening tomorrow.

[KevininPhx]

https://scontent-a-dfw.xx.fbcdn.net/hphotos-ash3/282904_627953806299_1235142281_n.jpg

Steak 'n Shake opening tomorrow.


Just called. They open at 10am on Thursday. First 100 people get free food for one year. It's such a great fast-food place.

[RichTempe]

Any idea what the tower crane on the SE corner of I-10 and Warner is for? I don't recall seeing anything on here about it. Just noticed it today, but wasn't able to get a pic. I'd guess it's about 80 feet tall.

[Obadno]

Any idea what the tower crane on the SE corner of I-10 and Warner is for? I don't recall seeing anything on here about it. Just noticed it today, but wasn't able to get a pic. I'd guess it's about 80 feet tall.

I was going to ask the same thing!.. Driving around the site yesterday on my way home, I didn't see any signs about what it was. Looks almost like a "phase II" of that Taylor building because it is sharing the parking area.

I couldn't find anything about it online, anybody know?

[RichTempe]

I was going to ask the same thing!.. Driving around the site yesterday on my way home, I didn't see any signs about what it was. Looks almost like a "phase II" of that Taylor building because it is sharing the parking area.

I thought either 'phase II' also, or possibly a hotel since it seems like all the exits off the I-10 in that area have one.

[MegaBass]

Any idea what the tower crane on the SE corner of I-10 and Warner is for? I don't recall seeing anything on here about it. Just noticed it today, but wasn't able to get a pic. I'd guess it's about 80 feet tall.

This?

Tempe entertainment venue in works to battle for family-fun bucks (http://www.azcentral.com/community/tempe/articles/20130321tempe-main-event-new-entertainment-venue.html)

Competition is heating up — again — among family-entertainment venues near the convergence of Chandler, Tempe and Ahwatukee.

Work has begun on Main Event Tempe, in the Emerald Center northeast of Interstate 10 and Warner Road in Tempe, adjacent to Ikea and Dick’s Sporting Goods. A late-fall opening is planned.

Main Event Entertainment, based in Plano, Texas, operates 12 centers in Texas. This is the first outside the state.

“We chose Tempe because of the great piece of property and the great demographics with families and college students within 5 to 25 miles of the location,” said Amy Johnson, Main Event director of marketing.

The entertainment venue, on 6.4 acres, 55,000 square feet of it indoors, will include two-level laser tag, bowling, billiards, rock climbing, gravity ropes and arcade games as well as La Bella’s, a casual Italian-theme family restaurant, and two bars. Also planned are complimentary Wi-Fi, meeting space for events and VIP accommodations for corporate meetings and group gatherings.

Among Main Event’s attractions is Gravity, an indoor ropes course, which made its Texas debut at Main Event Frisco. Suspended 12 feet above ground, the attraction has more than 15 indoor vertical and horizontal challenges, including swaying bridges, narrow beams, and a field of nets and ropes to climb, balance and trek through, according to Main Event’s website. Participants must be at least 48 inches tall. The challenging gravity-ropes course includes balancing on beams and suspension in a harness above the activities below.

Pricing for the Tempe site’s activities is not set yet but it will be per activity with specials and group discounts available. The pricing focus at other Main Event venues has been on family affordability, the company says.

Work revs up on the complex just as UltraStar Multi-tainment Center at Ak-Chin Circle in Maricopa hits its stride after opening late last year. Also nearby as potential competitors are Airworx Trampoline Entertainment Center, 4960 W. Ray Road in Chandler, and Amazing Jake’s Food & Fun, 1830 E. Baseline Road in Mesa.

UltraStar, adjacent to Harrah’s Ak-Chin Hotel & Casino, shapes up as Main Event Tempe’s primary competitor in the region. All under one roof are UltraStar Cinemas with 12 digital movie screens, a Brunswick bowling center with 24 lanes in a split-plan design to accommodate leagues with space for other groups, Play ’n Win Game Center, Urban Arena Laser Tag, 347 Grill, Luxe Lounge for those age 21 and older, Cones Cafe for ice cream and rooms for private parties. Outdoors is a terraced amphitheater for concerts and community events.

UltraStar and Main Event Tempe, 8545 S. Emerald Drive, will fill a void in the region since Game-On, 15633 S. 32nd St. in Ahwatukee, closed five years ago and was converted into a Goodwill donation center and thrift shop, and Fiddlesticks Family Fun Park, 1155 W. Elliot Road in Tempe, less than 3 miles from Main Event Tempe, closed more than a year ago. That 19.5-acre site is being converted into a luxury-apartment complex.

High-school and younger college students in the area lost popular places to hang out when Game-On and Fiddlesticks closed, creating a void in appealing nightlife for those who are not of legal age to go clubbing but want more than a movie.

Site-preparation work is under way as Main Event awaits its building permit. Nikki Ripley, Tempe spokeswoman, said that Main Event is “well under way in the process of obtaining permits. … The permits are close to being issued.”

Once obtained, a grand-opening date will be set. A series of grand-opening activities is planned to appeal to its full marketing target, ages 2 to 80, Main Event’s Johnson said.

In the meantime, John Sparkman, project superintendent of A.R. Mays Construction, and his crew are grading the site and building up the level with tons of gravel deliveries. Sparkman will be requesting from Tempe a special 1 a.m. delivery permit so that foundation concrete can be delivered and worked before it sets. During regular daytime hours, traffic delays coupled with increasing seasonal temperature could sabotage their efforts.

Main Event Tempe will be hiring primarily part-time employees to staff the facility, with 150 to 200 needed as party hosts, greeters, servers, bartenders and bowling-desk attendants. Prospective employees must be 16 or older. Full-time managers also will be hired.

Johnson added that Main Event Tempe plans to establish partnerships with a charity and a recycling program to complement its corporate green initiatives implemented two years ago.

With its motto “Eat, bowl, play,” Johnson said that the biggest challenge is “making sure we hire noticeably amazing employees for our site … so we have over-the-top employees.”

Main Event has plans for another Phoenix-area location as it attempts to double in size over the next three years, Johnson said.

[RichTempe]

This?

Tempe entertainment venue in works to battle for family-fun bucks (http://www.azcentral.com/community/tempe/articles/20130321tempe-main-event-new-entertainment-venue.html)

I don't think it's that. The article states the location is in The Emerald Center northeast of Interstate 10 and Warner Road, adjacent to Ikea and Dick’s Sporting Goods. The crane is on the SE corner which is not part of The Emerald Center. Also, it doesn't sound like what they're building for "Main Event Entertainment" would require an 80-90' tower crane.

[Jjs5056]

The entertainment venue is on the north side of Warner, in the same complex as Ikea. It's nearing completion, and is only a few stories tall.

I woud imagine the structure being built across the street is an office building.

[azsunsurfer]

Relax, it's for a Drury Inn, I believe its like 6-7 stories. Im too lazy to go pull up the renderings...calm down everyone....

[Obadno]

Relax, it's for a Drury Inn, I believe its like 6-7 stories. Im too lazy to go pull up the renderings...calm down everyone....

Renderings! Renderings!:notacrook::notacrook:

[MegaBass]

Renderings! Renderings!:notacrook::notacrook:

Renderings on page 36-37 (http://www.tempe.gov/Modules/ShowDocument.aspx?documentid=16947)

[KevininPhx]

Tempe on Discovery Channel tonight (11/21/13)

Moonshine on Mill on premiere episode of Bar Hunters http://www.tvfirstlook.com/2013/10/review-bar-hunters.html

[MegaBass]

https://scontent-b-dfw.xx.fbcdn.net/hphotos-ash4/247686_538674386212971_2038766015_n.jpg

ASU Art Museum just announced (https://www.facebook.com/photo.php?fbid=538674386212971&set=pb.132660303481050.-2207520000.1382409321.&type=3&theater) this vacant spot at The Brickyard will be the new location for ASU Art Museum Ceramics Research Center.

[MegaBass]

https://pbs.twimg.com/media/BXMrXhsCUAAuego.jpg

Progress is underway on the Sun Card-access bicycle storage between Payne Hall and Farmers Building. (h/t ASU Business Finance (https://twitter.com/asuevpcfo/status/392705275964035072/photo/1))

[PHXFlyer11]

Very interesting potential news... I was browsing the minutes from the Development Review Board from last night and came across Hub/University House Phase 2 - 18 stories.

http://www.tempe.gov/Modules/ShowDocument.aspx?documentid=20803

Looks like we could see tower cranes for Hanover, USA Place, State Farm, Hub 2, Hayden Ferry 3 all very soon!

Any update on the apartments that are supposed to go between Hayden Ferry and State Farm/Marina Heights? I can't wait to see that entire south bank built out between Mill and Rural (almost)

[azsunsurfer]

PHXFlyer, we have been talking about phase II for awhile for the HUB, just go back a few pages....

[PHXFlyer11]

Yes, but I believe consensus was that it was a ways off. This seems more imminent now.

[MegaBass]

Any update on the apartments that are supposed to go between Hayden Ferry and State Farm/Marina Heights? I can't wait to see that entire south bank built out between Mill and Rural (almost)

OliverMcMillan site (http://www.olivermcmillan.com/haydenferry) says late 2013.

[PHXFlyer11]

The name of those is escaping me at the moment... I was on the 202 this am, and saw a piece equipment on the property, it looks like a large yellow drill and a water truck. I will check this afternoon, but I believe it was for that project.

I have a buddy that is a superintendent on the Marina Heights/State Farm project, it seemed to slow/stall, and he has been doing other work in California for the last 4 or 5 months. He is headed back to Tempe tomorrow to begin work on this project!

It's about to get really fun in Tempe, can't wait til USA Place starts.

[PHXFlyer11]

So I drove down Rio Salado tonight and realized my statement from this am was wrong. The big equipment I saw was on the far edge of the Marina Heights project, not the Lofts. The Lofts property is still untouched, just a giant hole in the ground.

[Obadno]

Hey all, saw this a few pages back:

http://azremagazine.com/new-market/market-fnb-fountainhead-plaza

http://azbex.com/wp-content/uploads/2013/11/Fountainhead-Plaza02-DPA.jpg

A proposed 967,000 SF development called FNB Fountainhead is expected to move into the SWC of Alameda Drive and 55th Street in Tempe and adjacent to Fountainhead Park Office Park parallel to the I-10 freeway.

The plans include four Class-A contemporary office buildings, ranging from three to 12 stories, two parking structures (3,600 spaces positioned on 25 acres).

The project, developed by FNB Fountainhead LLC, is valued at $225M, will be brokered by Cassidy Turley and designed by DPA Architects. A general contractor and subcontractors have yet to be announced. Start and completion dates will be released at a later date.


Looks like a go!!!

To bad all this tempe development isnt going in downtown :(

[plinko]

^Makes me happy for my old firm. I used to work for DPA years ago. I can probably get a height figure for all these.

[Jjs5056]

The former Onyx plot was sold recently; not a lot of info- but, it would be great if the buyer plans to actually develop the land and something tall went up. Still wanting to see some 300' towers in Tempe.

Also, maybe I was the only who never knew the full scoop, but that "Sky Tower" project that was flooding the news with press releases back in the spring with ambiguous details, like "near Mill Avenue," "in the 5th street district," etc. is officially dead, not that anyone thought it was going to happen. It was planned for the lot that currently houses an abandoned small office building on the north side of 5th by the railroad tracks (western end of the Hayden Condo parking lot). A pretty awesome location for a high rise, given the West 6th towers right next door and and the railroad tracks creating a natural break before the smaller-scale residential along Farmer. any way, Google Tempe Towers LLC for more info; the guy filed bankruptcy.

I really, really wish that area of Tempe developed as planned. Mill just shouldn't have skyscrapers along it's frontage, so leaving the high rises to cluster along the western end with Mosaic, the 4 Centerpoint Towers, and Sky Tower before stepping town to the Farmer Arts District and finally, to the great dense infill on the western side of Farmer was just a fantastic plan. Driving along Ash now is just so depressing knowing what should have been... Nothing but garages and lots aside from Encore. :(

[Obadno]

The former Onyx plot was sold recently; not a lot of info- but, it would be great if the buyer plans to actually develop the land and something tall went up. Still wanting to see some 300' towers in Tempe.

Also, maybe I was the only who never knew the full scoop, but that "Sky Tower" project that was flooding the news with press releases back in the spring with ambiguous details, like "near Mill Avenue," "in the 5th street district," etc. is officially dead, not that anyone thought it was going to happen. It was planned for the lot that currently houses an abandoned small office building on the north side of 5th by the railroad tracks (western end of the Hayden Condo parking lot). A pretty awesome location for a high rise, given the West 6th towers right next door and and the railroad tracks creating a natural break before the smaller-scale residential along Farmer. any way, Google Tempe Towers LLC for more info; the guy filed bankruptcy.

I really, really wish that area of Tempe developed as planned. Mill just shouldn't have skyscrapers along it's frontage, so leaving the high rises to cluster along the western end with Mosaic, the 4 Centerpoint Towers, and Sky Tower before stepping town to the Farmer Arts District and finally, to the great dense infill on the western side of Farmer was just a fantastic plan. Driving along Ash now is just so depressing knowing what should have been... Nothing but garages and lots aside from Encore. :(

Keep the faith; Phoenix and Tempe have both done quite well during the Neo-depression we are living through. Just imagine how great things will be when the economy really gets going. Which it will....eventually....I hope...:uhh:

[PHXFlyer11]

I too was hoping Onyx would be revived. I think the good news is that the lot is zoned for residential, and is a fairly small lot. So whatever goes there eventually will have to be very dense to make economic sense. Hopefully sooner than later. It would be great to see that side of the lake completed.

Question: Between the planned Lofts at Hayden Ferry and the existing buildings, there is a dirt lot on Rio Salado. Originally I think it was slated for Le Meridian hotel. Anyone know if that is still planned/zoned for a hotel in the future?

[Obadno]

I too was hoping Onyx would be revived. I think the good news is that the lot is zoned for residential, and is a fairly small lot. So whatever goes there eventually will have to be very dense to make economic sense. Hopefully sooner than later. It would be great to see that side of the lake completed.

Question: Between the planned Lofts at Hayden Ferry and the existing buildings, there is a dirt lot on Rio Salado. Originally I think it was slated for Le Meridian hotel. Anyone know if that is still planned/zoned for a hotel in the future?

Between Ash and Rural on the N side of rio it is almost completely developed (or in the progress of) the only spot is one lot. It is a part of Hayden Ferry on the East side of that monster parking garage. Looks like it was going to be a second condo building that never came to fruition after 08'.

[Jjs5056]

The Lofts at Hayden, if built, will go immediately east of the existing HFL condos- there won't be any empty parcels between HFL, The Lofts and Marina Heights.

3 spots were left unfinished within HFL: the 3rd office tower on the corner of Mill and Rio Salado, a small space intended for a retail annex on the west side of the garage, and a parcel on the south side of the shorter condo building. This last parcel is where the hotel was to be developed, fronting Rio Salado and bringing the height of the combined condotel building up to match the residential-only one to the west.

Here is a rendering for reference:
http://www.owp.com/page.php?q=226

Not sure who owns that parcel and whether they have any intentions of ever bringing in a big name hotel brand to the site. It seems like an upscale hotel on the lake would be a no-brainer given the lack of that kind of quality accommodation in the immediate area, right in the middle of the lake, ASU, Marina Heights, Mill, 202, etc. The Omni hotel will fit the need somewhat, but seems like it's going for more for more of a business/conference market, whereas a lakefront hotel would meet a slightly different niche, IMO.

Regardless, all 3 missing parcels are unfortunately the 3 that would help the most in connecting HFL with Mill and Rio Salado and making it more of an urban and pedestrian-oriented development.

[PHXFlyer11]

Thanks for the info and rendering guys. Really hope we hear something on that hotel plot soon. I think it's a no brainer, as Marina Heights starts to go vertical. State Farm I'm sure would love to have that walking distance from their office.

[azsunsurfer]

I notice from the freeway the other day that Argo is really going vertical now. the elevator shaft is up along with the steel beams to support the "stick up" construction. I think the first few floors were already framed.

[Jjs5056]

I'm not sure why the hotel market has been so slow to pick up post-recession in both Tempe and Phoenix. Each has gotten one built (Mariott and Palomar) and a handful of proposals, but quite a few of these seem like "slam dunks," and I do think both downtowns could support quite a bit more inventory, depending on the quality of the brand brought in. Phoenix has long had far too few beds for the type/size of convention it wants to host - the Colliers hotel pad, Luhrs and Hotel Monroe would be 3 great additions that have all failed to gan momentum for one reason or another... Colliers has been silent, Luhrs has been cut back, and desls for Monroe are consistently falling through at the last second.

Meanwhile, Tempe finally realized how its lack of housing near campus was drawing students and revenue out to suburban rentals, and has been increasing their residential unit stock. It seems that the same is true for the hotel market- aside from the Palms, there isn't much in the way of accommodations in downtown, or especially on Mill. The new Marriott is an extended stay business hotel, but I think that a higher-end brand along the lake at either HFL or SouthBank would be perfect, or a boutique brand near the northern side of Mill (preference being attached to the Mill/on that lot). Fingers crossed that the Omni gets built, and everything else along with it at USA Place.

[MegaBass]

https://pbs.twimg.com/media/BYPZMxbCcAApwv4.jpg

ASU Business-Finance (https://twitter.com/asuevpcfo/status/397400005884928000/photo/1) photo of College Avenue Commons progress as of today.

[savphili]

I notice from the freeway the other day that Argo is really going vertical now. the elevator shaft is up along with the steel beams to support the "stick up" construction. I think the first few floors were already framed.

I was showing a unit next door at 525 Town Lake and took a couple pictures of the progress. This is the first time I've seen the development of this project. It's definitely coming along!

http://i30.photobucket.com/albums/c319/sav_phili/argo01_zps5295c162.jpg (http://s30.photobucket.com/user/sav_phili/media/argo01_zps5295c162.jpg.html)
http://i30.photobucket.com/albums/c319/sav_phili/argo02_zps10ae9ab4.jpg (http://s30.photobucket.com/user/sav_phili/media/argo02_zps10ae9ab4.jpg.html)

[azsunsurfer]

Thanks Savphili, I just wish they had built the more aggressive proposal from before the crash but infill is infill.

[MegaBass]

ASU Vice President for Athletics Steve Patterson reportedly will be Texas' new Athletic Director. Doesn't help Athletics ongoing efforts with Sun Devil Stadium renovation and other athletic facility projects.

[Jjs5056]

Thanks Savphili, I just wish they had built the more aggressive proposal from before the crash but infill is infill.

What were the original plans for the Argo site?

I wish that the project was 2-4 stories taller, as that area could use some staggering heights aesthetically and the added density would be a huge bonus; however, I'm just glad a developer is finally trying to bring some life to the area throuh incorporating ground floor retail. The vision for those spaces - a bike co-op and cafe - show that they truly care about the individual community they are building in, as opposed to a Hanover type of project that is completely removed from its environment and could be placed on any plot in any city.

Wish it was being a bit closer to the street, however. It looks like there will be a rather large setback from Rio.

I also wish the TCA addressed Rio a bit more, and am surprised Tempe dropped the ball in making it more urban and pedestrian-friendly. Would've been great to have the cafe, gallery and souvenir shop have streetwise access.

[Jjs5056]

https://pbs.twimg.com/media/BYPZMxbCcAApwv4.jpg

ASU Business-Finance (https://twitter.com/asuevpcfo/status/397400005884928000/photo/1) photo of College Avenue Commons progress as of today.

Thanks! For a building of such few stories, this does make quite an impact. I wish there were mire details on the plans/timeline for the rest of the development. If a tall, residential piece is not included, that would be a real shame. A private, market rate project would be even better, but having Cllege bookended by The Hub and a 12-14 story dorm at Block 12 would change the dynamics of this part of downtown dramatically and maybe even be a catalyst for some projects, like University Square, to start developing new plans to address the growing nearby population.

I would also have to believe we are only a few more dense residential projects away from a downtown grocery store to be viable. I know Whole Foods has continually been brought up for the University and Ash lot, but neither a 1-story project nor a Whole Foods are ideal for that location (not that the ever-deteriorating dirt is any better...). USA Place would be a great location, but I won't believe it until I hear a name associated with it, and I also think something further north might work better to serve residents near Town Lake, the neighborhoods around Farmer and 5th, and be accessible via light rail. The Loco Patron would've been perfect, or one of the many lots along Ash/Farmer. To serve ASU more, the M7 lot could also work... I've now listed every lot, but oh well. :)

[RichTempe]

I know it's not that exciting, but here are a few pics I took today of the tower crane for the Drury Inn at Warner & I-10:

http://imageshack.us/a/img690/4033/nwhg.jpg

http://imageshack.us/a/img196/1114/25p7.jpg

http://imageshack.us/a/img837/1375/9vkb.jpg

[asugrad]

Anybody have any renderings? The corner of Apache and Terrace across from D'Lish

[MegaBass]

Also forgot to mention/photograph the progress on Gracie Village when I drove by last Saturday.

[MegaBass]

Anybody have any renderings? The corner of Apache and Terrace across from D'Lish

1010 Lemon aka The Grand (https://www.facebook.com/media/set/?set=a.579052785458960.1073741825.285858364778405&type=3)

[asugrad]

1010 Lemon aka The Grand (https://www.facebook.com/media/set/?set=a.579052785458960.1073741825.285858364778405&type=3)

There is another, The old blue car wash (where the lightrail converges onto Apache) will be demolished and a 19 story sorority tower will be built. Can't think of the PL number, but the hearing sign has been up for a while

[Land Arch Student]

Thanks! For a building of such few stories, this does make quite an impact. I wish there were mire details on the plans/timeline for the rest of the development. If a tall, residential piece is not included, that would be a real shame. A private, market rate project would be even better, but having Cllege bookended by The Hub and a 12-14 story dorm at Block 12 would change the dynamics of this part of downtown dramatically and maybe even be a catalyst for some projects, like University Square, to start developing new plans to address the growing nearby population.

I would also have to believe we are only a few more dense residential projects away from a downtown grocery store to be viable. I know Whole Foods has continually been brought up for the University and Ash lot, but neither a 1-story project nor a Whole Foods are ideal for that location (not that the ever-deteriorating dirt is any better...). USA Place would be a great location, but I won't believe it until I hear a name associated with it, and I also think something further north might work better to serve residents near Town Lake, the neighborhoods around Farmer and 5th, and be accessible via light rail. The Loco Patron would've been perfect, or one of the many lots along Ash/Farmer. To serve ASU more, the M7 lot could also work... I've now listed every lot, but oh well. :)


I just had a tour of College Commons with my construction class. The guy leading the tour said that construction will be completed by May 2014, with move in over the summer. So the building will be functioning by next school year. He also said the college streetscape project (in between 6th and 7th streets) will be completed by May as well. That project is being handled by SmithgrouJJR.

[azsunsurfer]

19 stories is pretty tall for that small of a parcel. I heard the land across the street (behind D'lish) was purchased for a possible parking structure. I would love to see some renderings for this project if its true.

[Arquitect]

There is another, The old blue car wash (where the lightrail converges onto Apache) will be demolished and a 19 story sorority tower will be built. Can't think of the PL number, but the hearing sign has been up for a while

I believe the 19 story building you are talking about was supposed to be north of D'lish, where Terrace meets Apache. It is also a tight triangular lot. I haven't heard or seen anything about it in a long time, but it was supposed to be sorority housing, with each sorority occupying an entire floor. It actually looked like an interesting idea.

[MegaBass]

I just had a tour of College Commons with my construction class. The guy leading the tour said that construction will be completed by May 2014, with move in over the summer. So the building will be functioning by next school year. He also said the college streetscape project (in between 6th and 7th streets) will be completed by May as well. That project is being handled by SmithGroupJJR.

SmithGroupJJR Master Plan Updates for Four Campuses (http://www.smithgroupjjr.com/projects/arizona-state-university-master-plan-updates-for-four-campuses#.Unr02nC-pio)

[Spitfiredude]

So I just received an email from West 6th telling me the Centerpoint lot is going to be closed beginning Sunday to begin development of the Hanover residential project. It says this project will take up to 2 years and after will have a parking garage to accommodate more residential and public parking.

[PHXFlyer11]

So I just received an email from West 6th telling me the Centerpoint lot is going to be closed beginning Sunday to begin development of the Hanover residential project. It says this project will take up to 2 years and after will have a parking garage to accommodate more residential and public parking.

Kinda of hard to be overly excited about this. I hope it looks great, even though it's not a great use of the land. So tower crane will appear here soon and soon at Marina Heights.

I haven't been by USA Place lately. Any work being done to clear the lot? I think that is supposed to break ground in December.

[Jjs5056]

Man, I can't understand why a developer and the city would pass up the chance to build that lot out to its full potential. At the very least, ground floor retail should've been added: most importantly along 5th and 6th, bringing the residential component up to 7 floors so that the parking garage would no longer be taller than the housing part as it will be now. This is becoming a densely populated part of downtown with W6, Hanover, Hayden Condos, The 2 (well I thought a 2nd was underway?) senior projects and all of the dense lofts along Farmer. More service retail is key to making tempe a viable downtown, and I would imagine these spaces would be filled rather quickly. Allowing this project to create a huge pedestrian dead zone on all sides is really unfortunate.

And, there's no doubt it should have been taller. I don't know if the numbers would have worked out for the developer, but had they been able to get a 19-story tower up before Hub 2, connected to a main, 7-story building over retail... They'd have been abe to fill it- no doubt in my mind. Even if not marketed toward students, there is a demand for this kind of housing in the immediate vicinity of ASU and Tempe and it only makes sense to start offering it to upper-grads or post-grads through market rate projects. They didn't even have the foresight to build this with the possibility of a second, taller phase. Really big miss. Someone should draw a map so we can keep track of how few lots are left that can handle a mid or hi rise near downtown... The list is getting smaller and smaller.

[MegaBass]

I haven't been by USA Place lately. Any work being done to clear the lot? I think that is supposed to break ground in December.

Not really. They've only fenced off a small part of the lot. So far only the ASU Art Museum's Ceramic Research Center has announced their relocation in March 2014 to The Brickyard on Mill (http://blogs.phoenixnewtimes.com/jackalope/2013/11/asu_ceramics_research_center_relocation.php). While no word yet on Chili's, Sacks Art of Sandwicherie and other ASU departments and programs located in the Tempe Center (http://www.asu.edu/tour/tempe/tmpct.html).

[alexico]

the lot next to west 6th is all boarded up now. 6-7 apartments but any pics or timeline?

I know several people who are moving out of West 6th since they dont want to deal with the construction etc

[Jjs5056]

Here is an article with a rendering. Very disappointing project for this piece of land, but now that there's officially no turning back, it is nice to see market rate, higher end rentals that will hopefully bring in more of the young professional demographic since the recent residential developments have been catering toward seniors and students.

http://azbex.com/hanover-plans-december-groundbreaking-for-tempe-apartments/

Timeline is 21 months, which seems pretty ridiculous, IMO given now quickly projects like Hub were completed.

[nickw252]

Here is an article with a rendering. Very disappointing project for this piece of land, but now that there's officially no turning back, it is nice to see market rate, higher end rentals that will hopefully bring in more of the young professional demographic since the recent residential developments have been catering toward seniors and students.

http://azbex.com/hanover-plans-december-groundbreaking-for-tempe-apartments/

Timeline is 21 months, which seems pretty ridiculous, IMO given now quickly projects like Hub were completed.

I know you wanted something taller but I think the building looks great.

[Jjs5056]

It isn't just the height. At first, I thought the rendering was attractive, as well - it will be a nice contrast to the more modern structures that keep going up in Tempe. It's also a high-end developer, so I'm confident that the materials will look very nice, unlike the cheap stucco on projects like Hub and the Marriott. The two-story lobby (at least that's what it looks to be) is beautiful.

However, once I went to the Hanover site, I realized that this is a developer who doesn't care about the neighborhood they are building in. This looks exactly like every other apartment they have developed in other cities.

That kind of templated approach to their projects is obvious in the fact that this apartment creates absolutely no synergies with the surrounding environment. 5th St has a large and active retail presence from Ash up through the Hub (University Towers' first floor is being converted, as well) and will eventually connect to the Streetcar, and 6th St continues to become more and more energized... It's an absolute shame that this project won't have any retail fronting those streets. Maple (I believe that's the street to the east of the project) I can excuse as more of a service street, but not the other two.

That, in combination with the fact that they are building a garage that is taller than the residential component, is just too much for me to be satisfied with. I won't rehash this again - sorry to keep ranting about it. For all of the things it does right, downtown Tempe just has way too many holes when you get past Mill. 5th and 6th were great opportunities to have active streets that connected to Ash and what will one day be a streetcar line. That opportunity has been wasted on a project that wasn't very well thought out.

Again, there are definitely positives- the quality, for one. And, bringing in more residential will only make additional retail (especially the non-restaurant/bar type that is desperately needed) and mixed use projects a possibility. I just wish this was going up on Farmer or in one of the dirt lots just west of College.

[Jjs5056]

Someone mentioned that SouthBank's annual "throw out a proposal and see if it sticks" strategy for 2013 was for 4-story apartments. Below is a link to more details, including renderings.

Two 4-story apartment buildings, no commercial or retail, with fake stone veneer and brown stucco. This entire development has clearly turned into a complete joke, and I really wish they'd just sell it off at this point so there would at least be a chance at someone building a decent project. There is a whole bunch of BS about these two lots being fit for smaller scale buildings with the surrounding lots still being planned with tower-style structures in mind, but there's no way they are thinking of how these fit into a long-term buildout of the site. These would look best next to Chandler Mall, not next to eventual 300' towers.

I also love how the City quite literally says that they hate the materials and suburban design, that they recommend commercial or retail use being incorporated, and that 4-story structures would render the site underdeveloped... Yet, they've approved the request, on the condition that they throw in some public art and look at using more modern materials.

Stupid.

http://www.tempe.gov/Modules/ShowDocument.aspx?documentid=20527

[azsunsurfer]

Although Tempe wants to envision itself as more of the progressive cities in the valley, they respect private property rights and the owner's right to develop as the market sees fit. I kind of appreciate that about Tempe. Yes they want to encourage more pedestrian oriented developed, cutting edge design, etc- they still want to maintain an image that they are not overbearing as to how private land owners utilize their property. A balance of being business friendly.

[alexico]

Although Tempe wants to envision itself as more of the progressive cities in the valley, they respect private property rights and the owner's right to develop as the market sees fit. I kind of appreciate that about Tempe. Yes they want to encourage more pedestrian oriented developed, cutting edge design, etc- they still want to maintain an image that they are not overbearing as to how private land owners utilize their property. A balance of being business friendly.


I live at at West 6th and a few things they are missing out but making it a high rise (my 2 cents but again the builder is all about $ and nothing else)

1. no views. if the built something 15 stories etc they could have some great views similar to W6

2. total number of units - huge demand for housing in the next few years (all those new office jobs in tempe) asu is going strong year to years.

3. high rises are popular in a city like phx/tempe since they arent the norm. there countless nice townhomes in this city but not many high rises. its nice to live in a high rise when they arent a dime a dozen

I can see it all from room so i will take pics as it goes.

any idea on pricing? curious how the rents will be compared to millstone west 6th and other condos/appts

[Jjs5056]

Looks like a Culinary Dropout/Yard concept (as on 7th and Bethany Home) will be taking over that awful warehouse structure at 149 Farmer. Hope it follows through, so that strip can become a nice mix of retail and mixed-income residential instead of the row of senior housing it had started to trend toward.

On that note, any word on the second senior project? The Residences on Farmer? Given that it was planning on having a retail component, I was actually hoping to see it pull through.

http://www.tempe.gov/Modules/ShowDocument.aspx?documentid=21347

http://www.tempe.gov/modules/showdocument.aspx?documentid=21643

[alexico]

Looks like a Culinary Dropout/Yard concept (as on 7th and Bethany Home) will be taking over that awful warehouse structure at 149 Farmer. Hope it follows through, so that strip can become a nice mix of retail and mixed-income residential instead of the row of senior housing it had started to trend toward.

On that note, any word on the second senior project? The Residences on Farmer? Given that it was planning on having a retail component, I was actually hoping to see it pull through.

http://www.tempe.gov/Modules/ShowDocument.aspx?documentid=21347

http://www.tempe.gov/modules/showdocument.aspx?documentid=21643

very cool! glad I live in tempe

[Jjs5056]

Yes, though the current trend of Scottsdale bars/restaurants opening additional locations in downtown is a bitnworrisome; the fact that vacancy rates have done a complete 180 since 2008 show the concept is working, but as with housing trends, I think the retail mix needs to start diversifying and bringing in unique shops so that Mill (and beyond if Tempe gets it right) appeals to students, tourists, professionals, families and seniors.

Since Hanover won't feature any retail, Ash or Farmer would be a great location for some service retail: dry cleaners, barber, hardware stores, etc. Given the senior population along Farmer, I wish CVS had gone on Ash/Uni, along with a grocer, and beneath lofts, leaving Mill/Uni open to more of a midrise.

Btw, kudos to Chik Fil-A for its design on University, proving you can modify a typically suburban model to fit into an urban setting. Sure, it isn't the greatest use, but the entrance right off Uni was a welcome surprise.

Btw, that Ash/Uni lot needs to become top priority for the city. It is a complete eyesore, leaving wonderful vistas of the 17 Chase parking garages, empty lots along Farmer, and the outdated retail across Uni. With the influx of residents en route by way of Hanover, I can't understand how the market couldn't support a well-designed, stepped (rising from ~8-12 stories as you move west to east) mixed use development with a grocer and rentals. Heck, by this point, if construction costs are still affordable, I could even see condos still being viable in that location at the right price.

[Spitfiredude]

They're removing and installing new A/C units at the old MADCAP Theater. I talked to a construction worker and he said the new AMC won't open till early next year. Hopefully the new theater will invite more retail stores to Mill Avenue and DT in general.

I forgot to post a couple weeks ago that I noticed HFL3 was doing night time off-site work that lead into the site. I'm assuming utility. Hopefully this project will lift off again soon.

State Farm is well under way. There is 2 underground levels of parking covering nearly the entire site, so it may be a few more months before the tower cranes rise.

PF Changs is installing new "wind sail" shade canopies. They look real nice.

College Avenue Commons facade is starting to take shape, interesting design on the west side.

Hanover project is still doing off-site utility work (no real on-site earth moving) I would have liked retail a part of Hanover, but I am just thankful its going to add a couple hundred residents to the area.

Zipps has started work on the NW corner of 7th street & Mill.

The holiday lights are now up, I think the official ceremony parade is this weekend.

I hope to post pictures of Hanover and State Farm soon.

Devils play Wildcats this weekend....one step closer to the Roses...
and what an economic boost Tempe will receive if they host a title game :)

[PHXFlyer11]

State Farm is well under way. There is 2 underground levels of parking covering nearly the entire site, so it may be a few more months before the tower cranes rise.

Drove by today on my way home and... drumroll....

TOWER CRANE!

Couldn't take a pic though as I was on the 202.

[nickw252]

Drove by today on my way home and... drumroll....

TOWER CRANE!

Couldn't take a pic though as I was on the 202.

Anyone know if there's a construction cam?

[Spitfiredude]

https://fbcdn-sphotos-g-a.akamaihd.net/hphotos-ak-prn2/q77/s720x720/1459220_708347185843751_586128068_n.jpg

[Leo the Dog]

^^^Thanks for the pic!

Looks tall.

[RichTempe]

3 pics of the Marina Heights tower crane from this afternoon:

http://imageshack.us/a/img24/9587/ir5m.jpg

http://imageshack.us/a/img855/3392/b5ro.jpg

http://imageshack.us/a/img13/7321/qnz7.jpg

[brandorambo]

Here's a pretty nice webcam for Marina Heights - should be able to keep nice progress with this! :cheers:

http://oxblue.com/open/ryancompanies/marinaheights

[RichTempe]

Here's a pretty nice webcam for Marina Heights - should be able to keep nice progress with this! :cheers:

http://oxblue.com/open/ryancompanies/marinaheights

Cool find! Thanks!:tup:

[Spitfiredude]

There is a zoning sign for USA place on University/Mill

[Jjs5056]

Great! With Tempe, I never hold my breath with developments until the shovel is in the ground.. And, even then you get an HFL3 sometimes.

Drove around Tempe today. Some observations:

1. Argo looks taller, but further from Rio than expected. Really hope it helps with the pedestrian activity in this area. Would love to see some development west of TCA. That area is screaming for Optima-type residential.
2. Milk and Honey is open - I know someone had been giving updates, but not sure they announced it finally opened.
3. Basic work being done on Hanover. My hate for the project aside, I can't wait to see that lot filled and to see the impact of an additional 300+ apartments on the retail scene.
4. HFL looked dead, as does the Lofts next door... A shame if the apartment project dies, with the influx of workers coming next door within 2 years.
5. State Farm crane looks tall, but I'm a little sad at how far this first building is from HFL. I hope they at least landscape the connecting land, and I really hope the rest of the project doesn't run out of funding and leave such a gap.
6. Retail along Veterans is completely empty at Hub; hope phase II helps fill that in... Risky move adding all that inventory, but wow, what a transformation that area would become if it were to fill up, along with the empty spaces at Marriott
7. College Commons looks fantastic- way to make a short building have presence. Can't wait for completion and hope the restaurant use isn't student-centric.
8. Farmer Ave looks freakin awesome. Haven't been down in a while, but wow - if the east side ever fills in, this would be one of the most urban residential pockets in the state. Farmer II is almost done and looks great, and Encore is just fantastic up close. Those developers are class: parallel parking, walkups to ground floor units, minimal setbacks, appropriate height, and public amenities like the path that will eventually connect the lake to Uni. I really hope phase II didn't die, but I haven't heard anything in ages.
9. Public notice up for the culinary dropout I posted a rendering of on Farmer; great bookend to a great strip, and a very creative use of a an extremely awkward structure.
10. No idea what's going on at Mill/6th? Sign is up for "public house," but then the old Robbie Fox's seems to be a Public House now? I thought the corner was to be an El Hefe/Canteen mix?
11. Sign for Zipps is down at the old Uno's. Is this dead? That piece is really important to solidify the comeback of Centerpoint with Stake n Shake opened and AMC coming soon.
12. I've said it, but I'll say it again: Ash/Uni, the former M7 and former University Square are cancers to an otherwise booming urban center. With downtown's low commercial vacancy rates and demand for housing, the market is no excuse. We should be seeing a lot more action on these lots, and it is desperately needed to connect these pockets of greatness. College Ave is really taking off, as might Farmer, but the Uni Square and Mosaic isolate the areas completely.

[Jjs5056]

I think Tempe desperately needs an ARTS program for temporary use of empty land. It also needs to reevaluate the parking lot rule implemented a year or two ago that allowed the Uni Square sea of asphalt to be created. I think all empty lots in the downtown area that end up paved should require reflective paving, landscape coverage of a certain percentage, and 25% dedicated to a public amenity of some sort: public art and benches, garden, sports court, pop-up coffee/retail kiosk, etc.

The M7 lot would be perect for some food trucks, benches, and box trees. The lots north of Encore on Farmer would be great for a basketball court or other playground-type amenity with all the nearby residential. The lots closer to ASU between College and Mill would be great for displaying student arts within a garden and possible pop-up coffee kiosk. Not sure about Mosaic? Anything is better than what is there, but not sure what would get much use since it is at the end of the business district and further from the residential cluster.

[Spitfiredude]

There are banners at the old Canteen that state it will become El Hefe.
The development on the Hanover project has been SUPER slow. Its no wonder it will take nearly 2 years. They are barely doing off site utility and after 3 weeks, the only work they've done on the parking lot is moving the light poles and parking barriers. I won't expect a tower crane until next spring.

The locations of M7 and University will be the last sites to develop in the downtown Tempe area (imo). I feel as though South Bank has a higher chance to develop than these sites. Why? They are off set from everything. They are the spots that separate ASU and downtown Tempe. The problem is if you're going to ASU, you will be parking at this lot or more likely to the East of this lot. If you're going to Mill Ave, you will likely park on the West side of Mill or to the North. The walk between ASU and Mill is broad, so this area lacks great interest. I remember living in the dorms, it was rare to see people walk to Mill and we would make fun of people who had a class at Brickyard because of the distance. On the bright side, as development encroaches this area, it becomes more attractive for development itself. The Hub, USA Place, and College Ave Commons are helping its cause. There are just far too many prime sites that can currently undergo development that these sites will be further down the line. I do hate the sea of asphalt though. I agree that an ARTS program would help.

Speaking of the College Avenue Commons, I so far do not like the designs. ASU can be notorious sometimes for not being consistent in building styles and this building looks strangely off thusfar. Obviously its more than a couple months off from being completed (the exterior), but I just hope to see some brick in the project. Not really sure if I do see some so far.

[Jjs5056]

There are banners at the old Canteen that state it will become El Hefe.
The development on the Hanover project has been SUPER slow. Its no wonder it will take nearly 2 years. They are barely doing off site utility and after 3 weeks, the only work they've done on the parking lot is moving the light poles and parking barriers. I won't expect a tower crane until next spring.

The locations of M7 and University will be the last sites to develop in the downtown Tempe area (imo). I feel as though South Bank has a higher chance to develop than these sites. Why? They are off set from everything. They are the spots that separate ASU and downtown Tempe. The problem is if you're going to ASU, you will be parking at this lot or more likely to the East of this lot. If you're going to Mill Ave, you will likely park on the West side of Mill or to the North. The walk between ASU and Mill is broad, so this area lacks great interest. I remember living in the dorms, it was rare to see people walk to Mill and we would make fun of people who had a class at Brickyard because of the distance. On the bright side, as development encroaches this area, it becomes more attractive for development itself. The Hub, USA Place, and College Ave Commons are helping its cause. There are just far too many prime sites that can currently undergo development that these sites will be further down the line. I do hate the sea of asphalt though. I agree that an ARTS program would help.

Speaking of the College Avenue Commons, I so far do not like the designs. ASU can be notorious sometimes for not being consistent in building styles and this building looks strangely off thusfar. Obviously its more than a couple months off from being completed (the exterior), but I just hope to see some brick in the project. Not really sure if I do see some so far.

Thanks, I knew I saw signs for El Hefe previously, but today it definitely said "public house on 6th." It must've been promoting the business down the street, but it just confused me a bit, especially since it seems the El Hefe renovation has taken quite a while.

I totally agree about ASU's designs. I haven't liked anything of their recent structures aside from Walter Cronkite, and the sciences building near Tyler/Rural. Their other efforts have tried way too hard to be modern, and I find the angles and mix-match of materials distracting. Their ground level spaces are also missed opportunities most of the time. However, given that they are throwing down a building of similar mass and height in the middle of downtown Phoenix for the law school, I will certainly take College Ave Commons, which is an appropriate height for the area and will be incorporating uses on the ground level that are open to the community, allowing College Ave to integrate into downtown, rather than become an extension of campus which could've easily happened with the Lumina condos turning into the Hub student housing. They've also left plenty of space for future development, which I imagine will be denser/higher once the time comes. Unfortunately, no brick from what I saw in the renderings - the facade looks like a brown veneer that, like most ASU buildings, will end up looking dated. But, for a 1/2 lot in a dead zone of downtown Tempe, the building is a net positive with the height and uses (orientation, market, bookstore, restaurant, class, office) that will draw an incredible amount of foot traffic to what was once wasteland.

I almost agree about University Square, if I ignore the potential of USA Place to bring an insane amount of action and uses just steps away. Ultimately, the best use would be to divide the land up as I can't see a mega-project being viable there ever again. A Foundation-sized office structure, 10-12 story student housing with retail connecting would probably be the most intensive use of the land that would work - I can't imagine it ben developed without some sort of ASU presence. USA Place and Marriott took the hotel option away (I think downtown could support 1 or 2 more hotels, but on the boutique end and on Mill or the lake, not University) and the abandonment of owner-occupied housing for student living in the area makes condos very unlikely. In reality, the street-facing retail that was there would probably be a good addition to the area once USA Place is done in connecting campus, USA Place and Mill. Sigh.

I do disagree about M7, though. If the land was available at an affordable price and divided into the original plots, I think it would be one of the most prime lots around. Even without the huge anchor to the south that USA Place will be, the part of Mill from University to 6th has made a huge comeback recently, and once AMC and hopefully Zipps opens, there will be very few vacancies. There is a gap, but College is filling in, and an M7 structure would help connect that gap further. ASU proper may be a bit far of a walk (though there is Orbitz and the upcoming streetcar that will connect to light rail), but I don't see a project there catering toward underclassmen. Of course, any residential will attract students, but look at W6- certainly not walkable to ASU. The Centerpoint part of Mill is definitely the more "young professional" piece, so I think a Hub-sized apartment structure aimed at that demo would be perfect, bringing additional permanent residents to a current dead zone. I'd love to see it over a grocery store or LA Fitness, and it would be cool if M7 and Uni Square converged as they were meant to with some big box-type shopping on the ground level: gym, H&M, Target, etc. I know that's unrealistic.

Back to reality... I'll mimic your conclusion to my previous conclusion: ARTS, please.

[PHXFlyer11]

First of all, can you guys help me out on M7? I'm unsure what this is...

GREAT to see the sign up for zoning on USA Place. I think of all the projects, USA Place and Marina Heights are game changers. USA Place seems to be planning to bring a lot of retail and restaurants with it's residences.

Also, my impression is that while Marina Heights is "phased," I do not believe they ever plan to stop construction. My impression was that simply certain buildings are going up first, but construction will be on-going. This seems evidenced by work being done to excavate the entire lot and build below grade parking while the first of the buildings is about to rise above the ground. Am I incorrect (I understand they can stop at any time, maybe this is the concern)?

I would love to live in what Mill is now becoming, but I need a condo. I'm a young professional and I want to live in a place like W6, but I want to buy, not rent. I think this demand will accelerate once Marina Heights and USA Place are completed. This is why I refer to these two projects as game changers.

Downtown definitely has the student piece down, but as places like USA Place and Marina Heights come to fruition, it will add an up-scale/professional element that should result in high-rise condos, grocery and upscale restaurants.

Any word on the street car lately? Seems its been fairly silent.

[azsunsurfer]

PHXFlyer that is correct about the phasing. It's a done deal. I doubt an insurance giant like State Farm would go bankrupt by the completion date. Why someone would think they would run out of funding is silly, besides what landscape would there be if the whole site will serve as undergrounding parking/ foundations for the other buildings.....

[MegaBass]

The M7 lot would be perfect for some food trucks, benches, and box trees. The lots north of Encore on Farmer would be great for a basketball court or other playground-type amenity with all the nearby residential. The lots closer to ASU between College and Mill would be great for displaying student arts within a garden and possible pop-up coffee kiosk. Not sure about Mosaic? Anything is better than what is there, but not sure what would get much use since it is at the end of the business district and further from the residential cluster.

There will be a shaded food truck area by College Avenue Commons to build off of ASU's Food Truck Wednesdays. Plus there's a bicycle-turned-coffee-stand (http://www.statepress.com/2013/09/30/asu-students-revolutionize-coffee-with-new-products-dedication/) that is setup at College Avenue and University Drive. College Avenue Commons design looks more like it belongs on the Polytechnic campus.

First of all, can you guys help me out on M7? I'm unsure what this is...

M7 Comes to Tempe (http://activerain.com/blogsview/492863/m7-comes-to-tempe)

Also found some information on the Student Pavilion from the FY 2015-2017 Capital Improvement Plan (http://asu.edu/fm/documents/cip_latest.pdf)

Conceived as a new building located in the heart of Tempe campus, the Pavilion is planned to house a 1,500-seat multipurpose event space for music, comedy, films, speakers, and other events. The two-story, 55,000 gross square foot building would include prefunction space, robust foodservice options, and student organization space.

The building will replace the current Undergraduate Academic Services Building at the Tempe campus, and will accommodate significant space for student organizations, as well as the student support functions currently housed in the existing building. Those functions include Student Advising, Service Learning and University Academic Success programs, which include the Student Success Center and programs such as the Math Refresher Courses,
Writing Center and University Bridge.

This facility is in direct response to student demand for increased space for student services. The ASU Facility Fee Board, created after the student services facility fee was approved by ABOR in March 2010, funded a conceptual study of an event venue called the Pavilion. The goal of the concept is to enhance student community and interaction and to increase student participation in organizations and student government. In light of the Undergraduate Academic Services Building’s physical condition, the continued growth of the University, and the rapid transformations underway to support the ASU Strategic Business Framework and key ABOR objectives, ASU believes this project will move the University closer to its goals of excellence, access and impact.

[PHXFlyer11]

Thanks for sharing MegaBass, but those renderings just made me sad! lol

[Obadno]

Great! With Tempe, I never hold my breath with developments until the shovel is in the ground.. And, even then you get an HFL3 sometimes.

Drove around Tempe today. Some observations:


5. State Farm crane looks tall, but I'm a little sad at how far this first building is from HFL. I hope they at least landscape the connecting land, and I really hope the rest of the project doesn't run out of funding and leave such a gap.


As a state farm employee, State Farm is filing nearly all of the Marina Height space, something like 1.5 mil out of 2 mil square feet, and most of the rest of the space is restaurants facing the river for the employees.

It will get built, all of it. It is a regional headquarters, one of 5 that State Farm is making, the others are in Dallas, Atlanta, and Tacoma (+ Hq in Illinois) and they are all getting fancy new campuses like this.

Its a huge win for Tempe and the Phoenix area

[Obadno]

Great! With Tempe, I never hold my breath with developments until the shovel is in the ground.. And, even then you get an HFL3 sometimes.

Drove around Tempe today. Some observations:


5. State Farm crane looks tall, but I'm a little sad at how far this first building is from HFL. I hope they at least landscape the connecting land, and I really hope the rest of the project doesn't run out of funding and leave such a gap.

:haha:
As a state farm employee, State Farm is filing nearly all of the Marina Height space, something like 1.5 mil out of 2 mil square feet, and most of the rest of the space is restaurants facing the river for the employees.

It will get built, all of it. It is a regional headquarters, one of 5 that State Farm is making, the others are in Dallas, Atlanta, and Tacoma (+ Hq in Illinois) and they are all getting fancy new campuses like this.

Its a huge win for Tempe and the Phoenix area

[MegaBass]

https://pbs.twimg.com/media/BaRc_x2CUAAYWu5.jpg

Marina Heights (h/t Ronnie Laybold (https://twitter.com/YotesHereToStay/status/406552117755662336))

[Leo the Dog]

:haha:
As a state farm employee, State Farm is filing nearly all of the Marina Height space, something like 1.5 mil out of 2 mil square feet, and most of the rest of the space is restaurants facing the river for the employees.

It will get built, all of it. It is a regional headquarters, one of 5 that State Farm is making, the others are in Dallas, Atlanta, and Tacoma (+ Hq in Illinois) and they are all getting fancy new campuses like this.

Its a huge win for Tempe and the Phoenix area

Maybe I should apply for a State Farm job and move back to Tempe!

[Obadno]

Maybe I should apply for a State Farm job and move back to Tempe!

I like it so far! Pay is good, people are friendly!

I didnt plan on working in the insurance industry, I doubt anyon expectS to be when they're young!:cheers:

[Jjs5056]

Didn't realize my comment over thinking Marina Heights was getting built in phases would be such a big deal. Thanks for the reassurance that it will all get built, and explaining the construction process for the project. There have just been so many stalled big-name projects in Tempe over the years... Makes it hard to not worrry. I still wish "phase 1" started a little further west, but no big deal.

"Resturants for employees along the river" is such a sad statement - not directed at you, but at the attitude toward all lakefront development. The restaurants and retail components should be for the community at large and integrated into the existing environment - in this case, connecting to both Rio Salado and the lake to allow visibility and access to all of the public. The lake is a community asset- the best community asset in the Valley- and development needs to respect that and build accordingly.

To the person asking about M7 - that is the empty lot south of the old Borders/new Stake n Shake. It was to house a large project called M7 with condos, a hotel, conference center, retail, etc. And, yes, the renderings are sad to look at. :(

[exit2lef]

Thanks, I knew I saw signs for El Hefe previously, but today it definitely said "public house on 6th." It must've been promoting the business down the street, but it just confused me a bit, especially since it seems the El Hefe renovation has taken quite a while.



Robbie Fox's Public House was purchased by Julian Wright, who owns Canteen and various other Mill Avenue spots in association with various partners. At the same time that Canteen is being converted to El Hefe, Robbie Fox's is being rebranded.

[ciweiss]

"Resturants for employees along the river" is such a sad statement - not directed at you, but at the attitude toward all lakefront development. The restaurants and retail components should be for the community at large and integrated into the existing environment - in this case, connecting to both Rio Salado and the lake to allow visibility and access to all of the public. The lake is a community asset- the best community asset in the Valley- and development needs to respect that and build accordingly.

:(

Actually in a way I would like a lake facing restaurant(s)/bar. I've sat at the bar at TCA (outside) many times drinking a beer watching the lake and people walking by and it is a fantastic view. I wish someone (like 4 Peaks) would build a lake facing European inspired Octoberfest type of restaurant/bar with good outdoor seating and some trees for shade. But I agree don't close it off like Hayden Ferry did.

[ciweiss]

Here you go. Just imagine Tempe Town lake lol

http://images.nationalgeographic.com/wpf/media-live/photos/000/359/cache/03-old-smart-traveler-beer_35918_600x450.jpg

http://grapeableswinebar.com/wp-content/themes/grapeables/images/slider_1.jpg

[rocksteady]

Actually in a way I would like a lake facing restaurant(s)/bar. I've sat at the bar at TCA (outside) many times drinking a beer watching the lake and people walking by and it is a fantastic view. I wish someone (like 4 Peaks) would build a lake facing European inspired Octoberfest type of restaurant/bar with good outdoor seating and some trees for shade. But I agree don't close it off like Hayden Ferry did.

Why the bar and restaurant industry haven't snapped up any available land for this type of thing is beyond me. That entire lake shore, both sides, should be lined with bars, restaurants, retail, and residences at this point. Certainly a waste if they don't take advantage of the one waterfront area in the valley. In due time I hope.

[MegaBass]

https://pbs.twimg.com/media/Ba1QsAvCEAAGPnl.jpg

ASU Business-Finance (https://twitter.com/asuevpcfo/status/409071858705645568) photo of College Avenue Commons today.

[azsunsurfer]

Actually, I remember after the retail at HFL flopped, the former mayor had said the city made a collective decision to de-emphasize retail on the lake and rather leave that to Mill Ave and Tempe Marketplace. He had said that they would just focus on corporate and residential uses on the lake. I agree- a missed opportunity.

[Jjs5056]

Actually in a way I would like a lake facing restaurant(s)/bar. I've sat at the bar at TCA (outside) many times drinking a beer watching the lake and people walking by and it is a fantastic view. I wish someone (like 4 Peaks) would build a lake facing European inspired Octoberfest type of restaurant/bar with good outdoor seating and some trees for shade. But I agree don't close it off like Hayden Ferry did.

Oh, I completely agree. I was taking issue with the fact that the restaurants were bring built "for the workers." Restaurants, bars, shops, etc. all along the lake would be fantastic, but they need to be accessible to the public. We are saying the same thing.

Unfortunately, the SouthBank developers have the same attitude about building amenities along the lake only for those who live or work in these master developments. When they proposed the 17-story senior project, it had a 2-story commercial building attached... They asked for a parking reduction because they estimated that 70% of the resturant's patrons would be the senior residents.

[phoenixwillrise]

Oh, I completely agree. I was taking issue with the fact that the restaurants were bring built "for the workers." Restaurants, bars, shops, etc. all along the lake would be fantastic, but they need to be accessible to the public. We are saying the same thing.

Unfortunately, the SouthBank developers have the same attitude about building amenities along the lake only for those who live or work in these master developments. When they proposed the 17-story senior project, it had a 2-story commercial building attached... They asked for a parking reduction because they estimated that 70% of the resturant's patrons would be the senior residents.

I don't know if I disagree with that mayor. With Mill and Tempe MarketPlace I think that is enough commercial. The exception I could see is restaurants and coffee shops down by the lake.

[Spitfiredude]

IMO For the lack of development, there is no need for restaurants and commercial along the lake (for now). As the State Farm facility gets built, you will see an increased demand. As a result, more restaurants and other services will be built. With the development of hotels, more residences, and office, the lake will transform and become more vibrant than it typically is, but I still don't think it will ever be as vibrant as Mill. I think if Tempe had another anchor for entertainment (besides ASU), it would help too (Cardinals stadium). If only that was approved, Tempe would be a lot more developed right now. It would just be nice to see some diversity for entertainment besides restaurants, night life, and ASU. On the bright side, I think USA Basketball will be this type of anchor. Maybe not as big as the Cardinals, but nearly. More retail would be nice as well. Also, I think the connection between the lake and Mill Ave will be more open if the street car route extends down Rio Salado (which I assume will happen in the first phase). That will open endless possibilities. How cool would it be to connect southern campus housing - USA Place - Mill Ave night life - downtown office and residences - hotels - Rio Salado development - SDS - South Bank - Tempe Marketplace - Cubs Stadium - Mesa Riverview. FREAKING SWEET! You could hit up so many things in one day. Shop, dine, entertain, live, work. Only time will tell unfortunately.

State Farm project is being worked on at night too. Just something to note. They could possibly be behind schedule?

[alexico]

Here is an article with a rendering. Very disappointing project for this piece of land, but now that there's officially no turning back, it is nice to see market rate, higher end rentals that will hopefully bring in more of the young professional demographic since the recent residential developments have been catering toward seniors and students.

http://azbex.com/hanover-plans-december-groundbreaking-for-tempe-apartments/

Timeline is 21 months, which seems pretty ridiculous, IMO given now quickly projects like Hub were completed.


I live at tower II of west 6th and I can see it being built from my window. they arent wasting anytime at all. drills and machines start at 6am. as fast the HUB went up - I bet this one moves quickly too.

I am curious what the rental prices will be. it is always interesting to see cost in tempe as their is a wide margin in rent in the area. it will be about the same as W6 I bet with each unit having more SQ Ft


I am shocked el hefe was being redone now in the fall and not in the summer. it seems they lost out on tons of revenue this fall. with ASU being a good team Mill was packed more than normal. Fall seems to the busiest time for Mill ave

Im not the developer those guys have done awesome so they must know what they are doing it just seems odd to miss out on Fall for revenue - I get doing a remodel/flip but Canteen did great and get some guaranteed revenue while you can in the fall months

[Jjs5056]

Lol, someone else said the complete opposite- that Hanover was moving at a snail's pace.

Agree about the strange timing of the 6th street construction... That block was booming a few months back with Canteen and Robbie Fox, and the opening of the new two-story bar on the east side... I don't think there was a single vanacy and it was probably the best street in all of downtown. Now, the west side is dead/vacant/under construction. =\

[MegaBass]

I am shocked el hefe was being redone now in the fall and not in the summer. it seems they lost out on tons of revenue this fall. with ASU being a good team Mill was packed more than normal. Fall seems to the busiest time for Mill ave

Im not the developer those guys have done awesome so they must know what they are doing it just seems odd to miss out on Fall for revenue - I get doing a remodel/flip but Canteen did great and get some guaranteed revenue while you can in the fall months

Per College Times (http://www.ecollegetimes.com/student-life/mill-avenue-s-canteen-to-close-in-fall-and-reopen-as-el-hefe-1.2830973#.UqnqKtJDsxA) in August:

As for Canteen, locals can still enjoy their tasty offerings for a few more weeks. Wright says it will close at some point this fall at an unspecified date and will undergo several months of renovations before the big reopening, which he speculates could be around New Year’s Eve.

[alexico]

Per College Times (http://www.ecollegetimes.com/student-life/mill-avenue-s-canteen-to-close-in-fall-and-reopen-as-el-hefe-1.2830973#.UqnqKtJDsxA) in August:


NYE open date? seems that wont happen. I walk by it daily living on 6th st

again the busiest time on Mill is from Aug 15th to about May 15th (get all the football/fall activities and back to school stuff) then grab the spring AZ ( out of towners ans spring ball )

again I am not in charge but close it down May 15th then do it the construction and try to get it ready by Aug 15th... why be closed during the peak revenue months is beyond me...

[MegaBass]

https://31.media.tumblr.com/81281bb22c22dc6c15497c2ad2eacd38/tumblr_mxq06xtNtk1qf97pco1_500.jpg

Cady/Orange PowerParasol at night (source (http://memoirsofsheba.tumblr.com/post/69835305533/this-is-actually-glorious-i-see-you-campus-asu))

[Spitfiredude]

Photos from Hanover site.https://scontent-b-dfw.xx.fbcdn.net/hphotos-ash4/1460989_718849748126828_1223484771_n.jpg
https://scontent-b-dfw.xx.fbcdn.net/hphotos-prn1/1526374_718849744793495_1676873950_n.jpg
https://scontent-b-dfw.xx.fbcdn.net/hphotos-prn2/1470408_718849741460162_2005611839_n.jpg