Tempe Development Thread

[MegaBass]

Also noticed construction of The District is starting to pick up the pace. Not so much the case with SRC expansion.

[RichTempe]

Originally Posted by HooverDam

I know its a tough world for book stores these days, but its surprising to me that a place like Changing Hands wouldn't rather be on Mill Ave or Downtown than in their current suburban location. Seems like a much more natural fit.

Changing Hands actually started out on Mill Avenue in 1974 and was there until 2000. High rent and changing demographics were apparently the reasons given for closing. The current location at Guadalupe & McClintock opened in 1998.

[exit2lef]

Originally Posted by HooverDam

I know its a tough world for book stores these days, but its surprising to me that a place like Changing Hands wouldn't rather be on Mill Ave or Downtown than in their current suburban location. Seems like a much more natural fit.

My conjecture about the location:

Keep in mind that Changing Hands probably enjoys more support from ASU faculty than ASU students. Faculty are more likely to live in southern Tempe residential neighborhoods and appreciate a store near them.

Changing Hands opened its southern Tempe location at the same time that Border's was moving into Mill Avenue. There was some brief talk of maintaining two locations, one on Mill and one in southern Tempe, but that didn't last long. By moving away from Mill, Changing Hands avoided competing directly with Borders.

Of course, a lot is different on Mill in 2012. The entire Borders chain has collapsed and light rail makes Mill more accessible. It would be nice to see an independent bookstore back there some day.

For now, though, I think the Changing Hands at Guadalupe and McClintock is worth a visit. The shopping center there is decidedly suburban in design but is occupied mostly by independent businesses or somewhat interesting chains like Trader Joe's. If you go, have a meal at Mac's Broiler & Tap or Wildflower Bread Company next door. If you don't want to drive there, ride your bike along the Western Canal Path, Tempe's recently improved bicycle route through its southern neighborhoods.

[DevilsRider]

Public meeting is tonight at 6:30 pm, 34 East 7th St in Tempe.

Construction on the four-story structure, which will include two levels of underground parking, is expected to start around mid-year 2013. Opening is slated for mid-year 2014, with build out expected to take 18 months. Contractor still to be selected. No word on development cost, unit sizes or projected rental rates. Of the apartments, 12 will be studios, 112 will be one-bedroom, 112 will be two-bedroom and 22 are expected to be three-bedroom units. The project will be the first in the Valley for OliverMcMillan

http://www.brewaz.com/content/index_stor...ue_num=33&issue_date=August%2024,%202012

[ASUSunDevil]

New ASU stadium district could be boost for Tempe

by Dianna M. Náñez and Anne Ryman - Aug. 27, 2012 06:56 AM
The Republic | azcentral.com

Business leaders are hopeful that Arizona State University's stadium district will be the shot-in-the-arm Tempe needs to fill in land that has long sat vacant near Town Lake.

Although university officials have said the project could take 20 years to fully develop, Mayor Mark Mitchell said that even moderate development is better than leaving the space vacant as it has been for years.

Mitchell said he supports the effort because an athletics district next to the nation's largest campus by enrollment is a smart investment that would attract new industries to the state and Tempe.


"I think there's great opportunities to get that investment in development, where currently we don't have anything," he said.

Mary Ann Miller, Tempe Chamber of Commerce president, said the massive development would change the face of Tempe, ASU and Town Lake.

Miller said that it would likely be difficult to launch such an ambitious plan in the still-tough economy.

Although there's still uncertainty for future major developments on Rio Salado, should plans for ASU's stadium district and the Cubs Stadium come together, the region would be a top national tourism draw.

ASU unveiled concepts this week for the 330-acre district. No developer has been selected but the university wants the master plan to include retail, residential and amateur athletic facilities.

Hotels and a spa-and-wellness center could complement the athletic facilities. New development would replace much of ASU's Karsten Golf Course.

ASU officials hope revenue from the commercial development will raise funds to rebuild Sun Devil Stadium.



Read more: http://www.azcentral.com/community/tempe...ict-could-boost-tempe.html#ixzz24lKRIvlT

[AJphx]

Changing Hands was on Mill in the location that is now Old Town Books, I believe. If I remember correctly it also had an upstairs area though, which old town books doesn't seem to have. And yes it was that size... it was a small bookstore. So Old Town should give you an idea of what Changing Hands used to look like.

It obviously got more space by moving... I imagine the former borders location would be a lot more expensive for them anyway.

[ASUSunDevil]

The Bill Tonneson structure is getting closer to completion at the corner of Mill and Rio Salado at Monti's. The fact that there is some, but not total unison between that structure and the one at Hayden Flour Mill is mind boggling. It's supposed to be a gateway into Tempe and now it just looks a bit strange. They're almost identical to each other, but not really....

Anyways, The Hub keeps getting taller and taller, its got to be incredibly close to the full 19 stories.

Any info on the Bill Tonneson thing would be appreciated.

[Arquitect]

Originally Posted by ASUSunDevil

The Bill Tonneson structure is getting closer to completion at the corner of Mill and Rio Salado at Monti's. The fact that there is some, but not total unison between that structure and the one at Hayden Flour Mill is mind boggling. It's supposed to be a gateway into Tempe and now it just looks a bit strange. They're almost identical to each other, but not really....

Anyways, The Hub keeps getting taller and taller, its got to be incredibly close to the full 19 stories.

Any info on the Bill Tonneson thing would be appreciated.

I haven't seen the project since it was in its conceptual stage, but the first design was going to house many of Tonneson's sculptures. Almost like a clock tower, it would reveal some at different time and even in different days. I'm not sure if that mechanical component is still part of what is being built, but it will differ to the other side of Mill once the sculptures are added. I think it will look pretty cool. Street art always makes streets a little more interesting.

[ASUSunDevil]

Originally Posted by Arquitect

I haven't seen the project since it was in its conceptual stage, but the first design was going to house many of Tonneson's sculptures. Almost like a clock tower, it would reveal some at different time and even in different days. I'm not sure if that mechanical component is still part of what is being built, but it will differ to the other side of Mill once the sculptures are added. I think it will look pretty cool. Street art always makes streets a little more interesting.

Bill's work is awesome, I'm sure it will look great when it's finished.

[HX_Guy]

Good new for Tempe...

Luxury apartment complex slated for banks of Tempe Town Lake
Phoenix Business Journal by Kristena Hansen, Reporter
Date: Friday, August 31, 2012, 3:55pm MST

San Diego-based OliverMcMillan is vying to erect a roughly 260-unit luxury apartment complex on the south edge of Tempe Town Lake.
Blueprints call for a four-story project -- dubbed The Lofts at Hayden Ferry -- that would include fifth-level lofts and two levels of underground parking. It would be located just east of the Hayden Ferry Lakeside project near Rio Salado Parkway and Mill Ave., according to records filed with the city. The project is being designed by MVE & Partners in Irvine, Calif.
On Sept. 11, the city’s Development Review Commission will consider OliverMcMillan’s request for zoning approval, which would increase allowable density from 226 units to 264, and eliminate the required 20-foot front parking setback entirely, according to city documents. The developer also wants minimum required parking spaces to be reduced from 511 to 459, and bicycle spaces from 125 to 100.
The commission will decide that day whether to recommend the developer’s requests for city council approval.
OliverMcMillan representatives declined to comment, but according to a recent Business Real Estate Weekly of Arizona article, which initially broke the story, approval of the project would be a grandiose entrance into the Phoenix-area market for the private developer.
The BREW article also said that OliverMcMillan has yet to even purchase the 3.7-acre site slated for the apartment project, which is currently owned by an entity controlled by Sunbelt Holdings LLC in Scottsdale. Sunbelt Holdings did not immediately respond to a request for comment on Friday.
That land transaction, according to BREW, could close for roughly $5 million, and is contingent upon zoning approval by the council. Michael Lieb of Michael A. Lieb Ltd. in Phoenix, who is negotiating the land deal, also declined to comment.
Should OliverMcMillan win the city’s favor, the developer would likely break ground within about a year and wrap up construction within 18 months thereafter, according to BREW.
It was unclear as to how much the project would cost, or which company would be selected as the general contractor.

http://www.bizjournals.com/phoenix/news/...artment-complex-slated-for.html?page=all

[Jjs5056]

On the positive side, more residential near (well, on...) the lake and downtown is great for Tempe; additionally, I'm assuming that the design will break away from that of the rest of Hayden Ferry Lakeside given the new developer involved, which will be a lot better looking IMO than the mile of identical, blue-glass buildings that was originally proposed between Mill and Rural.

On the down side, 4 stories is pretty lame, though the reference to "5th level lofts" gives me hope that the height won't be too terribly disappointing. I'm all for a mix of heights along the bank, but the current HFL buildings look a lot more impressive than the two complexes on the other end (Grigio and Northshore).

What are people's thoughts on HFL, in general? I really wish the garage had been wrapped on both sides with retail. With the good things going on at the Mill, Monti's and the Gateway building, it's a shame that there's no retail fronting Ro Salado and creating some synergies. Even the third office building, which had been redesigned at one point to address the corner, seems to be more inward-facing in the latest renderings. Would be great if the hotel could come back to life; if I remember correctly, that was going to be built right up to Rio Salado.

[nickw252]

I would of course like to see taller also but this is really good news, especially considering:

the city’s Development Review Commission will consider OliverMcMillan’s request for zoning approval, which wouldincrease allowable density from 226 units to 264, and eliminate the required 20-foot front parking setback entirely, according to city documents. The developer also wants minimum required parking spaces to be reduced from 511 to 459

Moreover, you really don't need excessive height to create a vibrant and dense downtown. A well designed four to five story building without a bunch of land wasted on surface parking is great. If you're going for a nice skyline though, this isn't going to do much...

[nickw252]

Looking at some of their projects in San Diego is promising:

http://www.olivermcmillan.com/downtownsandiego

[Jjs5056]

Originally Posted by nickw252

I would of course like to see taller also but this is really good news, especially considering:



Moreover, you really don't need excessive height to create a vibrant and dense downtown. A well designed four to five story building without a bunch of land wasted on surface parking is great. If you're going for a nice skyline though, this isn't going to do much...

Totally. Unfortunately, there's still so many empty lots near downtown Tempe, so more height in the few projects that are popping up is a quicker way toward creating that density. And, to be clear, I'm not looking for Centerpoint/West 6th heights; but, 8-12 would be more encouraging than 4. Either way, nice to see more residential development.

Love the look of their projects, though. I wish they owned the lot on Ash and University as I think one of these would look great there and be a nice bridge between downtown and the neighborhoods.

Can you (or anyone) explain the first part you italicized? The 20 foot parking setback? Also, while it's great to see a reduction in the required parking, the garage will be underground anyway so won't make much of a difference to the design of the property.

[Vicelord John]

I hope the city doesn't waver on the bicycle spaces.

[ASUSunDevil]

Originally Posted by Jjs5056

Love the look of their projects, though. I wish they owned the lot on Ash and University as I think one of these would look great there and be a nice bridge between downtown and the neighborhoods.

That lot is being completely wasted. A 5-6 story building similar to an Oliver McMillan design with a grocery store on the bottom floor. Hello! Make it happen somebody!!

I know the lot was sold about a year ago, no idea what they're waiting for...

[PhxER]

According to The Hub's facebook page, they got 5 leases in 2 hours. Not bad.
Here is a list of their prices:

[Vicelord John]

That seems insanely expensive.... how much is a two bedroom apartment off campus?

[nickw252]

Originally Posted by Vicelord John

That seems insanely expensive.... how much is a two bedroom apartment off campus?

They're fully furnished (including flat screens in living room), it includes cable and Internet, many units have private hot tubs, and it's in an awesome brand new building in a great location. That doesn't sound insanely expensive to me at all.

[Vicelord John]

ah, wasn't aware of all that.

hot tub in unit on campus = sexy parties non stop!