Tempe Development Thread

[ASUSunDevil]

Rooftop pool and it will break ground in November! :cheers:

http://www.bizjournals.com/phoenix/news/2015/09/16/exclusive-kimpton-to-bring-hotel-to-new-tempe.html

[Obadno]

Rooftop pool and it will break ground in November! :cheers:

http://www.bizjournals.com/phoenix/news/2015/09/16/exclusive-kimpton-to-bring-hotel-to-new-tempe.html

Also Monti's is being restored as a historical monument and then turning into a micro-distillery that will make custom spirits.:cheers:

[Obadno]

http://www.bizjournals.com/phoenix/news/2015/09/18/exclusivenew-restaurants-retail-infill-proposed.html

The Rural Bookstore being replaced with some general retail.

Street facing including some Patio seating. Nothing too special but a nice addition!

[dtnphx]

Bob Parsons buys Tempe property off Mill Avenue with high-rise development potential

Mike Sunnucks
Senior Reporter
Phoenix Business Journal

GoDaddy founder Bob Parsons’ real estate group has bought another commercial property.

Parsons’ YAM Properties LLC acquired a commercial building and site at Fifth Street and Ash Avenue in downtown Tempe for $6 million. The property is just west of Mill Avenue. Business Real Estate Weekly of Arizona first reported the sale.

Joseph Hindbo’s JAH Ventures LLLP sold the Tempe property to Parsons. The property currently has an existing 17,000-square-foot building that is leased to technology company Brightcove Inc. It was also previously home to a McDuffy’s sports bar location, according to BREW.

BREW also reports previous redevelopment plans at the site included a 26-story tower that could include offices. Hindbo said there is development potential at the property but redevelopment will still face some zoning issues.

Hindbo said he owned the property for three years. Parsons and YAM have acquired some other properties in Tempe and Scottsdale, including near the most recent acquisition. YAM executives could not immediately be reached for comment.

Parsons founded the GoDaddy (NYSE: GDDY) web domain firm. He’s recently been making a number of real estate buys and other investments.

Mike Sunnucks writes about residential and commercial real estate, government, law, sports business and workplace issues.

[ASUSunDevil]

Saw a new zoning sign today at 700 W. 1st St. (directly west of Skywater) for Crescent Rio - Plans call for 363 residential units (some live/work) on 3.6 acres.

This coincides with the zoning sign at 500 W. 1st St. (between 525 Town Lake and Regatta Pointe) for Broadstone Lakeside, which will encompass 168 units on 2.5 acres.

1st St. is going to have a TON of residents soon.

[MegaBass]

fly thru of the Hayden Flower Mill redevelopment (YouTube) (https://youtu.be/BN2kLWv7iME)

[Spitfiredude]

fly thru of the Hayden Flower Mill redevelopment (YouTube) (https://youtu.be/BN2kLWv7iME)


Super cool. I wish they could transform those into apartments instead of hotel. I would so live there and I think it would make more sense considering Kimpton and AC both across the street and Mission Palms directly south.

[PHXFlyer11]

fly thru of the Hayden Flower Mill redevelopment (YouTube) (https://youtu.be/BN2kLWv7iME)

Wow. VERY IMPRESSIVE! That intersection is going to be so alive! Very excited to see this is moving forward. I feared it was dead.

[MegaBass]

https://pbs.twimg.com/media/CQHG0e0UYAAmteR.jpg

Hanover (Jacob Stanek (http://www.statepress.com/article/2015/09/hanover-mill-avenue))

[dtnphx]

https://pbs.twimg.com/media/CQHG0e0UYAAmteR.jpg

Hanover (Jacob Stanek (http://www.statepress.com/article/2015/09/hanover-mill-avenue))

Washington, D.C.? Boston? Baltimore? Oh, wait...Tempe. :yes:

[phoenixwillrise]

NIce Building just think it's weird it says Hanover on Mill when it isn't on Mill.
What am I missing?

[Obadno]

NIce Building just think it's weird it says Hanover on Mill when it isn't on Mill.
What am I missing?

The whole area has taken on the moniker. Nobody calls it "downtown Tempe" they call it mill or "on Mill" or "down on Mill"

kind of like Roosevelt row, the name is organic so we should go with it.

[PHXFlyer11]

The whole area has taken on the moniker. Nobody calls it "downtown Tempe" they call it mill or "on Mill" or "down on Mill"

kind of like Roosevelt row, the name is organic so we should go with it.

Yes, it's the concept of Place. If you are close to an area of high interest or desire you're much better of associating with that place in your name so that people know you are in a desirable area. If they called themselves "Hanover on 5th" 95% of the people in the Phoenix area would not know what that meant. 5th and what? 5th St, Ave, Phoenix, Tempe, Mesa, ect? "On Mill" makes it very clear where they are located to anyone in Arizona and many beyond.

[phoenixwillrise]

Why not Hanover off Mill?

[Obadno]

Why not Hanover off Mill?

well now you are just being rediculus :koko::D

[PHXFlyer11]

Why not Hanover off Mill?

"Off" has a negative connotation and seems to indicate away from. If I am a developer and in the business of making money, I'd want people to know that I am "on" or very damn near Mill, especially if I decided to reference Mill in the name of my development.

They see it as a positive that they are near Mill and want to emphasize that with their target audience. They are literally a couple hundred feet away. I see nothing wrong with that or the name itself. You could argue that someone wouldn't want to live right on Mill, but I would argue that's not the demographic they've chosen to pursue.

The address of a place and it's actual name are rarely the same. Plus as another poster mentioned, Mill can be perceived solely as a street, or more broadly as the DT Tempe area. It actually was referred to as the Mill Avenue District up until a couple of months ago.

[phoenixwillrise]

Do you guys make this stuff up as you go? Who died and declared you the guru of declaring how they should define if off Mill or on Mill is more correct and then act like you way is the "right" way and say anyone with a differing opinion is ridiculous? (at least spell the word correctly) Does Off Broadway in NYC ring any bells? You all need to get out more and see more cities and bury your myopic views. I say there would be absolutely nothing wrong with saying Hanover Off Mill so how does that grab you?

[Obadno]

Do you guys make this stuff up as you go? Who died and declared you the guru of declaring how they should define if off Mill or on Mill is more correct and then act like you way is the "right" way and say anyone with a differing opinion is ridiculous? (at least spell the word correctly) Does Off Broadway in NYC ring any bells? You all need to get out more and see more cities and bury your myopic views. I say there would be absolutely nothing wrong with saying Hanover Off Mill so how does that grab you?

Well, I was clearly being cheeky.

But regardless its not myopic to understand why they would say "on mill" that's the common way people refer to things in that area "on mill" its identifiable and makes perfect sense.

also, calling it off mill would be dumb as hell you're opinion is bad and you should feel bad. Don't be so sensitive.

[asugrad]

Hello all!
Does anyone know what is going into the old Wendy's on Rural and Apache. They have been tearing up the driveway and added a new signage area on the front of the building. I couldn't find anything on it in the development list.

[PHXFlyer11]

Do you guys make this stuff up as you go? Who died and declared you the guru of declaring how they should define if off Mill or on Mill is more correct and then act like you way is the "right" way and say anyone with a differing opinion is ridiculous? (at least spell the word correctly) Does Off Broadway in NYC ring any bells? You all need to get out more and see more cities and bury your myopic views. I say there would be absolutely nothing wrong with saying Hanover Off Mill so how does that grab you?

I simply was stating developers generally like to be on or close to something. That's what they want to portray so they can charge more for rent or purchase. Sure, someone could call it "off Mill" but why would they do that when it is litterall a couple hundred feet from being ON Mill?? I'm not saying it's right or wrong, it's just what developers do.

Off Broadway refers to theaters or plays located in, appearing in, or associated with an area of New York City other than the Broadway theater district, typically with reference to experimental and less commercial productions.

That is completely different and exactly why a developer wouldn't want to use the term OFF! Do they want their places to seem less appealing? No.

[phoenixwillrise]

I say "Off" is also a great connotation as in up and coming and a bargain. Who doesn't want a bargain? So the lesson here gentlemen is there is more than one way to skin a cat. Keep an open mind. We will have to agree to disagree. Peace, out!

[CrestedSaguaro]

Wow, you guys sure are nitpicky. 11 posts on whether or not it should be On or Off Mill. I really don't think a potential tenant is really going to say, "OMG! The sign says On Mill! I'm not moving here!" :D

[mdpx]

I'd like sprinkles ON ice cream rather than OFF ice cream.

[Obadno]

I'd like sprinkles ON ice cream rather than OFF ice cream.

I don't see why we should make that distinction sprinkles off ice cream is perfectly reasonable.:tup:

[ASUSunDevil]

Site work started at The Jefferson this morning (just south of In-N-Out).

Bummer for those that had Tempe Town Lake/State Farm views from their NorthShore condo's.

[azsunsurfer]

Work is also suppose to start soon on the Playa Office Midrise. It will be nice to see that part of the shore built out. With the Lakeside apartments across the street I still wonder what will become of the site west of Rural where that mega development was proposed.

[Obadno]

Work is also suppose to start soon on the Playa Office Midrise. It will be nice to see that part of the shore built out. With the Lakeside apartments across the street I still wonder what will become of the site west of Rural where that mega development was proposed.

Hopefully said mega-development.

[PHXFlyer11]

Work is also suppose to start soon on the Playa Office Midrise. It will be nice to see that part of the shore built out. With the Lakeside apartments across the street I still wonder what will become of the site west of Rural where that mega development was proposed.

Where did you hear about the Playa Midrise?? That was supposed to be 10 stories total if I recall correctly. I think 3-4 of parking then office above?

[asugrad]

Site work started at The Jefferson this morning (just south of In-N-Out).

Bummer for those that had Tempe Town Lake/State Farm views from their NorthShore condo's.

Ugh! More generic boring apartments. Sad to see such great lakefront property go to something so boring, such a waste!

[azsunsurfer]

I have sources...I drove by the Jefferson last night and can confirm they have started site work. Generic yes, but again I am more excited by the future population density and what other projects will come when the neighborhood "matures."

[Obadno]

Ugh! More generic boring apartments. Sad to see such great lakefront property go to something so boring, such a waste!

Generic apartments on the water?

you mean like in LA, New York, San Francisco, Chicago, Miami ad infinty

[mdpx]

Generic apartments on the water?

you mean like in LA, New York, San Francisco, Chicago, Miami ad infinty

None of the cities you mention have such a spectacular waterfront than Tempe. Not one of 'em! :uhh:

[combusean]

Ugh! More generic boring apartments. Sad to see such great lakefront property go to something so boring, such a waste!

Jefferson is denser than the tower that was proposed on the lot before it.

Onyx was 200 units, Jefferson is 256.

http://archive.azcentral.com/arizonarepublic/tempe/articles/0505tr-lakecondos0505Z10.html

http://www.tempe.gov/Home/ShowDocument?id=28740

It'll also put people on the ground, rather than empty-nesters slowly dying off while they enjoy the view.

I surmise Jefferson gets the density by putting much of its parking underground, and Onyx had a separate structure.

[PHXFlyer11]

Jefferson is denser than the tower that was proposed on the lot before it.

Onyx was 200 units, Jefferson is 256.

http://archive.azcentral.com/arizonarepublic/tempe/articles/0505tr-lakecondos0505Z10.html

http://www.tempe.gov/Home/ShowDocument?id=28740

It'll also put people on the ground, rather than empty-nesters slowly dying off while they enjoy the view.

I surmise Jefferson gets the density by putting much of its parking underground, and Onyx had a separate structure.

Keep in mind though, The Jefferson is mainly studio and 1/2BR apartments. I'm pretty sure Onyx was more 2 and 3br type condos. So the average square footage of a unit at The Jefferson is much less than that of Onyx. That explains the drastic difference in height. More dense, sure, that's fair to say depending on how you look at it.

[Obadno]

None of the cities you mention have such a spectacular waterfront than Tempe. No one of 'em! :uhh:

yes the spectacular FDR 6 lane highway of http://friskypics.com/blog/wp-content/uploads/2013/12/fdrdrive.jpg

all the dazzling feats of architecture along Lakeshore Drive: http://wibiti.com/images/hpmain/451/279451.jpg

and the incredible masterpieces of Miami: http://www.sunny-isles-beach.com/images/aerial_beach.jpg


there is nothing wrong with generic apartments. The only thing better about these waterfronts is the height, but we don't need the height here...not yet anyway

[phoenixwillrise]

yes the spectacular FDR 6 lane highway of http://friskypics.com/blog/wp-content/uploads/2013/12/fdrdrive.jpg

all the dazzling feats of architecture along Lakeshore Drive: http://wibiti.com/images/hpmain/451/279451.jpg

and the incredible masterpieces of Miami: http://www.sunny-isles-beach.com/images/aerial_beach.jpg


there is nothing wrong with generic apartments. The only thing better about these waterfronts is the height, but we don't need the height here...not yet anyway

Totally concur Obadno.

[combusean]

Keep in mind though, The Jefferson is mainly studio and 1/2BR apartments. I'm pretty sure Onyx was more 2 and 3br type condos. So the average square footage of a unit at The Jefferson is much less than that of Onyx. That explains the drastic difference in height. More dense, sure, that's fair to say depending on how you look at it.

Nope--Onyx was surrounded by a lot of low-rise or no-rise uses. Jefferson is uniformly dense.

http://emvis.net/~sean/ssp/projects/onyx/onyx.png

You can still see the lot layout of Onyx's parcels where it was supposed to go on Google Maps (https://goo.gl/maps/uxMXHqCsxox).

Notice how it barely covers the site.

[PHXFlyer11]

Nope--Onyx was surrounded by a lot of low-rise or no-rise uses. Jefferson is uniformly dense.

http://emvis.net/~sean/ssp/projects/onyx/onyx.png

You can still see the lot layout of Onyx's parcels where it was supposed to go on Google Maps (https://goo.gl/maps/uxMXHqCsxox).

Notice how it barely covers the site.

"Nope" what? You are defining density by building footprint. If you look at by # of residents for the lot size the numbers should be very similar since Jefferson has more units, fewer beds, while Onyx has fewer units, more beds.

If you are looking at number of residents vs building footprint, I'd argue you are still wrong because the footprint of Onyx is smaller (just as you stated) with just as many if not more residents.

[combusean]

"Nope" what? You are defining density by building footprint. If you look at by # of residents for the lot size the numbers should be very similar since Jefferson has more units, fewer beds, while Onyx has fewer units, more beds.

If you are looking at number of residents vs building footprint, I'd argue you are still wrong because the footprint of Onyx is smaller (just as you stated) with just as many if not more residents.

My mistake--I didn't know that Onyx's number of beds was known, when it's in the damn doc I linked (i didn't think they'd have onyx's site plans in there and all that)

But that also implies that Onyx's bedrooms would've been full of people, which I doubt. I don't see a married couple with a child buying a two bedroom in Onyx, I would have more seen empty nesters wanting room to entertain, or rich single professionals wanting an office.

Then you have units that take time to sell while they're vacant, and still more units that are perpetually empty as second-homes or are owned by rich Chinese/foreign investors that don't even care about the rental income like you see all the time in SF, and the occasional corporate owner that has their visiting employee stay there for a bit but not full-time.

And I maintain that you're more likely to see Jefferson residents wandering around Mill getting drunk or otherwise supporting local business than you would Onyx residents. Condos like that are good for "lock and leave."

[PHXFlyer11]

And I maintain that you're more likely to see Jefferson residents wandering around Mill getting drunk or otherwise supporting local business than you would Onyx residents. Condos like that are good for "lock and leave."

I don't necessarily disagree with that idea. Just pointing out that that while The Jefferson has 265 dwellings, 40 are studios and 123 are one bedroom. The reason I pointed that out is because I recalled that for this project there was an extremely high number of 1BR/Studios and I thought it was very unusual.

[combusean]

Ahh, yeah. I was originally responding to another poster who said these apartments were crap, but I think they'll be better for the community than another chunk of even more expensive condos there.

[CrestedSaguaro]

Not a hugely spectacular development, but some infill and a little height along the 101.

October 13, 2015
Widewaters Hotels is putting the finishing touches on initial plans to build a five-story, 228-room, dual branded hotel in Tempe. When completed, Widewaters will operate the facility under both the Hilton Garden Inn and Home2 Suites flags.

The six acre site at 7200 S Price Rd., just south of Guadalupe Road, will be a ground-up build. Construction is planned to begin in December and last 18 months. Plans also call for 5KSF of restaurant space on site.

Widewaters currently operates 12 hotels in eight states.

The hotels will feature separate registration desks and distinct room layouts but will share amenities like the swimming pool and fitness areas.

http://azbex.com/widewaters-to-develop-2-hotels-in-tempe/

[Obadno]

Not a hugely spectacular development, but some infill and a little height along the 101.



http://azbex.com/widewaters-to-develop-2-hotels-in-tempe/

Yes this is part of the Discovery Business campus which is making pretty good progress over the last 2 years.

Even though this and the ASU research park are super suburban they are nice class A offices and are better than the dirt that was there before.

Plus its a suburban area anyway.

[CrestedSaguaro]

More struggles with Southbank. I didn't think this was a bad development and 7 floors was decent height for the location along the lake.

Infighting among property owners at Tempe's undeveloped Southbank project on Tempe Town Lake has apparently sunk plans for more than 1,000 luxury apartments near Rio Salado Parkway and Rural Road.

Texas-based JLB Partners was seeking City Council approval for two mid-rise apartment buildings on the south side of the lake, where plans for a dense, urban mixed-use center have stalled for years.

The developer proposed a seven-story apartment building closest to the water, with a pool area facing the lake and a small amount of retail space on the ground floor. Another six-story apartment building was planned on Rio Salado, also with some retail space and a handful of live-work units with built-in office space.

Plans for more than 1,000 luxury apartments on Tempe Town Lake are dead after a legal protest from an adjacent property owner.

Construction was scheduled to begin around the middle of next year, with the first residents moving in about two years later.

But JLB Partners withdrew those plans last month after an adjacent landowner filed a legal protest, contending that the project failed to meet the underlying vision for Southbank.

Development partner Kevin Ransil, of JLB, sent a letter to Tempe officials in September asking that the zoning case be removed from an upcoming City Council agenda.

"Unfortunately, it is clear that we need more time to examine the site and and to talk with council members about various options for the land," Ransil wrote. "JLB is still a Tempe property owner and we are committed to building something great on our land."

Ransil's letter did not say when development plans might return, stating only that the company will be back "in due time." Land use attorney Charles Huellmantel, representing JLB, declined comment.

Early on, the Southbank apartments appeared on track for city approval when Tempe's Development Review Commission cast its support for the project in June, though the vote was not unanimous.

Developer Robert Fransway, who owns a lot in Southbank adjacent to the proposed JLB project, filed a formal protest on July 2. As a result, a supermajority of the City Council, or six of seven votes, was required to approve the development.

Fransway argued the JLB proposal did not show a "sincere attempt to become an important connected part of a larger district" at Southbank, the largest undeveloped parcel remaining on the lake.

"There are dozens of sites throughout Tempe and the southeast Valley in need of revitalization where such development can and should be built, but it is not worthy of the Southbank vision," Fransway argued.

That vision includes a dense mix of residential units, street-level retail shops, hotels, offices and public plazas. The city owns six lots within the project, while another four are privately owned.

A third developer, Tod Decker of Valhalla Cos., wrote a letter to city officials expressing his interest in developing a 22-story hotel/condo tower at Southbank and casting support for the JLB project.

"We are excited about their project and design and believe it will fit in harmony with the hotel experience we are trying to provide," Decker wrote.

Tempe City Councilman Kolby Granville said he would have supported JLB's plans for the mid-rise apartment building closest to the lake but wanted to see something taller along Rio Salado.

"For Tempe, Town Lake is the best property we will ever have in the next 100 years," Granville said. "It's just outstanding views, outstanding location, a hub of activity. For me, it's got to be made of steel, dense and a building that will stand the test of time."

The lone exception to that rule would be for structures built right on the lake's edge, which should be shorter to avoid blocking views from the towers behind them, Granville said.

On another lot within Southbank, J Mitchell Advisors expects to soon start construction soon on a 17-story senior-living complex, with the first residents moving in by 2017. The tower, which will feature a 17th-floor bistro and cocktail lounge, will bring a dramatic addition to Tempe’s rapidly growing skyline along the lake.

That will likely be the first real development to materialize within Southbank, a project that has been through multiple iterations over the years.

Plans for a complex called Pier 202 came forward in 2006 and featured nine high-rise buildings on 27 acres. That included a 285-room hotel and about 1,500 residential units.

In 2008, Scottsdale-based Wolff Co. proposed 3.6 million square feet of residential, office, retail and hotel space — along with a central plaza, boardwalk and pier. Wolff had purchased the land in 2007 from Pier 202 for $43 million. Construction was to start in 2009 and last about eight years, but work never progressed beyond the half-dozen crater-like pits that still remain.

http://www.azcentral.com/story/news/local/tempe/2015/10/15/tempe-town-lake-apartments-housing-plans/73527422/

[combusean]

I think the problem with this wasn't so much the 7 story lakefront project but the 6 story Rio Salado project.

Developers want shorter heights along the lake to allow for towers further behind.

[Obadno]

I think the problem with this wasn't so much the 7 story lakefront project but the 6 story Rio Salado project.

Developers want shorter heights along the lake to allow for towers further behind.

that makes sense that means the lake units and the lake-view units across the street can both be premium instead of lake towers and then regular old apartments without views behind.

[PHXFlyer11]

that makes sense that means the lake units and the lake-view units across the street can both be premium instead of lake towers and then regular old apartments without views behind.

OR you stagger the towers! What a concept! Overall, happy though. Right now some may be OK with 7 stories, but there is very little lakefront land available for high-rise and demand seems to be growing. In 10 years this will be a great decision to block this project.

[azsunsurfer]

With the flight path I think that area is probably the only portion of the lake that could realistically allow taller buildings (20ish stories). I really think there, the projects that have been approved around Mill and the ASU District are the only areas in Tempe where would you get away with a "tower".

Speaking of the ASU District, I thought they were going to announce the first phase this fall to start construction next year? I believe it was the corner of Rural and University? No new on it?

[CrestedSaguaro]

I think the problem with this wasn't so much the 7 story lakefront project but the 6 story Rio Salado project.

Developers want shorter heights along the lake to allow for towers further behind.

Ah. I just skimmed over the article and didn't catch the 6 story apartments on Rio Salado. Yea, that needs to be WAY taller. I think the 7 floor proposal would be OK on the lakefront since any high rise proposed behind it would be in the 250' to 300'+ range. That should be more than enough height to overlook the 7 floor apartment complex. I just don't want them to scrap the 7 floors and be forced into something silly like 4 floors. Doubt that would happen, but this is Arizona! :P

[azsunsurfer]

Couple of interesting things I read from October's Tempe Development Report

-There is some proposal for the lot right west of Argo/ Skywater (whatever its called this week). 90' tall mixed use residential/ retail. I thought a brewery was going in here? Maybe a different lot? Anyway it hasn't been discussed before/ no renderings yet.

-Broadstone on the Lake was approved.

-The Grove (1000 west Apache) is finally in permitting. This will make an impact on the skyline near the end of Apache where the Vue is. Glad to see it break ground soon after being proposed for years and years...

-Across the street, the old Chamber of Commerce building is getting knocked down for a CVS. We'll see if it's as pedestrian friendly as the one on Mill is. Being so close to the University and those residences I am sure it will emulate it.

-Also the Chase Complex is asking for an expansion of the garage...not sure how that is going to turn out or how many floors it will be.

-Looks like work finished up on the first phase of the Discovery Center (Northern Trust Building(s)) and building two is in permitting.

-Amazon signed a leased for HFL III. Don't think it was brought up before? Good to see them land there.

-Also as much as people despise the Liberty Center Development, there are a lot of TI projects going forward meaning it's doing well with leasing. It's good for the region to have jobs come here especially what it means for multi-family in Tempe.

[Obadno]

Couple of interesting things I read from October's Tempe Development Report


-Also as much as people despise the Liberty Center Development, there are a lot of TI projects going forward meaning it's doing well with leasing. It's good for the region to have jobs come here especially what it means for multi-family in Tempe.

Liberty trust isn't that bad, its a suburban office complex in an area of suburban office complexes, its under the runway so it was never going to be tall, the neighborhood there doesn't call for it.

And despite that it actually is closer to the street than the other similar projects you would find along the 101/Price and most of the parking is in garages instead of surface parking.

[ASU Diablo]

Couple of interesting things I read from October's Tempe Development Report

-There is some proposal for the lot right west of Argo/ Skywater (whatever its called this week). 90' tall mixed use residential/ retail. I thought a brewery was going in here? Maybe a different lot? Anyway it hasn't been discussed before/ no renderings yet.

-Broadstone on the Lake was approved.


So I know Cartel Brewery is opening 2nd location at 922 W. 1st Street. Is this it??

more news about Broadstone on the Lake
http://azbex.com/design-continues-for-broadstone-lakeside/

[Jjs5056]

Couple of interesting things I read from October's Tempe Development Report

-There is some proposal for the lot right west of Argo/ Skywater (whatever its called this week). 90' tall mixed use residential/ retail. I thought a brewery was going in here? Maybe a different lot? Anyway it hasn't been discussed before/ no renderings yet.

-Broadstone on the Lake was approved.

-The Grove (1000 west Apache) is finally in permitting. This will make an impact on the skyline near the end of Apache where the Vue is. Glad to see it break ground soon after being proposed for years and years...

-Across the street, the old Chamber of Commerce building is getting knocked down for a CVS. We'll see if it's as pedestrian friendly as the one on Mill is. Being so close to the University and those residences I am sure it will emulate it.

-Also the Chase Complex is asking for an expansion of the garage...not sure how that is going to turn out or how many floors it will be.

-Looks like work finished up on the first phase of the Discovery Center (Northern Trust Building(s)) and building two is in permitting.

-Amazon signed a leased for HFL III. Don't think it was brought up before? Good to see them land there.

-Also as much as people despise the Liberty Center Development, there are a lot of TI projects going forward meaning it's doing well with leasing. It's good for the region to have jobs come here especially what it means for multi-family in Tempe.

- The 1st Street project has been discussed. It's called Crescent and will be a mix of residential and live/work units. The brewery - Dog and Pony - is still planned nearby, though residents appealed its use permits and it won't have food trucks anymore (but, luckily, was able to keep the business, and add a front patio).
- I'd be surprised if the Apache CVS is modeled after Mill's. IIRC, Mill is one of 2 or 3 nationwide with two separate entrances. I don't see them spending that money in an area that Tempe isn't anywhere near as picky when it comes to urban design. It'd be nice, though.
- Not surprised Chase is adding floors considering they wanted to use the old Mosaic site for more parking. IMO, two small office buildings aren't worth the land being wasted on those two monstrous garages along Ash. Considering how little of Ash is actually developable with the curve, tracks, etc., redeveloping the land where the garages are (into mixed use garages at the very least) was important if Ash was going to take advantage of the streetcar route. This makes the lame 6-story apartment proposal for Ash/University even lamer, as the garage will actually be taller.

Ahh, yeah. I was originally responding to another poster who said these apartments were crap, but I think they'll be better for the community than another chunk of even more expensive condos there.

Yes, The Jefferson is denser, but no way does Tempe prefer an apartment filled with students vs. a less-dense one with older homeowners. Hanover, 7S, and other market rate apartments are very upfront about the barriers they are putting up to ensure residents are 21+ (which is getting Hanover in trouble); and, Tempe is in the middle of developing a set of standards for giving apartments "condo quality" recognition in hopes that more developers will build high quality products that are converted in the future.

It's funny how much resistance was put up against the Southbank proposals. I'm not sure what the obsession is with this development property, when it is so far from downtown and disconnected from any mass transit, etc. 4-story SALT and 5-story AC Marriott were approved without any concerns in much more urban locations. I'm glad the development was split up, yet the roads are already in place. It'll prevent what's happened at HFL - an awkward dead-end at the property line adjacent to SALT. SALT, Marina Heights, and HFL should have all been connected to each other.

The owner of 2 parcels from the old M7 on Mill/7th St has put them up for sale. That's a shame since they were the more ambitious landowner and were actively trying to pursue a joint venture with the owner of the middle parcel. Unless that developer purchases these, there's little chance of a decent-sized project being built there. While superblocks suck, it'd suck to see that entire block filled with 1-2 story retail buildings.

[CrestedSaguaro]

An obstruction evaluation was submitted on the 15th for a 310' tower called "the Tempe Towers" for the corner of Ash and 5th with a construction start date of Jan. 2017. Does anyone have more information on this project?

[PHXFlyer11]

An obstruction evaluation was submitted on the 15th for a 310' tower called "the Tempe Towers" for the corner of Ash and 5th with a construction start date of Jan. 2017. Does anyone have more information on this project?

Interesting... I think there was a recent article that this land was purchased by Bob Parsons (GoDaddy Founder).

[PHX31]

Interesting... I think there was a recent article that this land was purchased by Bob Parsons (GoDaddy Founder).

If that's the land he owns, it's probably all entitlements/investment action. No way he builds.

[azsunsurfer]

If that's the land he owns, it's probably all entitlements/investment action. No way he builds.

Agreed. He's going to shop it around to developers once he can entitle it (maximum height/ density) and just flip the property.

[PHXFlyer11]

Agreed. He's going to shop it around to developers once he can entitle it (maximum height/ density) and just flip the property.

I agree as well. As far as I know, he's never built anything. It'd be great if he wanted to actually become a developer, but seems to just be an investor.

[ciweiss]

More good news for Tempe.

Home Depot is opening a 111,000-square-foot, 800-worker customer service center in Tempe.

The Tempe back office center will provide customer support for products bought on HomeDepot.com. The Atlanta-based retailer already has 9,000 employees and 56 stores in Arizona.

The center is located near Broadway Road and Interstate 10 in Tempe.

The home improvement retailer recently opened a 1.6 million-square-foot center in northwest Ohio as well as others last year near Atlanta and Riverside, California.

Home Depot had annual revenue of $83.2 billion in its most fiscal year, according to Google Finance.

http://m.bizjournals.com/phoenix/news/2015/10/22/home-depot-opening-800-worker-online-customer.html

[asugrad]

There is movement on the empty lot on the corner of Terrace and Rural. Anyone know what's going on? I know there was previous plans for some towers, is that still a go?

[CrestedSaguaro]

There is movement on the empty lot on the corner of Terrace and Rural. Anyone know what's going on? I know there was previous plans for some towers, is that still a go?

Might be University Village 2.0 which is slightly off of Rural on Terrace.

http://azbex.com/tempe-eyes-student-housing-project/

[Obadno]

More good news for Tempe.

Home Depot is opening a 111,000-square-foot, 800-worker customer service center in Tempe.

The Tempe back office center will provide customer support for products bought on HomeDepot.com. The Atlanta-based retailer already has 9,000 employees and 56 stores in Arizona.

The center is located near Broadway Road and Interstate 10 in Tempe.

The home improvement retailer recently opened a 1.6 million-square-foot center in northwest Ohio as well as others last year near Atlanta and Riverside, California.

Home Depot had annual revenue of $83.2 billion in its most fiscal year, according to Google Finance.

http://m.bizjournals.com/phoenix/news/2015/10/22/home-depot-opening-800-worker-online-customer.html

That may be the adaptive reuse in the 1 story building off I-10 at fountained.

[vwwolfe]

More good news for Tempe.

Home Depot is opening a 111,000-square-foot, 800-worker customer service center in Tempe.

The Tempe back office center will provide customer support for products bought on HomeDepot.com. The Atlanta-based retailer already has 9,000 employees and 56 stores in Arizona.

The center is located near Broadway Road and Interstate 10 in Tempe.

The home improvement retailer recently opened a 1.6 million-square-foot center in northwest Ohio as well as others last year near Atlanta and Riverside, California.

Home Depot had annual revenue of $83.2 billion in its most fiscal year, according to Google Finance.

http://m.bizjournals.com/phoenix/news/2015/10/22/home-depot-opening-800-worker-online-customer.html

It's in the old Wells Fargo building at 1616 W 17th St.

[azsunsurfer]

Some interesting things I've noticed this weekend in Tempe.

-That parcel next to Vela (the apartments going up on the north shore of the lake) is now for sale but is being marketed as pads. It would've been nice for one large mega development or even a planned area development so the different lots could have a common identity/ infrastructure. In theory I like the idea of different developments rubbing shoulders but the valley has a bad rep of when this happens when the land is sliced and sold.

-The first phase of those townhomes west of Farmer is done. I forgot the name, they are trying to look like they are from the UK. We'll see if they sell well.

-The NW corner of 5th and Hardy is under construction with those townhomes/ apartments. The empty lot on the SW corner has a red zoning sign. Not sure how much you could get away with on such a small lot.

-The sorority tower(s) near Apache and Terrace are now being marketed as fully entitled high rise sites. Looks like the previous project is dead.

-I think that staging on Rural and Terrace might be for the City's Veterans housing?

-The Motely on Apache is in full swing.

[MegaBass]

Update on Hayden Library per Anne Ryman (AZCentral) (https://twitter.com/anneryman)

ASU Librarian Jim O'Donnell tells faculty that Hayden Library will be gutted and renovated in '17. "It needs it badly in a variety of ways."
O'Donnell tells faculty Hayden Library tower will be closed and renovated in '17. Could re-open fall '18 optimistically.

First 232,000 pound steel gate for new Tempe Town Lake dam system went in today. (City of Tempe (https://twitter.com/Tempegov/status/658769200001888256))

https://pbs.twimg.com/media/CSRrGIVU8AAVFz-.jpg

[azsunsurfer]

I was wondering what was going in its place!

http://azbex.com/asu-to-get-new-75m-engineering-dorms/

[MegaBass]

I was wondering what was going in its place!

http://azbex.com/asu-to-get-new-75m-engineering-dorms/

Wow, had no idea that PVM was demolished and this project isn't even listed on ASU CFO site. Wonder if this changes anything with East and West.

[PHXFlyer11]

Wow, had no idea that PVM was demolished and this project isn't even listed on ASU CFO site. Wonder if this changes anything with East and West.

Interesting thought. I'd consider east and west to be a lot less valuable from a structure standpoint than Manzi. I doubt they would be rehabbed like Manzi, and would more likely be demolished when they reach the end of their useful life.

Plus, that is some prime University-facing real estate. Hopefully they do something more along the lines of the Foundation building they built right up to the streer with retail about 10 years ago.

[Obadno]

Interesting thought. I'd consider east and west to be a lot less valuable from a structure standpoint than Manzi. I doubt they would be rehabbed like Manzi, and would more likely be demolished when they reach the end of their useful life.

Plus, that is some prime University-facing real estate. Hopefully they do something more along the lines of the Foundation building they built right up to the streer with retail about 10 years ago.

They actually remodeled PV east and West in 2008 when I was a freshman (just internal and furniture)

I wouldn't expect Pv east and West to be torn down soon but who knows universities have loan money burning billions of holes in the pockets.

[azsunsurfer]

^ Partially that is incorrect...ASU is no longer in the dorm building business they are just entering into partnerships with developers for campus housing. If you think about it, the school has been very conservative with actual campus development in the past couple of years...everything has been about partnerships/ ground leases/ property disposal. This may be due to the decline in state funding. I don't think they are as flushed with cash as you think for facilities development (except The Commons)

[azsunsurfer]

The new CVS on Apache and Rural WILL front the corner. Just as I expected it will duplicate what they did at Mill and University. Whoever said that wasn't the case was flat out wrong and had no idea what he (or she) were talking about.

Granted I would've liked to see something a bit more dense but it's a much needed amenity for that area.

[phoenixwillrise]

The new CVS on Apache and Rural WILL front the corner. Just as I expected it will duplicate what they did at Mill and University. Whoever said that wasn't the case was flat out wrong and had no idea what he (or she) were talking about.

Granted I would've liked to see something a bit more dense but it's a much needed amenity for that area.

Which corner is it going on? Keep in mind some of us live out of town and can't get to every site very frequently. :)

[PHXFlyer11]

which corner is it going on? Keep in mind some of us live out of town and can't get to every site very frequently. :)

sec

[azsunsurfer]

Southeast corner...where the Chamber of Commerce use to be.

[PHXFlyer11]

For anyone who cares, I followed OneHundredMill_ on Instagram. They posted something about new leasing signs going up. I commented and asked when they were breaking ground. They said soon, and that they'd announce a day very soon. For what it's worth.

[exit2lef]

What's being demolished to make way for the new CVS on the SEC? There's a gas station there, Thai Rama in a standalone building, and then a shopping center full of restaurants (Delhi Palace, Juba, Pho Nhat, Gus', etc.) behind it.

Edit: Ignore my question, please. I just realized I was confusing University Drive with Apache Boulevard.

[locolife]

For anyone who cares, I followed OneHundredMill_ on Instagram. They posted something about new leasing signs going up. I commented and asked when they were breaking ground. They said soon, and that they'd announce a day very soon. For what it's worth.

I care a lot, were down to 1 crane in Tempe and that's on a limited timeline now. Keep the growth going!

[MegaBass]

What's being demolished to make way for the new CVS on the SEC? There's a gas station there, Thai Rama in a standalone building, and then a shopping center full of restaurants (Delhi Palace, Juba, Pho Nhat, Gus', etc.) behind it.

Edit: Ignore my question, please. I just realized I was confusing University Drive with Apache Boulevard.

Where former Tempe Chamber of Commerce as azsunsurfer mentioned above next to Four Points by Sheraton and The District on Apache. Anyone know why Wendy's closed nearby? Costa Vida Fresh Mexican Grill is at the lot next door where there was a lot of Korean restaurants.

[exit2lef]

Forgive me if this has already been posted, but it's a useful tool to keep track of projects throughout Tempe: http://www.tempe.gov/city-hall/community-development/development-projects

[CrestedSaguaro]

Is it just me or does anyone else think the final State Farm building is now the tallest of the group? I thought it was supposed to be the second tallest, but the top level is half finished and it sure looks taller than the current tallest. Does anyone know the official State Farm building heights?

[azsunsurfer]

Good news! I drove by (what was previously called the Grove) next to 922 Place and site work is going on! It will be nice to have a nice new 14 story tower with ground floor retail on Apache even if it is all student housing (im thinking long term here). So with that and the CVS that end of Apache is filling up nicely. I am dying to see a proposal for that triangle corner of terrace and apache as well as the previously dead sorostitue towers....

[PHXFlyer11]

I don't believe this one has come up before. It is essentially West of Sky Water. Nice project! 7 stories! Great density there. I am very impressed.

https://www.tempe.gov/Home/ShowDocument?id=36314

[Butta]

I don't believe this one has come up before. It is essentially West of Sky Water. Nice project! 7 stories! Great density there. I am very impressed.

https://www.tempe.gov/Home/ShowDocument?id=36314

I like the height and location, not too keen on the design but good addition regardless.

[PHXFlyer11]

I like the height and location, not too keen on the design but good addition regardless.

I think the design is pretty cool, but I do not like the large setback from Rio Salado.

[Obadno]

I think the design is pretty cool, but I do not like the large setback from Rio Salado.

Everything has a large setback from Rio it isn't a pedestrian street 1st is the pedestrian street

[PHXFlyer11]

Everything has a large setback from Rio it isn't a pedestrian street 1st is the pedestrian street

Fair enough. I wish Tempe would RFP some of that arts land. Not all of it, but enough for a tower (as short as it might be under the flight path). It would be good to get some life on the other side.

I hope they someday do something with that setback. Whether it's widening the road or building a more pedestrian and bike friendly path.

[dtnphx]

I would love to see Tempe Town Lake go west to Priest and maybe further east to McClintock. There's so much development potential, seems like a no-brainer. Is it still possible? I understand they would need to build another dam or two, but I think it would be worth it. Case in point. I hate that the lake ends so abruptly right at the Tempe Center for the Arts. Aesthetically, it would look better if went to Priest. I'm sure they didn't realize how successful development would have been when they initially designed it and had to start somewhat small, but, I think it's time to start thinking about this.

[PHXFlyer11]

Why didn't Tempe Town Lake go west to Priest and further east? There's so much development potential, seems like a no-brainer. Is it still possible? I understand they would need to build another dam, but I think it would be worth it. Case in point. I hate that the lake ends so abruptly right at the Tempe Center for the Arts. Aesthetically, it would look better if went to Priest. For that matter, even if it went to McClintock.

Cost. Also, most of that area was industrial.

The brand new reallyyyyyy expensive damn is under construction. So... not gonna happen.

[dtnphx]

Cost. Also, most of that area was industrial.

The brand new reallyyyyyy expensive damn is under construction. So... not gonna happen.

Well, I guess that's it then.... :koko:

[Obadno]

I would love to see Tempe Town Lake go west to Priest and maybe further east to McClintock. There's so much development potential, seems like a no-brainer. Is it still possible? I understand they would need to build another dam or two, but I think it would be worth it. Case in point. I hate that the lake ends so abruptly right at the Tempe Center for the Arts. Aesthetically, it would look better if went to Priest. I'm sure they didn't realize how successful development would have been when they initially designed it and had to start somewhat small, but, I think it's time to start thinking about this.

I wish they would expand the river(I always try and call it the river to make it clear to people that it is indeed a river, like I call the "ligh rail" the train)

Anyway It would be awesome if they could expand the river from Mesa through Avondale but it probably isn't going to happen anytime soon.

[phoenixwillrise]

The original idea was to run that thing from Mesa out to Laveen I believe. They still could expand it but the costs only go up as the years go by. Now they have built that natural riparian part of the salt river around 7st to 7ave in Phoenix so the odds of it getting built through Phoenix are pretty nil now. The environmentalist would go berserk. Like a lot of things in Phoenix had they had professional planners who could have thought outside the box in the cities and counties in the 60's and 70's some incredible things could have been done. Can you image a Saquaro Lake running through Tempe and Phoenix? That would have been incredible. Woulda, coulda, shoulda so often the story in greater Phoenix. That being said maybe they could expand it a little each way from Tempe if they could get the funding.

[exit2lef]

"In 1987, a Maricopa County property tax to support implementation of
the Rio Salado concept was put to public vote. The proposal was
defeated in Phoenix and other municipalities because of concerns
about the original billion-dollar estimated project cost, lack of benefits
to outlying communities, and impacts on neighborhoods and adjacent
property owners. Tempe was the only municipality to approve the
property tax. Subsequently, Tempe moved forward with development
of Tempe Town Lake using inflatable dams and relying on local,
county, state, and federal funding sources."

Source (PDF): https://www.phoenix.gov/pddsite/Documents/pdd_pz_pdf_00064.pdf

[combusean]

I emailed Tempe three years ago about this and got this back:


[T]he 100 foot extension to the lake [with the new dam] is a result of finding the best location to construct the steel hinge gate within the river channel while preserving the required area to convey the flow of flood waters when needed. Additionally, the intent of our project was to replace the existing rubber bladder dam system with a more permanent dam system. Expanding the lake further west dramatically changes the scope of the project from a dam replacement project to a lake expansion project which would include significant regulatory review by the Army Corps of Engineers, County Flood Control, FEMA and others. Lake expansion was never the intent of the project. On a practical level, if the lake were expanded to Priest Drive, because of the evaluation and grade of the river bed, the dam need to be about 27 feet tall.


What I'd like to see more than the river extended is to see channelization from the diversion dam upriver and then see that water pumped *around* the lake and dumped out at the end so Phoenix gets an actual river from Mesa's treated effluent rather than have that pool up below the 101/202 interchange.

I emailed them about that in the same letter as above, and apparently it never happened.

Regarding the east pond, we are studying and considering constructing a bypass pipe that would allow waters from the east side of the lake to flow past the lake to the west side of the lake, then flow through the river into Phoenix. We will be examining this closely in the next few months.

[Obadno]

The original idea was to run that thing from Mesa out to Laveen I believe. They still could expand it but the costs only go up as the years go by. Now they have built that natural riparian part of the salt river around 7st to 7ave in Phoenix so the odds of it getting built through Phoenix are pretty nil now. The environmentalist would go berserk. Like a lot of things in Phoenix had they had professional planners who could have thought outside the box in the cities and counties in the 60's and 70's some incredible things could have been done. Can you image a Saquaro Lake running through Tempe and Phoenix? That would have been incredible. Woulda, coulda, shoulda so often the story in greater Phoenix. That being said maybe they could expand it a little each way from Tempe if they could get the funding.

IT's alright, I think Phoenix is just starting to really mature into more of a real feeling city. It is just hitting its stride like an awkward teen slowly becoming an adult.

It's nice to live in a place like Chicago or Philadelphia where that stuff has been in place for 100 years.

But there is something cool about being around in the beginning!

[azsunsurfer]

Wow, really excited to see renderings for "The Pier" to be released...nearly 300' tall tower with 551 units and retail. Just to give you an example the nearby Villas (senior tower) will only be 211' tall (about 18 stories). I am glad the City rejected those previous proposals.

[azsunsurfer]

Also...the old Dos Gringos on 8th will be redeveloped into "Valor on Eighth" 60' tall, 50 units...also looks like The Grand at Papago is nearing to move forward with its first building (about 6 stories). Something is better than nothing.

[Obadno]

Also...the old Dos Gringos on 8th will be redeveloped into "Valor on Eighth" 60' tall, 50 units...also looks like The Grand at Papago is nearing to move forward with its first building (about 6 stories). Something is better than nothing.

Also the Rio business park next to Tempe Marketplace looks nearly level, they have begun building the streets for within the office park. The park itself is about 15' above Rio built on fill. Reminds me of california

[PHXFlyer11]

Wow, really excited to see renderings for "The Pier" to be released...nearly 300' tall tower with 551 units and retail. Just to give you an example the nearby Villas (senior tower) will only be 211' tall (about 18 stories). I am glad the City rejected those previous proposals.

Where did you hear about this one? When can we expect to see plans? The December DRC meeting?

[muertecaza]

I don't believe this one has come up before. It is essentially West of Sky Water. Nice project! 7 stories! Great density there. I am very impressed.

https://www.tempe.gov/Home/ShowDocument?id=36314

Stopped by the DRC after work today to hear about this one. Unfortunately they are pushing back on the height/density of this project, particularly the height along the back end along 1st St. Project is being redesigned to try to address the concerns.

[muertecaza]

Where did you hear about this one? When can we expect to see plans? The December DRC meeting?

The only place I've seen is that it's listed here:

http://www.tempe.gov/home/showdocument?id=36316

as in Review for Planning Entitlements.