Tempe Development Thread

[Arquitect]

Originally Posted by ASUSunDevil

Where would another Hub tower to the south go? I don't see much room...

Great news on all those other developments:

-The streetcar route finally makes sense.

-Love that the movie theatre is coming back.

-Happy to hear about Whole Foods but would definitely prefer a Trader Joe's underneath a residential building on the vacant lot at Ash and University.

-Really wish State Farm would develop on the lots Northeast of Rural and Rio Salado. It's already been excavated and it wouldn't do away with Lot 59. It will also be bizarre to have a giant corporate complex directly next to a college football stadium...

As Spitfire mentioned, the second phase has always been part of the plan. And its height is also set. It will be the same height as the other portion, 19 stories. The phases will be built in what is currently the drop off area for the construction site. So directly east of their parking garage facing the ASU pool. The footprint will be a bit tricky since there isn't much room.

A theater is really awesome! I really miss the days of having Harkins there. It was such a great location. You could easily grab dinner, watch a movie, go get a couple drinks, all without ever driving. It is going to be a fantastic addition to the area.

[TempeSilverFox]

Originally Posted by Spitfiredude

Anyway, I'm still wanting to know what the construction work at Centerpoint on the NW corner of 7th st & Mill is? Someone mentioned the ASU logos on the building, but those have been there for months and are not on the building that I am talking about. I am talking about the one directly NW of 7th & Mill and is one story. I remember someone saying ASU bought more space, but is this included or is it another development?

The NW corner of 7th and Mill is where Zipps and Pita Pit are going. That is the one story location that I am pretty sure you are talking about- where Unos and then Kanpai Sushi used to be located- across 7th Street from Mellow Mushroom.

[exit2lef]

Originally Posted by Spitfiredude

As for the theater, I hope Harkins will come back and not an AMC. I can't stand AMC & Harkins is a very quality brand.

...except that Harkins has continued to chase the sprawl, abandoning in-town locations (e.g. CenterPoint) in favor of the latest suburban developments (e.g. Tempe Marketplace). AMC, on the other hand, has invested in central locations such as the Esplanade and Arizona Center. There may be other reasons to prefer Harkins, but for enriching the urban fabric, I give the KC-based national chain more credit than the beloved local company.

[Arquitect]

I also find it interesting that the "State Farm" complex would extend all the way to Rural, taking into consideration that 3/4 of that land is ASU's. This area is part of ASU's Rio Salado Eco District, so it makes me wonder if this is the first major tenant for the project. If so, this is a huge win for ASU. It would not only bring in a major company with instant brand recognition, but would also be a huge source for jobs and hence revenue for the remodeling of the stadia. Also, it would be a great magnet for residents for the residential aspect of the district.

Taking into consideration that ASU will be placing strict sustainability and design requirements on the project, it would probably end up being a really cool walkable campus.

[Spitfiredude]

Originally Posted by TempeSilverFox

The NW corner of 7th and Mill is where Zipps and Pita Pit are going. That is the one story location that I am pretty sure you are talking about- where Unos and then Kanpai Sushi used to be located- across 7th Street from Mellow Mushroom.

Yes it is. I just asked a construction worker down there he said Pita Pit and a sports bar. Idk if Zipps is a sports bar? Is this a result of the theater? I really think the DTC/Mill Ave District are doing a great job of making Mill Ave thrive with activity. I'm really excited about the theater Its going to really boost the economy of the area. ASU students, local residents, plus all the increased residents in the district.

As for Harkins, I prefer it for three reasons: its local, AMC is overpriced, no other company has the rocker seats. I'm not going to complain no matter what it is, as long as they get rid of the Madcap.

[TAZ4ate0]

Originally Posted by TempeSilverFox

The NW corner of 7th and Mill is where Zipps and Pita Pit are going. That is the one story location that I am pretty sure you are talking about- where Unos and then Kanpai Sushi used to be located- across 7th Street from Mellow Mushroom.

That NW corner sure has been a hard sell to keep establishments in business there in recent years. Probably due to the decreased level of foot traffic in the immediate area ever since Harkins moved over to Tempe Marketplace. It's good news though to hear that a movie theater is replacing MADCAP. I never did like that place.

Thanks for the great projects update SilverFox.

Oh, and guys, my bet that the new theater will be an AMC or something else. Harkins isn't likey to have two cinema complexes so close together, and they definitely won't be abandoning Marketplace anytime soon.

[Arquitect]

News on the hotel/conference center project for Mill and University:

Five hospitality developers are on the Phase I short list for the ASU-Tempe convention center hotel at Mill and University avenues. The project calls for a minimum of 300 rooms and 30K SF of conference and meeting rooms.
“We’re reviewing the proposals closely now,” says ASU director of real estate, Neil Calfee.
The project, which is located on university-owned land, most likely will be owned by ASU and leased to the successful development team. “We’re open to any number of options,” Calfee explains.
Mortenson Construction’s Phoenix office; Mesaba Capital Development, Woodbury, Minn., in partnership with Hensel Phelps Construction Co.’s development wing, Greeley, Colo.; O’Reilly Hospitality Management LLC, Springfield, Mo.; Pomeroy Lodging LP, Grand Prairie, Alberta, Canada; and USAPlace, LLC; are the five short-listed firms.

The article also has a short update on the EdoDistrict and State Farm:

The convention hotel is the second of two major ASU-private projects on the Tempe campus. The Phase I short-list for the ASU Athletic Facilities District master developer is currently under review—but the speed of the process has stalled. Lakefront ASU property in a non-specified location north of Sun Devil Stadium is proposed to be sold to State Farm Insurance for its new Tempe campus.


Source:http://azbex.com/asu-tempe-conference-center-narrows-short-list-to-five-developers/

[Arquitect]

Also, news on the development at Rio Salado and Priest:

The first Liberty Center building, a 100K SF spec back-office, is scheduled for a fourth quarter groundbreaking. At Rio Salado Pkwy. and Priest Dr., the two-story structure is part of the 100 acre property acquired from the city of Tempe by Liberty Property Trust.
The Malvern, Penn., developer was selected by the city following an open RFP process in January. Liberty is to build 800K SF on two parcels of roughly 80 and 20 acres straddling Priest Dr. The 80-acre parcel will be the first to see development coming out of the ground.


Source:http://azbex.com/liberty-center-plans-100k-sf-rio-salado-office-for-fourth-quarter-start/

We knew it wouldn't be a very dense project, but I am quite disappointed to see that it will only be 2 stories. I was hoping for at least 3 or 4. I hope the other 2 project mentioned in the article offer a much more interesting and dense design.

[Spitfiredude]

Originally Posted by Arquitect

News on the hotel/conference center project for Mill and University:

Five hospitality developers are on the Phase I short list for the ASU-Tempe convention center hotel at Mill and University avenues. The project calls for a minimum of 300 rooms and 30K SF of conference and meeting rooms.
“We’re reviewing the proposals closely now,” says ASU director of real estate, Neil Calfee.
The project, which is located on university-owned land, most likely will be owned by ASU and leased to the successful development team. “We’re open to any number of options,” Calfee explains.
Mortenson Construction’s Phoenix office; Mesaba Capital Development, Woodbury, Minn., in partnership with Hensel Phelps Construction Co.’s development wing, Greeley, Colo.; O’Reilly Hospitality Management LLC, Springfield, Mo.; Pomeroy Lodging LP, Grand Prairie, Alberta, Canada; and USAPlace, LLC; are the five short-listed firms.

The article also has a short update on the EdoDistrict and State Farm:

The convention hotel is the second of two major ASU-private projects on the Tempe campus. The Phase I short-list for the ASU Athletic Facilities District master developer is currently under review—but the speed of the process has stalled. Lakefront ASU property in a non-specified location north of Sun Devil Stadium is proposed to be sold to State Farm Insurance for its new Tempe campus.


Source:http://azbex.com/asu-tempe-conference-center-narrows-short-list-to-five-developers/

I love the Mesaba Capital/Phelps development hotel! That thing is gorgeous and will fit right in! Its all glass & a Marriott which would make three Marriott brands in Downtown Tempe. It looks to be 13-14 stories. Very nice


Is there any timeline for this development?

[Jjs5056]

So much great news- the theater, second Hub tower, Mill/Uni moving forward, better streetcar route...

But, Ash/Uni housing a one-story building and garage breaks my heart. Fry's is creating an urban grocery on Miller/Indian School; even a 2-story Whole Foods with parking on top would've been preferable. Why bother having the streetcar go down Ash? It is literally only garages and parking lots.

Is there any hope the garage will somehow be wrapped? Even a second floor of office space on top of the Whole Foods would've made me feel better. But, alas... Great that a grocer is coming. Bummed that it is at the expense of a site that could and should have been so much more.

[Jjs5056]

Originally Posted by Arquitect

Also, news on the development at Rio Salado and Priest:

The first Liberty Center building, a 100K SF spec back-office, is scheduled for a fourth quarter groundbreaking. At Rio Salado Pkwy. and Priest Dr., the two-story structure is part of the 100 acre property acquired from the city of Tempe by Liberty Property Trust.
The Malvern, Penn., developer was selected by the city following an open RFP process in January. Liberty is to build 800K SF on two parcels of roughly 80 and 20 acres straddling Priest Dr. The 80-acre parcel will be the first to see development coming out of the ground.


Source:http://azbex.com/liberty-center-plans-100k-sf-rio-salado-office-for-fourth-quarter-start/

We knew it wouldn't be a very dense project, but I am quite disappointed to see that it will only be 2 stories. I was hoping for at least 3 or 4. I hope the other 2 project mentioned in the article offer a much more interesting and dense design.

Yes, I have been bitching about this project so much because it really is awful. Unless things have changed, every building is 2 stories, the campus is VERY spread out and parking lots front both of the streets.

The design is also as generic as can be.

[TempeSilverFox]

Hey guys!
A couple of things I wanted to share:

- I spoke with a construction worker who was helping with the demolition of the old Islands Restaurant. He said that site is actually going to be another restaurant- and that he had heard Harkins was going to take back their old spot at Madcap! - Now I'm not sure HE really knows what's going on? But interesting anyways.
- I agree with Jjs5056 - I don't really understand the perceived advantage of having the street car loop around on Ash at this point- unless the planners didn't want two way traffic on Mill... That actually might be it come to think of it, I think Mill (north of University) was going to be north bound only. But Jjs5056- you bring up a good point- it's not exactly a thriving hotbed of activity.. HOWEVER... wait for it...
- I attended the Tempe 2040 meeting tonight (I'm a member of the committee) and there was a presentation given to us by several 4th year ASU Architecture students who presented their vision for the mostly vacant strip of land between Farmer and the train tracks - between University and First Street (Part of which is now occupied by Encore) Holy smokes their ideas are AWESOME!! I took pictures of their models and I'll show them below. Structures included homes for several ideas including: A new public library, a grocery store, a school, space for artists and musicians, an urban farm, an Amtrak station, a headquarters for Nike and several other functions. Check these out! A tad pie in the sky- but I love their originality and sensitivity to the heigh transition between Downtown Tempe and the Riverside-Sunset neighborhoods to its west.

If we had this kind of development and activity along Farmer- then the street car would suddenly make a lot more sense along Ash.

The structures below would be furthest south- along University- it would be the public library and something else- I forget what...








The building with all the circles is the school! I'm assuming each circle is a classroom?


Below is the grocery store- and I'm guessing residential or commercial above


Below is the urban farm!










Below is the proposed Amtrak Station- it would be the building furthest north- close to First Street and McCayos.

[TempeSilverFox]

Also wanted to post a couple odds and ends pictures I took this weekend around downtown.

Below is "CASA" - a new outdoor up and downstairs patio style restaurant/ bar that opened next to Hippy Gypsy. They do breakfast, lunch and dinner and drinks! This picture was taken on Saturday- and it's now open and seems busy!


The new Marriott - looks nearly done!




The Hub- Phase 1 - ugh- it's not very pretty at this point. Hopefully they will paint it a color that at least keeps it from sticking out TOO badly..

[PhxER]

ASU getting a mini Walmart

Big-box retail king Walmart is bringing a new small concept store to Arizona State University’s Tempe campus.

Wal-Mart Stores Inc. (NYSE: WMT) is opening the new smaller format store on Apache Boulevard just west of Rural Road in the southern part of Arizona State’s sprawling Tempe campus.

The new concept store is only 5,093 square feet and is the second “Walmart on Campus” store. The Bentonville, Ark.-based retail chain opened a similar store at the University of Arkansas-Fayetteville campus in 2011.

The ASU Walmart store will open in May and include a pharmacy, check-cashing and bill pay services, convenience foods and other merchandise that geared towards college students and ASU faculty, said Walmart communications director Delia Garcia.

The ASU store will be far smaller than Walmart Neighborhood Market stores, which are usually 40,000 square feet. Walmart Supercenters are usually more than 180,000 square feet.

Drug stores — such as Walgreens and CVS — tend to be between 13,000 and 15,000-square feet.

The Walmart campus store will have ten employees. It is located in the Vista del Sol shopping plaza just north of Apache Boulevard.

“Walmart on Campus is a small-format test store that allows us to bring our low prices to students in a convenient location,” said store manager Mario Espino.

The Vista del Sol development where the Walmart store is locating is owned by American Campus Communities (NYSE: ACC). The Austin, Texas-based company develops private apartments geared towards college students. It has properties adjacent to ASU as well as Northern Arizona University in Flagstaff and the University of Arizona in Tucson.

The store will not sell beer, wine or alcohol, Garcia said.

Source

[Arquitect]

Originally Posted by Jjs5056

Yes, I have been bitching about this project so much because it really is awful. Unless things have changed, every building is 2 stories, the campus is VERY spread out and parking lots front both of the streets.

The design is also as generic as can be.

Yeah, the design is being done by the same architects that did the Musical Instrument Museum. They have a great history of creating corporate looking stuff. Kinda sad, they get good projects because of their size, but never come up with something average. The only positive I see here is that it will create jobs close to downtown, and hopefully spur for more non-student housing.

[Arquitect]

Originally Posted by TempeSilverFox

Hey guys!
A couple of things I wanted to share:

- I spoke with a construction worker who was helping with the demolition of the old Islands Restaurant. He said that site is actually going to be another restaurant- and that he had heard Harkins was going to take back their old spot at Madcap! - Now I'm not sure HE really knows what's going on? But interesting anyways.
- I agree with Jjs5056 - I don't really understand the perceived advantage of having the street car loop around on Ash at this point- unless the planners didn't want two way traffic on Mill... That actually might be it come to think of it, I think Mill (north of University) was going to be north bound only. But Jjs5056- you bring up a good point- it's not exactly a thriving hotbed of activity.. HOWEVER... wait for it...
- I attended the Tempe 2040 meeting tonight (I'm a member of the committee) and there was a presentation given to us by several 4th year ASU Architecture students who presented their vision for the mostly vacant strip of land between Farmer and the train tracks - between University and First Street (Part of which is now occupied by Encore) Holy smokes their ideas are AWESOME!! I took pictures of their models and I'll show them below. Structures included homes for several ideas including: A new public library, a grocery store, a school, space for artists and musicians, an urban farm, an Amtrak station, a headquarters for Nike and several other functions. Check these out! A tad pie in the sky- but I love their originality and sensitivity to the heigh transition between Downtown Tempe and the Riverside-Sunset neighborhoods to its west.

If we had this kind of development and activity along Farmer- then the street car would suddenly make a lot more sense along Ash.

The parking garage is a big bummer, but unfortunately, Chase has a ton of power in that area, and very little imagination. There is so much more that can be done with parking garages. I wouldn't give up on Ash just yet though. The parking lots will eventually be filled, and once farmer is developed, it will make more sense to have the street car there.

As a former architecture student, I think the models were cool, but unfortunately don't expect too much to come out of this. Sometimes some ideas do permeate from the architecture studios to the real world, but for the most part, they tend to just stay as pies in the sky. Which is a shame, because looking at those projects, there isn't anything that would be impossible to make. I wish there was a stronger connection between university architecture programs and their communities.

[Jjs5056]

Originally Posted by Arquitect

The parking garage is a big bummer, but unfortunately, Chase has a ton of power in that area, and very little imagination. There is so much more that can be done with parking garages. I wouldn't give up on Ash just yet though. The parking lots will eventually be filled, and once farmer is developed, it will make more sense to have the street car there.

As a former architecture student, I think the models were cool, but unfortunately don't expect too much to come out of this. Sometimes some ideas do permeate from the architecture studios to the real world, but for the most part, they tend to just stay as pies in the sky. Which is a shame, because looking at those projects, there isn't anything that would be impossible to make. I wish there was a stronger connection between university architecture programs and their communities.

It's going to be really hard to see a 1-story Whole Foods butted against a multiple-story parking garage. Couldn't they have at least made the Grocery building equal in height with some uses on top?

Is there any chance greater than 0% that the garage itself will be wrapped in retail? Is there any way we can TRY to make this happen - letters, petitions...? Looking at old Mosaic renderings and realizing what we'll be getting is just so unfortunate.

Please tell me the Whole Foods will at least have street entrances?

[Arquitect]

Originally Posted by Jjs5056

It's going to be really hard to see a 1-story Whole Foods butted against a multiple-story parking garage. Couldn't they have at least made the Grocery building equal in height with some uses on top?

Is there any chance greater than 0% that the garage itself will be wrapped in retail? Is there any way we can TRY to make this happen - letters, petitions...? Looking at old Mosaic renderings and realizing what we'll be getting is just so unfortunate.

Please tell me the Whole Foods will at least have street entrances?

We can always try, there is no harm in writing well-composed letters to the property owner. But my guess is that our chances of getting something better from them is 5%. They already have 2 massive parking garages next to each other, and want a 3rd? It is pretty clear that they really have no bested interest in making this area better. Its a shame, being that Chase prides itself about giving back to the community so much.

Whole Foods will without a doubt have to have a street side entrance. It would be idiotic not to.

[TempeSilverFox]

Originally Posted by Arquitect

We can always try, there is no harm in writing well-composed letters to the property owner. But my guess is that our chances of getting something better from them is 5%. They already have 2 massive parking garages next to each other, and want a 3rd? It is pretty clear that they really have no bested interest in making this area better. Its a shame, being that Chase prides itself about giving back to the community so much.

Whole Foods will without a doubt have to have a street side entrance. It would be idiotic not to.

Chase does not own any of the property that it occupies in Downtown Tempe at this point. They sold the buildings (and parking garages) a few years ago at the top of the market and are now leasing them, so Chase doesn't really have any say as to what happens with that lot- other than to make the request for additional parking- though I 100% agree with all of you that what is being proposed now pales in comparison to the amazingness that would have been Mosaic!

I work for Chase- at the Tempe site and will say that we are hiring and expanding like crazy and parking is real issue for us. During the peak hours of operation both garages are totally full. Since I live in Riverside-Sunset just west of Downtown, I try to bike as often as possible, and Chase does provide a secure and shady area for bikers to park between the two buildings. The bank also actively promotes ride sharing and using public transit. That being said- many of our employees live in the far-flung suburbs of the valley, so driving is really their only option. It's a mixed blessing being such a major employment center!

Until the Phoenix area as a whole begins and expands its commuter rail network, we only have busses, the current Metro system and cars. So as several of you have discussed- a challenge in Downtown Tempe becomes: How do we balance the needs of commuters who work in Downtown Tempe and need to park their cars- with the walkable and mixed use environment that we all want to see? I do like the approach that the City of Tempe took with their garage near Tempe City Hall and the new Marriott! Retail lining the street! More of that would help enliven the area around Ash for sure and take away the dull and dreary landscape that the parking towers create.

[exit2lef]

Originally Posted by TempeSilverFox

I work for Chase- at the Tempe site and will say that we are hiring and expanding like crazy and parking is real issue for us. During the peak hours of operation both garages are totally full. Since I live in Riverside-Sunset just west of Downtown, I try to bike as often as possible, and Chase does provide a secure and shady area for bikers to park between the two buildings. The bank also actively promotes ride sharing and using public transit. That being said- many of our employees live in the far-flung suburbs of the valley, so driving is really their only option. It's a mixed blessing being such a major employment center!

...but how many of those employees from far-flung suburbs could split the difference by driving to a light rail park-and-ride such as the one at Price Freeway / Apache and taking the train from there? Doing so might not reduce total driving all that much, but it would displace some cars from where parking is limited to where it is abundant. When i ride my bike across University at Ash around 5 PM and see the lines of single occupant vehicles exiting the garages, I can't help but wonder if Chase is doing enough. Does it provide free Platinum Passes to its employees? Does it charge employees for the privilege of parking on site? My own employer does the former but not the latter, although I've suggested that you can't really claim to be a green company when most of your employees drive alone to work and the company induces them to do so with free on-site parking.