Tempe Development Thread

[DevilsRider]

http://www.bizjournals.com/phoenix/news/...lms-hotel-to-close-butset-for-major.html

Renovations to this hotel are LONG overdue...but I will miss the IHOP I went to for many a late-semester pancake study session...

[Jjs5056]

Those Cottages along Priest/University are a shame; the Vale and Merrion Square turned out beautiful urban developments, regardless of whether there is transit readily available. It's our major thoroughfare, and should have those 4-6 story apartments and live/work Townhomes running east from Priest. It doesn't do some of the unique neighborhoods nearby justice right now. And, even if the Cottages aren't bring built along Uni directly, I just hate even seeing proposals for the highly outdated village model.

Spitfire - I believe the "slum" was in reference to Hub, FYI.

As far as Apache, I understand both sides. The transition has been astounding, from Gammage to the 101. The problem, like much of Arizona development, is hoe segregated each project is from each other - by design, or by sheer distance. This has left several higher end new projects alone on a block of seedy low density junk. The result, of course, is that nobody's retail has been successful aside from 922 Place, which is directly adjacent to major residential projects, further proving my point. Then, within those gaps of newer development are a lot of empty, fenced in properties from the boom years. I wouldn't worry about them - even if market rate rentals never make their way to that corridor, if ASU goes bigger, student housing will always be a safe bet. The Grand will take up a lot of the vacant land, and is a really nice project in scale with the neighborhood with the right mix of uses and a unique design. Hopefully, that helps the blighted impression in that area. As for a second lot being worked on, can you provide more details? Is it a renovation or née construction? Could it simply be staging for The Grand? Or, perhaps the sorority tower mentioned months ago?

Finally,a little disappointed in the Palms update. First, for the memories, but mainly because I had said before that I thought downtown Tempe could absorb one more hotel, especially a unique, off-brand boutique hotel, and I was holding out hope that it would go on Mill/7th, at the Mill site, or old Le Meriden parcel. Oh well.

[azsunsurfer]

The Cottages is a great development. Tempe needs more infill projects like this....you can achieve a higher amount of density in a project liket his than a one 4 story building. Pick up a Jane Jacobs book sometime, it will do you wonders....

[DevilsRider]

Taking into consideration that I *NEVER* want to see something like this written about Tempe, particularly north of the 60...

its like a slice of suburbia on Lindon Lane near Priest Drive and University Avenue

It's not surprising that this type of development is going in at this location. So far west of downtown, directly abutting low-density office space, with limited transit (yes, the Orbit Venus runs on Lindon and connects to downtown, but only the eastbound is on Lindon, you have to walk to Priest for the westbound; and the schedules for the 30 and the 56 aren't that good for anybody choosing to use transit)...

(Deep breath)

Given all that, while I don't think it's a "great" development, I think it's appropriate for its location, and it is increasing density. If this were being proposed east of Hardy, it'd be garbage that has no business so close to downtown. But where it is, it's...acceptable.

[Jjs5056]

I wasn't proposing a Vale-like project, just using it as an example of a pedestrian-friendly development in an area underserved by transit.

I'm not concerned about the density that will be created- if the residents can't walk or ride the light rail downtown, they're just as likely to visit downtown as they were before in whatever car-oriented dwelling they lived in previously. And, as with everything, density needs to be balanced out with other criteria that make a good project. For me, that includes unique architecture with a connection to the surrounding neighborhood.

This old-school model jut doesn't work for me. It's unimaginative and creates its own little island in the middle of whichever neighborhood it gets built in. It does everything it can to keep residents in and neighbors out. The amount of surface parking within these developments is also an issue for me. I just wish there was an updated suburban model for apartments, that's all. I don't know if you work for a developer/design firm/etc., and it's great if you really do think all of the projects you continue to cheerlead are beneficial to Tempe, but can you please quit with the insults each time I disagree?

[TempeSilverFox]

Hayden Ferry Lakeside III breaks ground!

Tempe Mayor Mark Mitchell and Tempe city council members joined developer Ryan Companies, architect DAVIS, owner Parkway Properties and other community leaders to celebrate the start of construction of Hayden Ferry Lakeside III (HFL III) on the corner of Mill Avenue and Rio Salado Parkway. HFL III, a planned class A, 265,000 square foot, 10-story office tower, is the last of three office towers owned by Parkway Properties at the Hayden Ferry Lakeside Development on Tempe Town Lake.

Hayden Ferry Lakeside was the first major development along Tempe Town Lake and precipitated other, more recent development such as Marina Heights, the new home of State Farm. Hayden Ferry Lakeside buildings I and II were completed in 2002 and 2007, respectively. As of January 1, 2014, both buildings are a combined 98% leased. Construction at HFL III has begun and leasing is well underway. The building is expected to be completed in September 2015.

“We are very excited to celebrate the start of construction on what will be the final office element of the Hayden Ferry Lakeside complex,” said Tempe Mayor Mark Mitchell. “The entire complex represents the many dreams that residents and city leaders had when Tempe Town Lake was first conceived and built. This is the type of well-designed, multi-use development we had envisioned and it will stand the test of time.”

“We are thrilled to begin construction of Hayden Ferry Lakeside III and are confident that it will be leased quickly. There are very few opportunities for users with large space requirements in downtown Tempe which is being recognized nationally as a progressive, urban and thriving city,” said Molly Carson, Vice President of Ryan Companies. “Our wonderful partnership with the city of Tempe and Parkway Properties will help us be successful.”

“We are grateful for our strong relationship with the city of Tempe and Ryan Companies and are proud to be a part of completing this important development for the city. Our existing one million square foot portfolio in Tempe has performed extremely well and Hayden Ferry III is an addition that meets the demands of today’s tenants,” commented Matt Mooney, Vice President and Phoenix Managing Director for Parkway Properties.

HFL III building design, led by DAVIS, will maintain the same boat-shaped, nautical theme as its sister towers. It will be upgraded with a clean and slightly more contemporary expression that compliments the neighboring buildings. Building finishes will incorporate the notable cobalt blue glass, aluminum panels and horizontal mullion expression of the window system. Balconies will provide an exceptional view and connection to Mill Avenue. The landscape and hardscape materials will be consistent with what has already been established previously with the metaphoric stream and blue paving, completing the design as originally conceived.

http://azbigmedia.com/featured/hayden-ferry-lakeside-iii-breaks-ground

[Spitfiredude]

^

HFL 3 groundbreaking is old news. This is the third time its been reported on this site. They've been working on the site for about 6 weeks now.



Oh & they have the first section for the tower crane at Univ House Phase 2 in place. Going directly east of the current building, right on the edge of Veterans Way

[RichTempe]

Anyone know what's going up at the Fountainhead Business Park off I-10 along the Broadway curve? There's construction going on along the freeway side and work being done on the Priest Rd. side. I know there was something on the thread a while back about new buildings going in, but didn't know if there were any renderings or specifics?

[Spitfiredude]

http://www.tempe.gov/Modules/ShowDocument.aspx?documentid=24481

Villas at Southbank (17 story tower on lake, 211'), is scheduled to begin work in the 4th Q of this year.

[DevilsRider]

Originally Posted by Spitfiredude

http://www.tempe.gov/Modules/ShowDocument.aspx?documentid=24481

Villas at Southbank (17 story tower on lake, 211'), is scheduled to begin work in the 4th Q of this year.

Thanks for sharing this update! But...I'll believe it when I see it

[Jjs5056]

Originally Posted by RichTempe

Anyone know what's going up at the Fountainhead Business Park off I-10 along the Broadway curve? There's construction going on along the freeway side and work being done on the Priest Rd. side. I know there was something on the thread a while back about new buildings going in, but didn't know if there were any renderings or specifics?

Hmm, Fountainhead has put through quite a few different proposals within the last year or so, so it's hard to tell, though I'll go through Tempe's site if I get the chance.

Unfortunately, I assume it is it is for the parking structure they're planning, but maybe they are are building the office tower in tandem with it? The other proposal they have is for apartments on Priest and Alameda. That's the oldest proposal, but I hope it does get built in time. Fountainhead may not be designed under what we consider best practices for urban design, but they're one of the few office parks that has been able to complete several of its parcels, and it has done so with some fairly nice open space. Adding residential would be a great milestone for Tempe as its premier suburban commercial area turns to a more sustainable live-work model.

I have always hated the fact that the Broadway curve has taller buildings than downtown will ever get it seems - I have to imagine Fountainhead new construction is pretty damn expensive, and at least you get the notoriety and amenities when on Mill. I always imagine the 2 tallest buildings on Ash/University in a larger mixed use development that included the phantom residential tower, with the garages moving underground. Neither Phoenix nor Tempe really have a nice layered look, with the tallest buildings in the core slowly lowering to midrise as they enter the neighborhoods. If a city weere built perfectly that way, it'd be too formal of course, but AZ cities are very linear and sporadic.

Tempe really isn't much better than downtown Phoenix when it comes to job sprawl - allowing high density growth along Price, Warner/10, and the Broadway Curve, while the lakeside development is technically beyond the downtown borders, as well. Just pointing that out, as I continually hope for an extended streetcar that one day extends to Fountainhead via Priest/Galvin Parkway.

[Leo the Dog]

When I see mid-rise development around the Broadway Curve or the 10/32nd St, I instantly think of Irvine, CA. Not a bad thing, but clusters of mid-rise districts adjacent to the freeway, aren't a bad use of land IMO of course.

[ASUSunDevil]

Originally Posted by Leo the Dog

When I see mid-rise development around the Broadway Curve or the 10/32nd St, I instantly think of Irvine, CA. Not a bad thing, but clusters of mid-rise districts adjacent to the freeway, aren't a bad use of land IMO of course.

Kind of funny that Angels Stadium is right there too, but I completely agree.

[exit2lef]

Originally Posted by ASUSunDevil

Kind of funny that Angels Stadium is right there too, but I completely agree.

I used to work on the top floor of one of the towers at Fountainhead. The view of Angels home games during Spring Training was a nice amenity. Unfortunately, none of the scoreboards were visible from across the freeway, so you really had to pay attention to the game if you wanted to know who was ahead at any time.

[Jjs5056]

Originally Posted by Leo the Dog

When I see mid-rise development around the Broadway Curve or the 10/32nd St, I instantly think of Irvine, CA. Not a bad thing, but clusters of mid-rise districts adjacent to the freeway, aren't a bad use of land IMO of course.

Does Irvine have a downtown core with a denser concentration of jobs, or is it mostly suburban office parks? I just see some of the companies that locate on the fringe of Tempe and think the city is missing out by not having that employment nearer to downtown. Much like Phoenix and the lack of PetSmart, Coldstone, etc. - they aren't premier companies, but a midrise district with GoDaddy (and the other "innovation, science, and tech" firms at the research park), Rio Salado College, Western International, and University of Phoenix presence would definitely be a catalyst for diversifying/filling out downtown's retail and residential scene. I don't know if the WIU building is for class space or just admin, but in this town, U of P jobs and the like are really one of the limited options for college graduates who want to stay in the area.

Keeping ASU grads downtown by adding to the employment options, adding a community college with an older demographic profile, and developing a midrise commercial district adjacent to downtown that wasn't lakeside (and, therefore, more affordable) could've solved quite a few of Tempe's missing links: graduate retention, mid-level employment, lack of diversity/people over 22, and would be a catalyst for urban residential options that cater toward families/workers (affordable), service retail in the core that's missing (libraries, grocery, home decor/hardware), and hopefully denser/higher development in downtown itself.

That's more of a "wish list" post - no city in the country prevents employment development from occurring throughout its limits. For Tempe, though, I just find it strange that it's satellite office parks have taller clusters of buildings than it's downtown. I just really see it as a lost opportunity, because there feels like there's an invisible barrier between the college/urban scene on Mill and the corporate/white-washed/stepford lake district. Maybe HFL3 will help by creating a physical connection, or Marina Heights since I think the SF jobs aren't as white collar as the KPMG/Microsoft/etc. at HFL (correct me if I'm wrong). Or, a Rio/Ash high rise, along with USA Place, directly downtown.

And, since I can't keep a post to even 3 paragraphs it seems, I'm not sure where such a midrise district would have developed anyway that provided the freeway visibility these companies desire, without intense land prices and within an area that would allow urban designed buildings.
1. Rio Salado (north and south), west of the bridges (freeway visibility/adjacent to downtown) with lower density spilling onto Farmer maybe, though the bridges are kind of a barrier to the walkable part of Tempe.
2. Greater intensity of development at Papago Park Center/the former Cardinals land/Lofts at Rio (freeway visibility + transit/amenities).
3. Lastly, if ASU were contained from overtaking most the prime land in the city, Rural-McClintock, Uni-Rio would be an option with freeway visibility and access to amenities/walkable on the west end.

Back to real news....

[CrestedSaguaro]

Originally Posted by RichTempe

Anyone know what's going up at the Fountainhead Business Park off I-10 along the Broadway curve? There's construction going on along the freeway side and work being done on the Priest Rd. side. I know there was something on the thread a while back about new buildings going in, but didn't know if there were any renderings or specifics?

I believe the Priest side is the apartment complex that was announced in January, the Residences at Fountainhead complex. Not sure what is on the curve, but I noticed that as well. Here's a link to the apartments...

http://www.tiltondevelopment.com/project-fountainhead

[DevilsRider]

University House Phase 2 has a crane up!

[PHXFlyer11]

Originally Posted by DevilsRider

University House Phase 2 has a crane up!

Nice! I imagine it'll be just a few weeks before we have a tower crane at HFL3 as well.

Any movement on USAplace? This is getting scary... They closed down the Chili's months ago and still no movement as of three weeks ago when I was down there last.

Hanover seemed to be building without a tower crane, which is kinda strange... Unless one has popped up recently.

[CrestedSaguaro]

Originally Posted by RichTempe

Anyone know what's going up at the Fountainhead Business Park off I-10 along the Broadway curve? There's construction going on along the freeway side and work being done on the Priest Rd. side. I know there was something on the thread a while back about new buildings going in, but didn't know if there were any renderings or specifics?

Dug into this a little further. The section next to I-10 is work on the parking garage. Apparently, there is a lane addition scheduled in the future and ADOT used public domain for the lane addition, forcing half of the current garage to be removed and the need for a level addition. I haven't heard of a lane addition in that section of I-10 until now. Anyone know more about that?

https://www.honestbuildings.com/project/...n-parking-garage-renovation-and-addition

[PhxER]

^^^^^^^^

There were studies to widen the 1-10 between US-60 and I-17 to 24 lanes (10 lanes and 2 HOV lanes in each direction). But they are from 2007.