Tempe Development Thread

[CrestedSaguaro]

The tower crane base is in place at HFL3! Looks like the crane will be rising soon :cheers:

http://ryancompanies1.workzonecam.com/hayden

[nickw252]

The tower crane base is in place at HFL3! Looks like the crane will be rising soon :cheers:

http://ryancompanies1.workzonecam.com/hayden

Ooh nice, another construction camera. That view will be a lot better when you can no longer see a parking garage at the corner of Mill and Rio Salado.

Anyone know if the University Place apartment tower has a work camera?

[CrestedSaguaro]

Ooh nice, another construction camera. That view will be a lot better when you can no longer see a parking garage at the corner of Mill and Rio Salado.

Anyone know if the University Place apartment tower has a work camera?


I was thinking the same thing when looking at the construction cam. Will be a big improvement.

Can't find a webcam for University Place. Actually...I can't find much on University Place. I got results for housing and oddball stuff. Is that the official name of those apartments?

[PHXFlyer11]

I was thinking the same thing when looking at the construction cam. Will be a big improvement.

Can't find a webcam for University Place. Actually...I can't find much on University Place. I got results for housing and oddball stuff. Is that the official name of those apartments?

Try University House, or Hub on Campus... http://www.universityhousetempe.com/

[Arquitect]

Ooh nice, another construction camera. That view will be a lot better when you can no longer see a parking garage at the corner of Mill and Rio Salado.

Anyone know if the University Place apartment tower has a work camera?

Cameras are normally hosted through the General Contractor's website. The contractor is Beal Derkenne, and unfortunately they don't have this feature.

[Jjs5056]

"zoning permits heights of 292 feet and 252 feet on the two parcels LPC proposes to develop"

I LOVE this! A 292 foot development on this parcel would rock! I can only hope Tempe pushes for a development of this scale and doesn't give in down the road to something less than stellar.

I think the explanation given was very smart, in that it addressed the multiple failures of the project. I think each of us here has a preference: architecture, urban design, height, etc. and all are important to the City and all were a big miss here. I don't think the buildings here need to be 292' when built out - I'd actually like to see the highest buildings to the west taper down toward McClintock to give a more human scale (would definitely love to see 200'+ towers in there, though!); the area has much more potential and I hope we've learned from HFL how to improve these developments.

4-level apartments with more modern finishes, that also included 2-story commercial with residential above lining the street from Rio Salado to each of these pads, probably would've been approved. Or, a single 250' tower of office and commercial. But, wasting land on generic 4-level sprawled apartments doesn't fit within the vision of the City in any way, and even after giving exact suggestions, the developer didn't adapt: unsurprising, as it's been 7 years and each proposed project has failed.

[Jjs5056]

http://www.azcentral.com/story/news/local/tempe/2014/07/31/tempe-urban-transformation-downtown/13395229/

Did AZCentral mess up, or is Marina Heights incorporating a residential component, and HFL3 a retail piece?

The former might be The Lofts at Hayden Ferry scheduled to go just west, but it has never been mentioned in any other article. Similarly, HFL3 once included a retail portion - lining the west side of the garage - but, all news regarding the 3rd tower have mentioned office-only.

Hope both are true. A residential tower on Rural/Rio would make a nice entrance into Marina Heights, and retail along that garage is the only thing that could salvage HFL's site plan and draw pedestrians in.

As for the part where ULI warned against stacking buildings vertically, he's right technically, but this market is totally jacked and there's nothing between 5 stories and the 200' range. 10-12 story buildings would be great mixed in with the 5 and 20 story ones. But, those seem nonexistent, at which point the 5 story buildings have to become limited before having to start knocking down fairly recent buildings.

EDIT: Looks like this page has been updated. Retail will be included in HFL3. Sounds like it'll be ground level, rather than the garage attachment, which is a little disappointing based on the lack of success the other buildings have had. But, who knows, I'm also finding pictures now where the garage attachment AND ground level spaces are being shown as available... so maybe it will be somewhat visible from Mill and Rio in the end.
http://www.haydenferry.com/available.php

[Jackdavis4]

Any news on the high-rise on University and Ash? I live down the street and theres have been crews there doing plumbing work.

[PHXFlyer11]

Any news on the high-rise on University and Ash? I live down the street and theres have been crews there doing plumbing work.

Are you certain it is the corner lot? I drove by two weeks ago and the lot next to Encore was being excavated, but no work still at University and Ash. I also don't recall that this ever showed up on the DRC agenda.

[azsunsurfer]

I noticed this weekend that the University streetscape project is in full swing. Most of the island medians between Preist and Mill seem to be done or they are in the progress of constructing them. Hopefully it will make this area a little more asthetically pleasing. I also noticed that Boston resturaunt finally closed. That lot would've made a nice infill corner but I assume it will probably be another eatery.

[DevilsRider]

Nothing that exciting, but City Council approved two new infill projects at their meeting on Thursday. Dorsey Lane Townhomes at Broadway and Dorsey (51 units, 3-story) and Rythym Development (single-family, 94 units at Priest and Knox, south of Warner).

[DevilsRider]

I noticed this weekend that the University streetscape project is in full swing. Most of the island medians between Preist and Mill seem to be done or they are in the progress of constructing them. Hopefully it will make this area a little more asthetically pleasing. I also noticed that Boston resturaunt finally closed. That lot would've made a nice infill corner but I assume it will probably be another eatery.

It will be nice when University and Hardy are done. University should be somewhat more calm and orderly, though not as much as it could have been. The traffic signals at Roosevelt and Farmer should be a big help in getting people from north to south.

I think that Broadway is next up for the city. Last I heard, the plan was to remove an eastbound lane from Mill to Rural, making it two lanes each way, with added bike lanes, enhanced sidewalk and landscaping, and walls replacing the orange trees separating the neighborhood from Broadway. Hopefully that one starts up soon!

[CrestedSaguaro]

EDIT: Looks like this page has been updated. Retail will be included in HFL3. Sounds like it'll be ground level, rather than the garage attachment, which is a little disappointing based on the lack of success the other buildings have had. But, who knows, I'm also finding pictures now where the garage attachment AND ground level spaces are being shown as available... so maybe it will be somewhat visible from Mill and Rio in the end.
http://www.haydenferry.com/available.php

Right now, I wouldn't take anything on HF's website with a grain of salt. They are still listing the hotel component as 14 floors and their site plan still shows HFL East III and IV where State Farm is currently being built. :sly:

[MegaBass]

https://fbcdn-sphotos-b-a.akamaihd.net/hphotos-ak-xpf1/t1.0-9/10553394_10203004306481395_2347204152562521768_n.jpg

Marina Heights.

https://fbcdn-sphotos-g-a.akamaihd.net/hphotos-ak-xpa1/t1.0-9/10325307_10203004306561397_8596523321770283134_n.jpg

Sun Devil Stadium after north endzone upper deck removal.

https://fbcdn-sphotos-h-a.akamaihd.net/hphotos-ak-xap1/t1.0-9/10491095_10203004306641399_7352642768882089838_n.jpg

Former site of Alpha Drive.

https://fbcdn-sphotos-b-a.akamaihd.net/hphotos-ak-xfp1/v/t1.0-9/1623709_10203004306601398_8088583611363075505_n.jpg?oh=5a4b2c88618d9c0820a4b58509e581f7&oe=543F3AAB&__gda__=1412869627_cbb301813d93039ac7ce9699dfab78f5

Hub II construction crane.

https://fbcdn-sphotos-a-a.akamaihd.net/hphotos-ak-xaf1/t1.0-9/10325307_10203004306521396_7774791729254903257_n.jpg

Hub II next to University House. Probably would of had a better vantage point of it from Stadium Parking Structure.

https://fbcdn-sphotos-a-a.akamaihd.net/hphotos-ak-xap1/t1.0-9/10410193_10203004307561422_7326892323345897145_n.jpg

Tempe Towne Lake Dam replacement underway.

https://scontent-b-dfw.xx.fbcdn.net/hphotos-xpa1/v/t1.0-9/10478082_10203004307521421_8599429839717465604_n.jpg?oh=e0ae6045d8309b67b97de917dcaebdd1&oe=5458CF58

SkyWater Apartments at Towne Lake.

https://scontent-a-dfw.xx.fbcdn.net/hphotos-xap1/t1.0-9/10526181_10203004307601423_3574612757880112179_n.jpg

Hanover Project.

https://scontent-b-dfw.xx.fbcdn.net/hphotos-xpf1/t1.0-9/10446505_10203004309881480_1554863595562055622_n.jpg

https://fbcdn-sphotos-g-a.akamaihd.net/hphotos-ak-xpf1/t1.0-9/10534490_10203004310001483_351489280910772006_n.jpg

College Avenue streetscape.

https://scontent-b-dfw.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/10491163_10203004309921481_1461914581095428444_n.jpg?oh=715bc86efd3e8d054cb3e18b54601283&oe=544F13B3

Harrington Birchett House got some exterior work done and new landscaping.

https://scontent-a-dfw.xx.fbcdn.net/hphotos-xpa1/v/t1.0-9/10369102_10203004309961482_5811749118211622172_n.jpg?oh=51e7abb5fe10df960315dd9121e1ae4f&oe=54462B92

https://scontent-a-dfw.xx.fbcdn.net/hphotos-xpf1/t1.0-9/10447722_10203004310841504_6659982403051092629_n.jpg

College Avenue Commons

https://fbcdn-sphotos-b-a.akamaihd.net/hphotos-ak-xpa1/v/t1.0-9/10445981_10203004310881505_132810453989776635_n.jpg?oh=4b55f7ee9e4f6c5cc008186a3c88691d&oe=545724A4&__gda__=1413596366_e12454284ef034cce53f3d9f708f5ece

Nike Outlet Store err... I mean Sun Devil Marketplace at College Avenue Commons.

https://scontent-b-dfw.xx.fbcdn.net/hphotos-xpa1/t1.0-9/10428643_10203004310961507_2355906618828220091_n.jpg

College Avenue streetscape.

https://scontent-a-dfw.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/10447722_10203004310801503_7457057869667946910_n.jpg?oh=865ea52e5ad4ffa036bd23fdae7fa797&oe=5455EDBD

The Annex with rollaway garage doors installed.

https://fbcdn-sphotos-f-a.akamaihd.net/hphotos-ak-xfp1/v/t1.0-9/10410193_10203004307481420_250884422537514243_n.jpg?oh=7d15835cf572cc392e89b2bde3b4050f&oe=5433DB3F&__gda__=1415181935_d0d660aff458ecfe085751f3b0477bdc

https://fbcdn-sphotos-e-a.akamaihd.net/hphotos-ak-xfp1/t1.0-9/1937441_10203004307641424_3718932121288581516_n.jpg

Gammage Parkway PowerParasol with Gammage promo posters, desert landscaping and a lot of brickwork.

https://fbcdn-sphotos-c-a.akamaihd.net/hphotos-ak-xpa1/t1.0-9/10471266_10203004309841479_8885306587605231514_n.jpg

Old Main fountain under renovations again...

https://fbcdn-sphotos-d-a.akamaihd.net/hphotos-ak-xpa1/t1.0-9/1919625_10203004312241539_5372467303870041965_n.jpg

Alta Tempe.

Not photographed: University Center buildings now has ASU insignia and solar panels over the parking lot.

Mission @ Minder Binder looks awful.

[Spitfiredude]

Thanks for the pictures MegaBass they all look great. Everyone will really appreciate it. College Avenue is turning out better than I expected. Some solid projects transforming Tempe!

[michael85225]

Tempe is getting it done! I'm loving the latest transformation we are witnessing. I remember being excited when Hayden Ferry and Centerpoint towers were going up and it feels great to get that feeling again.

[DevilsRider]

Great pictures as always, MegaBass. And it was a good call not to include the pictures for Mission @ Minder Binder. It looks just terrible. Every time I've passed it, I've thought "surely they'll be doing something soon, and it won't look so bad in the end." Nope :yuck:

[PHX31]

Thanks for the pictures. There is really a ton going on in Tempe. I can't wait for ASU football to start. Gameday seems to be the only time I head over to Tempe and I'm always excited to see the changes from one year to the next. I'm glad College Avenue Commons and the streetscape will be complete. And i'm looking forward to seeing the Hub II rise each week. Of course, Marina Heights and the north end zone will be a big change.

[DevilsRider]

Maybe this is a dumb question, but building one for Marina Heights appears like it will be completed long before the others. Does anyone know if State Farm has any plans to start using that building early (or are they even allowed to with all the construction still surrounding it)? :shrug:

Also, I kind of wish OxBlue had a second camera on the site. Would be cool to see the perspective from the north side as well as the south...although having one camera is certainly better than having zero, and I'm glad they were able to get it up there on A Mountain for all of us to enjoy!

[MegaBass]

Also didn't get a chance to see if any movement at The Grand/1010 Lemon site. Forgot to look over at The Palms Hotel conversion. I don't recall much going on there when I drove by. Didn't check out REVO Gastropub at Tempe Transportation Center but it was good to see there's at least some tenant occupancy at University House. Which hopefully leads to tenants at the City Hall Garage.

As far as on-campus renovations surprised Farmer Building (Education) is still going on since like Spring 2011? Finally doing work on first level of the Language and Literature Building. Some landscaping on the west end of Business Administration to tie in in with the Dean's Patio/McCord Hall. Surprised there was no visible work being done to Hayden Library. I thought they already green-lit the renovation. They're really keen on Walk-Only Zone during the summer session around MU and Hayden that they had like six students patrolling out there.

[MegaBass]

https://pbs.twimg.com/media/BuT-jk9CEAA08Hz.jpg

Sun Devil Marketplace at College Avenue Commons h/t Tom Tokoph ‏of UrbanRealty (https://twitter.com/UrbanRealty/status/496801748267175936)

https://pbs.twimg.com/media/Btu7gVqCYAELxLz.jpg

Grab-And-Go market at College Avenue Commons (already open right by Harrington Birchett House)

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

Sneak peek of 4th-level student lounge at College Avenue Commons h/t ASU Business-Finance (https://twitter.com/asuevpcfo)

Forgot to mention there will be a new location for ASU Food Truck Block Party on Wednesdays come September per ASU Parking and Transit (https://twitter.com/ASUtransit/status/489486381388144640).

[Obadno]

[QUOTE=DevilsRider;6681118]Maybe this is a dumb question, but building one for Marina Heights appears like it will be completed long before the others. Does anyone know if State Farm has any plans to start using that building early (or are they even allowed to with all the construction still surrounding it)? :shrug: [QUOTE]

As somone sending this from a state farm computer right now (shhh dont tell anyone:P) The plan (which is always changing) is that the first employes are supposed to be working by the last quarter of 2015.

Full buildout is 2017 so yes people **should** be working there before construciton is complete.

[azsunsurfer]

What a sexy tower...and nice proposed billboards/ art covering the garage.

http://www.tempe.gov/Home/ShowDocument?id=26886

[PHX31]

/\Nice.
It seems like it might have a problem with the FAA. Wonder how that will play out.

If you go to page 70 of the pdf, there is a letter of opposition from neighbors of the development. Turns out they are Van O'steen (anyone else remember Van O'steen & Partners commercials from years ago?). Their reasoning for their opposition is the typical NIMBY made up generalized hysteria of any and all potential urban issues, regardless of the specifics of any development. It's just so hilarious that people live in an urban area, and complain about development that fits in urban areas. If I was a member of a City Council and I received a similar complaint/opposition letter, it would actually make me even more in support of said development. And I don't understand how these people act like their shit don't stink. It's like they think "well, once I live here, all development must stop, I'm the end all be all of this area". What about people that preceeded you and how did the development of your residential house/building affect them at that time? The thought process for opposition of this type of development is just so pitiful, especially on the grounds of "vandalism" or "noise" or "litter" or "increased foot traffic".

[CrestedSaguaro]

/\Nice.
It seems like it might have a problem with the FAA. Wonder how that will play out.

If you go to page 70 of the pdf, there is a letter of opposition from neighbors of the development. Turns out they are Van O'steen (anyone else remember Van O'steen & Partners commercials from years ago?). Their reasoning for their opposition is the typical NIMBY made up generalized hysteria of any and all potential urban issues, regardless of the specifics of any development. It's just so hilarious that people live in an urban area, and complain about development that fits in urban areas. If I was a member of a City Council and I received a similar complaint/opposition letter, it would actually make me even more in support of said development. And I don't understand how these people act like their shit don't stink. It's like they think "well, once I live here, all development must stop, I'm the end all be all of this area". What about people that preceeded you and how did the development of your residential house/building affect them at that time? The thought process for opposition of this type of development is just so pitiful, especially on the grounds of "vandalism" or "noise" or "litter" or "increased foot traffic".


Most, if not all flights, already come in farther north because of Tempe Butte. So, I don't really see this becoming an approval issue even if the FAA does lower height recommendations since this building would be directly in the line of site with Tempe Butte and is only slightly farther north of the taller W6.

*Edit
After looking through the proposal, that site would only pentrate 1 out 4 of FAA's criteria. This really should be ok with passing the FAA requirements and I'm sure Tempe won't have a problem with adding markers on the building. lol :fingerscrossed:

[PHXFlyer11]

What a sexy tower...and nice proposed billboards/ art covering the garage.

http://www.tempe.gov/Home/ShowDocument?id=26886

I had been waiting for them to post this! Thanks for sharing.

I don't care for the LOOK of the building, however, I think that is mainly due to the firm doing the renderings rather than the actual building itself. It looks hollow in my opinion. I believe what they were focusing on was the structure and floor plans, not specific materials and design at this point, so it may be ok.

What I LOVE about this product is how little the footprint is. I think this can really inspire more towers on Ash between 5th and 3rd. Eventually I think Tempe will RFP out the land directly to the East that is currently parking, so long as a public garage is included in the project. Not sure who own the portion of the lot to the North, but I can see 3-4 towers or more eventually on this immediate area, which is just awesome!

[DevilsRider]

If you go to page 70 of the pdf, there is a letter of opposition from neighbors of the development. Turns out they are Van O'steen (anyone else remember Van O'steen & Partners commercials from years ago?). Their reasoning for their opposition is the typical NIMBY made up generalized hysteria of any and all potential urban issues, regardless of the specifics of any development. It's just so hilarious that people live in an urban area, and complain about development that fits in urban areas. If I was a member of a City Council and I received a similar complaint/opposition letter, it would actually make me even more in support of said development. And I don't understand how these people act like their shit don't stink. It's like they think "well, once I live here, all development must stop, I'm the end all be all of this area". What about people that preceeded you and how did the development of your residential house/building affect them at that time? The thought process for opposition of this type of development is just so pitiful, especially on the grounds of "vandalism" or "noise" or "litter" or "increased foot traffic".

My favorite part? Apparently, Hanover is now a "high rise". What a pair of comedians! :haha:

[PHXFlyer11]

/\Nice.
It seems like it might have a problem with the FAA. Wonder how that will play out.

If you go to page 70 of the pdf, there is a letter of opposition from neighbors of the development. Turns out they are Van O'steen (anyone else remember Van O'steen & Partners commercials from years ago?). Their reasoning for their opposition is the typical NIMBY made up generalized hysteria of any and all potential urban issues, regardless of the specifics of any development. It's just so hilarious that people live in an urban area, and complain about development that fits in urban areas. If I was a member of a City Council and I received a similar complaint/opposition letter, it would actually make me even more in support of said development. And I don't understand how these people act like their shit don't stink. It's like they think "well, once I live here, all development must stop, I'm the end all be all of this area". What about people that preceeded you and how did the development of your residential house/building affect them at that time? The thought process for opposition of this type of development is just so pitiful, especially on the grounds of "vandalism" or "noise" or "litter" or "increased foot traffic".

I don't put much stock into these comments in Tempe. I think the city is focused on the big picture and this project absolutely fits into their plans. If it were another city or not rich in the heart of downtown Tempe maybe I'd be more concern.

[plinko]

Nice. Some friends of mine designed that.

[Jjs5056]

Well, it's hard to get excited over a project that won't begin work until 1/2017. =/ It would be great for a development like this to break ground soon, and hopefully inspire similar projects. Hoping that by then, the market isn't saturated with more 5-story dumps that the tower isn't doable anymore.

Not a huge fan of the planned streetcar, but does that form of transit promote dense development anywhere near the way light rail does? I wonder how that will impact the remaining parts of Ash. Even without the car, it should be treated as a major street similar to College, so hopefully the city will try to get the land it owns developed as someone mentioned. Still can't believe they built that monster garage adjacent to the 3rd/Mill stop without any office or retail uses. But, with some dense urban projects between, hopefully the garage-filled ends of the road won't appear so out of place.

1) What is Mission @ Minder Binder and why is it so bad?
2) In love with College Ave - can't wait to see it with the Annex completed; I hope they're able to finish out the plaza area with the retail buildings they were saving room for (to the west and north). With the historic home being converted to an office, that would leave just the NW corner, and I'm fine OK waiting until a decent-sized tower is needed. This is definitely what Phoenix should've been envisioning for Adams Street.
- Any set timeline for the rest of the streetscape? Too bad they can't finish to at least Veterans Way to integrate 5C Studios, Hub, etc.
- I remember hearing University Towers were going private again and were being renovated- is that still happening?
3) Argo/Skywater looks good so far - seems to be taking forever, though! Really interested in what the finished product includes amenities/retail-wise.
4) RE: any construction along Ash - was it confirmed whether any work was being done on the Mosaic or Encore II lots? I think Encore II is approved and ready to go (4 stories with 1 floor of retail), so that'd be somewhat good news. The Mosaic lot still has a ways to go, and the only thing we've seen is that it has a max height of 5 stories planned, which is hopefully a mistake.
5) Glad the University streetscape is almost done - too bad it didn't happen 10 or so years earlier when the plans were a lot more elaborate in terms of shade trees, sidewalk widths, etc. As for Boston's - it seems like developers always shy away from University, as even the best-positioned lots have failed to produce anything but 1-story, generic buildings: CVS, Chase, Chik Fil-A... wish we could get more Vale-like projects to the east.

[Tito714]

I think the southern most runway at Sky Harbor is mainly used, and correct me if I'm wrong, for the cargo planes ex. fedex planes. I've also seen general aviation use that southern most runway. I'm sure no commercial flights use that southern most runway.

[TempeSilverFox]

I think the southern most runway at Sky Harbor is mainly used, and correct me if I'm wrong, for the cargo planes ex. fedex planes. I've also seen general aviation use that southern most runway. I'm sure no commercial flights use that southern most runway.

Southwest Airlines uses both of the southern runways extensively since their terminal is located on the southern side of Terminal Four. I live directly under the approach (On First St.) and I can see the approach for both southern runways - as well as watch planes coming in for a landing on the north runway (Ahhhh love watching British Airways glide in every evening....)
But, as you say, FedEx and UPS seem to always be on the southern flight path as well. Those DC-10s are so fun when they fly over our pool!

[Tito714]

Cool thanks. Yeah those British Airways planes are awesome!

[MegaBass]

1) What is Mission @ Minder Binder and why is it so bad?


http://i.azcentral.com/i/8/5/8/L169_CIFR3027b2cb58aa4e666b3d2f6863b57858.jpg

Minder Binders will live, but hangout won’t look the same (http://www.azcentral.com/community/tempe/articles/20130703tempe-minder-binders-will-live-but-wont-look-same.html)

Since May [2013] the old barn has been undergoing a transformation and will see better days ahead.

There’s good news and bad news. On the positive side, new owner Kristen Bell promises that the Mission @ Minder Binder will “bring back part of Tempe history,” retaining much of the character of the original’s interior.

For lovers of the barnlike look, the news is not as good. It is undergoing a major face-lift.

The plan, Bell says, is to “restore the original building along with expanding on the design and upgrading the exterior elevations with a Santa Fe style façade to bring a part of Arizona history back to life.”

What that means is the once giant red barn will now be a giant, stucco-covered Mission-style building.

[nickw252]

Ahhhh love watching British Airways glide in every evening....)


I was a "distracted driver" one night last week on the 202 watching one of the British Airways wide-bodies come in for a landing.

[plinko]

The southernmost runway is used generally for landing only for jet aircraft given that it's alot shorter. Not sure about general aviation though.

http://www.faa.gov/nextgen/media/maps/arpt/PHX.jpg
source (http://www.faa.gov/nextgen/media/maps/arpt/PHX.jpg)

Since it was built, seemingly most times I've been on SW or one of the other airlines on the south side (T2, T3) we've landed on that runway.

[PHXFlyer11]

Since it was built, seemingly most times I've been on SW or one of the other airlines on the south side (T2, T3) we've landed on that runway.

I've landed on the south most runway several times recently on US Air. I only recall ever landing on that runway though, never taking off. It's a little bit concerning when you know you are landing on that runway and you still haven't touched down by the time you see T3, knowing that it is significantly shorter than the others.

[nickw252]

I saw the middle tower crane at Marina Heights was raised.

That building is now at 10 floors above ground and facade work has begun on the lower levels.

[azsunsurfer]

I noticed this morning on the 10 (at the Broadway Curve) that the Fountainhead lot south of the UoP complex has a trailer advertising that approved office building available for lease. Unfortunately from what I could tell the new rendering shows a shorter building (maybe 5 stories?) and the original building was entitled for 14 stories. Too bad, same thing happened with the Discovery Center off the 101 and Elliot.

[dtnphx]

$30M Apartment community planned along Apache Blvd. in Tempe

http://www.brewaz.com/content/index_story_free.php?story_id=9517&volume_num=XX&issue_num=32&issue_date=August

[MegaBass]

The second phase of Walk Only Zone will begin August 21, 2014 and cover Palm Walk (from Tyler Mall to Lemon Mall) and Tyler Mall (from Old Main to the Goldwater Center) (http://walk.asu.edu/map.html).

A formal Walk-Only Zones enforcement process took effect
March 31, 2014 and extended support of the zones and pedestrian safety on the ASU Tempe campus. The second Phase will begin enforcement on August 21, 2014.
ASU student, faculty and staff enforcement process:

First violation: A Campus Mall Enforcement staff member issues individuals who are not observing Walk-Only Zones guidelines a written warning
Second violation:
Students must attend an ASU Police Department Bicycle Safety class
Faculty and staff must attend an ASU Driving on the Mall class
Third violation: Individuals will receive a referral to the Dean of Students, Dean, or Vice President

ASU Police Department Bicycle Safety class

The classes cover:
Bicycle and traffic laws that bicyclists need to obey
Laws that bicyclists tend to get cited for the most
A $15 administrative charge must be paid at the start of class. Only cash and money orders payable to the ASU Police Department are accepted.
The classes are held at the ASU Police Department: 325 E. Apache Blvd., Tempe AZ
Class time is 3-5 p.m. Depending on the number of attendees and their questions, the class can last anywhere between 90 minutes and two hours.
To schedule your class:
Call the bike information line: 480.965.6068
A recorded message will outline the class schedule, location and time
Leave a message with the date you want to attend class and your phone number
You will receive a call back with information about what you must do beforehand and what you need to bring to class.
Bicycle diversion classes are now available online. The administrative charge of $18 is payable online.

Bicycling at ASU Fall 2014 new additions include:
Bicycle valet station located near the Noble Science Library
Card-access bicycle parking facility located on Palm Walk just north of Tyler Mall

[Arquitect]

The second phase of Walk Only Zone will begin August 21, 2014 and cover Palm Walk (from Tyler Mall to Lemon Mall) and Tyler Mall (from Old Main to the Goldwater Center) (http://walk.asu.edu/map.html).

A formal Walk-Only Zones enforcement process took effect
March 31, 2014 and extended support of the zones and pedestrian safety on the ASU Tempe campus. The second Phase will begin enforcement on August 21, 2014.
ASU student, faculty and staff enforcement process:

First violation: A Campus Mall Enforcement staff member issues individuals who are not observing Walk-Only Zones guidelines a written warning
Second violation:
Students must attend an ASU Police Department Bicycle Safety class
Faculty and staff must attend an ASU Driving on the Mall class
Third violation: Individuals will receive a referral to the Dean of Students, Dean, or Vice President

ASU Police Department Bicycle Safety class

The classes cover:
Bicycle and traffic laws that bicyclists need to obey
Laws that bicyclists tend to get cited for the most
A $15 administrative charge must be paid at the start of class. Only cash and money orders payable to the ASU Police Department are accepted.
The classes are held at the ASU Police Department: 325 E. Apache Blvd., Tempe AZ
Class time is 3-5 p.m. Depending on the number of attendees and their questions, the class can last anywhere between 90 minutes and two hours.
To schedule your class:
Call the bike information line: 480.965.6068
A recorded message will outline the class schedule, location and time
Leave a message with the date you want to attend class and your phone number
You will receive a call back with information about what you must do beforehand and what you need to bring to class.
Bicycle diversion classes are now available online. The administrative charge of $18 is payable online.

Even though I am completely for this measure, (since I got run over as a pedestrian on ASU multiple times by bikes and skateboarders; mostly skateboarders), how much money does the Police Department make ASU?! The parking tickets are already insane, now this? Oh well, have to pay for those pretty new buildings somehow.

[Leo the Dog]

$30M Apartment community planned along Apache Blvd. in Tempe

http://www.brewaz.com/content/index_story_free.php?story_id=9517&volume_num=XX&issue_num=32&issue_date=August

One less mobile home park along Apache corridor is a good thing!

[DevilsRider]

Curious as to what penalty a non-ASU person would face from ignoring the walk only zones...say, someone who cuts through campus on a bike as part of their commute or errands?

The second phase of Walk Only Zone will begin August 21, 2014 and cover Palm Walk (from Tyler Mall to Lemon Mall) and Tyler Mall (from Old Main to the Goldwater Center) (http://walk.asu.edu/map.html).

A formal Walk-Only Zones enforcement process took effect
March 31, 2014 and extended support of the zones and pedestrian safety on the ASU Tempe campus. The second Phase will begin enforcement on August 21, 2014.
ASU student, faculty and staff enforcement process:

First violation: A Campus Mall Enforcement staff member issues individuals who are not observing Walk-Only Zones guidelines a written warning
Second violation:
Students must attend an ASU Police Department Bicycle Safety class
Faculty and staff must attend an ASU Driving on the Mall class
Third violation: Individuals will receive a referral to the Dean of Students, Dean, or Vice President

ASU Police Department Bicycle Safety class

The classes cover:
Bicycle and traffic laws that bicyclists need to obey
Laws that bicyclists tend to get cited for the most
A $15 administrative charge must be paid at the start of class. Only cash and money orders payable to the ASU Police Department are accepted.
The classes are held at the ASU Police Department: 325 E. Apache Blvd., Tempe AZ
Class time is 3-5 p.m. Depending on the number of attendees and their questions, the class can last anywhere between 90 minutes and two hours.
To schedule your class:
Call the bike information line: 480.965.6068
A recorded message will outline the class schedule, location and time
Leave a message with the date you want to attend class and your phone number
You will receive a call back with information about what you must do beforehand and what you need to bring to class.
Bicycle diversion classes are now available online. The administrative charge of $18 is payable online.

Bicycling at ASU Fall 2014 new additions include:
Bicycle valet station located near the Noble Science Library
Card-access bicycle parking facility located on Palm Walk just north of Tyler Mall

[DevilsRider]

Thanks for the new info, dtnphx! We started discussing this project a few pages back, and it's gone through Development Review: http://www.tempe.gov/Home/ShowDocument?id=26493

One less mobile home park along Apache corridor
is a good thing!

$30M Apartment community planned along Apache Blvd. in Tempe

http://www.brewaz.com/content/index_story_free.php?story_id=9517&volume_num=XX&issue_num=32&issue_date=August


Good project; even the units in the way back are only about a 12-minute walk from the station. I do wish they could build in the ability to run an E/W neighborhood street through these deep lots when enough of them get redeveloped, though.

Hopefully the adjacent trailer park is next; ideally, they could figure out a way to share the west driveway/parking area from this proposal and the existing Grigio driveway to reduce conflicts on Apache by removing a driveway (a new E/W access road in partnership with Tempe Paintball or Ken's Auto would be great, too) but I know that's probably hopeless optimism on my part :tumbleweed:

[Jjs5056]

Thanks for the new info, dtnphx! We started discussing this project a few pages back, and it's gone through Development Review: http://www.tempe.gov/Home/ShowDocument?id=26493






Good project; even the units in the way back are only about a 12-minute walk from the station. I do wish they could build in the ability to run an E/W neighborhood street through these deep lots when enough of them get redeveloped, though.

Hopefully the adjacent trailer park is next; ideally, they could figure out a way to share the west driveway/parking area from this proposal and the existing Grigio driveway to reduce conflicts on Apache by removing a driveway (a new E/W access road in partnership with Tempe Paintball or Ken's Auto would be great, too) but I know that's probably hopeless optimism on my part :tumbleweed:

Yes, this project was already discussed weeks ago; but, your last paragraph sums up the criticism I posted back then. It's great that these developers were creative with the awkward piece of land they assembled, but the long-term impact it leaves in terms of the remaining parcels around it kind of sucks and a better approach would've been to try and acquire the 2nd trailer park over a period of time so that those kind of issues would've been avoided. I can't imagine they would be too hard to buy out, but time is money... I just think we'll see that park remain or go vacant before any developer spends money trying to create something with all of the obstacles involved.

More details are in regarding the Culinary Dropout project and Farmer Arts District:
http://inbusinessmag.com/just-in/fox-restaurant-concepts-initiate-revitalization-farmer-arts-district-downtown-tempe#.U-4FybErbpc

Sounds really awesome, and The Madison is another great addition to downtown. Things I hadn't noticed being mentioned:
1) The pedestrian passage from University to Town Lake will indeed be extended with this development; Fox is quoted as saying it will be even more than that.
2) The Lodge Bar and Grill will be replacing The Sail Inn; great that it didn't stay vacant for long at all and shows the confidence in this area!
3) Ash/University highrise with Whole Foods market is mentioned in the article - not sure if that means anything, but fingers crossed.

[DevilsRider]

"even more than that" I wonder if that means extending it south to 5th street along the east side of the parking lot? If so, that would be awesome, and would make a continuous path from 1st to about 7th St.

I also love how the whole project is coming together, and incorporating live music should help take some more of the sting out of the Sail Inn going away. It's likely to be one of my favorite spots in Tempe from the moment it opens!

More details are in regarding the Culinary Dropout project and Farmer Arts District:
http://inbusinessmag.com/just-in/fox-restaurant-concepts-initiate-revitalization-farmer-arts-district-downtown-tempe#.U-4FybErbpc

Sounds really awesome, and The Madison is another great addition to downtown. Things I hadn't noticed being mentioned:
1) The pedestrian passage from University to Town Lake will indeed be extended with this development; Fox is quoted as saying it will be even more than that.
2) The Lodge Bar and Grill will be replacing The Sail Inn; great that it didn't stay vacant for long at all and shows the confidence in this area!
3) Ash/University highrise with Whole Foods market is mentioned in the article - not sure if that means anything, but fingers crossed.

[Arquitect]

"even more than that" I wonder if that means extending it south to 5th street along the east side of the parking lot? If so, that would be awesome, and would make a continuous path from 1st to about 7th St.


That is indeed what the final outcome will be. However, I believe that it won't actually happen until the land gets developed. The first phase was a collaboration between the developers of Encore and the city. It is very likely that the second chunk of it would be done in a similar manner.

Tempe has been pretty smart about these types of moves. Unlike other cities that completely bend over for any developer asking for changes to the code to build their proposal, Tempe asks for something in return. Sometimes it is something as simple as remodeling the streetscape and planting shade trees in front of the development (as was required from the District on Apache). But there definitely is this underlying concept that if you are going to build in Tempe, you are going to be a part of Tempe, and therefore should do a little to make it better. Wish other cities in the valley learned from this.

[Arquitect]

Yes, this project was already discussed weeks ago; but, your last paragraph sums up the criticism I posted back then. It's great that these developers were creative with the awkward piece of land they assembled, but the long-term impact it leaves in terms of the remaining parcels around it kind of sucks and a better approach would've been to try and acquire the 2nd trailer park over a period of time so that those kind of issues would've been avoided. I can't imagine they would be too hard to buy out, but time is money... I just think we'll see that park remain or go vacant before any developer spends money trying to create something with all of the obstacles involved.

More details are in regarding the Culinary Dropout project and Farmer Arts District:
http://inbusinessmag.com/just-in/fox-restaurant-concepts-initiate-revitalization-farmer-arts-district-downtown-tempe#.U-4FybErbpc

Sounds really awesome, and The Madison is another great addition to downtown. Things I hadn't noticed being mentioned:
1) The pedestrian passage from University to Town Lake will indeed be extended with this development; Fox is quoted as saying it will be even more than that.
2) The Lodge Bar and Grill will be replacing The Sail Inn; great that it didn't stay vacant for long at all and shows the confidence in this area!
3) Ash/University highrise with Whole Foods market is mentioned in the article - not sure if that means anything, but fingers crossed.

I don't really have a problem with long blocks. And as someone who blasts the car-centric culture as often as you can, I'm surprised you are for more streets. More entrances off of Apache would slow down traffic on Apache, and make it possible for people to cross from one side to another more easily, ultimately making it easier for this are to be a successful mix-use corridor for retail. Nobody likes crossing a high speed wide road.

Instead of adding vehicular access, it would be nicer for the long blocks to be cut only for pedestrians (and bikers), since they are the ones affected by longer distances. Something like this:

https://s3.amazonaws.com/arcb_project/3712939258/81198/thumbs/Master-Plan_mo.jpg

https://s3.amazonaws.com/arcb_project/3712939258/81196/thumbs/Art-Garden_mo.jpg

[DevilsRider]

I am a big fan of pedestrian blocks and dedicated pathways. In the case of properties on Apache, I'd prefer to see fewer driveways on Apache itself, both right-in, right-out driveways which only increase conflicts between drivers and non-drivers, but also signalized intersections (which can slow down the light rail and increase turning conflict points. The only type of crossing I'd want to see more of on Apache is HAWKs or dedicated bike/ped signals, such as at the Tempe Canal crossing.

The idea behind another street between Apache and the tracks is to improve the grid, and encourage property ingress/egress away from the transit/bike/ped corridor that Apache is becoming to reduce conflicts at existing driveways and shift traffic to signalized intersections or McClintock/Price. I think Tempe actually does have a desire to put a path adjacent to the railroad tracks at some point? But if they don't, I think a bike/ped path that cuts through the middle of these blocks would be wonderful!

I don't really have a problem with long blocks. And as someone who blasts the car-centric culture as often as you can, I'm surprised you are for more streets. More entrances off of Apache would slow down traffic on Apache, and make it possible for people to cross from one side to another more easily, ultimately making it easier for this are to be a successful mix-use corridor for retail. Nobody likes crossing a high speed wide road.

Instead of adding vehicular access, it would be nicer for the long blocks to be cut only for pedestrians (and bikers), since they are the ones affected by longer distances. Something like this:

https://s3.amazonaws.com/arcb_project/3712939258/81198/thumbs/Master-Plan_mo.jpg

https://s3.amazonaws.com/arcb_project/3712939258/81196/thumbs/Art-Garden_mo.jpg

[RichTempe]

I see from the construction cam that a large heavy crane is now positioned at the south end of the HFL III site. Perhaps we'll see the tower crane going up soon? The base has been in place for 2 weeks now.:fingerscrossed:

http://ryancompanies1.workzonecam.com/hayden

[DevilsRider]

And the tower crane is up. There as so many cranes up in Tempe right now!!!

I see from the construction cam that a large heavy crane is now positioned at the south end of the HFL III site. Perhaps we'll see the tower crane going up soon? The base has been in place for 2 weeks now.:fingerscrossed:

http://ryancompanies1.workzonecam.com/hayden

[KevininPhx]

And the tower crane is up. There as so many cranes up in Tempe right now!!!

Wow, that building is going to look great there. Nice.

[rocksteady]

Would anyone be willing to take a picture with all the cranes up? I'm in SF and dying to see how it looks with all of them up! :)

Wish Phoenix could have as many at the same time.

[RichTempe]

Would anyone be willing to take a picture with all the cranes up? I'm in SF and dying to see how it looks with all of them up! :)

Wish Phoenix could have as many at the same time.

I'll see what I can do. Will be heading over that way tomorrow. It will be interesting trying to get them all in one frame for HFL III and Marina Heights. The others will have to be in separate pics though just due to distance and angles.

[Jjs5056]

I don't really have a problem with long blocks. And as someone who blasts the car-centric culture as often as you can, I'm surprised you are for more streets. More entrances off of Apache would slow down traffic on Apache, and make it possible for people to cross from one side to another more easily, ultimately making it easier for this are to be a successful mix-use corridor for retail. Nobody likes crossing a high speed wide road.

Instead of adding vehicular access, it would be nicer for the long blocks to be cut only for pedestrians (and bikers), since they are the ones affected by longer distances. Something like this:

https://s3.amazonaws.com/arcb_project/3712939258/81198/thumbs/Master-Plan_mo.jpg

https://s3.amazonaws.com/arcb_project/3712939258/81196/thumbs/Art-Garden_mo.jpg

Huh? I think you're attributing someone else's comments to me. I didn't mention anything about additional streets or adding any more vehicular access lanes off Apache.

In fact, my issue is just the opposite in regards to Apache. The fact that this is such a narrow piece of land means one driveway for Grigio, followed by another for this development, and then - in theory - yet another for the adjacent mobile park.

My post said that I wished the developers had also acquired the additional mobile home so that one larger development could have been created, with only one driveway needed, and a frontage along Apache that allowed for traditional retail (since they've gotten out of including retail by claiming the shape of the lot is an impediment).

[RichTempe]

Here are the pics I was able to get today by Tempe Town Lake. It's hard to get an angle with all the cranes visible. Then there are the bridges and power lines as well. It's worth noting that we gained a tower crane at HFL III, but the one at Argo/Skywater is now gone.


Marina Heights:
http://imagizer.imageshack.us/v2/1280x1024q90/909/rC7PvM.jpg


HFL III
http://imagizer.imageshack.us/v2/1280x1024q90/908/MROXaU.jpg


All together:
http://imagizer.imageshack.us/v2/1280x1024q90/746/fNcpBc.jpg


Another view. You can also see the tower crane for the 2nd phase of The Hub/University House to the lower right of the HFL III crane:
http://imagizer.imageshack.us/v2/1280x1024q90/911/GeW4KD.jpg


Argo/Skywater and the Tempe Center for the Arts:
http://imagizer.imageshack.us/v2/1280x1024q90/674/CKXMRk.jpg

[Jjs5056]

That is indeed what the final outcome will be. However, I believe that it won't actually happen until the land gets developed. The first phase was a collaboration between the developers of Encore and the city. It is very likely that the second chunk of it would be done in a similar manner.

Well, SFR was quoted as saying they'd be doing their piece of the path and "expanding even further," so obviously the path will extend either north or south of the Culinary Arts development. South would help create a large, continuous path given the Encore improvements, but given the fact that they will ideally be building on the lot just north of their first project, I'm not sure that makes much sense.

Maybe they are doing other pedestrian enhancements in the Farmer area itself? The area between the lake, TCA, and residential developments along 1st are pretty segregated... maybe they've come up with something to help tie everything together?

Also, DevilsRider, thanks for the inspiration to pull up these plans again with your question regarding the tracks, becuase:

It looks like the 8th Street enhancements are moving forward. This is a project I've always wanted to see implemented, as I think it's one of the most comprehensive plans the city has put together aside from what has now become of College Ave. The integration of the historic creamery buildings, use of the abandoned RR tracks as public space, and activation of a street that would be ignored and thrown away in most other cities is something I am really happy to see has finally received financing after 4 years of the design simply at a stand-still as it awaited funding.

I remember there being some kind of food truck/vendor space included in the plans that isn't there any longer, but oh well - if the final design looks anything like the rendering, what a great addition to the City: hopefully, something gets built - soon - on University/8th as that's a prime lot near adjacent to this project and the ASU light rail/bus terminal. Would be great to see a really iconic gateway project.

http://www.tempe.gov/home/showdocument?id=336

[rocksteady]

Thanks for posting the pics! It's looking great and can't wait to see the changes next time I'm back there.

As for Argo, it is looking good but man I wish they would have been 3-4 stories taller so they really stood out behind TCA.

[Jjs5056]

As for Argo, it is looking good but man I wish they would have been 3-4 stories taller so they really stood out behind TCA.

Yes, thank you! But, agreed. Argo is the same height as most of the development around it, and most of the development that is underway in the immediate downtown, like Hanover, both of the Encores, etc.

a mix of 8 and 9 story buildings with Hanover at 12 would've been pretty cool, but oh well. At least there's some fun stuff on the edges.

[MegaBass]

Upcoming sandwich chain overkill for Mill Avenue District: Ike's Love & Sandwiches, Earl of Sandwich, Erbert and Gerbert's and Firehouse Subs after seeing Capriotti's Sandwich Shop and Quiznos (twice in last two years including MU) close. As if Subway, Jimmy Johns, Sacks, Corleones, Silver Mine, and Port of Subs weren't enough.

[asugrad]

Upcoming sandwich chain overkill for Mill Avenue District: Ike's Love & Sandwiches, Earl of Sandwich, Erbert and Gerbert's and Firehouse Subs after seeing Capriotti's Sandwich Shop and Quiznos (twice in last two years including MU) close. As if Subway, Jimmy Johns, Sacks, Corleones, Silver Mine, and Port of Subs weren't enough.

Don't forget Which Wich lol....Although Earl of Sandwich is probably one of the best sandwich places out of all. It's big on the Vegas Strip!

[Jjs5056]

Firehouse is also pretty popular; haven't heard of Earl's or Ike's, are they new to the Valley? As in, national chains making an expansion here a la Potbelly's? There's also that Boston/NY place underneath the old Terraleaver- is that still there/is it sandwich-oriented?

Will try looking it up, but do you have an idea on the locations? Agreed that it's overkill, but Mill is essentially bars and fast food at the moment - there's also quite the pizza boom going on and there's certainly no shortage of Mexican food.

Hopefully, more and more residents will give way to more houseware-type stores and sit-down restaurants. But, the influx of business workers will still demand the quick-stop lunch places.

In the end, as long as these are quality places - which Earl's and Firehouse at least seem to be - they should be OK additions to the area. Subway will be in every market, in multiple locations, same with Jimmy John's. Corelone's seems like a bit of a step up, as in more of a Firehouse than a Subway, no? And, Silver Mine has its own cult following. The only one I could see struggling is Port of Subs, but that's probably wishful thinking since it's been there for, what, 8 years? Wish some of that College strip included a non-fast food chain.

[rocksteady]

Firehouse is also pretty popular; haven't heard of Earl's or Ike's, are they new to the Valley? As in, national chains making an expansion here a la Potbelly's? There's also that Boston/NY place underneath the old Terraleaver- is that still there/is it sandwich-oriented?

Will try looking it up, but do you have an idea on the locations? Agreed that it's overkill, but Mill is essentially bars and fast food at the moment - there's also quite the pizza boom going on and there's certainly no shortage of Mexican food.

Hopefully, more and more residents will give way to more houseware-type stores and sit-down restaurants. But, the influx of business workers will still demand the quick-stop lunch places.

In the end, as long as these are quality places - which Earl's and Firehouse at least seem to be - they should be OK additions to the area. Subway will be in every market, in multiple locations, same with Jimmy John's. Corelone's seems like a bit of a step up, as in more of a Firehouse than a Subway, no? And, Silver Mine has its own cult following. The only one I could see struggling is Port of Subs, but that's probably wishful thinking since it's been there for, what, 8 years? Wish some of that College strip included a non-fast food chain.

Agreed, as USA Place and Marina Heights gets built out and the area becomes more diversified with newly relocated state farm residents and tourism from USA Place, I hope we start seeing a wider selection of nice, sit-down cuisine (Thai, Indian, Middle Eastern, Chinese, etc) rather than the sandwich and pizza places that Mill is overrun with.

[exit2lef]

The sandwich and pizza places on Mill get a lot of attention because they're new, but there are plenty of alternatives such as Med Fresh (Turkish), Restaurant Mexico (self-explanatory), Caffe Boa (Italian / Eastern European), and Umami (Japanese). Mill Avenue dining is more diverse that many people realize, although there's always room for improvement.

[azsunsurfer]

Im kind of shocked by the Earl announcement since they normally open in Class A retail spaces (Downtown Disney/ Las Vegas Strip). Not saying that Mill Ave isn't a Class A retail environment per se......Earl's try to locate near entertainment areas.

[MegaBass]

Firehouse is also pretty popular; haven't heard of Earl's or Ike's, are they new to the Valley? As in, national chains making an expansion here a la Potbelly's? There's also that Boston/NY place underneath the old Terraleaver- is that still there/is it sandwich-oriented?

Ike's is originally from San Francisco and got a lot of acclaim from Man vs Food (http://youtu.be/5jQEQmxM3os). Got a tough location within The Brickyard.

The Boston/NY place isn't listed on Mill Avenue site anymore so I suppose it closed. That's been like the second or third business since Dunkin Donuts moved out to Broadway and Vista del Sol locations. It was a pizza and sub shop (http://blogs.phoenixnewtimes.com/bella/2013/12/boston_vs_new_york_restaurant_tempe_pizza_subs_new.php).

Speaking of closing, curse of the former Ruby Tuesday continues with Firehouse Tempe going out.

Free Lunchtime Trolley has been extended till September.

[Tempe_Duck]

Ike's is originally from San Francisco and got a lot of acclaim from Man vs Food (http://youtu.be/5jQEQmxM3os). Got a tough location within The Brickyard.

The Boston/NY place isn't listed on Mill Avenue site anymore so I suppose it closed. That's been like the second or third business since Dunkin Donuts moved out to Broadway and Vista del Sol locations. It was a pizza and sub shop (http://blogs.phoenixnewtimes.com/bella/2013/12/boston_vs_new_york_restaurant_tempe_pizza_subs_new.php).

Speaking of closing, curse of the former Ruby Tuesday continues with Firehouse Tempe going out.

Free Lunchtime Trolley has been extended till September.

Boston/NY place is gone. I was on mill yesterday. As far as Firehouse goes, both locations (Mill and Old Town) are undergoing renovations for a new concept. Should be reopened by the first ASU home game.

[azsunsurfer]

Ike's already has an existing location in Mesa near Fiesta Mall (of all places). I have been to the original one in SF and it's always busy (so much that the neighborhood complains). Not sure if this location will have the same effect....

[Jjs5056]

Yikes if it's in the Brickyard - hopefully it develops a cult-like fanbase that can support it. Sounds like it'll be next to Steak n Shake, along 7th? Where is Earl's going? Lastly, did Spinelli's open where a series of clubs have been in recent years? Below the stairs essentially?

If anyone has time for my lazy question, what's going on at the Brickyard in general? Is it still Steak n Shake, Sliders (I think that was the name), La Bocca, and BofA?

Such a perfect example of how height does not equal urban success... that place has been a graveyard. There was the ice cream place, Urban Angelz, Bistro, Bamboo Club... doesn't help downtown's vacancy rates at all.

Exit - what/where is Umami?

Really wish the Palms parking lot and/or Mill were developed... I love the look of the buildings on the northern end but it's so hard to survive. The retail at Gateway has done well, but I can't see the northern spots getting filled, nor the former Cactus Sports spot across by Rula Bula. The south side has also done OK, but some great stores that are needed for a well-rounded downtown couldn't make it and were replaced by more food: Loft A Go-Go, Those Were the Days, and there was a bookstore, as well, I think. The original Dunkin Donuts spot has also been hard to lease, though somehow the side street retail has done fine, right? The clothes shop and Palettas? Either way, some midrise lofts between the Mill and Rula Bula would be fantastic, as would a simple 2-story retail+apartment addition to the west side of the Mill to make a continuous strip of retail frontage, since I have given up on M7's lot for now.

[exit2lef]

Exit - what/where is Umami?



It's a restaurant specializing in ramen. It's a little hard to find because it's hidden in the back of the Brickyard / Orchid House development, but it's well worth seeking out.

http://umamitempe.com/

[Jjs5056]

It's a restaurant specializing in ramen. It's a little hard to find because it's hidden in the back of the Brickyard / Orchid House development, but it's well worth seeking out.

http://umamitempe.com/

Nice marketing with the details on how to find them, looks like it's where Bistro once was - one of my favorites from a while back; they were one of the first I knew of to try the whole yoga + healthy restaurant concept. Sucky location, though I love that area and those townhomes+main Orchidhouse building.

[MegaBass]

Yikes if it's in the Brickyard - hopefully it develops a cult-like fanbase that can support it. Sounds like it'll be next to Steak n Shake, along 7th? Where is Earl's going? Lastly, did Spinelli's open where a series of clubs have been in recent years? Below the stairs essentially?

If anyone has time for my lazy question, what's going on at the Brickyard in general? Is it still Steak n Shake, Sliders (I think that was the name), La Bocca, and BofA?

Such a perfect example of how height does not equal urban success... that place has been a graveyard. There was the ice cream place, Urban Angelz, Bistro, Bamboo Club... doesn't help downtown's vacancy rates at all.

Exit - what/where is Umami?

I think you're thinking of Slickables (Sliders) ice cream sandwich shop. There's also Endgame Bar (http://www.statepress.com/2014/06/11/endgame-bar-attempts-to-create-new-bar-scene-with-gaming/) that's opening full-time in the Fall after soft opening in the summer. Not sure if that'll stick when Bison Witches Bar and Deli and Gringo-Star Street Bar have similar video game console concept. ASU Art Museum Brickyard, Ceramics Research Center took part of Borders as did Fulton Engineering.

Plus Bistro you're thinking of was replaced by Umami.

Spinelli's is listed at the northwest corner of 5th.

I noticed some odd establishment (Hippie Gypsy-esque) at old Cactus Sports spot during the Spring. Not sure if its still around.

[Tito714]

Spinelli's is right next to Starbucks on 5th and Mill. right under Gordon biersch

[TempeSilverFox]

I got my hair cut at Great Clips there on Mill the other day and I asked the crew there what is being built in the old Abercrombie & Fitch spot. They told me that there is a tanning salon going in. So now that whole Centerpoint strip on the west side of Mill will be full again from PF Changs all the way to El Hefe.

If you guys haven't seen it, the strip between PF Changs and Mellow Mushroom now contains:
Great Clips
Dr. Tatt off (tattoo removal)
Rita's ice/ice cream
a candy / fudge store - can't remember it's name...
AND a future tanning salon

It's really cool to see life finally restored to this area of Mill.

Now let's get that grocery store!!!!

[Jjs5056]

Thanks for everyone who helped me out there - hadn't been to the area in a while and Google Maps is only updated through April, so trying to piece everything together.

Hopefully, the tanning salon has signage - the former art gallery didn't, and I don't see how you could succeed without it given the shade trees, etc. I would think such a place would fit better at W6 or University House, but I guess it does qualify as some kind of service retail? =/ Miss the days of at least having Sunglass Hut and a cellphone store; A&F was obviously always a bust. I was a college freshman when it went out of business and thought opening a club called "Fierce" would be the best business plan ever - I'm sure the walls still smell of it! Such a big space... I have to think it's being wasted. It probably is big enough for a Fresh and Easy if they were still around.

Regardless, glad that area filled up again after DMB killed it during the boom to try and get condos going. There's still a few spots as you head toward AMC on 7th, right?

Whole Foods has been expanding over the recent years into several markets you wouldn't expect... including Harlem. So, I definitely am not as skeptical as I once was. Really hope the project is a good one, though, the 5-story ones have done their job and given the residential numbers needed for such stores... now, let's see some towers please.

[TempeSilverFox]

There's still a few spots as you head toward AMC on 7th, right?



Yeah, as you head west on 7th now, you'll find Zipps on the NW corner, and just west of Zipps they are building a new bistro - and the name escapes me... It's not open just yet though.

On the SW corner, you have Mellow Mushroom and in the spot where Grilled Expedition used to be, there is now a very busy restaurant called "Hot and Juicy Crawfish."

I'm hoping that something soon goes into the spot where Islands used to be.

[PHXFlyer11]

I thought this had come up before, but maybe I was confusing it with another project, as I didn't recall ever seeing these plans before:

http://www.tempe.gov/Home/ShowDocument?id=27219

I think maybe I was confusing this with McClintock Station, which for some reason I cannot find now on any of the old agendas. Maybe I'm losing my mind.

Anyways, nice use of another odd shaped lot, right across from The Grand. That area of Apache will really be built up.

[Arquitect]

I thought this had come up before, but maybe I was confusing it with another project, as I didn't recall ever seeing these plans before:

http://www.tempe.gov/Home/ShowDocument?id=27219

I think maybe I was confusing this with McClintock Station, which for some reason I cannot find now on any of the old agendas. Maybe I'm losing my mind.

Anyways, nice use of another odd shaped lot, right across from The Grand. That area of Apache will really be built up.

I loved reading the dissenting opinion at the end. Apparently this is godzilla! When most of us wish that these projects added more units and height along Apache, these neighborhood groups are furious about anything over 3 stories. I hope the city continues to allow Apache to grow as a denser urban corridor. If not, what was the point of investing so greatly on infrastructure such as the light rail and replacing sewer and water mains. Unfortunately, these type of groups tend to yell louder at council meetings, and often force developers to go back to the drawing board or give up on proposals completely.

[Dancin' Don]

International Development Group Selects Prime Tempe, Arizona Real Estate Opportunity After Unanimous City Council Vote

http://www.cnbc.com/id/101932296

TEMPE, Ariz., Aug. 20, 2014 /PRNewswire/ -- On Thursday night the Tempe City Council voted unanimously to adopt an ordinance approving the sale of City-owned land and authorizing the Mayor to execute a deed and related documents necessary or appropriate to effect the sale and other transactions along its iconic Town Lake to a developer consortium that includes Phoenix-based TrendEx Holdings, LLC and its partner Hong Kong incorporated China International Development Investment Corporation Limited (CIDIC) and several internationally renowned global development firms.

The five city owned parcels known as "Pier 202" are located along the south side of Town Lake and east of Rural Road in the community that is home to the largest university in the United States and a Tempe, Arizona real estate market that is among the hottest in the Southwest.

The development's vision has been created through a joint venture between USA and Chinese financial service businesses with intent to serve as a corporate headquarters for these and other international institutions including SOEs, financial institutions, commodities service providers and technology and service companies. The plans for the estimated $1.2 billion USD investment for the 2 million square foot project is comprised of 750,000 square feet of office space, 100,000 square feet of retail space, 400 condominiums, 150 apartments and approximately 240 rooms, of a 4 or 5-star hotel. The development plans to incorporate leading green sustainable technology similar to Shanghai Financial Center that represents the values of its international partners and to benefit the community at large.

The development project plans include the establishment of a world class International Financial Center (IFC) similar to Dubai International Financial Center and Qianhai Shenzhen-Hong Kong Modern Service Industry Cooperation Zone. The IFC development will benefit the State of Arizona as the development becomes a major global financial services hub that will act as the linkage to strengthen the financial cooperation between the USA and China together with other international firms.

The businesses will add to the growing number of financial services businesses that have selected Tempe Town Lake for operations. Leading factors that resulted in the selection of this site by the group include the favorable business economics in the State of Arizona, close proximity to a major international airport, collaborative opportunities with local academia and high quality life style benefits. The proposed investments are keeping with Tempe Mayor Mark Mitchell's "Think Big" theme that was incorporated since taking office in 2012.

"I have had the opportunity to work closely with the principals of this project and am pleased with the positive results the proposed project will have for not only the Tempe Community but for the State of Arizona at large," stated John Berry, Esq. of Berry Riddell and Rosensteel LLC.

CIDIC's President and CEO, Mr. Oswald Wong, expressed that the development, "represents a new era for Chinese financial industry in the North America. It is no longer a simple bilateral cooperation between two countries' financial institutions, but is also Chinas first opportunity to directly participate in the ownership and operations of a new financial center in North America. This opportunity along with related experiences is significant. More Chinese oriented US enterprises and US-oriented Chinese enterprises will benefit by and from this development. The IFC creates the opportunity to create many senior-to-medium level job opportunities to the US community. In return, the Chinese community will gain the opportunity to learn and directly participate in the financial structures and management skills from its US partners. Innovation will happen and business cultures will be exchanged."

"We are excited to be doing business with our Arizona partners and look forward to deploying substantial resources for a signature development in the dynamic Tempe market," said Alan Tay, CIDIC North America CEO who has visited the site and met with various members of the City leadership.

Further announcements will be made following the company's completion of its planned diligence over the next several months.

SOURCE TrendEx Holdings, LLC

[dtnphx]

Wow, the development sounds impressive. My favorite factoid that I especially like in that story is that the first name of the Chinese development official is Oswald. That's awesome. ;)

[ASU Diablo]

WOW indeed! Tempe continues to impress but overall...great news for the entire metro area and the State!

[Obadno]

WOW indeed! Tempe continues to impress but overall...great news for the entire metro area and the State!

Indeed! I spend the vast majority of my time in Tempe and Scottsdale but all of these projects make me shake my head.

Phoenix what are you doing!

The Mayor and City council need to get these huge buisness oppourtunities to locate centrally, everything is going to the east valley.

[PHXFlyer11]

W-O-W.

This would be huge! For the entire Valley! Something like that on Tempe Town Lake would just really explode the entire area. Imagine the increase in demand for high-rise hotels and CONDOS, for once, instead of apartments!

I hope even a fraction of this happens.

[DevilsRider]

Holy cow. More fantastic news, and it makes the decision by Council last month to deny those 4 story apartments on the northern lots of Pier 202 even smarter! Maybe the developer of those other parcels will come back with more appropriate height and density, and maybe the parcel that had been slated for an assisted living tower will either get moving or reimagine itself in light of this development!

[dtnphx]

Dare I say, Hong Kong on the Rio Salado or Shanghai on the Salt?

[rocksteady]

Holy cow. More fantastic news, and it makes the decision by Council last month to deny those 4 story apartments on the northern lots of Pier 202 even smarter! Maybe the developer of those other parcels will come back with more appropriate height and density, and maybe the parcel that had been slated for an assisted living tower will either get moving or reimagine itself in light of this development!

Awesome news! Can't wait to see renderings! Let's hope they max out the height like some of the buildings planned for that location pre-recession. Tempe is kicking ass and the lake is going to be amazing in another 10 years.

[combusean]

The reason that guy's first name is Oswald is that it's a common English name for when Hong Kong was a British Dependent Territory before the handover from the UK to China in 1997. Had he been born in mainland China, it'd be a lot different.

Anyways, projects like this are exactly what the Federal government would need before they'd subsidize a streetcar extension on Rio Salado--still needs a lot more residential density tho.

[Arquitect]

Holy cow. More fantastic news, and it makes the decision by Council last month to deny those 4 story apartments on the northern lots of Pier 202 even smarter! Maybe the developer of those other parcels will come back with more appropriate height and density, and maybe the parcel that had been slated for an assisted living tower will either get moving or reimagine itself in light of this development!

Well, if this goes through it is fair to say that all the old proposals will be scraped away entirely. My guess is that if they have such a big vision, they will be implementing their own master plan rather trying to piece together a bunch of different projects.

[PHXFlyer11]

http://documents.tempe.gov/sirepub/cache/1207/fpw42olnhfbukhl02fkroip0/1820986208222014021511985.PDF

So it looks like Tempe RFQ'd this out late last year and only rec'd one response.

Here are some details from the document:

TrendEx Holdings, LLC represents the real estate interests of a commodity futures exchange established in 2007 that received regulatory approval by the Commodity Futures Trading Commission (CFTC) in 2010. It is one of only seven U.S. based commodities exchanges. A portion of the Pier 202 location would become the firm’s headquarters with the balance being mixed use development including condominium residences, Class A office, and retail space. The TrendEx proposal includes a site plan and renderings for a two-phase project. Phase I, to be built on Lots 7 – 9, would include 600,000 squarefeet of residential, 450,000 square-feet of office and 75,000 of retail space. Phase II would be built on Lots 2 and 4 and include an additional 250,000 square-feet of residential condominiums, 300,000 square-feet of office and 70,000 square feet of retail.

TrendEx Holdings, LLC principals expressed support for future development of a streetcar route adjacent to the property.

New info from above:


Support of Street Car
Two Phased Build
Lot #'s - Does anyone have a map so we can see hte parcel #'s?
Apparently Renderings were developed, but not included anywhere for the public to see

[rocksteady]

http://documents.tempe.gov/sirepub/cache/1207/fpw42olnhfbukhl02fkroip0/1820986208222014021511985.PDF

So it looks like Tempe RFQ'd this out late last year and only rec'd one response.

Here are some details from the document:



New info from above:


Support of Street Car
Two Phased Build
Lot #'s - Does anyone have a map so we can see hte parcel #'s?
Apparently Renderings were developed, but not included anywhere for the public to see


Can't wait to see 850,000 sq feet of residential in that area after both phases are built out. Does anyone know the height limits for that part of the lake? Dying to see these renderings.

[dtnphx]

http://documents.tempe.gov/sirepub/cache/1207/fpw42olnhfbukhl02fkroip0/1820986208222014021511985.PDF

So it looks like Tempe RFQ'd this out late last year and only rec'd one response.

Here are some details from the document:



New info from above:


Support of Street Car
Two Phased Build
Lot #'s - Does anyone have a map so we can see hte parcel #'s?
Apparently Renderings were developed, but not included anywhere for the public to see


I took this from the Maricopa County Interactive Maps site. These the parcels and they are all referred to as Pier 202.

http://pdf.leeazmail.com/pdfs/Full%20page%20photo.pdf

If you zoom in, you can see the parcel #'s.

[rocksteady]

This is a bit out there…but all the recent development along the lake got me wondering- has there ever been any talk of extending the lake? I know it’s not on the books now, especially with the new dam and the difficult terrain east and west of the lake…but through engineering and a vision could it be done, with money of course? I see this massive undertaking in LA across many municipalities to make the LA River a multi-city green belt and encourage development along its shores. Granted, they aren’t filling it up with water, but in a similar nature, what possibilities would extending the lake from Mesa, through Tempe, to just south of downtown Phoenix do for the region? It could serve as another large reservoir, help cool the area and counter the UHI effect, spur development in areas that can be developed, create new neighborhoods, bridge the 3 cities like the LR did. Obviously just pie in the sky thinking but wondered if there had ever been any talk and thought it would be fun to discuss the possibilities, pros and cons, etc.

[PHXFlyer11]

This is a bit out there…but all the recent development along the lake got me wondering- has there ever been any talk of extending the lake? I know it’s not on the books now, especially with the new dam and the difficult terrain east and west of the lake…but through engineering and a vision could it be done, with money of course? I see this massive undertaking in LA across many municipalities to make the LA River a multi-city green belt and encourage development along its shores. Granted, they aren’t filling it up with water, but in a similar nature, what possibilities would extending the lake from Mesa, through Tempe, to just south of downtown Phoenix do for the region? It could serve as another large reservoir, help cool the area and counter the UHI effect, spur development in areas that can be developed, create new neighborhoods, bridge the 3 cities like the LR did. Obviously just pie in the sky thinking but wondered if there had ever been any talk and thought it would be fun to discuss the possibilities, pros and cons, etc.

I was thinking about this as well the other day. I'm guessing it is not feasible for many reasons, but I really wish it were. I think it could do wonders for South Phoenix redevelopment, and Mesa has to be wondering too with all the great benefits Tempe has soon.

Perhaps Phoenix could start small. Maybe it isn't a continuous lake to start, rather there is a gap between damns, with a narrow river that can be used to let water flow from Tempe Town Lake to Phoenix City Lake. Around the narrow channel, the riverbed could be made into a sort of park with plants and bike/running paths on either side. Just an idea.

[Phxguy]

This development excites me as I was just in Quing Dao, China last week and Hong Kong earlier this year, and the bulk of their city centers amaze me. Each high-rise has it's own unique style and especially in Hong Kong where many skyscrapers have light displays running up and down the height of the structure. And even more hopeful, from what I've seen in these cities, is their exceptional talent in waterfront parks. Instead of the bland stretch of running path and dry grass maybe we can get an amphitheater or a ferris wheel. Maybe they could set up a restaurant ferry that runs up and down the length of the lake and lights up at night; Hong Kong has these floating around the harbour all day.


As for extending the lake idea; I had similar thoughts like PHXFlyer11. Small lakes could be scattered in the riverbed encouraging an oasis growth similar to whats already in place. With a small stream flowing between them, the trees that sprout alongside provide shade for a bicycle/ walking path. There can be community gardens, soccer fields or grass openings further from the water. Also, partly for the roar of traffic and partly for aesthetics, trees should planted on the lips of the riverbed to provide a cushion from the airport and industrial grit. More towards Central Avenue those trees could be replaced by condos similar to Portland Place.

[combusean]

The lot numbers for Pier 202 can be accessed at the following link. Basically, start at 1 from the block on the NW corner of Pier Dr and Rio Salado, then count clockwise till 9 till you hit the NE corner of Pier Dr and Rio Salado.

http://documents.tempe.gov/sirepub/view.aspx?cabinet=published_meetings&fileid=18209864

I have no idea what the context or currency about that document, as I can't find on Google what specifically links to it. But Pier 202, to my knowledge, has always had special zoning approval wherein what they build is quite flexible so long as it's more or less within certain numbers, and to that effect, the map looks close to what is proposed.

[PHXFlyer11]

The lot numbers for Pier 202 can be accessed at the following link. Basically, start at 1 from the block on the NW corner of Pier Dr and Rio Salado, then count clockwise till 9 till you hit the NE corner of Pier Dr and Rio Salado.

http://documents.tempe.gov/sirepub/view.aspx?cabinet=published_meetings&fileid=18209864

I have no idea what the context or currency about that document, as I can't find on Google what specifically links to it. But Pier 202, to my knowledge, has always had special zoning approval wherein what they build is quite flexible so long as it's more or less within certain numbers, and to that effect, the map looks close to what is proposed.

What you found there may actually be current. Note that the parcels highlighted in the doc, correspond directly to what was sold/mentioned in the article.

However, it could be coincidence since those were the parcels that the city apparently owned. The breakout does look correct though between office, hotel and res.

My only hesitation with this whole thing is why has Tempe not been promoting what we think is a great victory? Is it perhaps more pie-in-the-sky than we wish to believe? Usually the mayor would've had a press conference and Tempe would be promoting the crap out of this like USAPlace and Marina Heights.

[Jjs5056]

Given the fact that Phoenix has screwed around with Tempe so much in the past (the Cardinals stadium fiasco, challenging the height of developments during the boom such as Centerpointe), why should they 'play nice' and share what's become their greatest economic asset - perhaps the state's greatest economic asset aside from Sky Harbor?

There were initial plans for an extension to Priest back during the boom, and I think an extension within Tempe city limits or perhaps in partnership with Mesa, would be the only slightly realistic option. I also think Phoenix has way too short-sighted of a vision to ever reconsider the original Rio Salado Project in any form, especially considering that it would run through areas it has continually treated as a dumping ground.

Soleri and I had an interesting discussion regarding city's and their need for a unique/prosperous natural environment to truly succeed and be World Class. Phoenix has yet to use the few they have - Camelback, Papago Park - so, I wouldn't imagine them using a lake as any more of an asset.

Great news for Tempe, and even if only a portion gets built, it's a huge win. The HQ alone will bring high paying jobs not found anywhere else in the state and could finally plug the brain drain, as well as the connection to China and international economy that will set the city up for much bigger things.

[Arquitect]

This is a bit out there…but all the recent development along the lake got me wondering- has there ever been any talk of extending the lake? I know it’s not on the books now, especially with the new dam and the difficult terrain east and west of the lake…but through engineering and a vision could it be done, with money of course? I see this massive undertaking in LA across many municipalities to make the LA River a multi-city green belt and encourage development along its shores. Granted, they aren’t filling it up with water, but in a similar nature, what possibilities would extending the lake from Mesa, through Tempe, to just south of downtown Phoenix do for the region? It could serve as another large reservoir, help cool the area and counter the UHI effect, spur development in areas that can be developed, create new neighborhoods, bridge the 3 cities like the LR did. Obviously just pie in the sky thinking but wondered if there had ever been any talk and thought it would be fun to discuss the possibilities, pros and cons, etc.

This conversation might be best for the General Phoenix Discussion Board, since it could spark off to a very large tangent from development in Tempe. That being said, I don't think it would be appropriate to expand the lake for a few different reasons.

First and foremost, what makes the lake so successful for Tempe is that it is such a unique feature in the valley, and in the southwest. It's scale is just right, were it offers a large amount of lakefront property , without being something so large that would never be developed. The lakefront is finally starting to be significantly developed, but it is still far from being filled up. Imagine if this was 3 times the size, it would just be made up by a bunch of scattered projects. Not as impressive.

Second, logistics. Any development west of the current dam would be severely limited by it's proximity to Sky Harbor. We already complain about how the FAA is restricting growth in downtown Tempe, imagine how much worse it would be moving further west.

Lack of connectivity is also an issue. The reason why Tempe has had such success is because the river was so close to downtown and very well connected. This is not the case anywhere else in the valley. The areas surrounding the river for most of its run through greater Phoenix are made up by sand and rock quarries, industrial lots, water treatment plants, and basically everything the city didn't want near its neighborhoods. That also means that it is disconnected from mass transit routes during most of its stretch.

But most importantly, environmental issues. Big lakes in the desert lose a lot of water to evaporation. Yeah, some of that evaporation leads to a cooler feeling along the water, but where is this water coming from? We can't bring water hundreds of miles from an already decreasing water source to have it evaporate. The decrease in UHI would be negligible, and not worth the loss of such a precious resource.

I do think the river needs to be fixed. It is a shame that most of the valley has given its back to it, but building dams and lakes really is not the way to go. I think what LA is doing is a good case study to follow. The idea of having a long linear park linking the valley would be a much better solution. Another example to look at would be San Antonio, everyone knows the iconic river walk around their downtown, but the park extends much longer beyond that. It goes from being a very urban element like that of Tempe Town Lake, to an awesome linear park with rehabilitated wetlands, rebuilt riparian landscapes, and great bike paths.

[Leo the Dog]

Didn't Phoenix propose something like Tempe town lake decades before Tempe completed their lake?