Tempe Development Thread

[Obadno]

Originally Posted by Jjs5056

Great! With Tempe, I never hold my breath with developments until the shovel is in the ground.. And, even then you get an HFL3 sometimes.

Drove around Tempe today. Some observations:


5. State Farm crane looks tall, but I'm a little sad at how far this first building is from HFL. I hope they at least landscape the connecting land, and I really hope the rest of the project doesn't run out of funding and leave such a gap.

As a state farm employee, State Farm is filing nearly all of the Marina Height space, something like 1.5 mil out of 2 mil square feet, and most of the rest of the space is restaurants facing the river for the employees.

It will get built, all of it. It is a regional headquarters, one of 5 that State Farm is making, the others are in Dallas, Atlanta, and Tacoma (+ Hq in Illinois) and they are all getting fancy new campuses like this.

Its a huge win for Tempe and the Phoenix area

[MegaBass]

Marina Heights (h/t Ronnie Laybold)

[Leo the Dog]

Originally Posted by Obadno

As a state farm employee, State Farm is filing nearly all of the Marina Height space, something like 1.5 mil out of 2 mil square feet, and most of the rest of the space is restaurants facing the river for the employees.

It will get built, all of it. It is a regional headquarters, one of 5 that State Farm is making, the others are in Dallas, Atlanta, and Tacoma (+ Hq in Illinois) and they are all getting fancy new campuses like this.

Its a huge win for Tempe and the Phoenix area

Maybe I should apply for a State Farm job and move back to Tempe!

[Obadno]

Originally Posted by Leo the Dog

Maybe I should apply for a State Farm job and move back to Tempe!

I like it so far! Pay is good, people are friendly!

I didnt plan on working in the insurance industry, I doubt anyon expectS to be when they're young!

[Jjs5056]

Didn't realize my comment over thinking Marina Heights was getting built in phases would be such a big deal. Thanks for the reassurance that it will all get built, and explaining the construction process for the project. There have just been so many stalled big-name projects in Tempe over the years... Makes it hard to not worrry. I still wish "phase 1" started a little further west, but no big deal.

"Resturants for employees along the river" is such a sad statement - not directed at you, but at the attitude toward all lakefront development. The restaurants and retail components should be for the community at large and integrated into the existing environment - in this case, connecting to both Rio Salado and the lake to allow visibility and access to all of the public. The lake is a community asset- the best community asset in the Valley- and development needs to respect that and build accordingly.

To the person asking about M7 - that is the empty lot south of the old Borders/new Stake n Shake. It was to house a large project called M7 with condos, a hotel, conference center, retail, etc. And, yes, the renderings are sad to look at.

[exit2lef]

Originally Posted by Jjs5056

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.

Robbie Fox's Public House was purchased by Julian Wright, who owns Canteen and various other Mill Avenue spots in association with various partners. At the same time that Canteen is being converted to El Hefe, Robbie Fox's is being rebranded.

[ciweiss]

Originally Posted by Jjs5056

"Resturants for employees along the river" is such a sad statement - not directed at you, but at the attitude toward all lakefront development. The restaurants and retail components should be for the community at large and integrated into the existing environment - in this case, connecting to both Rio Salado and the lake to allow visibility and access to all of the public. The lake is a community asset- the best community asset in the Valley- and development needs to respect that and build accordingly.

Actually in a way I would like a lake facing restaurant(s)/bar. I've sat at the bar at TCA (outside) many times drinking a beer watching the lake and people walking by and it is a fantastic view. I wish someone (like 4 Peaks) would build a lake facing European inspired Octoberfest type of restaurant/bar with good outdoor seating and some trees for shade. But I agree don't close it off like Hayden Ferry did.

[ciweiss]

Here you go. Just imagine Tempe Town lake lol

http://images.nationalgeographic.com/wpf...ld-smart-traveler-beer_35918_600x450.jpg

http://grapeableswinebar.com/wp-content/themes/grapeables/images/slider_1.jpg

[rocksteady]

Originally Posted by ciweiss

Actually in a way I would like a lake facing restaurant(s)/bar. I've sat at the bar at TCA (outside) many times drinking a beer watching the lake and people walking by and it is a fantastic view. I wish someone (like 4 Peaks) would build a lake facing European inspired Octoberfest type of restaurant/bar with good outdoor seating and some trees for shade. But I agree don't close it off like Hayden Ferry did.

Why the bar and restaurant industry haven't snapped up any available land for this type of thing is beyond me. That entire lake shore, both sides, should be lined with bars, restaurants, retail, and residences at this point. Certainly a waste if they don't take advantage of the one waterfront area in the valley. In due time I hope.

[MegaBass]

ASU Business-Finance photo of College Avenue Commons today.

[azsunsurfer]

Actually, I remember after the retail at HFL flopped, the former mayor had said the city made a collective decision to de-emphasize retail on the lake and rather leave that to Mill Ave and Tempe Marketplace. He had said that they would just focus on corporate and residential uses on the lake. I agree- a missed opportunity.

[Jjs5056]

Originally Posted by ciweiss

Actually in a way I would like a lake facing restaurant(s)/bar. I've sat at the bar at TCA (outside) many times drinking a beer watching the lake and people walking by and it is a fantastic view. I wish someone (like 4 Peaks) would build a lake facing European inspired Octoberfest type of restaurant/bar with good outdoor seating and some trees for shade. But I agree don't close it off like Hayden Ferry did.

Oh, I completely agree. I was taking issue with the fact that the restaurants were bring built "for the workers." Restaurants, bars, shops, etc. all along the lake would be fantastic, but they need to be accessible to the public. We are saying the same thing.

Unfortunately, the SouthBank developers have the same attitude about building amenities along the lake only for those who live or work in these master developments. When they proposed the 17-story senior project, it had a 2-story commercial building attached... They asked for a parking reduction because they estimated that 70% of the resturant's patrons would be the senior residents.

[phoenixwillrise]

Originally Posted by Jjs5056

Oh, I completely agree. I was taking issue with the fact that the restaurants were bring built "for the workers." Restaurants, bars, shops, etc. all along the lake would be fantastic, but they need to be accessible to the public. We are saying the same thing.

Unfortunately, the SouthBank developers have the same attitude about building amenities along the lake only for those who live or work in these master developments. When they proposed the 17-story senior project, it had a 2-story commercial building attached... They asked for a parking reduction because they estimated that 70% of the resturant's patrons would be the senior residents.

I don't know if I disagree with that mayor. With Mill and Tempe MarketPlace I think that is enough commercial. The exception I could see is restaurants and coffee shops down by the lake.

[Spitfiredude]

IMO For the lack of development, there is no need for restaurants and commercial along the lake (for now). As the State Farm facility gets built, you will see an increased demand. As a result, more restaurants and other services will be built. With the development of hotels, more residences, and office, the lake will transform and become more vibrant than it typically is, but I still don't think it will ever be as vibrant as Mill. I think if Tempe had another anchor for entertainment (besides ASU), it would help too (Cardinals stadium). If only that was approved, Tempe would be a lot more developed right now. It would just be nice to see some diversity for entertainment besides restaurants, night life, and ASU. On the bright side, I think USA Basketball will be this type of anchor. Maybe not as big as the Cardinals, but nearly. More retail would be nice as well. Also, I think the connection between the lake and Mill Ave will be more open if the street car route extends down Rio Salado (which I assume will happen in the first phase). That will open endless possibilities. How cool would it be to connect southern campus housing - USA Place - Mill Ave night life - downtown office and residences - hotels - Rio Salado development - SDS - South Bank - Tempe Marketplace - Cubs Stadium - Mesa Riverview. FREAKING SWEET! You could hit up so many things in one day. Shop, dine, entertain, live, work. Only time will tell unfortunately.

State Farm project is being worked on at night too. Just something to note. They could possibly be behind schedule?

[alexico]

Originally Posted by Jjs5056

Here is an article with a rendering. Very disappointing project for this piece of land, but now that there's officially no turning back, it is nice to see market rate, higher end rentals that will hopefully bring in more of the young professional demographic since the recent residential developments have been catering toward seniors and students.

http://azbex.com/hanover-plans-december-groundbreaking-for-tempe-apartments/

Timeline is 21 months, which seems pretty ridiculous, IMO given now quickly projects like Hub were completed.

I live at tower II of west 6th and I can see it being built from my window. they arent wasting anytime at all. drills and machines start at 6am. as fast the HUB went up - I bet this one moves quickly too.

I am curious what the rental prices will be. it is always interesting to see cost in tempe as their is a wide margin in rent in the area. it will be about the same as W6 I bet with each unit having more SQ Ft


I am shocked el hefe was being redone now in the fall and not in the summer. it seems they lost out on tons of revenue this fall. with ASU being a good team Mill was packed more than normal. Fall seems to the busiest time for Mill ave

Im not the developer those guys have done awesome so they must know what they are doing it just seems odd to miss out on Fall for revenue - I get doing a remodel/flip but Canteen did great and get some guaranteed revenue while you can in the fall months

[Jjs5056]

Lol, someone else said the complete opposite- that Hanover was moving at a snail's pace.

Agree about the strange timing of the 6th street construction... That block was booming a few months back with Canteen and Robbie Fox, and the opening of the new two-story bar on the east side... I don't think there was a single vanacy and it was probably the best street in all of downtown. Now, the west side is dead/vacant/under construction. =\

[MegaBass]

Originally Posted by alexico

I am shocked el hefe was being redone now in the fall and not in the summer. it seems they lost out on tons of revenue this fall. with ASU being a good team Mill was packed more than normal. Fall seems to the busiest time for Mill ave

Im not the developer those guys have done awesome so they must know what they are doing it just seems odd to miss out on Fall for revenue - I get doing a remodel/flip but Canteen did great and get some guaranteed revenue while you can in the fall months

Per College Times in August:

As for Canteen, locals can still enjoy their tasty offerings for a few more weeks. Wright says it will close at some point this fall at an unspecified date and will undergo several months of renovations before the big reopening, which he speculates could be around New Year’s Eve.

[alexico]

Originally Posted by MegaBass

Per College Times in August:

NYE open date? seems that wont happen. I walk by it daily living on 6th st

again the busiest time on Mill is from Aug 15th to about May 15th (get all the football/fall activities and back to school stuff) then grab the spring AZ ( out of towners ans spring ball )

again I am not in charge but close it down May 15th then do it the construction and try to get it ready by Aug 15th... why be closed during the peak revenue months is beyond me...

[MegaBass]

Cady/Orange PowerParasol at night (source)

[Spitfiredude]

Photos from Hanover site.