Quote:
Originally Posted by Spitfiredude
There are banners at the old Canteen that state it will become El Hefe.
The development on the Hanover project has been SUPER slow. Its no wonder it will take nearly 2 years. They are barely doing off site utility and after 3 weeks, the only work they've done on the parking lot is moving the light poles and parking barriers. I won't expect a tower crane until next spring.
The locations of M7 and University will be the last sites to develop in the downtown Tempe area (imo). I feel as though South Bank has a higher chance to develop than these sites. Why? They are off set from everything. They are the spots that separate ASU and downtown Tempe. The problem is if you're going to ASU, you will be parking at this lot or more likely to the East of this lot. If you're going to Mill Ave, you will likely park on the West side of Mill or to the North. The walk between ASU and Mill is broad, so this area lacks great interest. I remember living in the dorms, it was rare to see people walk to Mill and we would make fun of people who had a class at Brickyard because of the distance. On the bright side, as development encroaches this area, it becomes more attractive for development itself. The Hub, USA Place, and College Ave Commons are helping its cause. There are just far too many prime sites that can currently undergo development that these sites will be further down the line. I do hate the sea of asphalt though. I agree that an ARTS program would help.
Speaking of the College Avenue Commons, I so far do not like the designs. ASU can be notorious sometimes for not being consistent in building styles and this building looks strangely off thusfar. Obviously its more than a couple months off from being completed (the exterior), but I just hope to see some brick in the project. Not really sure if I do see some so far.
|
Thanks, I knew I saw signs for El Hefe previously, but today it definitely said "public house on 6th." It must've been promoting the business down the street, but it just confused me a bit, especially since it seems the El Hefe renovation has taken quite a while.
I totally agree about ASU's designs. I haven't liked anything of their recent structures aside from Walter Cronkite, and the sciences building near Tyler/Rural. Their other efforts have tried way too hard to be modern, and I find the angles and mix-match of materials distracting. Their ground level spaces are also missed opportunities most of the time. However, given that they are throwing down a building of similar mass and height in the middle of downtown Phoenix for the law school, I will certainly take College Ave Commons, which is an appropriate height for the area and will be incorporating uses on the ground level that are open to the community, allowing College Ave to integrate into downtown, rather than become an extension of campus which could've easily happened with the Lumina condos turning into the Hub student housing. They've also left plenty of space for future development, which I imagine will be denser/higher once the time comes. Unfortunately, no brick from what I saw in the renderings - the facade looks like a brown veneer that, like most ASU buildings, will end up looking dated. But, for a 1/2 lot in a dead zone of downtown Tempe, the building is a net positive with the height and uses (orientation, market, bookstore, restaurant, class, office) that will draw an incredible amount of foot traffic to what was once wasteland.
I almost agree about University Square, if I ignore the potential of USA Place to bring an insane amount of action and uses just steps away. Ultimately, the best use would be to divide the land up as I can't see a mega-project being viable there ever again. A Foundation-sized office structure, 10-12 story student housing with retail connecting would probably be the most intensive use of the land that would work - I can't imagine it ben developed without some sort of ASU presence. USA Place and Marriott took the hotel option away (I think downtown could support 1 or 2 more hotels, but on the boutique end and on Mill or the lake, not University) and the abandonment of owner-occupied housing for student living in the area makes condos very unlikely. In reality, the street-facing retail that was there would probably be a good addition to the area once USA Place is done in connecting campus, USA Place and Mill. Sigh.
I do disagree about M7, though. If the land was available at an affordable price and divided into the original plots, I think it would be one of the most prime lots around. Even without the huge anchor to the south that USA Place will be, the part of Mill from University to 6th has made a huge comeback recently, and once AMC and hopefully Zipps opens, there will be very few vacancies. There is a gap, but College is filling in, and an M7 structure would help connect that gap further. ASU proper may be a bit far of a walk (though there is Orbitz and the upcoming streetcar that will connect to light rail), but I don't see a project there catering toward underclassmen. Of course, any residential will attract students, but look at W6- certainly not walkable to ASU. The Centerpoint part of Mill is definitely the more "young professional" piece, so I think a Hub-sized apartment structure aimed at that demo would be perfect, bringing additional permanent residents to a current dead zone. I'd love to see it over a grocery store or LA Fitness, and it would be cool if M7 and Uni Square converged as they were meant to with some big box-type shopping on the ground level: gym, H&M, Target, etc. I know that's unrealistic.
Back to reality... I'll mimic your conclusion to my previous conclusion: ARTS, please.
Prev
Linear Mode
