Tempe Development Thread

[Butta]

Walked by the lake yesterday and today and the difference is night and day, the lake is getting filled up quite fast.

Rental boats, hydro bikes and more coming to refilled Tempe Town Lake
Posted: Monday, October 11, 2010 3:40 pm

Garin Groff, Tribune | 0 comments

Rental boats will return to Tempe Town Lake on Oct. 30, just days after the lake is expected to be refilled and open to the public.

Boat Rentals of America will rent pedal boats, kayaks, hydro bikes and canopied electric boats. And for the first time, lake visitors can fish from rental boats.


Rental boats had been unavailable even before July's dam burst that emptied the lake, as the city and the former boat vendor had parted ways following a legal dispute.

Tempe awarded a contract last week to Boat Rentals of America, which has operated in California for 18 years. Prices and reservations can be found at www.boats4rent.com.

http://www.eastvalleytribune.com/local/article_3a31e6d2-d588-11df-bf62-001cc4c03286.html

[Phxguy]

I sense boat accidents coming very soon.

[azliam]

Tempe considers downtown street car line

TEMPE, AZ - Tempe lawmakers are considering a modern streetcar line aimed at linking downtown with neighborhoods.

The City Council will consider the 2.6-mile transit system on Thursday after three years of study.

The East Valley Tribune reports Tempe sees the $160 million streetcar as another way to spur economic development, especially downtown.

The line would loop through downtown on Mill and Ash avenues.

Mayor Hugh Hallman told ABC15 like the light rail and freeways are examples of regional projects, “the modern streetcar provides a local transportation option that connects the downtown with local neighborhoods and smaller businesses.”

Transit officials shared street car plans at about 50 public meetings and found support from business groups and many merchants who believe it will make it easier for customers to reach them.

Not everyone is onboard. Some criticize the system as too costly, too disruptive to construct or more expensive than a bus system.


http://www.abc15.com/dpp/news/region_sou...tempe-considers-downtown-street-car-line

[dtnphx]

Originally Posted by azliam

Tempe considers downtown street car line

TEMPE, AZ - Tempe lawmakers are considering a modern streetcar line aimed at linking downtown with neighborhoods.

The City Council will consider the 2.6-mile transit system on Thursday after three years of study.

The East Valley Tribune reports Tempe sees the $160 million streetcar as another way to spur economic development, especially downtown.

The line would loop through downtown on Mill and Ash avenues.

Mayor Hugh Hallman told ABC15 like the light rail and freeways are examples of regional projects, “the modern streetcar provides a local transportation option that connects the downtown with local neighborhoods and smaller businesses.”

Transit officials shared street car plans at about 50 public meetings and found support from business groups and many merchants who believe it will make it easier for customers to reach them.

Not everyone is onboard. Some criticize the system as too costly, too disruptive to construct or more expensive than a bus system.


http://www.abc15.com/dpp/news/region_sou...tempe-considers-downtown-street-car-line

I love the idea of this, and am a strong proponent of alternative public transport, but I think that going down the middle of Mill would take out the trees and disturb that shade oasis that exists. I would think that perhaps a ring around Mill, say on Ash to the West and College to the east would do less harm and bring people a few blocks walking to Mill.

[nickkoto]

If it terminated between University and 7th, right in front of that awful Jack in the Box, that would be fine by me. There's nothing really special about that block of Mill.

However, if they're trying to connect it to the light rail, they should find a way to route it up Ash.

[bwonger06]

Honestly at $160 million, I rather not see the thing get built. Most of the route looks really pointless especially the loop around Mill and Ash. If you can't get your lazy butt to walk from Ash to Mill, you should donate your legs.

At $160 + the costs to maintain the street cars, you could build a OCPE or University Square.

[Butta]

Centerpoint Towers Sale Looking Shaky; Delay of Deal Persists as Sub-Contractors Press for Debt Payment
By Ray Stern, Fri., Oct. 22 2010 @ 6:04PM
​
Another week -- another failure to close the sale of the high-rise Centerpoint Towers in Tempe.

The deal, which was announced to great fanfare and media attention in early September, was expected to close no later than October 15. That didn't happen, as we reported last week.

As of this evening, the sale to the Ohio-based Zaremba Group still isn't closed -- and it's looking less likely.

The sticking point is about $21 million still owed to subcontractors who worked on the towers from 2005 until the funding dried up in 2008. New Times detailed the hubris and financial over-reaching that spawned the unfinished towers in a feature article last year.

It turns out we weren't the only ones wondering how ML Holdings, the successor company to Mortgages Ltd. whose investors own the towers, could sell the two towers to Zaremba for $30 million yet still owe a bunch of sub-contractors $21 million.

"We were watching the press conference like other people ... and going 'What the hell?'" says Chad Schexnayder, an attorney for six different subcontractors with claims on the property. "Nobody had consulted us about what needed to be done."

The collapse of Mortgages Ltd. and subsequent foreclosing of the Centerpoint Towers, which had been Mortgages Ltd.'s single biggest project, became a work program for dozens of lawyers. The issues and overlapping claims are incredibly complex. Schexnayder is just one of several lawyers representing as many as 15 subcontractor companies who are owed the $21 million.

Essentially, the group of companies and their separate lawyers are waiting for a good offer. They know the offer will be far less than $21 million, but it can't be too much of a discount. The lienholders are "exceedingly flexible," Schexnayder says.

But if they can't be satisfied, there's no sale. In theory, the subcontractors still might end up with the property itself. As a group, no one seems to be pushing hard for the Zaremba sale -- nor is anyone trying to fight it. They're simply waiting to see what the seller and buyer -- ML Holdings and Zaremba -- come up with.

"Herculean efforts" are being made behind-the-scenes by the seller's representatives to try to make the deal go through, Schexnayder says. Still, he says he's "less optimistic" about the Zaremba sale than he was when it was announced.

A local representative of Zaremba, meanwhile, is trying to stay positive.

"We have every intention of closing this deal," says Kent Chantung, director of development in the company's Scottsdale office.

Zaremba, funded in party by the California Teachers' Pension Fund, intends to pump millions into the project, finish both towers and offer its 375 units for rent by the end of next year.

If it gets the chance, that is.

http://blogs.phoenixnewtimes.com/valleyfever/2010/10/centerpoint_tower_sale_looking.php

[mwadswor]

Originally Posted by dtnphx

I love the idea of this, and am a strong proponent of alternative public transport, but I think that going down the middle of Mill would take out the trees and disturb that shade oasis that exists. I would think that perhaps a ring around Mill, say on Ash to the West and College to the east would do less harm and bring people a few blocks walking to Mill.

Half agreed. I like the idea of sending it up Ash to avoid Mill AVE disruption, particularly when they close Mill for events. Getting it to College seems pointlessly expensive and disruptive though since both College and that part of University are pretty busy and the plan as I understand it is to not use the light rail tracks.

at this point, I think the key is to make sure the transfer station to the light rail is efficient as possible (which would be the issue with ending in front of the Jack in the Box).

[Tempe_Duck]

The Tempe Streetcar is moving along....

Tempe plans streetcar line on Mill, Ash avenues

City touts it as a way to develop new areas

5 comments by Derek Quizon - Nov. 1, 2010 12:54 PM
The Arizona Republic

Tempe will build a streetcar line along Ash and Mill avenues if the city's requests for federal funding are approved next year. The city is touting it as a way of attracting development to long-neglected parts of downtown.

The plan, long favored by city staffers and council members as a means of boosting economic development downtown, was officially approved last week.

The plan calls for a 2.6-mile streetcar line in downtown Tempe, which would be completed in 2016. A streetcar runs on railing but unlike light rail, it travels in mixed traffic.

The line would loop around Ash and Mill avenues for part of the route. The portion south of University Drive would have cars on Mill moving in either direction. The line would end at Southern Avenue.

It's part of an overall plan to connect Tempe's southern neighborhoods with downtown through rapid transit. But city officials have pushed it as part of an economic-development program.

Mayor Hugh Hallman said the project would spur development along Ash and on Mill south of the traditional downtown corridor. Hallman said he wants to relieve some of the city's reliance on revenues from Mill, which he calls "narrow and volatile."

"It is not broad enough in use or in size," he said.

Brent Moser, vice president of commercial real estate company Cassidy Turley, said the project could spur interest in some otherwise ignored areas in the city.

"I think it helps," Moser said. "It certainly adds to our arsenal when we're trying to sell properties."

The real estate market would have to recover substantially before any development begins, he said, but a streetcar could promote interest in high-density student housing, hotels and apartments.

That's something attorney Kolby Granville is worried about. Granville, an alternate on the city's development-review commission, said he is concerned about high-density development creeping into some of the single-family neighborhoods south of downtown Tempe.

Granville said he likes the idea of improving public transportation in that corridor, but hopes the City Council will restrict high-density development south of ASU Gammage.

"For example, if there was something as part of this (plan) that said, 'As part of this redevelopment, nothing is going to be taller than - I don't know - two-and-a-half stories, three stories,' then I would be in favor of it," he said.

Valley Metro and city officials have presented the proposal to citizens at public meetings throughout the summer, but reaction has been skeptical.

At a meeting in MADCAP Theaters this month, submitted questions all focused on the effect the streetcars could have on Orbit bus funding. City officials say the $162 million construction price tag would be paid by the U.S. government through the Federal Transit Administration.

After that, officials must cover $3.6 million in annual operations costs. Valley Metro and the development department estimate about 20 percent of those costs can be recovered through fares. The city is banking on an economic rebound that would bring revenue back to the level before the recession. Other ideas are being floated to pay the price tag.

The city could sell naming rights for some stations or cars to private companies, said deputy public works manager Jyme Sue McClaren.

The other options involve charging people who would benefit from the streetcar. A special-event transportation fee could be added to the price of tickets for events like plays or football games in Tempe. Businesses along the route, which could benefit from the increased pedestrian traffic, could also be charged special assessment fees.

The plan will go to the Maricopa Association of Governments in November. If approved, the city would send its application for federal funding in 2011.



Read more: http://www.azcentral.com/community/tempe...-ash-avenue-plans1030.html#ixzz144LDXfgr

[Vicelord John]

I think charging businesses to be located near this thing is an extremely half baked idea that will cause immense backlash, and could be more detremental to Tempe than anything.

[SunDevil]

this is one instance where I am against a form of mass transit.

The orbit is great though not glamorous. hell, if they just shutdown mill to all but mass transit there wouldn't be a perceived problem, too bad they have that bridge spanning the lake/river because as long as that is there mill won't be shut down to non-mass transit.

[Don B.]

This is absurd, about $1,000 for each and every person that lives in Tempe. Give the money back to the people and see the economy jump.

--don

[Tempe_Duck]

Originally Posted by Don B.

This is absurd, about $1,000 for each and every person that lives in Tempe. Give the money back to the people and see the economy jump.

--don

Whats the break down for the light rail for Phoenix, Tempe, and Mesa? Has to be a similar number especially when you factor in the the construction covered by the city. It looks like this will only be built if the Feds pay for all of the construction.

[bwonger06]

What is the ultimate goal of this? Spurring development (i.e. light rail) or transportation? From a transportation standpoint, the orbit is more than enough. From a development standpoint, there is not a lot of developable land on Mill because you basically have ASU from University to Apache, Residential/Hospital/High School (one strip mall and a Wallgreens) from Apache to Broadway and more Residential from Broadway to Southern with the exception of some strip centers on Southern. Unless the city is thinking about condemning a lot of land or residential buildings are torn down, it just doesn't make sense. But hey, if its all paid by the federal government, I am all for it because AZ always get the shaft in terms of federal money.

[Vicelord John]

Originally Posted by Don B.

This is absurd, about $1,000 for each and every person that lives in Tempe. Give the money back to the people and see the economy jump.

--don

Given tempes demographics (college kids, lowlifes, and breeders) i see the money being spent on 40s, meth, and diapers respectively.

[bwonger06]

Deal falls through for Tempe's vacant Centerpoint towers
Phoenix Business Journal - by Jan Buchholz
Date: Thursday, November 4, 2010, 8:49pm MST
Related:
Commercial Real Estate
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Jim Poulin/Phoenix Business Journal
Centerpoint in Tempe

The deal to sell the massive Centerpoint, a vacant two-tower project in downtown Tempe, has fallen through and there is little hope anything will be resolved soon.
Mark Winkleman, chief operating officer for seller ML Manager LLC blamed the title company, Fidelity National Title Insurance, for the failure.
“They led us down the wrong path. So now the lawyers are going to take over,” Winkleman said.
The deal to sell the troubled project to Ohio-based Zaremba Group for $30 million officially was called off Nov. 3, about a month after problems surfaced.
The closing had been scheduled for Oct. 6, but on Oct. 4 Fidelity informed ML Manager that it would not insure Zaremba against the claims of numerous contractors and subcontractors who had filed more than $21 million in mechanics liens against the project. Fidelity had issued the original title insurance for the project’s construction.
“(Fidelity) sent us an email Oct. 4 that they had changed their mind. It was a complete reversal of where we had been with them. We’d been working with them on a daily basis, so it was a complete shock,” Winkleman said.
The Phoenix Business Journal was unable to reach Fidelity representatives for a response.
ML Manager tried to salvage the deal but the obstacles had become insurmountable.
“It’s a shame. For the last two weeks we’ve gone to incredible lengths to bring the parties together,” he said.
Now the question surfaces about whether any viable deal is possible given the title issues.
“We’re going to find out,” Winkleman said, alluding to the fact that ML Manager board members have decided to sue Fidelity.
“Unfortunately we’re headed down the path of litigation,” he said.
Centerpoint was developed by Tempe Land Co. through its Avenue Communities brand. Construction loans were obtained from Mortgages Ltd., one of the largest local commercial real estate developers. In the spring of 2008, the developers were struggling to get the project finished and had sought more money from Mortgages Ltd.
By then Mortgages Ltd. was showing signs of financial distress. In June, its sole shareholder and chairman, Scott Coles, committed suicide.
Several borrowers forced the company into Chapter 11 bankruptcy reorganization. After about a year in court, the company emerged as ML Manager, an entity that was created to administer Mortgage Ltd. loans and foreclose where necessary. Its main goal was to collect as much money as possible for about 1,200 investors, many local individuals who had invested with Mortgages Ltd. for years.
In the interim, numerous parties filed mechanics liens against Tempe Land and Centerpoint. Eventually Mortgages Ltd. took possession of the project and hired brokers to market the project to developers who could finish it.
Zaremba, which has a Scottsdale office, and has built two apartment projects in the Valley and an upscale townhouse community in Scottsdale, was selected.
The Business Journal left a message with Zaremba seeking comment.


Read more: Deal falls through for Tempe's vacant Centerpoint towers | Phoenix Business Journal

Not good news for Mill.

[HooverDam]

[QUOTE]ASU president's vision for 2010 includes new Sun Devil Stadium

25 comments by Luci Scott - Nov. 18, 2010 02:21 PM
The Arizona Republic

Arizona State University President Michael Crow predicted Thursday that construction will begin within 10 years on a new Sun Devil Stadium and a 300-acre athletic complex stretching from Tempe Marketplace to the city center.

Crow commented on the plans during an address to the Tempe Chamber of Commerce, where he offered his vision for Arizona State University in 2020.

By then, he said Tempe could be close to hosting Olympic trials and the Pan Am Games as a result of the athletic-facilities district that will be created in partnership with the city and private developers. He said he foresees new city streets, commercial and residential developments and athletic venues for soccer, swimming and diving as well as football.


"We will build a new Sun Devil Stadium and construct other venues for amateur athletics," Crow said.

The Arizona Legislature passed a bill creating the mechanism for the district earlier this year. It is similar to what Maricopa County uses to fund the Cactus League, although the university would create its own approach for developing the district. Crow said ASU plans to lease land the university owns near downtown Tempe to developers and then collect development fees in lieu of taxes.

The district will be developed in cooperation with Tempe, he said.

"It will be an opportunity to advance the university, the city and athletics, he said.

Tempe Mayor Hugh Hallman said he was in favor of the legislation because it would create economic growth in the area at no cost to the city. The new facilities could also bring more sporting events to Tempe, he said, pointing to the Ironman Triathlon and the P.F. Chang's Rock n' Roll Marathon as examples of events that bring in "massive amounts of money" to the economy every year.

"The kinds of youth and amateur sports facilities that support the university are a huge economic draw," Hallman said. "The football team pays for a whole lot more than the football program."

Crow also addressed other aspects of the university in 2020, projecting that it will have 85,000 students in 15 colleges at four or more locations by then. The university will bestow 25,000 degrees annually, compared with this year when 16,400 degrees were granted. In addition, ASU's online presence will have dramatically increased, with 50,000 to 75,000 students taking courses online.

By 2020, as much as $700 million will be invested in research, double the $365 million of today, he said.

"Phoenix will be perceived as equal to Austin (home of the University of Texas) and other cities with a major research university," he predicted.

He also said some departments at ASU will be moved to other campuses in the near future, but he's not ready to say who will change locations.

"There will be movement of schools to other campuses," Crow said. The units won't necessarily be from Tempe to other campuses, and he said details will be announced soon.

The success of ASU is crucial to the economic health of Arizona, he said, because ASU is producing, discovering and advancing knowledge.

Arizona is one of nine states not recovering from the deep, prolonged recession, and one of five that may be in a recession for three more years, he added.

"I hope that's not the case, but we have not built a robust enough knowledge-based economy," he said.

"Arizona has the capacity to be one of the richest places on the planet, he said. "All we need are people with ideas and will."



Read more: http://www.azcentral.com/community/tempe...nt-campus-changes1118.html#ixzz15gsaPr00[/QUOTE]

Well I still hate the idea of ASU just growing and growing enrollment wise, I don't think that serves anyone. But I do like the idea of this sports complex as long as its done right with a mix of uses and isn't dead when an events not going on. Being able to host the Pan Am games would be awesome.

[AJphx]

Well I wonder what they expect to do with the current Sun Devil Stadium in this case?

[Tempe_Duck]

Originally Posted by AJphx

Well I wonder what they expect to do with the current Sun Devil Stadium in this case?

Guess there are two options. Demolish and rebuild it in the current location or they could build it on the lake.

It seems like from the article they want it to stretch from Tempe Marketplace to Downtown Tempe. The only space that is able to do that it the area where Pere 101 was going to go, or Karsten. I don't think they would tear up Karsten when they are tying to build an athletic village. So the other location would be on Tempe Town Lake which could be cool. We could join UW and Tennessee as the only other school you can tailgate on a boat before the game.

I loved the part where they are looking forward to hosting Olympic trials and Pan Am games. Just a stones throw from there for the full blown Olympics.

[HooverDam]

Originally Posted by Tempe_Duck

Guess there are two options. Demolish and rebuild it in the current location or they could build it on the lake.
.

Lisa Love has said on a few occasions as long as she's around ASU football will always be played between the buttes. If the stadium does have to be demo'd and rebuilt, that location should be kept, its amazing.

ASU could play at UofP for a few years during the rebuilding phases. The stadium would likely be rebuilt with a lower capacity (60K with maybe some expandable sections). I imagine it would also open to the North to provide views of the Lake & Papago Park/the Mountains, that would be awesome.

I do hope a large open grassy park space is eventually constructed that connects SDS to Tempe Town Lake. ASU has the potential to create something in that area that rivals the legendary Ole Miss Grove if these plans are done right.

E: Also I wonder if USA Basketball would perhaps move to part of this complex since I believe their planned moved to Glendale is currently dead.