Tempe Development Thread

[Jjs5056]

Originally Posted by PHXFlyer11

Good to see this project moving forward. It is definitely one of the best on the drawing board.

Any progress yet on USAplace?

I have looked at the agendas for the next two DRC meetings and still no plans have been submitted for Ash/University apartment tower w/grocery store that was announced a month or so ago. Hopefully we see something soon. And hopefully it is 18+ stories.

Yes, the Lemon/Terrace apartments are a win for the community, in spite of being student housing. That particular area is filled with somewhat seedy apartments that have essentially morphed into dorms, frat houses, etc. so I don't think forcing a luxury product into the market would be appropriate. With it being student housing, we know that it'll fill up quickly and should press the other rentals in the area to make modifications to keep up. Improved landscaping for both streets is a great benefit, as well.

And, yet another developer who understands the benefits of mixed use products, and understands how to incorporate the two together. There won't be retail at the ground level of the entire building; only at key points where there is access and visibility. The remainder of the ground level will still be permeable, however, through large glass windows and even some 'classroom' space, I believe - intended for either galleries or working rooms.

For USA Place, I think most are thinking they'll start moving full steam once the semester ends. As long as USA Basketball hasn't pulled out, there isn't anything to worry about, but I can't wait to see a 14-story building there!

Ash/University: Isn't it a bit soon to be expecting plans for that site? I think they mentioned 21 stories, and while we've lost a good project at this site before, I have to think that this is a slam dunk, also. Just the perfect product at the perfect site.

Is Hub Phase II making progress?

The 1 project I'm thinking is DOA is The Lofts at Hayden Ferry - has anyone seen or heard otherwise? Would've been great to have a continuous strip of development on the south shore, and to also have quality rentals next door for State Farm employees.

[PHXFlyer11]

Originally Posted by Jjs5056

Yes, the Lemon/Terrace apartments are a win for the community, in spite of being student housing. That particular area is filled with somewhat seedy apartments that have essentially morphed into dorms, frat houses, etc. so I don't think forcing a luxury product into the market would be appropriate. With it being student housing, we know that it'll fill up quickly and should press the other rentals in the area to make modifications to keep up. Improved landscaping for both streets is a great benefit, as well.

And, yet another developer who understands the benefits of mixed use products, and understands how to incorporate the two together. There won't be retail at the ground level of the entire building; only at key points where there is access and visibility. The remainder of the ground level will still be permeable, however, through large glass windows and even some 'classroom' space, I believe - intended for either galleries or working rooms.

For USA Place, I think most are thinking they'll start moving full steam once the semester ends. As long as USA Basketball hasn't pulled out, there isn't anything to worry about, but I can't wait to see a 14-story building there!

Ash/University: Isn't it a bit soon to be expecting plans for that site? I think they mentioned 21 stories, and while we've lost a good project at this site before, I have to think that this is a slam dunk, also. Just the perfect product at the perfect site.

Is Hub Phase II making progress?

The 1 project I'm thinking is DOA is The Lofts at Hayden Ferry - has anyone seen or heard otherwise? Would've been great to have a continuous strip of development on the south shore, and to also have quality rentals next door for State Farm employees.

I think you may be right. No progress on The Lofts at Hayden Ferry. In my mind it was a sub-par development for that piece of land anyways. I just hope that they sell the land to a legit developer rather than sit on it. More condo towers would be awesome on that site. I'm sure they could sell a few dozen to the State Farm workers.

[Spitfiredude]

University House phase 2 began construction about 2-3 weeks ago.

Hanover project just poured concrete for the first level last night and is starting to go at a substantial pace. Expect to see a tower crane on site by May.

I believe State Farm is on floor 6 on their first 10 story building. The 18 story building next do, and biggest building on the project (I believe) is starting to increase above ground height.

No construction activity on the Culinary Dropout (thanks to whoever clarified that location for me by the way). They destroyed the south end of the warehouse, and it has sat untouched the last 2 weeks.

My friend had an idea that the Hayden Flour Mill would be the perfect location for Four Peaks Brewery. Any thoughts on that? I think that would be a slam dunk if they did do it. Only for the fact of location, size, the history of both the Mill and Brewery, etc.

[ASUSunDevil]

Originally Posted by Spitfiredude

My friend had an idea that the Hayden Flour Mill would be the perfect location for Four Peaks Brewery. Any thoughts on that? I think that would be a slam dunk if they did do it. Only for the fact of location, size, the history of both the Mill and Brewery, etc.

That would be awesome. The fact that they haven't expanded into Arcadia, Midtown or Downtown blows my mind. They are missing out on huge $.

[Jjs5056]

Originally Posted by PHXFlyer11

I think you may be right. No progress on The Lofts at Hayden Ferry. In my mind it was a sub-par development for that piece of land anyways. I just hope that they sell the land to a legit developer rather than sit on it. More condo towers would be awesome on that site. I'm sure they could sell a few dozen to the State Farm workers.

I don't disagree. It was one of the first "comeback" projects for Tempe, and I was more hesitant then than I am now. Knowing what is in the pipeline (or has even begun) makes me think a luxury, well-designed project - which it was - would be fine regardless of being a few stories too short. I think it's more important to get inventory in that area than let a developer sit on it for years only to build something at maybe 5 stories.

We'll see, I suppose.

[exit2lef]

Originally Posted by ASUSunDevil

That would be awesome. The fact that they haven't expanded into Arcadia, Midtown or Downtown blows my mind. They are missing out on huge $.

Due to the current wording of Arizona law, Four Peaks can't add restaurants without jeopardizing growth of its beer business. In fact, it may have to close some existing restaurants if a bill to change the law doesn't pass:

http://www.azcentral.com/story/money/bus...istilleries-increase-production/7441947/

[azsunsurfer]

Lofts @ Hayden Ferry is a done deal...construction starts in June.

[Spitfiredude]

^ Sources..?

Jesus, just let these companies expand. If Four Peaks expanded to outside state lines, it would bring more money into the state. Can you imagine if that brewery actually became a regional powerhouse. I could only imagine the amount of jobs and revenue it could bring the state. Ahhhh the Arizona legislature sometimes.

[PHXFlyer11]

Good news all - I was on Mill for lunch and it looks like Hayden Ferry III has started. Two big tractors were on the site moving dirt today!

[Jjs5056]

Originally Posted by PHXFlyer11

Good news all - I was on Mill for lunch and it looks like Hayden Ferry III has started. Two big tractors were on the site moving dirt today!

LOL, until I see a frame go up, I won't believe it. This has got to be a record for the number of "dirt moving" groundbreakings for one project.

Thanks for the update, though. I've come to hate HFL (shocker, I know), so I'm not too excited about it, but I guess it'll fill in some space, even though its site really doesn't look all that bad, as is, IMO. It's the lack of retail along the garage drawing people into the project that is the main problem, but of course, they chopped that retail annex off to save money, so this building won't do anything to connect Mill to the lake. Still wish they kept the redesigned building with the ball-drop feature; that was a great addition, something new and iconic for Mill, and addressed the intersection perfectly.

As for the Hayden Lofts, theoretically, could a developer now revise their plans given the change in the surrounding demographics and built environment that hadn't been on the radar when the initial plans were drawn up? I know they won't... just curious how that works. I do wonder if this will sway them toward selling them instead of renting, though.

[MegaBass]

Per Sun Devil Football on Twitter:

Let the #Momentum begin! The heavy equipment has arrived

SDS north upper deck demo.

[PHXFlyer11]

Originally Posted by Jjs5056

LOL, until I see a frame go up, I won't believe it. This has got to be a record for the number of "dirt moving" groundbreakings for one project.

Thanks for the update, though. I've come to hate HFL (shocker, I know), so I'm not too excited about it, but I guess it'll fill in some space, even though its site really doesn't look all that bad, as is, IMO. It's the lack of retail along the garage drawing people into the project that is the main problem, but of course, they chopped that retail annex off to save money, so this building won't do anything to connect Mill to the lake. Still wish they kept the redesigned building with the ball-drop feature; that was a great addition, something new and iconic for Mill, and addressed the intersection perfectly.

Well, you'll see soon enough! It was not small equipment, it looked like excavation was going on.

It's not ideal, but they are beautiful building and the density there is pretty cool. Is there no retail at all planned for the third building? If so, that is a shame since it is right on the corner. Even if it's just a coffee shop or small sandwich place.

[Spitfiredude]

^they still show retail in their renderings on this website.... but not sure

haydenferry3.com

[Spitfiredude]

[Jjs5056]

Yes, what's shown there was what I was referring to when I mentioned the retail being axed; it hasn't been shown in any of the renderings that have been released since talk of the 3rd tower began again in 2011, nor has any article or quote made reference to any additional construction to be done aside from the office building itself.

I know I'm negative and picky, but that small retail addition could've turned this project from a suburban office park to an admirable attempt at the first lake-front property plan. It's the only piece that could've connected the development to downtown Tempe. Instead, we'll get the side of a lobby, a garage, a dirt lot, and backsides of condos.

Are the buildings pretty? Sure- though thank god for Marina Heights taking over, because seeing this scheme repeated until Rural would've been nauseating. But, density means nothing if it's contained within the confines of an office park. If the employees and residents of HFL never leave the development OR leave only by car, the density is essentially 0. That's why I have criticized HFL and now Marina Heights (based on comments that the retail is "solely there to serve employees") - if the employees stay on-site, and the developments aren't designed in a way that engages the street and pedestrians to make use of its amenities, what's the point? The only benefit would be the # of employees who decide to live in downtown Tempe, which has very little inventory at the moment, and I can't imagine everyone wanting to spend big bucks to live in the cheap-faux brick crap that is Hanover.

It's the same problem with downtown Phoenix. We keep creating these self-contained islands; I suppose they're sustainable. But, they lack any sense of a true, inter-connected city and community. Students should be eating lunch next to lawyers; biomedical employees should be living across the hall from a marketing professionals; etc, etc. No ASU building should have been allowed to be built without including space for public use - open space, retail, community center, gallery, office space, etc.

For Tempe's lake, it's trickier... because, technically, they've tried to ensure mixed use products are being built. I just think they could have anticipated this "campus"-like effect and therefore tailor design requirements to have primary entries on Rio, and secondary entries on the lake. Maybe then, the retail lining the shores would seem more of a public asset than a private privilege.

Last rant: I think some of this could be helped if the roads built into these master-planned developments were actual city roads. The most urban blocks are ones that are built within small-block grids, so these winding suburban "drives" into the projects are uninviting and set the tone for a more suburban feel.

//stop-complaining

[Jjs5056]

Dang, they really gutted that warehouse. At least it's being replaced with plenty of open space/patio.

Hanover is quite possibly the project I've been most "upset" (relative to being upset over buildings) over. Scared to see the finished product with the plastic brick; I wonder if the 6th level of the garage will be visible over the 5-story apartments? How trashy if so.

[Spitfiredude]

^ The garage is suppose to have a brick facade.

At least brick is being used instead of stucco like Hayden Condos. It will blend with Mill.

[Spitfiredude]

State Farm:








SDS Demoliton Crane Pieces...of course Hunt is the GC









HFL 3...Sitework has progressed. There is another excavator that is not in view around the building:

[Jjs5056]

Originally Posted by Spitfiredude

^ The garage is suppose to have a brick facade.

At least brick is being used instead of stucco like Hayden Condos. It will blend with Mill.

That's what I thought, too, until I went to their site. They've used this identical design several other times, and in real photos, the "brick" looks as cheap as wallpaper. Obviously, I wasn't expecting real brick, but most veneers at least give a somewhat high-end finish. Not this material. Their site doesn't allow direct linking to a specific portfolio example, so I'll try to upload a photo as reference.

[DevilsRider]

Relatively minor, but there's some higher-density single-family development taking over a small lot in Tempe (NE of Weber/Scottsdale). Not a great location or particularly "urban", but it's 38 homes replacing a single home and two sheds, so that's good. Comparable built-out spaces in that neighborhood contain about half as many houses, or fewer. It is right next to a school (literally across the street), the greenbelt to Tempe or Scottsdale, and the Orbit Earth bus, so it could be worse, though I would personally prefer something south of the lake.

http://thenewporttempe.com/our-homes/site-plan

Slightly related...I would love to see the junkyards and used car dealerships south of Curry get sold off and cleaned up one day, so that the land there could be converted to additional housing. I'm pretty sure it's mostly (if not all) county islands, but it's very out of place and out of character with Tempe. Especially the properties lining the greenbelt/Miller.