Quote:
Originally Posted by Obadno
^^^ Its 100% a dedicated buisness park for state farm, The retail (based on what I know) is like 4 restaurant pads that face the lake, im sure they will primarily cater to the employees. The central building is glass right to the ground floor, the other buildings have large parking podiums.
It's a dense project but it isnt some sort of new urbanist wet dream. Mill will be close enough to walk but Marina Heights is definatley not intigrated into the neighborhood, there isnt a lot to connect to in the immediate area anyway besides the lake.
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As I mentioned, I'm okay with these lakefront projects not incorporating retail that fronts both Rio Salado AND the lake; I have given up on that dream, since I realize the difficulties in trying to do so. However, a big "selling feature" of the Marina Heights was its interaction with the public through open spaces, plazas and restaurant/retail offerings. If indeed the final product turns out to be a "business park" with its retail dedicated to its employees, than I think Tempe has completely lost sight of why it created the lake in the first place and is making the same mistakes Phoenix did years ago.
The private developments along the lake should be built to respect their environment; in this case, allowing clear views of the Butte and SDS, and providing the necessary infrastructure to connect motorists, bicyclists and pedestrians to the lake. This is why I have so much respect for the developer who submitted plans for the small plot on the North side of the lake near the Marina. The retail was oriented to maximize visibility to the Marina's users, the design integrated with the Marina and path through the addition of food trucks and types of retail uses, the heights were carefully constructed around the power lines while still fitting in the most density possible, etc.
These projects should learn from each other's mistakes, because multiple HFLs will create Tempe's version of Hance Park - a hidden amenity and restaurants, etc. that aren't visible or attainable at the pedestrian level.
These projects shouldn't be "new urbanism" - they should just be urban. Mill/Rio Salado intersection is one of the busiest, urban intersections in this state. Having a natural amenity mere yards away should have inspired developers into developing creative solutions to serve as a transition between the two. The lake is the city's and belongs to its residents. That's true regardless of how many more buildings go up that make it harder and harder to access it from the south.
As far as "nothing in the area to integrate with," there is the largest University in the country just to the south of the development, a major roadway, and a natural resource that gets used by hundreds daily ('A' mountain). There might be parking lots now, but the 2020 plan calls for most of that to turned into developed properties or, open lawns for gathering before games and other events. Think of the thousands that will see Marina Heights during graduation or before a football game; I hope this design is welcoming to them, or else it has definitely missed the mark.
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