Tempe Development Thread

[DevilsRider]

Anyone know what's going on at the southeast corner of Vista Del Cerro and Rural? I remember there used to be a Mexican place there (Margarita's or Three Margarita's or something). Maybe I just haven't been paying attention, but I biked by there today and the restaurant building had been demolished, leaving the corner fenced off with dirt piles all over. Any cool plans for that corner?

[MegaBass]

Originally Posted by DevilsRider

Anyone know what's going on at the southeast corner of Vista Del Cerro and Rural? I remember there used to be a Mexican place there (Margarita's or Three Margarita's or something). Maybe I just haven't been paying attention, but I biked by there today and the restaurant building had been demolished, leaving the corner fenced off with dirt piles all over. Any cool plans for that corner?

1717 South Apache Road

[ASUSunDevil]

Originally Posted by MegaBass

1717 South Apache Road

At least its decently modern looking. Wonder what kind of restaurant it will be?

[Jjs5056]

The design looks fairly similar to the retail at Playa Del Norte, no?

Wonder if the drive-thru will be for a Starbucks; nice that the patios will be fronting Rural, if not the entrances.

Any idea on what is happening with the following? Sorry for so many questions, and so little answers.

1) Lofts at Hayden Ferry: 4-story project east of Hayden Ferry Lakeside; red zoning sign was removed. Does that mean the hearing occurred, or that the project is a no-go?
2) NEC of Rural and Broadway: Red zoning sign up; I doubt this is any kind of urban project, but maybe it's better than the gas station that once stood there?
3) Rural and Tyler: I may have gotten the second street incorrect; this was the project with the hi-rise apartment tower (with a second to come pending market conditions; in other words- never)
4) Argo at Town Lake: Looked like they had leveled some of the existing structures; anything since?
5) Flour Mill: I noticed a sign looking to designate the mill on the Historic Register; would this prevent any future developments that incorporate the structure?

[ciweiss]

Lofts at Hayden Ferry project moves toward launch

http://www.bizjournals.com/phoenix/blog/business/2012/11/lofts-at-hayden-ferry-project-moves.html

The estimated $50 million luxury apartment project along Tempe Town Lake whose fate had been pending city approval is almost a done deal.
The Tempe City Council approved blueprints for The Lofts at Hayden Ferry late last month. That approval paves the way for San Diego-based developer OliverMcMillan to move forward with the purchase of the 3.7-acre site just east of the Hayden Ferry Lakeside project near Rio Salado Parkway and Mill Avenue, Michael Lieb of Michael A. Lieb Ltd. in Phoenix told me recently.
That land deal is slated to close in December for roughly $6 million, said Lieb, who is negotiating the land deal. The property currently is owned by an entity controlled by Sunbelt Holdings LLC in Scottsdale.
The four-story project, which is a first in the Valley for OliverMcMillan, will consist of two levels of underground parking and 264 units; that’s up from the previously allowable density of 226 units, which the Tempe council amended at last month’s meeting.
Lieb said construction likely will start by mid-2013 and cost upwards of $50 million. Despite the project’s proximity to Arizona State University’s main campus, he was adamant it was not going to be student housing.
“The north Tempe markets is one of the strongest markets in Arizona,” so the units will be priced competitively with market rates, Lieb said.

There is a photo on the Phoenix Business Journal site.

[ApacheRedevelopment]

Originally Posted by Jjs5056

The design looks fairly similar to the retail at Playa Del Norte, no?

Wonder if the drive-thru will be for a Starbucks; nice that the patios will be fronting Rural, if not the entrances.

Any idea on what is happening with the following? Sorry for so many questions, and so little answers.

1) Lofts at Hayden Ferry: 4-story project east of Hayden Ferry Lakeside; red zoning sign was removed. Does that mean the hearing occurred, or that the project is a no-go?
2) NEC of Rural and Broadway: Red zoning sign up; I doubt this is any kind of urban project, but maybe it's better than the gas station that once stood there?
3) Rural and Tyler: I may have gotten the second street incorrect; this was the project with the hi-rise apartment tower (with a second to come pending market conditions; in other words- never)
4) Argo at Town Lake: Looked like they had leveled some of the existing structures; anything since?
5) Flour Mill: I noticed a sign looking to designate the mill on the Historic Register; would this prevent any future developments that incorporate the structure?

The NEC of Rural and Broadway will be a Panda Express

Rural and 8th and Terrace is planned for 2 high rise apartments towers, but the project is currently on hold because of engineering issues. They were supposed to start last month, but it has been pushed back to June 2013

http://www.facebook.com/Apache.Redevelopment

[Jjs5056]

^ Wow, checked out your facebook page and was amazed by how many projects are going on in Tempe. Thank you for that resource.

1) The rendering of the new, less dense version of Gracie's looks great. I still disappointed that the height was cut in half, but the design is still super urban and modern- not what I was expecting. Very similar to the Teralever building on Mill (5th?). Also, disheartening to read some of the comments. I'm not sure why people could ever be against such a great project- great for the neighborhood by transforming a blighted boulevard into a corridor of retail, affordable housing, transit and more. I'm excited to see Apache grow into a pedestrian-friendly, dense extension of downtown- why aren't the residents?
2) Can you tell us more about some of the townhouse projects you've posted, such as the ones on Hayden or the ones on Kenneth? I assume neither is visible from the light rail? Density is great, but it's even better along the actual route.
3) Happy to hear that a food mart is coming to the ground floor of the Domain! That project has to be least favorite of its kind- shitty color scheme, cheap design, too east of a location (if I'm remembering correctly), etc. But, this is fabulous news. Any idea as to what level of service this place might be? Surely, it won't be the size of a Trader Joe's, but I hope it has more of a selection than Circle K. I hope these other apartments are close enough for folks to walk, or that the selection available is worth a rail trip.
4) Can't wait to see the Grove completed. What stinks about some of th Apache development is how segregated each is; these (the Vue and the Grove) will be the first to be built adjacent, so am excited to see how they work each other and to see if this sparks more foot traffic with a continuous strip of retail.
5)The Lofts at Hayden Ferry are far denser than I anticipated; I stll can't but wish that density was more vertical. Land around the lakeis finite, and this is a truly prime spot. Building apartments that are being dwarfed by 8-story condos just doesn't seem like a terrific choice by either the developer or the city. On the positive side, the design is nice and seems to finally putting an end to the blue-glass overload. I do wonder how it will address the street? With so much activity within that development it's a shame how dead Rio Salado is.

Finally, while it's great that we are seeing quality, urban-oriented projects throughout the city, I can't help but be disappointed that the high-rises are all so spread out and a few are even outside downtown's boundaries. Projects like the Grove, the Hub and 8th/Rural are fantastic- but I just wish these were going on lots like Ash/Uni, the kne adjacent to W6, 10/Mill, Forest/Uni and so on. Heck, as I mentioned, even the ladeside development has continually shifted toward lower heights.

In a way, this is purely from an aesthetic standpoint. Having the city's only true skyscrapers miles apart (Rural/8th, the Hub and W6) just isn't visually pleasing, and I hate to see prime lots going to parking structures (Ash/Uni) or 6-story boxes (lot next to W6).

However, a more serious concern is that the downtown core and lake have limited lots left for development. Sure, the lake has a bit more, but sprawling a 4-story apartment co l,ex just doesn't seem like the best longterm plan. Almost everything planned for downtown is 6 or 4 stories, and unless this mini-boom continues, I'm nervous that we won't get more of a critical mass to spur things like a convention center, etc. in the core.

Last comment is that I am also worried about some of the retail that has been coming in recently- Loco Patron in the Gateway building seems to be such a waste. That would've been a great grocery store, bookstore, or something truly special for Tempe given its perfect location. Manwhile, more and more Scottsdale bars are opening - there is one replacing Blondie's, I believe, El Hefe is replacing My Big Fat Greek, and Firehouse is open on University and Mill. I just don't think this is the right approach for Tempe if it wants to grow up and become a truly sophisticated, dense, urban city - which, for all that I know, it does.

I'm done! Sorry for this terribly long message.

[DevilsRider]

Sooooo, big red sign came up at the SE corner of Priest and Washington. For this. Anyone else have any info on this project?

http://www.thegrandatpapagoparkcenter.com/aboutPPC.html

This is a public hearing notice for THE GRAND AT PAPAGO PARK CENTER for a Zoning Map Amendment and an Amended Planned Area Development (PAD) Overlay. The Zoning Map Amendment proposes to rezone the site from General Industrial District (GID) PAD to Mixed-Use, High Density District (MU-4) PAD. The Amended PAD Overlay proposes to establish site specific development standards for the project. The development proposal includes 11 office buildings ranging in height from three to 10-stories, 2 hotels ranging in height from 6 to 7-stories and providing up to a combined total of 600 guest rooms, limited conference space, multi-family residential buildings providing up to a combined total of 850 dwelling units, 3 one-story retail/restaurant buildings, 1 one-story restaurant building, and seven parking structures with above and below grade parking levels and parking courtyards containing over 10,000 parking spaces. The proposal has a total gross floor building area of approximately 3,187,000 square feet and a total structured parking floor area of approximately 2,858,400 square feet. The site is approximately 67.38 acres in size and is located at 1151 West Washington Street, Tempe, Arizona.

Neighborhood Meeting: December 6, 2012 @ 6:00pm (Rolling Hills Golf Course – Caddy Shack Sports Grill, 1415 North Mill Avenue, Tempe, AZ 85281)

Development Review Commission Hearing: 1/08/13 @ 6:00pm

City Council Hearing (Intro/1st Hearing): 1/24/13 @ 7:30pm

City Council Hearing (2nd Hearing): 2/7/13 @7:30pm

Case Number: PL120232

Applicant: Mitchell Rosen, Papago Park Center, Inc. (602) 236-3647

[SunDevil]

Starting to think the economy is truly in a rebound. I know, I know, job growth is just barely enough to keep up with population growth, but things are seeming to be heading in the right direction. 3 years ago all we were talking about was finishing up projects started at the end of the boom. Now we're talking about new projects.

[PHX31]

I never believe big grandiose "projects" like these with rezoning requests are anything more than entitlement grabs. But we shall see.

[Jjs5056]

Are there really no design requirements for developments literally adjacent to a light rail stop? All of these buildings have setbacks from the street, and 7 parking strcutures within the development seems absurd.

I think this piece of land is prime, however, with its proximity to the airport, light rail accessibility to both downtown Tempe and downtown Phoenix, close to the zoo, Papago, DBG, and so on. I work in the area, and have also thought this piece, as well as the huge parking lots near Phoenix Muni had a lot of potential for development.

I very much doubt we would see anything close to the finished project - just look at the Washington corporate center 1/4 mile away - but, some retail near the intersection, and at least some of the multiple hotel, residential and office buildings would be interesting. I am definitely glad to see the residential aspect; that is sorely missing from the area, and while m disappointed at the poor design/placement, a increase in residential along the light rail is a great thing.

[DevilsRider]

If you look at the renderings on the project site (and IF that actually came to pass), it appears that most of that one-floor retail/restaurant is right at the corner of Priest/Washington, with what appears to be an entry courtyard or the like, with a surface lot behind it and the hotel immediately after. One thing I'd like to see is for that surface lot behind that corner removed, since they've got so much garage parking all over the place. They could definitely narrow the hotel drive (valet parking area?), or even relegate that use to the ground floor of the adjacent garage.

I do like that most of the parking would be up against the SR-202, or hidden within the residential buildings. Maybe the two parking structures adjacent to Washington could be combined into one, and relocated so that the office buildings front the street with the garage behind.

And while I like that the location of the residential allows it to be a sort of continuation of the Lofts at Rio Salado next door, it does place all the residential as far away from a station as possible, though still walking distance.

I'd love to see the parking breakdown for each element of the project (hotel, residential, commercial, retail/restaurant) to compare with the city requirements. At the very least, it appears that the residential garages are as tall as the residences themselves, and I can't believe that much residential parking would be needed/encouraged.

Final point: I'm cautiously optimistic about the plan to activate the canal within the site. If they can continue the Grand Canal path that already exists to the east through this site, and incorporate a cool central water feature, maybe Tempe/Phoenix will work harder to extend the Grand Canal path all the way through to Washington, by the airport, where it currently ends.

[dtnphx]

Originally Posted by PHX31

I never believe big grandiose "projects" like these with rezoning requests are anything more than entitlement grabs. But we shall see.

I agree. Too early. This is the kind of project not unlike Cityscape that starts off with three blocks, 4 hirises and apartments. If anything a project like this would take 5-6 years to build out. You cannot get financing for 11 office buildings when the vacancy rate in Tempe is near 24%. I think that corridor is underutilized and suspect development will increase, but a project like this is meant to wow people rather than to supply any hard facts or timetables.

[Leo the Dog]

I'm definitely not a fan of this development. It's another suburban campus that is focused on auto-transportation. This would be great in Chandler or Mesa or N. Phx, but not in this location in Tempe. I'm sure most of this will never get built.

How many "phases" and decades will it take to construct and complete??

[Arquitect]

Although I never really have envisioned the area north of the 202 as a potential urban hub, I do agree that this development is poorly designed. The amount of parking is ridiculous; especially taking into consideration that it is right across the street from a lightrail stop, and being mixed use some of the residents could work in the offices.

It is also what I call "fake" mix use. Yes, there is office, retail and residential in the project. But they are all separate. Large project like these claim they are mixed use; but it really is single use buildings in a large campus. For a site this large, it would be nice to see a better attempt at creating something more unified. The only thing I like about this scheme is the canal park.

[Jjs5056]

While the retail is built up to the sidewalk on Priest/Washington, if you look closely, you can see the sidewalk is separated from the buildings by grass; in other words, the retail will be built to the street, but the entrances will likely be fronting the interior parking lot, which is certainly not ideal steps away from a transit stop.

While mixed use may be pushing it in terms of how it has been used traditionally, I do think the fact that the plan has so many uses - especially residential - within the project is a great thing. The design is unforgivable, however, for such a great location that literally opens up to a transit stop. Retail should be opening up the street, and should be underneath residential units. Let's face it - a very small portion of the workers within this development will light rail to work; residents, on the other hand, are more likely to use to travel. That's not fact, of course, so please feel free to disagree on that.

Love the ater feature and hope that, if this comes to fruition, that the ater feature and residential are part of any first phase. As I mentioned, I know that a similar site plan is being proposed in Rio Salado and Priest, so it'll be interesting to see which, or neither, progresses.

There is a zoning sign up for the lakeside development on Rural and the 202 - anyone know what their first step is? That's one project I am really rooting for. I love the designs and they're actually proposing some HEIGHT! Anyone know which of the buildings would come first?

On the note of taller lakeside buildings, is the 17-story senior housing part of Southbank dead?

Loving Tempe these days - driving town 5th shows how transformed that part of downtown will be and I'm excited to see it grow farther as the lake efforts continue.

[Jsmscaleros]

I think we need only look at Hayden Ferry Lakeside to see how these multi-phase projects play out over time (or for a worse example, South Bank - which has turned into a massive development of roads, a few tree plantings, and giant holes in the ground).

Hayden Ferry's office development remains unfinished (the tower that would actually be closest to pedestrian activity on Mill/Rio is unbuilt), the retail component around the fountain and courtyards on the north side is empty, the hotel was never built, and two condo towers are still holes in the ground.

This pattern has repeated itself time and again all over the valley and we still don't change policies that enable developers to purchase and raze land they can't afford to actually build on.

This problem is essentially the same thing that was happening on Kickstarter - would-be product designers would show off fancy renderings of their project in order to get venture capital, then fail because they didn't actually have a working prototype.

Kickstarter responded by not allowing renderings in their product design category - you must now demonstrate a working prototype in order to start a fundraising campaign. We need to apply the same principle to our developers (especially those based out-of-state) that come to town with lofty, half-baked plans and no means to actually deliver their product.

Prove that you have the capital, resources, and strategy to do what you say you will, agree to be held accountable for failing, and only then can you bring out the bulldozers.

[Jjs5056]

http://www.tempe.gov/Modules/ShowDocument.aspx?documentid=12577

Some interesting information and renderings for The Lofts at Hayden Ferry. I like the fact that there will be pedestrian access on all four sides, including Rio Salado. Obviously, the lake is important, but I hate how HFL completely turns its back on Rio Salado.

Looks like they're still unclear whether they will sell the units or rent. Either way, perfect location and I am happy to bring more affluent non-ASU residents to downtown.

Did I already mention that the red zoning sign was up for Hayden Harbor? Very curious to know which buildings would be going in first. The latest version of the site plan was predominantly residential- wonder if that is still the case?

I would really like to see a luxury/boutique hotel on the lake at some point. HFL still seems to be the ideal location given the easy access to downtown and transit.

[Jjs5056]

Apparently the city is requiring 40' setbacks on all developments along Rio Salado in case of any future road widenings/transit. While I'd love to see the streetcar follow that route, I think it's a shame to have these setbacks in what could be a really nice, waterfront urban area- something truly unique in the Valley. The developments have turned out suburban enough in terms of height, being over parked, lacking street front retail and so on.. At least let them build up the street.

[Arquitect]

Originally Posted by Jjs5056

http://www.tempe.gov/Modules/ShowDocument.aspx?documentid=12577

Some interesting information and renderings for The Lofts at Hayden Ferry. I like the fact that there will be pedestrian access on all four sides, including Rio Salado. Obviously, the lake is important, but I hate how HFL completely turns its back on Rio Salado.

Looks like they're still unclear whether they will sell the units or rent. Either way, perfect location and I am happy to bring more affluent non-ASU residents to downtown.

Did I already mention that the red zoning sign was up for Hayden Harbor? Very curious to know which buildings would be going in first. The latest version of the site plan was predominantly residential- wonder if that is still the case?

I would really like to see a luxury/boutique hotel on the lake at some point. HFL still seems to be the ideal location given the easy access to downtown and transit.

i agree, hayden ferry is the best spot for a luxury hotel. But with the original proposal falling apart, i think we will probably see a luxury hotel in ASUs Rio Salado ecoDistrict first.